If I get motivated enough in the near future I may do more research and experimentation with it.  

Prioritize properties with strong rental potential and set aside reserves to handle unexpected costs.Finally, familiarize yourself with tenant laws in your target market, especially in Portland, and consult a real estate-savvy CPA for tax efficiency and legal considerations.

I think the motivation there is to keep the tenant renewing. 

Pretty much everything I have seen and read is:Find out the sellers motivation/problem and speak to solving that issue.Give an offer but explain how you got your numbers.Other than that, it seems pretty limited for negotiating information. 

You will want to be motivated and make consistent progress.  

I set up my daily time blocks on GC and watch the ted line steal my day away for motivation.

In my day job I’m an ops professional who manages a tech stack and efficiency is important.

Also, what was your motivation in purchasing?  

Define your motives, and run with it. 

It's amazing how a few conversations with like minded folks can get your wheels turning and stir up that excitement and motivation for investing.