The largest issue is Vancouver's long-term failure to invest in transit. A dense, frequent, predictable transit system would open up the housing market and greatly improve affordability. The cost of owning and operating a car is part of affordability. Vancouver (OK the GVRD) needs to quadruple investment in transit and find way to accelerate development. The Broadway Line. Surrey. These should have already been built. We need an East Hastings Line, an Arbutus Line, 41st Line, Steveston Line, a Surrey Richmond Connector, etc. Transit and low rise density with more green space should be the future of Vancouver.