The second portion being anyone who would refinance this and make the loan happen for you is also going to want a total project improvement budget which would include the amount you've spent already as mentioned above and be ready to show receipts and invoices.

@Don Konipol dang buddy...that is the most negative view I've ever heard. 

And without fail, every single dang one was deep DEEP in the red after taking ACCURATE measure of things.

When the work is complete, send her copies of the invoices with a demand for payment within 30 days.

Looking for the best software option to manage tenant screening, invoicing, accepting payments, etc.  

I wanted all this information to show up on ever Invoice or Receipt or bill that I send my tenants and told QuickBooks to do so. 

People simply need to stop relyig on nothers so dang much.The SECOND something even seems too hard, immedialte they give up and ask other for help... and no one checks to see if the person that is giving them random advice is actually an expert in the space.. its nuts!

Dang, that’s a bummer.

They keep the GC profit which is in the 20%-30% range meaning they can out-bid you or any other without that savings on any acquisition and still make dang good $. 

Any outstanding bills come from the deposit. if the expenses exceed the deposit, then after sending an invoice to the tenant if the tenant doesn't send the money, it is going to be up to you to get the money....and you are unlikely to see it.