Your renovation number seems very low for a newbie trying to get this done in Ontario: you'll have to split the single-family and then also put in another kitchen and bathroom, manage the heating somehow and then gas and water.

Maybe not as much as WA, but...In WA You also have high gas taxes and high excise taxes.

Quote from @Bill Brandt: thanks for the clarification, the parcels being sold are "better than average" the parcels being sold are on a private lane,  with mountain views,  have natural gas,  electric, fiber internet, and cell phone service available. 

Validate your financial metrics again. 

Certain types of glue can outgass smell like natural gas for weeks causing nauseating and vocal complaints.

This includes electricity, water, gas, and any other necessary utilities.3.

I too was hesitant going out of state, but I put my foot on the gas and started to make some moves.

Electric, water, gas, sewer all have to be paid.

You should know the target investment area well enough to quickly recognize actual deals versus those that are not going to be profitable.You should then have a team in place that can quickly validate the condition of the property and give a decently accurate estimate of repairs. 

Rental property prices are increasing as rents increase due to oil and gas workers.