My choice is always to take tenants to small claims court but it depends on the regulations in your state.

Here in Kansas there are no regulations for a property management company.

There are a good number of regulations and rules you need to follow. 

Some plumbing companies say they will pull a permit, some don't.   

They may spot a stain and recommend another specialty inspection like roof or plumbing.  

Why would your WORRY about them suspecting that your checking on them..Just simply give them a notice that your going to be in on >>>> date at >>> time you will be checking the furnace, plumbing, smoke detectors,,, and they do not need to be home, and you need access to basement and garage.

Fortunately, my resources in terms of a contractor(s), H VAC, plumbing, property appraiser, and home inspector are close family friends.

This morning I called a lawyer, and the lawyer told me that since I live in St Louis and my investor lives across the river in Illinois, that this would be an SEC regulated thing. 

I have a 2,500SF full gut SFR going in with 6 bathrooms, we are looking for someone to handle plumbing for the whole house, including running the waste lines out to the sewer and upgrading to 4".  

I think the regulations would limit the benefit from this strategy but I don't know the rules inside and out like you would need.