Golm Law Firm PA

06/02/2026

Question from Agent today:

"I have a listing under contract in the inspection period. The seller changed his mind and no longer wants to sell. What should I do?"

Unfortunately, other than an uncurable title defect, there is no way for a seller to terminate the contract without the possibility of getting sued. Your best bet is to get a release from the buyer, give them their deposit back, maybe even pay for the inspection if they had one, and move on.

If the buyer won't agree, you need to put the buyer on notice that your seller can't close and pray they don't sue for specific performance.

Call me if I can help. 941-704-4049
Email: [email protected]
Golm Law Firm PA

06/02/2026

When was the last time you reviewed your lease for hidden cost increases? My client's renewal increase was a whopping 10% - she didn't realize it until she really looked at her lease after the first 5 years. Unfortunately, the increase meant she had to move her business across town!

Many business owners know their rent—but not:

• how CAM can escalate year over year
• whether capital expenses are being passed through
• who pays when major systems fail
• or what happens if the business needs to close

Understanding your lease is one of the simplest ways to protect cash flow and flexibility.

06/02/2026

SPECIAL VETERAN PRICING: We appreciate the service that our veterans have done to keep our country safe and because of your years of service, we offer special discounts to any and all veterans. Your courage and dedication to protecting our way of life should be an inspiration to us all.

We understand that serving our country can create special situations and it is an honor for us to work with you. The needs of our veterans, service members and their families should never go unmet.

05/29/2026

Anyone else notice an uptick in foreclosures and short sales lately? I have several in my office right now, for the first time in nearly 20 years. It’s really sad….

CAPE CORAL, Fla. (WINK)—Cape Coral had the fifth-highest number of foreclosure filings across the country last month, according to real-estate data analytics firm ATTOM.

05/28/2026

Risky mortgages are cropping up again. I saw one in my office yesterday at 8.25% and it was clearly labeled a "No-Doc Loan" meaning the borrower didn't supply all of the usual documents necessary to qualify. 🤯🤯

A nonconforming loan doesn't meet the strict lending standards put in place after the 2008 housing bust. This means lenders loosen requirements on things like credit scores, income verification, and debt ratios. That flexibility helps some buyers qualify, but it comes with higher interest rates and less equity in the home.

Surprisingly, these types of loans have doubled in just three years and now represent nearly 6% of all originations — the highest since the housing crash.

Before signing any unconventional mortgage, have an attorney review it.

(Source: Inside Mortgage Finance / WSJ)


941-704-4049
www.golmlaw.com
[email protected]

05/27/2026

What Happens to Your LLC When You Die?
When an LLC owner dies, the business does not automatically cease to exist. Instead, ownership transfers to the deceased’s heirs or beneficiaries.

Many Florida business owners don’t realize their LLC ownership is an asset — and just like a house or bank account, it must be passed on properly. Without planning, your ownership may end up split between heirs through probate...

Options:
1️⃣ Customize your Operating Agreement
2️⃣ Include LLC ownership in your Will
3️⃣ Use a Revocable Living Trust

A little planning now = big peace of mind later.

Call: 941-704-4049
www.golmlaw.com
[email protected]

05/18/2026

Before you use that online template or ChatGPT for your operating agreement, remember this is the roadmap for how your company will be managed!

What to include in the LLC operating agreement:

Job titles and detailed role descriptions for each member
Who is responsible for day-to-day operations?
Who manages financial accounts and banking?
Who has authority to hire or terminate employees?
Expectations for each member’s time commitment, availability, and performance.
What happens upon the death or termination of a member?

**Have questions or ready to get started?**
941-704-4049
www.golmlaw.com
[email protected]

05/14/2026

Seller Financing: Benefits for Sellers

Steady Income Stream:
Generate consistent monthly income from interest payments on your property, creating a reliable financial flow.

Competitive Interest:
Set competitive interest rates that can potentially exceed traditional bank offerings, maximizing your returns.

Tax Advantages:
Potentially spread capital gains tax liabilities over multiple years using IRS installment sale rules, optimizing your financial strategy.

We offer FLAT FEE seller financing loan documents!

**Have questions or ready to get started?**

941-704-4049
www.golmlaw.com
[email protected]

05/03/2026

Real Estate Agents: Stop Avoiding Creative Deals
Many agents avoid seller financing because it feels “too different.” In truth, these deals closely resemble traditional transactions. You’ll use the same contracts—just with a seller financing addendum.

👉Learn the basics of structuring terms
👉Educate your sellers on the value of holding a note
👉Tap into a growing niche and close deals others leave on the table

The agents who thrive will be those who expand their toolbox.

**Have questions or ready to get started?**

941-704-4049
www.golmlaw.com
[email protected]