Making deals in Newark but nothing is getting accepted

[Jeffrey Carusotto]

I am looking to buy multi families in newark I have one property on Summer ave in the north ward and am looking to buy more. I am told to stay away from the south streets and find trulia's crime index to be a good starting point  so I usually make offers in only the green and yellow sections. Anyway I made around 30 offers in the past month and everything got rejected I am making offers threw off market deals and stuff on the mls I been using the 70 percent rule minus repairs and it seems like I am consistantly outbid with the highest offer around 10 percent higher. I just wanted to know if other buy and hold investors are having this problem because newark seems to be HOT right now.