Every appraisal I’ve had has had general explanations but nowhere close to calling out line items and saying that flooring is worth x but appliances are worth y.

When you look at it on a map you will basically see the same outline as the trulia crime map.

Outline your expectations and that you want a phone number to contact them and arrange for an inspection and a quick chat about rent payment and to answer any questions they may have. 

If you want the bid itemized and he refuses and having the bid itemized is a big deal to you then just move on to another one of the hundred contractors in your area that can do the work you outlined and itemize the bid.Do you have a good knowledge of repair costs?  

Your state codes will outline the process, you decide whether you care or not.

But having everything outlined up front will have you and the tenant on the same page from the start, so they don't feel like you're making up criteria after the process has begun.

@Wade Sikkink Based on a comment above, when I show potential residents the house, I am going to have a handout which outlines my criteria to weed out potential tenants that aren't ideal tenants for me.

I do not believe they have any say over this as their parking situation that was in outlined in the lease is not changing and the fact the front yard is not "theirs". 

I've since learned that it can be done yourself VERY simply as Daniel outlined.

It will be much easier for both involved if the exit strategy is already outlined, otherwise when the time comes no one will agree and it will be a pain to settle who gets what, etc.