I believe the results can be used for up to 4 years, then any non-exempt properties must be re-tested. 

It can’t have been a rental before you made it your primary or you only get a pro-rated tax exemption.

The fha 100 mile rule will be triggered whenever you try to vacate your current primary and also trying to use the rental income to qualify.However, this 100 mile rule can be exempted for the following rulesRelocationIncrease in family sizeVacating a joint owned propertyNon-occupying co-borrowerIf you are not trying to use FHA on your 2nd househack, you can use conventional and the rules that I mentioned above will not be a concern.

Helen, here is the list of construction that are exempt from permits in your area.http://austintexas.gov/page/work-exempt-building-p...From what I interpret, a permit would be needed under these guidelines.

I know that I can't utilize it as an investment property or I'll lose my Homestead Exemption.

We have exhausted the use of an agricultural exemption under MCA.

The good news is, if it's your primary residence and you've lived there for at least 2 of the last 5 years, you might be exempt from this tax up to a certain limit.

While the offering may be exempt from registration under one or more of the exemptions available (typically general exemption for private offerings), the act of selling a partnership interest to a passive investor itself will result in a much greater likelihood of future litigation than obtaining a loan would.  

Any feedback on this would really help us out. Thank you
6 Acres https://www.redfin.com/TX/Burnet/Lot-ER-3C-78611/home/189032...

10 Acres https://www.zillow.com/homedetails/64-Lone-Hamilton-TX-76531...

Also many landlords are exempt from the source of income rule such as if you’re self managing/ not using a broker, live in the property, have less than 5 rentals, etc.