Making an offer with contingencies

[Justin Wolfe]

Hey guys,

My business partner and I just found the first property that we are interested in making an offer on.  However we want the offer to be contingent upon an inspection revealing that there are no structural issues/termites.  We are willing to do a rehab, but not if the property has foundation issues or is eaten up with termites.  Those are deal breakers for us.  Also, the title should be free and clear.

Can somebody provide me with the language they use for contingency's when making an offer on a distressed property?  We just want to make sure we get our earnest money back if an inspection comes back showing that there is a major structural issue.