I am a private buyer acquiring laundromats, vending routes, car washes, and self-storage directly from owners. Flexible deal structures. No brokers. No pressure.
If you own a laundromat, vending route, car wash, or self-storage business and you’re ready to talk about what comes next, I’d like to have a straightforward conversation. No broker fees. No public listing. No pressure. Just a fair deal from a buyer who respects what it took to build what you have.
I am a former college athlete.
Midwest-raised.
I’m not a private equity firm.
I’m not a broker.
I’m one person operating with integrity,
looking to acquire one good business at a time.
Here’s what nobody tells you about selling a small business. The average owner-operated business sits on the market 6 to 12 months before finding a qualified buyer. Most listings never close. They expire, get relisted, or get quietly abandoned. A lump-sum cash-out creates a tax event and a new job managing money you didn’t plan to manage.
There is a better path. I know because I looked for it on the buyer’s side.
Retirement is one reason to sell. It’s not the only one.
Some owners are burned out after years of running everything themselves.
Some are ready to move on to something new. Some are dealing with a health
change, a relocation, or a partnership that no longer works. Some want liquidity
while the business is still performing well.
Whatever the reason, the goal is the same. A clean exit, a fair price, and a buyer
who will actually close.
You might be a fit if you own a stable or a business that can improve, and you’re open to a conversation. If you’d prefer to sell privately rather than list publicly. If you’re interested in a deal structure that doesn’t require a bank or a broker. If you want to know what your business is worth before you commit to anything.
You don’t have to be ready to sign anything. You just have to be willing to talk.
These are not glamorous businesses. That’s the point.
They run on recurring demand, low labor needs, and durable fundamentals.
Monthly income continues without operating the business.
Capital gains are spread over time through installment sale treatment
under IRS Form 6252, which can reduce your tax exposure in the early years.
Ask your CPA. You earn interest on the note, typically 6 to 8 percent,often
better than a CD or money market account.
You retain security through a UCC-1 lien on business assets.
And deals close faster because removing the bank removes
the most common reason deals fall apart.
Brokers tend to over-value a business just to get the listing. Then you sit on the market for a year and end up dropping the price.
I will give you a fair market valuation based on standard multiples for your industry. If it’s a number we both agree on, we move forward. If it’s not, we shake hands and walk away. There is no pressure to sell, and no broker taking a cut off the top.
A typical structure is 10-20% down at closing, with the remaining balance paid over a 3-7-year term. We use attorneys to prepare formal documents, just like for a standard loan.
If the business does well, you get paid. If the business fails, you take the business back and keep the money you’ve already received. It’s secured by the business.
Every acquisition I pursue is structured around one question:
Does this deal work for both sides?
I share my valuation logic. You’ll know exactly how I arrived at the number I’m offering and what assumptions I’m making. My offer holds after due diligence. If the business is what you say it is, I don’t renegotiate unless I find something material. I move at your pace. Need 90 days to get comfortable? We take 90 days. Ready in 30? I can do that too.
I’m honest when there’s no fit. If the gap between your price and mine can’t be bridged, I’ll say so early. Not after three months of your time.
Work directly with a qualified private buyer who acquires businesses in your category and has the capital to close. You sign a mutual NDA, share basic financials, and negotiate directly. A transaction attorney handles the paperwork. No broker required. No commission paid.
No. I work with owners selling for all kinds of reasons: burnout, relocation, a change in partnership, a health situation, or a desire for liquidity while the business is still performing well. The reason you’re selling matters less than whether the business is a good fit and the deal works for both sides.
No. I sign a mutual NDA before reviewing any financials. Your business is never marketed publicly without your explicit consent.
In almost every case, yes. Existing staff is part of what makes a stable business worth buying. I discuss staffing openly during due diligence, not as an afterthought at closing.
That’s the most common starting point. Most sellers I close with weren’t ready when we first talked. Knowing what your business is worth costs you nothing and puts you in a stronger position whenever you decide to move.
As a general benchmark, vending routes trade at around 2 to 2.5x seller’s discretionary earnings, laundromats at around 4 to 5x, car washes at around 4 to 5x, and self-storage at around 6 to 8x net operating income. I walk through valuation openly in every conversation.
From first conversation to closing, a typical direct acquisition takes 60 to 120 days. The process moves faster when sellers have 2 to 3 years of organized financials ready to share.
You’ve put real years into this business. The exit deserves the same level of care.
One conversation. No obligation. No broker fees. No pressure. Tell me about the business. Tell me what you’ve built. Tell me what a good outcome looks like for you. I’ll tell you honestly whether I think I’m the right buyer.
I am a former college athlete.
Midwest-raised.
I’m not a private equity firm.
I’m not a broker.
I’m one person operating with integrity,
looking to acquire one good business at a time.