If your decision making is tied to cash flow projections you are likely ignoring the fundamentals that are more telling of the properties long term success. 

Here's a fundamental explanation to get your juices flowing:Assume a house costs $200,000 and rents for $1,500.

The objective is to build a profitable portfolio and when you begin chasing doors you ignore the fundamentals your underwriting should focus on and make bad investment decisions. 

Have you researched the macro fundamentals in Canada currently?   

Best advice I can offer is to focus on  buying well situated real estate in markets with strong fundamentals.

This can often lead to bad purchased since neither focus on the fundamentals of the underlying real estate which is what ultimately drives value, appreciation and net profit.

I really like these fundamental pieces of advice! 

I actually have individuals buy a property “off market”, under ARV, under my guidance, so that I know they are learning the fundamentals.

from your comments above I also think there's a basic misconception/misunderstanding of fundamentally how negotiation works in the open market, and that again is likely an area an agent can help you.

You invest on fundamentals-- the WNBA doesn't change fundamentals.