As @Jimmy Dang pointed out: "it depends on what your goals are."

There was no communication prior to sending her in the invoice stating that it was her responsibility to pay.

Get documents from the contractor - a contract with the scope of work, an invoice and a payment receipt2. 

Of course I kept all the material receipts and paid my father and the handymen but I did not hire a contractor so I do not have proper invoices but only receipts...I probably spent around 60 to 80k for the rehab but even if I could fully deduct the expenses the capital gain would be still very stiff...A friend suggested I should reinvest right away and do a 1013 exchange to defer capital gains and another friend mentioned to reinvest through RealWealth Network.

Tenant replied: 296.72- This is not a bill as it does not have invoice number and date mentioned on it and it’s just an invoice online any one can get it.

@Shane AlbertI agree with @Michael Dang and @Matt Popilek hereMichael gave some great podcasts to listen to.

I agree with @Michael Dang.

Mail the dang check - no more cash!

You should be able to compare claimed sales against vendor invoices as a quick means of forensic accounting. 

I nicely state, there's late fees associated with you late rent payment and I'll be sending you an invoice for this.So I send the Late Rent Invoice, basically $50 late fee on top of the $1450 rent due (making it a $1500 total).