Normally, it's the seller who pays the commissions for both sides, and that amount is listed in MLS.Your proposal means that you'll be invoicing buyers for services that they can get from other buyer's agents at no cost. 

Whenever we keep any of the deposit, we document every expense and provide a report and invoices to the tenant so that they know we aren't just pocketing that money.

I had a very good seller and she was super helpful in letting me know what bills needed paid and giving me previous invoices for my records.  

I'd ask 3 architects, and ask that whoever gets picked they apply the invoice for the site plans to the overall project cost.Feel free to ping me if you have more questions; happy to share what I can.

If you go by the job site and things look the same as 2 weeks ago, yet your Dad invoices you for 40 hrs...you may be skeptical, or question whether he's efficient.

I'll slip a business card in the envelope with the check and copy of invoice when I'm paying them.  

Deduct any cost of repair for damages from her deposit, use a 3rd party repair person so you get an invoice as written proof.4.

You might get a couple hundred dollars back (or you could ask that any money left over be applied to future invoices). 

I tried using addresses but it wouldn't find the invoice.  

and have a valid point, and on rare cases, on an exception basis, we've been able to get loans through with that question in mind, and incredibly thorough documentation about the nature of the renovation work (eg, your GC better had written "new roof" on the invoice for the new roof, and not "roof work," and it better say "brand new water heater installed, replacing old water heater" and not "water heater work", and hopefully you actually kept all of this paperwork).4) You truly are buying up a bunch of cashflow negative real estate, in which case there is no error, and this should be revisited after you've taken care of business with regard to your current homes, before looking at additional homes.