There are investment property potential near the following colleges UConn, Central Connecticut , Yale, Wesleyan Quinnipiac, Fairfield University, and Eastern University.The BiggerPockets rent estimator is relatively accurate for the full state so you can get a general sense of what rent would be in specific towns.

The only way to accurately verify performance of a property is by reviewing the owner's tax return Schedule E, as mentioned by John.  

At this point, my goal is to “prove the business case,” so to speak, which is why I’m trying to gather as much credible/verifiable data as possible about occupancy rates in the area I’m investigating.

Poor screening often results in lost rents, legal & court costs and costly damages.Screening of applicants includes the following:Full credit/eviction/criminal checks are done, instead of score-driven reportsVerification of rental history includes validation of actual property owner to avoid fraudVerification of stability of income & employment via YTD paystubs & W-2(s) (analyzed to confirm not fakes)Income is calculated 3 ways to spot stability anomalies: pay period, YTD average and YTD + W-2 average.Debt-to-income analysis (more accurate than traditional 3x rent requirement)Bank statement to see if NSF issues, if deposits support income, prove MoveIn Funds, also analyzed for unusual transactions.Pet screeningHolding Fee required from approved applicants to make sure they are serious, before a property is marked pending.

I am gathering a lot of information, but trying to figure out which path to start on.

Would you call the utility and insurance company for accurate numbers?

It might be worth it to spend some marketing dollars to hire a data firm to collect samples to give an accurate estimate for market size. 

Here is the information that I gathered after speaking with a few mortgage brokers - the agencies (Fannie, Freddie) take into account several factors such a: 1) Min of 1M loan amt2) Having property manager3) Experience with investing in rental properties 4) Networth of investors must be greater than the purchase value5) Boots on the groundSince you already own rental properties, my hunch is that it will make it easier for you to get an agency loan but speak with a couple of mortgage brokers.

This isn't accurate and could leave one tenant paying for another tenants water usage.

And according to Redfin (I know I know it’s not accurate the property worth 445k now) We used LLC and the deed is on our name.