I called the listing agent and forwarded an "as-is" offer with inspection contingency.

Lawyers don't work on a contingency for this type of lawsuit and you can expect to pay more than $50,000 for attorney fees to get a court's decision and then the decision is not always favorable even when you think you are 100% right.I purchases 7-1/2 acres in 1980 with a 2,000 sq foot house for $225,000.

my question to bigger pockets is. can you include a contingency if title cannot make the escrow date by any reason that the escrow date will be extended to a further date?

It just came back on the market after pending, because the buyers had a contingent on the inspection.  

Don’t know the terms or down payment or anything but safely assuming $70k left on it if he didn’t refinance.My question is:I have cash and am crunching the numbers to see if it’s worth it but if he owes $70k and they have it listed for $100k, what are the chances I can come in with a $65-70k cash offer contingent on them paying HOA back fees and inspection/contractor walk through?

In fact, cash and no contingency offers can get accepted faster than high offers.

I'll be cash, quick close, and 0 contingencies except a quick inspection. 

Just be prepared for multiple offers and open to waiting contingencies.

@Liz Garcia yes you should and also don't accept any offers over asking without the buyers removing appraisal contingencies.

I was pretty good at what I did, but unfortunately I did not have a contingency plan in place to prepare for the crash.