Many in CA haev to think really hard about using a LLC.Converting rental income into salary is a pretty advanced technique. 

If we add more, we will consider using a series LLC.

Using a quality contractor saved us so much in time, because we were in a situation where time is money, and from day 1 he had a calendar with the next sub contractor tentatively scheduled, and was very organized.

Depending on your market consider buying a 2-4 unit property and using a FHA loan to get a better cash flow.

Using a cost seg strategy can increase your chances of a tax audit.

A different option would be to have the parent sign as a guarantor, using a residential lease guaranty.

But that's in Oakland, and using a low-cost contractor, and not replacing plumbing, and partial electrical.  

From my own experience, I know that once you have lived with your own washer/dryer you never want to go back to using a laundromat- even if it's just down the hall.

Since you are worried about the room around the appliances, have you thought of using a stacked set? 

I was working on a flip last summer, we sprayed the house in a couple of hours, the next door neighbor was using a brush, took him a couple of months.