I can't seem to wrap my head around this...having someone live in my house adding to wear and tear then losing money.

. - @Marcus Auerbach hit the nail on the head - always start with air sealing (typically starting in the attic) and then insulate after it is sealed.

Hello all, The Jist:Bought single family house in 2008 for $93k, rented it out til May 2016Renovated house for around $12k and sold for $145k in Nov 2016Previous tax returns say I have accum dep of $26kBefore I head out to an accountant, am I going to have a big tax hit?

LolBack in 2004 ish, I wanted to invest and looked at SF for 3 seconds and concluded it was too expensive, not worth it, cant afford it, and headed right east.... 

@Ryder Meehan Small world, we bought in 2013 really close to your place (Live oak and Skillman), we chose to sell last June in part because our sense was the taxes were headed up and the rents were plateauing.Either way, congrats, you have had a great run!!!!

The heading should have indicated "Proof of Funds".

Alittle extra money never hurt anyone, and because there a lot of it in this buisness I have made the conscious decision to dive head first! 

At the end of the day I'm guessing your head will be spinning.

Just keep a heads up about it.

If you head to Vegas and see the Lucky Big Wheel, the chances are roughly equivalent ;).Seriously though, this is so dependent on the individual sponsor.