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. 

Convenience is my number one factor when investing, I want low maintenance tenants, and I do not want to drive out of my way often.

I currently self manage everything and do most all of the maintenance/repairs. 

Not sure if this is most appropriate forum, but here we go:In my analysis, I deduct 25% from gross rent to account for repair and maintenance, Capex, and vacancy, and to build up reserves. 

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.  

I'm the same way where I self manage and wont see too much maintenance issues (hopefully) but I still put those in there for a worst case scenario kind of thing.

My Chicago based company offers some management services.