Wholesale contingencies

[Dave McEvoy]

Hi BPers. I am new to the wholesaling game and am still trying to learn all I can. I live in NY so I have to deal directly with attorneys for closings vs title companies so I can't write a contract. My question is if I make an offer and it's accepted, what sorts of contingencies can I put in my purchase offer that can allow me to back out if needed an not lose any deposit/earnest money? My fear is that I may not be able to find a buyer but don't want to let the seller know that so I can back out gracefully.