yes i know returns in other parts of country as well as with anything did lots of research. The ones we do simple and easy to renovate and maintain. No overheads and original investment back in 12 to 13 years
My wife work is based bangkok so we bought condo, but we bought places in samat sakorn just next province (where we have house) and we get an 8 % return. But having condo for us just saving money on rent in 8 years would have paid close to a million baht
visa exenpt which you get on arrival is 60 days (depending upon your nationality) this can be extended at any immigration office there are plenty all over Thailand