I can't remember if Franklin's auditor website does a comp search but SOME do and even though they're quite basic, can help you at least a little bit to run basic comps.

I've also personally had 2 appraisals on my home - these 2 appraisals, one for a HELOC and the other for the auditor were $250,000 apart from each other - I'm not complaining as it worked to our favor....but that is an insane discrepancy.  

@Ezio Auditore -  The tax advantages are the same if it is a commercial rental or apartment rental.  

Fair value determination, mark to market accounting and timid auditors and executives in applying these rules are the cause for this.

She is adamant that it's a 3 bedroom and says the auditor sites list it as a 3 and an FHA appraiser said it's a 3.

Did you check the auditor's valuation?

I've been going to my auditor site...

Find some target properties and then learn how your local county auditor lists them.

That puts me on their radar and they send me any listings they get.Second, I bought the raw property database from out county auditor.

Your Auditor's site can help you as well.