my partner and i are looking to perchase our first joint venture we are trying to find a duplex under market value.

I am doing this purely to improve the look of the house.  

You might want to learn advance creative negotiation methods.I don't care where you go in the US, there are deals to be made if you know how to negotiate them.Maybe some ideas on creative methods will help you find what you are looking for.Try, Hybrid offers, delayed settlement, principal mortgages, vertical break ups, take backs, study periods, subject to public auctions, friendly joint ventures.Control and Roll is a great way to sell properties you don't own and to make fantastic profits.Charles

@Mike WoodLot is $12600 - lots are cheaper here since the developer does not have to pay for the infrastructure improvements. out of pocket.

@Brent Spahnwelcome, Come joint our local landlord meetup. here is the link to our schedule you will certainly find local like minded people there.

With that said, they are trying to improve the area.

I would not do individual leases but one joint lease with everyones name on it.

A partner or a Joint Venture is a good idea.  

A local agent he contacted said they would recommend listing at $11kAn improved property in the area recently sold for $95k (1/1, 702 SF):  http://www.zillow.com/homes/for_sale/Costilla-Coun...I'm such a newbie working on investing here in FL and have never worked a deal in raw land, so I have no idea how to steer him in the right direction.  

I am always looking to improve my handout.