The reliability of an appraisal is only as strong as the observations and information on which it is based.  Appraisers have and continued to be heavily regulated.  Additionally, most have lengthy experience and thorough knowledge of property inspection and how it relates to the valuation process.  The entire validity of the appraisal rests on the observations made of the property during the inspection process.  It can only diminish the reliability of the appraisal and greatly increase financial risk to, both, the buyer and lender.  How can this not be considered a breach of public trust.  Let's not so quickly forget the lessons from the last real estate crisis.  I strongly urge you to consider the possible consequences of taking the experience, knowledge and expertise, that a professional licensed appraiser provides, out of the process, supposedly to save the consumer a few dollars while they are being blindly lead into the most important purchase decision of their life.