The truth is if your investors have no involvement in the operations, If they just put in money and expect to get a profit, you have created a de facto syndication.2) I see a ton of people who just raise money for the syndication. 

What would one of you suggest for a medium term operator whose tenants may be over using a specific utility like gas or electric.

It will also allow you to focus more of your time and resources in the actual real estate vs. raising capital which usually leads to poor real estate acquisition and operational decisions because raising capital is your full time job leaving an inadequate amount of time for the real estate.OK, chasing 32unit apartments, acquisition priced between 3.2M - 4.8M.  

Lenders will want to see the filed Articles of Organization, an Operating Agreement that you can get from your attorney or, if you're brave and it's just you on the LLC, some people use Legal Zoom or Law Depot.

Is it as simple as getting the site designed and engineered for the footprint, cleared and graded (all of which I am comfortable with), and then hiring a GC to build the building?

Simple math I think. 

Savings: Hold the deposit here so it's separate from operating funds.

Does anyone know of a blog I could read or possibly a podcast I could listen to each morning that gives me a simple update on daily market trends?

Paul and I operate 10 doors in North Iowa.

Please keep answers short and simple thank you