NIMBY, public hearing, environment study is going to be an issue absolutely.

Jax #s are similar to Cleveland without the snow, ice and TERRIBLE " working environment". 

This isn't inclusive but should give you a good start.

It’s an all inclusive vacation plus the conference.

Recent decades have seen Austin’s skyline, business environment and population redefined.

If Planning does determine the existence of your ground floor unit, it will require you to legalize the unit through the existing Planning code process assuming zoning supports the third unit OR using the new ADU program making your fast track condo conversion a passing dream.With regards, to some of your latter comments and questions:1) Any un-permitted work (including corrections) is not a good idea as a quick compliant from a neighbor can bring an inspector knocking on your door with a NOV especially in the current environment where everyone is SIP.2) Legalizing existing constructed spaces can be hit and miss based on the inspector you get.

Do you think you can find a better performing option (inclusive of the switching costs)?

In the current market environment, finding a deal that cashflows on day one is challenging.

I'm a product of my environment. ;) 

If there is an environment created that can be construed as a hostile relationship, in most cases you will be the one who loses.