I would say your best bets is a gym as a tenant amenity or a community room that tenants can rent for family functions, parties, etc. 

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

Almost like trying to bet on the next Amazon.

Friend of a friend with a portfolio of 30+ homes was contacted by them to basically sell his portfolio to them in exchange for shares. that would be a HUGE non starter for me..

@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

@Matthew Brown If you don't mind diversifying your real estate portfolio there is a way to take advantage of both financing options and all of the benefits of the 1031 exchange.There is something known as a diversification exchange that allows you to sell your relinquished property and purchase multiple replacement properties.

I would highly recommend you sell and do a 1031 exchange into something that will produce income, like a rental property.

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.

He was overwhelmed at first with all the "insider" stuff: the 1031 exchanges, cash-on-cash returns, and figuring out what an ideal cap rate is, especially in a hot market like Dallas.

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.