In my opinion much more restrictive flood zone code devalues these properties as it will seriously preclude investors from continuing to improve properties and make additions such as garage apartments due to additional cost in building and lot prep. 

I live in Reno, Nevada and my goal is to purchase a 4plex in the next couple months . i want to BRRRR it and continue expanding .

I found a potential property and I think that's where the "extra" square footage is coming into play (the house has 2 bedrooms and 1,100 SF).I'm assuming adding a bedroom here may be more complicated because of matching the siding on the house - probably not worth the cost but I'm not sure.Anyone have experience with something like this?

It will continue to be our focus for the foreseeable future.  

I continue with my existing firm (Ultimate Realty Group) on the Illinois side. 

For example, if you can prevent the nightmare tenant, you avoid--well-- nightmares (like real ones, where you lose sleep or wake up worried how the eviction will play out or toss and turn wondering if the non-paying tenants are trashing your place; you drift off imagining them doing nefarious things under dim lamps with bunson burners and beakers amid a pile of trash surrounded by half feral pit bulls resting on dirty mattresses)... 

According to the Tampa Bay Times:"The only way around the short-term rental ban is if a homeowner can show that their home had been used as a tourist rental prior to the passage of the 2006 ordinance, had been continuously used as a short-term rental since then, have a city occupational license and have paid sales tax on all rental income.If they cannot do that, and few can, homeowners faces potential fines of $250 a day if they fail to comply."

Instead of continuing renting, I have been considering purchasing a manufactured home.

So I decided to play it safe and noticed that Austin is a very popular AirBnb destination, so there's always that option as plan B.

Leverage to the neck or play it extremely safe and pay your property off.