In my experience with distressed properties its nearly impossible to learn this without skin in the game and getting your hands dirty.

I find investors often want the agent to find off-market properties and to go the extra mile without any skin in the game from the investor-buyer. 

You will be hard pressed to find an investor (who you do not already personally know) who is willing to be your 100% financial backer when you don't have any experience or skin in the game.

I also appreciate that you've done your homework and are aware of the regulatory difficulties around living in a tiny-home.

@Juan CamposThe difficulty most people have with doing a 203k is primarily caused by working with partners that are not at the top of their profession. 

I never expect that a tenant will change a filter and a super high percent of people on this planet are not qualified to change an air filter with the exception of when a furnace has an EZ Filter Box where the tenant only has to open a door similar to an oven door and slide out and in a new fillter like a cookie sheet.I am a heating contractor and even I have difficulty getting access to filters.

I love the smokies specifically because of the long history with short term rentals (no new regulations popping up suddenly), low taxes, and obviously high year round demand.What I don't understand is the complaints I hear of rising prices and having difficulty reaching the benchmark 20% CoC return.

You can explain to them the difficulty a 6 month lease puts you in, therefore, a premium is typical.

I am currently working on a project remoding a kitchen and I’m having difficulty finding someone who is investor friendly making countertops?

You can use the cash proceeds to buy anything you want, but getting a bank to lend to you when you aren't putting any skin in the game is much much tougher.We used our heloc to buy and rehab a propety "cash" and then refinanced at the end of it.