@Cherie Durand, absolutely look at other homes to compare the listed price.

@Stanford Walker There won't be much of a difference in how your property is appraised as compared to an average property in the same neighborhood.

Its hard to be certain what appraisal value I would get when doing a refi because the comparable sales will almost certainly be in poorer condition.

More things "to do" while I don't actually get anything done.I can go to rentometer for comparable rents, I can look at the county website for tax information, I can look on zillow and realtor.com (and talk to appraisers) for a good estimate of ARV, but I know that repair costs can eat up years of profitability. 

I assume you mean you are comparing getting  HELOC vs refinancing some of your cash out. 

Contingency Plan is actually just as good though: Tenant will be at $940, and all other comparable units are at $970, and the entire 100+ unit property is at full vacancy.

So I found a Duplex in LA priced well compared to other comps.

The less comparable a property is with nearby comparable, the more quests work is involved, but even with close comps difference can occur as to valuing adjustments.That being said, it would be advantageous for you to study the appraisal to see if you agree with the valuation.

I see too many new constructions around GTA, and I was wondering if a good idea to invest in a house that the closing date will be in 2022 or 23, so downpayment can be paid gradually, also inflation rate will do its magic to reduce its price value compared to the market at that time. any comment? 

The numbers for a SFR with ADU are penciling about the same as a duplex in most LA markets, my client just purchased a 3/1 SFR with a legal studio ADU in Carson for $595k, this is comparable to duplex prices.