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

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

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

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.

Thoughts on locking rates versus rolling the dice (ARMs have been good to me for the last few years)?

As someone who has always felt at odds with the traditional life script, I've realized real estate was the perfect avenue to utilize my unique skill set to build wealth for myself and my team, while simultaneously improving communities along the way.Currently I’m focused on more active investing strategies—primarily wholesaling and rehabbing—as a way to build up a base of capital to reinvest in the growth of my business.

Average Sale Price for a single family home was way up, at 18.6%, in January 2016 when it was $263,728, versus $222,350 in January 2015.  

One thing to add, make sure when you are looking at your cash flow you set aside some for reserves for the inevitable capital improvements that will be required.  

So in those cases I ask for the full 3% to me and see what happens regardless of what the listing broker agreed to.Often the sellers will pay my fee to get the buyers.Some commercial developers the listing brokers take a smaller fee but the developer is constantly giving them property after property to sell versus a one off transaction.So if you are given 50 million to sell in a year for your side from one client where you make 2% and then give that or more to the buyer broker it looks different than getting 3% of one 3 million deal.