So now we have a vacant house with no power in the prime spring rental season.

Commercial loans tend to be 20-25 year term loans with a 5 year balloon (meaning your rate/payment structure must be redone every 5 years).Looking at the Fannie Mae eligibility matrix, you should be able to go as low as 15% for a single family investment property and as low as 25% for a multifamily.  

Many times a low appraisal is somewhat due to the appraiser's lack of knowledge of the area, but if it takes a very intimate knowledge of your immediate market to justify your price, you're probably going to run into the same problem with the next appraisal.

Just needed some help from a seasoned member!

High jobs growth and lower than average cost of living, low property prices and some of the lowest property tax rates in the country.

$20K profit with free contractor labor, your time, risk, etc. seems way too low and way too risky. 

@Robert Adams  they low balled one of my Dallas properties I just would not sell to them because and I waited a few weeks and got 25k more.but its the power of radio marketing at play.

I think about it every year to give a simple box of chocolates or other gift to each tenant around the holiday season in December.

On the NW side like Montclare, fine, that's a low end price, but not on the west and sw sides. 

At What Rental Amount is it Too Much Work to Manage?