The mother is the cosigner and does not want an eviction filed under her name so said she would pay it (I'm not holding my breath however).

Tenants moved out, property required new paint, flooring, and a deep clean.

New floors, new carpet, new walls, new kitchen, updated electric and fixtures, deep cleaning and general repair What was the outcome?

I joined this amazing community a little over 2 years ago...jumped in to the deep end, worked it hard, and then we had our 3rd daughter, bought our new house and WFH created an environment where I invested ALL my free time in my family. 

Seems like you have some deep seeded hatred for news outlets that preach doom and gloom.

If you want to do a real deep dive into a property, though, I would use a calculator that references Canadian taxation and mortgage calculations.

@Tyler Lingle  how deep is the well? 

Presenting to an end buyer in my network at a deep price What was the outcome?

It is not *bonkers* to expect someone to stay in the place for 5+ years since that is the norm under REI, largely because they have top notch management that keeps tenants happy.You need to take a deep breath before writing in a public forum with such vitriol.

One thing about having rental properties - if you can't become accurate on what jobs cost, and what they should cost, you better have some really deep pockets or a whole lot of cushion.