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.

Do you hold any financial advisor certifications?  

@Caryn FischerI agree with Jaron, you should definitely have a consultation with your tax accountant and/or financial planner before you do anything. 

Hello Michael,I echo Jon, completing a 1031 of a single rental into DSTs in straightforward however we typically recommend a portfolio of DSTs for diversification and financial objective purposes.

Originally from Africa, I’ve embraced new opportunities to build a better future, and real estate is at the core of my financial freedom plan. 

At one point I talked to my financially advisor and he said that it would be smart for me to open a HELOC on the property, but not draw from it, except in the case of emergencies.  

Prioritize your financial stability.

Through proactive maintenance, efficient tenant placement, and careful financial management, I optimized rental income and ensured a steady cash flow.

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.

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.