For me, it's about practicing Cooperative Group Economics: It's not about me maximizing my profit, by rather about me maximizing the benefit to my community.

@Toby FellowsYou are correct, you need to ‘hang’ your license under a broker in order to practice real estate, and most brokerages require you to become a member of the National Association of Realtors as well.While you are preparing and taking your courses, contact several brokers and interview them to find out who might be a good fit.

I have not reviewed BAM's fees but it's likely based on their representation of UNDER 10% "skin in the game" that most of their "investment" is taken from fees deducted from the money gamblers place with them and counted as equity in the deal; this is a common practice in the syndication industry. 

Rates in this range are also typically higher, making it tough to achieve viable cash flow.A more practical and attainable option would be 20-25% down.

Next step will be to start analyzing deals for practice and asking others for feedback on my analysis.

From talking to locals, there's a couple of issues than need to be addressed, some are the non-ecological practices that some of those developers have, unfortunately, our government profits from this investors and allows them to destroy manglers (which are the natural water purifying system of that area) dismantling hectares of mangroves and degraded the habitat of resident and migratory species burying animals alive.There's proof of fecal material floating beneath the city of Tulum, only 20% of the water is sent to the water treatment plant, there's no infrastructure for the exponential growth.The landfills in the middle of the jungle that is leaking hazardous pollutants into the freshwater system and that something that developers won't tell you.I love my country and it would be a disaster for everybody if this place ends up like some other great beaches around the world, that are completely ruined by greedy investors not following the rules.There's no urban or comprehensive master plan, and one of the risks is that Tulum will be like Playa del Carmen is today, overgrown and with environmental devastation.I will advise doing a lot of research before getting something in Tulum, different country, different rules, and practices.

If you put any information on social media you are practicing real estate without a license.

The sellers have not been responsive when asked to provide that information, which is why I was wondering if it's a typical practice prior to submitting an offer. 

Anyone have practical experience with this that we can discuss further?

You have to practice and find smart ways to move around PPC/PPL is definitely something I’m keeping on my radar, it’s great to hear that it's working for you and bringing in motivated sellers.