I just moved to Portland, Oregon and I'm looking for work, preferably one that aligns with REI.

You bring up a good point that the GP will want to show a high return for the next deal but I have seen one case where it was not really aligned with the best interests of the LP.

Again, returns look good and the cash flow at 145K definitely aligns with your goals. 

It's a real trick to find a property that aligns perfectly with an investor's goals...that's what I've been discovering as we embark on this adventure!

Find out if their mission aligns with yours.

However, knowing the Asheville market, and aligning myself with a knowledgeable buying and selling brokerage team, I know the property will be easy to move.

Down payments help align debt service ratios along with ensuring the buyer has an economic interest beyond rent skimming.  

Some agents like working for my shop because they are self motivated, the don't want structured class room training, and they are looking for more of an investor focus (for themselves and the community) It sounds like you would do better at a larger firm, but I would make sure you let them know that you want to be an investor some day, and hopefully they can help align with your short and long term goals.

My experience has shown me that if I focus on helping others then everything will align itself, I just have to do the work.

I have aligned myself with an amazing coach and other partners that have buying power to get those 70+ units.