Appraisal came in 115k higher than purchase price.

My Atlanta property appraised for $320k and I owe $65k at 6 1/2% ARM (with 1% cap/yr). 

It's one packet, and they will have an appraisal.

If so, then it could get messy.  5% down is conventional so I don't think it would show on an appraisal, in that case you could work on doing an escrow holdback i.e. the seller holds a certain $ in escrow with the title company based on the quotes you receive. 

Appraisers are not going to add value for something that is financed or leased, and if you're the only house in the radius of comps with paid off solar they won't have any comparisons to derive value from it.In the end it is really only advisable to pursue if you're going to own the home forever....while it is nearly impossible to determine if you'll own forever or not regardless of present circumstances.  

Talk to a realtor or have the property appraised.

It also appraised ~3% higher than contract price.  

There’s several things I would recommend but here’s a quick summary:1) furniture does not add value to the appraisal value - a a financed buyer if buying your property at or above its appraisal value is going to have to pay out of pocket.2) it comes down to marketing, and I can go over that in much more length than I can here in text.  

Final appraisal came in way higher than we expected and made $57,000 after paying ourselves back and hard-money lender.

One of the properties has been in contract probably three times with long waits to close, and then when closing came, the buyers would either have an appraisal contingency fall through, not be familiar with the area, or didn't end up with enough funds to close the deal.