All it needed was a deep clean and a fridge.

In three years I dealt with carpenter bees, Japanese knotweed, replacing an arbor, mulching, weeding, mold, mice, new insulation, a broken central air conditioning unit, a car accident in the front yard, more mulching, more snow removal, leaf removal, tree trimming, a shower leak, fridge repairs, landscaping services, etc. 

And to make it even more of a game, I put a picture of a house on the fridge with boxes with a number (counting down) that represented each 1,000 left I owed.  

I typically include the Fridge, DW, Stove, and above the stove Microwave.

Anything short of a fridge can be bought new in stainless for $400.

2) Don't want to lose good tenants over an $800 fridge (their rent is considerably higher).

They were even inside her refrigerator..and would spill out when you opened the fridge door!

Check the fridge and cabinets easiest way to tell.

I replaced all appliances, ceiling fan, new stove, fridge etc.

Edit: Where's the fridge?