Doing some research online with the court documents.

If you're applying for a Conventional/FHA/VA/ or USDA loan, then they will do a "global cash flow" where they take into account your PITI (Principal + Interest + Taxes + Insurance (hazard and flood) on all properties (second mortgages included), HOA payments, car payments, student loan payments, credit card payments, and installment loan payments in the numerator and your gross income in the denominator.

I was also able to meet them personally at their conference in December and it validated my online impressions. 

Paying rent will force you to maintain a personal budget, it will ensure your property produces the income necessary to operate the property, it creates a savings for you as a landlord so you can prepare for the next investment, and it shows how the property performs as an investment in case you have to sell.You need two accounts: checking and savings.

You should be getting rental income from the other units.

Would love to partner with an experienced investor(s) here on a multi-family investment deal or something else that produces an income. 

Here is the link to the parcel if it still works: https://landequities.com/oregon/r341197The online billing site works very quickly to take your money, and you come out of it staring at a page with no relevant information, no confirmation of sale, nothing. 

Are online lease agreements enough to protect me and my assets? 

I have been looking online, but can't seem to find decent houses within the areas I have been searching in.

You can look at a conventional cash out refinance which uses your employment and income as well as DTI to qualify you...or if that is an issue, then I'd suggest a DSCR loan.