orry, catfish.. now back to the thread. if i were you, i would seiously investigate the reasoning of th previous failed attempts. was it their food? the location? the staff? the building? the lease? all the above? first, i would contact the precious owners, and have a heart to heart with them, see if they can shed some light on the subject, then create a method of attack, to over-come these obstacles. "fix the leaks, before you go sailing", my friend
peace out!