Trustin your PM partner is important and they will follow your lead, so don't expect them to provide you with your business plan. 

Haven't seen much activity on BP lately up here in the NorCal region, I'm sure everybody is busy out there taking on some great deals.

They all went out of business , the good ones don’t want to manage small properties . 

And this does not even involve business or real estate!

What's a good IRR for this multi unit retail business?

Lots of investors simply want to go "bold" on all of their projects by using sharp color contrasts, busy tiles that catch your attention, and modern lighting that looks like it belongs in a hotel.

I'm looking for a new source of investors who are in the business of funding these deals.  

You are complaining after four months of trying in a brand new business that you didn't know anything about?

Yes, this is "tough love", but you won't survive in this business if you let it affect you:)

Your taxes are none of the ex wife's business and this would seem to address your concerns.I would also put her on notice that future requests for financial discovery will be two-way and if a discrepancy is seen in the other direction you will seek support from her.