If you're thinking of turning the shed into its own unit, it would require some serious upgrades—like adding a separate electrical panel, sewer, and water connections.

-If the tenants wanted to, they could contact the City and get you into hot water.

Think beyond year 1 and resist the urge to go for cash flow in a cheap market with little to no population growth.

The best system will include today, soaker hoses to water foundation, not just spray heads.If there is no sprinkler, I would think it is not easy or cheap to hire someone to water. 

Vancouver promotes water conservation, so including water-efficient fixtures could be a selling point.Remember, while these additions can add significant value, the exact ROI will depend on your local real estate submarket, the quality of the work, and how well the new spaces integrate with your existing home layout.Please reach out, I can help you with the funding of the project.Regards,Jackson

My roof water leak test could not reproduce the leak albeit the amount of water from a garden hose can't compare to a major rainfall. 

Look for signs of water damage, like stains or discoloration on walls.Roof problems are also common.

I thought I'd squirrel some money away in case of a big ticket item like water heater, roof, etc. 

If after adding the additional monthly recurring costs (electricity, gas, water, internet, insurance, lawn care, snow plowing, etc.) to the standard long-term costs (Mortgage, taxes, regular insurance, etc.) the property won't net at least $100 if I can get the average rent I see on FF for that area, then the property isn't worth more investigation.

I've been introduced to GDL Asset Management/Green Water Asset Management, which primarily focuses on multifamily properties in Arizona.