No one can helpfully answer the questions you pose without more specific information.Have you walked through the property?

If you ever need some help in Oklahoma, id more than happy to!

However, i would like a person with multiple rentals to help guide me to avoid some simple mistakes.

We are always look to help investors and potentially partner on some flips.Wow small world.

Happy to help you with either option, send me a DM.

Not sure on the building size or whether it has a flat roof, but I paid over $80K to get a 10k sq ft flat roof done back in 2021, with quotes as hight as $120K.Hope this helps, good luck!

I have a couple insurance brokers that may be able to help.

Try being an agent, your phone number is EVERYWHERE and you get targeted by a whole industry that wants to sell you the latest gimmick.Here is what helped me.I answer calls and when it's a telemarketer I will interrupt them and say very friendly (because I don't hate the poor person who gets paid to do this and coached to be ruthless): Hey, so glad you called, can you do me a big favor? 

The liability coverage is way better, the building coverage is often better, and commercial policies typically cover loss of business income as well, which a homeowners policy isn't going to help you with.California + wildfire area + STR is super tough. 

Do it right, hire the right people, and make sure you have all of your permits correctly pulled.