What you've got to do is adjust expectations and make the decisions now that maximize your benefit.  

At the end of the day, it is your decision whether to evict or not. 

But on the flip side, I don't want to piss off my tenants and lead them to putting in tickets for all kinds of little stuff.My PM asked me if I want to repair it or not (and is letting it be my decision), but I just don't know what the expectations are for this. 

And, typical lenders take 4-6 weeks to make that decision.

That decision depends on who you are, what you are willing to tolerate and what your market is.I thought the comment concerning the different types of damage was great - accidental, negligent and purposely.

Would appreciate guidance from this group if I am doing anything incorrect here.Regards,Nick

It is really hard to find a good property with this loan, so I need to make this decision by tomorrow. 

So, the decision on which way to go might be made from the get go assuming you intent to invest locally. 

unless you pay $1300/mo in prop taxes on your $65k property that rents for $900/month then I must be reading this incorrectly.

I think the BP calculator does a pretty suffice job with what you need to see in order to make a decision about properties.