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.

I like to invest out of state, but i'm also less than an hour from 3 states.

We actually have the option to STR on a few of our properties and decline to do so because we make more money than an LTR on our medium-term rental with a lot less work than an STR.The pros to medium-term rentals: high occupancy rate, no local regulation issues if you are 30+ days, elevated rents, more and more people are staying longer, often the midterm rental tenant pool is professional. 

I know they take a longer look at projects like this in the valley and I have noticed they tend to accept more projects sometimes but depending on experience you may be asked to bring more money in than an experienced developer and likely to have a higher interest rate.

We have exhausted the use of an agricultural exemption under MCA.

I've read somewhere that with new tax changes, LP may be better than an S-Corp. 

If I get exhausted from that, I'll pivot.

That will protect you much more than an insurance policy or an LLC.

I am more of an investor than an agent, I also wholesale in AL & FL.If you are looking for deals in Dothan, surrounding areas or even the greater Alabama let's connect!

They don't tell you how exhausting it is.