Rental Turnover and Make-Ready Invoicing App (2026)
Make-ready work is billed to property managers who need itemized invoices they can pass through to owners and, sometimes, deduct from a tenant's security deposit. ShowTheReceipts ($15/mo) saves your standard turnover tasks as priced lines, attaches before-and-after photos per item, and sends a per-unit invoice on net terms that a property manager can approve without a single follow-up question.
How we picked
Entry-plan prices as published in 2026, taken from each vendor's own pricing page or a recent third-party summary. Judged on the solo contractor's real workflow — per-unit itemized turnover billing, photo documentation for deposit deductions, and net-terms invoicing to property management companies — not on property management platforms, tenant portals, or rent collection.
| Software | Starting price | Best for |
|---|---|---|
| ShowTheReceipts That's us | $15/mo | Make-ready contractors: saved task lines, per-item photos, per-unit net-terms invoicing |
| Invoice2go | $9.99/mo+ | Basic mobile invoicing |
| Wave | Free / $16/mo | Free invoicing with light bookkeeping |
| Kickserv Flex | $19/mo | Budget scheduling with invoicing |
| Jobber | $29/mo (Core) | Companies dispatching several crews across a portfolio |
Speed is the product
Every vacant day costs the owner rent. A property manager isn’t primarily buying paint and cleaning — they’re buying the unit being rentable again by Friday.
That reframes everything: the contractor who is fast and predictable wins the portfolio, and the one who is cheapest but vague doesn’t.
1. ShowTheReceipts — $15/mo
Standard turnover tasks saved as priced lines, per-item before-and-after photos, one itemized invoice per unit on net terms.
2. Invoice2go — $9.99/mo+
Basic mobile invoicing without photo documentation.
3. Wave — Free / $16/mo
Free invoices plus light bookkeeping.
4. Kickserv Flex — $19/mo
Budget scheduling with invoicing.
5. Jobber — $29/mo (Core)
Dispatch for a company covering a portfolio with crews.
Save the turnover task list once
- Full clean — by unit size
- Paint — per room, touch-up versus full
- Drywall patching — per patch
- Carpet clean or replace — per room
- Blind, screen, and fixture replacement — per item
- Lock rekey — per door
- Appliance clean or swap
- Trash-out of abandoned belongings — by volume
Priced once, reused on every unit forever. Turnover work is the most repeatable trade on this whole site, which makes a saved catalog worth more here than almost anywhere.
Photograph per item, not per unit
A single “after” photo of a clean apartment proves nothing about a $180 wall repair. Photos attached to individual lines are what let a property manager approve your invoice and defend a deposit deduction in the same two minutes.
Invoice the day you finish
The unit is rentable, the manager is relieved, and the approval is easy. Wait a week and your invoice arrives alongside four other vendors’ during a busy month-end — same work, noticeably slower payment.
Frequently asked questions
Why does a property manager need such detailed itemization?
Because they pass your invoice to an owner and sometimes use it to justify a security deposit deduction. A line saying 'make-ready — $1,400' can't do either job; 'patch and paint bedroom wall — $180, with photo' can do both.
Should I invoice per unit or monthly?
Per unit, every time. Property managers approve and code costs against specific properties, and a combined monthly invoice across six units creates work for them — which slows your payment down more than it saves you time.
How do I handle damage versus normal wear?
Photograph and itemize everything, and let the property manager make the wear-versus-damage call. Your job is to document precisely what was fixed and what it cost; deciding what comes out of a deposit is their legal exposure, not yours.
How do I become the contractor they always call?
Turn units fast and invoice the same day. A vacant unit costs the owner rent every day it sits — a contractor who finishes Thursday and invoices Thursday is worth more to a property manager than one who's slightly cheaper.