@Kevin C.I read the "De Minimis Safe Harbor Election" allows you to expense everything that's $2500 and under for EACH rental property expense that would normally be depreciated.Refrigerators, oven ranges, washers, dryers etc are all each under $2500.

The first house was her dad's and was free and clear. 

Added a washer and dryer and then rented that one out with a higher rent then it was before!

Details and pictures below.Purchase Price - 314k with 14k in sellers assist towards closing costDown Payment - 3.5% down ~ 11kLoan details - FHA 3.55% interest rate over 30 yearsMonthly PITI - $2059Unit DetailsUnit A - 1 Bedroom, 1.5 bath with washer/dryer. $650 at closing, leased at $1120 a month($1200+ after cosmetic rehab following next tenant turnover)Unit B - 1 Bedroom, 1.5 bath with washer/dryer Previously rented at $800, vacant at closing and currently occupied by yours truly.

To follow up on what @Guifre Mora said, here are the main things I would look at since it is a 3 unit and a quick breakdown for analyzing it.IncomeRental income  -Vacancy/Loss to lease (depends on area but 10% of income would be a good general figured to go with)Other income (if applicable, might have coin washers/dryers since it is near a college)Total IncomeExpensesProperty Management Fees (10% of income)Repairs and Maintenance (10-15% of income)Real Estate Taxes (can find on county's tax assessor's website)CapEX/Reserves (Can vary greatly based on condition of the property, roofs, HVAC, etc. 

I have a condo in Los Angeles also with relatively high HOA and I have noticed that hardly any additional expenses are required on my end, except fridge/washer dryer issues etc.  

He said the old property management owner (original founder passed away, it was her sister) sold the company under the staff's feet. 

Hey BP,I have a washer and dryer hook up in one of my units but the exhaust for the dryer would be difficult to put in.

Also, I sold my new washer/dryer set at a loss of almost $600 as the lease was for three years (when he signed the lease in 04/2019) and he also promised to leave his set at the end of the lease as he wanted to keep his set for their time.

If the circumstances were different and the quad was here in western Pennsylvania and needed that much work in the 60 upcoming days, I would be worried.