Right now you have to go through the room to get to the laundry room and its the primary exit to the back yard.Income will be there, being able to rent out 2 of the rooms should cover the mortgage alone.

. - The lease is similar to a whole house lease except I change the language to they are renting a bedroom with access to the common area, that their rights to use the kitchen or laundry could be restricted if they’re inconsiderate pigs and/or they would owe fines for cleanup, and that I or my representatives can access the common areas at any time.

They pay for dump, water and laundry services, since those spots won't have them. 

If you power wash that 100% encapsulated house, you would (IMO) not be disturbing any LBP material.

I had a perspective tenant who I was just about ready to sign a lease with ask me to put in writing that if the washing machine broke I would pay for a laundry service until it was fixed.

Of course its best if you wash it down with warm beer that's been left sitting out as well.If you disappear from the forums at least we'll know why!

Offer amenities: Consider offering amenities that are attractive to travelers, such as a fully equipped kitchen, on-site laundry, and Wi-Fi.

I don't think twice about replacing a washing machine for instance. ).

Can you add a paid laundry room?

$1k in purchasing a few paintings (to make it more appealing) and hanging them , as well as assembling a table outside ;$600 power wash the house ; $100 to throw away garbage ;$400 investigating A/C and breaker ; $300 checking sprikler system; $50 freshup fee they charge us ;) - on top of $300 FEES they charge the tenant to clean etc...