Time might be  factor.  

Depends on a LOT of factors. 

Canada does not impose estate taxes however there will be a deemed disposition (depending on how the property is owned) of the property at death and the estate will be subject to income tax on all accrued capital gains.The best advise here is the same that I expose to Canadians investing in the U.S.A.; find an accountant and attorney with cross boarder real estate and business expertise and develop the strategy for organisation and ownership which best meets your near, mid, and long-term goals ... naturally, you should do this before purchasing any property in Canada.

So based on what you highlighted in your post, several conditions could be present.  1) real estate market is flat, 2) area the properties are located in or the property itself is not desirable, 3) there are other factors that 'drive' up the actual costs on the property, 4) property taxes in PA are really low to begin with, 5) competition is low, 6) other reasons, 7) none of the above and they were in the right place at the right time.  

However, as an investor who is NOT a lawyer, I would recommend creating the LLC now, because if you flip with your personal name, all of your assets will be exposed.

Selling without exposing to the entire MLS means 90% of the active buyers will never know it's for sale. 

@Jeff CaravalhoIf it were me, I would factor in the following: How long has he been a tenant?

I understand $/Cap rate but how does that factor VIA interest rates which can fluctuate from investor to investor? 

Lots of possibilities and factors to consider in your due diligence as mentioned above. 

The house was in an older area of a city that has a high crime rate; however, the area held the value higher than other areas of the city due to the country club it was next, and many other factors.