Do you think appraisers typically make fair reports?

[Dwayne Jones]

I"m just curious. Do you think appraisers typically make reports strictly from data or do you think personal bias play a factor. Example: most sales data for a house is public record and do you think you get the same value for a house with a mortgage as you do with clear deed? Do you think a personal bias to neighborhood plays a role? Or do you think a cautious approach is taken over the entire industry because of previous bad appraisals a few years back that created the collapse. Just a topic for discussion. Thoughts?