My assumption is that the majority of those were subsequently insured with Cal 'Safe' but I have no data to confirm that.

It ends when they AND their stuff is removed to the level that allows you to begin the re-rental process. 

That being said, I had competing issues. 1) my wife and I are buying a new primary residence (much to my chagrin), and 2) in december, we bought a condo rental that is currently being renovated (a much lighter project) and that process is also a little stressful.   

The tenant then decided to vacate the property and leave a mess in the process.

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This can be especially helpful if you’re uncertain about repair assumptions or costs.If it’s a contractor you’ve worked with multiple times, involving them early in the process is often beneficial.

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That can be a tough part, but isn't close to half of the process.

@Shawn Questa I agree with you that there could be some opportunity here, but personally, with that little equity in the property, I'd wait for the pre-foreclosure process to start and  perhaps you can do a short sale (though I don't know the details on how that's handled in TX).

That they wanted "Cheap" buys, not intelligent buy's, not data driven buys, not future casting buys, just "cheap".