How good does is get when you're working with a lender?

Not much better than this!

Had my appraisal for a rehab loan to close next week.

I came to the appraisal fully stocked with my ammunition:
Comps (as least as good as I could get them)
MLS listings
Detailed rehab list
Smiling face (this is the most important item)

The appraiser and I walked through the property while I gave him details of how I would transform this ugly duckling into a beautiful, desirable swan.  As we finished up, I asked him what would he do about comps in this volatile real estate market?  I don't know about you, but most of the comps I find are sheriff sales, short sales, junk sales, etc.

Well, the results are in.  Not only was I spot on with my own estimate of the appraised value (which I weaved into my conversation with the appraiser), but the lender is so pleased he's going to adjust the loan amount to include ALL the closing costs - I go to the closing with nothing, nada, zilch in my pocket!!

Some days I love this business........

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