My ROE goal was 7% self-managed,  6% with a PM. 

Another comment I heard him make is that some of the components of the laws that were overturned had stood for 700 years prior.  

My first reaction to your question is that you should sell and put the capital elsewhere, mostly because your return on equity (ROE) is abysmal.

If I use ROI this is like 50 grand slams (it was purchased for $375k and all of the initial investment was pulled out long ago so infinite ROI) but if I use ROE it is likely a base hit, nothing spectacular (not forecasting for future appreciation- current value ~$1.4m). 

When calculating cap rate, be sure to use todays current market value, not what you purchased it at.LTV (loan to value)= less than 50%ROE (return on Equity)= Less than 10%.

You're current ROE is 4.5%, or you can try to get a cash out refinance. 

It makes an extraordinary difference on IRR or your ROE to not have this affecting your equity.

@Michael TurnerTake a moment to think about ROI vs ROE.

The tax sale was overturned, case dismissed. 

@Roe Wilkins FHA 203k loan is your best bet.