First rule, real estate is a business. 

I look at this question like someone asking, what's the best burger joint in town.

Google Earth has a ruler tool.

I use a 12 inch ruler in the photos next to damages such as carpet stains, repaired holes in doors if they are still visible, bent window blinds, discolored fireplace brick, etc. 

@Steve Babiak I'm prepared to evict Sept. 30th if they are still there...if cleaning out their basement is not a positive sign they will be moving i don't know what is :)@Bryan @Bryan Otteson Crown Molding...NOT MOLD...Yes, I cannot afford the rent without tenants due to low income despite 2 masters (yay social worker low pay) and being single and having school loans...doesn't mean i wouldn't get a second job if needed...being an immigrant i've survived in this country for 20 years...cuz i'll clean toilets and flip burgers unlike most Americans...no equity because I over-paid 12 yrs ago.  

If there were a person that has never worked in a restaurant and said that they wanted to open a new restaurant in San Antonio and run it from San Fransisco, then nobody in their right mind would tell them that that was a good idea, even if they had a buddy who knew how to flip burgers in San Antonio.

Brandon, really appreciate the help.I think a 10 cap is reasonable in this market.that number is real close to what I was ballparking.turns out you are correct with the 50% rule. turns our the net on this property last year was just a touch over 50K. amazing how many times the 50% rule rings true.

I think of the the title search business kind of like ordering burgers at McDonald's--no freebies, even if you eat there each day as a good customer! 

Don'y you hate when you order a burger and the register is down, they can't even figure tax and cost or make change!

It's the same as receiving a burger king coupon in the mail.