Bought new between Christmas and New Year for invoice.

By the time you vet 16 guys, wait for them to show up over and over as scheduled, clean up after them, spend time licking and sticking checks to pay the invoices, figuring out if it's a deductible expense or not, on and on.  

Just because they don't list it doesn't mean they don't "charge it" by having their vendors mark up repair invoices and under the table kick backs of the diff.Buy local and self manage is your best route ... otherwise be prepared to go through several crappy, crooked property managers (spidey senses tingling on this one), hire and fire many, then maybe finding a decent one that you will still need to monitor carefully.

But once again, there's way more to consider than just the cost of setting up the LLCs, it's a bookkeeping nightmare and you're going to be surprised when your CPA hand you his invoice. 

If disposal is jammed by foreign object that shouldn’t be in a disposal like money, beer caps, kids toys, have it stated on invoice and charge security deposit.

This is provided on a monthly basis with each invoice that is issued to our clients.

Single bank account, single quickbooks account handles my 8 properties fine, all the reports and income statements are generated by property, quick books even has add ins for tenant invoicing so they can pay electronically.

Instead he/she claims that his/her invoice is sufficient.

Create an invoice (using items Security Deposit mapped to Security Deposit (liability account). b.

When a PM has their own staff bring property back to rent-ready condition, they present invoice copies of their necessary supplies purchased to the client/owner.