Need help wording a special stipulation

[George Ramsay]

I have a lender that will loan me up to 70% of the ARV of a property. That 70% is only applicable to the Purchase price and rehab costs. My concern is that if i estimate the ARV over what the bank says it's worth I need to be able to walk away w/o losing my earnest money. So me and my agent have been trying to find a way to word this into the special stipulations, but were struggling to do so.
Something like
"Buyers Lender must appraise property for X amount of dollars"
Any ideas would help.

[Derek W.]

I always meet my apprasier at the property at the time of appraisal. I make sure I have a very complete package for them with all of the comps and justifications of adjustments for all comps along with a list of "capital improvement" I will make to the proeprty to reach the ARV value. I work very hard to make sure that my appraisal comes in where I need to. Study your comps and know that neighborhood better than anyone else. Explain to the appraiser why certain comps are outside socia-economic boundaries, are on the "wrong" side of a pysical boundary, etc. and why certain comps should be used. If you have solid comps to prove your point, and documentaion to support it, it will be hard to argue with. Good luck!