( I keep 30 tons on hand before each storm ) We are sending trucks and men out in terrible conditions for long periods of time , at all hours of the day .

Separately from all of that - I recommend reviewing your lease up procedures to improve verification of signing tenants and their agreement and aware of terms and conditions. 

Also, for flips, I like to reserve an additional 15-20% in contingency for unforeseen conditions or changes. 

Now the details, price, condition etc.. 

I asked the GC as part of the conditional last $20k payment to transfer the title to me after his mortgage note default since I'd paid him $40k in good faith for work reportedly completed but needed rework.3.)

This includes cap ex, repairs (will a renter leave the property in the same condition you hand it off in?

As someone who is also from cost prohibitive NYC we chose to invest in the Mid-West. 

I too am an AHP, AHPS funder and looked into a preREO on their site offered for $19k which they provided a $90k BPO in current AS-IS condition.

I am primarily concerned with completing renovations in a timely and satisfactory condition, so I foresee the selection of GC looming large in my project's success.

-Structural (foundation, wall, ceiling and floor)-Roof and Exterior(Roof Condition,Gutters and Downspouts, Siding, Windows and Doors)-Plumbing (Water Pressure,Leaks, Drainage, Pipes)-Electrical (Wiring,Outlets and Switches,Breaker Panel, Lighting Fixtures)-HVAC(Air Ducts, heating and cooling)-Water and Moisture Issues(Attic, Mold and Mildew)-Kitchen and Appliances-Bathrooms-Pest and Insect Problems-Safety Features