I'm not looking to get the first appraisal adjusted, just trying to maximize appraiser's value in the future when applying for HELOCs in order to get the biggest line possible for tying up the property.

One of the biggest discoveries I had as an Investing Realtor® was that there were significant differences in what needed to be said than those who were unlicensed.  

However the biggest hurdle for me has been finding a cap rate I'm comfortable with.

Biggest pain in the butt imaginable.I will never again pre sell and it sounds like your client will be one of the worst.

I am a full-time bartender in Las Vegas  at major Casino. 

My biggest "disappointment" is when new REI ask (and expect) free mentorship with the caveat they "will bring something to the table in exchange/barter". 

Biggest thing it needs as of right now is HVAC.

Biggest issue for me is the time/energy to really analyze enough potential deals or getting to REIA meetings because the closest one is 45 minutes from me. 

This blocks other people from making offers and puts me in the driver's seat to getting the property.If my inspection turns up something catastrophic (eg termites, mold, etc), then I am able to rescind my offer and get 100% of my earnest moneyI guess my biggest concerns are:When is my earnest money at risk?

The biggest thing is protecting yourself (speak to a lawyer, confirm what an agent/PM tells you yourself...) so its harder to make a mistake that will hurt :)