If he really thinks he has a hot deal he should lock it up first with a contingency to get out of the deal, but the forum is meant for him and others to better learn how to analyze a property.

The sellers also needed to find a new home to live in so the extra time benefited them.My two cents is to not be discouraged about your offer as you do not know the seller's situation and the contingencies on the other offers.  

@Chris Reeves  I think what your thinking about is this.seller list property you offer full price all cash no contingencies.. seller rejects.. there is a mechanism for the listing agent to get paid.. buyer still does not get the property but the listing agent and maybe the other agent can sue for their commission because they brought in a ready willing and able buyer according to the listing agreement....

@Chris Martin - Currently "contingent" on TMLS.

Good evening BP, I have a question on what kinds of contingency clauses could be put in a contract as a buyer?

Unless they plan in closing on the property (not typical), they would not tie it to a buyer contingent on financing, any bumps in the process will kill THEIR deal since they will need to either close on their side or back out and lose any earnest money they put in.Happy Investing!

I would possibly make the sale contingent upon being able to get the permits to pass.

No inspection contingency.

Make him the offer contingent to inspection, and then renegotiate.

This is where if you are gonna be a salesman,you need to use your powers of persuasion.Find their pressure points and emphasize you are there to alleviate those pressures.Take control of the negotiations by gently reminding them that you want to buy but can move on to the next deal at anytime.You have to make them worry that if they don't cooperate and comply with your contingencies,you will walk on them.Why are they selling?