Kind of like appraisals one surveyor is doing their math one way and it does not match anothers.. also depends on where their controls are .. do they have to go half a mile away to find a control point to then measure back in..   

When houses do come on the market, they easily sell for at least $80-$100k over ask or all cash with full waivers of inspection and appraisal.

By increasing usable square footage, I was able to re-appraise and increase the value of my home by an additional 460 square feet of "livable space" and force the appreciation of my property's value.

The rehab was about $10k more than anticipated but the post repair appraisal was $70k over my estimated ARV.

With a large upfront Value Add appraised value. 

You need to have criteria designed to protect your money, and a reliable method of determining value.In my opinion, appraisals are not necessarily a reliable method of determining value, so staying within your own market area to start with can also protect your capital because it's easier to know value next door than across the country.

The first question is probably what will the property appraise for?  

You can search the county appraiser site to see who the owner is.

And then it actually appraised!

My worry with them is that their appraisal was way off when I purchased the building, and they used a 10% cap rate which makes zero sense.