For example, one huge pet-peeve of mine is when a seller states some super-inflated NET ROI that doesn't include accurate rental expenses.As far as showing the property, it comes down to the current owner's tolerance for putting a lockbox on the the place.

They tend to inflate the "As is" value which inflates the equity. 

The next reason, and not a lot of people talk about this one, is inflation.

 $6,800.00 in 1954 had the same buying power as $62,318.33 in 2018https://www.dollartimes.com/inflation/inflation.php?

For the right deal the inflated lending cost won't be important.

It was during the time, when 5 to 10% inflation was very possible.

Do you think their appreciation could have averaged faster than inflation?

If this is the case, why would these students pay an inflated rate (per room) when rents are typically lower?

BiggerPockets' rental calculator indicates it should cashflow $7500 per month after all expenses (including HST on short-term rental income) are input, assuming 3% vacancy; 4% repairs; 5% CapEx; 8% management and assuming appreciation merely keeps pace with inflation.  

Prices are a little inflated right now but we would like to start BRRRR for SFH to compliment our MF strategy.Any feed back would be helpful.