Rental demand has decreased significantly.

I have been trying to sell my rental property here in Calgary and for the past few years but the market price keep decreasing where my mortgage owed = market price, currently almost no equity in thereI've considered/ tried following: - conventional way using realtor - even though seller's realtor willing to take less commission, no guarantee that buyer's realtor is willing to do it as well.- agreement for sale/ rent to own - fail because tenant buyer defaulted.- no fee/ low fee realtor brokerage (commfree, 1% realty etc.) - actually they charge more than what it shows in the ad.- direct marketing through kijiji, facebook, reach out to my real estate investor friends for direct sale or another rent to own - this is what I am doing now.- 1% fee realtor website (bodecanada) - this is pretty new and I start to put my property there- rent out to tenants - this is what I am doing nowMy property is half duplex with illegal walk out basement suite so I rent out upstairs for $1200 and basement for $700.

*data provided by washoe county assessorThe rental market in the Reno/Sparks area experienced a slight increase in rental rates in Q3 compared to the previous quarter, decreasing by $8 to $1,653.

So your basis will decrease each year depending on how much you take in depreciation.

The value today (assuming what you are paying for  is even close to true value and it does not decrease in value) is more then enough equity to simply refi the balance with no forced equity. 

West Allis is having a nice 1st quarter in 2015 according to GMAR " Hottest MarketsThe most popular markets in the region, characterized by those communities that generally had an increase in units sold, an increase in average sale price, and a decrease in days-on-market (DOM), were:"

I find it that once you get above $150,000 in home prices - it is harder to cash-flow.One thing that is concerning is that the population of the city has decreased since the 1960's. 

The greater metro area, however, showed a more substantial 8% annual decrease to a median home price of $424,250.

I use statistic websites to see crime rate, increase/decrease in population, average salary, etc.. 

As your equity increases in "face value", it decreases in "actual value"...and loses potential cash flow by not maximizing the buying power of your equity.