Are there any recommendations to provide some contingencies that I could look into?

Caprate is coming to barely 5% (somewhere around 4.9) with 25% down (inspection contingency likely but we are not sure in this market).

It's a short way to make the point that you'll buy their house without any of the usual contingencies that usually come with conventional bank loans and that you can close fast. 

It is contingent on a 30-day feasibility study due to foundation issue. 

There's definitely a lot of clutter and cats, but it smells fine, and where you can actually walk it's very well maintained.The sale is contingent on the current owner finding alternate housing, and she is willing to rent back.

@Tiago N Dos Santos If this is your first property I'd cancel the contract (inspection contingency) and walk away.

Homes are going 20-30% over asking with no contingency’s and all kinds of escalation clauses

I would like to limit the contingencies and offer to pay all closing costs.

If you had an inspection contingency you simply say it didn’t pass my inspection, so I’m backing out, and you get your earnest money back. 

The market is hot and bidding wars are frequent - you can probably count on 20+% over asking and very "lax" contracts (cash offers, no contingencies, no repairs, free long lease back, etc.)2.