I would join forces to attain things that are out of reach to me individually.  

Property is individually metered for gas and electric, and i would be paying water.

Some lenders I know will do for less but the goal would be for you to raise rents on non-performing units, which there probably is.You can also buy the portfolio, fix up individual buildings then sell off the ones you don't want.

If you are harder working than the average individual, you are compensated directly for that. 

One thing to note when looking at the individual markets, you can make or loose money in any market.

Another thing is that I have individual insurance policies that cumulatively cost much more than the insurance policy for a single 4-plex.

And the purchases were made by the LLC rather than as an individual?  

Most STNL lenders will want to see corporate parent books and not just the individual location.They can feel better about a company that is doing well overall and this particular location might be struggling.

My current employer leases (doesn't own) their commercial space, but occasionally sub rents their space out to other companies and individuals with short term agreements. 

Wait till you get that dreaded  call at night .. you head over there and see they crapped in it till it’s heaped  up over the seat just full of steaming stinking feces .But it’s still worth it even then .