I am coming up with the same exact results and have also migrated my search to Fresno where I am finding better luck on meeting the 1% rule. 

What is the migration census look like in that area?

This is a bit above the current "average" market but as stated there is under supply.Certainly the new supply will push down or at least slow down rent growth.Denver needs to significant population growth from migration and employment growth to keep all those units full.

It's likely the population will continue to migrate out of the city for quite some time.

However, in a general sense, I'm starting to think we might see a big migration of people out of city centers and into outer suburbs. 

Numbers including new units per year, absorption, net migration flows, vacancy rates, and rents.

To choose a region, watch for migration trends of working people. 

Migrating to fill-time investing is ideal as my interest in RE continues to grow more every year!

LA property values are extremely high right now, CA has had large expenses recently and I think they may modify the rule regarding property tax increases of 1% to cover these costs, and there has been a large migration out of CA due to its policies, prices, etc...I appreciate your reply and advice as I will definitely looking HELOC's. 

I migrated to US 10 years before and landed in SFO on Christmas 2003.I am full time software developer and do real estate on the side.