This is the investment thesis in my area, it is becoming a bit saturated, but if you can rent just below the new build/corporates, and maybe accept tenants that are a bit outside of the corporate approved model, you can keep your place rented. 

They did, in fact, provide a money-back guarantee if it did not outperform the market in a one-mile radius, which in my case is a really well-performing area that is borderline saturated.

Is the market saturated?

I guess my main concern with the Tulum area is it seems there are soooo many new developments going in (an agent told me 151 new developments over the next 4 or 5 years), I think the competition for vacation rentals will end up like Playa del Carmen (saturated and cut-throat with competition).

The market is saturated with STR's further from the beach and attractions, so my advice is to be picky about your location and underwrite the numbers carefully to make sure the investment will be profitable. 

Texas is great but has become tough over the past couple of years due to market saturation.

STR would be another option, but a lot of markets are saturated, so you must do your research.

Some investors make it work by targeting less saturated areas nearby, but a lot of folks find more affordable markets out of state, which can make this strategy more feasible.Capital needs can vary quite a bit depending on factors like partnering, financing options, and property types.

Milton and Farmington can be excellent choices, too, often with more budget-friendly options and the chance to add value in less saturated areas, might have better cash flow luck here.For lenders and agents, I'd recommend networking with those who have experience specifically in the NH Seacoast markets since these towns can vary in terms of tenant demographics and rental demands.

They don’t effectively target motivated sellers.In fact, the market is saturated with these outdated and inefficient approaches.