Knowing your current state comps is a great place to start and a real estate agent can help pull those figures quickly. 

I know this thing will pay off in the long run but don’t want to kill myself doing it lol That's why you pay a broker 1-2% to find the best terms and handle the deal for you, lol.

You might find the answers to your questions there but I know that the search function is less then optimal so feel free to send me a DM if you don't easily find what you're looking for.I've never bothered commenting much about Canada because, until recently, it made no sense for US investors to invest in Canada: much less favorable mortgage conditions if they could even get one, much more expensive prices on average and much less profitable on average.

From there we identify properties that could have some potential and if you are interesting in diving deeper, 1) we do a thorough video walkthrough to give you a realistic look of the property, 2) we give a ballpark estimate of rehab costs (we do 40 a year with our GCs o we will get pretty close), 3) we talk through market rent with our property management team, ARV, and potential highest and best use.Ideally you find great investor agents who know their market really well and have a network of resources to provide you with enough confidence to take reasonable action. 

However, I do know 2 investors who have purchased 70+ unit properties via seller outreach, but it takes time.

And, know this: what you don't know will hurt you. 

I know this is also a National issue, especially in land constricted markets.

---You won't know till you try. 

I TRIED to help you but you " know better". 

If you know that something major will need replacement in the future, increase the monthly amount you are depositing into your reserve fund.