In reality, all different types of investments are good. 

I would hope the seller's real estate agent would discuss the realities of a low appraisal and that the appraisal sets market value based on comps.Good luck

@Katelin M BarsonThe reality you're seeing is the same one everyone else is facing, so you're not alone!

The reality is that you will probably have to put out multiple offers and backup offers till one seller accepts, and make offers without seeing it! 

Secondly, the seller will have to fund the improvements somehow or they will be showing more profit than reality. 

You may find an unsophisticated buyer that doesn't ask for this information, but in reality they will and the value will be dramatically reduced because of the operations.

Does my thinking have any grounding in reality? 

The reality is that it has been colder in Texas before.

If in fact you can not close via Zoom, DocuSign, Mobile Notary, or some other electronic means, suggest you speak with your Agent & Title Company and arrange an Amendment to Contract changing the Closing Date to comply with reality.  

I'd hate to be calculating properties using list price when in reality most homes are being bought $50k over asking..I also noticed that there's many more 3B/2Ba than 2B/1Ba homes in the Phoenix Area and not listed for much more.