What are the most important factors that make a good deal? 

If its the trendy hot areas, or general "path of progress" and your able to make a trip and go drive around to find that "path" its really the best way. 

Another factor to consider is the part of town your property is in and if you would have more issues with tenants due to issues with shared space.

Depreciation for what is left after bonus depreciation, the building itself, is indeed prorated, however it's a relatively minor factor compared to bonus.And read this post please, since there could be other things not mentioned by influencers: https://www.biggerpockets.com/forums/51/topics/1122635-the-s... 

File all receipts in a dedicated Google Drive folder.

Are there specific factors or trends you would suggest evaluating to make a more informed decision?

So a lender will need 25% down + Closing Costs which can range from 4-6% of the loan amount (Factoring lender fees, title,  taxes and insurance). 

With your drive and background, you're well-positioned to build a successful portfolio.

After he shows you the property, drive by there at 9PM on a Friday night.

Quote from @Sharon McCants: Consider all the factors before making a decision.