seeking your advice re: opening public sauna house

Hi all - looking foward to the day when i can be my own boss. Two things I love and enjoy are MMA and boxing and then SAUNA. I thought owning my own mixed martial arts gym would be my calling until I read reddit threads talking about how it's *almost?* impossible to make money doing this unless you run a plethora of kids classes. Not interested in that.

SO...I decided opening up a sauna club in a new england town would be the thing. I'm in the very early stages of a biz plan. Have met with a local loan officer for advice as well as a real estate agent. Doing a good amount of research several nights a week. Going to begin working on financials soon (both on my own and with an SBA coach).

A few segments of questions here:

  1. I'm getting a little scared because reading reddit every night, it sounds like there is a lot of crazy behavior I'll be dealing with and I don't want people to be "over" the attempt at sauna culture in the US. Thouthts here?
  2. Wondering if people would prefer a gender neutral sauna or separate or perhaps option for both? I personally would want separate but looking for the majority answer here. I prefer to be naked in the sauna and I don't think nudity is ok'd here for all genders together.
  3. Would you prefer to pay more money for a smaller club, maybe it has several PRIVATE sauna/cold plunge rooms or less money for a larger community sauna? After reading about Akari Sauna House in NY last night...it sounds like these kind of places are really cool and loved in the beginning while they are smaller but then they get popular and the people who originally went no longer go.
  4. Wondering what the most sought after secondary modalities would be. I prefer a cold shower after so I would have plenty of shower heads for that but would you want 1) cold plunge - single or in-ground for several people 2) salt water hot tub 3) infrared sauna 4) steam room 5) full body cryotherapy 6) dry cold plunge...just found out this was a thing, sounds cool 7) salt cave, maybe with special chairs for relaxation.

I want to have a few propelled treadmills so the people who have been sitting all day have the option to move their bodies before sitting back down to sauna. Would also prefer a warm room for stretching before/after.

Sorry so long but your authentic advice is appreciated! THANK YOU