The "greasy film" is the theory I've heard. I've got no data which details the composition of exterior grime on windows, but it would be logical to expect that the gooey stuff would be organic. This goo retains windborne particulates, organic or inorganic, and the rest is history. The TiO2 would tend to degrade this film on the outside of the window, reducing the tendency for the rest of the gunk to be attracted.
As far as the tendency for the film to reduce surface tension, I wouldn't expect that to be a permanent property- it would tend to go away over time, and at best it's an idealization rather than a reality. And once water does tend to stay put and evaporate to dryness in place, water streaking and spots of inorganic material would be inevitable. And you won't remove those with a mere water rinse- you'll need to do some scrubbing followed by using a squeegee.