I have a super capacity washer/dryer to help her as much as possible.If there isn't a check in /check out on the same day I let them check in early, say noon.

@Helen Fremichael - My 3 units all have dishwashers and 1 washer - I pay about $120 every other month.  

I would never make a claim under $10k anyway there’s too big a discount for no claims.In 25 years I’ve made two claims (both over $30k for toilet supply lines that burst in two different houses) and I ate a $3k clothes washer flood.

These are very nice units with washer/dryer and dishwashers in unit and heat/hot water included. 

Washer and dryer are the tenants responsibility , when they break its their problem

We have this in the wall between our bedroom and laundry room, and works well enough to not keep us up with washer or dryer running at night.  

No what I saw was her saying was hey guys I am committed to trying to learn and that turned into a lot of great advice from the BP community to her saying in not so many words "please help me" and I tried that but it didn't work, so what now.  

Dryer or washer? 

We include kitchen appliances but not Washer and Dryers.

The house has ZERO curb appeal, no landscaping, older linoleum in the baths/kitchen, the renter painted a few of the rooms but did a pretty poor job, and it has all the original fixtures & appliances, no fridge or washer/dryer.