@ Andrew Wu - Usually when you have a plumber hiding costs or doesn't give you an invoice many times they charge a ton for the replacement.

They offer customer statements/invoicing and allow me to send them to tenants via email.

If that's the case, does the escrow company require 'receipts' or invoices to issue money?

Also what is the total he invoiced you for?

That is dang near a situation of demolish the property and start over.

That's a dang good question.

I generally won't use a licensed plumber to replace a water heater, and as such, won't pull permits.As a counter-example though...yesterday we were replacing a water heater and a pressure reduction valve for a buyer after their inspection, and knew that the buyer/agent would be interested in seeing receipts/invoices.

@Matt by you doing all your repairs your self what you can do is mail your old tenant an invoice of what the repair will cost you to repair the home. you can add the cost of the professional carpet cleaning company bill into the invoice as well. 

If you need to make a payment to a service provider, please be sure to obtain an invoice/receipt for the work done and pay with check or obtain bank's check (equivalent to money order).

We also couple our Check Authorization by sending our tenants an invoice so they will be reminded that the rent is due and will be withdrawn from their bank account.