You tell him the check will be issued by so and so company once the job is completed and the invoice is remitted and they don't see the money until 2 days later...is this going to be an issue? 

It is crucial that you submit your draw invoices the same way you submit your initial bid during the acquisitions period.

For those who use IPNIntuit has discontinued the use of Intuit Payment Network while sending invoices from within QuickBooks in the new 2015 versions. 

This is provided on a monthly basis with each invoice that is issued to our clients.Has your insurance provider changed without any notification been issued to you?

 - what documents should i ask from the current property manager (beyond: leases, move-in checklist, last tenants move-out checklist, pictures on file, keys, outstanding repairs, prior repair invoices, latest relevant communication from/with tenants)- have company communicate with tenants about new company details- have new company reachout to tenants once first communication goes out- have new company meet with existing tenants- other than asking for items above, what other steps are recommended?

That's the amount you invoice her now just in case there's a repair down the road.

I have read some on the forums about de minimis and a $500 threshold per item/invoice but am still uncertain of the proper tax treatment.These would be tools such as a small compressor, wall texture sprayer, hammer, pry bar, chalk line, broom, safety glasses, multi tool, trash bags etc etc.  

Have you received any statements, invoices, any kind of actual paperwork regarding warranty work?

Thus far they have refused to send me itemized invoices from this completed work to allow me to compare with other contractors.  

It has an ADF chute and was cheap : ).Would this item need to be placed on a de minimis exemption page for my taxes and me keep some where in my rental records, written down, something like the following:"The general capitalization policy for tax purposes is that all equipment and other fixed assets costing in excess of $500 per invoice (or per item as substantiated by the invoice) will be recorded as an asset.