Learned my lesson the hard way too, back when I thought my own keen eye was better than some 'overpriced form filler'... nearly bought a place with a foundation issue the seller had creatively hidden with shrubbery and fresh mulch. The appraisal came in low and forced a real inspection that found it. Felt like a complete idiot for almost letting my arrogance cost me six figures. Now I treat that appraisal report like the holy gospel during a purchase... it's the one opinion without a horse in the race.