She has been smoking in the garage with the door up about a foot with the rational that the garage is not part of the house, which I told her it most certainly is. 

Try to separate rational from irrational fear and make calculated moves.

The thing you need to understand about mentally unstable people is they don't react rationally.

If your equity to value ration drops below 5 to 1, does that mean it's time to either cash out or sell to trade up?  

Tenant then told me that he "freaked out" about the bedbugs before and that he knew it was not a rational reaction.

The tenants knew I had done the job and never saw a bill, never even talked about how much it was, but fear isn't rational and fear of raised rent, unexpected bills, and/or eviction is a tough nut to crack when most of my tenants have had terrible landlords.

When covid started and there was mass uncertainty as to what was going to happen, you would have been very rational to sit on the sidelines.

Your have rational logical reasons to believe the area and property will prosper over the next 5 to 10 years. 4.

The ration of cash value to premium is very high.

I started by learning how to analyze, then practiced analysis until I disciplined myself to lose the emotional rationalization and label a "dog" as a "dog".