Because you are real estate focused most wealth managers would not be interested in you as a client unless you had substantial AUM they could manage.  

Are you looking for a property thats going to appreciate in value substantially?

I could be wrong, I honestly think this is such a systemic change that it’s hard to predict the ripples, but I find it extraordinary hard to believe this doesn’t lead to a substantial reduction in commissions, I’m literally taking with a client in an hour, I like the guy, I suspect he may be a repeat customer and I’m not gonna take any chance I lose him over a few dollars, so I’ll negotiate with him, I suspect other agents will take the same approach, especially given the real risk buyers just walk and go unrepresented, whether that’s a good idea or not l, it will happen.

And for sure even though I work with them in a fairly substantial manner is not just a blanket endorsement that some one should take and not do their own research as you pointed out .

Once you have a substantial sample size, itemize them on a Google sheet form and compare the Price, Price per square foot, Lot size, price per bedroom, etc.

HOA's take a substantial amount of control away from the owner and the monthly dues will always have a negative impact on your cash-flow.

Investing in real estate is a significant commitment that  can yield substantial returns.

The main block I have with multi family (which is the route I had intentionally intended on going ) is that because I already own a single family, I would need to come up with a substantial down payment and multi families around my area are 800k +.

Besides, prices have already increased substantially there.As to Selva Norte Tulum, I haven't heard anything about the company behind the development.

Hey there, I love your predicament because I am currently facing a similar situation, but I will offer my thought and what is motivating my decision. hopefully this could be helpful.we bought during the pandemic and locked in 2.25% rate. last thing I want to do is mess this rate. now with appreciation of almost $200,000 I am wondering what to do especially having created a new llc to focus on STR, flips,BRRRR and home maintenance. in taking this decision I believe you should consider location, which I think from your writeup suggest it's a strong area in terms of appreciation. next question is what market are you looking to invest in STR?