I have question about finding the ROI

[Moises Villalpando]

I have question about finding the ROI on my rental property that I once lived in. I lived there for 9 years and made some upgrades throughout that time. I have rented that property for almost 3 years now. My question is on what to include as part of my "cost of investment". Do I include the money that I spent on upgrades when I lived there or just from the time, I began renting the property? Thanks!!!