Apologies, I'm just starting with real estate, however if they're offering a guarantee, isn't that a good thing?

Even if you had NO idea what a Lamborghini Huracán was worth ...... what would be your IMMEDIATE response if I offered one to you at half-price?

There is nothing wrong with FHA, but most real estate pros would agree that if you are trying to get a seller to accept an offer when there are other competing offers, a conventional loan offer is going to usually be more favorable than an FHA offer at the same price.   

Is there an option or strategy I'm missing for the first leg of this?

I know it wasn't on your list, but Pittsburgh, PA is also a great location to invest as it has very affordable options.

Hi Riyanka.While I reserve my top shelf contractor info for my clients, I'm happy to provide 3 hard money options. 1 warning- it's normal for most hard money lenders to quote a higher LTV upfront and then drop it, later, increasing your required cash in the 11th hour- so I recommend you pursue 2 at the same time.Ken Ketter, at the bottom, is the most LTV-stable hard money lender I've worked with in several years, but typically their loan money is dispersed/out- you may get lucky and they may have funds available.https://capitalfund1.com/https://www.hardmoneylendersarizona.com/Ken Ketter 928.853.5339If I can help with consulting in other ways, just holler. 

I am told that it is more expensive for sellers to accept VA offers because of Termite inspections and repairs and many other costs.

As a real estate agent in Arizona, I want to be able to provide potential homeowners with multiple options for cash offers on their house.

Typically owners want an offer before showing but see if you can view.

They might be willing to walk properties with you and provide estimates before you put in your offer (sometimes for a fee).