I think I have a decent grasp on how to calculate all the expenses and simulating potential gross income, including potential cash flow.

Using the cap rate formula becomes straightforward once you grasp its components.

Make no mistake i want to and will invest in the U.S but not until i get a firm grasp and im confident even without seeing the property. 

One thing I'm struggling to grasp is scaling.

Often the seller isn't really dealing with reality well - saying 'mentally challenged' is probably an over statement - but they are so desperate, or in such a bad way for whatever reason,  they will grasp at any straw put in front of them.  

You may have a grasp on this aspect, but there are items to consider that can play a big factor when choosing your land such as topography, existing zoning & platted lot status, minimum/maximum requirements such as parking, detention, size of building, setbacks.  

My agent helped a lot when I was just a regular buyer but could hardly grasp the concepts or details/numbers in investing.

Sounds like your stereotyping and truthfully we don’t see much of that, so I think your grasping at straws to sound like you know what your talking about, when you unlike us, do not specialize in Section 8.

I suggest talking with @Connor Gillen who has a strong grasp of the market up there

By the time those who have finally grasped a good handle on finances, 50 years have gone by.