I am lucky enough that my wife is involved as well, I get to hear all the details and the ongoing city plans, discussions, and new businesses and investors coming into town.

Technically you are not even partners at that point, but separate owners.

I suspect there are more details here that are missing.. the joy of trying to help on BP you only get 80% of the actual facts  LOL

So technically I can hide some of the income under the carpet, at least I hope so.

The only way to really be accurate is a detailed engineered cost segregation study. 

I’m sure I’m forgetting about a few other small fix/upgrades. 5 years after owning the home we decided we needed a bigger house and sold it in ONE DAY (technically not even 24 hours) leaving us scrambling to find a new home, which was very stressful and not fun since we hadn’t even stated looking yet.

The Mortgage Broker will have the details for the city you will be buying in.

I can explain in greater detail if you explain your situation to me.

We're missing tons of details, so no way to evaluate.

Other fees may include appraisal, processing, application, etc - so it's good to know these details up front before you decide on a lender based on interest rate alone.Also, keep in mind if the lender is a Broker or Direct Lender (brokers bring deals to direct lenders and add their fee on top of what they would charge = more expensive for you).