@Mark Miles is 100% correct, during Covid, NYC and Philly investors ate them up.

So ex in Calgary Beltline the 1 bed affordability requirement is $950/month.Sounds like the details of that program came out half bake, I spoke with a commercial mortgage broker yesterday that told me he expected the details to change as well but did not mention anything about 30% percentile of market rents. 

My primary home has increased in value drastically in the last year and half that I've owned it.

Take that area down to a 1-5 mile radius. 2.

Im trying to purchase my first SFR rental in OKC. 20% down, <$135k, C Neighborhood, 3bed, Near Turnkey.Inventory is awful, as to be expected.Interest rates are slowly inching up with the Fed expected to raise rates in a few weeks timeMeanwhile inflation has been CHEWING away at my cash for half a year and continues to accelerate. 

Our astronomical appreciation is holding steady month over month through the second half of 2021.

Depending on how close you already were to 22%, you may have half of your depreciation recapture at 22% and half at 12%, or almost all of it at 22%.

Your mention of a $1m max concerns me, since that is only about 10 properties and I hope to reach that this next year and a half.

Refinancing resets that ratio back in favor of the lender. 100 doors acquired through refinancing, may not equate to a half doz doors with end of life or no mortgages. 

@Robert LeitnerI'd take a look at the west valley in areas like Goodyear, Verrado, Litchfield Park, anything within a mile or so of Westgate, Surprise Farms, and the Marley Park area of Surprise.The prices are what they are and won't drop 50% like they did in 2008.