You would o ly be able to sell to a cash buyer with that contingency.

If either doesn't pan out -- either the 1B deal falls though or the permits cannot be obtained -- they invoke the contingency and walk.Now, if the contract had express language concerning the settlement date being pushed back to allow for buyer to satisfy either of those conditions, that would change my opinion completely.

@Todd Powell, you're right a contingent contract can be tough (but not impossible - it's worth the ask,  the larger the asset the more willing they can be) when trying to consolidate a portfolio.  

My final contingency left is lending.

If you want to make it comparable, you’d need to offer a large EM, and not contingent on financing.

Would I have to write this in as a contingency in my offer?

I'd give him the legal notice, and return his deposit (yes, it will be painful, but if you don't have proof, IMO it's a lost cause, not worth the hassle/stress) , and offer him a sliding scale, $400 if he moves out next week, $300 if he moves out in 2 weeks, $200 if 3 weeks, contingent that he cleans up the place too.  

There's tons of law firms that do appeals on contingency, so it will cost you a portion of what you save. 

Unless you plan on living in the property, you'll have trouble finding a construction loan with less than 25% down.As for the contingency budget, most investors have their own opinion based on their experience.

Meet them on the right price but a contingency of rent going up on tax hikes and insurance increases.