This looks like an independent 3% credit. 

Have you ever worked with an Independent Agency/Broker?

As you know, each person and deal ought to be underwritten independently of another.  

I purchased a SFR in Independence MO, was $80K.

Area has mix of older retail strips, motels, banks, gas stations, some QSR, a few independent restaurants, services (barber shops, etc.), and retail, warehouses, factories, and a business incubator for entrepreneurs. 

For our insurance I use Smith D&L out of Independence.

How do I go about making this a great tool to lead to financial independence?

See if there are any white papers published on the system in your state for example on Tax Sale Recourses website.   

The third-party appraisal came in at $110,000 so regardless of if you "know" the property is "worth 120-140ish" , we can not lend based on your opinion and must utilize an independent-third party value. 

That is why I'm trying to buy in the area that regulations are relatively less strict, like independence, raytown, grandview, and try to buy single families or townhouses, where you bave no HOA at all or HOA allows short-term rental.