So What is a Good Deal?

[Thiago Zanetti]

All I hear on podcasts is that "you have to find a great deal". 

75% below market value to BRRRR , off market properties, and so on.

But thinking long term (10 + years) - a good property - let's say brand new in a good neighborhood and city - isn't a good deal in the long run, with tax benefits, rents being paid by tenents, and the other positive aspects of real estate?

What am I not seing here?