Outside items (like furniture) are subject to expanding and contracting as well as anything subject to moisture or mildew/mold. 

Not every deal sitting on the MLS is going to be a home run, sometimes you have to wait and keep and eye out and be ready to pounce when a good one hits, and also make sure that you are keeping your own personal preferences on finishes and furniture etc out of the analysis. 

I am debating about purchasing the washer/dryer (~estimating about 1200-1300 from looking at Home Depot) or potentially renting them from a furniture rental company and building it into the rent.  

I live outside of a military base so I get brand new Raymour furniture for thrift store prices.

I can't tell you the number of times I've had to persuade them not to rent furniture or go to these payday loan places. 

They will calculate depreciation on furniture.

Had a bad tenant who took advantage of Covid and ended up owing me approximately $15000 in rent, $2000 in utilities and left lots of garbage/furniture left in my property.

Furniture gets removed prior to closing. 

Just need to take into calculations the furniture cost and some slightly lower rents for the first month or two while your listing gains traction. 

We left all of the furniture so it is ready to go.