With the existing property could you use some of this refinance money to rehab, force appreciation, and raise rents (if increase is supported by the market)?

Her ex-partner owns the other half and we could possibly force a sale.

Can I force it?

Demand and supply have been forcing SF prices up and will in my opinion (short of a major crisis) continue to do so.

They will be forced to pay soon enough.I would take a completely different approach.  

If you are buying value add properties, a good chunk of the profit (and IRR) should come from #2...forced appreciation (and that usually happens in the first year or two of the investment).  

If auctions fail to get them the price they want, they are forced to buy back the property and then list it on the MLS with an agent.If it's a bank owned property, the MLS data will say so.

Long delays can force a lender to order a second appraisal to ensure the value of the property.

Second, I don't understand how one can "force 10% appreciation" under the circumstances described.  

We've also had the app randomly drop certain features (like the entire "spa" button on the app) after the main unit in the house was accidentally unplugged.....forcing us to uninstall and re-install the app while testy guests look over our shoulder.