With this, if the property appraises at the conservative number of $80,000 then I should be able to pull most if not all of my cash back out of the deal with the 80% LTV. ($64,000).

Then on top of that, the place appraised at 314!!

He sold me the house at 43k, and it appraised at 62k.

We recently had a client spruce up their yard, and kitchen and they were blown away by their appraisal. $3k invested led to an additional $54k available on their credit line day 1.

The last step would be to apply for the loan and get the appraisal. 

Generally opening a new HELOC has very small closing costs (appraisal is the primary portion).

I am doing a cash out refinance on one of my rental properties I recently flipped in Norfolk, VA - does anyone have any appraisers in the area they would recommend?

I told his realtor (his realtor is representing both of us, i know big mistake) he failed to disclose that within the time contingency written on contract but hes saying "that would be hard to prove".I really don't mind walking away, but I've already paid for inspection and appraisal plus travel costs, time taken off work, etc.

The reason for this is that the home won't appraise (especially if it's FHA).

I assume you still have a financing and appraisal contingency.