New investor opt ins through online marketing is steady, although opting in and buyer purchase behavior are somewhat independent of each other.Commercial lenders are all working from home, and they're not so sure what to do about appraisals that require entry to the property.

It does not matter what you purchase a property for as the value is determined by comps in the area.Most banks (local) can go to 75-80% of appraised value allowing you to cash out any existing capital in the deal.I believe i called 13 different community banks in my area before we found one that knew what i was referring too

BRRRR has emerged as a viable strategy for purchasing properties that need renovation at a discount, renovating them and then either keeping them and making money on the cash flow or selling them and making money on the difference between the new appraised value which hopefully is the sales price and the old purchase price/renovation amount and extremely important, the carrying costs.Ultimately, it's a math problem to see if you will even acquire the property and hopefully nothing goes south that you didn't anticipate.Assembling your team of professionals to help you be a success at this is crucial. 

Even if you don't have reserves, you should be fine since it will appraiser well.

My current townhome in East Point is appraised at 125k and I owe 45k on it.

Then the appraisal came in .... how was I $20,000 off?

Seller might not give much you need a number to run the scenario.Expect a hefty appraisal bill.

I bought a pretty distressed SFH for $90,000 and figured I could rehab it for about $45,000, and then get it to appraise for $150,000 which I thought wouldn't be so bad given the current market. 

Appraisal.

You'll need access to the property in order for the hard money lender to do an appraisal.