Our biggest problem with an individual PM was when the PM had personal issues -- family problems, illness, to a lesser extent, vacations  -- while I know it is insensitive to say so, our properties were quickly bottom of priority list (likely rightly so when someone is dealing with a severe family illness), but their assistants could not send payment, only the licensed PM can handle funds, so I did not get payment for quite a while even though the tenants were paying rents on time. 

I have done property management for two individuals and when the last one sells I will be done. 

The cash-flow is still there, it depends on the individual deal and property.

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.

According to Chapter Five, “An outright gift of the cash investment is acceptable if the donor is- the borrower’s relative- the borrower’s employer or labor union- a close friend with a clearly defined and documented interest in the borrower- a charitable organization- a governmental agency or public entity that has a program providing home ownership assistance to low- and moderate-income families, or first-time homebuyers.”

That test is supported by the california weatherization assistance program.Thanks for the suggestions!

I'll do what I can to add value to the investors day by assisting them any way I can.

Here in Oregon Ken Harter ( largest owner of assisted living facilities in the US)..