Issue is I have property actively leased at $1500 but appraisal came in with $1215 because they said they couldn’t find any good comps.

As someone who invests heavily in Philadelphia, I can also say the price point you are targeting is going to lead you towards neighborhoods where the BBRRR strategy doesn't often lead to realized gains that correlate to the appraised values.

Most appraisals are valuing the ADU between $50k and $100k.

Maybe you could have an appraisal done and that would help to remove that PMI once the new amount shows you are closer to a 50% LTV.

@Carlos Ptriawanyep great points.appraisals depend on comps and comps depend on appraisals... until someone comes along with a bunch of cash and sets the new comp.

I would check with an appraiser and your municipal zoning officer to determine if they are acceptable.  

While this is part of their business model, an extensive presence of wholesalers can create a perception of a lower property valuation in an area, especially if most properties do not go through the more formal appraisal processes with realtors.Disruption of Market DynamicsWholesalers operate on quick sales, which can sometimes disrupt the usual pace of the market.

So I basically would want a person who looks at the whole house and gives me the appraisal cost, the areas that need fixing (ex. kitchen cabinets, tiles, bathrooms, plumbing, electricity, etc.), and how much the cost would be.Then this way, I could decide to proceed or not based on the assessment.

There is also the strategic advantage of offers that do not require an appraisal or can close more expeditiously.

The current lender could appraise the smaller parcel and perhaps determine the collateral is sufficient.