you more than make up for any loss of revenue by having operating expenses that are 50%+ less than what you would expect from a STR in the states or Canada.  

Sorry for your loss. 

Insurance protects both you and the lender from potential losses due to damage or liability issues.

I feel at a loss at the moment but do appreciate your reply.  

Most people who buy 2+1 and think they can use the third and get busted on that, end up renting the bonus unit to the top or bottom unit as extra space, but that is a loss on what would be unit rent by more than half.

Real estate activities are typically considered passive activities, and the IRS restricts passive losses to offsetting only passive income.

If you read the actual eviction moratorium order, it requires the tenant to demonstrate loss of income and that they've applied for assistance.

Your losses in this one situation would pay the cost of Property Management for many years. 

However, when you get to forms 8582 (passive activity loss limitations) and form 4562 (depreciation & amortization), it's less math & more theory. 

I'll just be honest...you're in a very difficult spot and there isn't going to be a straight forward or easy way to recover your funds or get the work completed.