A 1031 exchange defers all taxes by reinvesting in a like-kind property, preserving capital for long-term investments but adds complexity and future tax obligations.

I would work with the lender and put together a well thought out Reconsideration of Value (ROV) with better comps and detailed reasoning to justify the higher ARV.There are lenders that don't do appraisals for hard money loans so you could try that in the future to avoid these situations. 

Quote from @Stan Sudarso: Quote from @Doug Smith: I had good friends/business contacts that worked there...all have fled to greener pastures.

I’ll keep this thread going rather than message you for any future BPer looking for info.

Work with a CPA to optimize your tax returns to reflect sufficient income for future loan approvals.

How would people here assess future appreciation in Rochester?

I am getting married next October and want to be able to hang out with my future children but it is a little hard to visualize that since I don't have kids and am not married yet.What book would you recommend to read next to really pound my why into my head?

For me, it has been multifamily for these three, but I am also interested in self-storage and hotel conversion, maybe industrial flex in the future.

Look for future value in Dallas, TX and buy it.

FHA vs Conventional will largely come down to your credit score, downpayment, use, income/DTI, and future plans.