Being in the south that might not be an issue.

Would love to buy you a coffee or anything to gain some first hand experience from you if you have time!

The 10% is probably for ordering items and being there when goods arrive, unboxing and removal of packing materials, assembling any furniture that needs it, placement and moving things around, putting up artwork, and washing new plates, silverware, cooking pans, coffee carafe, prewashing all sheets, towels, and linens etc. 

There will be an influx of workers to help repair the area and adjusters for all those file claims that will need short term housing.

And I will most likely be an out of state investor.

Maybe california could still be an option in some way and you can reduce the risk of evictions/damage by investing in homes in small towns there that allow strs. 

It will be an extremely risky proposition and likely end up in failure.

The property would be an investment and a passive income until I retire.

We've done something similar by offering local coffee, tea, snack baskets, bottled water, local pastries, and seasonal flavors (pumpkin spice, peppermint, gingerbread, etc.) which have been a big hit with much less risk involved. 

Perhaps we can have a little chat over coffee somewhere in Beaverton?