Make notes on what is the rent and the condition of the property.

I always like to peruse the realtor.ca website and I have noticed a 2 bedroom unit in decent condition for under 100k!

Strategy should encompass what areas you're targeting, how you're going to market to those areas, what methods you're going to use to purchase property, how you will monetize those purchases, and what your exit conditions are. 

Based on the income, location, and condition of the property I think it's work 199k, but also want to get the best deal possible (and the owner even said she understands I'm looking to get a good deal). 

@Jeff Macdonald, With your limited experience you could either buy a single family or 2-4 building with 20% down, 30 year fix mortgage in good condition and learn to manage it and do work as needed.

This typically doesn't take much time because I've gutted the places shortly after purchase so everything is in new condition. 

When you keyboarded "these houses" what homes are you specifically talking about... location, style, condition etc.

But the house is really in a bad condition.

I get properties in all price ranges and conditions.  

I listed the condition of the property to give a feel for the lack of care to the property vs. tenant's insistence that it is in 'excellent' condition, and to give an idea of his behavior.