Unfortunately, some choices are business decisions and you have to get over the emotions of the moment. 

However, ultimately, make sure you have a viable exit if you can come to a mutually beneficial agreement.  

We are stable long-term tenants and would prove to be a good investment choice.

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

I was under the impression that this clause says  that the appliances are there but they are not included in lease so Im not responsable for them and that it is their choice to use them or not.

Now I've got my choices down to just a few at which point I'll look at reviews, but the usually I don't have a lot of choices so even with a couple of bad reviews, I will likely still book and set my expectations accordingly. 

Financially, I am able to invest a few thousand, ultimately I would like to own a primary home though I am not too certain if it’d be in Las Vegas… prices are insane IMO.

Demand will drop, supply will increase  and those that actually want to sell their house will ultimately have to lower their price - so the theory goes.  

I know what the competition is and what other choices they have.

A few deals fell through because of varies reasons, but ultimately we had tons of action on the houses and eventually found the perfect buyer.