Younger tenant with Kids wants to buy her own appliances (Fridge, Stove, Microwave, washer, dryer).

That gives you a good indication of your acquisition cost to take care of deferred maintenance.Now, you can estimate cost of other amenities, new stove, cabinets, etc. that add value; this is a cost plus profit analysis, my labor, talent, time and the cost of my lunch at work.

Kitchen seems small, I would add an island to the new kitchen, Either put that stove on the wall where the window is or put the whole kitchen where the stove is and still put an island, assuming you are re doing most of it anyway.

Some homes cost $8,000 to $10,000 and one home in Idaho cost me $18,000 because the tenant destroyed every plumbing fixture, kitchen cabinets, stove, refrigerator, granite counter tops and it took several days to trim trees, etc.So, we lose 1 month of unpaid rent $2300 + $8,000 to put the house back together + 30 days to complete the repairs + 30 days to re-rent the house $4600 for loss rent + your tenant owe the utility companies $800 = $15,700 and this is if you are lucky and can do the work yourself.

If not you need to go there, mend the fence and motivate the contractor.

Tenant has requested that I provide rollers under appliances (stove, W/D) so she can move them to clean under and behind them. 

County employee told me you can only put a bar sink and no stove After we inspect we have no idea what you do inside I ended up leaving the bar sink and no stove and sold the property 

Some how I notice that the stove is missing from the property.

Carpet has all been pulled up, checked every crevice and tore apart the back of the fridge and stove. 

For most of the homes the carpets alone were $3200 to $4900 plus two coats of paint on every wall and ceiling, replacing broken bathroom sinks, kitchen sinks, faucets, repairing air conditioners, replacing cracked times on roof 36 feet high, bringing in 4 to 8 tons of rocks to make the yards look nice, trimming trees, repairing sprinkler systems and the piping, replacing refrigerators, stoves, washing machines clothes dryers, water heaters, painting garage floors ceilings and walls, bringing in 20-yard trash bins to remove all the carpets, trees trimmings and trash left by tenants, replacing all the window blinds, door knobs that are broken and locks for the main door and locks for the garage door so the keys match, repairing garage door openers that are broke, repairing the garage door rollers and seals, painting the trim outside the house, replacing facia boards that are 36 feet high, replacing window screens and the screens on sliding doors, replacing entire windows just because tenants broke the window locks and they cannot be repaired, replacing kitchen counter tops that are destroyed, replacing all the kitchen doors and drawers because tenants destroyer the cabinets by hanging their wet laundry in the kitchen cabinet doors to dry. replacing garbage disposers, dishwashers and the list goes on and on.