This deal is one that has been heavy on my heart as the seller is a close friend of mine, my current realtor, and currently in Foreclosure/Default on her Hard Money New Construction Loan which was her first investment.

You can make minor adjustments based on the type of appliances (dishwasher, clothes washer and dryer, air conditioning, etc.) and the size of the rental.

I have also negotiated things such as new HVAC, hot water heaters, dish washers, egress window, roughed in plumbing for a basement, etc. prior to close.

There is a murphy bed along the wall and washer dryer in the corner to preserve the 9x19 space.

The fact is, in nearly 10 full months of owning this property I've been sinking money non-stop into the mortgage, insurance, property management fee's, on-site washer/dryer (leased), etc and I can't see this turning around for another 2-3 months (at the earliest).What should I be doing TODAY to get this property turned around? 

Most vendors gladly work with small properties, in fact out of approximately 800,000 washers and dryers in the national portfolio of one of the largest vendors approximately 325,000 (or 40%) of those machines were in properties with under 5 machines in total.But you actually asked two questions in one:  First, let me address the frequency with which machines are used. 

You can make minor adjustments based on the type of appliances (dishwasher, clothes washer and dryer, air conditioning, etc.) and the size of the rental.

There is no yard to water, just regular usage with bathrooms, dishwasher and washers. 

My wife is pursuing a career as a Real Estate Agent/Wholesale lender and I always thought that that was "her" dream to own real estate.

New appliances including refrigerator, stove, microwave, dishwasher, garbage disposal, washer, dryer, and hot water tank.