If you only have one LLC and don’t need entity tracking, you could get a lower subscription and categorize your properties as ‘customers’, then units and tenants would be sub-customers.Simple Start would allow you to invoice your tenants (if desired through QBO) and produce basic reports. 

Enter a maintenance request, assign a vendor, and attach a fake invoice.

Congrats on finishing up the rehab, as others have mentioned, make sure to document your work.Keep the invoices handy.

Are all my invoices uploaded to my owner portal?

You'll invoice the tenants on whatever strategy you set up in their leases.

Here is the rental analysis data on how we came to $1,610 per unit and, when manually comp we find that's dang accurate for 4br.

One day several weeks after close, they sent me an "invoice" via email with no body, just an attachment with a jumble of line items - It included one of the two items they were getting a quote for me on (new flooring), some but not all of the items they were supposed to fix as part of the contract (with prices even though they were paying), and a few other items I was not familiar with. 

.- Tenant submitted a work order for low water pressure in 2 bathrooms- Tenant submitted a work order because the garage door doesn't close all the way and left a 2-3 inch gap at the bottom- Owner initially refused to address either work order- Owner demanding the tenants place furniture pads on each piece of furniture- Owner calling multiple times to speak through the work orders, asking when they've been scheduled, calling a couple days later requesting the invoices- Owner calling because they want to access their storage in the basement so they can remove several pieces of furniture being stored- Owner now emailing requesting multiple property inspections throughout the lease cycle- Owner questioning my experience and relative PM knowledge because I'm not following up with her in a timely manner (the following day after the work order)Keep in mind, this is 2 weeks after the tenants had moved in and the tenants are very happy in the home.This is something we see on a regular basis.

I keep track of expenses as they come in (I have a notebook) for each rental and file the invoices/bills/etc as soon as they come in and are paid. 

I invoiced an extra 25 dollars for part of the cleaning that I needed done extra and it was disregarded.