I have an inside city limit house with 4bed/2bath home in great location that appraised for a little over 250,000 completely owned.

Property management, appraiser, inspector, realtor? 

I've seen scenarios where the appraisal came in much higher than the purchase price and the lender agrees to add an extra 5% of leverage.

I am in the process of refinancing one of my properties and have the appraiser coming next week.

I know how difficult it is to find good deals having 20 years of experience in development, appraisal, architecture. 

Also added that I'd cover an appraisal gap up to 5k.How did you finance this deal?

Some institutions, such as mine, will loan off of appraisal value rather than purchase price after 6 months of seasoning, sometimes even less. 

I find that 2-3 listings for every 10 are being listed at below market price.Besides leaving contingencies on the table - inspection, appraisal etc...

@Franky AikensThe problem with “wholesaling” as the term is now used (incorrectly, but that’s another story) is that people with no intent, ability or financial capacity to complete a transaction themselves try to disquisition that and lead the seller to believe that as long as the property appraises at the sale price and no major repair or title issues arise, that the sale will take place.

RM set everything up for me to get $60k, but the property just appraised for $73k (disputing this as comps have sold for $85-$100k).