Unfortunately, much of the control over your property has been wrested from you by the state and local government. 

Remember you don't have to own a property to control it.

Keep in control of deal/timeline.  

I'm speaking on the investor panel, so let me know if you go.Good luck and remember to focus on your own goals and the numbers. 

Not sure what "margins" you are looking for, but we have done very well for our niche.We self manage and that has saved us a lot of money and allowed us to have more control.

You should only buy and control houses as if your broke.

MLS access is invaluable, and controlling your deals/submitting your own offers has to be amazing.

I want to invest in beach communities.  when I find a property, do the math with a 30-40% down, I barely cash flow, break even, but mostly will pay out of pocket.  Ways I try to cash flow is a higher down payment, but...

It seems that since property values are so high, and rents are so low (plus rent control), that cap rates and total ROI are SO LOW for Canadian properties.BiggerPockets logic points towards a 2% gross income / purchase price ratio, but that is nowhere to be found up here.Example: I have been looking at Hamilton Duplexes.Purchase price: ~$200-230kGross rent: ~$1800-2000 per monthOr approx. 0.87% gross rent / property value.

We do not follow the rules on this website (1%, 2% or 50%) but buy higher quality of houses and keep tight control of our costs.