As of right now the insurance company doesn’t want any liability.

Keep in mind that are not appraising "replacement value" like an insurance company would use.

Look at employers in the area - you want some diversity of employment so that if 1 company closes you don't lose a bunch of the population2.

Buy a copy of James Dahle's Asset protection book for doctors he runs a company that sells financial education books and courses focused on doctors (White Coat Investor).   

When they do that, the insurance company will mail you proof of coverage, saving the tenant the trouble.

"No road is long with good company" 

If I can't manage remotely my next plan was to hire a PM company to handle things.So far when doing my research it sounds like you can own a STR in San Diego in their "Tier 3" category.

The government is paying people and companies a premium to not invest.

although to fall to 592 I would have to think you have some lates or something.. but anyway.this is why HML exist in the first place or PML they are both the same. once you get this straightened out you may want to consider using those company for your debt if your going to refi and keep these. 

If that does not give you the answers, hire a GC or Foundation Company to take a look.Ask the seller for the SOW on the remodel, see if they will share.