I really get where you are coming from in your discussion.The thing that resonates with me is the Class A neighborhoods.

If you're in one of the Primo in-town neighborhoods your rent floor should be higher.Compared to short term rental - your gross rents will be lower, but that comes with lower headache. 

Ideally you are exceeding the AirDNA numbers but it can be a good gut check on average rates/occupancy for that specific neighborhood, etc

Lower-Priced Neighborhoods: For properties built post-1970, consider focusing on the C+ or B- neighborhoods in OKC.

I’m particularly focused on multifamily units in nicer neighborhoods and up-and-coming areas of town.

look at other STR data in the area and do similar style to do your best to recreate similar results 

Quote from @Jonathan Greene: I like DealMachine because they have skiptracing including in Pro now, but I still think of it more for neighborhood canvassing and mailing (aka driving for dollars) than multifamily acquisition opportunities.

Here's an interactive version of the map, where you can zoom in and see more information such as population and population per acre: https://www.datawrapper.de/_/jDwi4/It tracks the change in population density (population/acre) for each neighborhood (census tract) in the Phoenix MSA from 2010-2020.

The only flip my wife and I lost money on was one in our own neighborhood and it was the first one that we did that was beyond our own price point, at the time.  

The neighborhood often determines what you can do.