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Let me begin by saying that it is very difficult for us to understand how to respond to questions in this forum because we do not know everything about your transaction. We are not party to your agreement. There is a reason that we are in this business and need to get paid for our services: we know how to read contracts and save our clients more than they attempt to save by not using a professional. The first one that I recommend that you contact is a local real estate attorney who can review your documents and give you the best advice.
Having said that, the only thing that I can suggest if you're appraiser is telling you that there are no comparables is to tell the lender that you think that the appraiser is "unqualified" to appraise the property that you are interested in. He/she will need to demonstrate that he/she is qualified to appraise your specific target. The lender should go back to the appraisal pool and ask for another professional. Your mortgage broker will need to support you in this so if she doesn't there is something else going on. She should be able to successfully make this request.
Specific loan programs are tied to specific property types and conditions. This is why every pre-qualification letter will describe that it all depends on more information from the buyer and the property address. Just because a program is available doesn't mean that it is available for every situation. I see that hpvanc made the same suggestion about posting in the mortgage section to appeal to lenders. It sounds as though it is something more than the appraisal and the lenders may be able to draw that out.
An appraiser will work with the best comparables they can find, best case very near the subject property and moving concentrically out as far as they need to go to find them. They can apply adjustments to close comps to make a value assessment.A property always has comps - one way or another.Recently I disputed an under appraisal and won!! Doesn't happen often, and my buyer was prepared to move forward with more cash. But we disputed and won the case, allowing the buyer to borrow what they planned to borrow.Good luck to you!
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