Look at historic appreciation, aim high, but allow for an appraisal contingency.

I've never seen an appraisal list an apartment building nearby as a reason for a lower value or as a negative price. 

I paid $1'025'000 for it, then upgraded it. in summer of 2022 it was appraised for $1.15 million. now it is listed for $799k and there are no takers.I am facing a foreclosure on both of the remaining properties. 

Some people get full appraisals for sanity check.

This loan product has a VA inspection during your appraisal (nothing scary).

I think this property would be a challenging one to appraise even if value is based on noi and cap rate because of the OO requirement.  

I've been able to speak with a conventional lender and they said the same thing so long as it appraises at a certain number and is livable we should be good to go.

Comps showed in the market a valuation of about the same (~$40k) for an additional half bath, but getting it from an appraiser on a refinance would be challenging (probably very challenging).  

Sometimes there are issues with appraisal, title, insurance, or underwriting - but it all typically gets blamed 'on the lender'.

Cabin will appraise at a little over a million (1,050,000) and we could sell it for 950k and still be happy on our end.