Instead, I'd just rely on a CMA (comparative market analysis) of renovated properties in the area from your realtor unless you have local MLS access yourself to run the report. 

They're reputable but I'd be happy to draw up a quote for you to compare side by side.  

Also I am thinking now that these are small rural counties with population in the entire county probably no more than 50k or so.. at least with most of those folks living in the city of Oroville which is right on the border with British Columbia In my flying days I would go into Oroville to get through US customs compared to going into one of the airports Airports north of Seattle .

I just do not want to take this possibility off the table if it could help us really get moving in terms of number of doors we have rented out (a 2/3/4 door rental is an exponential increase in our cash flow, compared to the single family home we are planning to buy first). 

Cost of Living and Affordability: Texas has been known for its affordability—how does it compare to other emerging states like Tennessee, Florida, or North Carolina?

Go to Eliteinvest.com in Chicago look at what a real full gut rehab is and compare.  

It also depends how nice it is compared to the other options out there.

Talk to both and compare.  

I would consider the cost of extracting your equity from the FL property by sale and then compare that to pulling equity by way of a cashout refinance.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.