-I have seen appraisers fine with it as long as it looks decent.

For example, you might be into a home for $85,000 and it appraises for $110,000 which would give you the bulk of your capital back upon a refi.If you don't have the cash to do all-cash purchases you can simply buy stuff with 25% on financing upfront.

Age or properties, appraisals, past credit and business experience could also play a role.

Whatever it appraised for, I would pay a percentage of the appraised value. - it had value adds. - it was in a high rent growth market.  

If you're planning on financing the purchase, the lender will hire an appraiser.  

First question- Is the transfer tax based on the appraised value?

Anyway, after appraisal we were able to insured the property with Universal company, I recently got a letter that my policy was going to be cancelled due to the condition of the roof.

Its last appraisal was for 65k in 2017, last tax assessment was 35k.

issue with buying from sheriff sale when looking to use a lender is that the lender will require an appraisal .  

For my first property, the appraisal came in $25,000 lower than expected, which initially concerned me.