Offers on MLS property by Agent/Investor - Contract Questions

[Joe Fernandez]

Hi, Newbie here, both agent and investor.

I found a few listings on the MLS i'm going to make offers on (lowball of course), and hope for a bite. Any suggestions on contracts, exhibits, and stipulations I should include on my offer.

I'm an agent in Atlanta, GA, so I will use the GAR forms which I've paid for.  And my offers will be all Cash.

I will submit the standard Purchase and Sale Agreement (GAR-F20 in GA).  That form includes a due diligence clause, thats important and I'm covered.

I will not include a loan contingency, or an appraisal contingency.

Should I add an "All Cash" exhibit?

Are there are other stipulations at people are adding for these type offers?  Survey contingency, or special stip?

OR should i even bother submitting a contract? And just go verbal or offer via simple email?  I read some people are using Letters of Intent.  I'm afraid my offer will never make it to the owner.

I'm just wondering what other agent/investors are doing.

Thanks in advance for any input.