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.

I have read the ABCs of REI and Commercial real estate for Dummies and they are both very informative books that teach all of the numbers but lack market research techniques and raising capital for the down payment. 

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

Sounds like they used a lot of the strategies traveling Gurus teach!

Individual investors?

I have been more involved in the management side of several SFHs in the Orlando-Kissimmee, FL metro, as well as a parking lot in the suburb of Paris.Over the past year, I have been teaching myself and learning from many people like Rod Khleif, guests from many podcasts I follow (BP, Rod Khleif, Bill Manassero, Joe Fairless, Grant Cardone, Kevin Bupp, etc...) and many articles/books.I had set myself to have my first investment by age 30 (4 months left!

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.