I've not covered everything but just given you a start. 

I think I’ve covered my bases, but I’d love to connect with others working on similar models or interested in this niche.Looking forward to hearing your thoughts!

Some properties appreciated double during this cycle and the rents still covered the mortgage after a cashout refi. 

I'm unsure if that rule still exists, but it’s clear they want dialog.And yes, @Scott Mac and @Joe S., I fully agree with your comments about appreciation.

@Jae Jun: Although the conversation has changed much, and toned down regarding proposed restrictions, the plan from jump has been to allow anyone with an existing STR, so far defined as a place that's been rented STR at least 2 consecutive days in the last 6 months, to get a permit and be grandfathered.

On my street, only about half of the homes are rebuilt, and about half of those are occupied by the pre-fire owners. 

The discussion needs to cover both wages and housing.  

Insurance typically covers only the directly damaged area, not undamaged flooring, even if it's continuous.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

It requires a solid FICO, that you get pre-approved with all current financials held in file beforehand, with the complete contract package submitted upon execution which starts the clock; insurance must be arranged within three days for lender underwriting.