My best advice:1) Assume 20% more for big jobs price wise and time wise.2) Assume 10% more for small jobs price and time wise.3) Get wifi, elock, cameras for this house to always check on it.4) Require insurance, warranty, and complete invoice work.

If the latter, how do you approach it - included in lease, separate invoice/bill, etc.Any input or thoughts it's greatly appreciated.Thanks!

So when we receive invoices for each draw it will just show is flat rate.  

This will be done at your expense and payment in full is required within 2 business days of receipt of this invoice.

I use quickbooks and they offer a product called IPN (Intuit Payment Network) which allows you to email invoices to tenants with a payment link imbedded in the email.

You should compel the duct guys to cover this for you, or deduct the repair cost from their invoice if you haven't paid them yet.

Regarding your question, do they provide an invoice or summary of income/expenses?

QuickBooks Online is user-friendly and offers a variety of features such as income and expense tracking, invoicing, and reporting.

Tenants are still customer, and I set up their rents as reoccurring invoices so that way it keeps track if they are past due or whatever else.

A second example, I received a small (<$100) bill for cleaning out a sewer drain line in which the plumber noted on the invoice that the tenant was pointing out a problem with the main sewer line being broken and leaking out near the road.