Dang @Joshua Davis Bro - you're over thinking this.I recommend you focus on taking one step and then the next.

I agree, put the burden on her to you with an invoice detailing her hours (labor), rate and any materials used. $6500 at an extremely inflated $100/hr would be 65 hours of work...

Then as expenses occur or as deposits are made you can set up rules for it to automatically book the entry into the accounting ledger.You can also issue customized invoices to your tenants out of the software, and when you do it automatically keeps track of your receivables.You can also manage contacts (vendors, contractors, plumbers, etc) and attach supporting documents directly to the related transactions in the system to keep organized.Very user friendly, very intuitive, and VERY affordable.

I know of a handyman company that started out with the person that runs it being shown how to invoice and get proper insurance.One can impact the physical neighborhood in a positive way.There is also the chance to make environmental impact with water saving devices, lower wattage bulbs, maybe even solar panels or charging stations for electrical vehicles.

@Luke Tomashek I would love to put on a metal roof but they are so dang expensive!

If you have their W9, insurance info, bond info, pictures, records of your service calls, invoices, contract, waivers, it won't be hard to do a small claims for bad workmanship.

@Lauren Burkert#1 - Have him give you an updated invoice for the work performed.

Then that amount of his total bid which is also the amount he invoiced after finishing the construction is the amount of the GCs investment.  

The listing agent is asking not only for a copy of the survey but for my invoice from the surveyor.  

Dang, it's raining again, we don't need any more rain!