I hate to tell you this, but you're doing it wrong.1 - You're tenant/buyer isn't buying the house yet...they're buying a contract (option) that gives them the right to buy the house within a 3 year period. 

Banks have a vested interest in getting lowball appraisals in BRRRR situations, and if appraisers want to keep working for their main clients, those banks, they quickly learn to be well-versed in the art of giving the banks what they want, money-making lowball appraisals that screw you, the investor, and take money out of your pocket.An appraiser is going to come in with a point-and-shoot digital camera, or, in the worst case, use her/his phone.

This may not work as well if you only have a couple of properties with different turnover periods. 

With the other property, my lender never ordered an appraisal and now that closing is happening soon I'm freaking out.Can someone recommend an appraiser in Indianapolis who can quickly turnaround an appraisal report that I can use to make sure I'm not overpaying here?

Other times we need to look at the income approach, or we can look back at a longer period of time until we can find a comp and then adjust for market increases. 

>> I also tried and they really get the property and put in market to sell quickly and make money and it's hard with so much big sharks out their to grab. 

Often times, there are many good markets, but you also need to have the ability to jump on a deal quickly. 

I live in a small community where property is a bit more affordable but its quickly changing into a growing community.

A quick glance at housing affordability in AustinMedian Household Income App (Forbes): $73,493 ($6,124/mos)Cost of Living (Forbes): 15% above nat'l avgMedian Home Cost (SFR-ABOR Stats): $302,250Assume 5% Down Payment Conventional Loan- 30 year amortization- $15,112.50 down pmt + any closing costs• Percentage of residents with less than $1,000 saved: 56%• https://www.gobankingrates.com/…/…/americans-savings-state/…- $287,137.50 amt financed- 4.375% interest rateHow the payment looks:PI= $1,433 mosIns= $105 mosTaxes= $458.33 mos (Assume $5,500/yr)HOA= $25 mos$2,021.3/mos PITIDTI’sHousing ratio= app 33% @ median income ($2021/$6124)FHA should be at 31% or less with Conv/VA/FHA being around the same although all have exceptions in placeTotal DTIThese hover between high 30%’s to manually underwritten total DTI’s in the 50’s or higher depending on the programs@ 45% Total DTI Ratio and assuming the above PITI pmt that gives a borrower approximately $734 per month in all other creditor debt (cars/cc/personal loans/etc)These numbers are not perfect but are rather a quick illustration of current housing affordability in Austin for Retail Buyers.Summary: Housing is becoming less and less affordable in the COA for end retail buyersAssuming increases in property taxes/insurance/interest rates on the horizon how does this affect us as investors?

We're a quick 5-7 minute uber into the city.