I am a general contractor to and the deal comes with a plot of land beside it that I can build a fourplex on but I would like to at least break even on the duplex.

I just graduated from school and landed my dream job.

A lot of the notes are going to be on bare land though..

More people wanted to live there, AND there is limited land available if you want to live within 10 minute walk to the beach, or 20 minute drive to Rodeo Drive, or whatever it is you want to do.  

Banner Health, the largest hospital system in Arizona, just bought land in Laveen to build a hospital plus a retail developer is building a new shopping center/outdoor mall.

That doesn't include the land cost. 

Or is that too costly to the point where it is best to only buy unimproved land?

Free: Wave Accounting, Just P&L and BS  

Borrowers many times especially if they are newer actually have no clue as to how bad it can be with these investor friendly lenders if you have a water landing..

And a lot of start-up companies are migrating to this city as well, because of the efficient costs of living, the OSU campus that has thousands of students graduating and looking for jobs locally, and the availability of land.