The employees provide a receipt and i collect later...

Collect 3-4 months of rent and resell it to somebody for $35-$40k.Or maybe attempt to do a BRRR on it - financing might not make sense for such a small amount, though. 

Do you have an address and any rental data you can share with me in private? 

The harsh reality is, the listing agent isn't going to jump through a bunch of hoops for you if you are going to bring a buyer's agent in later in the process to collect half of the commission. 

Starting last year, all licensing fees and privilege tax are centrally collected through AZDOR. 

I am trying to get access to the MLS to pull historical data on sales and find potential leads but am having difficulty.

I have met the owner and he is in denial thinking that he can still make money off of this, even though it has been sitting vacant for years and collecting code violations higher than the value of the property.

So serious we decided it is best to leave the beautiful San Diego area for a better market.We noticed Ohio cities have really high rent ratio (we downloaded data from Zillow on rent ratio by city in the USA).

It usually depends on how property taxes are collected by the city/town.

Unless you have the actual financial data to back your analysis you would be better served staying conservative using something closer to the 50% rule for expenses.It could be a possible deal if you could have a lower Purchase price and/or room to raise rents.