.: Thanks  for the insight, they ended up adding an invoice to the escrow statement. 

As i posted before here, I have yet to hear 1 single person say "oh dang it, I knew this was high risk but man-alive I was hoping it would work out" or any iteration of that, no not a 1.

The roof might be an expense depending on the specifics of your situation.I would also get a contract and invoice for the $8000 quote that notes $1000 payments being applied from rent monthly.

Hell, someone sent me an update today on sec8 payment standards in MSA where sec8 is paying dang near $4kmnth!

Also, verify ALL utilities (don't believe that dang Realtor for one min Wink ) go to the county for sewer and water.

Dang, this is a good one and I don't have a great answer but I would look at lenders who specialize in commercial or portfolio loans.

I provide scanned copies of all invoices, but that's my business model.

Meanwhile Jeff paid an invoice from MCT Diversified Services in the amount of $4900 without previously contacting us (property owners). 

I believe the PM lives an hour and a half away (purchased PM business that we were previously using) and didn't visit the home before sending out the plumber because they didn't seem to know any more details about the invoice than what was written in the description.

If what you have to protect is above a certain threshold where expense to do such is justified, your dang right it makes sense.