The build cost would be a little higher because i would use foam in the exterior walls and also use insulation in the interior walls for energy saving and sound dampining.

Would stay away from TX - have a few friends that were burned on the Dallas and also Austin markets... 

Also consider that green energy is not universally accepted.

I also practice as a Realtor because I enjoy it and it is extra income.So as an investor, your options are to get your RE license and have access to a lot of tools and do the research yourself (therefore you're paying with time, energy and a little money) or you work with a great realtor/investor in the specific market you're looking into.

There's no value in stressing over, wasting your energy, or complaining when something doesn't go your way or how you'd expected it to.

The key is to understand the capital stack, who is in line in front of you and what are their terms.The people who are getting burned may have known there was debt in front of them, but did they know it was short term or variable - did they know all the details to make a good judgment on the investment.If a property had 20 year fixed debt at 70% would you take that over 3 year debt on a variable rate at 50%? 

Before you spend any more energy or resources on this endeavor explain the precise fear that has you wanting to transfer this property to an LLC.

Saika  While a permit is a hassle, what happens if there was a fire, it burned down, someone got killed and the fire department was not even aware the unpermitted structure existed.

A purchase agreement is a waste of time and energy and complicates the issue for Harry Homeowner.This is not a beginner strategy as there are federal laws concerning approaching debtors who have been given a notice of foreclosure.

It takes a lot of energy to sue someone.