Appraisals are nothing more than an opinion thats based upon either NOI (5+ unit commercial deals, not much opinion there but CAP rates play into what one thinks its worth), or comparable sales or 'like' properties in the general area (and somewhat recent too).Couple times its been nothing but "Hooey" to me... couple years back I bought a duplex - by luck of the draw the seller got a HORRIBLE appraiser (and appraisal), I got one HELL of a deal!

Since he doesn't officially have a CO to live in his apartment though, he tells the friend that they have to say they all live in the house together as roommates.The "friend" turns out to be a horrible renter, drinking and being loud and disruptive at all hours.

I had a horrible season.

I would rather have a brick dropped on my face than attempt to manage tenants in that horrible state known as Oregon.

It's abused horribly and HUD actually came out with some recent guidance that more narrowly defines it.  

If we gave her until February and she didn’t get approved, also not a horrible situation, we could just put it on the market then.

You have not said horrible things about them you have been factual for the most part. 

Further, those areas that are more dependent on the horrible infrastructure and that have less going on, will not see that same appreciation.

Not great or horrible, block by block, further north and central to 83, the better.

Oaklawn isn't a horrible area by any means but the values are stagnant.