Welcome to the community @Dan G.!

Now you not only have me procrastinating doing invoices/bids but contemplating visiting/moving to California. 

@Dan G.

Dang, Ryan, is this what they call "paying your dues"???

Dang, where are you looking?

Pay them as you would a contractor, with quote/invoice and check matching said quote invoice.

It sounds like you need to send them an actual invoice that they can forward to the insurance company.Try this form that can be filled out on the computer.

What really made it viable were two things: offering "easy financing" and then having your mortgage broker set up the financing for the buyer (doesn't exist now), and second, using a "special invoice" so that you could get paid on the HUD statement.

 - Where all invoices (electronic and paper) can be stored (and the date tracked) - Heck maybe some automation :-)- Calls from tenants recorded (call, time and date and what was reason, and resolution)- Rent tracking, amount, date, late fee, maybe an auto notification sent to tenants that have not paid and a custom message, like "It is the fifth day of the month, and per the terms of your lease, a late fee of $XX will be assessed to your rental payment."

I definitely notice that the job price goes up by the size of the building.For example, I just noticed that on one invoice, they didn't put the model number but it was a unique part.