Refinancing- increasing appraisal value

[Christian Chevier]

I am attempting to increase my homes value 5% in order to refinance to remove the PMI. If I can prove 12 months of rental income from my basement tenant, is it likely that will increase the value during the appraisal? $375k value last appraisal. $600 month rental income for past 3 years. Last appraisal I never mentioned it to the bank or the appraiser. Thank you!! Christian