We're almost complete with the rebuild but the insurance adjusters are only paying about 75% of the actual costs to conduct the reconstruction of the property.  

As far as your broker, not owing them anything is either a discussion to have, or not an issue since you are conducting a private transaction. 

We have been saving up over the years in hope to buy a property in Southern California (East LA, Inland Empire, San Diego, ...) where we can both reside and conduct business in our backyard/ front yard.

Note: VA Appraisal still pending.Any advice on what else I could look into or what would be feasible to request from the seller about the total rehab they conducted?

The benefit of an LLC is to protect "Your" other assets from a suit related to the business you conduct under the LLC. 

This is extremely helpful for the tax savings benefits but also because many of the assets used in a restaurant business need to be replaced much sooner than 27.5 years.Some of the major benefits of Cost Segregation are:Reduction in real estate taxesReduction in casualty and property insurance premiumsFor previously misclassified assets, you will now have the opportunity to claim any “catch up” depreciationBy accelerating depreciation, you increase your cash flowHaving additional cash allows you to invest that money back into your business, invest in other opportunities or pay down your mortgageHere’s a list of personal property that could qualify for accelerated depreciation:Drive-throughCanopies and awningsFlooringPoint of sale systemsDecorative millworkKitchen equipment hook-upsDoorsEquipment installationHVACWiringBeverage equipmentFood storage and preparation equipmentFloor coveringsSignage site improvementsInterior light fixturesFire protection equipmentThese studies should be conducted with your cost segregation specialist, CPA and financial advisor.

Personally, I think deposits are a good incentives for tenants to conduct themselves.

If you leave faster than that, you will still have to pay for the full 14 days of rent and utilities;If you choose to depart early, I will not charge any termination fees;After you are out and return the keys, I will conduct a move-out inspection and handle your security deposit in accordance with State law.Landlord"

I've since conducted $130k in repairs and ultimately doubled the rents and the asset stabilized in September of '21.  

I always conduct a walk-thru of the property every 6-months to check for leaks, fire/ CO detectors, etc.