I would definitely get on a plane and visit.

It sounds like you're ahead of the game here because you're focusing on your local market, which certainly makes things much easier. 

might be somewhat basic but when we inherit a building we take it as a chance to literally go visit and speak to eat tenant. 

It's $350, but if your policy is more than $4k (or higher like mine), you'll come out ahead.

Visit your projects unannounced as often as possible. 

I went ahead and made the repairs.

That way you don't risk any of your own capital, but get a chance to learn and observe first hand, so when you're ready to invest, you're way ahead of the game. 

That's good, if the water isn't running you can go ahead and start doing the work but I would thoroughly document the damage to go after the owner with, at least threaten with a demand letter. 

Normally the tenants understand.If you're having consistent issues with a tenant abusing the HVAC only (if they are abusing other items then it may be helpful to find a new tenant), I know some HVAC companies offer an annual plan with a certain number of visits per year at a flat fee.

Check out this mailing I found while visiting one of the multi-units we manage in San Francisco.