I've been doing some research comparing the local markets looking at things like unemployment, rent rates, income levels, property taxes, etc.

If one appraisal comes in lower than that number, then likely every subsequent appraisal will, too.

If you are wanting to get some very high level numbers the MoDOT bid prices at the link below are a good place to start. http://www.modot.org/eBidLettingPublicWeb/viewStre...

Like a traditional refinance into a 30 year at a lower rate?  

However, I wouldn't lower your standards for a good deal because "all the prices are so high."

@Benny Gelbendorf I think it's always a good idea to lower your expectations in RE investment. 

He said never heard of the penalty. 15% is usury but it causes problem only when borrower comes back suing me then if I go to court judge will ask me to lower it down to 10%.

-> I have heard people say every December "the market is going back into 2008 levels" ... for the last 3 or 4 years ... due to normal winter slowdowns.

Everything from the level of finishes you select to the pitch of your roof can drastically impact costs. 

I've fixed pretty much everything unless it was over my skill set (replacing capacitor on A/C system, for instance; landlord told me when I moved in it was okay to repaint or whatever as long as it improved the house), my neighbors love me - they've told him so; I've resodded the yard twice (FL grass sucks with a dog), had the landscape crew redo the trees in front so they look good, replanted flower beds (perennials), power washed the house every year after wet season ended, ensured the pest control worked...The BUT part ...As a sole practioning consultant (pre-IPO weakness remediation, large financial systems implementations, global audit recommendations for SEC registrants, etc.) at times during the last 3 years things have been sink or sink lower credit wise and the ID theft didn't help (apparently, I bought a car in GA and own some property in TX).