Help with making a cash offer purchase agreement

[J Acosta]

Hi.  I found a property on Craigslist (seller has no agent) that I am interested in making on offer on.  This is my first property offer on investment property (sort of).  This is an existing rental with a current tenant.  The property is in Georgia if it matters.

I plan to make a cash offer and I am looking for a purchase and sale agreement to submit the offer on.  I do want the purchase contingent on an inspection and seller's ability to providing a clear, unencumbered, marketable title.  I've found several very simple ones here on BP that look more like AS-IS, no contingency offers like a wholesaler or total rehab flipper may use and other very complex multipage lawyer written versions from sites like rocketlawyer and edocs, etc...  These include who pays what part of title research, title insurance, lead paint disclosures, and way more than I've seen on some examples on this site.

I assumed the closing attorneys would handle all of the heavy lifting but after a little digging, it looks like all of that should be on the actual purchase contract.   

Any advice, on the proper form to make the initial offer on and what to include?  If the offer is accepted, is that when we get pull out the multipage document covering all of the the finer details?