How do you even know if things will work out?

I have over 1 million in equity....doing nothing, in just three alone.

I was thinking of starting a rent increase for my 1 bedroom tenant voucher due it being low and well under fair market value(Based on  hud and zip code) but my tenant is in the process of having a caretaker for her disability and getting approved for a two bedroom voucher.

If they do not want to price it well then do not take the listing.

I asked her how many properties she has bought and was shocked to learn..

It's a bit expensive, but do it once and forget about it. 

Can you do the lease renewal, but have lower rent for the first month and then increase it the second month (if that fits with 60 days' notice)? 

I do not see why a down payment in real estate is "tricky".

Is there anything I can do to force her to turn on the heat?

I personally do not touch equity in my own home to incorporate into my business.