The discount should reflect the cost increase.As I indicated I am aware of cases where the F/F rule against financing ADUs added to multiplexes were not enforced. 

As others have already said, there is a plethora of information and resources available to you here, so absorb, reflect, and absorb some more!

Your Debt/Income ratio will reflect the new loan. 

I had a property 2 months ago that had income approach reflect $50k higher value than the value the appraiser provided based on his comps (which were terrible comps).   

As we close out on 2022, take a bit of time to reflect on the year and set expectations/goals for next year. 2022 was a wild year for real estate investors with the huge increase in interest rates throughout the year.

Concerning the appraisal, he most likely used townhouses that were nearby only so that the comps would be similar and reflect a relatively accurate ARV.

If rates are rising, that is a reflection of the fact that inflation is rising.

Another drop of 25 percent in the next 12 months is likely.Prices will decline  until prices paid accurately reflect normalized earnings.  

You should be getting a 10% "management fee" ($250 on the example above that has gross rents of $2,500) PLUS the investment income of $400, or it's not a true reflection of this property as an investment.

Reflective of the percentages represented in the purchase.