Im going to give you a productive reply.

You cannot charge a prospective tenant any of the fees you've described. You are the one in the "begging" postion. I've never heard of a lease takeover where the prospective is expected re-imburse amenity, and ESPECIALLY should never be expected to reimburse tranfer fee or deposit. These are ridiculous asks.

Despite what others are saying (it doesn't matter what your opinion is of the insane downtown rental prices, below/above market is objective to existing rates at a location), you are correct that for the building and location in downtown, as well as floor level, (and Manhattan view) it is a decent deal. But no one will bite if you are asking for those fees to be paid. It leaves a bad taste. Also, don't know if you have noticed but rental rates have slowed and are decreasing slightly. Unfortunately you may have to offer lower in addition to not asking for anything but application fee.