Your place may be in great shape prior to the tenant moving in and may have passed inspection with flying colors.

Based on what you have said, I would agree with your appraiser on the use of comps.Perhaps pushing for valuation based on income would help your cause (not sure if this would fly with the lenders).

Having the prospective tenant laugh in my face would probably be the best response I could expect.But I have seen many posts on here from people in other areas of the country, where people apparently passively accept things that would never fly here.  

No guarantees that will fly either.

Tack on a 30 year accounting career and a 20 year tax career and my ability to analyze a deal, calculate an ROI on the fly, quickly understand the nuances of a contract, pick out the flaws in a business plan, or inform a room full of people on how to manage their business and I will demonstrate every day how valuable a CPA can be.  

I will be flying in from Denver at the end of the week to inspect the repairs.

I also use a product from Kwikset called Master Control that actually has two keyways - one for the tenant and another for a master key, and it has smartkey so I can rekey any of them on the fly. 

I offered furnishing equipment, but the contractor will loose the markup on the equipment, so who knows if this will fly.

Fasten your seatbelt ... 10 years will fly by and only having 3 good solid properties will provide you with excellent retirement funds.

Being clear you might want to ask your contractor if this will fly.