Good Contracts (Buyer friendly)

[Patrick Henshaw]

Does anyone have a good buyer friendly contract they like? 

Additional Background: My buddy and I found a commercial property for sale in Cincinnati, Ohio and a multi-family that we would like to put in a contract offer on contingent upon the first property's ability to be re-zoned to residential (this is mainly for mortgage purposes) Both are 3 unit multi-family which needs a little work and we would like to use either a VA Loan and/or a 203k to purchase it depending on what we can work the price down to.

I tried to poke around in the forums to find any sort of docs like this but couldn't find any. We are not using an agent (or should we?) and would appreciate all thoughts / contracts that you might have? 

Thanks much!

-Patrick