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I'm a Florida resident and my background is in finance (Not a CPA) and I'm in the process of buying an existing dry cleaning business that has been established for 30+ years. I was hoping if I can get some feedback and help me identify any red flags?

The process started 2 months ago. Owner is a nice (it was their family owned business) and ready to sell the business. Owner's agreed to owner financing over a 5 year period at 6% rate. I've reviewed their financials (tax returns, P&L statements, and even the general ledger from the past 3 years). I've only signed off on the buying agreement but haven't put my deposit down yet.

1. I cross referenced the P&Ls to the general ledger, tested out samples (picked a random month every year and compared debits and credits to the "cash in bank statement). Things looked good.

2. Had a CPA look at the 2019 tax return and found minor discrepancies.

3. The location is great and it's fully equipped with 10+ tenured employees. I can learn the business fairly quick.

4. The machines are fully depreciated but operable (owner has been maintaining them and servicing them regularly - general ledger checks out)

5. The original buyer agreement had 2 back out clauses so I could get my $5,000 refunded if -

A. SBA loan doesn't go thru B. Favorable lease conditions

Since the owner has offered owner financing, this will be amended.

This is where I could use help and feedback -

1. What condition and clauses should I ask the broker to write so in case something doesn't work out, I can get my $5,000 refunded?

2. Should I still hire a CPA to cross check my work?

3. If I hired an attorney, how would this relationship look like?

4. How can I request an appraisal and inspection?

5. Should I go ahead and make my $5,000 deposit so the owner knows I'm serious about buying?

6. What am I overlooking? What am I not thinking about?

Buying this business will help put my family and I in a much better situation. Could be life changing!