So having a section 8 tenant in there not only gives you difficulty with: showings, scheduling appraisals, removing tenants, etc, it also takes a way an extremely large buyer pool.Similar case for duplexes.

Pretty much everything is negotiable in real estate.Loan Origination is how much the lender is going to make on the file (if direct lenders: this is typically a junk fee; if brokers: this is your loan officers compensation).Points: this is the cost for the rate itself (if direct lenders: this can be negotiated, as they manufacture the rate sheet with profit baked in; if brokers: the rate is the rate, you are getting bottom of the barrel pricing).Credit report/appraisal: these are the actual costs -- no money can be made.

(lower PITI) Get cheaper property taxes - argue with county with a Property Assessment Appeal that your home is worth less than what they appraised it for, thus lowering your property tax burden (portion of your mortgage payment)4. 

When I do hard money loans, I run title, get an insurance quote for the borrower, and do the desktop appraisal on the deal.

Assuming the property value has remained stable or appreciated, when you refinance, the lender will assess the current loan-to-value ratio (LTV) based on a new appraisal.

Why its so important because the appraisal better come back with at least 20-25% equity left over so you can pull the money you used to purchase it and do the repairs.That said, you can use cash, get ahold of a hard money lender ( most expensive option), or get seller financing.  

He asked for an appraisal on one of my properties in Florida and seemed ok with taking a second lien position.

It appraised for $310K.

It technically still is considered financing but it is hard money so only looking for clear title and appraisal .

Waiting for new appraisal for property directly across the street and will refinance out of seller finance.