What makes a deal, a deal?

[Gerhard Listander]

Does it basically boil down to the numbers that makes a buyer happy? What if i'm happy with a 8% cape rate but others say no way. If everything is analyzed and comes out to make one person happy but someone else says its not good enough for them, is it still a good deal? I guess the question I really want to ask is, if after reviewing and doing your research and all the proper things a good investor should be doing are done and it makes them happy is that the point in which one has a "good" deal?