I have been able to buy houses of the MLS because their list price was good and I offered cash without contingencies.

Are you going to negotiate inspection items, contingencies etc.

Luckily, I did not include this unit in my underwriting when purchasing, so the survival of this property is not contingent on this situation.Continuing to optimize for management of the building when I move out, like moving everyone to online rent payments or adding remote accessible security cameras.Exploring opportunities to expand my portfolio—I've begun my hunt for my next 3 to 4-unit building to house hack, ideally in Lake View, North Center, or Ravenswood.This year taught me that real estate investing isn’t easy, but it’s undoubtedly worth it.

Contingency lawyers are not interested because of Arbitration clauses in the contract.

Sure enough the rehab ran over budget (we had a large contingency that was used up -- some due to contractor malfeasance, some due to pulling the trigger on big repairs like a new roof) and the revenues were right around expectations, maybe slightly below.  

As long as the buyer has not removed all contingencies and/or as long as the funds are at 1031 QI company then the Deferred Sales Trust can be used.  

No one has x-ray vision to see inside walls or underground, so you should have 10-20% in contingency funds just in case. 

As you indicated, make sure you leave something in the plan for contingencies (absolute minimum of 10%), and keep in mind the cost to hold during the time it's under construction and being marketed.Make a plan, check it twice, and decide if it's worth the effort. 

Quote from @Jerry Cox: Quote from @Michael Dumler: @Jerry Cox, be mindful of your dates and contingencies within the binding agreement if you go under contract.

. • Inspection/Contingency Fund: Since you’ve dealt with flat roofs, you know the importance of inspections.