---NOI is overstated because you are not accounting for expenses from the basics (paint, cleaning, etc.) to the expensive (roof, hvac, electrical, etc.).

i recently epoxy painted the garage floor. came out really nice. cost me about $100 in materials. we'll see if anybody even cares.

The bank has already put new carpet and new paint in every unit.

Price pressure eventually spreads to the cheaper neighborhood, and the price gap closes to 0%-20%.I've seen this general scenario play out many times over the last 30 years in Denver.Once you own several homes in the cheap neighborhood, you can even try to help "tip" the neighborhood toward gentrification by improving or redeveloping your properties.New light rail lines tend to help a neighborhood's values.

Short of wining and dining the appraiser, anyone have any good tips to get the appraisal pushed past what's out there?

Allure would be very expensive and I might have to deal with the gap between floor and baseboards.The gap is readily solved with quarter rounds, and then paint to match base boards.

I can imagine it might be overkill, but it doesn't cost much for basic off the shelf moldings and it's not that difficult to install/paint.

But that's just the tip of the due diligence iceberg here...

If people were looking at starting companies, opening gold minds, painting for profit and producing wine then we would be comparing things on a more like for like basis in terms of various asset class businesses.John Corey

He gives excellent tips.