$20k cash deal. Minimum you'd do before closing?

[Kirk R.]

I'm looking at buying a $30k house.  I was just going to offer $20k with a check for the amount.  & close as soon as the title company can do a title search.

title search would show how much taxes are owed & if any liens existed I'm thinking?

What contingencies would you do for a minimum?  Title Search/insurance is what I was thinking.  & have a pretty handy buddy walk through the property.  Not sure the water is on or not.

I know some investors have said get someone to scope the pipes?

I really don't want to carry insurance except for to protect myself if I'd get sued.  Not sure insurance companies offer something like that?  $700 a year to protect a $20k but I guess maybe no worse than car insurance.

Any hints or suggestions appreciated.

any suggestions on how to best negotiate this deal?  What would be the bare minimum you'd do & feel comfortable?