And the allure tiles in a bathroom im not very confident, because there are many joints.  

Looking for potential joint ventures, fix/flip, Buy/hold.

Just the same as the hamburger joint in town can sell burgers for more than it costs to make them and I still buy them, low-end rentals can be rented out for more than a mortgage would cost the tenant.

Specifically there is a difference between, joint-tenants, and tenants-in-common - either of these could have been the case. 

I live in San Jose, CA so I'd be interested in joint ventures/partnerships.

I'm looking for either find a builder who would joint venture w me or should I just sell the lot?

Hard money loan, joint venture with someone who has the cash, find a local bank that will finance it.

On the flip side, you will have calls where you will genuinely enjoy speaking with the seller, regardless of the RE outcome.

Until i get my first genuine cold call deal .....i'm not doing any "Referral properties" or "Listed" or "Bank involved" ETC .

You'll at least need an assignable purchase and sales agreement and a Joint Venture (JV) agreement if you're partnering with another investor on the deal.