We rent to no more than 6 and avoid purchasing large houses for that reason - stay away from under 25 crowd, drinking produces damage, liability risk and trouble with neighbors.

I "house hacked" SFRs ... the first when I was single I rented out extra rooms ... after that my wife and I didn't rent any rooms while living there, but we fixed it up ASAP while living in it then turned it into a pure rental when we moved to the next fixer.

@Matt Honeyford,You can lead a horse to water, but you can't make it drink... same thing for your friend!    

Find 2-3 local REIA in your area, just pure networking and education.

Only cost is buying a drink and/or food & tipping the waitress.  

If your investors want to be purely passive, and be taxed at passive income tax rates, then you must to a syndication, which means that you are offering them a security.  

From a pure numbers perspective, this deal doesn't work.But I am a fan of house hacking, my wife and I have done it several times. 

Have you considered installing a Drinking Water\ice machine on the property?  

The line is very clear with pure multifamily, but sometimes you might have a building that has 3 big residential units that are 1000 SF each and then 600 SF of storefront divided into two tiny little storefronts.

Hey JasonI know you don't want to fasten it directly to the roof but for the safety of your tenants (especially if they're drinking) I think that is going to be your only option.