She originally moved in 6 years ago as a couple w/ 2 children,  they got a divorce last year and she stayed in the house. 

Verifying last 2 years of rental history very important!

Purchase price: $151,000 Cash invested: $60,000 Last year I bought my first investment property, a duplex with 2 bed/ 1 bath in each unit.

Just a couple of thoughts, if you live in the home 2 of the last 5 years you get a tax exemption on the sale.

I am in Missouri right now staying in cheap hotels for work, I got out here a month or two ago and the plan has been to buy a property, preferably a duplex.I did pretty well selling solar last year and have saved up some cash to use as a downpayment for the first property.

I am in the middle of a transaction where I am selling my condo, however I just found out our complex's insurance had changed recently and does not cover 100% of replacement costs due to a recent claim (last year).

Last, you rent to them the same exact way you rent to anyone, just more paperwork. 

It seems to me from the last two of your questions that you may not be fully understanding the concept.

One was the home address that I initially entered, two were duplicates of an employer's address from about 20 years ago, one was an old Mailbox Etc address that I had about 20 years ago, one was an out-of-state address from about 35 years ago, and there was a duplicate of that address with an incorrect zip code and street name suffix, and the last one was an apartment that I lived in when I was in college a long time ago.

To your last question, that will depend on if you believe the property will continue appreciating.If you deal with it today, the “gain” is on today’s value.