Almost like trying to bet on the next Amazon.

I bet no more than 5% of the population is in high fire risk areas.  

My intent was to use the local reputable contractor (think of the guys sponsoring sports).

@Danielle DeCormisKey would be to find a DSCR lender that would allow for a second and then with that loan do you still meet dscr ratioA better bet would be to bring in an equity partner

My wife and I run collegiately and can potentially get schooling and living expenses (such as housing) paid for with a sports scholarship.

I bet you don't have any friends who want to do this at your age so when you tell people about your dreams they say it's crazy.

That happens in a couple ways- but your best bet is to find an investor friendly agent that will let you tap in to their network.

I bet that you have a few keywords set up, and regularly chime in when your market and/or specific strategies pop up.

Your best bet is to establish a website and do SEO for that market.

Now he uses property managers and I would bet dollars to donuts those professionals aren't offering cash for keys.I have 15 years experience managing 400 rentals and I have never offered cash for keys.