and then there are neighborhoods at every price point above that.. and there areas that are transforming like  Fountain square  old 100 year old homes but if you pop top them or build new infill they will sell for 300 to 450k..

Although some of them have transformed with gentrification.  

Landlords will try to evade regulations by transforming their units into condominiums, luxury apartments, furnished suites, or offices.https://www.zerohedge.com/news/2019-02-05/oregon-d...

The whole industry is being transformed by technology and it is predicted that the future will require less agents. 

You also need to check with the utility companies and get cost estimates from them for availability, fees, hookup charges, transformer and power line/power pole locations or relocation requirements, water, sewer,gas, cable etc You will need ball park cost estimates from site work contractors for site work, roads, installation of utility lines etc.

From the investor side, this Appraiser thingy feels like a job that is ripe for transformation and automation.

Condo convert is not common in Toronto especially for a lot that is sitting on 13-20 ft wide frontage..She is suggesting a house hack transforming a home into multiple rooms aka rooming house.

In the hallway between the bathroom and bedroom is a double-door linen closet, which could be transformed easily into a kitchenette.

(fleurimont, which is the eastern part of sherbrooke). right now i'm paying 875$/month (nothing included) for a large 4 1/2 (new building) on thibault st. which is further from downtown but the property is much nicer. before that i was paying 675$ (heating, electricity included) for a 4 1/2 on rue Grand Monts. so to summarize yes the market is good for rentals and more people are starting to notice. triplex, quad, and 5-plex are especially attractive if you can get the right deal. there's a large ($100 million) project currently underway to transform wellington street's downtown core (link below). something to keep in mind, if you plan on buying near that area (can probably expect some good appreciation as the project progresses).https://www.sherbrookerecord.com/well-sud-project-gets-the-go-ahead/feel free to message me if you have any more questions about sherbrooke, i'm currently closing on a duplex (in sherbrooke) that i'll be living in next year, i'm actually just getting started in the real estate market here but i grew up in the area so i know it quite well.  

You want at least a 30% margin above costs and the NOI needs to be enough to pay the debt service after stabilization and then some.If the project looks feasible from a financial standpoint the next step is to check with the city or county planning and zoning department to get an idea if your concept will work, if you can build what you would like to build and what is required for all approvals including site plan, building permits, proffers, water/sewer tap fees, bonding requirements, inspections, setbacks, lot coverages, parking requirements, height restrictions, C/O process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.