I think from all my years around these investments where most investors get in trouble is they simply do not realize that once they made the investment they no longer have any control. 

These risks include, but are not limited to, lack of liquidity, limited transferability, conflicts of interest and real estate fluctuations based upon a number of factors, which may include changes in interest rates, laws, operating expenses, insurance costs and tenant turnover.Investors should also understand all fees associated with a particular investment and how those fees could affect the overall performance of the investment.

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

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. 

The only exceptions I can think of are a lack of experience frustrating your financing process or where the GC has such a well established brand that a buyer will pay a premium for a home built or renovated by that particular contractor.

The two things that are required which are really hard for most investors--patience and accessible funds.Usually,  they lack the latter because of the former. 

We do have a house we rent in the area and simply love it.

It is simply far too tenant friendly. 

To prove payments you could simply show your latest statement to the lender denying you hundreds of thousands of dollars.

Lack of care could end up being a much bigger issue.