A city planner or an architect could quickly determine how many units could be built on the site.

I wondered why the City of South Bend would hire an out of town company for the study until I looked at their national client list which includes over 450 reports for builders, developers, cities, non-profits, planners, investors, lenders, small companies and development subsidiaries of several Fortune 100 companies.You can read the report here https://www.southbendin.gov/sites/default/files/fi...The report is mainly about the residential market potential of downtown South Bend but the gist of it as it relates to your question is that on page 5 it states that approximately 60% of the households in the entire City of South Bend are owner occupied and 40% are tenant occupied.The US Census Bureau data confirms this with their latest data showing appx 59% owner occupants and 41% tenant occupied here:  https://www.census.gov/quickfacts/table/PST045215/...

And to be fair, I did start marketing only a month ago, so their might be a little 'shiny object' thing going on, but I'm just trying to be a careful and effective short and long term planner.

I don't see anything wrong with that and I am a planner.

not a novice game.. simply go to  a land use planner or civil engineer in the area and retain them to do a due diligence report for you. 

I'm a financial planner by profession, I deal largely with company and state retirement plans and assisting clients with retirement funding analysis.

Fort Wayne investors, I am looking for a CPA and/or Financial Planner in our area who understands real estate investors and can help me strategize my taxes and plan for early retirement.  

Also instead of submitting all your statements you can also get a CPA, Financial Planner, or Lawyer to write a letter verifying your accreditation status.  

City planners are planning for this area to have as many as 7 million residents by 2035 (about the size of Queens, NY) mostly due to companies like Amazon and Google who are bringing new employees here from all over.  

I told to a financial planner in the midst of the Great Recession.