Unless you have an arrangement with the buyer for a flat fee or  assignment I am not sure how you can run your negotiations with the seller with your end buyer present.I recommend involving the buyer once you have the property under contract or there is nothing to stop them cutting you out of the deal.

In Portland we do not have access to pull rental comps via the MLS.

The house is already clean, it is open for you to have access to it." 

I use lockboxes on the property to give access to my realtor, property manager, and contractor. 

Are you going to give the tenants access or are you just planning to record in case you want to look at something?

Don't let your credit score stop you.

I would like to have help finding properties (web pages or other strategies to find them) , help making a portfolio to show a bank when i find a good deal, access to banks and places that offer money for flips, and someone to review/remind me of things i might forget being new to investing.

One worked for a company and got an esop sellout and got a big check and paid us off the other the family rescued it.everyone else lasted on average 6 months a few went a year or more but that was rare.. we would let them stay until they moved or stopped paying we never gave them a drop dead date.. did not need to.once you get into this end of it you will realize folks that are 3 days from losing their house are very poor credit risks and rental risks.. even though you let them start over their bad habits just surface again.Maybe thats why Oregon made it illegal to rescue and rent back I don't know.but talk about drama holly man.. 

As Im not a realtor and have no realtor representing me, how do i gain access to seller (if at all possible even)?

From a practical standpoint, while YOU can't assign your purchase, there is nothing to stop the seller from obtaining a new buyer, your friend.