Being a member of two companies is not an exception.

You will get to keep your low mortgage interest rate on your current property, and will still be able to use the benefits of a primary residence (lower down payment, lower mortgage interest rate) on your next purchase, as long as you have stayed in your current home for 1 year or longer (and there some exceptions to this as well). 

In the D/F I have pretty much just heard horror stories of the properties going negative except for a select few operators who often have their own management company and really know how to operate profitably. 

No exceptions for lot line coverage as an example.

When you form the relationship with a broker that you've done several deals with, they can often get more exceptions done for you or be more flexible with their terms and or the options that they can find for you.

They were all great except for the 2bd/1 bath unit.

Everybody I have called said no except for one company that only does portfolios with established customers

Considering airbnb's downtown, long term rentals in up and coming areas near burns park, fixer uppers...pretty much anything except student housing - that feels hard!  

Truth is nothing except maybe a brand new build is going to be 100% permitted likely.

I'd recommend diverisification, but if you do come across an exceptional opportunity in real estate or otherwise to be open to skewing in that direction.