Need ideas on how to calculate a lease offer of a hotel for sale

[Steve Bayer]

I see a beautiful boutique Hotel where I live that is for sale but is sitting empty while on the market.  I have hotel experience and have an idea to offer the owner to lease the property maybe with option to buy and also hopefully negotiate a couple of point for myself the property sells while I have a lease on it.  It has 4 luxury cabanas a suite, restaurant, bar, swimming pool with jacuzzi and swim up bar.  I have and idea of what a reasonable nightly room rate could be charge per based on what else is available in the area and my present experience in the hotel business here.  Is there really a good way to calculate  a reasonable rent offer?  The current business cannot be used to help value the rent because it has been a dead business for the last year or more and that is why the owner has closed it and put it up for sale.   I am thinking maybe the owner would be happy to receive some rental income and instead of it being a money pit because he has to pay some employees such as a manager and gardener to take care of it while it sits empty and for sale.  It might sit on the market for a long time.  Any input?