What ADR did you use for MTR and how did you derive the MTR ADR (or different what rent and what vacancy factor)?

All of which may factor in. 

I know there is a huge shortage of housing and that has driven up price in the past couple years (along with other factors such as the pandemic, population growth, etc) so, I see listings for 2br-1bth for up to 2200 on places like Zillow, Redfin, etc.  

The baby on the way should not factor into your decision. 

Some assets can be valued significantly lower than their actual worth because of illiquidity and other factors.

After all PITI, utility, and services (lawncare and cleaning) costs I have $7,225.I set aside 25% of this for my maintenance fund.The remainder funds my lifestyle, wife has a Tesla, and quarterly vacations as well as business growth.In 2023 I am tracking to build 4 duplex units designed as room rentals funded in part from a recent land sale.

That’s the very simplified version but raising capital is always your biggest limiting factor so the more investors you can connect with the better. 

Not a silly question at all but the answer depends on a few factors.

Is this really a critical factor in seniors choosing retirement homes. 

With compensating factors I have a really good 15% down option on DSCR