We provide them with an electronic copy of the bill each month and every three months we reconcile.If there is a deficit in the account we invoice them and payment is due with the following month's rent {this has only happened twice when we carried the electricity and natural gas and there was a very cold winter ... normally we set the monthly utility contribution high enough this does no occur}.  

Dang that sucks.

If you do this be dang sure that you can afford the payments on the HELOC on your residence even if your rental property business is a complete bust.  

Dang iPhone.

I've inquired with vendors and there are major discrepencies both on price quotes and that any work was even actually done by them on my property.Here are my questions:Is a property management company required to charge the property owner only what a hired vendor charged for the work completed, or can the PM create their own invoice for what was hired out?

I know its just part of the business and I always told myself that but it is very demoralizing when a house gets trashed...and danged thieves...that really gets under my skin.

@Matt Rodak It is my experience that the insurer won't pay out for replacement cost until after the repairs are complete with invoices and/or paid receipts.

If he doesn't respond in a timely manner to your invoice for the amount due, then send a demand letter.I've seen too many landlords simply give up on a debt they thought was going to be impossible to collect, or they delayed in pursuing it.

We recommend using Avalara to help with the taxes and for payments you set up a stripe account and we invoice monthly for our service. 

This includes sending an invoice via snail mail before the first of the month.(3)  Automated email sent via PropertyWare on the first of month reminding tenants of rent obligation(4) Have our property manager call delinquent tenants on the first Friday after rent is considered late (payday) in attempt to collectAny ideas, tips, hints etc. are greatly appreciated.