Wait, I'm not sure I follow your logic.If Sally does laundry once a week, all the number of washing machines does is change when during that week she does her laundry because she must wait for Joe's laundry to finish.Are you thinking that you'd charge more for washer #2, and expecting that people will pay a reliability premium - "F it, I don't want to wait for Joe's to finish, I'll pay the extra two quarters"? 

From a landlord perspective,I think it benefits us in some ways, but if costs of labor and materials go up,it will be a wash?

Then February came around and the large payment didn't go through at all because there was he put a date on it after the 28th.  

The questions I would ask to come to a conclusion would be:Does the property have all the highest amenities in the market that new properties have, such as, resort style pool, clubhouse or social setting, top of the line gym, dog park, car wash area, walking trails, free common area wifi, coffee shop, garages, etc...?

Power wash included.

(Although we built the home ourselves the plumbing & elect wiring had to completed by 'professionals' & they did a lousy job).During cold weather extremities the proverbial cold-water sandwich effect hit during showering as well temp surges when another downstream shower, dishwasher, washing machine etc would come on-line.

Good even if it's a wash.

yes, but rental property is a special case and goes on schedule E Remember, a single member llc is a disregarded entity, so if you operated a car wash in your own name, it would go on C, but rental property in your own name goes on E - adding an LLC (disregarded) doesn't change that.If you had a partner, you'd need a whole different form altogether, a 1065 instead of a 1040- ask your accountant once you get one

You and I and other locals will usually do better than those numbers since we're out here beating the bushes and streets personally.However, we're putting a lot more time into finding the deals, so it may be a wash.

Question 2:  Will my $1700 wash out mortgage liability.