Mother came by and had her key and was driving her car.

The mother, who lives out of state, owns the house free and clear.

The lady is old and the house belonged to her mother who is now deceased and since the mother didn't have a will, the house was left to the kids.

I'm sure that, as @Bruno Demarco Quiroz mentioned, you'll be the first to agree that getting a double-digit return today or in the future will likely be the exception rather than the rule, at least until the municipality stops giving building permits to anyone and their mother like and decide to reign in supply like they've done in other parts of Mexico like Cabo for example.Not long ago, I met with a real estate agent on the ground who mentioned that, given the changing market, Tulum had become a lifestyle market rather than an investment market.

Just remember what your mother always told when you were growing up:  "my house, my rules."

so he has me send it to his mother's email account) the letter listing the options, I have sent the same email to his phone, I have sent the same letter to him via two certified mail with return receipt letters one to his home address and one to his mother's home address where he says he is is house sitting for her.

My second property of June of this year was a combination of my mother-in-law providing me a loan for rehab costs and downpayment and the owner holding papers thanks to the book "Investing in Real Estate with No (and low) Money Down".I've never gone this specific route before of looking for private lending outside of immediate people I know but I'm realizing the impact this can have on my future in this business.

Added a 2 bed 1 bath mother in law above the garage.

Do your "numbers" factor your trailer trash single mother of 5 abandoning your property in the middle of the night leaving you with unpaid rent, 2 stuffed up over-flowing toilets because she tried to flush a dozen diapers down them, and her unemployment boyfriend who is now your squatter?

I can attest to that because my brother owned a condo and my Mother was the tenant.