I also host a Bigger Pockets meetup the first Wednesday of the month in Carson City at the Shoe Tree Brewery. 

Are people just picking something then never looking back or has anyone else been in my shoes?

@James Wise @Jay Hinrichs @Russell Brazil -- I completely hear you on this, and we certainly want to make it feasible for those with large amounts of experience and bigger portfolios to showcase their deals. 

Option two would also cashflow at $200-$300 per month asuming a higher $1850 per month rent due to being in town.We have about 30k cash and another 200k in home equity to finance the work, so tell me, what would you do if you were in our shoes? 

We've used this a couple times and in one instance only provided them with a Lowe's receipt for a new toilet.If I were in your shoes, I would offer to reimburse the tenant for half of the overage and give them the info needed to get the other half back from Louisville Water.You should be careful about insurance options.  

@Stone Saathoff  Hell no , We have a dog , a cat , fish , gerbils and horse shoe crabs .

For anyone that's good with math and knows how to make money grow, could you please give me your advice on what you would do in this particular situation if you were in my shoes.

In your shoes what I would do is give your realtor 3 time windows and ask him/her to arrange a showing with the listing agent during one of those windows.

I think, on the practical side of things, you also have to put yourself in the shoes of the owner.  

@Sage Fradley "for the want of a nail the shoe was lost..." maybe you know the rest of the quote from Benjamin Franklin and maybe you don't.