The land is then appraised at market value.

So, lets say you have $100k loan/principal, and you are going to cash-out refi to a $120k loan because the house has increased in value / appraisal. 

The county I live in has a link from the property appraiser to see all permits approved and there it provides name/contact info for the contactor that completed the work.

If you use a conventional 3% first time buyers loan for this will you run in to any issues with loan approval or even appraisal?

I have achieved Superhost status on Bnb, my listing is near the top of results for Jacksonville Beach on VRBO, I am cash flowing, and one year after my purchase I refinanced the house in order to regain my full entitlement; the new appraised value increased by nearly $100k.

The appraisals are where I would expect, but none of our appraisals do that.

And at that time, if this were to happen given the circumstances, I'd imagine rates being higher and properties not appraising for as much.

What are you doing when you receive higher offer then the Appraisal?

I’d like to find a cash flow though, without paying $20-$60K over appraised or taking a chance on Kansas... tired of bowing and scraping to sellers.

It is known that there is a big appraisal backlog in sfbay area now.