utilize the services of a top notch, experienced, track record verified mortgage broker to locate your best fit mortgage loan.  

Typically you end up putting in a new meter socket, new panels and the new service. 

If the landlord's lease with the other tenant provides that tenant the exclusive right to sell certain products or services at that location the landlord might have put themselves in a bad position.

Should I offer to pay them for their consultation, or are these types of questions common as part of the PM vetting process and is a "courtesy service"?

You could offer listing service for them.

There customer service responds timely but I'm usually stuck with more answers than questions. 

In my limited exposure to using PMs in Memphis (I self-manage), most had a scale of upcharge depending on the cost of the service. 

Also it meets the 50% rule. 30 year mortgage at 7% is a payment of approx 323. 925 rent - 462 (operating expenses)= 462; 462 - 323 (debt service)= 139 cashflow.

Still waiting on engineering services quotes.

Some folks pull out capital to deploy into other investments they see as a good move, but you may also want to consider the capex and debt service the property comes with as far as gross rent covering the costs.