You can charge higher rent (~$50/mth); the tenant pays some - or perhaps all - the operating costs (electricity/gas, water, DHW); and you can use residential machines (A high-efficienty front-load laundry can be found for $1000.00 or less).   

The total profit in between 2016 and 2019 is around 40k after electricity, water, tax and rehab. 

Watch inspection and you could call the numbers on furnace and water heater to see who installed them and ask them if there was any recent maintenance on them.. and if so did the owner do the bare minimums.

We like the idea of the SD S401k because we would not have to set up an LLC, nor would we have to pay a custodian to do the frankly no-brainer work of receiving deposits and cutting checks for a new water heater.

Water heater near the end of its life?

1.Replace The Toilets… all the Toilets, everytime2.Don’t use the seal that comes with the toilet, They’re junk, and toilet water may drip into your dining room.

If not you will have to have capex expenses to cover floors 10 year life span, appliances and hot water heater 12 year life span, bath and kitchen remodel 20 year life span, hvac 20 year life span.

Things like cracked window, not strapped water heater, missing smoke/fire alarms that the lender wanted rectified. 

I use cozy as well.

I think in your situation you could charge an extra fee for the use of the w/d to cover the water usage