Your equity won't likely increase beyond the cost to build because there aren't a ton of ADU comps on the market yet. 

In some areas, purchase prices and value add opportunities align well with BRRRR, while in others the margins might be tighter.NOI plaus a big role in success, esepically with MF, so increasing rents and reducing expenses are key.

You'll figure out a good price for yours, but be sure to check the market every month or so, and track whether it is increasing, stabilizing, or decreasing.

Quote from @Devin James: Quote from @Andrew Syrios: “If you want to increase your success rate, double your failure rate.”- Former IBM CEO Thomas Watson This is my first time hearing this..

Building back utilities can increase your income, but it requires careful planning and execution."

They've increased the price several times in the last few years. 

Should I sell and 1031 the equity into a apartment complex where I can increase my net per month?

We had nine months straight of increasing inventory.

My partner has done HML for a large population in our market. 

People have failed twice now with the housing bubble and the recent meteoric increase in rates because they were gambling with the rates to save a percentage point.