Duplex have different zoning that may permit additional units.

You have to make sure you follow the STR permits laws though.

Since most of the homes that flooded took on electrical damage, you will almost certainly need to file a permit to do renovation as you will need the electric company to shut the power off, provide temporary meters, and turn the power back on.

Most HOAs do allow rentals but you may need to obtain a rental permit or adhear to certain lease provisions.Feel free to PM me if you have any questions - would be happy to chat / give guidance

After  3.5 years we have permits for a 17 unit redevelopment project.We had hopes that we would break ground within a year of buying the property....that fell by the wayside for 2 reasons:1) we had worked with the city to increase density through an affordable housing scheme that did not go as planned.

Next is usually builder because they are likely listed on permits etc.   

Definitely recommend reaching out to the city first to confirm what permitting would be needed for added square footage.

I can't speak to that myself, it's not my specialty but I think that would be one of your biggest concerns is their permit processes. 

This is just markets behaving normally, Austin was my first target two years ago once I got wind of the permitting and homebuilding we saw the long coming in and whether it was 2,3 or 4 years the entry point was way in front of us.I don't know if anyone gets "use to" 7% rates without home prices behaving and/or wages responding appropriately.

If there are only 2-3, then investigate and question GC.3) Check with your state's Attorney General's office for any complaints.4) Contact several City Building Depts in the area and ask for list of permits they've pulled.