Customer service (can you reach a person, how quickly?)

In the case of a natural disaster causing service issues the landlord has no control over they are not responsible.

Again I am out of the area for Military service so I will get these project moving as soon as able.

Also what service have you used in the past to get this done?

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. 

After calling my lender he explained that I need at least 6 months in reserves that I need to show via savings or liquid funds such as retirement or other investment funds.

$25K is not enough, in my opinion, to insure a solid reserve fund.

My question is, should I stop saving for reserves after a certain amount is met?

Actually Orlando got hurt worse in Charley than Fort Myers and I have colleagues in Orlando are still without power now (but they do have phone service so I can mock them).But there's two other fundamental dynamics that might bear some consideration.  

Couple of ways to improve the accuracy of your numbers:Consider adding vacancy as a % (typically 5-10%) because it's impossible to keep all unit 100% rentedNeed to add CapEx for your future big costs (roof, HVAC, etc)Considering adding a reserve for any other unexpected expenses.Keep up the good work!