What are the best courses of action here?

Perhaps a modular home could fit the budget. 

The timing of people most apt to say "F-it, I'm done with this stuff, I'm gonna take the $ and run" is in that 90 day period. 

My rental condo in Asheville, NC was spared damage from the flood, but when the city finally turned the water back on a few days ago, they somehow overpressurized and blew out a fitting inside a wall. 

However if you aren't doing mass scale, we definitely suggest letting the contractor handle material purchasing.As long as the client has all of the materials at the jobsite, place them where they go, they are all the correct type/fit and there are all of the misc parts (adapters/special hardware/etc) needed to do the install.

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

That could make financing the rehab a little smoother.3.FHA 203(k): If the rehab costs and scope fit within the FHA guidelines, refinancing into a 203(k) loan could work.

As Josh mentioned, it's important to find your right fit, I wouldn't focus solely on price especially if you're looking to be very hands off and you're looking for quality. 

Arizona’s booming industrial and real estate markets seem like the perfect fit for your skills and vision.

Real estate is transactional where people are involved so it won't be a black and white answer.The best to do is to find an agent that fits your needs and guide you through the process.