Worse case, someone gets hurt or killed and you could be held criminally liable as part of the conspiracy to commit the crime even though you didn't intend the result.  

Then figure out the time and energy you can commit to investing and other life priorities to be.

Too many people are focused on 1 year appreciation in RE and neglect the power of long term commitment to it!

They are proud of what they have survived and they are committed to their children's education. 

If so, then you're going to want to commit to providing 24/7 service and being unbelievably responsive. 

However, as Jay suggested, ask a title agent for a commitment to issue you a policy and see what they would take exception for.

If you were more knowledgeable about the process, as indicated by representative questions, I would say you could go your own way, but even then, considering the commitments, a Realtor can bring excellent value.  

Maybe commit the refinance funds to buying another property at a much rate of return than the loan and your partner will see the benefit in refinancing? 

I’m glad to hear you’re enjoying the site so far.At this stage, the biggest thing to focus on is your strategy and how much time you can commit.

I am a high-wealth earner with years of employment ahead for me, so I will not feel the weight of this loss other than shame on me for not appreciating this risk better before committing.