Before I pay for a Second appraisial , Advice please .....

[Michael Dunn]

I had a question regarding getting a FHA 203K rehab loan

the property I am wanting to purchase was built around 1945 ( there is no Lead Paint ) as far as I can tell

This is a distressed property , and needs around $20,000 - $25,000 in repairs done ( new roof, new A/C unit, painted inside and out, all new flooring, Bathroom remodeled some and the same with the kitchen, some electrical work )

The property is in a Trust , and my Mother is the Trustee of the property ( is was my grandmother's property )

The likely sell price will be about $55,000 - $60,000 ( this includes the pay off of the property, the repair costs, closing and the pre-paids )
The pay off for the property is $29,000

The ARV ( from the research I have done, should put the property in the $85,000 - $90,000 range ) after it's fixed up

I already have a licensed and bonded Contractor, lined up to do the work ( they have worked on and know all of the guidelines for FHA 203K loaned properties )

There is one thing I am a bit concerned about, and that is.... The property has 2 bedrooms and 1 bath in the " Main " part of the house and then it has a 2nd-unit ( which use to be a workshop , before someone turned it into a liveable type unit, with a kitchen, 1 bedroom and 1 bathroom )
This is connected to the Main house via the roofline ONLY..... there is about 20 ft. walking distance between the two ..... the Main house and the workshop ( 2nd-unit )
I called the Local Tax Assessor , to confirm that is it still considered on record and via court house documents as a single family residence , with a workshop / liveable space , and they confirmed that it is

Back in 2006 we had the property appraised, and this is exactly how the appraiser appraised it ..... as a single family residence with an attached workshop / liveable space

Well, I had an appraiser come out 4 weeks ago, and they said it was a 2-unit property and that they could NOT do an appraisal on it, because there are no other comparable properties in the area to compare it to ( other 2 unit properties )

I am in need of a Lender who can make sure and get an appraiser who will view/ look at and appraise the property as they did back in 2006 ..... as a single family with an attached workshop/liveable space

I have heard that with an FHA loan, that there are the following forms , for a property such as the one I am trying to purchase.... Single Family 1004 form
and the Multi-Family 1025 form
that can be used, no matter the property and or if there are no properties like it to run comparables against

I just don't want to pay for another appraisal , and not know beforehand ( 100% ) sure that it can for sure be appraised, and have a value put on it

Sorry for the long message, just wanted to let you know all of the facts
 
Thanks so much for your time and help,
I really appreciate it