When the property has a washer and dryer imstalled, does the owner still account for the water bill in their analysis report?

If you aren’t removing all of the ductwork and replacing it, your number for the HVAC is way too high.And washer dryer pairs are usually less than $2000.

If there's a big difference in size, number of occupants, or amenities (washer/dryer, dishwasher, etc.) then you may need to generate a formula that better reflects actual usage.3.

They need a place with a kitchen, washer/dryer, cable/wifi, and a place to sleep and take a shower. 

If I wanted to start charging for washer and dryer use would that be possible?

You can make minor adjustments based on the type of appliances (dishwasher, clothes washer and dryer, air conditioning, etc.) and the size of the rental.

Plumber  (pre-leak) who had replaced washer shutoff didn't replace adjacent pre-existing low quality connector which cracked (source of leak); this low quality connector wasn't his work so I think I'm on my own to deal with the expense.  

In unit washer and dryers would be a plus for anyone.

You can make minor adjustments based on the type of appliances (dishwasher, clothes washer and dryer, air conditioning, etc.) and the size of the rental.

A strategy I use to entice applicants to sign a lease early is including washer, dryer, and or Internet/Security with no additional cost IF they sign the lease before a certain date.