Not much of a flip opportunity,especially with only two bedrooms.Them wanting their 25k down payment back is not your problem so don't let it be part of your calculations.Your offer will need to cover the 204k to the bank,realtor commissions,and closing costs plus something extra to cover their moving expenses.

Does anyone know if there is a hard money lender that covers closing costs and all the extra fees associated with it?

How hard was it to get a conditional use permit and was there an extra cost?

talk to your land development or city zoning permits office make sure you are able to place a trailer/build a house. if it has restrictions of any kind they will not give out permits.

Stuff you may not expect that start coming in as "extras."

In San Francisco several unicorns got awfully ambitious with leasing extra space, and are scaling that down now.

(Taxes, insurance, extra payments, etc.) 

Its not unheard of for an agent to request the buyer cover the difference between the commission stated in the MLS and what they want to get paid, however in my opinion, only agents or teams who really provide a high level of service deserve to charge extra to a buyer.  

Wholesaling extras is certainly an option, another is adding to your team so you can handle more.

For a $6k repair, it could reasonably take a couple weeks to arrange financing - if my credit is good, schedule a contract, delay, get permits, delay, delay, do the work, etc...!