New roof, working fireplace (downstairs unit), hardwood floors in the downstairs unit and basement (no washer/dryer though).

The tub in the one bath photo there looks like it would clean up acceptably.I worry about laundry in upper levels of houses, especially rentals, because the washers can be the cause of water leaks in so many different ways.

If there is a dishwasher or clothes washer, those should be disconnected - they freeze very easily, and they don't make it easy to just get the water out.

The buyer I have is offering right at what the seller initially said was her "bottom dollar" so my payday is going do depend ENTIRELY on my ability to negotiate her below that number (hence why we're doing it at the property.

We had a rental with no washer/dryer hook-ups and this made it more difficult to rent.

A washer usually uses about 40 gallons of water per load.In my area, that is 40 or 50 cents per load or less -- plus electricity.Have your electricity bills gone up to match the increase in water bills?

Unless you have a bone dry environment, which you do not.One other thing: Have you checked to make sure that the drains for the tub/shower, toilets and sinks and washer are all properly vented?

I would not want to rent an apartment without a washer and dryer hook up.

The dishwasher will be next to the sink already there, then the washer, and then the dryer venting outside.  

The current laundry room is small and can only accommodate (1) washer and (1) dryer.