I've found that the main demographic is Execs relocating that want to build or buy a home and want more time to figure out where they want to live.  

I will look farther into the demographics, but I do respect your opinion.

Start wide - see if the deal checks all or most of your boxes (demographics, rents below market, fits your strategy, can potentially to hit/exceed return criteria) and as the process progresses (speaking with the broker, touring, more DD, placing under loi, negotiating a PSA, etc), you can go deep and learn everything you can about the project.

Argenta is the area closer to the river.  72116 is a generally good area. 72118 is Okay, some parts up North Little Rock in that Zip has more challenging Demographics.

For me it is about knowing the demographics and the times of year specific demographics travel to different locations.  

Medical professionals don't only travel for hospitals.If you're going to cater to this demographic, get familiar with how travel contracts work.  

Atlanta has plenty of areas that look good on paper for renting and rehabbing, but in actuality the demographics resemble Detroit. 

They look for areas with promising demographic, income, and economic metrics.

My rule of thumb when investing I look at population demographics, jobs in the area, as well as how close in proximity to hospitals and universities/colleges. 

Availability of financing for a single tenant restaurant depends upon the tenant and lease terms as well as location/demographics.