Commercial Appraisal Question - Nonconforming

[Connie Chang]

Hi - any commercial appraisers out there or someone in a similar scenario of buying a multifamily with one nonconforming unit? So there is a title and city discrepancy. Title shows number of actual units, while city records show one less unit and agent has also reported a non-conforming unit on MLS (unclear why there's a discrepancy of one less unit with city). Will appraiser count income from all units if title shows all the units or will there be a red flag with MLS / OM and city showing one less unit? There is a kitchen and bathroom in the unit.