The blanket mortgages are typically taken out to cover the costs of purchasing and developing land that developers plan to subdivide into individual lots.

An example of hard money is typically an individual who you do not know, who has money to lend but who is not a bank.

If all of the individual LLC's that own the property are owned by the one holding LLC, once enough money if distributed to the Parent LLC, the Parent can then issue lines of credits to the operating LLC's which it will secure with a lien.

The actual individual who makes the decision on what to invest in..Referrals are appreciated

I got caught up in the return, potential and location, but you are right - it could (And will likely) harm the value a good amount when looking to re-sell.

Individual investors?

We would have to send individual bills to each tenant after we calculate the cost from the bill (dollar per kw). 

Ideally, my list would meet the following criteria:Property built after 1980Last sale on or before 2014Property is 20,000 - 80,000 squarefeetBuilding is multi-tenant (vs single tenant)Owner of the building (or LLC) is an individual or couple in their 70's or olderMy question is primarily about finding the last 3 bullet points, ESPECIALLY the tenancy (multi vs single). 

No harm, except to his credit.

As far as the individual expenses go (excluding utilities) I start with 8.34% or $187.65 (one month rent) for Vacancy.