I often say, "the changes are not over yet, only the beginning of the last change is over and the working on the next change has already begun...because they just never seem to end.So why all the changes and why are HML lenders seemingly becoming more difficult to work with.  

The marina project you are talking about is actually in Yucalpetan just west of Progreso but I would not buy or invest there as its full of pueblos and reeks of flamingo poop pretty much year round, but like you say, people get sold a nice story so I don't doubt it will sell out as it's the first large development of its kind in the general area.As you've mentioned, foreigners are getting priced out of most coastal territories and especially in the last year, expats have begun gobbling up property to the west of Progreso where the 1 acre land parcel in question is located.

Fortunately, the market had just begun its meteoric rise, and we kept careful watch that our borrower always had equity in the deal. 

Then, at the escrow lawyers' office (four hours late), the seller informed the lawyer that they hadn't even begun to move and had nowhere yet to move to, so needed a 30-day Post-Close Occupancy Agreement.

If a wholesaler brings you a deal, you have to take their numbers as ballpark estimates and do your own DD.Is the honeymoon over before it's begun? 

While saving cash for a down payment and other costs, I've begun to dive into podcasts, books, etc to try and get the ball rolling.My dilemma is that my W2 job involves a lot of moving and uncertainty of my location year to year, or even splitting parts of the year in different areas.

Something that I haven't seen in a very long time and sure enough... those move-in incentives of low deposits and 1-2 months in free rent with leases have begun. 

It also looks like widespread vaccine distribution, the reopening of our economy, and rising inflation expectations have all begun to show up in interest rates (with February alone posting a 50 basis point increase in 30-year fixed mortgage rates).

I have begun to contact contractors to get an idea of what i can build with with set amount of money.

I've begun installing chargers at my properties, costs about $1k.