I am starting to build a quick-list of trusted/recommended plumbers, electricians, etc. in the Des Moines area that I can call in the event of an emergency.

The contribution portion of your Roth account is a decent back-up to a cash emergency fund, which you need in life generally and definitely if you want to be a real estate investor.

We sent out revised emergency contact forms to all of our residents this year, asking for the name of the person who has permission to remove their belongings "in the event of prolonged absence from your apartment".They understood what we were asking.  

It has been a pretty good place for me to park rental repair and capex money as well as my personal emergency funds.

My landlord lives about an hr away which concerns me if I ever needed access to that in an emergency.

I have 25k in each but suggest you use them ONLY in emergency situations.

My wife and I have excellent incomes, sizeable investments, and $30,000 saved up in our emergency fund. 

Older Emerging Neighborhoods for flips ( Fountain Square, Bates Hendricks.

You may have insurance coverage for loss of income,, but that ususally takes a period of time to kick in.Post the building entrance, and each door to each unit   Permitting entry with notification approval by you only during day light hours and they will need to provide a flashlight.If by chance you can string a source of power from a neighbor to light up hallways for emergency lighting try that..

Honestly how do landlords get themselves so stuck.. inherited problems or not.. this sounds like it would have been the first thing I would have done was to get rid of the dogs.Tell tenant you have no choice they either get dogs gone or else, you file for eviction,  non-compliance failure to permit management / services to enter apartment to do emergency repairs.