However, lately I have been seeing appraisals come in lower than anticipated so be prepared for a value cut (Subject to your market of course)Lastly, you can do a delayed purchase and use 100% of the initial cost so as long as the loan amount does not exceed 75% of the new appraised value.

If you are just starting out, get your finances in good shape because it's likely going to be death by a thousand cuts getting a property to market. 

If you don't want to get your lenders in trouble, pick up a copy of Lend to Live in the BP bookstore for both of you to educate yourself on how to do it the proper way so that it's a true business transaction and not cutting corners just because you know each other personally. 

If this is a refinance, a lot of lenders are looking at values more closely and will either agree with the appraised value, require a secondary report, or just cut the value all together. 

@Jon DawesI personally prefer liquidity and flexibility and like you said so many variables which is why it's never clear-cut in personal finance.  

Then, if you could cut 30" out of the top elevation you would be in compliance. 

After speaking with him about everything that popped up I became weary & questioning the work performed.Once he left the property I decided to cut into the sheathing and discovered all of the rotted out wood was still there.

Been watching this market a little bit from afar, and can’t believe the massive price cuts!

So,  if you are serious and have some experience, you can probably cut a few years off your business development trajectory, and save more than the $15-$20K fee by retaining this outfit.

Source custom-cut 1.5" minimum diameter rods that are continuous length (not the expandable ones as there is usually a gap in the metal that fabric can get caught on).