Whenever a situation like this occurs where the concessions are higher than allowed, I have had luck bringing the attorney or title company in and they have been able to invoice the seller for a specific repair (foundation) and then cut you or a contractor that check at closing to get around the max concession amount. 

You typically submit invoices to them with a completion of work package and you can draw down on the funds set aside for improvements.

It allowed time for invoices from third parties to trickle in as well as the new tenants to move in, get settled, and point out any "misses" that may not have been uncovered in the landlords inspection. 

If the total cost of the flooring replacement is over $2,500, you could get separate invoices for the labor versus the materials and expense both if they are under $2,500 each.  

Anytime repairs are necessary and are Tenant responsibility, you should have the repairs completed, pay your handyman or whoever made the repair, then bill the Tenant for reimbursement- providing them a copy of the paid invoice.

I could see something like this being efficient and effective (LLCs being the exception:Checking: Write property # on check, attach copy of check to invoice.

Bookkeeping alone (recording income and expenses to produce financial reports, filing records, preparing tax documents) is generally ok (Paying invoices probably does not require being licensed, but you should check to be sure.), but actually collecting rents, negotiating, advertising (which could include showing), completing or signing documents related to selling, renting, offering, etc. would require licensing. 

I rarely go into great detail on my bids or invoices where every dollar went, but this is different.

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

Process is, they report the slowdown or blockage to you; you send the plumber; Plumber identifies (when possible) the source and approximate location of blockage on the invoice.