Here in Lewiston I will get one deposit for 6 tenants with no invoice saying who got what lol.

I offered them a copy of invoices of the rental payments instead, but they insist on just the lease agreement.I wonder about the legality of something like this.

@Jonah Tremblay If we determine that damage was caused by tenant we fix the item but keep the invoice to later deduct it from the tenants security deposit when they eventually move out.

I am an investor and a CPA with clients investors.I use Quickbooks to manage my investments and it works - so far :) it also has invoicing and payment automation, however, you need to add the extra expenses (a repair) and this will happen with any software. 

As an owner, what would you expect as far as terms of proof of work aside from pictures/invoices?

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

I need to input all 15 properties, some of them multi family unit, And itemize all income and expense.I have property managers so I am not exchanging money with tenants or creating invoices.

I always recommend letting them know you WILL be terminating their current agreement at the earliest lawful date, so you can process them and get them on an agreement that meets your requirements.Once the termination takes effect, it will take time (possibly a couple months, depending on their usual monthly reporting periods) for the PM to provide you with your final financial reports, which should include tenant ledgers for all tenants; a final monthly report with all payments and charges accounted for; all final collected rents, and security deposits (be sure you know the local laws regarding how to hold the deposits) from each tenant that match the rental agreements; and all paid invoices from the final period.

That is--work for free (assuming she will have no proof of payment because, well, who is going to pay her for this work you speak of since the owner is unresponsive), without a contract/ estimate/ invoice-- and then just put a mechanic's lien on the property?

Are all my invoices uploaded to my owner portal?