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.

Is there a good authority website that allows you to properly estimate appreciation over say, a 5 year period in a specific zip code? 

As long as you trust the site you are using for vetting, I am sure you are making the right moves.Some helpful things I like to think of are:Have them sign an authorization form, which allows you to look up their credit report and do a background check.

I listened to an interesting audio book in the Rich Dad series authored by a CPA.

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

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). 

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