And with the actual maintenance items the HOA covers, it may not align with how you would spend your money.  

A one-month turnaround, assuming you’ve given your lender everything they need, is unworkable.Too late now, but this should be one of your due diligence items when you select a lender.

For me to get them to offer interior design pallet with all items to buy in every room of my 1800 sq foot cabin along with color pallete, everything down to light fixtures was going to cost me around 5K for their services.

and well some people you get them on the phone and its 30 minutes.. some can get the same idea over in 3 minutes.. as a business owner you can waste a huge amount of time with 30 questions over a 100 dollar item..  

AHS also has a lot of hidden fees and items that they will not cover, especially involving A/C work.

You should sit down with an attorney to go over these items to get a foundation for moving forward. 

Employment drivers of areaCrime of areaMedian household incomeCurrent rent to income ratios, and if value-add deal stabilized rent to income ratiosAnticipated hold periodLength of LoanI/O or AmortizingCapex items and "what happens if you have to hold longer than anticipated?  

As a seller, I'd prefer having due diligence money that I can credit back to buyer at closing but it's mine if they release, as I've dealt with too many buyers nit-picking over $10 inspection items like the oven range safety thing or use the inspection period to back out if a better deal hits the market or try to negotiate a lower price even if no big issues found, and I think due diligence money solves those problems.  

Was non-cooperative and delayed remediation due to not providing access (would not move items in house).

You'll want to get at least three bids on this before deciding anything.Your PM says it will cost $60k, but you didn't tell us what that $60k would cover  --what items are included in that $60k?