I've also put up gutters, put in 4 concrete patios, paved the parking lot, replaced two outside doors, and cleaned everything.

For example, if someone enclosed a patio, even if they completely finished it but didn't heat or cool it, it could not be considered in the total square footage of the hosue.

Assuming gain qualifies for cap gains;All depreciation recapture taxes will be due year one, regardless of cash received.Principal portions received will be prorated between basis return, and cap gain.Interest received taxed at ordinary income rates.

It would be out of the ordinary and not likely for "most" of the properties to only have T3. 

Anything under 2 years and the profits will be taxed as ordinary income.  

Reno it for a flip, find a KILLER tenant (even if that means a lower rent price for the dream tenant) and sell it after a year and either 1031 it or just sell it outright and pay long term capital gains vs ordinary income rates. 

About 5 years ago my father-in-law and I built a cover over the patio complete with shingles, two LED lights etc.

So you're going to owe ordinary income tax on that portion of the gain unless you qualify for a prorated amount if you had to move due to a job related reason etc.For the investment side I'm going to respectfully disagree a little bit with @Frank Chin. 

Mindy Jensen from Bigger Pockets started The Money Show podcast with the purpose of helping ordinary new investors learn how to get the money safely to get started in real estate investing.  

The first floor has 3 exterior door exits (patio door included).You have a point though, I'll get some quotes.