I’m largely sorting out how much reserve income I need, for incase work goes dry and I have to keep paying off the property.Would you recommend I run numbers on that first, or is it better to get a lenders input?

You will want to perform a proper dry out of all materials and replace as needed, treat the area and have the lid put back together of the downstairs unit.

Do it yourself, learn as much as you can, seek out a grey hair mentor who will advise you for a cup of coffee.  

I have a tenant whose condo suffered a major roof leak, which caused internal dry wall and related damage.

Bleach with some dawn added , put it in a pump up sprayer and soak the floor and let it dry , then pressure wash the floor . ( Wear a good mask and have the doors open while doing it 

A state like California that has ocean, wooded forests, flat land that would be good farm land if it were not for water issues, and hot, dry desert all within a single state has many different markets.  

I noted numerous times that the more people add to the thread, the higher it will rank on Google and potential surpass the own company, but still, ye persist.Who in the world drops into a forum to dry run the leg of a company that the "believe they will be signing up for in the very near future."

Of course you can be passive and buy performing stuff and get nice returns but when people are having courses that show you how to make a few hundred grand a year in notes people get all excited and rush to the well only to realize it’s dry and you need to work to fill it. 

We've always used chemicals.Bedding can easily be remediated by washing and drying.  

For example, back in the great recession when lending dried up, that market inefficiency created an opportunity for investors with capital to take advantage by drastically decreasing many people's ability to buy.