Yup, property condition, vintage, neighborhood, tenant base, property management are all very important considerations. 

I'm sure it's more due to the market conditions.

  ( 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 .

I had an experience with a terrible tenant who reported me for a bogus claim but by making the claim it allowed me to gain access needed to get photos of the condition of the property, and then the tenant refused to allow maintenance people in which really helped prove my side of the situation.If possible, explore alternative dispute resolution options like offering the tenants a cash-for-keys agreement.

So, we found a California based lender that we started working with, and got our initial approval with a few conditions (documents etc.) that they need, no big hurdles. 

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

That applies to replacement cost only and only if more $ is needed to restore the home to a pre-loss condition than what is available under coverage A.

I was not comfortable with the market and interest rate conditions, so I elected to hold off.

Summary of expensesNOICap Rate Condition of the building systems  

Generally, lenders base their refinance valuations on the property’s in-place income and existing condition, not future projections.