Otherwise, wait until it is a deal and have an inspection contingency.  

@Jon HoldmanDo they allow contingent clauses in the offer?

I have noticed many listings say I can write the offer contingent upon interior inspection.  

Do a home inspection, get a title report and make the sale contingent and subject to.

The GP attorney dabbles in many facets of law but are generally the master of none.You need a specialist attorney " real estate litigation " and the cost of such attorney could exceed your original fee you made and then some.When the subject to deals bight back they can bight hard so in the future you might want to budget in a contingency or full time attorney fund for the ones that go bad.   

I have no financing contingency in the sales contract because I was open to cash or financing, but to throw this on us last minute is stressing me out.

What are some contingencies that you guys like to put on your contracts either for wholesale or buy and hold? 

So you would write a contract contingent on inspecting the property.If the seller is saying you can't inspect the property even with a contract, then watch out.  

My strategy with this place would to be offer all cash with no inspection contingencies.  

You can find lenders that will commit to doing a loan contingent on an appraisal prior to you need to put money down.