Completed high value renovations to boost market value - new roof, etc., What was the outcome?

Yes, Kai Lai the buyers agent at New Western was incredible to work with, highly recommend.

Now you can afford furniture in spite of the high mortgage rates.

It sounds a bit high imo but it really depends how much work he/she is doing.

Regarding your situation, the appreciation strategy for real estate investment is compelling, especially in a high-demand market like Vancouver.

we are competing with large new apartment buildings that offer a lot of amenities.

I considered SFH where I'd rent out all the rooms and keep one to myself, but this seems risky since I'll realistically be away for months at a time and couldn't manage the unit/other tenants.Then I came across some listings that appear to be hotel rooms for sale, with basically the facilities I need (a bed, toilet, kitchen), a price point I can handle (270-500k$, I'd do 20% down), and fairly high HOAs (~1500$/m?).

Then refinance my current property and use that as a down payment to a small apartment complex (5 to 7 units).

Soon closing on a property property cost $458k and the closing cost is really high we are doing FHA mortgage they are charging 2% of the loan plus application fee and mortgage insurance on closing for the amount of $7k and plus monthly mortgage insurance... in 2020 there was not just a thing 2% of the loan on mortgage origination loan fee! 

Is Tracy hills an easy commute from major high paying jobs?