Finding Condos/Apartments off market. How to conduct a deal

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Hi Everyone, 

So I have completed my first step on purchasing my first property, and have been pre qualified for a traditional low money down mortgage here in Vancouver Canada. My budget currently is $400k, which in Vancouver purchases a condo/apartment/townhouse. Our strategy is to get away from renting, start in the process of live-in flips, while funnelling extra capital into out of provence buy and holds. 

I have two main questions;

- In Vancouver our budget only allows for the purchase of condos/apartments/townhouses. Speaking to people who have a very good understanding of this market (sub $400k flips in Vancouver) anything on the MLS in the current climate, at very best has 5-10% room in it for a flip ( Demand exceeds supply at this price point). This essentially is the same as buying a place in hopes of appreciation. Unlike houses, a driving for $$$'s strategy is inherently more difficult as; a.) public records in Canada are limited, and b.) the nature of these properties is that its hard to spot outward signs of distress. Craigslist is an obvious answer, but what other insights/strategies do BP members have for finding deals in the condo/apartment/townhouse space.

- When approaching off market deals, there is certainly savings to be had for the seller by the buyer not being represented by an agent. What are the pitfalls for an unexperienced buyer purchasing off market. What should I be asking, how should I be negotiating. I am currently trying to find access to the MLS (offering to pay a monthly fee for use), but without the MLS, calculating ARV is going to be difficult. How do people get around this. Any insight in this realm would be helpful.

Thanks, and have a great day.

Tristan