I won't skimp on certain comfort items like the beds, coffee maker, etc.

You have to have the flooring in the house for at least a few days to aclimate to the indoor temperature and humidity.Good luck!

We have a lot of crazy people in the World that have power and make really bad decisions that can and will effect us investors from getting loans.Please make sure you have a clause in the agreement to extend the loan, maybe at a limited rate hike, like 1 or 2 points for another 5 years.Insurance is the one area that get investors in trouble, you must be sure you understand this process, I coach insurance agents on how they write a policy for a Sub 2 often because this can be very foreign to them. 

That will be the decision maker.

This house is a real money maker, normally, and I keep hoping to have a miracle revival of the good old rental days!

. $20k-$30k sounds a bit high for a 2 bed, but every scenario is different, if you have very high value amenities (movie theatre, amazing views, indoor pool, etc.) you may be able to hit those numbers, but you would really have to stick out as one of the best listings in the area.If you can get up to the $700k-$800k range in the Smokies you should be able to find a nice 3 or 4 bed, maybe even with a view.

Just have a clause that prohibits all of it indoors.

My wife is a home maker (ie stay at home mom) thus she has time freedom to run the day to day biz.

It may be the tenant can't make rent without the help of others. 

It may be more expensive then the ice maker but if the repair man said the model is problematic this $250 ice maker issue could turn into another $300 broken part a few months down the line.