I'm no invoice, but each deal is an adventure and sometimes bumpy roads will occur. 

And dang it, we want you to succeed!

Enter a maintenance request, assign a vendor, attach a fake invoice.

Since THAT involves some kind of maneuvers that look too much like money-laundering (generating fake invoices that plastiq 'needs' to see, for services not really rendered, etc), I'm not doing that.

First check your state laws regarding security deposits.If we have a tenant that trashes a property, we cannot just automatically forfeit their security deposit and we have 30 days to send the tenants an itemized list of charges against their deposit.In Texas if an owner does not follow proper procedure even though the tenant trashed the property, the tenant can go back after the owner for triple the security deposit plus attorney fees and court costs.If you accidentally did not follow your state laws, I would immediately refund the total deposit.If you followed your state laws, then you should have at least contractor invoices for the work done to justify the expenses against her security deposit.

I always have at least a $15k budget on our properties, there may be old asbestos siding in good shape but if it's ugly then we're going to paint it, if the porches on the front of the house are ugly, we're changing them, wrap the window trim in metal, throw a new roof on even if the current one isn't yet leaking, parge the foundation, replace the old cabinets, don't use $2/sqft laminate flooring, replace the dang trim if it's been painted over 100 times, remove the ugly wires from the outside of the house and have the cable company install new ones, fix the grading of the yard, trim trees, and repair sidewalks.

 $.50 per transaction, you can send invoice automatically, they can pay automatically.  

I'll send a paypal invoice shortly.

If the seller is willing to work with you and provide the documentation you need (i.e. rent rolls, tax returns, invoices on work done, etc), you may be able to work something out.

More than half of this invoice  shows tree trimming & cutting.