I include all appliances, even the washer/dryer if that gets a better tenant and quicker move in.

He cited things such as the washer/dryer being dirty, a cleaning crew was needed, and a leak behind the fridge.

Keep this in mind for fridges, stoves, washers and dryers.

Potential conflicts with tenants (passive aggressive emails or phone calls at unknown hours), needing to drop everything if an emergency comes up e.g. 8am garage door won't open and you need to flip the circuit breaker so your tenant can get their car out, washer overflowing because of a clog in the stack that you (or someone you call and pay) needs to clear.  

I had a tenant ask to install their own clothes washer because the husband was a mechanic and they wanted something heavy duty.

Anyhow I am up for the challenge.So enough about me and on to the property information:Asking Price= $1,500,000Recently renovated with:New 30 year shingle roofNew Pex PlumbingUpdated wiringThermal Windows2018 2 Ton HVACsBrand new appliances in all units including washer & dryerGranite Counter tops in Kitchen and Bathroom18 units each 2 bed/ 1 bath, 795 square feetThey are estimating each unit will rent for $800/month.Here are my number I have worked:Annual income at full occupancy= $172,800Annual Property Taxes= -$1,416Annual Insurance= -$5,000 (the owner of the property said this was his best guess)Annual Property Managment at 10%= -$17,280Annual Maintenance/Cap Ex at 20%= -$34,560Annual Vacancy at 5%= -$8,640Annual Landscaping costs= -$1,800 (current owners rate)Total Annual expenses= -$68,696NOI: $172,800- $68,696= $104,104 before mortgage.GRM: 8.6Cap Rate: 6.9%Based on this information it seems like a decent deal I am just lost about finding a commercial loan and where to even start in this process.

I have thought about a washer & dryer for $30 - 35 per month. 

I buy some appliances used (washer, dryer, refrigerator).

My negotiating tactic was, here's my price; take or leave it.

I do hope 5 years ago you could've seen the fall of these big companies coming though, hell, I knew internet was here to stay in 2005 at the age of 15 when I went to a seminar on internet shopping and the guy was throwing these big numbers around "by 2008 there will be 90 billion spent on internet shopping!