I like different real estate listing services for different reasons, Redfin, Realtor, Zillow, Trulia etc. however they all seem to give vastly different property tax estimates that can take a property worth considering offering on to one that simply wouldn't work.

It’s not your typical buying process and if you’re self financed and you plan on living in it, aka “House Hack,” you can benefit with low down pmt, low interest, seller concessions, and perhaps a reasonable construcrion loan if needed!

The reason for this would be more units under one roof and house hacking (5% down)-There is still potential for more value if I add a second bathroom to the upstairs master bedroom. $$$2-Rent it out and use a HELOC to fund an owner occupied 5% down MFH-House has potential to bring in around $800-$1000 CAD per month in profit 3-Rent it out, move in with the family until I have enough saved up for another down payment.

The reason is the property is not distressed.

Is that reasonable?

I have a concern that if I buy today the shipment date could move further into the future for whatever reason. 

I do it now sometimes for the same reason as you would. 

No reason to rehab the place, which is to take on more risk (especially in a high crime area where its very possible goods get stolen) and spend more money.

I know many investors want to see the 2% rule, but in this area, I'm not sure that is reasonable unless my first property was one in desperate need of rehab.

I expect cash flow AND a reasonable expectation of appreciation.