Action you can take: Have your Realtor contact the buyer agent and speak to the appraiser if needed. Ask them if they would take tax assessment.
I do not know of a mortgage professional or an appraiser who is enamoured with the rulings of HVCC; however, the regulations are what they are and all I or your agent can do is to work within the guidelines.
I would disagree that the appraiser can ALWAYS find comps that will resolve an underwriter's concerns about a property's value of condition. Sometimes value is the EASIEST thing to resolve on an appraisal; other issues on the appraisal can destroy a purchase with no recourse. For example:
"Declining Value"....some investors will not finance a property is the appraiser notes the values are declining and/or they may reduce the maximum loan to value they will allow on that transaction...requiring more down payment.
"Rural"....some investors will not allow financing of their product on rural properties. Add agricultural or farm to the verbiage and the deal is likely dead.
"Functional Obselesence"....Getting financing for a Geodesic Dome or a Log Cabin can prove very tricky unless there are local comps. For example, a log cabin in Montana (built to code, of course) would be relatively easy in Montana because there are a lot of beautiful log homes in the State. Financing a log cabin in Los Angeles would probably be an exercise in futility. The owner and the potential buyer may equally love the home; however, the investor is not going to take the risk on the property in case of future default.
The facts are that, despite the media's focus on the restrictions associated with financing guidelines for consumers trying to qualify for a home purchase, it is probably more difficult to get the house "approved" than the consumer.
Best to you!
This issue can occur in area of very low sales.
Your real estate professional's strategy would be to:
Pre-empt this situation by having an appraisal competed first
Your real estate professional will pre-qualify your home through a local lender with whom there is a historic record of success
Condition offer and counters accordingly.
Best of success in the sale of your home.