Is the agent really in the way of every deal?

In Texas, as a licensed agent, you’re generally required to use TREC-approved forms for real estate transactions unless an exception applies, like (I believe) leases longer than 1 year or where no TREC form exists.

Happy to provide more info or photos.

The week in between Christmas & New Years, I called all the listing agents.

With 8' ceilings you should not have to dig out the basement, and with an RT4 zoning, provide all other issues (egress, etc.) are met, you should not get much (if any) resistance to adding that unit.

I know that ideally, I reach out to my broker or any other reputable insurance provider to get a more accurate estimate.

She provided me incorrect information and my 6% locked rate ended up closing at 9.99%.

The HOA (through the management manager) said OK, please provide a letter stating the door is the only way to make the unit ADA compliant, and I think it will be okay.A week later the developer presents a letter from an architect stating the door is the only way to make the unit compliant. 

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Some level of protection will almost certainly be provided as opposed to some sort of outright ban.