Gather the paperwork before the visit and the report comes back materially stronger. Current leases for each unit, a rent roll showing what is actually collected, twelve months of utility and property tax bills, insurance particulars, any recent maintenance invoices, and the permitted unit count as recorded by the City of Saskatoon. Every number you can prove is a number a buyer's lender will accept without discounting it.
The report itself does two jobs. It prices the property against comparable Westmount income sales with adjustments for unit count, condition and parking, and it sets out the stabilized net operating income a purchaser can underwrite once vacancy, management and maintenance allowances are applied. It also nets the sale down for you, since seller closing costs generally run 4 to 6 percent once commission, legal fees of $800 to $1,500 and adjustments are counted.
The reason it is done by hand is the same reason automated estimates fail worst on this property type. Public data holds the recorded unit count and little else, so a suite added in the 1980s, a rewired service, a new boiler or a rebuilt back stair is missing entirely. Joel documents what exists and reconciles it with what is on file before a number goes on the page.