I feel bad for anyone who was made to believe that they need to go 50-100k over list while waiving appraisal contingency just to get "a home of any kind". wow.  

That would fall on the buyer since it's their contingency for the lender to approve their mortgage on our property.

Now you know what to look for.What I do, is I I suspect potential hidden problems, I mention it during negotiations, then after the seller tells me there's no problem, I put a contingency in all of my offers stating that any damage due to natural causes (i.e.water, etc...) before closing will, at the buyers option, negate the contract and refund all expenses incurred by the seller. 

Don't forget to have a contingency for work that pops up once you open a wall or whatever. 

They Often require waived contingencies, all cash offers. 

It is such a hot seller’s market so if you can get away with all those contingencies.  

Unlike buyers who can cancel and forfeit their escrow deposit (or not, if exercising a contingency), the seller doesn't have the right to back out. 

Certainly the seller has a number in mind otherwise just offer 1/2 of what Zillow says it’s worth with an inspection contingency. 

So I would go in with my best offer and no contingencies.

She has two young children, one of which is on the autism spectrum, so moving twice would be difficult for them.I'd like to help out and purchase a place that they like, and then once they close on their sale, have them purchase the home from me.Market where they want to buy is super hot, so a contingent offer won't work.