I tried to get a HELOC from a Credit Union and they gave me an appraisal based on the Home Value Explorer that was below what I thought I'd get. 

Anthony because of how nice the area is. however, I really would prefer to stay out of downtown Minneapolis because of personal preferences. i'm open to exploring other cities like Bloomington but as of now I really am not sure.

Some states have explored this in their body of law due to the recent foreclosure surge and some not so much.  

You're going to turn away a lot of qualified candidates, and if you have multiple properties, may develop a reputation for being arbitrary and capricious.3.

You might want to consider simply putting together an Option Contract, so that you actually have a beneficial interest to market, and then exploring some of the more creative options.In my opinion

Also, if you want to run a reputable business, the screening process for t/b's should be thorough.  

Two others that are highly reputable---Marty Morgan in St.

Check out the Forums and explore the Learn and Resources tabs. 

Thanks @Erik Hitzelberger I will explore their services.

Wasting my time or my client's time reflects on your reputation for a long time, sometimes forever.