Hard money rates vary from region to region and from lender to lender. 

The equity through principal pay down & appreciation allowed me to start a fund investing in apartments & more in my region.

Very regional and bank sensitivity;  Purchase will be different than Refi, SFR different than MFU. 

They have meetings all across the region and they're a great group for new and experienced investors.

A regional bank will do that.For larger cash out refi on your rental portfolio, a national lender can help.Best.

I look forward to meeting more like minded people in the Philly region. 

Just trying to figure out for myself and my clients, how accurate this is and if it will continue to add to the already overheated housing markets in Toronto and Vancouver given the low Canadian dollar.  

Any thoughts on a particular area in this region would be greatly appreciated.

If so, is it more beneficial for the other market to be of a similar type (low cost, cash flowing) just in a different region, or one that offers a different type of potential (like more dynamic appreciation)?

What I've done is "reverse engineer" the BP calculators and create my own spreadsheets that incorporate specific items I felt the calculators were missing (minor details and region specific items).