In regard to the previous review, first of all, an appraiser does not advocate for a "market recovery". An appraiser provides an unbiased opinion of value. To appraise a property with a goal of promoting a property or a neighborhood would be a violation of the Uniform Standards of Professional Appraisal Practice (USPAP) and could result in an appraiser losing his license. Appraisers simply look at the data and compare your house with the most similar sales in your neighborhood. You even admit that sales from within your neighborhood were used. It always amuses me that the appraiser that comes in low gets the blame when it should be directed at the prior appraiser that provided an inflated value that got you stuck in a negative equity position in the first place.