If you had to hire an attorney on your own to advise you on this stuff, that makes the self-managing rather expensive. 

We bring in about 60k a year on this and have about a 50% expense ratio.

I choose that path because it was the fastest way to build equity and to cut my living expenses. 

Do it yourself with TurboTax (or similar software)If your rental is pretty simple (one property, basic income & expenses), you can learn the basics and still save money.

Financing Your First Flip with Low CashHard Money Loans (HML): Covers most costs but requires 10-20% down, with 10-12% interest.

Seattle Yield = 6.23%, Portland = 9.48%, Spokane = 10.79%, Tacoma = 9.34%, Bend = 8.05% YieldThese average yields seem very low, typically 12% ends up about breakeven when using any type of financing. 

You can do less than 20% down (as low as 3.5-5%) if you intend to occupy the home for at least a year.2) There will be an HOA (homeowners association) which restricts rentals, so be sure to read the CC&Rs (governing documents) to ensure that your rental strategy is allowed, even if you intend to live there at first, eventually you'll be transitioning it to an investment property, so this will be important.

Since you estimate a resale value of $200-215K and renovation costs of $60-70K (although you said that's on the higher end), your margin is tight, especially considering closing costs, realtor fees, and unexpected expenses.

Apartment completions are at a record high today, but apartment starts are at a record low.

I net about 3.5-5k a month(depending on airbnb) after all expenses including my primary residence and utilities there.I have built up a good amount of equity in the houses due to the renos I've done mostly myself and also from buying low during covid.