I was wondering if the appraiser does have a valid point or he is holding grudge against me for scheduling issue that occurred earlier. 

When we evaluate a deal we never look at appreciation, we treat it like gravy when it does occur. 

I sleep away from my phone overnight and have that constant thought if some emergency situation occurs overnight how can I guide my tenants so that they know the procedure if I am not immediately reachable.

Rather, the licensee has the choice of purchasing an insurance policy, obtaining a bond, or having the parents of the children they care for sign affidavits stating that they know the licensee does not have insurance and that the landlord’s insurance policy may not cover any accidents that might occur in the family child care home. 

Even if you manage to find a good deal now with the $30k, you'll want to be prepared for an extended downturn (should one occur).

Another Indy rookie here tuning in :) You've got more experience than me (hopefully will be house hacking by August, depending on the acts of God occurring) so I can't offer any wisdom, but I would love to hear more about your first duplex deal.

I have read various documents by states on STR Agreements and honoring current reservations, but haven’t found much detailing if a change of ownership occurs. 

Did you record immediately after signing or after some event occured?

My tenant just called me and informed me that the floors were damaged in bedrooms sent me pictures of the floor rising up, never told me that it was due to water damage, the issue started due to broken tub drain pipe which occurred after a plumber snaked the line.

Because it lets you keep a property out of harms way with no leverage but also lets you take advantage of leverage on the other property.