b) I've found a few of these properties and the numbers are looking promising, but if I need get a fire damage restoration company, rather than a regular construction/rehab contractor, I'm afraid that my rehab costs will shoot to the roof..is that a valid concern?

That's all you technically need to have "consideration" and a valid contract.

I’ve read where investors have had someone live in the unit for a weekend to give a valid test on the unit especially plumbing items.  

Then use a Fannie or Freddie product that requires a little more down, but still owner occupied so you have to live in it. 

@Kyle EdenThere are a lot of products for refinishing concrete surfaces.

USDA offers amazing loan products for certain areas for certain types of properties, might be worth checking their website.

You can then google and/or use truepeoplesearch to validate addresses and find phone #s if you are going to make phone calls. 2.

Down side is it's a variable rate product which is tied to the Prime Index. 

the product you are looking for is currently not funding, I have talked to a few lenders that have said maybe in 2 weeks they can start, but right now all those loans are cut-off

@Mike Marino it does depend somewhat on the loan product but yes, your finances and credit will matter to the bank on a BRRR refi, the amount it matters varies but it always matters some.