I do the math each month and send my tenants a “rental invoice” which includes how much they owe in billed back utilities plus their base rent.  

Hello BP'ersWhat software/application do you recommend, one that has abilities to accept rental payments online, tnt. screening, invoicing, etcLooking one at very reasonable price, since now managing 4 single units, with no stratosphere cash flow, I am looking something that can simplify the processes, but does not kill my cash flow.Any advise will be greatly appreciated Sal

For properties managed with a property management company, would you still create invoices in QB even though they will not be sent out, or should this be bypassed and just record the deposits when the management company sends the statements?

If it is a tenant-caused problem like a ball through a window or a Barbie stuck in the toilet, send the invoice to the tenant and make them pay it directly.

Are all my invoices uploaded to my owner portal?

I've even seen cases where unscrupulous owners have supplied false invoices to the lender to draw off the construction loan, so it really means nothing.As to your question on tenant estoppels, this is a document that the tenant fills out and signs attesting what their rent is, the lease term, and the security deposit that was paid.

I don’t think the original owner enforced his fees, and he accepted partial payments, while we do not.To keep track of rent payment, to generate invoices, to manage work orders, and to enable ACH direct debiting, we signed up for Rentecdirect.com as soon as we closed on the property.

We are however displeased with the lack of communication from this company...they do not respond with emails or phone calls...when we have inquired about invoices for services...and a very high pest control bill showed up...which they took out of our rental income...without even notifying us of this expense.

When reviewing invoices from your GC, be thorough and ask a lot of questions.  

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