@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.

We have learned that effectively nobody has permit for privacy walls and that several properties have other non-compliant alterations, yet they do not have any problem with the HOA.

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?

If you forego an operating agreement, in TX you are using the default rules under Texas Business Organizations Code (specifically, Sec. 101).  

The code requirements are the same for anything from 3 or 4 units and up, so it is very cost prohibitive to build a 4-plex when you factor in things like sprinkler systems, exit signage, parking requirements, etc. 

Because of its location, I cannot have two proper units, but can have a main unit and an ADU or rent as one house (although I'm hoping the new development will bring a change to my zoning code) The basement has 8ft ceilings and is completely finished but I'm thinking of digging down behind the rear wall to add a full bedroom and reconfiguring the floor plan to accommodate another room, kitchen, and door to walkout (2 bed/1bath unit).