For example, if your payment will be around $2,200 and the tenant’s paying $1,700, ask for a $4–5K credit to bridge the gap until the lease is up.You could also have the seller offer the tenant a cash-for-keys deal before closing — sometimes a few grand up front gets you the vacant unit you need without dragging it out.If you go that route, just make sure your lender’s cool with it.

So I recommend you network and try to go off market.  

First, off you've got tons of great advice above!

Do you think that appraisal makes sense based off what I just told you?

Add any other options you think.  

There are better more targeted options like off market deals. 

I’m in the field every day talking to owners, builders, and other wholesalers, and the deal flow has been interesting lately. I’m seeing a mix of:
• Entry-level value-add SFRs in South Austin
• Heavy fixer flips wit...

Quote from @Jules Aton: I'm settling on one next month that is coming partially furnished and so far don't anticipate any issues finishing it off but appreciate the offer. 

A cash-out refinance could be a good option to tap into that equity, and the interest on the loan could be tax-deductible, which can lower your taxable income.

You will see that a vast majority state the ADUs appraiser below hands off costs to add the ADU.