Lease/handling repair question?

[Cory Lucas]

Hey BP, curious how others handle their appliances?

I have 3 units total, started last March and have now had 2 refrigerator issues, costing me $730 total. First refrigerator broke down and was such a foreign brand no one would service it, so I just bought another used one for $175. Second one was used when I bought it as well to move into the 3rd unit I have when I finished the rehab on it and now 3 months later the control board went out and a fan, costing me $555

So my thoughts are, lesson learned, but what’s my solution to keep tenants happy yet not bankrupt myself on appliance repairs?

~Buy new when I need to replace and/or when I rehab a property

~Put something in my lease for repairs to appliances? First $100 is on the tenant or they’re able to use the appliances provided, but if they breakdown it’s up to them to fix or replace?

I do have a clause that says damage or neglect I’m not responsible, but nothing really speaking specifically to general wear and tear breakdowns like I had

Thank you in advance for feedback