Removing contingencies in your offer, that you are comfortable removing, helps. 

Do I need a lawyer (Contingency basis?)

@Daniel Sabato No....the 20% verses 3-10% simply affects the amount of financing you need, your financing contingency amount, and the seller’s comfort level.  

Then once you are pre-qualified I would narrow down your market and look for properties, then make your offer once you find the right property for your goals and budget making it contingent on inspection and financing for your way out of the deal, and get your estimates and your inspections done during this time which is usually a 14-21 day window after the offer is accepted.

Back then there were appraisal contingencies, but the rules for the appraisers were not as tight as they are now....so obviously people are getting around that with all cash offers or (stupidly) no appraisal contingency.

I understand narrowing down the market is the next step in the process, but also is contingent on where I can get a job. 

Few contractors are going to go through the trouble of telling you they're spending $30 for nails and $300 for boards, etc when a) they may not even get the job, so they spent all that time, b) you will probably use the itemization to try to chew them down a few points on each one, and c) it doesn't leave them a whole lot of room to absorb unknowns unless they make a bigger contingency fund.

Tips to get an accepted offer: IF ( capital IF ) you know what your looking for in a home you can wave inspection contingency.

My closing was supposed to be this Friday but my offer was contingent on 1 unit being vacant and sellers agent said they cant vacate for another 3 weeks but are willing to close if I let the tenants stay until then.

One that has space to add contingencies...I found a few websites but they all require monthly subscriptions etc...Thanks fam