I quickly realized that owning multifamily complexes would dovetail into Trash Valet very beautifully as long as it is 100 units or more.

Taxes shouldn't be the only reason to invest in one state/county over another, but they should certainly be factored in.

@Tom Mole, My goal is to have a long term steady income, but given I have about 80K equity locked in, i want to see if I'm making good returns on this, given my income/expenses, what other factors i should consider to calculate returns on this investment.How does higher refi interest rate affect my returns and is it a good return on equity I have?

There are lots of factors that will play into this but we don't know a lot about the property. 

If you were to hold it, it would hit your beloved 1% rule then, but what would it cash flow with all the expenses, financing, and income factored in?

What's the biggest factor in choosing a location?

a beautiful rural area but kind of on the poor side. 

For this reason I would highly recommend looking at multifamily greater than 5 units (that's the commercial lenders threshold; below that your income and job would be a factor).I am constantly looking in the Atlanta area, and although it might be hard to find a multifamily for ~$366k (the $110k / 30% -->typical amount down), you could always partner or participate in a syndication (crowdfunding).  

One would also need to to know the factors that would most influence your purchases.Do you have a business plan?

Keep in mind that your deal rate will be based on several factors 1) Using a quality list, 2) Getting the attention of your prospect (be creative with your mail pieces), 3) Entice them to call (use good copy - short copy will promote a higher response but less qualified leads and a long copy will promote less response but more qualified leads), 4) Be ConsistentIf you fail at any one of those, you're wasting money on direct mail.