Great first post, and welcome to the forum! 

I am a first time investor and am currently under contract for my first property (yay?!).

I am looking to do my first deal.

"At first I thought it sounded too good to be true."

This might be mandatory in order to stay competitive and keep vacancy rates low throughout the season.

Your first question is to ask the City/County, what is the intent behind needing the floor plan.

Therefore, that fee is there to make sure that they are getting the job done the first time.Anyone who is saying that they can do a great PM job and won't charge you anything besides the monthly fee, is most likely going to fail out of the business because they won't make enough to stay in business, hire and grow.It is very important to understand all the fees associated with a PM, but I encourage you and your friend to not shy away from a company right away if you see they have fees on other things other than a monthly cut.

Ive been having some analysis paralysis about not knowing what would be the best option for my first ever property.

A combination of lack of infrastructure partnered with historic highs in population growth specifically in new international students pouring into the area to attend Cape Breton University, has presented less then a 1% vacancy rate on the island. 

She found a house, i paid the usual fees (pet deposit, security deposit, first month rent.)