Appliances in rentals

[Roy Gutierrez]

Hi,

I have 2 properties in Oak Park MI that I'm about to rent for May:

House 1: signing lease tomorrow, in the better part of this small city for $1,700/month (rents for a similar house go for $1,400 - $1,600), market would have been $1,500/month in my rookie estimation but I cut a deal with renter to put in new cabinets and granite in the kitchen and a 2 year contract, with that being said, I need to decide on the appliances, would you go with stainless steel refrigerator/range/dishwasher? flattop range (electric)? I already told them that I will also provide washer and dryer.

House 2: not in the best part of the city but in no way a bad area, it's in a service drive but centrally located, no basement, rents around the area for that type of house are from 800-1000, I threw out a feeler for $1,100 (which I would be VERY happy with since I've overspent big time on this house practically fully rehabbing it!) and got positive response even though the house is only 70% rehabbed. It seems for my limited knowledge that landlords are supplying washer and dryer, seems no AC would be ok, I think I would definitely need to provide refrigerator and range, not sure if I should include a washer and dryer, I can include and I do repairs, I can include it and put it in the contract that tenant is responsible for repairs or I can do a maintenance plan with the local electrical/gas company to cover the appliances (about $25/month) and I can cover that or I can gamble and make the renter pay for it.

Ideas/experiences?

Thanks!