For me personally, I focus on up and coming areas rather than the hot zip codes that people are flocking to so instead of #1-5 in growth areas, maybe 6-10 is more reasonable for you.

We put in new floors and bring the water heater to code and fix all the immediate issue with the get the renter ready. 

What zip code is this house in?

@Lukas Ku just wanted to point out that by code, a habitable living area should have a minimum of 70 sq ft with a minimum width of 7 feet in one direction.

I saw this in the tax code form 537, how does this apply in the above situation?"

I have a “referral code of conduct” before I share my GC’s contact info with close friends and I would never refer him out to a stranger I’ve never worked with personally in some capacity.

Internal Revenue Code 453 aka DST NOT Delware BUT Deferred Sales Trust are a great way to avoid the warnings and everyone steering you towards 1031s during a rising market where you'll probably end up overpaying.But good luck finding someone with a track record of 453 DSTs.I'm looking/researching hard and you can start withbrett with capitalgainstaxsolutions.com on YouTubeHope this helps you save MILLIONS in taxesby providing wealth through TRUEpassive income :)

If a house had fire damage and an investor e.g. myself remodels and brings it up to code, when I flip, do I disclose to the buyer that the house had prior fire damage ?

@Jerel Ehlert   One place in the property code I see:A landlord or a landlord's agent may not interrupt or cause the interruption of utility service paid for directly to the utility company by a tenant unless the interruption results from bona fide repairs, construction, or an emergency.How would you interpret this, for example in an "all bills paid" situation where the owner is paying the utility, including the internet?

More info on LLCs in TX:https://www.nolo.com/legal-encyclopedia/texas-form-llc-31745.html