Buyer has released all contingencies.

Being that you are brand new, you MUST put in contingencies, so you have an out.

This is all of course contingent on ADU's being a good idea in the first place.Please let me know what you think about ADU's. 

So be diligent when putting together a scope and add in a contingency to make space for unforeseen issues. 

Did you waive your contingencies already?

I also just put two 4 units in a B suburb contingent at $775k combined that is rented $8000 a month.

A very well detailed and agreed to contract with all contingencies spelled out.

Ultimately if you have proper insurance, 99.9% of plaintiff's attorneys are going to be most focused on securing the insurance carrier's cooperation because the plaintiff's attorney is most likely representing their client on a contingent basis and the insurance proceeds are how they are compensated.

Nowhat’s funny is that we may need listing agent if it is older home or buyer market or cheaper / broken home.Another thing , over here broken home still got bid above ARV without any contingency 

The investor may have access to lower rate/fees Hard Money; to be a more competitive buyer with little to no contingencies; property may be need to be rehabbed and after adding value may be doing a cash out refinance down the road.