I would ask for a rent roll, leases and financials.

if prospective does not lease with you ---- don't share a copy of the report with him.

AdditIonally, I already assumed we’d have to have a very thorough tenant screening process but I dIdnt want It to be to the point where we couldnt get anyone under lease.

Our annual expenses including taxes & insurance are $5k, and our tenants just signed a 2 year lease at $1900/month.

Either way, in order to get REFI and potentially take cash out now, before most bank's 6 or 12 month marks,  you'll need either a tenant in place or at least a letter of intent from a future tenant with a lease agreement and start date.  

Anyone know a good real estate attorney near the Portland OR area who understands lease options?

As I get closer I want to make sure i hav the right systems in place to give existing tenets and new tenets proper leases, give them my contact info and get an auto rent pay system in place.

When the lease ran up recently, we needed to do some work on the house. 

I know this story is a little different than your concern but the outcome should be the same.A few years ago we leased to a new tenant and she was adamant on not having our extremely trusted handyman back in her unit.

Furthermore, we renewed our 12-month lease just 2 months ago, so an FHA is not in our interest until next year.