What might you do in my situation?

[RCA]

Look, we don't know what your situation is, how you're treated at work, or what your relationship with your mentor is.

But based on what you've posted, it's a very odd relationship which others have already mentioned. It appears as if you're being held back and used.

Unless your mentor is noting in each and every assignment that you provided significant assistance in developing the report, he's skating on thin ice.

You should be a staff appraiser. Not the form filler. Spark can do that. You need to do the appraisals from A to Z and get a significantly higher cut.

You can get a higher cut, without making more money, if it takes twice the time to do a job and you get fewer jobs because they give the easy one to the guys who accept lower cuts and can get more work to make up for the lower cut. Of course.

If all you are about is making money -> you should not even be in appraisal. Long term, nobody really does great in appraisal, unless they work for one of the big appraisal firms like CBRE and have the right connections --- and even then your years are probably numbered.