The way I look at this - no way in hell for me to win against the city. they have given themselves a money printing machine and they are going to crank it as much as they can. 

Does the Landlord's Cash Flow Analyzer ® work on a Mac?

I am a REALTOR® and property manager here in the Greater Baton Rouge Area.

A family of 4, 2kids, dog and a washing machine in there apartment.

Working on your business is how to grow it into an income making machine. 

If I had a machine, it would be the hammer looking for a nail scenario.  

Though I wear a t shirt with machine guns on it daily (my other business), I assured her I was a professional investor, that I honored my word, and that I was offering her a solution to her problem and would help resolve all the stress surrounding the house and her divorce.

And obviously, you'll get to know your tenants more..for better or for worse.You also have the keys to the laundry machine so you have an endless supply of quarters...haha.

Anything beyond normal wear and tear (if the tenant breaks a window or their washing machine overflows, or their kid draws with crayons on the wall, etc) the tenant is responsible for repairs.

I would ask the seller for the cost for you to BUY replacement machines because you were supposed to receive machines as part of the sale.