Prices and rents continue to increase steadily.Sales - $/SqFt by Month(Click to enlarge.)The median sales $/SF was up 9% YoY and 6.7% YTD.Rentals - $/SqFt by MonthRents rose 4.3% YoY and 6% YTD.The Market Remains HotFollowing the rapid inventory decline starting in Q1, the number of days on the market for sales remained below 17 and for rentals below 19, indicating strong demand for both.Sales - List to Contract Days by MonthRentals - List to Contract Days by MonthRental trends tend to follow sales.

In my city's codes and ordinances it states that one of the common rental property violations is having "over four unrelated individuals residing in a dwelling unit" would the dwelling unit be considered the entire house or just the part contained in the lease (aka the room)?

You have 3 long-term rentals.

And please note, you'll also have to pay GET, TAT, OTAT taxes if operating a vacation rental.  

I listened to a BP podcast back in the day (like Josh and Brandon days, I think) where the guest joined the HOA board to give himself control over rental policies.

LLC for your direct investments (when you own a rental house for example).

I am in Portland as well it can be a hair tricky to manage there are some rules about asking tenants to leave there are also limits on rent increases see below: https://www.portland.gov/phb/rental-services/renter-relocation-assistance#toc-when-is-a-renter-eligible-for-relocation-assistance-Have you already purchased the property?

Even if STR goes south, we feel there is decent demand for 30+ day rentals as well as the property prices holding its value long term.

Also, locate a good Real Estate agent specializing in locating rentals looking to rent.  

It's one of the absolute worst parts of rental property investing of any variety.Your first step is going to be to research Texas law, and then narrow it down to the particular county and municipality this property is in.