Likely in partnership you will likely have to fork up more of your equity to mitigate the investors risk..Good luck..

I believe that multiple streams of cash flow mitigate risk and increase potential.

Video doorbell mitigates this problem but that adds to amount to automation needed.I am sure there are places smart-lock makes sense ex: city apartments and STR.

Also can be a bureaucratic mess to get approval but this can be mitigated by working with a bank who is VERY experienced in doing these loans. 

Also are there ways or steps you can take to mitigate the downsides of high crime areas?

We mitigated slow Internet signal for tenants in two ways.  1) Hard wiring ethernet cable direct to computer from modem/router won huge improvement and 2) going on advice from ISP tech guy we purchased Netgear "NightHawk" wireless modem/router which boosted our signal above the background signals.  

I am looking to mitigate capital gains and depreciation recapture on an upcoming sale of a commercial building I own. 

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Understand you can not eliminate all risk, only mitigate it.

If you can concretely state what risk you are trying to mitigate, I think the if, when, where, and how of diversification becomes self-evident?

Wetland Mitigation Bank.