Before exploring it, it's important to note ARV is a construct used more with asset-based lenders than with more traditional, credit-based lenders, where LTV or loan-to-value is one that is more prevalent. 

Then create a patio/entry for each lower unit by a simple screen of an above-ground planter from the post to the stairs, or maybe at an angle to where the stairs begin.The rest is comparatively very simple... don't paint the brick, do the siding in a darker dusty green, the window muntins in a very dark gray (it'll match the black powder-coated hog wire balusters), get a very LARGE round fake attic vent for the gable,https://cdn.shopify.com/s/files/1/2196/8707/produc...and install a clete at the bottom of the gable which will look like a horizontal supporting member for the second-story columns.Lose those shutters, paint the entry doors a very deep, rich color, with the first and second story doors slightly different.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

The Pros of a traditional buyer is that they may offer a higher price than expected especially in this market the con is you may need to make some repairs, but, they may be a few quick fixes  the whole process could be easier than you anticipated.

You can prove your income using bank statements versus the traditional tax returns (personal & business) , W2's and 1099's.

Do people find it harder to BRRR with multi-plexes than SFR due to lack of comparable sales proving the increased value after renovation?

As an investor, it's often difficult to qualify for traditional mortgages -- for this exact reason.

The payments are going to be high because they aren't amortized over ~20-30 years.Use the HELOC to purchase the unit but then refinance the building into a traditional loan, then repay the HELOC.

When you look at KWC compared to Barrie, compared to Oshawa compared to Hamilton compared to any of the Toronto neighborhoods, you will find  massive differences. 

There are still deals to be had in my market with my current trend of rentals, however I do agree that they are hard to find compared to a few years ago.