I know it's just a rule of thumb and that exact numbers need to be used, but I'm unable to find 1 property that meets this "rule of thumb." 

I went to the house and even though the fridge was only 3 years old, I told her i would swap out the fridge mainly to keep her happy.Being busy, I told her I would be there with the new fridge but was unable to make it. 

Without the normal legal remedies available to our clients, our hands are tied and we are unable to do what's right for our property owners in some cases. 

You would be entitled to prorated rent during the time you are unable to occupy the home, this arrangement is outlined in the lease agreement, on page 5 item #27.

I've been in the environmental field in Florida for the past decade, helping land development clients through the myriad of wetland and listed wildlife species regulations and permitting.  

I told them to contact HUD to lower their portion if she was unable to work, contact RAFT, apply for disability.

Statement to this effect must be included on rental application.Seattle city council has passed legislation that will extend eviction bans for 6 months after the end of the Mayor’s emergency ordersNo rent increases or notices to increase rent through 6/30/21 (retroactive to 2/29/2020).Do not give notice of rent increase or offer renewal with rent increase, even if actual increase is set to take place after 6/30/21.A landlord, property owner or property manager of manufactured housing may now provide a notice of rent increase to a tenant if the rent increase was included as terms of the lease agreement and the notice clearly states that the rent increase will not take place until after the moratorium expires.No enforcement of rent payment if tenant was unable to occupy premises due to COVID-19 related circumstances.No charging of late fees through 6/30/21 effective retroactively to February 29, 2020, for rent not paid during the ban.Seattle: No late fees or interest.Auburn: No late fees or other charges.No collection of debt incurred after 2/29/2020 without offer of reasonable payment plan, including use of security deposit until after 6/30/21.Seattle: Must offer uniform payment plans: ≤1 month overdue = 3 installments; 2 months overdue = 5 installments; > 2 months overdue = 6 installments; or other mutually agreed plan.Auburn: Payment plan must be proven reasonable based on tenant's financial situation.

Most landlords don’t include the washer and dryer as a necessity as they do a refrigerator or stove so I would say sorry I am unable to replace it especially since she’s behind on her rent.

My point was that what if for reasons such as say....a pandemic,  that you are unable to collect rent for a year.

I'm not sure what that means but if your agent is unable/unwilling to do it, get a different agent.You definately want a punch list.