How do you categorize "good deal" ?

[Nilesh Makhija]

I am an investor in Baltimore area and currently looking for good deals. When I looked deep and started to understand what do you you mean by god deals I came across all sorts of metrics ( 70% ARV, 50% rule , 2% rule etc). These metrics serves as a good starting point in filtering the noise. I am considering flipping and rehabbing around Baltimore area; but how do you classify the good deal. What are the few "soft" emotional factors that you look at apart from hard metrics and jump out saying "Good Deal" Is it the agent who is vouching for it, other investors investing in the area, gut feeling, neighborhood.