There should always be contingency in your rehab numbers. 

They advertise "cash only" because they have the property under contract time and do not have time to put in a financing contingency. 

Contracts are always better held if it is contingent on another action. 

@Tony Cimino other than price and a fast close, all you can do is to have no contingencies in your offer which I wouldn't recommend.

You can always put it under contract with an inspection contingency however, you should have a structural engineer/foundation contractor inspect it and give a report.

But they might not get financing, or the appraisal could come in low, or whatever other contingency between underwriting, inspection...who knows what...can derail their purchase.

You can request the landlord put the tenants on your own written lease as a contingent of your offer, but UNDER NO CIRCUMSTANCES should this be a year long lease.

The lender advertised this loan to me as a loan to the LLC with my self as a contingent grantor.I got the formal application documents today,  All the application docs are in my name and I don't see the LLC, who has title, anywhere. 

Don't forget that if you want to bunch sales you can use contingencies and delayed closings even if you're selling off as ones and twos. 

There is a loan contingency that is usually 14-30 days that says something like if the buyer can't qualify they are released out of contract with no damages awarded.There are some things that I hope you and others learn from this.