I was thinking of adding a clause that states appliances are supplied for tenant to use but if anything malfunctions, they are responsible for the upkeep and if they replace they can take the item with them when they move out, etc. 3.

As I am sure you know, there is a laundry list of items that lenders look for including litigation, strength of the management, budgeting, etc. 

I do a journal entry for the month crediting income/rent revenue, late fees etc, less the expenses (itemized by different expense categories of PM fee, repair, postage etc) totaling my deposit.

You are dealing with high ticket items.

Sounds like he needs those months anyway to remove items.

Many of our leases that provide W/D, specifically state that there is no warranty for those 2 items. 

BUT they often leave underclothing or wet showers, food, or other items that tell you someone moved in for the evening.  

But there are quality-of-life items such as not annoying, endangering, or harassing other residents. 

If I find something good on Craigslist, friends can buy and schlep the items for me.

That being said, there are two items in your post that a lender like us will struggle with. 1) Any time you're under $100K for a loan amount, it's hard for lenders to really make much on the deal.