Neighbors knew them but thought it was odd that they were taking the appliances..including the washer & dryer I let them use...when they inquired, the "renters" told them they were moving to another one of my homes.

No power washer needed .

Andrew- Because she used part of this property as a rental, it will be treated differently than if it was her own personal residence where the gains wouldn't be subject to capital gains tax.I'm assuming her accountant was depreciating the property.

Hi BiggerPockets! My mom is in her 60s and just sold a home in San Francisco that's essentially her retirement. The next step is to reinvest the income into something that'll cash flow to pay for monthly living expens...

There is cable tv in every room, washer/dryer, wifi, and a full kitchen. 

Strictly speaking these are not expenses, but rather expenditures that either will improve the property (like a new roof), or an asset expenditure (like a washer/dryer).  

It's not too difficult for a college student to move (i.e. limited amount of possessions)-To counter what @James Wise posted above, many students will have the expectation that you'll be providing the appliances - dishwasher, fridge, oven, and possibly washer/dryer-Some landlords find it easier to rent by the room, others do one master lease. 

I have a 4-plex that just had a water leak do to an overflow from the washer in an upstairs unit.

He has stored a large piece of work out equipment in the common area next to the washer and dryer.

There were engineering company's, eviction services, Coin-op washer/dryer purchases and leases etc, the full gamut.One of the vendors, a licensed tax preparer, captivated us all with her seminar entitled "you can write off almost anything".