Well dang, that makes it 10x easier.

No flushing of wipes, paper towels, feminine products, napkins, diapers, etc.When our plumbers go out to the property I asked them to write down on the invoice what they pulled out.

Since that $8k is split over many invoices/items, I believe it would all qualify for the de minimis. 

@Jay Dang I called and went through a lot of contractors many of which were clearly taking advantage of the fact that I am from out of state. 

* Are all my invoices uploaded to my owner portal?

I would be dang careful...HUD does not permit Section 8 tenants to have any side contracts with the landlord. 

I mail her an invoice for the late fee.

Each month the water invoice gets forwarded to the tenant and it becomes "rent due" with the next rent payment. 

Some of the tests our state WC commission uses is:- who directed the work- who provided the tools- did the sub work for someone else - did they advertise their services to the public- was there a contract in place for the work- did they have their own Insurance- ****very important****  How were they paid      If they were paid hourly, Daily, or Monthly they tend to assume they were employees    They expect to see invoices from the Sub to the General ContractorFind an experience Independent Agent and Attorney who deal with contruction to help you set it up correctly

I was referred an off market quit claim deal and my property manager/realtor refuses to invoice me for the agreed upon referral fee because they are going to see the money through their pm fees.