Prioritize your financial stability.

@Drew Sygit Cool thanks I'll look into DSR loans! 

@Meena MallikFrom my experience, securing financing for commercial real estate involves understanding your options, such as conventional loans, commercial loans, private lenders, or partnerships.

We're in a small town so we ask our bank loan officer who is involved in the community for a CPA reference.

I've brokered over 300 DSCR loans.

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.

Prioritize your financial stability.

Clear financial separation ensures all rental expenses are deductible, maintains legal protections, and simplifies tax compliance.This post does not create a CPA-Client relationship.

Quote from @Jaycee Greene: Financially, I'd only do it if you could convert to a 3x1 AND get at least 50% higher rent.I dont see getting 50% more.

For the lease, can you list the girlfriend as an occupant rather than a co-tenant since she won’t be a financially responsible party?