It would/could be only 15% capital gains tax and yes you could/would deduct all selling costs including commissions and transfer taxes.

If possible, in the future I would try to obtain a copy of a standard Condo questionnaire from the HOA prior to the mortgage application process and ask your lender to review it in advance in order to mitigate some of the time and costs risks associated.

Feel free to reach out. 

It is my understanding that the new owner will have the house at the cost basis of my purchase price, for calculating capital gains taxes or depreciation.For gift tax purposes for you - FMV.For capital gain tax purposes for the recipient - your original basis/purchase price 

There are a million low cost or free options out there.

I would recommend getting a free cost/benefit analysis to see if you specifically could benefit from the study.Real Estate Professional Status

The truth is, they will keep playing games and milk you for every penny they can, then they will leave the house a mess and cost more with cleaning, repairs, and vacancy.

I would also send the insurance company this same letter and tell them they are going to be responsible for the cleaning and repair cost.

How many applicants did you interview?

Any recommendations for free tools to do market research?