Windcrest & Castle Hills will have someone from their police departments call you and threaten you, but again, really not much they can do unless they catch you doing it. 

You will need a permit although your contractor will handle getting that.You should go talk to the planning department to make sure you can build a garage there.A typical 2 car garage will probably run you between $12-20k.

For the most part an appraiser could care less how a property got to the way it is, he's just there to tell you what it is worth as it sits now.The tax assessor would be your issue and the building department in general.

Another benefit of these buildings is anything under 11 units usually skirts below the strict enforcement of the code department.

In Texas the Department of Real Estate is called TREC (Texas Real Estate Commission).

If a city does not have an occupancy code, the current guideline from the Department of Housing and Urban Development is two people per average-sized bedroom.

Have you researched the department of transportation to see if traffic is increasing,decreasing, or staying the same year over year?

That is the Department of Business and Professional Regulation in Florida.

I've filed a complaint with the Texas Attorney General's office (VRBO is based in Austin, TX) and also contacted the Chelsea Health and Safety Department, who have opened up a case and are investigating.

So if you are still with me after that long post...thanks, hopefully, my questions make sense.Cliff Notes:1) If flipping 3-5 houses a year consecutively warrants starting an LLC or S-Corp that would help me benefit in the financing and tax department.2) What type of insurance would be needed for 3-5 flips in a year and who carries said insurance?