I agree with you about the rooms and the breakfast. Pretty hard to enjoy Soi 13 though. It's basically worthless. It reminds me of the alleys that run behind row houses used for parking, deliveries, and garbage pick up. R13 is too far from Suk and too far (walking) from Soi 11. PP18 is a reasonable distance from Suk down a nice tree lined soi with some decent restaurants and good street food options.