However, the road block I face is getting to a point where I think it’s an “ok” deal (meaning it’s not fulfilling the 1% rule, but more like 0.75% and little to no immediate renovation cost/typically a new build townhome) and then I start to question whether I could find a BETTER deal if I just keep looking.

I had purposefully waited as long as I could in case it was blocked, but I figured chances were slim at this point. 

@Robert Quiroz I think all of the factors you have listed might contribute.So I’m not going to comment on that but I am going to comment on an assumption you made.If 85% of rents are below market on deals you underwrite then those contract rents are probably THE market rent.You can’t just go based upon area median income to rent ratio.First off urban areas are oftentimes street by street, block by block.

Very well said, Dan.Of course just like any industry there are less competent operators and even downright fraud actors, but the vast majority of experienced operators (especially the ones that have been around the block a few times and survived adverse market cycles) are working with the investor's best interests in mind and strive to produce the best result possible under whatever circumstances they are dealt, even when the going gets tough. 

Just north of town 10 blocks they built about 100 mini houses about 300 square feet.  

The City of Detroit is block-by-block in many Class B & C areas.In our opinion, zip codes cover too large an area.We use Detroit Neighborhoods, which are much smaller than zip codes.

there was a new freeway interchange and a new home depot the land was one block behind it.

Also Gary Swank brought up a great point about how the area can change drastically block by block, even on the same street.

Try to buy “blocks of time” in advance?

But H&R Block was "with Watson" at least as way back as 2018!