There are some Canadian on here that can give you some advice on US investing, I personally stay away from it.Also @Matt Geerts, the housing market is actually pretty crazy this year province wide even an hour from GTA, I know here in KWC, Burlington and Hamilton even though we are a fair distance, we have broken near every record this year in terms of volume, price, DOM etc.

Hello AnjanaGrüße aus Vancouver, WA und ein frühes herzliches willkommen zurück zu den Staten, wenn auch immer.I just joined this  community yesterday, and noticed your location as Saarbruecken in the province of  Saarland , Germany.  

@Shaun Anderson I would suggest talking to a RE lawyer in Regina (or even elsewhere in the province);  they might be lenders themselves, or should at least know of private lenders.

The assessed value by the municipality/province for taxation purposes is frequently divergent from reality, making it quite meaningless as a benchmark.

Scott,The eviction process varies from province to province, much like it does from state to state in the U.S.A.You can evict any time of year - the not being able to evict in the winter is an urban myth much like the unfounded belief that the power company cannot disconnect your electricity in the winter.The big issue with eviction in Toronto (TO) is the backlog in the system ... on top of a system which is tenant friendly.Down east in NB, we can file a Notice to Vacate the day after rent is due: the tenant has 7-days to cure (pay they outstanding balance) or 15-days to vacate.  

these homes are the province of local investors and free market. the market Is a cash market as the homes are not financeable  or hard to finance.ARV is a figment of the investors imagination as those homes generally will never sell for ARV.. its nice to think you have equity but they will only sell for what the market will pay for a given cash flow and in lower class areas with more homes than people the 2% rule is alive and well. this is all an educated local buyer will pay for those types of homes. there is no upside in rent or value in most instances... ( inner city turn arounds excluded)..in the land of 30 to 35k all in homes all around rural America or the D and C - class inner cities this is a cottage industry were many families do this for a living.. they own as others have posted 20 to 100's of these to multiple hundreds.. its not investing its a business... plain and simple.. with very little chance of an exit over what you paid for them..  

So even if tenants move out of province from April through August, my intent is to have them pay rent indefinitely. 

We are a province heavily tied to the oil market, and the recent low stretch of oil prices have increased unemployment, increased inventory, increased rents.

I'am seeing lots of job creation in my area due to all the tech start-ups and constructionmbut province wide we don't look to be growing as fast as we should to support any other province when the time comes, since we can no longer ride the Alberta oil cash cow.Alberta is really going down!

Be sure to drop by the New Members Introductions forum and make a post letting everyone know a little bit about you, your experience and your real estate aspirations.Have you considered looking outside the lower mainland for a rental  - either over on Vancouver Island or further inland and north ... or even in another province?