Mortgage loan officers have been working for years at building the best relationships possible with thier appraisers.  We all hope that these hard times of flat and even declining markets do not push these loan officers to shop around for new appraisers.  We all understand that a home value is what can make or break a loan, but it is the responsibility of a loan officer to not get a homeowner into a negitive equity situation by chosing a bad appraiser that makes any value you need to make a loan work.  We have seen the good, the bad, and the ugly as active review appraisers in this industry.  From our experiance, most of the appraisals we see pushed to help a loan officer out do not make it to closing now-a-days.  Do yourself and your borrowers a favor and stick it out with your dependable appraisers.  More times than not they are doing everything they can for you without putting a borrower in a negitive equity situation or costing you time working on a loan that will not get past an underwritter and/or review appraiser.