Evict the tenant for non payment of rent.

The loss created by section 179 is limited to your total net taxable income amount from all "active" business income you have, plus any W-2 income. 

If her goal is to provide some of the proceeds to her ex in good faith, she can simply sell the property, have a tax professional estimate the taxable gains.

This might not reduce your taxes, but it's a better use/return for your money than paying down a 4% or 5% mortgage. 

If you did, you could take advantage of some unique strategies, like renting it out while traveling (as long as it’s for 14 days or less) and having that rental income be completely non-taxable.

2) wouldn't the interest be taxable to seller?

hi all i am a new landlord and got my first rental property. tenants moved in in September and October. the first month was fine but when December hit it got extremely cold and the heating is electric. due to poor insulation in the home that we did not know about the heat has to be turned very high up to keep the home warm, however since everything is electric it is causing the electric bill to be $800. the utilities are the tenants responsibility. however because of this one of the tenants has been extremely non compliant with paying rent.

This would allow you to access some cash for other purposes ( Tax Free) because a refinance is not a taxable event.

If you do so - 100% of the cash converted is taxable.

Basically wanting to pay two years of Real Estate taxes in 2025 and deduct on 2025 Return when filed in 2026.