A survey?

Maybe look at energy saving survey by power company of the 2 units your paying the bills for. 

Currently, one of my long-term employees is on the brink of financial bankruptcy due to the significant health care costs associated with her teenage daughter’s severe mental health illness.

@Brandon Gale other than a destructive guest, this is the worst part of hosting.I've devised a guest feedback system ("Review Intercept") that I'd be happy to show you.The concept is to intercept reviews by surveying guests upon check-out.

.), the location, depth, and capacity of utilities to service the site - including public utilities (sanitary, storm and water services), franchised utilities (power, gas, cable), capacity of the local streets to accommodate additional traffic from your development...Be sure to find out if there are any specific local ordinances you need to satisfy (possible tree & wetland surveys, together with any necessary tree & landscape or wetland mitigation plans) and whether there are any concerns from municipal departments (e.g. hydrant locations from the fire department, storm inlet and retention requirements, as well as asphalt / concrete road requirements from the engineer), entrance requirements from the road commission (left turn and passing lanes at the site entrance), etc.Once you get past all this you can finally prepare a preliminary site plan and enter the political arena to get preliminary site plan approval, and to address any concessions the board and neighbors want from you to overcome their objections to your development.

I had another previous appraisal in the past from this company (Mike Bowden and associates, Spring Texas) there were sq footage inconsistencies as well as other inconsistencies about the subject property. he low balled the appraisal on a refi by apron 50,000 dollars!

Here (and I'm assuming in most places), the condo association governs STR restrictions, not the local/county governments.

A condo association can get in legal trouble and banks won't lend to prospective buyers, making it nearly impossible for you to sell your condo.

>appraisal just came back for $235K when we had estimated along with our real estate agent an ARV closer to $340K based on comps. in My market the refi appraisals are more conservative than appraisals associated with offers.  

I conducted a survey in 2005 when I launched my investor services business, and 13 out of 15 property managers described the same properties.