Increase the earnest money deposit, remove financing contingencies, and ask that they immediately release a minimum of $2000 of the EMD to you, to extend the contract for another 30 days.

At the moment, I have an aversion to storefronts since your rent is contingent upon their success.

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.  

I will not be outsourcing the management for this property, but have added in 10% of rent revenue as contingency expense for repairs, etc.  

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.  

I am familiar with the neighborhood and think the price is reasonable.Would sending in an cash offer 10% below asking without seeing it but put in a "property preview contingency with say a 48 hour buyer kick-out" be a good way to tell one way or another the sellers true motivation?

Absolutely use the Commercial Purchase Agreement form to protect you with the correct contingencies.

I would add another 10-15% to whatever they quote for contingencies. 

I was thinking of inserting a contract contingency, but this would undermine the value of the fast close.

You also cannot perform any activity that would make your payment contingent upon the final sale of the home2) Act as his property manager without a license.