I live in a small town population around 20,000. 

Current market rent in our small town is $600 with utilities paid. 

Unless you live in a small town, there should be more than one appraiser around.I have had heard of some appraisers being backed up for a few weeks, (at least where I'm at and this was a more of an issue back in the spring) and the lender should know this and have some trusted appraisers they can use or use an appraisal management company to find someone who is vetted and can get out there in a reasonable amount of time. 

I’d focus first on hammering away at the rehab loan, then look to cash-out refinance the primary home in town once you have enough equity to pay off the remainder of the rehab loan.

@Jeremy HeamanWhat a nice little town.

Back in Louisiana we are self managing since we have family there, know enough people to call if something goes wrong, and we are back in town every month or so.

Rental rates are going up substantially in my town. 

They are not going to wait for you to get a list and fly to town.   

Hi everyone,
My name is Mike, and I am a 1st time real estate investor. I’ve read a few awesome books on real estate investing, and finally want to make this happen! Super excited to be apart of this community.
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It's the same in the town where I invest in Texas!