Have you considered a second appraisal by another firm/appraiser?
Personaly, the whole deal just sounds majorly fishy to me. You have to pick up ALL appliance costs - stove, fridge, dish washer, washer, and dryer. There's $5,000 if you go with better than average appliances. You'll have to fill up the wholes and landscape where they dug up the bushes. There's another $500 or so. You have to pay for the roof, so tack on another $2000. Closing costs are around $2500-$3000 depending on if you got nailed with an origination or underwriting fee. You're looking at $11,000 BEFORE you even figure in the price of the house!
How fast are properties moving in the area? Are they already selling below the appraisal amount? Have new carpets been put in recently? What shape is the basement in? Does it leak at all? Notice any cracks in the foundation?
I'm not the one buying the house, but already a lot of red flags are going up in my mind. I'd have a second appraiser come in and go over this place with a fine tooth comb to make sure that you have an idea of what will have to be fixed before moving in, and what will have to be fixed shortly after moving in. I'm not you, it's not my money, and I haven't seen the house, but I'm very wary of things already.