I'm looking to sell one of them - a 2 bedroom 1 bath thats rented for $850 with a lease in place until next July. 

Are the properties empty or worst case on MTM leases you can end in 30 days?

I will be managing the property and have done a deep dive in all things real estate - screening, leases, Oregon tenant laws, etc.

For example, if market rent was $2,000, I might offer $1,900 and $1,950 for a 2-year lease to start.My leases convert to month-to-month at the end of the term.

There is no cleaner alignment between GP and LP than with a fixed % of profits. 

Collection is on time, they address repairs promptly, leases get renewed and increased based on market research.

These requirements will apply even if you do not have a formal written lease agreement. 

The demand here far exceeds the supply so there is no reason why your property should not have been leased months ago.

Quote from @Jay Hinrichs: Quote from @Bruce Lynn: @Jay Hinrichs      But I do understand the OP points and I think that folks just really dont understand the work and risk involved in ANY rental property short of NNN leases with super strong companies Exactly. 

Extending lease might be best bet.