Should I just expect a thin deal in nicer neighborhoods where small multi-families are uncommon?

The denial of insurance coverage by multiple carriers due to the property being classified as an "Ineligible Risk" is not an uncommon occurrence, particularly for properties that are considered to have a higher risk of damage or loss.

It's easy to find 2-3% cash flow, but 5% is not uncommon and with work, you are even able to achieve 10% Cash flow. 

In our area true basements are pretty uncommon, but builders will often build a walk-out basement on a downward sloping lot.

Because of the red tape involved it is not uncommon to stretch the process out a few extra weeks, or more.

That's not uncommon right now. 

Given it's still relative affordability compared to most of Dallas and proximity to downtown Dallas, White Rock lake, Casa Linda I think over time the area will continue to improve, however, there are still many rundown apartments in the area, gun shots are not uncommon, so desirability is hit or miss.

Owner occupant properties are clearly not uncommon, though one should share that and not market to people that want to rehab.

As far as 90 day term, that is very uncommon.

It is not uncommon to open up the face plate and see a black electrical box and that the wire shielding/insulation burnt right off.