If you need a contact or pair of eyes, let me know. 

Could the occupancy code paired with the absence of a occupancy disclosure requirement, be taken as the code is there IF problems are caused due to over-occupancy BUT is ignored if there are no problems?

I can keep an good used old washer/dryer pair going in a multiplex for ~$200 a year so the cost is trivial.

I have worked with 5 different portfolio lenders in DFW and would be happy to share some contacts, but would love to learn a little bit about your current portfolio and investment criteria to pair you with the best one.

You use a 6-foot good-quality box level and a pair of block planes for this (one should be cheap beater quality and the other should be something like a Stanley 12-920 for finer work when you'll need it).

Not sure how applicable it would be for a pair of duplexes.Next, the 50% rule already includes property management.  

Since you are Canadian I would suggest perhaps pairing up with an investor/investment group in the US that does some development in FL.They could help you identify locations in FL that require apartments as well as good land to built an apartment.

That's a hard thing to work on or pair, but it builds a lot of trust in both parties when we do.

Your talking high-end luxury, and "tiny", these are not 2 things that pair well, kind of like pineapple and peanut-butter.  

You can try to pair the passive losses with passive income, or find a way to make the rental income non-passive.https://www.irs.gov/Businesses/Small-Businesses-&-Self-Employed/Passive-Activity-Loss-ATG-Chapter-3-Passive-Income