my understanding is that if it were to be damaged beyond repair you would not be able to rebuild as a sfr, only commercial so that can affect the loan of a potential client

I agree with Brian, if you want to be a good landlord and not just a slumlord ask yourself what is the number that gets yourself off the couch to get the property repaired and to keep it up nice so you get good renters and lower vacancy.

Has anyone else had any 'luck' approaching realtors, lenders, credit repair specialists, et al for a mutual "win- win" when they provide contacts that YOU CAN HELP, when they CANNOT?

Don't think in terms of  flood, equal insurance claim, and then contractor repairs, and back to whole.

Again, thanks ahead of time.

Maybe a week if it required a lot of work, if not just a few days to touch up paint, new occupancy permit, make w/e small repairs necessary, then move it.

Biggest focus should be on a company who isnt going to rob you blind with repairs or is more interested in getting their placement fees every few months for the bad tenants they continually place. 

Repairs are higher than you expected etc.?

Fast forward: Servpro serviced and Insurance fixed the repairs, basically everything seems new in this place, but I'm still not sure how to feel about it.

Cap Imp vs Repair Expense IRSI'm in the middle of doing some 2017 tax crunching last minute so of course I am on Bigger Pockets forum instead of finishing up my taxes :-)Anyways here's a useful tip on Cap Improvement vs Repair ExpensesMy strategy has always been to increase regular maintenance, repairs (Repair Costs) and spread out costs over time instead of the hands off approach to defer maintenance into larger Capital Improvement expenses.