Find a realtor that knows the transitioning areas, there are a lot of "not-so-nice" areas in South Bend that would not work for short term rentals, but there are also plenty of great neighborhoods.

Raising rent by a specific percentage isn't a very accurate way of handling this.

The more experienced ones know how to drag out the eviction process and milk the landlord for tens of thousands or even extort you to pay them to move out.

Any sober living investors out there willing to let me pick their brain on how to underwrite a potential deal?

One of the goals I plan on happening in 2025 is to help my oldest son buy his first investment property.

I'll send you a DM. 

Highlight nearby conveniences and any neighborhood growth to attract interest.Focus on framing the size as a bonus that buyers get more space and value for their money compared to smaller homes.

To achieve this, the rental income must meet three requirements.Rents Must Outpace InflationInflation steadily erodes the purchasing power of a fixed amount of money.

I noticed you have a broken recliner and several bags/boxes of trash in the back yard for several weeks.

Yeah, most cities/areas have a dedicated FB group like "XXX area real estate investors group" or whatever.