You say the area is b+ and want to invest in more?

That should help narrow your focus and help you get off on the right foot.

Personally I would stay away from a 1 br apt, your narrowing your renter pool. 2.

We are buying rehabbing and renting in they price band and happy with our results.  

I know I need to narrow down the number of states to pursue  and am trying to set up a matrix that defines all the various factors that must be considered in each.... maybe I'll finish it before I die. :-) In the meantime, in just one evenings perusal I have learned a great deal more from the posts on this website than I have at any of the online auction sites.

I want to narrow down my search to a few cities/towns so I can focus my efforts on these areas. 

That should help you narrow down your goals and give you a good starting point. 

@Matt Inouye, Your purchase price of $464k plus $45k rehab is about 90% of the $570k ARV, which is very narrow and thus risky.  

As the negative answers grow greater, your options narrow, money becomes more expensive, and your chance of funding decrease.

Properties B and C are next door, a 6 plex and a 4plex.