It's likely, you are being too tight on your comparables or not searching correctly.

When you compare to cities you know think of Detroit as the old urban core.

A really nice home with some extra touches (a little granite, better flooring, nicer paint job, nicer cabinets, etc.) compared to the area will make potential tenants fall in love with the place.  2) Tenants that bring or can swing their own appliances are more financially stable (or just stable in general, ha!)

For example, South Cape has larger tourist destinations such as Cape Harbour, the downtown area, Yacht Club, Marina Village, etc, where there's really nothing comparable to any of those districts in the Burnt Store area.

I would factor more vacancy as you might get more turnover compared to other suburbs. 

Highlight nearby conveniences and any neighborhood growth to attract interest.Focus on framing the size as a bonus that buyers get more space and value for their money compared to smaller homes.

Quote from @Nelson Badillo: In my experience, HUD requires you to provide at least three comparable properties to justify your rent.

Their guidance tends to be more consistent and reliable compared to the marketers associated with the program.### **Cons:**1.

I mean just look at the cheapest rental properties in your area or our area .. and compare them with mid range or higher end ... which would you prefer to own and which do you think are more safe and consistent

The one percent and 2 percent rule ive never looked at ... cap rate is .. meh .. its there - what im most concerned with is the price of the home relative to comparables and cash on cash to start.   9)  I look  the other way if it is a multi unit that is not separately metered - thats always one of my criteria here in pgh as there are a lot of older homes and a good portion you wind up worrying about who will cover utilities.