ready to remove them if they don't appeal.

Links are kind of not allowed even though there is a spot for them in the post so some get removed.

Yes you do have to pay PMI when you do this but once you hit 20% equity you can get it removed if you buy with a Conventional loan as opposed to an FHA loan.

If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.

Remove the toilet and vanity.

You could get the 3rd party processing fee removed by working with a broker/lender that does in house processing.Seems you're being gouged for the appraisal review and admin fee...that's ridiculous. 

My current tenant has removed a picture from the wall and replaced the provided bedding with their own belongings. 

•Exterior: Landscaping improvements, including tree trimming and shrub removal.

This removes a major leverage point in enforcing the contract.The contract verbiage looks really sticky.

If the animal is a nuisance or causing damage, you can have it removed.