One of the most important things you can build into these documents is a clause that allows you to perform proper "due diligence" on the property. Basically you want to make sure that you have time to review all of the necessary financial information, management documents, and fully inspect the property itself BEFORE you finalize the purchase of the property. If things are not what they appear to be on the surface, it is better to find out now _ before you own the property than 6 months down the road.
K. Timeline Contingencies_These contingencies are the ones that keep a transaction moving forward at a timely pace. While nearly every transaction will have its challenges, it is important to closely watch the amount of time used for the various sub_processes like finishing the purchase sale agreement, securing financing, getting licensing approval, completing Phase One inspections, getting a real estate appraisal, having staff fingerprinted (in some states)... etc. A delay in one process can cause delays in other processes until a transaction stretches to nine months instead of the more normal 90 days. Some examples of timeline contingencies are as follows: i. This LOI becomes invalid if it is not fully executed on or before X date. ii. Buyer agrees to provide first draft of purchase sale agreement on or before X date. iii. Buyer agrees to submit completed financing application to chosen lender on or before X date. iv. Buyer's lending institution will inform XYZ Brokerage, Inc. of preliminary approval of buyer's financing on or before X date. v. Buyer's lending institution will inform XYZ Brokerage, Inc. of final approval of buyer's financing two weeks before Closing Date. vi. Seller agrees to notify state licensing of pending transaction within three days of receiving fully executed purchase sale agreement and notification of buyer's receipt of Commitment Letter from buyer's lender.