I’m hoping this is avoidable because my broker did not provide me any resources that helped procure any of my deals

As for areas to relocate to...I'd check out Parrot Mountain outside of Sherwood, Yamhill county, or east of Portland out towards Estacada/Sandy/Damascus/Mt.

Happy to be a sounding board, I'd parrot @Chase Louderback,  be proactive and go direct to seller instead of waiting for the crumbs that land on the MLS. 

It seems procuring financing to purchase notes is difficult if not impossible. 

The initial model we have in place at the moment is all procurement, construction, and property management fall under my responsibilities while the investor strictly provides capital and waits for a check in the mail. 

.-------  Chapter 4735: REAL ESTATE BROKERS4735.01 [Effective Until 3/20/2019] Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

Whoever shows them the property is the procuring cause of the sale, and they are due the commission.

Personally, on small MF investments of 5 units and up, a debt play may be the wise route where you simply borrow the capital to procure/rehab the units and then pay a reasonable interest rate to the lender. 

Our 'pet deposits' are non-refundable & we charge $25/month per pet.The worst pet we allowed was an African Grey parrot.

@Dave Foster I'm trying to complete a 1031 exchange similar to what @Jennifer Bendewish described above (sale of one investment property to procure two), but I am getting mixed messages on the delayed financing / cash out on the first property to help fund a down payment for the 2nd.