If a direct lake front property is getting $140 a night, then I think $120 is pretty fair IMHO.

I want my team to have access so they can help with communications, especially for direct bookings.

@Ed O. ...sorry for the delay, but yes regarding the reservation process (if you haven't already solved) - this might not apply in your case or state, but in our case because we were putting in infrastructure (new road) and had over 14 lots, our state law forces us to act like a new subdivision in terms of State Attorney General office registration, which is a real pain, but supposedly is for consumer protection.

It is also a 90-day notice that you need to give directly to the tenant.  

We have a small team that does direct-to-seller cold calling here in Baltimore MD. 

(Pmts to be deposited directly into sellers account monthly, per realtor.)

In 2023, I did 18 transactions(Top 500 of ~15,000 agents), and manage 13 rental properties for other individuals.As an Individual, I also own 5 additional rental properties that I also self manage.The reason I would like REPS is because Ive got about 200k in passive losses(100k just in 2023 as I fully remodeled one of the rentals and partial reno of another) I would like to apply towards our household W2 income(600k) Overall, I feel like I could definitely qualify but I definitely lack detailed time log of all activities.

I can't speak to Tulum directly at all, unfortunately.   

We need two properties to kick this off in the right direction and gain the first two properties as our pilot. 

AraBella, welcome to the community and welcome to a step in the right direction.1.