The hard part here is that this was never a real BRRRR because of the numbers.BRRRR is about leaving as little money in the deal as possible, it starts with the right property,Next; an appropriate scope, 3rd making sure your rents are realistic and proper for the area.When you refi, often the best LTV is 75% ( I suppose there are exceptions, but conservatism is what wins this game)Last, your supposed to repeat the process.

You have bigger fish to fry - namely, what sounds like an incompetent property manager and your negligence in properly managing your business (i.e. not renewing your umbrella policy, etc).

Which means some of us who made proper cash-flowing deals will be twisting in the wind if our tenants can't actually pay their rent just 'cause the company they work for is gone and no one else is hiring. 

Even the experts in the market look like CMHC do not always properly predict what will happen in the future however you could look up their research to get a bit of an idea of the expectation  And if you’re buying just for your primary home then you are better to buy now rather than wait for a possible price decrease because that possible price decrease will happen as interest rates increase and that would mean that your monthly payment would actually be higher. 

There is no way with proper expense allocation (especially maintenance/cap expense allocation) that this will produce anywhere near $400/month positive cash flow.Analyze the appreciation outlook. 

We decided to publicly list his house and properly market the property through various channels like the MLS, social media, my personal network of agents and investors, and a few other online platforms.

It can be a great gig, if you have the proper strategy.

@Jean Santiago It sounds like you are taking all the right steps to properly and successfully invest on a property soon.

This gives Landlord's more confidence that they are handling things properly. 

If so, since my contractors provided invoices to me with repairs and capital expenditures alike, how do I determine the proper dollar figure to count as repairs?