This will identify major issues with the property and give you an idea of any large capital expenditures needed and maybe give you some negotiation leverage.

I’ve also had issues do a cash out on my two properties.

I'm only bringing this up because you mention 1) rent is always paid on time; 2) neighbors have no issues; 3) The tenant's are hardly there (which means less property wear and tear) and 4) I will also assume becuase of the first 3 here, that your property is also being cared for...... seems like picture perfect Tenants.... 

To address this maintenance issue, I sent out a reputed garage door company to look at it. 

We just don't want our clients to face issues if they were ever audited and I'm giving you the same advice! 

Doing the due diligence on rental rates wont be an issue for me but I’m not a developer.

I believe the neighbor has some beef with the city, and is trying to use this issue to create a problem for the city, my friend is just the unlucky guy who gets to be collateral damage.The small town utility department doesn't have record drawings of the laterals, and they are not being too helpful. 

If there's ANY concern about the foundation or structural integrity, I call in a foundation pro, or I walk (foundation/structural issues are usually my one total deal-breaker).

Rent Control is a two sided issue.

I have no issue with cold calling either.