@Tyreese Brown in scenario 1 you could have put in an offer contingent on seeing the basement and backyard.

Make offer contingent upon inspections during due diligence period.

I just would hate to go under contract and the other agent beating me over the head during inspections or contingencies that'll make me lower the sales price. 

If the deal isn’t a rush close you can add a zoning contingency as well. 

We will have a contingency in the contract for sure just wanted to have some sort of idea as to what to expect if they accept the offer and we can get it inspected.

I offered $70K cash, no contingencies and close in 10 days and it wasn't accepted. 

There is no inspection contingency here (or any other contingency), so you're buying as-is.

Also worth noting that if we were the middle of the sale like the OP above, as a Broker I would not entertain nor would I advise my selling clients to entertain an offer from a buyer who would want some type of contract contingency requiring the tenants to grant them permission to pull their credit.

I’m having trouble finding a purchase agreement for dc and md that allows me to assign another buyer but that also has contingencies.

When I am setting my purchase price limit, I take ARV - Est Reno - $5k contingency (or more depending) - (11%*ARV for total selling costs) - 15% my profit/pay = My Purchase PriceEXAMPLE:  $110k ARV - $20k RENO- $5k CONTIGENCY - $12.1k SELLING COST - $16.5k MY PROFIT = $56,100 PURCHASE PRICEPurchase price on a distressed home usually works out to about 50%.