The SFH is right next to my work so I'm usually able to turn the house over during my lunch break, and I have enough sheets and towels that I can just replace with all new each time and wash on my own time.

Laundry is not in the basement, that's good.

I used nice colored towels until a very nice renter washed them together, now all my towels are whit except one for makeup. 

Using laminate (medium or high density) in kitchens, washrooms and laundry areas is always a risky undertaking.If the liquid is mopped-up promptly and you apply a dehumidifier and/or heat and ventilation you may be able to dry the laminate sufficiently that is does not cup or buckle.    

It would be a deduction from the rental but then you would have to report the income, so its a wash for taxes. 

If you sell without a 1031 it all goes into the wash that is your recognized gain.But if you 1031 and have a sales concession of a $ amount for a roof then that impacts your net sale. 

@Ian Wash do you mean PropertyWare is more flexible, expandable, cusomizable vs.

Pool house with plumbing Additional ~ 300 sq. ft. shop/storage buildingProperty on corner lot with 2 extra lots backing up to the end of a cul-de-sacPossibility of converting one of extra buildings to office for side-hustle/LLCGarage Appt #1:Connected to main house by a shared roof and connected breezeway~ 900 sq. ft. with kitchen/full bath/laundry and separate access/entry (stairs)Efficiency Appt:~ 800 sq. ft.

Does each unit have individual laundry units?

If you provide it you are responsible to repair it, the fact that the washer and dryer were there when they moved in would lead me to lean towards a you should provide laundry services answer, however you may want to switch out to coin laundry or submeter the water for the future anyway.