The formula is : property value = NOI/cap rate Because The building is completely vacant and needs a rehab I don't know what the expenses are or will be except the taxes and I can estimate insurance but I just use the 50% rule to come away with my NOI .

Not too much to add to Steve's reply except for this.  

I know nothing about Trenton except where my state tax went.

That's the only way you're going to get the exceptions you'll need to counter act you income.

We didnt think there was really anything we could do, except trying to keep the ones we had afloat.

I have multiple properties in Atlanta, and I didn't even have them until I was living in CA (except one).

It seems we are all over the place with different ideas and no one seems to want to pull the trigger except me, the only one with no cash as of yet.

This might be one to make an exception on though!

Basically like hiring a property manager and putting a contract in place with that firm except that instead you would own both companies.

Except, they should have already been looking.