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"?

I would definitely consult with a lender first since I am not completely sure. 

@Eva Sha - Yes, I generally advise emerging developers there will be anywhere from 5%-8% in closing costs (depending on the size of the loan), which include lender costs/fees, attorney's fees, and title fees, plus any other consulting fees.

It’s crucial to run the numbers and consult with a lender who can tailor solutions based on the specific investment goals.Best regards, Stevan 

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"?

Consider hybrid strategies, such as mid-term rentals, to bypass stricter STR rules.Engage a local real estate attorney or consultant to identify flexible markets and ensure compliance.

Here's the handbook link https://dca.georgia.gov/housing-choice-voucher/landlords/geo...I strongly urge you to consult an attorney.

You should also check to ensure they have Errors & Omissions insurance, Fidelity Bond coverage, and a Financial Institution Blanket Bond.Some are more consultative and advisory and provide guidance, while others are just processors. 

That said, $8k is a big nut so I'm really not quite sure if I will go with a private consultant on an hourly basis or go with them or some other form of coaching.  

Be sure to consult with local experts, evaluate cash flow, understand tenant laws, and negotiate with the seller for the best outcome.Good luck!