Any time someone is putting the blame squarely on something outside of their control and it's a multiple time thing, they are missing something in the buy/eval process.Either way, stick to leaving your own responses and not trying to get your numbers up by commenting on comments.

Starting from the basic, a house has laundry and a refrigerator and a place to eat, to be with your family.

@Elan Adler - I think the reason you are not getting much in the way of responses is that you will not find a house for $250k here that rents for 2k. 

Same process anytime you sell a house that is leased out.

If that number is greater than the purchase price of the house, then I would consider buying the property after looking at other factors (location, condition, neighborhood, zoning, etc).In other words, 6 straight months of rent should pay for the house. 

You can do all this without a lawyer, but mind you, expect your house to be trashed. 

2) Does old carpet bring the house value down?

Typically you want the debt with the property and putting that debt on your primary is generally a no-no unless its short term.If I were you I'd pull out 70% equity from the rental property, go find another house under market value to fix up and force appreciation. 

Then we get the house back. 

I have spoken to her at length about house hacking.