No need for 3 phase, I will just be using it as office space and storage and a parking stall in the car wash. 3 phase here is a separate meter and a separate billing with a hefty monthly minimum that I don't need. By the time I'm ready to get rid of the place, it will be bulldozer/redevelopment time. Along with my adjacent parcel, I now have 7.5 acres with 800+ feet of frontage on a US highway in a growing outer ring suburb with utilities available. Someone will want that for something big in the future. I just hope I live long enuff for it to pay off!