They do, but when the roofing contractor arrived and onsite and queried the notice with BTC, they was told it is old and the issue is resolved. well then thats the roofers fault for falling for that.. 

So for the Comps you make to arrive at your ARV something that jumped out at me was the adjustments.

Inspection was schedule for today but when the inspector / my realtor arrive the power is off. 

The kids sure don't.Also, how did you arrive at your rent numbers?

They arrive reliably every month.

Add to that fact that the holiday is arriving so that they may have guests coming over. 

After arrival they're disappointed to find it's not a private bedroom, which leads to disgruntled guests that search for way to get a refund and leave bad reviews.

I drove to the house, explained the situation to the tenants, and emphasized that we needed to locate the leak.When the utility worker arrived, he wasn’t in the best mood.

They are similar to a tenant that rented your place via AirBnB and are refusing to leave for the next tenants’ arrival. 

There SOW would usually be - 'I want a remodel done on the kitchen and bath, and add a new bedroom on the left side of the house'...Then I would add items that only a GC would know about or notice, like needing new headers for the openings they want, the elec panel being undersized, or the roof being suspect, etc...Together we would then arrive at a comprehensive SOW.Yes, that is much better scenario.