Local banks not going through Fannie/Freddie might be able to even allow you to only put 20% down but the loan terms may not be as good (7 or 10 year arms a lot of times).Most important thing is making your starting capital go as far as possible. 

Can anyone recommend any Arizonapool people that works with flippers and doesn't charge an arm and a leg?

In general, when you ask an appraiser to do an appraisal, I believe you're asking them for an opinion of value, what it would sell for with adequate market exposure, in an arms-length transaction, etc.

FMV is what an appraiser would price it at in an arm's length transaction.

As stock investors we always buy a business at a margin of safety.Same with real estate’s projects.Buying with a margin of safety of 25-45% for a single-family home of its actual value, we understand that we always have room to exit without a lost.Same for lands/lots.

Have you looked into any ARM products for a loan?

What's the best type of mortgage for rentals 30yr fixed, ARM, 15 yr fixed etc...thanks again

I've never had one that didn't.The lender may suspect this flip is not an arms length transaction. 

Also, since IRA investments are supposed to be hands off and arms length, you'll be safest by hiring a property manager to manage your property and external companies to make major renovations. 

You probably wouldn't be able to evict them just because they used a fire pit, particularly if it's not causing any property damage or safety issue.