First BRRRR Appraisal not Matching Comps

[John Bell]

I just closed on my first rei yesterday. Originally I was gonna have a mortgage up front but decided to barrow money from a family member to purchase the property with the plans to fix it up some and cash out refi in six months. I bought the home for $46k and had comps from a realtor that said it's worth $67K. This morning I finally got the appraisal that the lender ordered and it came back $50k. To cover my loan at 80% LTV I need the appraisal to be $59K. The appraiser had trouble finding comps so he used comps further away and up to two years old. Is it a good idea to contact the appraiser and see if he will discuss how I can improve the appraisal for the cash out refi in six months? My plan so far is to fence the back yard, redo the kitchen cabinets and counter tops (quartz), add washer/dryer, add dishwasher and microwave, and maybe redo the floors (currently vinyl sheet) but I doubt this will get me $9K on the appraisal. I noticed at the last minute the appraiser lowered the quality to Q4. " 01/08/2020 After additional consideration, based on minimal fenestration and basic finishes; subject and comparable are revised to Q4" So if I upgrade the finishes I can hope for Q3? Any advice to improve my appraisal?

On a positive note I have a tenant waiting already at $775/mo. She's one of my employees and is okay with me working on the place while she lives there.