When I am concerning the City it is buy and hold because there is a large rental pool to pull from. 

I walked the outside of the outdated property and snapped some pics, rolled some numbers in my head around:Mid-range ARV around 400knew doors and windows throughout, 15k including entries for good stuff (I know that's high, better to err on the side of caution)fresh paint in/out at $5 per sf for good stuff, call it 9kflooring throughout, 6.2k at $3.50 a sf2 bathrooms, 15k kitchen 20k including appliancesso about 55-60, plus some extra for unforseen and pool, so 65-70k, leaving me an offer of 200-230ishI'm sitting in this driveway for a solid 45 minutes taking notes, running numbers, pulling title info & last sale price/date (Chicago Title mobile app), etc.  

Great question on the utilities, the previous PM sent me their statement for last year and I pulled that out of it.

How do agents pull comps?

I can get tenant quickly according the CMA I pulled, less than 30 days.  

Additionally, I'm front loading the CapEx reserves and will gradually pull back as I approach a figure that I'm cortfable with given many variables of course. 

Congrats you are helping my make a stronger push to pull the trigger for the first time myself!!!

According to statcan the average household expenses are just over 80k a year. http://www.statcan.gc.ca/tables-tableaux/sum-som/l...Also according to statcan the median household income is UNDER 80khttp://www.statcan.gc.ca/tables-tableaux/sum-som/l...Therefore the average Canadian is loosing money each year...Maybe we might start seeing more families pulling money out of their homes.

They did pull my credit report because they wanted to verify a history of me doing deals and successful payoffs of loans.  

Again, this assumes there are no other mtgs/liens on the property. thats great then. thats what i thought. i think after making the deal we just get a RE attorney - and he should be able to pull in all parties and artifacts of closing.thank you.PS - this should be possible with a financed sale also, btw. but i dont want to keep on going.