I want to use her equity as a gift for the down payment to avoid capital gain taxes.

I am currently living in this flip to avoid capital gains and I'm looking for my next property to rent or sell.

To be 100% hands-off, while enjoying the passive income that hits their bank account every month."

I think if you really want to gain exposure, start with lending or title work.

I believe that real estate investing, whether that be passive or active investing and the financial freedom it brings.

I spent 20K for a mentorship that hasnt given me a fraction of what i am gaining from being in the gator community.

MTRs are great, and there is a lot of opportunity with the different medical facilities in the area, as well as the influx of military and the gaining popularity of MTRs among the general public, not just traveling nurses.

What would I have to gain from that?

You can't compete against the all-inclusives unless you offer complimentary food and booze or you're cheap, as you seem to be confirming.This being said:1) Properties in Mexico/Cancun trade in USD so you have no foreign exchange risk in Mexico while properties in Colombia are traded in COP, the Colombian peso, which has been tanking over the years, eliminating any hope for capital gains for American investors.2) You can get a mortgage in Mexico but you can't in Colombia so even with lower revenue, Cancun would likely still be more profitable, even if you don't take capital gains into account.3) The political risk is much higher in Colombia, especially at this present time.Is Cartagena a bad investment?

Because you have to keep the same taxpayer as owner from the relinquished property to the replacement property I'd worry that the legal protection you'd want for a development TIC won't be there.DSTs have high fee but probably are the best path forward for someone who wants to be fully passive and avoid legal risk.