So, I feel after we sell our home in WA we will have some good money to invest into a property using a conventional loan maybe? 

So if not using a RE agent, how would I find/vet a real estate attorney?

Not sure if there's a waiting period between buying two properties or the need to prove rental income for certain amount of time.Or buy the duplex in another state using a conventional loan & use a bank statement loan for the 2nd Portland property purchase due to my lower income that will show on my 2020 taxes, without having to wait? 

If the seller is using a realtor you get own for free.

They appealed that day.I went to the JP court to get a copy of their appeal docs and they appealed using a Pauper's affidavit inability to pay indicating their income was now equal to their rent amount and attached a Food stamp approval they recently received.

My out-and-in state clients are not using a PM - and I don't advocate it. 

Using a handyman for tasks like flooring at the expense of a week of showing / vacancy is poor management.

I believe if you are using a HELOC as a down payment you'll need to season the money in another account for a few months before underwriting reviews everything, but check with your lender on that.

But they are using a smaller down payment, not 20%. 

Do I have any other options than using a HELOC?