Totally knocked the wind out of my sails.The only solution I have come to is to work with a small local bank that only uses 1 appraisal company.

I'm not a realtor, but if I were you I'd be knocking doors, hanging door hangers, advertising wherever you can afford, and going to as many networking events as possible.

Anytime you get a client, go out of your way to serve their financial interests and knock it out of the park ... every satisfied client turns into many more referrals if you keep this in mind to think and act in terms of long term client relationships rather than short term RE transactions.Working with investors or as a consultant without much experience yourself in the field would be more difficult, so that would likely come later.

It wasn't like anything imploded, it wasn't like there was a knock-down drag-out fight, just different beliefs on what to do with the property.

Next they will spray on a heavier texture material and trowel it down, thus the name 'knock down'.

Look for off market homes: do your own marketing : knock on some doors: get some expired listings : For sale by owners: put some effort in and you will get paid according to that effort. 

It's often good to door knock and talk to neighbors and say something like "i'm looking to buy a property in this neighborhood, do you know if the person next door is selling?"

Get a simple business card (don't spend more than 2 minutes creating one) and introduce yourself to everyone and give them your elevator pitch.Once you get the idea and scope that's required to be successful at this in this market, go knock on doors and cold call as many sellers as possible and get comfortable being uncomfortable and being told no.

No arguing over a late fee, no knocking on their door asking for rent.

Potentially a wet bar (included in that number) or without it knock a few grand off for cabinets and countertops.The home is our current home that we've live-in-flipped over the last couple years and just cash out refi'd with the intentions to 'move on to the next one' in a year.