Haha ok bud. Just to be clear I said almost a decade. And you are free to doubt but I have run teams that sell over 200 homes a year and have not seen a huge number of appraisals come up that short. One of my best friends is a lender and another close friend owns an AMC. I’ve also been through multiple refinances. And am currently developing an automated appraisal system using machine learning and AI. Explain to me which standard appraisal practices change based on the type of transaction? I’m not doubting that there are bad appraisers, there certainly are, but I’m doubting that it is a common occurrence. It is especially rare to see appraisals lowballed by 33%. I have been involved in transactions where the appraisal came in 10% below what I felt was market rate and that was outrageous 33% is insane.