Also, I found one of my contractors via a referral from a custom home builder and I found my handyman via redfin.Also, once you find your contractor that's capable to help you with day to day repair work I suggest you create a system with your contractor for:Rules of your property (Who will be doing the repair work, no minors)Contractors license and insurance infoBilling (Online invoicing?

However when I recently received the appraisal I saw that it was invoiced at $2,250!!  

Dang, that's discouraging, but good to know. 

In the commercial world where I work, it's common to hold retention from each draw - typically 10% of the invoice amount.  

The owner just throws orders, receives his rents, pays invoices and that is about it.

Enter a maintenance request, assign a vendor, attach a fake invoice.

For utilities that follow the property and cannot be put in the tenant's name, I invoice them each month with their base rent through RentmindMe.

If I have one receipt that covers multiple houses, I'll break it up by Class -- assigning the correct amount to the correct Class (house).If an invoice covers multiple trades, I'll break it up as much as reasonably possible, though I try not to go crazy (if a painter gives me a bid for two coats of paint, I won't break it up into two line items :). 

I have heard of others doing "invoices" to be paid on flips or even using liens which Im not really sure how to execute.

No SOW has been sent to me stating what should or will need to be done to get the other place rent ready.I just received an invoice with a $3200 fee for “unpaid bills”.