They have an investor that they collect the rents for, take care of all his accounts payable, work invoices & run the entire 13 properties on quick books.They also issue the 3 day pay or quit but the attorney does the evictions per se.

@Michael Dang Thanks for the advice i will learn everything there is to know about a master lease.

It's just too dang complicated.That said, how's everything going on your travels and how is Berlin coming along?

I assume that mans the utility company is sending you copies of past due invoices.  

Rehab expenses have been financed with a construction loan, but the invoices he's been submitting for draw requests lack any detail.

My work is transferring me back to the area, so I intend to live in the home again so I personally delivered the termination of agreement paperwork to begin the 30 day The 30 days was served two weeks after their rental due date, so I sent them an invoice for the remaining rent balance that they would need to pay to take them throughout the 30 day cycle.I am fully expecting to have to take them through the formal eviction process because they don't want to move (and they've been very vocal about that). 

If the tenant can't pay for the damages in full within 30 days of the invoice, then try to negotiate a payment plan.

., dang it, you beat me to it!

Further, I also want to limit my future recapture depreciation when I sell the property.If I under stand de minims correctly, I can take up to $2500 per invoice (non Applicable Financial statement).  

@Johnny Dang, fraud implies intent.