Unless your mom is paying full rental value, you don't have a rental property to deduct.
See Publication 527, Residential Rental Property (Including Rental of Vacation Homes). page 18 for family limitations.
If mom is paying full rent, you want to depreciate that portion of your home.
The basis is the lower of FMV or your adjusted basis. Let's break this down.
FMV - fair market value of your home times17%
Cost basis - original purchase plus improvements so $307,000 times 17%
In your case, cost basis seems to be the lower number and will be your depreciation number if allowed to claim the rental.
@MAC327
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