Offering Site Unseen

[Luke Saseen]

BiggerPockets world, 

I am in a excited time to have full occupancy with my rentals and start shopping for new ones again. I had a few really nice multi family houses pop up in my area and was wondering about sending in offers sight unseen to get a pulse on the seller where they stand. If offer is accepted tho, and we are binding into a purchase agreement should there be special wording in the contingency for protection? If something pops up during the escrow period when I view the property like bowing foundation or leaks in a certain spot of the roof. Is there a way to cancel the purchase agreement and still recoup my earnest money back? 

Thank you for the help and advice!