Then the step after that is to find a lender who is proficient in BRRRR and have a real conversation with someone who can guide you on the proper next steps and costs/risk should you decide to make an offer on the property.

Proper, CBIZ and Foremost ate the big players.I found Foremost to be the best bang for the buck.

It is unfortunate that we have to deal with these types of issues as investors from time to time, but if ever there was a clear enough case of different appraisers giving different appraisals and some not even bothering to do the job properly, this is one.  

Learning to analyze deals properly is very important.

I am brand new and I hope I am using this platform properly (first post).

to me this becomes a very personal choice where you have to weight your Options.IE your own personal financial situation .. 

Do you check every drain, including floor drains for proper drainage.

Because they don’t advertise, difficult to find.Type 4 (Low Quality, Low Price)Not able to do any new construction or additions, rarely licensed, focused on low-end remodeling & maintenance work.Just one or two-person operation with no support staff.Very low overhead, markups seem low, but they often end up higher due to issues they didn’t price.Bids: Almost impossible to get a reliable written bid from them because they don’t have the knowledge to prepare proper pricing.

I have learned that referrals are not always true and I need to vett the individuals/realtors out properly and better.I have also learned that I need to breakdown my designs into a format spreadsheet report that captures all associated costs related to details in the beginning stages and not wait on my realtor to ask for the report.

A good civil engineer is hard to find, and can be worth their weight in gold.