Or, am I just gambling with the appraisal fee and hoping for the best? 

I am afraid the 40k profit gets eaten away quickly w realtor fees and taxes.

Insurance, taxes, mortgage, and park fee were $8500. 

I am not paying any interest on that $25k just yet, and recently been able to transfer it to another credit card with 0% APR for another year, didn't pay any transaction fee.

, broken sections of the new dry wall, the garage man door was also kicked in, and the tenant also still owed a $50 late fee on rent.

Transfer taxes are really recording fees paid to the county taxing jurisdiction whenever you record a deed that transfers ownership of real property,  Some jursidictions do not charge a transfer fee when the owner remains a beneficial owner such as transferring property from you to the trustee of your revocable trust, or, transferring between spouses. 

Cloud based, subscription fees based on number of units with plateaus.Good luck moving forward!

Engineer Design fee's alone will crush this deal when it goes.

Tenants pays the fee and you get useful information to help make an informed decision.

I've used LendingHome three times so far and they have been pretty good but some of their processes can be a little frustrating and some of their costs have increased lately - $200 draw fee (average is around $150) and their underwriting fee is $995.