What is a Qualified Opportunity FundA.

The full mortgage debt will be counted against you for loan qualifying as you are the only guarantor listed.

All the ridge board does is hold the rafters together.

With a value of $825K you should be able to refi for 80% of that, provided you qualify. 

Yes, of course you are going to qualify buyers and help them understand commercial lending but your level of bravado is off the chain!

If I DO list it subject to interior inspection, then I'll get no showings until I get a serious qualified offer. 

If this is her Primary residence, she qualifies for this or 2) Seller is resident, which your ex-wife is.

3) Would I qualify for a loan that big with a single income that isn't amazing?

It is available only for properties being held for investment.They would qualify for the sec 121 primary residence exclusion once they have lived in the property long enough that they can claim residency for 2 out of the 5 years immediately prior to sale.You could certainly enter into an option and cooperation agreement with them that would allow you to pursue the entitlements/permitting you might need. 

Can anyone tell me what legally qualifies as a bedroom in WA state?