Todd,
Thanks for the real life expectations of the area. I lived there for one year in '06 and was saddened to see some of what you are talking about. They have a beautiful Dragons baseball field and a few museums. Oakwood is very nice and even that car wash looks disgusting..I called and tried to contact the owner about selling, but did not receive a call back.
I think the right combination exterior service around Oakwood could support a business as the cost of living is so much lower than where I am, but in this economy, regulars might stay in the garage so to speak.
I'll be there before summer ends this year and look around. Hopefully, in 3-5 yrs. things pick up whether it be auto related industries or alternate energy source energy companies.
Rob