What makes a good deal?

[Kejin Wang]

I'm probably missing something obvious, but I have been wondering if it's still possible to consider a house to be a good deal, even if there's not really any repairs that it needs? As in the purchase price would be basically the same as the ARV. Under those circumstances, if the cash flow is still >$200 and the ROI is still >12% (just based of Brandon's criteria) would it still be considered a good deal? Or am I missing some major things? It's kind of just a hypothetical situation I have been wondering about.