I do not know the market very well in Gatlinburg, but from a pure investment perspective (assuming revenue is gross) is abysmal. 

The interest paid is purely a function of the balance, interest rate, and compounding period.

Instead, you must invest in a purely passive way, such as a syndication.Second, real estate is a tax-favored asset and investing in a tax-favored asset through a tax-deferred vehicle is a bad idea. 

There are more factors than just pure cashflow and it seems like you are in a good position to be successful.  

Basically, from what I've seen (and this is purely anecdotal), they're not really going to go out past one, maybe two miles, unless there simply is no truly comparable property.

Also, they are purely a capital investor then they won't want to do the work and merely want to have faith in their ROI

At this stage I do not know if responsibility for necessary termite infestation treatment is determined purely by the articles of association and other incorporation documents of the HOA or are the HOA directors in direct breach of any Broward County, Florida State or Federal laws in not doing anything about the ( apparently widespread ) termite problem in the community ?

Fixed income, like lending, is not purely about yield from interest charged.

From a pure investment standpoint, I hate the party pooper but I fear that, if you want to do property development in Tulum, you are too late to the party.

not sure what your comparing it to though.but take Tyler for instance.. he plunked down some amount of cash I would suspect and pure guess in the 40k range for this property.. he could alternatively gone to Richmond CA and bought small bungalow or duplex for 200 to 225k and put 40k down and would cash flow neutral.. but his tenant would be paying down his mortgage note...