Some deals wildly outperform their pro formas because of outside factors like massive market appreciation.

We usually far outperform their results, simply because we have the time to respond to inquiries, questions, and calls for repairs within an hour.  

Bay Area has consistently out-performed Chicago by a significant margin.

Markets with growing populations, growing jobs, modern/diverse economies and industries will far out perform stagnant markets that might cash flow today but have little growth potential.

People who cost average into the market by purchasing one a year or one every couple years drastically outperform those who wait and "HOPE" that it goes down.

I calculate for 8% vacancy, but I generally outperform that metric.

My suggestion is to outperform your competition in your niche. 

Zillow published an article on the housing markets that are most likely to outperform in 2020 on Jan 1, 2020. 

This was sent from Vrbo on how a vacation rental outperforms a basic STR.The average trip length for those who book vacation rentals was 2-3 days longer than the average trip length for all traveler types.48% of those who book vacation rentals travel with family, compared to 37% of all travelers.The average vacation rental guest group size is 3.2 people compared to 2.4 people across all booking types.

I don't have a financial advisor and generally don't believe that they can outperform a diversified portfolio especially once accounting for their fees.