Speaking of appraisals.

Back home I would make a packet for my appraiser and never had a bad appraisal due to the that I specified the value add and the Reno amount and broke it down so they saw the potential and it always worked.  

When an appraiser is adjusting a comp to match the subject property, he or she will use an adjustment based on the difference in square footage.

Best way to understand this is research appraisal standards and means. 

I heard plenty of podcasts to give the appraiser a folder showing upgrades to the property, comps in the area, etc.

if they are pressuring you like this.PLEASE watch the American Greed Episode on Remmington Financial  .not saying these guys wont or don't fund of course.. but when I do my deals with my banks its common that I pay for the phase one and the appraiser directly..  

Appraisals came back fast.

I paid about $1500 in closing costs between title, appraisal, etc, but the original loan was wiped out in favor of a new lower rate. 

Unfortunately, not many around like that...The appraisal is about $150-$200 higher than standard cost because they likely went through an appraisal management company ("AMC") to get the appraisal ordered/assigned.

and the property had a private dwelling value appraisal much higher than the public property appraiser claims.