You'll need around 20% of contingency for unexpected issues.

Always have a contingency plan for delays in rental income or project completion.

But if he really does have a buyer, can't he just submit to me a Purchase Agreement contingent on a viewing first?

Have you considered adding a short contingency that allows you to evaluate the tenant’s new job status within a specified period?

I put in an offer in a house after talk to the sellers agent she set the terms, we accepted all the terms them she add that the “seller” would not pay for the buyer commission (My wife is my agent, somehow she found out that).She asked for full price, no inspection, no contingencies?

I can but to be clear I never buy a property without at least inspection contingencies.

I know, it's a long shot, since typically appraisal contingency only covers a situation where the appraisal is lower than the sale price. 

Not - Sub2, owner financing, wholesale, contingent offers, but hard verifiable cash.  

Always include a contingency in your rehab budget.

I’m continuing to put out plenty of offers on various properties and exploring different approaches to see what gains traction.For this one, I’m considering proposing a rent-to-own/deal finance contract with strict contingencies—something like requiring monthly photo proof of bank loan payment, with the understanding that failure to comply would result in a loss of equity of the seller.