I don't know the cost of your fridge, but my CPA would simply expense it.The funny story is a rehabbed a house, bought appliances in a refrigerator, hot water tank and depreciated the entire rehab over 27.5 years.  

It's understandable why many investors and/or accidental landlords would opt to simply self-manage.

There is simply way to many things that can go wrong building a new home with zero experience.

I'd suggest you sit down and go through your monthly expenses and see where you are spending your money and if anything can be cut. 

You simply have no credibility otherwise :) 

I guarantee the month after the meters come on, the person responsible will fix their leaky toilet or cut back on consumption.

You can be good enough at REI that people will give you their money to invest with them giving you a cut of the profits, or wholesaling where you find a buyer to assume your contract before closing. 

This is simply the reality of the paradigm we are living in today.

I've considered selling to investors, but I'm concerned they might want a substantial price cut, which is why I'm trying to sell it to residential buyers first.

Ignore their attitude (yes it can be hard) and either start with an eviction as they are in violation of their lease for non-payment (the $900 they owe) or simply do not renew their lease.