I was in voice contact with both and I am betting they will rebook when things blow over.

If so, since my contractors provided invoices to me with repairs and capital expenditures alike, how do I determine the proper dollar figure to count as repairs?

From personal experience of being in my first Lender financing, this is what I've found;1- Lots of paperwork to provide during your first Loan request which takes time to complete2- You do NOT get any money up front3- If you are buying materials, to cut your costs like I'm doing, you will need to have a means to buy them first before that money is reimbursed to you from the Lender4- There are fees for making Draws on your Loan, so you will need to calculate those fees into your loan expenses and possibly limit the number of Draws.5- Contractors may not get paid for an extended period of time since they will have to provide an Invoice of completed jobs which are submitted to get the Draw. 

It sounds like your reserve is only increasing if you have outstanding invoices or they are expecting invoices for work performed.

It is treated on an invoice basis- so the IRS looks at your TOTAL cost. 

The whole HVAC was replaced and each component (coil, furnace, compressor) was invoiced separately with amount less than $2500.

Account Closed  Dang!

Water costs SEEM low, but only because sewer charges are invoiced a year later on the property tax bill.

Any structural, mechanical, electrical, plumbing, seismographic, HVAC or other property systemsreplacement, maintenance and/or repairs (including invoices and estimates).9.

( the 2 big stores ) Also, the guy who came to donthe bid said that the invoice can only be on my personal name and not on my Company’s name.