Be honest about the asset that you are buying. ROI and spreadsheet returns matter, but know when the on paper return does not live up to reality. Is it a place where people with options want to live or not? The short version of that is buy the property you want to own the most 10 years from now.
Secondly, you don't have to buy anything. Returns are mostly trash everywhere if you are doing anything other than value add or owner occupied strategies as I see it right now - especially when you compare the returns from index funds in recent years.
One thing I've learned is that good deals usually still work when your assumptions are a little wrong. Bad deals only work when everything goes perfectly.