We reduced their rent by $50 to cover their additonal utility bills. 

Now IF you have all those bases covered, my tips are: Take GREAT pictures and for the love of all that is holly please no close ups, wide angel pics.

I don’t see where a rental would make sense, so I’m trying to look at other options to cover the monthly payments until the market goes back up.  

I would certainly advertise that and add pictures and themed items to house.

Would it be smart to tack on another 203k in the future assuming my income covers payments?

Can anyone recommend a good property manager that covers Modesto, CA? 

The plan was to utilize the HELOC as the down payment then getting a conventional loan to cover the remaining 80%.

Has anyone ever made the tenant have to pay for a single utility and have the others be covered.

Hi @Bryce Cover,First, congratulations on your growing family and your successful real estate investment so far!

It’ll save you headaches later if she tries to escalate things.Document Everything: Take pictures, write down the history of your interactions etcOffer a Transition Plan: Just like my client, I’d recomend offering her a temporary storage option nearby, or even a small rent discount, to show you’re not trying to kick her out - just keeping the property safe and up to code.