It would be very helpful if any of you can help me find expert on code violation and tenant law: expediter or real estate lawyer. 

I don't know Texas laws, but it's likely that the Texas landlord-tenant act provides that a tenant is responsible for damages to the premises.

We have tried reaching out to numbers of local CPAs in the Sacramento area to have them help crunch the numbers and haven't had any luck at all.

Thanks for your local insights-

Northern New Mexico is the next front range of Colorado (unfortunately for locals, but fortunately for investors) this is a great appreciation market, but you will not find a Cash flowing rental unless you are willing to put in the work for an off market BRRRR.

In other areas it could be other chains like groceries or local chains. 

Couldn’t have said it better myself I am very active within NARPM at the Local, State, and National level.

I have a client who is knowledgeable with housing laws and zoning.

I have a locally owned porta potty company where I know the owner, but he is in the Berwyn area so it would depend on where you are at. 

You need to learn the laws regarding short-term rentals.