Dang!

Before you've owned it long enough to appear on tax returns, an investor friendly lender will just do [ rent * 75% - PITI ].Once it appears on tax returns, if you need/want to exclude the one-time rehab expenses, put it on line 19 of schedule e with the comment "see statement X," and then statement X in extreme detail lists all the repair and rehab work you did, and furthermore you can provide me with every single receipt/invoice, exactly matching the line 19 number, exactly down to the penny (so, it's best just to make each invoice/receipt be a line-item on statement X... if Contractor John gives you 5 invoices throughout the project, show me 5 line-items).Only one-time repairs/rehab can be discounted from the mortgage DTI math.

This generates a bill to the tenant in QuickBooks for this bill, and all we have to do is print out the Invoice that QuickBooks generated and send it to the Tenant with a copy of the bill the water department sent to us. 

Then I will invoice them using this Service.

In this scenario, we had to manage the float pretty tightly, as the bank would not release funds until stages were complete, thus no money upfront, however, in most cases we were able to use invoices for materials, etc that were on a short credit window to make it happen.   

I would email the work order I knew would be more costly, requesting the authority to use the card within reason, with backup of an invoice to support the expense.

Charge the tenant for your costs and send them an invoice.

Why do so many question Real Estate as an investment and wealth vehicle, when the evidence is so dang clear? 

In the case of a used stove or hiring a handyman, a written bill of sale or invoice can serve as evidence of the transaction and may be helpful if you need to prove the legitimacy of the expense in the event of an IRS audit.However, it's important to note that a bill of sale or invoice is not a guarantee that the expense will be allowed as a write-off.

Here is AirBNB: one person asked pictures and invoices and left for week; case comes to second person and asked same thing; then third person, then fourth person and I have to put the AirBNB board members email on the email... long time and not finished one case yet.