Thanks Duck, that's kinda what I was hoping for. I didn't mean to give impression that all appraisers were unethical. ...At least now I can understand a little more about the pressures an appraiser faces and what to look for when dealing with an appraiser Thanks! Now that I've calmed down after venting heavily upon David, I also have to remind everyone that appraisers don't just look at houses and pull numbers out of their @$$ as a job. There are also positions in "appraisal review", that is appraisers reviewing the jobs of other appraisers and "appraisal consulting" in which figuring an "opinion of value" is part of a much larger project such as a feasibility study or urban planning (or other large projects). Being a residential appraiser in the home finance industry is probably the most common job for an appraiser, but again as everyone else has mentioned, still too unregulated enough to give everyone just cause to say they're fraudulent.As mentioned in my rant against David, I'm not an appraiser yet. I'd like to be, but I also have not worked with or gotten actual experience or "real life" info with those that are IN the business to see what it's really like. Do banks lean on appraisers? Do a lot of appraisals look like numbers pulled out of one's behind? I haven't seen that for myself. The only "real" appraiser I've ever spoken with is my college professor, who is a certified general appraiser in this state, but is also a Realtor, and a constuction/architectural consultant. So he's busy and hasn't been a heads-down full-time appraiser like so many residential appraisers (he does manage to clear the number of hours needed for appraising and educaction, though...). When I do get my "hours" in order to be an appraiser, I'll still be doing research to see if the industry is still as fraudulent as everyone reports it to be or if it's worse or better. Otherwise, I may go into different kinds of appraisal as possible (the assignments I described above).Duck...not an appraiser...yet!