Partition case, Port Angeles Washington

Location: Port Angeles Washington

Pro se because she conflict-checked most local real-estate lawyers, and the one she hired is the town’s bulldog—no one else will take the case.

We have little to no equity in the home, since the beginning I've asked her lawyer for mediation that is properly done with the PO, they refused. They asked for a buyout based on a CMA, the CMA came back at $352,000 and I offered her $5,000 and they rejected it without providing their own CMA. They have implied that they will request me to pay all of her legal fees. I believe even if we split legal fees, and split all equity in the house after sale without any owelty to me for covering the mortgage (which I understand her balance may have her half of the rental income subtracted from it) she would still make little to no money. I have offered $10,000 and she still refused. details are below, what can I do to keep the house?

Basics

• Clallam County single-family home, bought May 23 2024 as 50/50 tenants-in-common.
• Purchase ≈ $380 k. Down pay: me $31 k | her $19 k
• Mortgage balance ≈ $344 k; PITI ≈ $3 k/mo.
• Equity in home is around $36,000
• year-to-date total contributions are Me; $59,404.68 her: $22,707.23

Timeline

• Nov 2024: She gets DVPO, chooses to leave when given the option to stay at the house and have me move out, tries to ban me from the house anyway because she wants to force it to be sold.
• Dec 2024–present: she stopped paying her half of the mortgage without notification, I pay 100 % of mortgage/expenses; rent two rooms ($1.8 k/mo) to cover her half.
• May 7 2025: She files partition for sale & 50 % equity.
• My motions for mediation + equitable accounting denied; referee & appraisal next.

My stance

1. Equitable accounting: She owes half of carrying costs since 12/2024.
2. No ouster: Protection order didn’t bar her—she abandoned the house, so no rent credit due from me.
3. Buyout beats sale: Auction likely leaves us underwater after fees; I’ve offered cash buyouts, most recently $10K, she refused. Based on my calculations we might owe money on the mortgage after all fees.

Need help with

• WA cases where paying co-owner buys out non-paying one.
• How courts split costs if sale won’t clear mortgage.
• Best pro-se tactics to steer judge toward buyout/owelty lien instead of auction.

TL;DR: Ex stopped paying, wants forced sale; I’ve carried the house and want to buy her out, but can’t find counsel because of small-town conflicts. Looking for WA partition war stories and strategy.