How to determine if delayed financing is possible

[Benigno Cunanan]

I have a property under contract in Memphis, TN, 38111. It's a 3/2 with over 1600sq. Currently rented for $800. I offered $52k and seller accepted, multiple contracts fell through already, I was told. My realtor gave me comps that value the property around $60k. The county assessment is $65k. Instead of doing a conventional loan, My plan is to pay cash for it, then do delayed financing to get my money back, 80% of LTV of hopefully at least $60k which would allow me to pull out $48k of my money. Is this a possible and realistic plan? How do I ensure that appraisal will be close to $60k before I pull the trigger? Should I pay for an appraisal first before I purchase in cash? I still have inspection and financing contingencies in place so I can easily back out if needed. Any help would be greatly appreciated especially from lenders or anyone who's done this before. Thanks so much!