Daniel, as a few others have mentioned, we've just reglazed in a nice bright white, and it turns out looking pretty dang good.  

Rafael Floresta“My PM uses Appfolio (which seems, on here, to have it's share of fans and detractors) so it's easier and quicker for me to login and review rent collections, expenses, invoices, etc.

We set up quickbooks to create invoices for tenants.

Any payment over the invoiced amount should be considered suspect in my opinion.  

Use a system that is cloud-based, allows tenants to pay rent for automatic invoicing and late fees, includes a picture and video maintenance requests, and communication to tenants and maintenance people.

As for your real question, we track gross rents via a gross-to-net invoice. 

Dang @Joe Villeneuve it's like you got a Happy Meal with a few extra free toys; I'm a little jealous of your piano!

I've been poking around looking for creative lenders since my industry is government construction and it involves surety bonds -- most lenders wont touch construction, and most of those who do, don't want to touch surety bonded projects--, most of them want to either go SBA, invoice factoring, or merchant cash advance.

Invoices were provided to me showing previous foundation work with warranty.

I looked at FreshBooks.com but that's more of an invoicing program.