I am wondering if I can create an invoice where all they would have to do is sign ? 

Hi there, I use a management company for my rental and they send me a monthly invoice via app folio.

When repairs are done, I don’t really get invoices because she hires the people directly?

What tools are you going to utilize to document invoices and expenses?

From there, our contractor decided to start back-filling invoices to push the total cost to his total bid price.

Most PMs you use should be big enough that they get net 30 day invoices from their vendors so there’s no reason they need to make a payment before your next rent check comes in. 

I will update this post based on my experience when I actually submit the application as I plan to use my own appraiser I know in the area.I'd like to correct something I said earlier and clarify about "borrower being able to choose his/her own appraiser".When I was talking to the loan officer regarding submitting the application for my cashout-refi I checked with him regarding me having an option to choose my own appraiser as I wanted to understand how that goes and here is what he said basically -After I submit the application they will send the invoice to an AMC and once the company is selected for an appraisal when they reach out to me I can talk to them and provide them with information about a local appraiser for them to consider using.

Doing it this way will keep all the deposits in a separate register so you can always see what the balance is.When you do the first invoice, select Edit, then memorize the invoice and fill-in the boxes you need to, in order to have the invoice pop up automatically every month.

Quick question regarding the repairs; they were also paid in cash to handymen and most of the materials were bought through them too and paid in cash as well, Would I be able to deduct these expenses even if I don't have invoices, receipts or contracts?

Many claim they do not charge a markup, but then aren't transparent with invoices, etc. 1) If a PMC charges $x hourly, their markup is built into that hourly rate as they are NOT paying their workers that hourly rate.2) Many PMC's send you ONLY their invoice, or from their wholly owned maintenance company, not the underlying invoices from Home Depot and contractors.