Could close in 30 days with the only contingency being financing.

I want to take my chances with putting in a 40k offer with contingency.

The offer is contingent on the lot being build-able.

Some counters included:5k in escrow funds No inspection contingency Best and final Obviously not coming down on price like they should.

Are you going with a non-contingent offer?

No other contingencies. 

We could make the offer contingent on removal of the mobile home ( it will have to be torn down), but that seems so wasteful.

Put a contingency for appraisal and inspection.

Here was my process:Find a few properties and look at them with realtor.Make an offer contingent on inspection - offer countered and acceptedOrder inspectionGet bids from trades based on what inspection said is wrongCounteroffer based on undisclosed issues and what the bids came in at (electrical was not completely updated and up to code)Seller countered a little higher and I agreedI then went to bank (I had also talked with them before starting the process to make sure I qualified) with my purchase agreement and the bids from the trades (electrical update, new furnace and AC) I also gave them a list of the improvements that I was going to do to the propertyThey got an appraisal based on value after my improvementsGot 100% loan for purchase and $25,000 in rehab money. 

Call us today for a quick cash offer, no inspections repairs contingencies or commissions.