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/...

Title report I have access to shows it's a duplex but everyone involved is telling me its a Tri.

Our typical houses costs us 150,000.00, 250,000.00 before ARV where the average house may be $150,000.00 in this area.

Truthfully, I have met part-time agents who reports doing well while working their full time jobs.  

When do you typically list your rentals?

This was reported by the lender and the lender eventually fund the loan.

People don't value what they don't pay for; places that include utilities typically have 10-50% higher utility usage than places where everyone pays. 

Typically you can find out the owners on that and then head to your local public records office and search the property by name to find out more information.

From what I have read, these numbers are both very high compared to most other states, but for properties like this in Texas, I think these numbers are typical.

In Seattle, I get a PAR report that tells me what curb cuts I need to do and other development requirements within 14-days.