I'm willing to get new fridges and cabinets and whatever else the tenants want to be happy.

They have a lot of $2000-3000 fridges with nasty damage on the front that they wanted $1000+ for.

She bought a big expensive fridge, an inflatable pool and of course, all sorts of lawn ornaments. 

And take some time to find the person that is right for you - someone who has values you respect and seems to have the right balance of work / life balance for the age they are.Ask yourself if that's where you want to be at that age.If you have family in the industry, that is a good start but its likely wise to spend some time under someone else.Walk in knowing who the person is, where they studied, who their family is, some of their interests and sell them on you.Tell them how you can and will provide value to them and their business at the cost of just asking a few question, now and again, only in the safe space of an office.Think about flipping / whole selling things other then real estate for starters such as furniture or if your handy, appliances (mini-fridges).You learn handy skills that come in useful later fixing up rentals and make money.There is a market from a cheap chest of draws , minifridge or a huge fan among students.Consider churning gift cards to build credit history..Finally, be ready to see all your planning fall to apart as life tends to do that.Have a bit of extra cash stashed away to help you get though those times.PSThink what you want of your peer but stay humble, sadly no ones likes the overachiever and RE is a people game.Your clearly doing your due diligence. 

A fridge that isn't cooling but seems operational.

Since my wife gave up her lifestyle in Texas to come to the fridge winters of Pittsburgh, I'd like to provide her with a comfortable apartment.

Yes cap ex can be depreciated if you are buying equipment (fridges, ovens, sinks, ect).  

Probably close to two grand I paidIn the 3 of 4 props without plan during that same 3 years time, had two bad heat exchangers /misc(1600), a bad compressor and a bad contact (under 1000), built in microwave repair (120), leaky fridge (140), minor electrical issues.

Marci Stein I pay $1600-$2000 for a new stainless steel appliance package that includes a fridge (ice and water in the door), range (electric or gas), dishwasher and OTR microwave.

If you don't feel comfortable working with highly stressed people and making them feel comfortable enough to trust you to help them, then there are other ways to handle real estate that require less human contact.Btw, I put peanuts in my envelope along with a postcard they can put on their fridge that says "you'd be nuts not to let us help" on one side and our information on the other.