Does the property management LLC need to invoice the trust for a property management fee?  

I would additionally invoice each tenant for 1/2 the bill come the 1st. 

Actual paid invoices are provided to the client with their monthly financial report.You want multiple bids, no problem, however I have no experience with these other, random vendors.

Invoicing is also very easy and you can do it through their platform as well. 

She told me she would send the invoice to me, she just needed to speak to someone else in her office first.

You should have receipts for all the materials, and there is no reason you can't create invoices for the time and work you did on the job (though I'd probably do it through a company name, so it's not so obvious that the money wasn't actually spent on other contractors).Or you can tell the lender that it's none of his business and see how far that gets you...

Include an invoice if you are deducting the cost of reviewing/credit check/background check.

* Are all my invoices uploaded to my owner portal?

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

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.