I plan to attract investors with thorough and precise analysis of great deals and am currently looking for partners I can share these deals with.

I will be short and precise here.so as a new or aspiring REInvestor1. should i live in my first house and pay mortgage say for a year and refinance after that and get my second property and rent it out?

You can run your numbers and also use biggerpockets rental calculator for more precise calculations.

Not really, I think one should have the freedom to pursue what you want without such constraints, but to ignore reality is a bad strategy in general and much worse than 'rent control' could come down the pipe. i was reminded of this recently when looking @ a property in Berkeley, CA and being told that in that great city you are less the "owner" of your building and more the "caretaker" while the city gets to decide precisely what you're allowed to do with it (by the way - capped rent increase in Berkeley is 2/3 of regional CPI, and if you don't follow a HUGE checklist you can't raise rents at all!).  

Thanks @Dennis Maynard - that is precisely my question: does anyone have an area company they would recommend?   

To be a bit more precise - Medford, Ashland, Redmond, Grants Pass.

Ive learned that most banks and quicken loans to be precise try to figure out a way to make you monthly payment close to the same amount you were already paying.

This is my first posting on BP so I apologize if my terminology is not precise. 

While @Marcia Maynard gives solid advice, WA has a reputation for being super tenant-friendly; whereas my experience in NH is that our courts are less inclined to tell landlords what they can and can't do with their own property, so long as the proper procedures are followed precisely and the landlord adheres fully to all applicable statutes.If the tenants are in a lease term, they can not be evicted for cause not stemming from violation of lease provisions, nor should they be; as they entered into that lease in good faith that they would have a place to live at least until the expiration of the term.

I want to know the cheapest but most precise way to find motivated sellers?