I'm thinking about starting at 870k with 10% down and an interest rate of 5% with a 20 year term.

At current rates probably 30% down to get to a 1.2 DSCR.As an OOS investor, you have a huge disadvantage compared to local investors and you are cost burdened by paying a PM.

The cookie-cutter projects in Tulum have had lower occupancy rates due to various factors.

I have the highest success rate at getting my client's issue resolved over the phone whenever I call them.

Down the line if you start to have too many properties to self manage, increased rents/lower interest rates may allow you more room to do so.

I was thinking of doing rental properties near college towns as I think the income would be steady and minimal risk.What sort of capital is needed to get multifamily properties in B rated areas?

According to BiggerPockets, they rated Fayetteville as one of the top 10 cashflow markets.

As far as what I do, I am a funding specialist and work closely with real estate investors to raise capital tax-free by using a specially designed holding account that grows your money between 5%-10% of interest and when it is time for you to pull the trigger on the next property purchase, you will enjoy a much lower lending rate of 3.5% - 4.5% on time for their next property.I've been doing this for 9 years and have worked closely with real estate investors for the last 4 and a half.About my future goals, I am interested in partnerships with other investors within the local area (Bay Area).

Pete that is currently rented out to long term tenants paying below market rental rates.

This doesn't mean you're stuck to conventional/ FHA, although those will give you the best terms (lowest down and best rates). there are NonQM options you could look into as well.