We use private investors and offer them 20% APR, with 10% return guaranteed, paid as a balloon. 

How would you have preferred Sunrise to have developed at relationship with the residents?

Should I play harder and get into land development?  

Where are getting that consumers pay three times as much in commissions as other developed countries?

Michael,   A good book to purchase is "Professional Real Estate Development: The ULI guide to Business.   

Whether you’re managing properties, operating STRs or long-term rentals (LTRs), or just have an opinion on the state of the market, I’m eager to hear your thoughts and any new developments you’ve noticed.Here are a few things I’ve observed:Increased Supply of RentalsI’ve lived in Gainesville for a while now, and I remember a time when it was tough to find a rental.

Sales is a time-intensive venture, and it takes years to develop a pipeline of clients.

If you don't have the funds yourself, you need to develop a solid relationship with those that do.

A good property manager can help with tenant screening, enforce lease terms, and handle evictions more efficiently if it comes to that.Require a Larger Security Deposit: Within the bounds of local regulations, a larger deposit can provide a cushion in case of damage or unpaid rent.Consider Rent Guarantee Insurance: Some companies offer insurance products that can cover lost rent in case of tenant default.

You'll want to enlist a CPA on this to assist you- Repeating the above for Cancun, since it's a vacation destination already, I'd almost guarantee you that you cannot write it off 100%In regards to travel, it's also important to remember that even if everything is used 100% for business, the IRS classifies business expenses being valid if they're "ordinary and necessary".