I have some small units that have space for washer/dryer but I've never had a single tenant ask me to install them.

Kenneth, do a refinance on the property for the combined amount and you will have one loan.

I'm pretty sure both banks would be willing to provide a combination loan that includes both properties, which should help if they have issue providing a loan on the $45k property. 

In your case if you use some strategic timing of your sales you could combine both of those sales into the purchase of a larger asset.   

It took me 3-4 months in Kansas City to find my first deal that had the right combination of location and cash flow.

High end could be $334 assuming we get a higher rent.This home already has a new roof installed yesterday, new AC installed last year, brand new carpet, and comes with a 2 year old washer, drier, and fridge.We have about a 6% cap rate, 8% cash on cash return and our mortgage rate is 4.49%I am very happy with this because it’s out of state for me, but a couple miles from family.

And what if I got two jobs paying 50k combined 100k annually?

@Peter Jaglom a combination of both price and block. 

I use a combination of many online ARV estimators, plus my realtor.

Once the repairs are done, you can get a rate & term refi (different than cash out refi) to combine the two loans into one.