I don't see much of a question here.
You made a purchase in 2002. That has no relevance to 2014.
You replaced the roof. It is now 12 years old.
If you MUST MOVE now, call a Cohoes REALTOR.
If you are staying put until your son is out of college, then it's time to do the stuff needed to prepare the house for sale. You know the long term stuff....get the grass green with no patches of dirt. Paint, Paint and Paint. Yep, your son will look exceptional assisting in the transformation of the house. Time to lighten the load and sell everything you haven't used in six months. Consult your Cohoes REALTOR regarding what buyers in your area value and expect.
When the place looks so good you don't want to sell...that when it's ready for Prime Time.
Start defining the new life style ahead of you as you move into the legacy stage of your relationship.
You owe it to those around you to share what are the attributes attending a long endured companionship. How did you over come the struggles? What was the greater vision that enabled each to endure the preceding stages of great peril? People do not know this stuff. Don't make it a secret.
Your Realtor will discuss the implication of selling 'As-Is" in your market. In my region of FLorida most homes are sold this way to eliminate any obligation of the seller to make repairs.
Best of success,
Annette Lawrence, Broker/Associate
Palm Harbor, FL