Basis is what determines your profit and refinance does not impact profit at all.But.. you do indeed have to make up that refi amount if you do a 1031 and don't want to pay any tax. 

Please help because if not I will be forced to take her to court and sue for partition of sale. any suggestions ?

I would have to call their bluff to force a $25/month increase and they could leave (I doubt it but who knows) $10 : month hardly seems worth it but it all adds up How would you approach it?

I also expect little to no appreciation, besides forcing appreciation so again just give and take.

@Franklin Marte, since this is 5+ units you can force appreciation by lowering expenses and/or raising income (rents).

The Complete Guide to Buying and Selling Apartment Buildings, Second Edition While focused on Apartments Steve lays out the justification for forced appreciation in any commercial real estate class.2.  

Factors like taxes, expenses, and financing terms will also impact where the breakeven point is.

Having documentation will keep you from acting impulsively and trying to force a deal that may not be in your best interests.

I'd like to apply some forced appreciation to the properties too in order to increase their value.

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