With interest rates continuing to amaze, are you considering re-financing? If so, this content from Inman News, while dated, may be interesting: http://www.inman.com/buyers-sellers/columnists/jackguttentag/debunking-refinance-myths?page=0%2C0.
Many refinance efforts work just fine, but…more fail these days than have in the past. (I couldn’t quickly find the numbers, but in many ways, it doesn’t matter. If the one that fails is yours, it is too many).
As you likely know, you will typically be responsible for the appraisal fee even if the property does not appraise for the value you want/need and the refinance is not successful.
What can you do to minimize risk? Have comparables ready to go for the appraiser.
Appraisers are busier than ever, and forms changes are making their jobs more tedious (while they are getting paid less). So, why would they not be interested in hearing a good, well-reasoned opinion of value, with examples based on recent relevant sales around the property?
I have done this recently for clients (prepared the story and met with the appraiser), and may be able to do it for you.
Just let me know if you think I can help.