I would caution you away from a no contingency property, the risks can be significant without contingency's. Some of the normal contingency's are: Home Inspections, Wood Infestation Inspections, Title Reports, Home Owner Association Documents etc. Any one of these can pose a significant risk to you the buyer and most contracts allow you as a buyer adequate time to do your due diligence on a property.
It is possible to negotiate in good faith and still reserve the normal contingency that provide you the buyer protection. We often buy property today with AS-IS clauses, but that does not preclude us from doing Inspections, getting clear title with out a bunch of liens etc.
Most every probate sale I have ever been involved in has contingencies in it.
Before I put this on the table I will have inspected the home several times and created a working budget of the renovation/repair costs that I can reasonably expect. This is not too hard to do since I actively buy, fix, renovate and sell houses for myself and several other investors.
J. Mario Preza, CRB
A contingency is most often used in an offer when the buyer is obtaining a mortgage or has another property to sell. The buyer may need to sell his property before he can qualify to purchase the home that he is making the offer on.
With a probate sale, most oftemn someone passes away without a will or with a will that has been contested by the hiers. The court then must approve any offer that comes on for that property to approve it.
A no contingency offer is, in most cases, an as-is cash offer which has no terms or conditions for sale.