Answers to those  questions will likely dictate where your next steps should take you...Keep us all posted, k :) 

Conventional wisdom dictates that OOS investors have a hard time in the less affluent neighborhoods. 

to"We can purchase your home quickly or in a flexible time frame you dictate, in cash, without closing costs or commissions and also without any need for repairs." 

That's going to dictate what neighborhoods you should look in. 

I'm hesitant to just suggest neighborhoods to you, as your personal goals, strategies and risk tolerance is really what should dictate where you invest. 

Your budget is going to dictate where you can find one.

I know I'm not supposed to let feelings or emotions dictate decisions in business, and especially in rentals, but I can't help but be slightly uncomfortable knowing that its up to a single tenant to try to sue me/us for whatever reason.

There are an abundance of Lenders in the market, institutional and alternative business purpose lenders within the area that can refinance you quickly and painlessly, however, any loan offered will be dictated by the rental income.

Active: Taking control of your business and dictating your deal flow by the amount of gas you can responsibly dump on the fire. 

and I Oregon I know all offers must be presented unless specially directed by seller to not present offers that don't meet a certain price or terms.IE seller can dictate to listing agent.. don't send me any offers less than 100k  and don't send me any offers that are not all cash and don't send me any offers with escrow periods longer that 30 days... remember the agent does not own the house they work at the pleasure of the seller.However not withstanding specific  direction from the seller yes in many states all offers must be presented and most agents should just forward them on.. its up to the seller to decide.. not the agent.. sometimes agents just take It personally I guess.