I had them sign the document after we opened escrow and a few days before the end of the contingency period.

Just an idea: If you're going for damages, talk to your attorney about a contingency fee.  

I offered 11k but I told her it was contingent on being able to move it for what I thought it would cost (5k or less).

Put the property under contract w/ an inspection contingency.  

Best to get an inspection and financing contingency (if you are getting financing).  

Lots of great connections all over but we also have a very strong and active contingent here in MA on here so make sure to find them (Set up some keyword alerts to find out about local topics) and get connected.Besides doing that on here make sure to get out to some of the many local investor events we have.  

And you  need to do them before you make your offer as there are no inspection contingencies for investors buying HUD houses.Mark can correct me, but I think the timeline for turning in that paperwork and earnest money is just a day or two.If you hand over your EM you will never get it back. 

If I offered you cash with no contingencies and a quick closing, what is the best price you can offer me?

I am in Missouri and I know laws differ, but I would obviously make your offer contingent on their financials and amend your offer as you see fit after you have a chance to run your numbers.

If you can negotiate a price, then introduce your contingencies--getting the other lots, construction loan, etc.