The property is currently zoned R-5 but sits right on the urban growth boundary of the city which means as soon as the boundary moves the property would be sub-dividable.

I almost never look at urban places.

Look in both states and you'll find cheap rural areas, but most urban/suburban areas around hospitals and universities will be around the same price.Check out the Midwest, which has been overlooked by many.As @Shawn McCormick points out, you need to be careful of getting taken advantage of with OOS investing. 

I have seen the urban development plan of the "new Tulum" and there are definitely big plans for the city and municipality. 

You need to be able to turn a profit, the property typically has to be in an urban or suburban setting, you need skin in the game (down payment) & in most cases decent credit.

I can't be the only person that sees how insane and destructive to society that is.My advice?

In today's lawsuit-trigger-happy society, asset protection is actually a small price to pay as opposed to having my company dissolved or ripped out from under neath me.  

And the rents obtained are surprising decent (not talking about in urban areas - namely run-of-the mill suburbia, etc).  

It highlights the importance of mindful investing strategies that consider the broader impact on society and the environment.

(The society nowadays isn't as filled with opportunities as it used to be, so I consider myself lucky for having seized them—investing successfully.)