So, it's a wash on paper.

I also have a tax account since all of my money is I-9 type, but that washes at the end of the year and whatever is left gets thrown into Bills or capex.

Only then was he comfortable leaving.You must become part counselor and part super-hero.   

They will give you the dirty laundry and you will inventory it, wash it, and fold yourself.

Wash, Rinse, Repeat.   

That sounds like a tough day, but it must feel great to wash your hands of that tenant and that situation!

General cleaning, mopping, dusting, washing windows: $25 an hourProfessional carpet cleaning: $0.25 per square foot or moreClean appliances: $50 perClean bathroom: $75 and upMow lawn or weed removal: $40 an hourReplace damaged or missing window screen: $50Replace lost key: $10Replace lost garage remote: $40Replace missing/burned out bulbs: $5 eachReplace broken blinds: $75Clean or replace HVAC filter: $15Again, these are just some examples and it is far from a complete list.

Should I buy washing machine/dryer for the unit?

Most folks don't have the surplus funds starting out, unless they "wash" part of their W2 pay thru the entity structure.

Close on the 1st, no interest payment at closing, 1st payment in 30 days....close on the 15th, you pay half a month interest at closing, first payment in 45 days, etc.....it’s all a wash.