Quote from @Michael Galace: I'm utilizing their service, been with this agency for 5 months now. 

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

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

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. 

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"?

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.

How are people buying multiple non owner occupied properties on fixed rate traditional 30y mortgages? 

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.

Still waiting on engineering services quotes.

Thanks to AHP Servicing for their prompt response.