We've bought water, flood, fire, ice, mud, and mold damaged houses, none of them were much fun.  

I have done interior ivy walls, ice cream makers, fresh squeeze orange juice, and even converted an outdoor shed into a "Van Gough Art Studio" to give 1 house a leg up.

Which means avoid getting on thin ice.

For me Appreciation is icing on the cake and an after thought as I have NEVER concerned my self about APPRECIATION.  

I recommend that, instead, investors view appreciation as icing on the cake, a bonus that will assist in the investment but is not the basis of that investment.

Is it good way to break the ice.

I'm not even sure how "gun control" is anti-landlord, but I'm going to tell you that you are on thin ice here as you have been warned about political postings before. 

If this were my unit I would probably opt for a stainless refrigerator with no ice maker, and all stainless appliances, and maybe a dishwasher if I thought I could get more rent for it.

I like Memphis as a whole, but if you don't Memphis by the block, you are going to get creamed.

As my Dad always said, 'There is no eating ice cream in hell- get outta there...