Appraiser for a refinance appraisal included a lot of incorrect details, left our water spigot on flooding our yard, and I feel like I'm getting no where. (US, ID)

I won't go into too many details on why (since this is already going to be long enough), but my wife and I ordered an Appraisal on our house. Found out that even we were told to remove PMI we would need an appraisal, we then were told we don't qualify because of the % we put down originally. The first appraisal comes back, and the house valued at $435k. This was 10/27/22. We bought the house on 9/20/20 for $335k, but have $292k left. With that appraisal we have approximately $143k in equity. We decide we are going to refinance to cash out and pay high interest credit card debt. We check around and find a company that gives us exactly what we want in the cash-out, so we have them order the appraisal (we can't use the first one even though it was just done).

Second appraisal comes out to $420k. It's a pretty large jump and we didn't understand why, so we start going through the two appraisals to see if we can figure it out. I know that appraisals are not going to be exactly the same, but I understand that the industry should be pretty consistent across the board. While checking this information, we find glaring inaccuracies in the second appraisal. For instance:

1. Comp #3 is marked as being 4 bedrooms and 2.5 bath, which is the same with our house, but looking at the listings and the county records, it shows as a 3 bedroom. There was no adjustment made for the 3 bedroom, but I don't know if using a 3 bedroom home as a main comp when we have a 4 bedroom home is even supposed to happen. The first appraisal didn't use this property even for supporting comps. All other comps were 4 bed and either 2 bath or 2.5 bath. I'm being told that it will be up to the appraiser to decide how they want to adjust this. Either they replace this comp with a different one or just change the number and make an adjustment in value. Is there another option, maybe?

2. Total number of rooms on our house and 2 other main comps were incorrect. Ours she put in as 8 rooms and it's actually 9. Comp #2 she put in as 8, but it's 10. Comp #3 she put in as 7, but it's actually 8. The lender hasn't specifically said this, but I get the feeling like this just doesn't matter.

There are many more issues. Including, but not limited to, incorrect number of sales in the market information section which leads to a pattern of decline instead of what a CMA and the first appraisal described as an increase. Creating -15,000 adjustments in the quality area for the same quality properties (all properties were marked as Q3, but #1, 4, and 5 were each given a -15,000 point adjustment for no apparent reason). She also stated that she couldn't find enough comps within a 1 mile radius and had to expand that search, but all 6 comps are no more than 0.94 miles away.

The lender says they can help me submit a dispute and the lender will have the appraiser evaluate what we found, but the only issues that mean anything are the two I listed above. There were many more, but they say it won't move the number at all. Fine.

Now I'm told to go find comps that should have been used instead of the 3 main she used. I've been digging through all kinds of things, but they keep coming back that my "similar" isn't as similar as what they think will be successful. I've been trying to stay within the bounds of the appraiser's main 3 comps, but it seems like they want my exact house. While I can find 1 house that is the exact same model as mine, that's it.

The lender denied a property that is 3 houses down from us because it was sold 4 months ago instead of 3 (which was the furthest back the appraiser went). I'm not allowed to use pending sales even though one of the supporting properties is currently active. It's about 200sqft larger, but the rest is the same. I even found a house that is 258sqft larger and sold 2 weeks ago for $769,900, but because the quality rating is a Q2 instead of my Q3, it won't work (all houses in the report are either built in the last 2 years or there is one that is 5 years old).

I'm at a loss. Do you have any insight that I might be able to explore that the lender contact isn't helping me with or maybe just don't know about? Is there maybe even a way to get the appraisal to be stricken due to so many errors and have another appraisal ordered? Maybe a 4% difference isn't that big of a deal, even with the errors?

As for the water running and causing a flood. The lender is saying we can submit a complaint, but that's about all we can do. Has anyone else here had to deal with an appraiser causing issues, even though they may not cause damage to the house, and what route did you go to get resolution? I'd like to have someone come take a look at the property to see if there is any damage and if there is, the appraiser should be the one to fix the damage. I can't say there is, since it's so cold right now, but I don't want to wait until the spring to find out water got under the foundation (the water is right against the foundation). Any recommendations on where to move from here?