When it's been a while since I've gotten a good deal, I find myself trying to look at any deal that comes across my desk with rose colored glasses instead of being as critical of them as I should. 

If you really want the property and don't mind a small gamble put down an amount of earnest money that you will not be upset to lose and that if you were in the seller's shoes would make you feel OK about taking the property off the market for 60 days and make it non-refundable to be conveyed to Seller upon offer acceptance. 

There is no magic bullet or one size shoe fits all.

Investing in Punta Cana might be right for the right kind of buyers (like maybe lifestyle buyers interested in getting a little bit of extra income) but they should make sure they know what they're getting into and don't look at the opportunity with rose-tinted glasses.

How would you begin if you were in my shoes?

Over 80% of initial purchases use financing (and this is significantly lower than before the rates rose; it was approaching 90% a couple of years ago).  

Recovering addicts will listen to someone who has been in their shoes and is knowledgeable.

If I'm in your shoes, I would consider chatting with a couple of lenders to start off with mainly because your lack of income history would restrict you in terms of the financing you'd qualify for. 

This is not an easy market for investors or agents so you are not alone.I was in your same shoes 4 years ago, new agent and wanted to learn how to invest for myself.

Maybe you can say I got lucky it rose as much as it has and I would respond that we are talking degrees and even with my expected appreciation, I would have done great.