How can I beat a cash offer when buying a home?

Some potential ideas are to slim down contingency time frames, waive appraisal contingencies (still get an appraisal, just waive the contingency), waive inspection contingencies (not recommended, but an option), quick close, offer significantly more money, strengthen your earnest money deposit, make earnest money none refundable, write a love letter, offer a free rent back to seller and many other ways, but be sure to have a good agent and lender.

First, make sure the lender is able to close your loan within 15 days. Also, there is no harm in increasing your earnest deposit (and/or option fee in certain states).

A good agent paired with a great lender can beat a cash offer. We work with a lender who can have a full loan approval complete in less than 1 week. When the terms of the deal are written correctly, such as short inspection period, and loan approval including appraisal also complete within the inspection period, the seller will agree to use a buyer with a loan. We have even done 5 day inspection paired with 5 day loan approval!! Your price will also have to be attractive to the seller, but if a seller can be guaranteed to have all the doubt removed within 5-7 days that will win the offer. I have done it many times. My lender will even get on the phone with the listing agent to confirm his capability of completing everything in a timely fashion.

The best way to beat a cash offer is to work with a lender that can get you through the underwriting process as quickly as possible.