Answering your questions:
Yesâ€¦offers without contingencies are not unusual in this market.
Are you going overboard? I donâ€™t know. If you completely understand the risk that you are taking by making an offer without contingencies and you can financially cover any problems that might arise due the appraisal problems that may arise (if you are not a cash buyer) or property condition issues that may arise (it looks like you have already had at least some inspections done) then perhaps you should forge ahead.
I also hope that you are getting good advice from your own Realtor and not the sellers agent or â€“egads! â€“ trying to go without professional representation.
Premier Ca Realty
Firstly get yourself an agent that is experienced and knows how to write a very strong offer and leaves you protected.
You do not have to waive all your contingencies, you have the right to do inspections per the contract.
Have your lender send your loan to underwriting so you don't have a Loan Contingency. Do you homework with comps. Have the agent show you everything that is selling and if they are good they will call pending's to find out how many offers and sales price.
You can make an offer armed with information so you are comfortable and you don't feel you are making a risky move.
Please email and I can go over more tactics.
It's a dangerous practice to have no contingencies of any kind. I can understand waiving buyer inspection contingency...but how about loan appraisal and loan approval?
Unless you're paying cash....If you bid more than what your loan appraiser says it's worth, are you willing to make up the difference between your offer and what the bank is willing to lend you?
Instead of rent back, you may consider free rent to the seller for 30-60 days, i.e. if you can afford it
How about the terms of your offer....make it easy for your seller, and enable him to walk away with more cash by taking responsibility for certain costs, such as county transfer taxes (there is no city transfer tax in Dublin), compliance with government requirements/ordinances...
You can even offer to pay for some of the commissions the seller pays
Or even offer your initial deposit as non-refundable if you back out for any reason.
Discuss with your realtor in what are the most attractive options to help you in this market. But writing offers without contingencies is hardly normal.
They are a lot f creative ways to write a strong offer in this market, and as long as you are working with a good agent who knows the market well, they should be able to advise you in the best option and is strong but still gives you as a Buyer some protection.
Good luck with your offer its tough out there for Buyers.