Offers with no appraisal contingency,one way to compete with all cash

Yes, it takes some guts, and some buyers with some cash - but competing with all cash buyers (lots of them) is really hard in this market.  Motivated buyers have this tool to use if they really want the home.  Yes, they really have to want it.    Offering to waive the requirement of an appraisal will make a conventional buyer very close to equal footing of the all cash buyers.  Not quite as good (this system is still slower than all cash closings and still subject to the buyer qualifications).  We have found that doing this - along with a direct conversations with the listing agent - we are very competitive in this very difficult market.  Try it, you'll like it.