I also add on some exterior or landscape maint, and some misc expenses that always seem to show up, like needing a new stove, fridge, HVAC repair, etc. etc. etc....

Not the other way around.Echoing with @Ted Lanzaro said - an appraiser isn't going to care that you spent a few thousand dollars on a counter depth fridge and fancier appliances and an extra thousand on a farmhouse sink instead of an undermount.

. - 2014 net income was $25k - 2015 net income was $34k- 2016 net income projections are $40k- owns stove and fridge in all units- does all repairs and maintenance himself

For a fridge, micro-hood combo, dishwasher and range we pay less than $2,000 for all delivered.

Is the existing kitchen layout good (nice work triangle between fridge, stove, and sink) or wonky?

Act of God.. no concessions.. but lots of food loss from fridges going out.. and barbecues.. local dry ice places were totally out.. 

Try having a bullmastiff- he can DEFINITELY reach the counters....and with the right determination he can even reach the top of the fridge.

Previous owner hammed the cabinets and they took away all appliances: fridge, range, dishwasher ... you name it. 

It'll be easier for your agent (or you) to say "look at this beautifully remodeled kitchen" without having to explain which giant cave the fridge fits into and allows the potential buyers to visualize the complete room and buy into your vision for what the room is supposed to look like.  2. 

Also, why would we pay for $2000 coverage for personal property when the only things that are ours are the fridge, stove, dishwasher, washer and dryer?