Out of state property maintenance

[Bryan Satter]

As an out of state investor I am dependent on my property manager to update me on status of property. We talk regularly, but that doesn't mean I am always fully aware of any potential deferred maintenance or tenant treatment of the place. I had one property in Texas (I live outside Boston) that the PM never checked in 2 years. Rents were collected, all was well. Until tenants moved out and we found they had been smoking and did expensive damage to ventilation units, as well as other damage. 

In general, how do other out of state investors keep on top of routine maintenance? Gutter cleaning. HVAC maintenance. Furnace servicing, etc.? Or even multi-year tenant treatment of the units? Do you have a schedule that you keep? Do you have PM go into property with any regularity? 

Thanks!