Ultimately, it comes down to good tenant screening, section 8 or not. 

If you put the LLC as the landlord good luck when it comes time to evict.

I got a good deal on them because the landlord was tired and ready to be done with them.

Even if you won't invest in Oregon, you should visit for a recharge (I know of a few good AirBnB's!) 

Don’t want to emulate that mistake in real estate by allowing myself to become too influenced by companies that are simply good marketing their own services but not great market prognosticators.

Is this area and property type a good place for the current market cycle?

Good luck to you!

Any good company will tell you what your maintenance person said.

The property is listed in a good price and could bring up to 20% ROI but I'm still having trouble finding buyers. 

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.