I have a potential partner who is a long-time friend.

Just google the following: - special assessment - zombie condos - Florida condos (look for recent news)Since you are not living near the properties anyways, why not look in a landlord friendly state where the purchase prices are lower?

My experience with friends/some clients is get their numbers via whatever method you can and reach out via the phone.

I would advise finding an investor friendly realtor when you choose a market.

Quote from @John Brown: I have a friend with a property in a very desirable location in Texas that I believe would be great for STR.

How many real estate investor friends do you have? 

there was a follow up post where someone got a loan from them but for realistic rates  8% or so and few points.. under 6% private / hard money simply does not exist unless its a family friends type situation. that bank rates or lower right now for new construction or fix flip  

I have no social sphere or contacts family or friends in Oregon (I don’t know anyone besides my fiancée).Goals: continue to have flexible schedule while enjoying what I do (selling real estate) and making good money.

Like a rich uncle or friend of the family doctor/lawyer?

It was built in the 2010s and located in an established neighborhood with convenient access to schools, amenities, and major transportation routes.