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If it was me, I would call local Realtors to see if one would do an appraisal for you.
Most of the ones I know would.
Remember, you only have to be concerned with whether or not the appraisal will pass IRS scrutiny if you ever had an audit after a sale and even if it didn't, (which I don't believe would happen if it is done by a professional) you would only have to pay taxes on whatever the difference is.
Get out paper and a pencil and , being very realistic....not optimistic... do a $$ pro and con to see if you would benefit by becoming a landlord.
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