How should I phrase my interest in the property to avoid coming across as pushy or insensitive?

Pensacola is a great market for investing and the number of properties available right now is up so there are actually some on market properties with potential. 

If you are vetting large-scale multifamily or commercial, you can do a bit more on spreadsheets, but still it would not be relevant without knowing the potential cap ex. 

I've personally done just about every rehab scenario, properties I've lived in, properties bought as investments and even properties bought at auction.You've gotten good advice from folks on this list.

My plan would be to keep the front waiting room as a small commercial space and the back offices as efficiency units or studios. 

Wondering also if there are lenders that would have an appetite for this type of property?

Why hasn't your property manager already answered this question?

Quote from @John Warren: @Mordechai Chaimovitz cap rates and NOI are commercial real estate terms, and 1-4 units are not really valued in the same way.

For several reasons (property taxes, politics), I would prefer to begin real estate investing somewhere other than locally. 

While it might feel like an extra charge to tenants, these packages often provide value that indirectly benefits the property owner as well—like reduced maintenance calls or ensuring the property is better protected.In my experience managing a large portfolio of properties, these fees are becoming more common due to the thin margins in property management.