You can charge them the cost of cleaning it to remove the odor.I use an ozone generator for these situations and it usually works very well.

No major timber has to be removed.

You have to decide how much you could get versus the trouble it will take to remove the personal items.I would check with the city/county to make sure you need any kind of permit for something like this.

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

This will be an expensive lesson.Even at $310k ARV, I do not see this as not loosing money. at $285k ARV you are in a bad position.  

When you say $60k, are you saying you can get 18 units done for $60k to remove paneling and add drywall.

Tree removal maybe?  

One way to remember this is there are “Three M’s”:1) mobile home (DMV)2) manufactured home - used to be a mobile home, the wheels were removed and it was set down on a permanent foundation.

I figured, if I'm gonna fail, I'm gonna do it in grand manner, no whimpering off quietly for me oh-no, I was ok to risk it all and I gotta say in '09'/'10' that's exactly what was said of any idiot looking to flip homes, that your gonna loose it all. 

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