I nor anyone in my office will complete such reports. The liability it too great and the public deserves better. The notion that a hybrid appraisal is just as good as a full 1004 report is asinine. As long as lenders view the appraisal process as a speed-bump, we have learned nothing from 2008. Remember, there is no shortage of appraisers, only a shortage of those willing to work for AMC skimmed fees and endless scope creep.