"Substantial services" to long-term tenants are highly unusual.

South Bend and Elkhart may have different buyer demographics, price points, and demand drivers.The median list prices are under $160,000 in South Bend, targeting lower-priced properties allows for better profit margins.

Don't forget that Airbnb is sending messages, as well, so you will be doubling up.I have 3 auto messages:(1) Booked instantly - I let them know we are looking forward to their visit and highlight the unusual things about the listing that they might have overlooked about the listing and let them know they can cancel within 48 hours.(2) Morning after check-in - Asking them how their stay is and if there is anything they need.(3) 5:00 pm the evening before check-out reminding them of the check-out time and instructions.8 days before check-in, I send them a manual message reminding them of the upcoming booking and asking them for their ETA for an in-person check-in or instructions if they'd prefer a self-checkin.

Is 4th ward pretty much the inside of the bend of the river and does it extend out much?

Regarding the $1,275 placement fee, I don't think that's too unusual but read your PM agreement and dispute it if it's not included therein, or if it is, challenge it since it took them so long to place a tenant.  

Along with constant moving.. many of these tenants at least in that market will simply move annually they know the landlords will bend over backwards for a 100% voucher so they just pack up the few things they have an move to a freshly renovated house and leave their old house behind..

With the ongoing revitalization of downtown South Bend, how do you think these changes are influencing investment opportunities?

Thank you for confirming that it is unusual.

I was picking up SFRs in South Bend, Indiana for between 5k and 12k each and renting them out for around $500 a month. 

They let lawyers bend them over where buyers of properties like you said are only going to get $20 or less at settlement.