We estimate that the property is nownworth $950,000 to $1,050,000 (based on comps) - we gained approx $500,000 in equity by converting this into a commercial property!

The easiest way is to estimate the bill, and include it as part of the rent. ($800 rent +$50/mo utilities).

Tony Robbins always says that "most people over estimate what they can do in a year and underestimate what they can do in 5 years." 

I have automatic transfers from my rent collection account to this account for my estimated monthly utility costs.

Little more info if possible such as purchase, estimated rehab, ARV 

Our hope is to simply be able to collect the rents as income, which is approximately 5% of the overall value of her investments.  

If I were in your position I would ask for an official loan estimate from both the broker and service company. 

Estimate what the yearly rents will be2. 

It draws heavily on the Port of Mobile, with executives there estimating that it will be bringing about 50,000 TEUs (Twenty-foot Equivalent Units) of containers traffic now that it’s operational.

Not sure, use 50 reservations as a close approximation. subtract the HK fee from the revenue to come up with an idea of rent.Rabbu is ok,  Pricelabs is nice as well.