You could take it to the next level and assign a value to the land improvements and buildings as well. 

The numbers improve if you only keep 5 acres with the house and sell the other 15 acres for an added $900,000.

Additionally, local legislation has been restrictive in the past (although it is improving in some areas!)

I bought the home in 2010 for 234,000, and I invested 150K for improvement/add-ons.

I don't use a co-host, but I would expect to pay for any permanent improvements to my property. 

I'm ready to move on from this tenant, fix the place up, and improve the asset. 

This tax credit is a federal benefit that saves companies money for implementing activities such as improvement, design or development of software, processes, formulas or products.

If you spend the time, you will expand your connections and improve your knowledge.

However, I've also been reading about BRRRR investing and I'm considering the idea of doing some property improvements and doing a cash-out refinance, but I've heard that some lenders aren't doing those loans in Texas now because of the fear that the prices are on a bubble that might burst, which makes me think perhaps we could just reconsider selling in the next six months when we're ready to leave, if the theoretical bubble is still around. 

The numbers work, and will improve after I raise rents to market rate next Spring.