In looking to scale beyond the 16 units I have now, I was thinking it was time to get some software that will also invoice tenants as well as allow them to pay online.

The new roof work was about 9.5 K and the other work was about 1500 or so, so the total invoice was ~ 11K, and I received a settlement from the insurance for $8800.

There are several ways you can arrive at the exact same number; I've found the quickest is to take gross rent, subtract recurring non-PITI expenses, divide the resulting number by 12, and subtract actual PITI from that.If you want to argue that something is a non-recurring expense that you shouldn't be hit with, like a massive electrical upgrade, be ready with receipts and invoices. 

You might check the statute to see if it includes safekeeping of the property.Do you have any invoice from a company to prove the expense.I'm thinking you can't probably pay yourself.I say control the transaction....Have your title attorney prepared the closing statement, include the charge and the invoice from a 3rd part, threaten not to close if they don't sign and pay for it....if it is worth it to you. 

I would say to ask the contractor for a detailed invoice of the additional work.

I almost forgot, invoice!

This is related to a BRRR which we bought, completed and refinanced within this year and plan to hold for a long time.Additionally, let's say we sell the house in 10 years, do I need to keep all of the receipts and invoices from the rehab until we sell to track the capital improvements so that we use the improved value of the property (purchase + rehab) instead of just the purchase price?

But - an eviction company that has a sheriff witnessing their crew doing the eviction usually has a 1-2 week backlog - and does the removal and discarding (if you want) all in one easy job, and invoice.

@Joseph Tate, the $250 pu will be an annual obligation to fund the reserve account regardless if you don't submit invoices to your lender for reimbursement.

32.Are all my invoices uploaded to my owner portal?