I was quoting pool prices for my clients several years ago at approximately $40K (basic package 12'X24' including screen enclosure and paver deck) and then they doubled and more after COVID.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Include all expenses like property taxes, insurance, maintenance, and property management fees if you’re not managing it yourself.Network Like Crazy: You’ve already made a great first step by joining this group!

The tenants pay all utilities including sewer and garbage. 

I'm not sure if any also lend in Canada, but you might want to expand your search to include "non-recourse" just in case it leads to some more options for you.

Even when I self manage I include pm because it is work and I do not work for free.

You must be pretty good friends - most veterans (including myself) would never let a non-veteran assume their loan b/c the VA loan entitlement is not restored until that loan is paid off.  

He is currently a travel PT that makes $37k pre-taxed but after including all his stipends, his annual earnings are  closer to $95k-$97k.

My aunt wants to do 50/50 on everything including rent.

Job included inside work of leveling floors, installing flooring, paint walls, kitchen cabinets, etc in both units, as well as lay a new driveway, fence the back yard, provide attic fans, and install electric to the crawlspace to add lights and a sump pump.