Hey @Steve Watson - Without getting into a long winded explanation which should really come from an accountant, I can tell you that if you use a cash basis for your accounting (rather than accrual) you recognize the income when it is received rather than when the sale is made. 

Our title company does not close any of our deals until they receive the "special assessment" reports which will outline any fees charged by DNS(dept. of neighborhood services) for code violation non-compliance, special work done around the property etc....

First, I would definitely not recommend doing a billing plan where you receive the bill and then retroactively charge your tenants for it (this is something you'll face with sub metering as well). 

Agent should have the standard document, it’s a standardized state form for PA and is known as Price Escalation Clause that is attached to the Agreement of Sale (offer).

What were the terms  of the unsecured loan that you first received?

I️m pretty sure you’d be offering a return higher than they’re receiving now.

Their credit card processor will send them a 1099-K that sums up their total amounts received for the year. 

The property has three 2br units and the rents are as follows with tenants paying all utilities but water :Unit 1: 800Unit 2: 750Unit 3: 650(Unit 3 is mine and a room is rented out to a friend) I haven’t received my first water and electric bill for the house lights but those shouldn’t be too excessive.I want to start working on putting together a deal for another multifamily with 3-4 units in about a year.

He told me I would have to fill out a rental application after the current residents received their eviction notice and moved out.

I can get a tasker for $20 to do what your looking for.Issue with vetting renters - Make the renters who received an invitation from an existing member renter get a discount on the vetting process.