Turns out if they'd had renter's insurance (we required it, but their policy had lapsed and my PM didn't ask about a new one) that they would have been responsible / paying for that stay - not us. 

The financing statement does not create a lien nor does it create any additional rights against a lessee in favor of a lessor, the filing of a financing statement just gives notice of whatever rights the creditor or lessor have under their loan documents or lease, respectively.A filed financing statement typically has a duration of five years[3] from when it was filed before a lapse may occur.

Hud homes almost always go to owner occupied fir the first 30 or 45 days, once that time period has lapsed then investor offers can be submitted.

Probably best to let it simply lapse to month to month, which means that the original rental rate continues. 

The Worcester, MA multifamily market, which had a momentary pause(about 4 weeks) when people were skittish and unable to show properties,  has seen a dramatic uptick in both pricing and activity. 

If you rush in and things get back in 6 months because foreclose forbearance has lapsed and more businesses keep going under, we could be in a bad spot.

The homeowners insurance was lapsed at time of fire so they have no coverage. 

I immediately call her and tell her about my lapse.

I realize not enough time has lapsed between some of the new reg's. and refi periods for some have not come due, in this case, do you foresee any issues with it?

Generally 12 month pay history is shown to prospective buyers of the note, especially with 36 months already lapse and likely being only one owner.