We're pretty much neighbours lol I'm from Thunder Bay, Ontario.

Neighbours will be an issue which will likely torpedo your plans..7 adults, 7 vehicles, 7 pets, 14 boy/girl friends not next door to me thanks. 

Yes, they make for quite neighbours ... provided its not a local teen party/shag location.

Put up a security camera, fake or real, and point it at the garbage cans, make sure the neighbours know it is there and that you have installed it for their benefit.

My own back yard is in Greece. 

The neighbouring house sold for $480k last year and it is not divided into a duplex.

I would probably pay your neighbour and be done with it.

@David DorseyMy story is weird but I think plenty of people get into flipping in the same way and so I'll share.I did my first renovation in Athens, Greece in 2006, at the absolute peak of what we know was a hugely inflated real estate boom fueled by bad money debt deals.

The fall out has been, several neighbouring owners have it in their head that their properties are worth 90-100K/unit when the underlaying business supports 60 - 70K.It's made it tough on the smaller independent investor ... unless you want to pay too much. ;-)

In instances like yours, I've seen listing agents use some pretty creative extrapolation from neighbouring SFR & duplexes.In the end, you are doing the right thing - the amount you offer to pay for the cashflow needs to exceed your opportunity cost to make it worth your while.