I'm pretty dang sure that people throw furniture and wheel barrows in front of clear health and safety issues, before the appraiser shows up, on a routine basis.2.

If their honest and provide all the documentation you need (i.e. rent rolls, tax returns, past and present invoices, etc), then it's just a matter of going through the numbers.

I am starting to use invoices for tenants so that I can create statements clearly showing what was paid and what is owed. 

The ones I research charged the 10% for collecting the rent and handle calls during 9 to 5.BUT charge extra for - leases, re-up leases, calls after hours, lawn service, snow service, court service, attending when a contractor shows up, percentage of contractor invoice or using family member's services with inflated prices, tenant showings and necessary permit inspections.....all extra fee!

I have been saving the receipts and invoices from handymen for the tax season just in case such expenditures are tax deductible.

I initially would invoice each unit for 1/2 the bill, however, changed it where I include it into the rent now and it makes it easier for everyone. 

When I sent them the list of issues they just said they aren't complete the work and to pay up the last invoice (for the work that mostly had the issues) and they will complete the job. 

I've run into the same issue, and have since added a clause to my lease that if we are billed for their utility use, we will pay it and charge them the invoice amount plus a $25 handling fee. 

@Ryan Camenisch dang dude that stinks.

I have a few questions:1) What accounting software would allow me to maintain multiple properties and allow me to invoice my tenants for rent, utilities, repairs, etc?