The highest offer is not always the BEST offer. You’ll need to find out all the specifics of each offer before you can compare them. The mortgage contingency clause is for the protection of the buyer and in a hot sellers market the buyer may agree to risk leaving out the mortgage contingency clause to get the house. Since we are not in this type of market I see no reason why a buyer would risk the worst case scenario and lose their down payment.

Find out why there is no mortgage contingency. Are they paying cash? Have they proven to you that they have the cash. Are they waiting on a home to sell? When will it close? Is there still an appraisal contingency? If you have an agent, ask them. If not, I would verify all info on the non contingent offer and take it, take a nonrefundable deposit, demand closing in less than 10 days (or whenever your attorney tells you is reasonable) and take the othere as a back up and offer the second buyer an additional $$ incentive to stay a back up till the 10 day period has ended. Of course, I cannot see your offers or contracts but that is roughly what I would be looking at trying to do. good luck