If you're looking for high quality tenants ("A") in a larger SFH that don't want to deal with the hassle of moving after a year you may chase some people away.  

MTRs are always in high demand for barn staff and trainers who come for the entire circuit.

Assuming you don’t mind moving and can save the down payment and your cost of entry isn’t too high like a few places are.

The property is auctioned off and the high bidder wins.

Home prices are ridiculously high right now.

Or do BRRRR.I noticed the population drop but every year people are migrating here with roughly 22% of the total population to be 65+. prices are low but I'm not sure if I should either do BRRRR or flip cheap properties. https://www.realtor.ca/on/sault-ste-marie/real-estate152 listings.

I've previously found cost segregation studies to be highly beneficial, particularly as a strategy to offset taxable income from both my full-time employment and rental properties.

I would highly recommend that you speak with an attorney that does this on a regular basis to ensure you are protected and to ensure the loan docs are legally binding - the loan docs are of course key to ensure that you have documents you can execute on in the event of a default (mortgage, note, assignment of rents, personal guarantee, etc.). 

It’s very efficient, high quality, customizable, and affordable.

I would highly consider using a reputable company and opt for a Debt Service Coverage Ratio (DSCR) loan for a rental property for several reasons.