Question: Hard money then refinance

[Jordan Johnson]

I had a plan to buy my first investment property using a hard money loan, rehabbing, then refinancing with a conventional loan based off the ARV. I mentioned this to my realitor and she said that isn't really possible any more because a lot of appraisers got in trouble for over valuing houses and giving bigger loans than the houses were worth. How true is this? I don't think she deals with investors much, she's my fiancées family friend so she insisted on using her. Any help on the subject would be greatly appreciated.