Invoiced, receipts, documented, etc. 

For 1) use Routine Maintenance Safe HarborFor 2) can I use two additional, separately invoiced de minimis ($800 for the door, $100 for the electric fixture?)

If the owner(s) recklessly borrowed and lost money, made business deals knowing the business couldn't pay the invoices, or otherwise acted recklessly or dishonestly, a court could find financial fraud was perpetrated and that the limited liability protection shouldn't apply.https://www.nolo.com/legal-encyclopedia/personal-liability-piercing-corporate-veil-33006.html

What can be done is an invoicing system.

Since I really don't need to write invoices, i need something that helps with easy bookkeeping and expenses tracking.  

The city will cut it, and invoice the homeowner.

It is a MassLandlords invoice,NOT a SPOA invoice.

When our lender couldn't close the deal in time, FHA invoiced for all of those fees.

@Christopher Giannino @Jack Pinney  There's also a line on my checkout invoice that says "Purchase any Stainless Steel Samsung REF, Range Built-in, MWO (OTR or CMO) Hood and Dishwasher and receive $150 off combined" So, if I am buying 4 Samsung appliances, shouldn't I get the $150, because it says "purchase >>> any stainless steel Samsung ..

If he's a good tenant otherwise, you can absolutely continue to accept rent offline and simply mark those invoices as paid in Innago.