I left that job to join Roche Tissue Diagnostics where I repair medical instrumentation across the Midwest. 

There is a 'comp' listed for $200,000, but it was sold as-is and needed great repair.

You can get a HELOC if there is equity in the property most likely, which there should be since you own it in cash, but you will just be decreasing your pay out and then may end up short in repair money, depending on how much it is worth.

They obviously cannot control some costs, but they do have input on things like maintenance and repairs and some other things.

Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

In this manual (which I assume could be modified to provide to tenants) I include all the financing information (which you would not include for tenants) bank accounts, mortgage accounts, payment information, and mortgage payoff), a list of the contractors, what each contractor does, a list of upcoming planned or necessary repairs, and a copy of all leases associated with the property.

Next, plan on inspecting your properties every 90 days; you can communicate this to the tenant as you ensuring the property is in good order and to help you plan for repairs/future improvements. 

It doesn't cover any loss of income due to your rental being repaired.

Set aside reserves for unexpected repairs or vacancies.

those 3000 jobs would get coffee and need dry cleaners and cars repaired etc.