The previous owner still used a wash board 10 years ago . 

Laundry is a massive touch, especially if it is free.

We limit ceramic/porcelain tile to smaller areas (bathrooms, kitchens, laundry/mud rooms) where we can place radiant heat under the tile - precisely due to the cold factor up here where winter is 5-6 months long.

However since the first part of 2018 it is essentially a wash and we know the economy is strong at least through 2018.  

@Chris RobertsThe short answer, no.For using rental income on the property you already own and are vacating, you cannot use an appraisal for the amount of rental income, you would need to have a signed lease prior to closing, and you use 75% of the gross rent, which will wash against the mortgage payment.

Because our nation is so evenly split, I think its a wash.  

So at 120k, going the SE route but paying and filing end of year on everything means about another 10k in taxes and penalties, but if I have 10k in losses and write offs elsewhere, it's a wash, right?

They have a tenancy to pill up after some use and washes.

Contact our office immediately for additional assistance.For apartment complexes, be sure to notify us of any problems in shared spaces like laundry rooms.If your apartment complex has ice melt and shovels provided, let us know when supplies are running low so we can deliver more.

This would not have been a good deal without the 820 sqft addition (added on a large open concept kitchen, powder room, 4th bedroom, laundry room and dining room).