I know the lender will have their own appraiser do an analysis to determine market rental prices, but the PnLs we've been getting from the current owners show only losses on what would be a new loan, so my lender has been pretty weary.

After a year of turns and renovations, we were able to more than double rents and still keep them 20% below market.We took it to our long term lender and ordered appraisals which came in at just over $1.2M which meant I created $700k in equity (current value - current debt).The cash out refinance was $930,000 at 3.75% interest, fixed for 30 years.

I feel like I have tried getting as creative as I can with agents in their respective markets short of waiving inspection contingencies and the full appraisal contingency.

They were able to pick up where the prior bank left off, and expedite their underwriting since all inspections and appraisals were complete, and funds were already in escrow.

Does help on appraisals though.  

The appraisal came under what we had it under contract for (house was only on the market for 2 days). 

It’s now rented and I have about 200k+ in equity in it currently based on appraisal. 

Since most houses are only worth what they appraise for this makes sense. 

One seller wants me to get an appraisal done (out of my pocket) to go with my offer.

So if you have a property you occupy that appraises at $100,000, that means your annual taxes owed are $4,000?