You may need to look at listings from people who are trying to sell their own homes without a realtor / talk to neighbors and try to snag them before they go out to market, look for the cosmetically ugly places you can touch up and remove all the contingencies (if you’re comfortable with doing some rehabbing and basic inspection on your own), keep looking and making offers (there are slower times like Christmas where you won’t have as many competetive bids, look at what’s renting for higher than the mortgage (like Marysville), go in with someone who can make a “cash” offer (where they get a business loan and pay the owner all cash), etc.

If a buyer of mine is in the situation where the numbers are heavily reliant on that extra bedroom, I will write it as a contingency into the contract that the legal use of that bedroom is confirmed during the due diligence period so that, in the worst case, if it's unusable, we are able to offer a different amount or back out if the seller won't play ball.Feel free to message me if there's any way I can help!

Also, this would give me an advantage during the purchase by offering the seller all-cash and therefore a faster closing as well as the potential to make an offer without the mortgage contingency and potentially get a better deal that way.

Also, this would give me an advantage during the purchase by offering the seller all-cash and therefore a faster closing as well as the potential to make an offer without the mortgage contingency and potentially get a better deal that way.

Bankruptcy would be the only thing that could stall the sale outside of a full payoff or a lawsuit that you have to pay for, if you can't find someone to take your case on a contingency basis (If I were an attorney, I wouldn't take it based on what you wrote) and it would only stall the sale if you don't have a case.

I don't have loan contingency and I still want to buy this property.Fortunately, I found a lender who can help to close this deal. 

On this 4-plex, I made a full price offer with no buyers side commission payable, title insurance and closing costs buyer paid,  no appraisal contingency, and sent a copy of bank statement showing more than sufficient funds for cash puchase (account number redacted) with a 12 day closing and an inspection clause.

I'm currently contesting the results of the appraisal and I'm waiting to hear their response, but I want to make sure that I have a contingency plan lined up just in case things turn sour. 

Your LOI is non-binding and generally covers only the high level terms - price, earnest money, timing, contingencies, etc.

I have a few questions:1) I was thinking to offer 365$, with an addendum that says offer is valid only if all furniture is included for free, and also with a appraisal contingency clause.