Especially if you out some sweat equity into the property to boost value, you'll want that accounted for in the new appraisal amount.

I'd rather ETF out for now, unless I can get more involved in a real estate investment and hopefully earn some sweat equity. 

In a not-so-great neighborhood in (say) Minneapolis, the tenants might trade sweating for a few days in the summer for a reduced risk of somebody pushing in the A/C and breaking in through the window the rest of the year.  

Buy a property that has the potential to add value, use your free time to input sweat equity then use that equity later for a line of credit on the next property.  

Mine is always a maximum of 75 cents on the dollar because it makes it easier to get financing and have sweat equity from the time you close the deal 

I would like to find a potential partner to do BRRRR deals with, tho I want to put in sweat equity and am worried that since I am new I will get taken advantage of by a more experienced investor as my sweat equity isn't worth much currently.

We intend to put in some sweat equity on the properties and it's reasonable to expect we could put in 100+ hours each into our real estate investment this year. 

The reason the returns are better is because it is a highly leveraged asset, and you often get a lot of sweat equity return on the project as a real estate professional. 

Sweat equity.4.  

If your ballpark figures don't get you into a range that will work financially, there is no need to sweat over figuring it down to the penny.