Who has authority to create deed restrictions?

[Patrick Philip]

How can someone (besides the government) tell me what to do with real estate I buy?

That would be like someone selling me a car and telling me I can't get the windows tinted. They have no right to tell me that.

[Wayne Brooks]

The current owner, an authorized HOA entity, the shorted lender in a short sale, etc have the right to impose a deed restriction.....if you don’t like the deed restriction, don’t buy it.
A more specific question might be helpful.