She's been stuck with the city process and wanted some advice about how to get her plans approved.

A PMC cannot risk a ticket or lawsuit because an owner takes too long to approve an emergency.You do have the right to be frustrated that you weren't informed about the repair as it was being done.Suggest you discuss with your PMC and see what they say. 

Q2 is most important: If the mortgaage is upside down, it would have to be an approved short sale and that could take a very long time to rectify.

I have a bunch of emails going back and forth with them telling me no only for them to approve it less than a year later.

In Texas, as a licensed agent, you’re generally required to use TREC-approved forms for real estate transactions unless an exception applies, like (I believe) leases longer than 1 year or where no TREC form exists.

First you have to face the local municipalities & will be extremely difficult to get the zoning approved. 

It will have to go thru township's approval, but I need to figure it.

Sellers can avoid paying transfer taxes to the county, while buyers are spared from facing significant property tax increases.However, it's important to note that lenders typically only approve these loans for properties with five or more units.

@Patrick Braswell Got it. just didn't want you to spend all the time working with your family members if the bank won't approve a HEL.

Find a sponsor, reach out, tell them you're Canadian, they approve, review and sign LP docs, wire funds.