how to substitute some characters not in quote in text

Hi,

I got the following text :


<Prop Name='Foo' Type='Obj' Flags='0x0'>
<Prop Name='Bar' Type='Obj' Flags='0x0'>
<Prop Name='BarFoo' Type='Obj' Flags='0x0'>
<Prop Name='typeTest' Type='String' Flags='0x0'>
<Comment>x</Comment>
<Value></Value>


How do you substitute all structure to keep only values in quote and into Comment and Value tag ?

Thank you

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