How do I actually go about making an offer -- with an inspection and tax lien contingency?

You can still submit the offer to the bank with a contingency on the home inspection.

Put an inspection contingency in your contract and make the offer.

Said another way, “not having a mortgage contingency on the contract” is a very different thing than writing a check at the closing table for the deal out of internally generated funds.I highly recommend removing as many barriers to a deal with which you feel comfortable.

Unless you're prepared to submit a full price, all cash, no contingency offer and say the bank can close at their convenience, the house will most likely either set while the bank gyrates on your offer, or will go to someone else.

I'll spend literally 10 or 15 minutes looking at (inspecting) a house and then sign a contract right there on the spot WITH NO CONTINGENCIES if it's a great deal.

I'm learning more this way than having a buyers agent just spoon feed me the deals and cart me around.The only thing I want an agent for is to ensure the contract is drawn up properly and the offer letter contains all the contingencies to cover my ***.

So of course newbies will want to have an inspection contingency, but what is the best 2nd one to have?

Try to limit the # of contingencies in the offer.Cash offer with quick closing may help, and a hefty earnest check (maybe 10-15% of the amount) will show that you are serious.Full disclosure Ingrid: I have yet to close my first REO deal (not for lack of trying) so my words are for encouragement more than expertise!

It all depends on the wording of the contract with regard to earnest money and your financing contingency clause.