FIRE! Navigate insurance/tenants/management/contractors?

[Ron Sohn]

So, I bought a duplex 2000 miles away and it has been a cash-cow up until about August. I'm was a genius!!! Well, not so fast. 2020 once again reared it's ugly head and brought me back down to earth. One of the tenants got candles (violation of lease) to close to the drapes... long story short; I have a vacant duplex that has been gutted by fire.

The good: 1. Nobody injured 2. I have insurance 3. It has been winterized 4. It's been boarded up and secured 5. I can float this financially for an extended period.

The bad: 1. Renters weren't paying rent (good?) 2. Tenants renters insurance lapsed. 3. I am unfamiliar with the best way to proceed. 

I immediately called my insurance company and they sent an adjuster out, but now I'm swimming in uncharted waters and the waves are getting BIG! I had the premise secured and boarded up. The Fire Department has been contacted for a report, but they haven't replied yet due to Christmas. I've tried to locate the tenants to get them to claim their possessions or relinquish interest in them, but have not been able to get a hold of them. Also, I've talked to a couple of contractors and public adjusters, but have not signed anything. 

My management company has been good up to now and are helpful, but not to experienced in the area of dealing with how to proceed after a fire. I'm looking for someone who might have a road map or checklist.

The questions I have are:

1.) Should I use a public adjuster?

2.) What obligation do I have to the tenants that I can't get a hold of? How long do I need to secure their belongings?

3.) Should I have contractors go in now or after the adjuster is done with the report?

4.) What are pitfalls to avoid?

5.) If I take the insurance check and sell the shell, how does this effect my taxes?

6.) Please tell me the pain goes away!!!!