Additionally, the fact you might be negative cash flow in Texas will give you more flexibility by renting in Portland.  

Hello Account Closed,The adage, "Live where you like, but invest where you can make money," is true and remote investing works, if you have an experienced investment team.We’ve run an investor services business in Las Vegas for over 17 years.

I was looking to put 80k cash into then refi afterwards and possibly getting 130k. 130k on mortgage would be close to $800 only leaving $200 in cash flow each month. 

There are no problems being a landlord , just buy a property take the first renter that applies and rake in the cash . 

Under federal law (ADA and FHA), true service animals and emotional support animals are exempt from pet fees, deposits, or rent, but the tenant must provide proper documentation if requested.

If you are paying cash for the STR this seems pretty easy. 

Would a cash out refi be under commercial terms since the property(s) are under LLC?

That is a true portfolio loan with a commercial loan and through a commercial lender or bank that provides portfolio lending.

Low down payment AND it cash flows also AND buyer has title.Maybe I am asking too much, but I don't think so.Perhaps you just market to homeowners.

While your partner accepts more of the cash from the sale of the FFE and the associated tax bill.This might take some accountant massaging.