It is just all these dang wholesalers that lowball sellers giving it a bad rep.Trust me when I say that you can make HUGE paychecks wholesaling and still have the seller thank you for your service.

Furthermore, in case you decide otherwise, I've decided to also attach the invoice for the hotel stay we had to book here in town after returning to a 95 degree house.

He can show-up whenever he dang well pleases.

So, I'm looking for a bank specializes in small businesses and that has three main features: - Great online/mobile platform that has all of the latest features: wire/transfer funds, auto-pay, invoicing, no or limited fees, links with Quick Books, categorizing transactions, etc. - Offers competitive-rate/feature lines of credit and/or credit cards to Real Estate investment and management companies- Specializes in small (100K-2M) CRE financing that can: refinance, fund acquisition, umbrella, blanket, portfolio loans.I've done a couple searches and it looks like Wells Fargo and Capital One are the front runners.

Dang @Justin Spaulding I just read your bio.  

I ended up calling the EC and asking them to revoke the invoice.

You can download a template for a business invoice in Word, change the title to "Security Deposit Accounting" and add your business address. 

Below are ones I have experienced over the past year with 2 PMs (on my 3rd now):Lack of rent due date enforcement (communication, fees)Lack of consistent (or no) eviction filing after late rentLack of communication with owner on late rents and the game planTaking weeks to make-ready units (increases vacancy)Not inspecting to ensure that maintenance was correctly done on the turn (and showing units repeatedly with the incomplete work)Paying all contractor/vendor invoices blindly with no inspectionsUnits not ready when vendors show up (painting, flooring, etc.) - no key/lock box, maintenance not finished, utilities not onNo system for ensuring that maintenance was completed as requested (other than resident calling them a week or two later to complain)Late monthly settlement of balance due to the ownerImproper screening of residents leading to lease breaks and abnormal turnoverIncreasing rents without consulting the owner (yes, that actually happened on 8 of my units)Lack of contractor depth leading to maintenance delays, downtime on turns and higher costsLonger vacancy period during resident transitionsNot showing units quickly when contactedNot refreshing adsNot having a good pulse on market rental rates or small items that could help a unit rent faster or for moreGrowing pains that many small businesses faceInexperienced staff with little or no supervision (owner too busy)No system/process to sell renters insuranceNot actively working with a collection agencyOut of all of these, the biggest challenges are/were (1) improper management of contractors and maintenance (2) basic rent collection and systems/processes around due dates and (3) improper screening.The two PMs I used were very hard working and honest people...just lacked proper processes and people.  

We solve both issues by keeping the utilities in our name and then invoicing the tenant as bills are received. 

Dang ole Stone foundation... either you putting a sump pump with a trench or excavating the outside to put a barrier.