I checked my lease, the standard RHA lease for Washington state, that I thought had check boxes for what appliances are included, and apparently I'm imagining things, I don't see such a check list in there for that (just for utilities).At the end of the day, I can always buy a microwave for the counter.

If the tenant is excellent, then you may consider a slight reduction just to encourage them to stay but I wouldn't recommend more than a 10% reduction or maybe an improvement to the property like a new appliance, fresh paint, etc.

@Chazz Lovelace, the Yale Appliance blog has a lot of great advice.

LOL.. non appreciating rentals need to be held forever or your going to be stroking a check to sell them.. unless your 1031 and for ever going to landlord.. that's a given.. you need appreciation to pay the recapture and gain from basis andif they are SFR's and you are going to retail them you need 5 to 20k to take your beat up rental and make it nice enough that a family will buy it to live in.I went through this with new construction I bought in 05 ish.. what was in style then was not when I went to sell in the last few years. as I exit my rentals  tile counters NO good  need slab granite.. builder grade appliances Nope need new stainless.. etc etc I would say I put 10k on average into each home to sell them.. then it took 90 180 days of them sitting there vacant then I had recapture.. so to me the juice of these is simply not worth the squeeze I would rather sell real estate have no debt and make nice fat 10 to 20k checks..

You'll need to make sure you factor this into your numbers.3) You have a rehab number already, Does that mean that you've already selected appliances, flooring, cabinets, countertops, etc...

We put in new flooring, appliances, windows, painted exterior and interior, redid the bathroom layout to make more spacious and add a tub (it had been used as an office before so it only had an accessible toilet but a big footprint), added a laundry room to a rough utility room and updated all of the lighting fixtures.

We redid flooring, light fixtures, paint inside/outside, new windows, appliances.

Hopefully the hardware for the cabinets are similar colours as the appliances.

Next, if the tenant gets their own appliances, then perhaps they are more committed to the property.  

All appliances, toilet sinks, etc are existing.