The reality is it's a huge focus for me with my fourth and likely final happening earlier this year.

i think selling to other investors would solve some of this, as i believe the same rules do not apply to rentals as to primary residences. 

Asking in the correct forum will get a better response.Read the RULES!

Have you read the TREC rules?

Good thing is they don't have rules about the interior remodeling (except the regular county permitting process).

Quick google search on Texas rules around entering YOUR rental property: "In Texas, landlords are required to give tenants reasonable notice before entering their rental property for an inspection, but the law doesn't specify an exact timeframe. 24-48 hr. notice is generally considered appropriate.

Structuring the Deal with a PartnerWhile your partner cannot directly participate in the loan, there are ways to structure your arrangement to reflect your 50/50 partnership:Option 1: Post-Purchase Equity SaleYou obtain the 203(k) loan in your name as the owner-occupant.After closing, you sell your partner 50% equity in the property via a quitclaim deed or similar legal instrument.Your partnership agreement would outline each person’s roles, responsibilities, and share of profits.Note: Be mindful of FHA’s rules around title changes and ensure this doesn’t violate loan terms.Option 2: Partnership Contribution AgreementYou both contribute to the down payment and renovation costs as outlined in a partnership agreement.Your partner’s contribution could be recognized as a share of the equity in exchange for funding, services, or property management.The partnership agreement would detail how profits, responsibilities, and equity are split.Option 3: Joint Venture AgreementStructure the deal as a joint venture, where you own the property personally (required for the FHA loan), but profits and roles are split per a formal agreement.Your partner could receive equity-like compensation through profit-sharing without being on the title.3.

If she doesn't pay the rent in Jan, start by following your local rules for non-payment of rent (normally a 10 day notice). 

There really isn't a market that meets the 1% rule.

I am not sure of the STR rules for that, but I know SLC has not rounded the Western states curve yet and caught up to Oregon, Cali, and Washington.