@Ron ******

Ron is correct. You cannot apply for OA or OX visas in Thailand. HOWEVER, he should have added you can apply for an O visa in Thailand, from which you can get a 12 month extension, based on being over 50, provided you meet the financial requirements. You can apply for an SETV or METV in Hk, and convert it here. Sorry, don't ask my the fine points of how to, I use an agent.

when I book into a hotel somewhere, we book in under my gf's name, I didn't go anywhere officially .

@Anders ************

just make sure they do a tm30. big hotels will, cheap hotels, well depends on how cheap I guess.

Landlord will not co-operate probably because he does not declareincome on tax

Transferwise also issue a statement of your transfers, no-one yet knows what will or will not be accepted, but I am pretty sure between my bangkok bank statement and the transferwise statement I should have my bases covered.

I use transferwise from Aust

It is also highly likely she is not reporting the income to taxation so wants no government involvement

@Ellie ******

yes. the op said his agent was charging too much, so I used what I pay for comparison purposes. I apologize if I tempted someone to save themselves a lot of time and bother and use an agent.

My agent in Chiang Mai charges me about 12,500, which includes multi entry and 90 day reporting. I would find another agent.

@Benjamin *****

christmas surcharge rip offs occur because they can.