I have 10 water front lots on a trout river in WNC with mountain views, they are cleared. i have the site permit, i have the well and septic permits.

Depending on the construction, you have to do major upgrades on electric, plan for plumbing for apartments which may not be permitted in the area for the sewer or septic.

If they are separate, permits would have been pulled and the city will have records of those permits.  

One metric we do use when we're able to pull the data are permits pulled & what type of permits pulled in an area.

The amount your target tenant would want =) In other words, it depends.Are you expecting remote workers to rent your MTR?

Built without any permits.  

if its only one sub it could have been an oversight. 3 years  is this because permits take so long..

That's not exactly an up and coming area -- I'd research who built them - can likely find that by going to the SG County Recorded Docs site or by seeing who pulled the permits during const -- Wichita has been on a duplex building boom -- look at the tax value -- They probably have that or less in it on the build - I also doubt they were built to be quality long term -- things such as the trim/cabinets etc -- they all look like the cheapest stuff a guy could buy - if the cabinets aren't oak and there is MDF or pine trim and pre-hung doors with engineered wood jams I'd run.  2-3 yrs ago for $180k -205 or so you could buy duplexes in Maize, Kechi, Valley center all day to builders that were selling them off to investors - not worth that in that area.

At the same time I have my current home as an asset to rent out if my HOA permits it.

Duplex have different zoning that may permit additional units.