Tag: selling a business

Smoke ’em if You Got ’em: 4 Questions to Ask When Selling Commercial Real Estate in the Marijuana Era

In 2018, Michigan citizens overwhelmingly approved Proposition 1 to legalize recreational marijuana. While medicinal marijuana has been legal in Michigan for several years now, the recreational marijuana law will certainly expand the availability of the drug across the state. But what does that mean for the Michigan business community?

Legalization will impact your business, even if your business has nothing to do with the burgeoning marijuana industry. Recently, there have been a number of publications that counsel owners on the proper way to handle marijuana in the workplace. For instance, more access to marijuana means you will need to revisit your drug policies and make sure everyone is aware of the rules. This impact is rather obvious – but there are other effects on your business that are not as intuitive, but just as important. These “hidden” impacts may surprise you.

For example, you might be surprised that legalization presents a whole host of unique issues when buying or selling real estate. Imagine you are a small auto parts manufacturer located in the city of Pontiac. One of your facilities is in an area that will be zoned for marijuana dispensaries. A weed entrepreneur approaches you and presents a buy-sell agreement offering a significant premium.

Warning – this is not like every other real estate buy-sell! Consult with your attorney and accountant to ensure that you are adequately protected. At a minimum, here are 4 fundamental questions to ask before signing off:

  1. Do you have adequate assurances from the buyer before entering into the “due diligence” period? Perhaps the biggest variable related to the marijuana industry is regulatory approval. The prospective weed entrepreneur must obtain licenses and approvals on both the state and local levels before they can open up shop. There may be local zoning hurdles to overcome as well. The licensing process may take 6-8 months or longer. Accordingly, as a seller – how long are you willing to wait? What are the risks to your ongoing operations during the due diligence period? Is the buyer depositing an adequate earnest money deposit to bind you to the sale? Increased uncertainty may warrant a greater down payment or non-refundable deposit to compensate the seller.
  2. Does the chosen title company handle marijuana-related transactions? Not all title companies will issue a policy where the transaction involved a marijuana-related business. Right now, this is more of a matter of policy rather than the law. However, right now, Westcor appears to be one of the few major insurers that will insure title in a marijuana business property sale. And even they have limits as to the amount of the policy. The worst thing that you can do is deceive your insurer on the nature of the buyer or fail to disclose this critical fact. Like any other kind of insurance, a misrepresentation will likely void any policy and may lead to conflict and even litigation down the road between the parties.
  3. How are you getting your purchase price? You probably already know that federally-regulated banks (which is pretty much all of them) do not accept funds from marijuana-related businesses. This is because while marijuana may be legal under state law, it is still a Schedule-1 prohibited substance (like heroin or cocaine) on a federal level. Accordingly, do not expect the typical wire transaction to work. Rather, your buyer might bring a cashier’s check for a large amount to the closing. Maybe they even want to pay in cash. Be sure to address exactly how the purchase price will be paid well in advance of closing.
  4. Are you violating any other lease or covenant? This is where it is especially critical to involve your attorney. Imagine a situation where you own a strip mall with several tenants and a marijuana business approaches you to either purchase or lease on the of the units. Did you know that selling or leasing to them might violate your leases with the other tenants? Frequently leases for a unit in a strip mall have a covenant that prohibits a landlord from leasing or selling a unit to an entity engaged in “illegal” activity. Again, marijuana is still “illegal” as a matter of federal law. Further, do you have a mortgage on the property? Does the mortgage prohibit “illegal” activity? Last thing that you want in an inadvertent default on either your other leases or to your bank under some obscure provision in a financing document.

Contact attorney Dan Artaev today at dan@artaevatlaw.com or by phone or text at (269) 930-0254.

Starting a Business? Choose Your Organizational Structure!

Every business owner needs to incorporate. Forget about sole proprietorships or a partnership — running your business without formally organizing is like driving without insurance: You will be OK so long as you don’t get into an accident. But when someone rear-ends you, you will be in dire financial straits regardless of who caused the wreck.

Incorporation is “insurance” that will protect your personal assets (your house, car, bank accounts, 401k) from financial risks associated with running a business. The rule is that creditors and plaintiffs cannot come after your personal assets to satisfy a business debt or liability. There are of course exceptions to this rule, called “piercing the corporate veil.” But many business owners ask: Should I register as a corporation? Non-profit? LLC? PLLC?

As with all of legal questions, the answer is “it depends on the facts.” Your attorney and accountant will help you decide what works best in your particular situation. However, here is a basic overview of the four most common entity types in Michigan:

  1. For-Profit Corporation – The Michigan Business Corporation Act sets out the rules for corporate formation and the default provisions for corporate governance. Usually, an attorney setting up the corporation will draft two documents: (A) Articles of Incorporation, which is the basic form filed with the State of Michigan creating the corporation and (B) the Corporate Bylaws, which is an internal corporate document that sets out the corporation’s management, number of shares, stockholders, Board of Directors governance, and various other provisions. There are also various sub-classes of corporations that differ for tax purposes–for example an “S-Corp,” but you will need to consult with your accountant to determine eligibility. Corporations have been around for a long time and are generally a good choice for business owners seeking to set up a tried-but-true business structure – one that is supported by decades of case law and statutory gap-filler provisions. But again, whether a corporation is the right choice is a decision to be made only with the assistance of your legal and financial advisers
  2. Nonprofit Corporation – Michigan also has a Michigan Nonprofit Corporation Act that governs the creation of non-profit entities. Nonprofit status should not be confused with “tax-exempt”–whether an entity is considered “nonprofit” is a matter of Michigan law, while it is the federal government and the IRS that determine “tax-exempt” status. Consult with your accountant on all tax related matters! Generally, if your intent is to create a corporate entity for charitable or other non-commercial purposes, the non-profit corporation may be the best way to maximize the relevant tax advantages. From a legal standpoint, a nonprofit is created in the same manner as a for-profit corporation, with certain exceptions–for example, a charity must be registered with the Michigan Attorney General. And again, if you seek tax-exempt status, you must file the appropriate paperwork with the IRS. Click here for a detailed guide on forming a nonprofit corporation in Michigan.
  3. Limited Liability Company – This is a relatively new type of entity created through the Michigan Limited Liability Company Act in 1994. An LLC is the preferred corporate form for many small businesses due to its simplicity and modern approach to pass-through taxation. Indeed, a single-member LLC enjoys the same single taxation as a sole proprietorship, as well as the protection of the corporate form without some of the extraneous formalities of a corporation. While simple, an LLC must still file Articles of Incorporation with the State of Michigan and draft an Operating Agreement that sets forth the rules on how the LLC is run. Even when running an LLC, it is critical to observe the corporate forms to maintain limited liability and avoid the dreaded “piercing of the corporate veil.”
  4. Professional Corporations and PLLCs – Michigan Law requires certain professionals (such as physicians, dentists, lawyers, and certified public accountants) to incorporate as professional entities. Generally, a professional corporation is similar to a regular for-profit corporation and a PLLC is similar to a regular LLC. The most important distinction for a professional corporation or PLLC is that the professional remains personally liable for their own misconduct or negligence. However, the other members of a PC or PLLC remain protected from liability for the misdeeds of a single member. Thus, while professional incorporation as a solo practitioner is not a given, multiple-member entities should definitely consider the advantages of statutory liability protection.

Have more questions? Contact Dan Artaev at dan@artaevatlaw.com or 269-930-0254 to set up your free initial consultation.

© 2021 Artaev at Law PLLC. All rights reserved.

5 Often-Overlooked Essentials When Selling Your Business

You finally got that phone call from the California venture capital firm that wants to buy your  start-up for a couple of million dollars. You are eager to sell and use that money to pursue other projects and passions. The attorneys and accountants have been retained, and the Asset Purchase Agreement has been drafted. 

But while the attorney drafted the proper asset descriptions and indemnification clauses, and the accountant has allocated the purchase price for the taxes, has your team addressed these five often-overlooked essentials? After all, the sale of a business is much more than just signing the papers and turning over the keys.

  1. Is the buyer hiring the existing employees? When transferring the assets of a business, one can easily overlook the employees who operate those assets and make the business run. Assuming that the buyer is buying the employees together with the business is a grave (and potentially costly) error. Most employees are at will and may walk out from their job if you spring a “surprise” acquisition on them one morning. This may especially be devastating in an industry like manufacturing, where qualified employees are difficult to find. To mitigate that risk, the buyer should provide offer packages to all current employees at least a few days before the sale. As a seller, it may benefit you to make a small monetary or personal gift to some of the long-time or more senior employees to thank them for their years of service and to throw a transition pizza party for the crew. Remember that the sale will be a personal and emotional event for those who work for you. While you are selling the machines and office furniture, the employees make the business run.  
  2. Are any key services performed by a family member or by the seller him or herself? In small businesses, owners often rely on their family members (or themselves) to perform certain key services (like quoting prices or estimating inventory) without a formal employment relationship. The seller should disclose any key services done by family members so that the buyer can make adequate provisions to hire someone to perform those key services. After all, the goal is to keep the business going after the sale and to provide for as few delays as possible. 
  3. What happens to the invoices and receivables received after closing? Continuing in the ordinary course of business, there will be both invoices and checks that the buyer receives post-closing. Who is responsible for the invoices for inventory received pre-closing? Who gets the checks for pre-closing product? And what about any open purchase orders – are those being assigned? To prevent future conflict, all of these topics should be addressed before the money is wired.
  4. What about the building? If the seller owns the building and is selling that building with the business, the transaction is relatively straight-forward. But if there is a lease, the seller must obtain landlord’s consent before assigning the lease. Alternatively, the buyer must enter into a new lease that starts on the day of the closing to ensure a smooth transition and continued operations.
  5. Have the customers been informed? It is a mistake to assume that the business’s customers will simply continue doing business with the new owner. Business is as much about relationships as it is about the numbers. The buyer and seller should discuss a transition plan with respect to existing customers and ensure that these valuable relationships are preserved going forward.

Of course, these are just some examples, and there will be other key topics specific to the nature of your business and to the transaction. 

Contact attorney Dan Artaev today at dan@artaevatlaw.com or by phone or text at (269) 930-0254.

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