Budget contingent, move the door down (left) below the current stove, then making everything above (to the right) one big wall with big counters and cooktop plus cabinets below.

They can take it, counter or leave it, they are grown adults.The value that I provide is usually the same value any cash transaction brings...a fast close, less paperwork, no repairs and no contingencies.

I am going to serve the tenant a 60 day notice right after I remove my contingencies.

I recommend putting in your offer, have contingencies in them that allow you enough time to do your own due diligence to figure out your questions.

1. get deals flowing from wholesalers2. do your own deal research3. find houses that need a lot of TLC4. make sure you have a true comp (more is better) within 1 mile of your subject property that justify a good ARV5. run the rehab numbers w/ someone who really knows contracting6. build in a robust timeperiod to rehab and sale, along with contingencies for time and rehab7. get the best hard money deal you can get8. take into account all of your acquisition fees, escrow, title, HML points, etc...and selling fees (agent comm, taxes, title, etc)9. make sure you can at least make %10 NET of your sell price (so if you sell the home for $500k, your numbers should have you at $50k+ net profit in your pocket when you close and everyone else is paid.Onward!

I just received my inspection report today a few hours after the inspection and am within my inspection contingency time period.

If so, what does the contract say about "time is of the essence" and what does the contract say about contingencies? 

It will not mathematically be the best properties but will offer a bit more protection in terms of having contingencies and inspections etc.

Maybe put it under contract with a 90 day closing contingent on finding a tenant within 60 days.

Most inspectors are a waste a good contractor can spot just as much and it won’t require a contingency or cost 500$