we got a survey and legal descriptions county didnt even know who owned the land.

LLC structure - one property per 1 LLC that roles up to a Holding Company (I've heard that if you have multiple properites in one geographic area that's probably okay) 4 Holding Company is held in a Living Trust I have no input to your location, but check out the STR Law Guys - I've seen them present at a few conferences and its good content. 

Your description makes it appear that this should be comped with off market purchases and to comp it via mls purchases would be doing the buyer a disservice.I further question if your offer was too high at $255k.Here is an offer, I will wage a lunch at BPCon 2026 in Orlando to first person who accepts the wager that this property will not close at $288k or more within 60 days of today.

We have picked up deals that were sitting on the market that were poorly listed (photos, description, etc.) that with some cosmetic improvements, netted more than what many saw and hence passed on. 

Your description of NYC market and your background, starting investor, know how to "Fight" and are hungry fit those. 

It's outside their typical geographical area where most of the team lives and it is in an area they just don't have as much experience in. 

.• Diversify by Market or Property Type: Swap your current properties for investments in different geographic markets or asset classes (e.g., from single-family homes to apartment complexes, self-storage, or triple-net lease retail properties) to spread out risk and tap into new growth opportunities.• Consolidate Properties: If you have several single-family rentals, you could exchange multiple of them into a single, higher-value asset.

Give the listing descriptions there a read—sellers who are open to doing seller financing may sometimes say so in the listing.But even if there’s nothing said about seller financing, it never hurts to ask.

I might be wrong with my description of a typical syndicate investor.Say $50,000 investment, technical background, high paying, busy with their careers, understand process, but think it only applies to their field, can see W2 income getting highly taxed, reached 35 or 40 and realized they are actually hourly employees( engineer, doctor, lawyer, dentist, etc if they don’t work they don’t get paid).  

In Puerto Vallarta, there are geographical restrictions to building in the form of mountains and permits are much harder to get.As a result, the market in Puerto Vallarta is still doing well and consolidating after a big increase during Covid while Tulum has crashed post-Covid.