@George ********

if you go down the agent route, where they somehow qualify you, you are stuck in that loop.

You will be at the mercy of said agency and the process they work in perpetually.

For some that is okay and the cost is acceptable.

Personally I think it's a bit of a mine field.

Short answer still yes, as your departure is before July 1st.

Airlines will enforce entry requirements up till the date of the change.

You will be in transit when the rule changes, once it is ratified.

@Terary *********

there is a huge inventory of condos and houses for sale (phuket anyway).

Easy to buy but you could be years to sell worst case.

Our condo sat empty for 2 years before we bought it, and we paid half what the previous owner did.

Purchasing a home or condo has pitfalls.

We bought our condo and renovated it to our standards.

Purchasing thai company has its risks but there are ways to have control over it.

Farang cannot own the land out right, BUT you can own the home on the land

Thai law does not allow land severance from the building.

So your Purchasing the land thru Thai company 49% ownership and a Thai partnership of 51% But you are the director.

The home built by you is yours.

Yes this not straight forward and you need a trustworthy lawyer.

A condo can be a much easier route.

REMEMBER buying in Thailand may be easy enough, selling in not as easy.

For many renting is a much safer and cost effective way to go.

Homes and condos are not necessarily a profitable investment here.

Many of our expat acquaintances have been renting for many years.

What I would say, if not said already, apply online for the TR 60 day, if it does not come in time just wing in and get 30 days.

It doesn't matter that you applied or affect entry in anyway.

An extra 30 days will help to allow some breathing room.

The short answer is NO.

the above answer is correct.

@Stephen ******

only partially, for incoming flights only.

Land and sea still applies.

No, no one can, it is what they want though.

@Robert *****

the non o-a is required health insurance not specifically Covid19 insurance.

The non-o does not require health insurance.

Yes you have to have an unlocked phone.