That being said, its probably still worth looking at the data at those prices

You can ask piliminary questions to see if an applicant is worth your time too if you don't want applicants always filling out an application before a tour. 

I've been surprised at properties that have passed conventional financing though...and even FHA....also, one could present 2 offers to seller--one for a cash offer and one for seller financing (at a higher price of course). 

The property is only worth what it is worth - what the seller needs to make is irrelevant.

Paid off real estate cash flows extremely well.

Their expertise is worth the cost to do it right the first time.

If it is not adding up, and you can find an attorney specializing in that type of thing, it may be worth paying for a little of their time.

I'd also suggest self-managing your first property to maximize cash flow and learn by doing for any future investments.

Additionally, the fact you might be negative cash flow in Texas will give you more flexibility by renting in Portland.  

I'll usually eat $100 - $200 worth of touch-up cleaning for a long-term tenant.