You need to go to local real estate investor meetups and meet other young investors who have taken action so you can remove your roadblock.

The 10% is probably for ordering items and being there when goods arrive, unboxing and removal of packing materials, assembling any furniture that needs it, placement and moving things around, putting up artwork, and washing new plates, silverware, cooking pans, coffee carafe, prewashing all sheets, towels, and linens etc. 

Carpeted areas will probably need removed down through the first layer of subfloor.

When the sellers left, they left the dehumidifiers on and we are now removing over 2-4 gallons of water DAILY with them and it would be more if they didn't fill up then shut off.

Can the tenant be removed immediately after? 

This COULD result in removing your private mortgage insurance.

Forget to remove one of the exemptions.  

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

Extra income if you live in a Snowy climate can you use it for snow removal? 

Provide a copy of the 60 day notice from the PM showing that you are removing the tenant from the property for these violations.