If it’s self-managed it’s pretty easy to massage numbers.

I am getting a quote with ServePro for the restoration, any feedback on them ?

You need to do a search on BP and read some of the disasters people have posted regarding restoring historic homes.

It might also help to shop at a place like a Habitat ReStore - they often have hardware that came out of older houses, so it's a little more likely to find a match there. 

I filed a claim immediately and requested the ticket as emergency to restore heat in my property (considered inhabitable).

@Dannielle HoffmanThe Habitat ReStore has pretty decent quality cabinets at a great price.  

Somebody in my town bought a big old Victorian that was run down and beautifully restored it to make it into some sort of special needs housing. 

I'm a buy/hold investor and rehabber, and I just "hand shook" on a deal to restore my brother's property and help him rebuild his retirement income/legacy to his children.

In general, yes the 70% rule can be massaged within reason especially in the Bay Area.  

You have the right to refuse to rent to people who you refuse to make their intentions clear, or refuse to people who change their story.We've had several situations exactly like the one you described where a restaurant owner rented an apartment for employees and we've have a few where massage parlor owners were using our apartments for prostitution and we had serious problems every time.I would not go as far as taking the rental off the market, but you may feel better documenting every conversation, text message and picture.