We have a whole package of renovation information that we give to the broker and appraiser and we always offer copies of all receipts/invoices to the underwriter.

I would have to ask a few more questions..to me what they own/sell in the area would not be as important as a few other questions:How do they handle emergencies, invoices?

., I agree with what you say for a few properties, however when I start to get more and more tenants, I don't want to be in the business of sending invoices to tenants for their actual utility bill for that month.

You need six month of ownership to be able to do a cash-out refinance.The home value is determined by appraisal - for the first 6 months they will probably consider the purchase price when determining value.You should be able to get a new appraisal after 6 months, but you will have to document why the value went up (invoices from home repairs, appreciation proof etc).Cash-out in general is limited to 80% loan to value, but I think TX strictly enforces it - I know a few lenders in Utah that will go up to 85%, which you don't really want because of the mortgage insurance requirement that kicks in.This information above is based on the assumption that this is a conventional loan we are talking about.I do not have a Texas license, but to the best of my knowledge, they are pretty strict when it comes to cash-outs.

Some people suggest sending an invoice if they don't pay.How were they late that many times and you did not notice.

Monthly I just download the transactions from the bank and assign each rent to the appropriate account.It doesn't seem worthwhile in my situation to create Invoices and go through the whole manual process of getting payments into Undeposited Accounts and then doing a Banking->Make Deposits payment.Is there a simpler way to use Invoicing or should I just stick to classifying the transactions from the bank statement?

He showed me his invoices for the equipment he didn't mark it up at  all. 

Vendors get paid directly from Buildium, either through an epayment directly to their bank, or the remote check system, which allows me to simply enter the details of the invoice into Buildium, and the check is sent to the vendor. 

With a tenant in place, much of the work can be considered repairs as long it returns to the original house conditions (careful how you formulate your work plan and invoices from contractors, read the book for details).

Is there a special invoice or other form that I should be sending them to make it more official?