There's actually a huge oversupply of properties in Tulum and none of my friends who own property there make anything close to that!

I have had a long term interest in purchasing an investment property and I'm looking to be smarter about this.

Look for distressed properties or FSBO signs.

Max of three rental properties.

If the property is vacant, you will attract a larger pool of buyers as not everyone looking for a house wants to use it as a rental.

Is the process the same as buying property in Canada?

If the property is vacant, you will attract a larger pool of buyers as not everyone looking for a house wants to use it as a rental. 

Going to property tours inspired me to obtain my real estate license in the state of Georgia; and look further into property investing and helping others achieve their real estate goals.

Focus on absentee owners and start with the ones who live the farthest away and only own one property in the area since they have the least use for the property.You can also drive for dollars, looking for anomalies of disrepair and then look them up in the tax records and use a site like Spokeo to do cheap skip tracing.

Are you quoting net cash flow - after taxes, insurance, maintenance/repairs, property management if needed?