Appliances (washer, dryer, fridge, stove, microwave, dishwasher) - $4kYou can argue any of these things, but all things being equal this assumption will work on a regular house for a first time estimate if you are hiring out the work.  

When my Sister in Law was a RE Broker she would give some new home buyers a Washer and Dryer set.  

I'm going to check with an agent that is investor friendly, the first agent was given my number and I was told she was very good, and she was at responding and keeping me informed for viewings, etc, but she admitted I was her first and only investor buyer.

I like how you put a small storage where the washer was. 

tenants will flush drano and liquid plumber and take years off that septics life, is their washer machines at the property?  

Also, maybe the thought maybe instead of staging furniture cost you could offer the buyer help with closing costs and/or maybe an allowance say of $1,000 for new washer and dryer.  

Ultimately, that was her choice to do that though.

It was her money that she had in it.

I include all my info in there.. refresh it with new info as needed (in this case open house) and keep the ads short and sweet (bullet point the highlights.. eg NEW kitchen, washer dryer, etc).  

I will buy used late model stoves and washer/dryers off Craigslist and facebook.