Replace the washer for a commercial unit, remove the old washer, bill her for the upgrade and raise the rent.

Plus they gave me about 1K of free stuff, patio set, TV, washer and dryer that were almost new, etc.

Never late .I have been wanting to rehab the place and was waiting for her to move so I can put in some improvements and easily rent this for $1100.Her daughter has been asking for new carpets , washer , dryer etc .

Especially since I was her only Landlord she had and when asked for a reference before she moved out I gave a good one.

Emails such as an announcement that on this day and time the washer is being replaced and plan on no washing in the morning, or that day there will be pressure washing of the driveway between 9am-11am please move your vehicle etc...and Jack in the past always respond with a quick thank you for letting us know reply.I never asked Jill where Jack is. 

can I install a washer/dryer in a studio with no hookups?

And you will know that house better than a PM.Example: My daughter had a PM for a house that was her residence for several years prior to renting it out.  

A combination of HGTV culture and American ASPIRATION has “spoiled” them into believing they deserve better than living in a small frame apartment, no stainless steel appliances, no hardwood floors and/or no in-unit washer/dryer but saving $250/month.

I charge $600/week for a 3 bedroom house with a kitchen and washer/dryer.  4 bedrooms are $800. 

A pair of panties got wrapped in the washer motor and broke it due to over loading.