The BRRRR strategy was great a couple of years ago, but it's much harder to do now because of the high interest rates.

So since they’ve been here for about a year, they have 60 days to leave? 

I manage around 400 rentals and probably terminate a couple dozen every year for lease violations.

Quote from @Collin Hays: From a macro standpoint, cash flow is difficult when servicing debt, at least in the early years. 

I have been a realtor for +8 years helping out-of-state investors buy and sell here successfully too.

I am selling some land and some tiny houses i built this year but you know how that can be.

Oh....you can also pay off the mortgage even faster with your ample income or soon to be ample income.  3-5 year payoff time is definitely possible. 

He's lived in Japan a few years as well (Fukuoka, I believe).

I wouldn't bother investing outside of the big city centers, nor buying anything younger than 30 years old. 

The Banderas Bay area (from PV to Punta Mita) has lots of potential with the economic growth and the tourism industry expanding north towards San Blas with over 30% appreciation in the past 3 years.