Search the BP for ADU appraisals to encounter numerous examples.

Many appraisal in several locations have been coming in low, which can either kill the deal altogether or make the borrower come in with more funds to close.

For example you'd buy a 200k property for 100k, spend 50k to rehab and then get it appraised for 200k and pull a loan for 150k.

I read on Lee Arnold system . com that joining the inner circle gives access to up to 100% financing on residential loans including Property Purchase Price + Closing Costs + Rehab Costs if that amount is 65% of the after repair value (ARV) as determined by a third party appraiser.  

It can be fast, not have to pay a real estate agent, no inspection, no appraisal.

The primary requirement is that the expected rent would cover the mortgage on the home - and that expected rent is typically determined by a combination of the appraiser and some service like airdna (a site which determines fair market rent).

You can find SF properties that already have in law suites, garage units, etc, and now legally rent those, so it should increase the appraised value significantly.

The report is as good as the answers you provide to their questions.The risk is that you answer a question incorrectly which generates an incorrect report.I would have a discussion with your CPA to determine what the land basis is(required to start the cost segregation).I would also have your home inspection / appraisal on hand to answer the questions more thoroughly. 

Duplex was not appraised for the amount that the realtor presented. 3 different appraisal short (needed $50k for HELOC) so now I am unable to cash out refi.

This property went under contract at a great price passed all the inspections and appraisal and so forth.