It took quite a good time (~6months) even with a property manager but finally found the renter after rent decrease by 200$.

It takes time to identify these properties  and often requires physical observation, not merely sitting behind a computer scanning through property listings, but they are out there.

I have a full time W2 that I'm passionate about, so I feel this process will allow me to time to make sound decisions as opposed to quick fix n flips.

It's really bizarre that you're arguing with actual agents that have real world experience because of a conversation you had one time. 

For example, if you set up a Wyoming LLC to hold real estate in Oregon and properly respect these boundaries, the LLC should shield you from a lawsuit brought by a tenant, such as a claim stemming from an injury on the property.

@Tom GrieshammerRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

They also benefit from strong schools, which can be a huge draw for long-term tenants.While you may not achieve high cash flow immediately in these areas, the property values and rents tend to appreciate steadily over time, aligning well with your goals.

In many places wholesalers are largely unregulated unlike a real estate agent.

Cross collateralize your other real estate if you have equity.  

Are they just rubber-stamping or do they have real criteria?