If you hire a painting contractor, that is not yourself, then the contractor's labor is included in the total cost for the interior painting.Free standing appliances (such as refrigerator, range, washer/dryer) should probably be segregated from the total cost of the rehab project and depreciated separately from the dwelling structure on their own five year schedule.  

I don't believe there's anything that says you must.However... practically speaking, 99.9% of all tenants do not have their own appliances, and would be unlikely to rent a place that didn't include them.The only common exception is washer and dryer.

Additionally, last year when their painter was here painting the kitchen walls after the new cabinets were installed, he put painter's tape on the sides of two of the cabinets in our kitchen and when he peeled it off, it took the finish right off of these two cabinets, making us think that they ordered much cheaper, much lower quality cabinets than what we had ordered and what they charged us for.

-old Samsung steam washer in perfect condition just went for $175 here.)And above all, remember: spray paint is your best friend.

Learn your state codes and terminate her lease asap according to your codes as Patti has outlined.You are wasting your time offering cash for keys unless that was her original intent in renting from you.

I have seen most issues are plumbing, heaters and appliances (washer/dryer, dishwasher, fridge).

Washer and Dryer hookup in basement.  

I have a garage in town with multiple washers and dryers and have two gals that clean for me that will also fold the laundry.

Now would be the time to make adjustments and I would alter a few things...namely the washer and dryer in the bedroom, the entry door to the bathroom being in the kitchen and the refrigerator being out in no man's land in the middle of the path of circulation.  

I have in the lease that the water bill will be divided by to 2 units, but one of the tenant has a washer and the other one does not.