Suite legality is the detail that decides value more than almost anything else. The City of Saskatoon requires a building permit before a secondary suite's rental income can be counted by a lender or an appraiser, so an agent who cannot tell you whether a suite is permitted is not giving you the full picture.
Financing is the other major difference. A lender treats a purchase you plan to rent out differently from one you plan to live in, generally requiring a larger down payment and closer scrutiny of projected rental income, so working with someone who has priced actual Saskatoon rental comparables matters more here than in an owner-occupied sale.
Joel Dyck works with Saskatoon investors on exactly this kind of file, checking suite legality and comparable rents before a number gets attached to a property, on top of the usual $800 to $1,500 in legal fees every Saskatoon closing involves. Get your hand-reviewed valuation from Joel Dyck.