Hi Carlos, my husband and I own 3 airbnbs in Ft Lauderdale and we are a boutique, tailored manage company as well.

I believe this is partly because there are several large all-inclusive chain resorts in Playa featuring properties with 800+ rooms, whereas the hotels in Tulum’s hotel zone are boutique "eco-lodges" with a lower room density.

Add all that noise into the broader pivot AirBnB made to focus on boutique and luxury rentals last year and there's a lot of longtime hosts that simply fell off the search ranks, lost Superhost/Premier status, and are now nearly invisible on AirBnB in particular. 

It offers a mix of residential properties, restaurants, bars, and boutique shops.

If a property manager only has a handful of clients, for example, it could be an indication that they’re not experienced enough to deliver boutique-level service and respond to issues promptly.2.

But if you want it primarily with cash flow as your number one goal then it's probably not a good idea both because the homes are more expensive there (and while they'll rent for a little bit more, not enough to make up for the higher acquisition price) and because your guests don't get access to the resort amenities unless you use their preferred PM (bad idea, your best returns will come from either self managing or finding a smaller boutique PM that takes a smaller cut).Outside of that, there are a bunch of neighborhoods that are basically the same. 

There's nothing wrong with it, but you need to be aware.I'm part of a very small boutique brokerage, so from the outside I think you could be fine with either but you really need to get the mentorship (even real estate coaches like Tom Ferry, Brian Buffini, etc. are a very good use of your money).Just be prepared to work hard and not make a first sale until at least 6 months to a year out.

The property does make the 10% rule where you want 10% rents/purchase price, at about 10.8-12.3% The town of Duck seems to be a more favorable location then most other towns in NC, more boutique stores and restaurants, not like the tourist franchise areas of KDH and NH, nor the deserted windswept dunes of Corolla or Rodanthe/Buxton in the south. 

Both Fix-and-flips and rentals are highly competitive, especially with the hedge funds and boutique firms bidding up prices. 

Happy to give it a glance if you like - we're a boutique RE CPA firm in NorCal.