What could I be missing in order to make a more informed decision? 

I know many will say you don't need to hire someone like this but that is your decision.

I think there are a few homework items for you to do to make a decision: define your long term goals, Run the numbers, and research local regulations.Define your long term goals: Set this property aside for a second.

You can buy from a turnkey company and then learn more from them and make your own decisions down the road after networking.

Who is the general partner and decision maker?

In this case, the appraisal is for the lender to make a lending decision, not for the Borrower to get an estimated value.

Yes, you could go to small claims court... fight it all... hire a lawyer... blah blah blah... but that will cost you more than a $1,000 and would be to help your ego and not based on a financially wise decision. 

When I review a property for my client I am looking at the location with dirt, the tenant strength, the lease term for primary, any rental increases, etc.Nobody has a crystal ball of what the future holds people can just do their best to make informed decisions and see what happens.     

I didn't rent to Person X because they weren't COVID vaccinated and it was a bigger financial risk to me.I didn't rent to Person X because they have cancer and it was a bigger financial risk to me.I didn't rent to Person X because they were pregnant and it was a bigger financial risk to me.Notice a pattern there with regards to making illegal decisions based on the medical condition of the renter? 

They lack self control and make financially unsound decisions.