I know its based on the sales price, im just looking for what the specific fees will be so I can look up the numbers. 

-vacancy you need to account for some sort of vacancy ( you did this by not accounting for the efficiency rents) I use 4-5% but this is area specific, talk to some local PM’s they can tell you what is normal.

If there is no specific move out time specified in the lease, do they really have until midnight on the last day?

Very specific situation I've got here that I haven't been able to find good information online that fits this unique criteria.I have a friend that has a property that they own free and clear of mortgage, yet they are paying a HELOC of approx. $300 a month for.

@Jake Keating I’d suggest consulting with a local tax and/or estate planning professional for advice on this issue to make sure you get the best advice for your specific situation. 

Specifically questions I should be asking or preference for calling to email

Yes, @Dave Foster will know the specifics.

Dane, I do not have a specific lender that I personally know in Orlando, Florida, that I can recommend to you however, the advise I would humbly give you is not to limit yourself to just lenders that are physically located in your area and definitely do not limit yourself to working only with banks and credit unions.Banks and credit unions offer real estate investors some major benefits (lowest rates and very good terms)  but their are a few major draw backs (limit on how many properties they will allow you to finance, lengthy times to close, a lot of documentation). 

The specification of repairs with all work is 54900.00 with 4 grand in contingency.

Again, this is just one recount of my specific case.