Selling my one and only rental

[Gina Forestieri]

I rented out my original house for 7 years, my tenants have now bailed and I'm done!  I am fixing it up to sell asap. I know I will pay capital gains and have to pay on the depreciation.  I am trying to find out WHAT all I can use to reduce this.  The house is now vacated as of Oct 1.

1) EVERYTHING at this point that I spend to fix up and sell goes in the basis? or just thinks like labor/repairs?

2) does monthly costs like HOA/electricity/insurance/ etc that must be maintained . Do these items still get expensed (in 2016 if incurred in 2016 and then, next year 2017 if in 2017 as expenses also rather than basis when the house actually sells??) One accountant told me as of the day the house was vacated ALL expenses incurred, whether ordinary monthly maintenance or actualy repairs/upgrades will ALL go into the basis to offset the gains in 2017 when I sell it

3) I will be doing all the expenses and improvements this year 2016 and listing it Dec 1, no way it can sell and close in this tax year.  Will this be an issue?

4) I am trying to find out a list of acceptable expenses.  I know I cannot use "my own labor" costs if I do work on my own rather than hire a painter, but can I somehow use my time lost at work/vacation time used for appointments related to selling/repairing, etc.?  I can use mileage going to/from house/appointments/stores for buying repairs items, etc, correct?

5) I have talked to 2 accountants and seem to get mixed opinions.  I want to make sure I claim EVERYthing possible and make sure I do not claim anything funky that will be a redflag for an audit, not that I have done anything wrong, but I just don't want to get audited!