@Jerry W. any chance of locking those two deals you want (or one of them ) up with some kind of a long term or contingent contract, maybe even a 1 year lease option, something like that? 

Full asking with contingency.

I did make sure to notify them, months before closing date, that I did not want this tenant and closing would be contingent upon him being evicted.

I would like to buy a property that has been contingent twice, each time falling thru after inspection. 

I know my contracts generally have few contingencies, because I know I can and will close, unlike other investors who try to lock up a house and leave a million ways to get out because can't or don't intend to close unless they get it wholesaled.

I always have an inspection contingency (it's part of the standard contract unless you specifically waive it here) but I usually just do the inspection myself unless there's something I want another set of eyes on.

If, however, you back out of the transaction for anything that isn't built into the contract as a contingency, the seller gets the money and you walk away. 

If your numbers work by offering asking price, I would put in an offer at asking price and make the offer contingent upon seeing the inside of the entire property.

Did not go above that even though the seller also had other offers, one at full list price (we got it because the other offer had a contingency).

Make sure there is an "inspection contingency" in the sales agreement.Due DiligenceThere are two aspects of due diligence which you need to be mindful of: how much will it cost to rehab the property and how much can you sell the property for once it's back on the market.