We also find that most flippers are working with contractors who are not quite large enough to get deals from distributors.

@Nicholas A. your shotgun approach has a high probability of getting the exact quality you put into it.95%+ of real estate agent, many of them posting they are "investor-friendly", only know how to deal with owner-occupied transactions. 

How did you find this deal and how did you negotiate it?

What made you interested in investing in this type of deal?

I personally invest my gains in more deals and pull cash out as needed.

We ended up passing on the deal. 

I've decided that finding "deals" in Arizona is unnecessary as there are other markets that one need not search high and low to find something that can produce a decent cash-on-cash return.

Instant equity just seems to save everyone in the deal.

Since you know what you need to buy it at and an average rehab cost, I would say $50-70k for a cosmetic flip, set the ARV based on the sample you choose and doing comps and ask them if they would invest in a deal similar to this. 

There may also be incrementally better probability of deals, as investors who are dependent on rates coming down may find their hopes disappointed.