Rental property appraisal swung $55k when I switched banks mid-refinance

I own a duplex off Memorial Drive and tried to refi back in March. First bank sent an appraiser who valued it at $310k. That deal fell through over credit stuff on my end. When I got my score up and tried a second lender in July, their appraiser came in at $365k. Same house, same roof, same rental income. The second guy actually walked the whole interior and measured the detached garage. The first one barely looked at the backyard and pulled comps from two miles away. Now I'm wondering how much appraisers matter in this market. Anyone else see big value swings just by getting a fresh set of eyes on their property?