In this instance, just go address it And in the future, don't let this happen.For your vacation rentals, make sure there's a system in place where when any service is done there's photo proof, a timestamp, property manager digitally acknowledges, and a physical receipt there.

The appraisal is usually issued for the benefit of the lender so you can play hardball and share that the lender will not release a copy of the report until after settlement (which does happen in some instances depending on the lender and their policies).

For instance, I created scripts to manage all inquiries, and started using apps to automate the initial screening process, so that instead of typing out a response every time someone texted me (a nightmare), it all became very automated.

For instance, MassMutual has a high early cash value policy that can be structured 10/90.

For instance, I have a home that we rehabbed that was assessed at $11,000 but its ARV is about $125,000.

Perhaps more consistent for him in that instance?

For instance, after a hurricane prices go up typically.

For instance I did one last Feb.

You could do that, but some Realtors don't like dual representation, it can put them in a bad spot, so in those instances, you might have you own agent. 

From there, you can figure out if additional benefits can be achieved via real estate professional status or the short term rental loophole for instance.