What I'm seeing in the industry as a cautionary tale for you is that simply the reputation of the company is not going to necessarily carry the day.  

I see some of the states that are still stuck in the 1800s using title abstractors taking a week two weeks.. the folks that are local simply dont know any better as its just SOP for them.

Simply making more calls doesn't guarantee money. 

With broad, high-level criteria, you may be able to easily cross of a number of neighborhoods where the numbers simply do not make sense (assuming you already have your buy box nailed down).

I’ve worked with investors looking to hold land for similar goals; either to build their dream home or simply take advantage of appreciation.

And your simply charging points and keeping the points and then a service fee. ( interest rate delta). 

Simply be a calm stand off landlord who is expecting his tenants to honor the lease - Not you accommodate their personal situation.

There are so many gurus online pushing 0 down loans, and it simply does not exist if you have no experience, assets, or reserves.

Gatlinburg and Pigeon Forge are both extremely strong right now , with most people overpaying in the years that you mentioned and simply not KNOWING OR CARING  how to properly run a top notch Air BNB. 

Sometimes the best way to find the right type of mentor is simply growing your network and going about your business.