It sounds like you have some tenants that will obey the request; however, just stay firm to the dates and items discussed.

Additionally, in the time I have lived here I have replaced almost all of the high ticket items.  

The house looks solid for 170K, however I am assuming you identified everything that needed to be fixed and the electric was the biggest item?

Assuming it needs, at the very least, paint and some fixtures, then the retail cost of those items will come off the $115k.

The two largest items being replacing some windows and reframing the roof of a pre-existing 400 sq. ft. back addition to the house. 

All of the items deducted were normal wear and tear items, AND we had listed each item during the walk through which they never signed.  

Curious if you could provide some line items behind the $28k?

Definitely no evictions, ability to provide proof of income 3x the rent, 600+ score, as few items to check.

What were the additional costs you had to bear to get the Title Insurance (Not asking for numbers, just line items, one need to be aware of ) ?

It depends on price point and how fast things are moving in your market...I stage a few items in the kitchen and bath for pictures...and have some chairs and tables I got at the thrift store ..add bright pillows and a few plants and place on the porch or deck ...again for pictures...I don't do the rest of the house ...