We had to trim large trees, bring in 8 tons of rocks at many homes to make the yards look nice, paint the wood trim 2-stories high, bring in 20-cubic yard trash cans to removed all the debris, replace all the carpets, replace broken sinks, dishwashers, stoves, refrigerators and every home has washers and dryers.The cost to clean and paint a home was never less than $6,000 and some cost $12,000 to prepare to sell.

You can make adjustments based on the size of the unit, number of occupants, or even the appliances (dishwasher, clothes washer, etc.) but that's usually not that important because the actual water usage is so cheap (only $5.20 in this example for a duplex with two tenants).

It dawned on me how much of a small thinker some people are in business and life.

After all most people would rather have ac than a dishwasher or a microwave. 

You could consider sending her a nice note saying that you're willing to let her out of the lease if she can no longer afford this particular apartment, as @Dawn Anastasi suggested.

@Dawn Anastasi and @Jon Holdman are both correct.

And I'm seeing more REOs priced much closer to local market comps even with things missing, like refrigerators and dishwashers.  

@Dawn AnastasiI see there is no shortage of ways for tenants to steal electricity. 

All the best Dawn.

Welcome, @Dawn Heimann.Our Bay Area BP crew is quite active and helpful, don't hesitate to reach to anyone that could be helpful... you will be surprised with the results!