I have not lived in the property two years and feel that any profit I may make on a sale would get chewed up by closing costs and capital gains. 

Start with one close to home where you can learn and build a team.

I expressed my discontent with how they are managing the property and I was informed that my contract required me to pay for 1 year of PM fees to terminate (I should have read my contract more closely when I signed it at the beginning of March 2020)....

But keep in mind, the top of their list is going to be people that they’ve worked with in the past and probably closed deals with.

But coming close to break even, especially when using Interest only debt(HELOC), I'd say probably not a good idea.  

If you go over budget, you'll be forced to bring liquidity you may not have to the refi closing table.

The only thing I would advise is to keep a close eye on the HOA fees, as that's where the cash flow can get squeezed.

Months later, Tenant is now claiming close to 10K.

There's actually a huge oversupply of properties in Tulum and none of my friends who own property there make anything close to that!

OpportunitiesAffordability: Compared to many West Coast markets, Albuquerque properties often come at a more affordable price point, making it possible for investors to get started without a massive initial capital.Rental Demand: Due to the presence of UNM and other educational institutions, there's a consistent demand for rental properties, especially those close to campuses.Cultural Appeal: With its rich Native American and Hispanic heritage, Albuquerque offers cultural festivals, markets, and historical sites.