My current situation, is that I am closing on a couple duplexes in a few days and the current owner is not supplying the refrigerators (dishwasher & range is supplied).  

(HVAC, Oven, refrigerator, etc)?

(stove, refrigerator, dishwasher and microwave.

I also think it is silly to let a deal far apart over a refrigerator.  

Good quality energy saving windows are good enough.Lawn sprinkler typically does not have a high value in most buyer's minds unless it is "standard" in the area.A refrigerator is really only needed when you are selling to first-time home buyers or those buying a vacation home.

@Brad Bellstedt@David CornettYes, Brad, it was hard to pass up, but I did because I already had a whole chicken in the refrigerator.

About half the tenants have a refrigerator and don't need one.

If your refrigerator dies in a house you own, you eat the cost or you file an insurance claim.

A refrigerator with a scratch and a dent on the side panel for 50% off. 

I added a newer oven and refrigerator upstairs.I talked to a CPA as well who is a friend of mine that I didn't even think to ask.