I know you guys are buddies, but this document will make contingencies crystal clear to both of you.

There will be other contingencies with VA like occupancy requirements.

Sometimes they won't show you before an agreed upon price, but it could be written in as a contingency.

I used to had one case, we are pretty sure about the property and we are ok to waive ALL contingencies since seller already have all the inspection report and it's a cash offer so not even need any loan work.

@Cusmore Simon I'm not a wholesaler but I would say that you make an initial offer with a letter of intent, contingent on an in person inspection?

There is plenty of law on this.I agree that the auction process is not well suited to retail buyers expecting transparency, contingencies and other safety nets.

We tried with the lender to have the appraiser remove this contingency with no luck. 

So if you have plans like this you better include some contingencies beyond curing title defects.The term "clear" usually means free and clear, i.e., no mortgages or other liens.

After inspection you can back out if you have a contingency. 

Cash offers, 30 day closings, only the physical inspections contingency in place, are the best from their point of view.