We ultimately had to give up buyer side commission along with the standard cash and no contingencies offer these days.

My issue is that I know a large number of investors who believe it is a waste of time to view the property before offering on it ("that is what an inspection contingency is for!")

Prior owner will be very demanding, so I would add the Contingency [x] to be delivered vacant at COE.

If not, you can make your offer contingent on receiving them as well.Chris makes an excellent point regarding the 3 units in the same building. 

BUT we received advice from another RE agent that we shouldn't allow this, because of the liability.Our agent had suggested that the sellers need the proceeds to begin their house hunting (they want a bigger house), but a closing contingency makes them less competitive in this market. 

No inspection, or no inspection contingency?

But think about adding the right kind of contingencies so you can walk from the deal.

I suppose this policy cuts down on tire-kickers, but unless the seller requires the buyer also to waive the inspection contingency, the lack of a pre-offer walk-through really doesn't restrict the buyer.

Since your going to finance, there  probably will be an appraisal done you will pay for, demand to see it when done and make it a contingency to closing.There is some other great advise on other posts to follow too.

The 2.5% minimum - well, that I don't quite get completely; usually an agent wants a minimum dollar amount because 3% of a $30K junker isn't enough for some to make it worth their while (especially after any broker split), and 2.5% would be even less ;)Talk to your HML about whether they can get you a pre-qual letter and how quickly for any property, with the letter stating whatever contingencies they require (inspections and appraisals for example).