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.

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.

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?

.), were slow and grudging to respond to maintenance requests, and one really memorable lady who used me as her personal ATM because she didn't want to get a job of her own.

The place is a dump with very low quality tenants.  

Anyway, I'm just checking the other houses in the area to see how much they've sold for and low and behold the city owns 9 of the 14 houses and 2 empty lots in one block!  

However, I hear all the time that interest rates are so low that it's worth it to finance real estate with debt if possible.