I'm in Columbus Ohio and we ahve to build the same floorplan over and over and it's a group heard mentality. we build a three story walk up triplex designed for our infill lots

I'd be interested to hear how about this maximum appraisal potential is determined. 

It's not only the money you'll lose, it's the time you spend (I figure worth $100 hr) and the mental anguish and stress.

It sounds like you entered the Toledo market without enough research or having a strong team in place, and right now, you’re facing all the challenges that come with trying to figure it out remotely.You’ll likely spend a lot of time, energy, and mental bandwidth trying to turn things around, and even then, it could still present significant headaches.

I had so many mental barriers and hurdles that I believed were stopping me from my own success.

Sounds like strategy call would make most sense to see what your goals are with REI and being an agent to determine if the organization I represent aligns with the direction you are looking to go. 

We own our house in Seattle and are trying to determine the best strategy for our move - what approach would net us the most money over the next 1-3 years.

The 50% rule - in my opinion- is used solely as a quick back of napkin calculation to determine if it is worthwhile to do more investigating of a property. 

A national bank will work in concert with the local town to determine financing. 

Determining whether to do a cost segregation study or not has a lot variables.