Anyone that has ever read or communicated with a city, county or public regulatory authority can attest to the often frustrating and unclear answers that are received (think DMV) but multiply it by twelve when it has to do with sometimes illogical or biased short term rental permissions. 

can you rebuild the legally non-conforming property?

Lending Provide a copy of the contract to your lender so they have the material terms of the agreement.

"for rent by owner", investors)-search for non-homestead properties in your county and send postcards to those owners that own homes that meet the criteria you want to focus on-network with real estate attorneys -network with trustees in banks that offer trustee services-look up court records of landlords who have filed their own evictions and send them postcards -network with HOAs that have non-homestead properties in that association -when you see a "for rent by owner" sign in your area, send the owner a letter -join Facebook groups (for rent by owner, landlords) and being to contribute -improve your SEO on your website-find someone who can help you gather landlord info from Zillow, etc. to name a few :) 

Most lenders will require a 15-20% down payment assuming credit is strong and property can perform from a producing income standpoint.  

Where there is a potential for irreparable harm, such as when a non-compete agreement has been broken or trade secrets have been misappropriated, Texas courts are typically ready to issue injunctive relief.

Started work with a family member who did not complete itHired new contractor (Norman Downer) Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Your Lender

You can certainly join her on the loan as a non-occupying co-borrower. 

Property manager, lender and investors.