4.25% for NOO (non-owner occupied) is pretty dang good.

Also, I don't want tenants coming to my house, or try to schedule a meeting or rearrange my schedule because theirs didn't work out.My business account has online invoicing but It requires a login profile from the tenant and none have used it so I don't send them anymore.

@Brandon Turner Dang!

I told him to send me over a detailed invoice with receipts so I could pay him and be rid of him. 

Now HML broker has sent me an invoice for $3,500 demanding I pay it immediately because he fulfilled his contract obligation to me.

Proper process and contacts can make self managing pretty dang simple and I have 44 units. 

Dang.  

I admit when I do get an invoice with the detailed breakdown, I look at the labour costs and think what the heck. 

@Vincent Dang.

I have 2 questions for you, when including your repairs on the HUD for closing, did you just have your contractor write you an invoice and gave that invoice to the title company to include when closing?