The 203k lender controls the process, calls the shots, and manages the paperwork, funds the loan, selects the 203k Consultant, etc.Contractor - any licensed, bonded, insured contractor is allowed to do the work, but that doesn't mean they know the different versions of the 203k , familiar with the unique 203k paperwork, processes, timelines, compensation structure, nuances, etc.

I agree with @Ryan Bond 's recommendation above. 

Yes, in short I am looking for a mentor to help me cut my teeth.

As easy as this sounds, it's not simple and usually like pulling teeth.

One way to attract a good qualified tenant is by offering a surety bond type of program.

Stipulation was you have to have a paid back with a certain period of time at a (current bond fund rate?) 

There are some special rules that apply to these accounts, but they are otherwise treated the same as any other IRS or 401(k) that invests in common investments like: stocks, bonds and mutual funds. 

My end goal is to have about 25-40% in the stock market/bonds/etfs/etc. and the rest in real estate.

I know part of it is having your own entity, Your own E.O insurance being bonded for x amount of dollars.

Unless you're getting into pretty specific areas, or using unique tools like bond-for-deeds, it's the same game.