But from what I see with my clients there is not as much competition between out of state investors and locals as I thought originally.

Coming Soon: Ranking tracking tool, competitive analysis, backlink checker, etc. 

I had in-laws for quite some time that were not only  discouraging, but were actually competitive and toxic.  

as far as management the locals charge $80-150 on SF homes. perhaps homes are priced higher in the area but management isn't harder plus a lot of competition. . . ?

I have been buying and selling for a few years now, I see my competition killing me in terms of acquiring properties.

@Abdul Fofanah I am not sure if you already checked out the competition but if not look at furnishedfinder or roomies, craigslist ads etc. to see what a room like yours goes for with similar amenities.  

(especially Montreal/Laval)Here is a bit of background, my partner and I have been looking for our first property (single-family) and due to the pandemic lockdown being slowly lifted there has been a surge of demand for houses in our target neighborhood.We are looking for a place that needs work and this hasn't seemed to reduce the competition in the area, the last two properties we went to see had 3-4 other offers by other DIY investors like myself willing to pay (almost) top dollar for properties needing lots of rehab.

So, if they try to argue they included the sqft of the balcony, they would be breaking Ontario provincial rules (also the balcony is not that big). before you ask: we wanted a property inspection but were advised against it. our agent said that we would not be competitive applicants for the unit if we asked for an inspection. 

having 4 decades at this I have seen very few agents that will want to list properties for far more than they are worth as they don't sell and they just wasted their time.Now there are agents in big money markets I mean homes that are 500k to a couple million and they will do that.. they know they are in competition for the listing and will tell a seller a bigger number than reality just so they get the listing and then when it does not sell they move for price reductions..

Personally,i would not buy/hold unless you can absorb the fees into the rent and still stay competitive and profitable from year to year.