Dang, that's fast!  

Which seems unlikely but I thought I would ask.(3) De Minimis Safe Harbor is per invoice or per item?

The easiest way is to invoice the tenant when rent is overdue to add the late fees and other costs, to communicate and document the amount, and that invoice and the original contract, plus receipts for any additional costs included in the move out invoice would get turned over to collections. 

dang I just saw this post, I’ll go to the next one.

In other words, I pay the actual invoices from the subs and the builder adds a 9% fee on top of it.

I'm risking sounding like a danged fool here but I have a problem that honestly I should've solved 20 years ago. 

I use Tenantcloud for a lot of propertymanagement (its free) to kind of track the invoices and etc.

So long as you keep it as your opinion I would think you would be fairly safe in voicing that, so long as that is clear.

Nick,what i sent George was basically invoice the fee as a dollar amount and not as a percentage because it can be construed as a commission.

Invoice escrow and your golden.Mike... others will tell you why something sucks balls.