Make my offer with a 15-20% contingency added to my rehab budget. 

2) Do you plan on getting married and having kids anytime soon3) Do you have any contingencies to cover the rent in case any one of your friends decides to abruptly leave or is unable to make payments?

It depends on the documents & terms used in the deal.If you need a simple lease option document with a contingency clause, just message me.It will let you back out if you don't find a buyer, without paying anything out of pocket.

Basically, your highest offer comes with the most contingencies, while the lowest is a cash, quick-close offer.

You need a strong operating agreement that covers all contingencies. 

Contact the local assessor for owner info, skip trace them, make an offer contingent on inspections.

Part of my contingency is seeing the rent roll over several years, and ensuring things are up to code.They haven’t explained why they can’t provide but the selling agent said they will have a hard time because it a mom and pop shop

(I never use the word “contract”, it scares people) My agreement with the Seller has no contingency that I must find a sub leasee first.

But would it be possible to put some language in an offer that says that the purchase is contingent on the current landlord being able to negotiate the release of one of the tenants from their current lease?

Make offer contingent upon inspection?