Mike Warren

Negotiation

May 30, 2026

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4 min read

$400K I Held Back At Close. Here's Why.

The Structure That Turns A Seller's Promises Into The Buyer's Protection.

Mike Warren

Market Pulse

The SBA quietly killed the credit score floor.

May 28, 2026

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4 min read

The SBA quietly killed the credit score floor.

The federal floor disappeared this winter. The lender bar did not move. Here is what changed.

Mike Warren

Deal Breakdown

The $500K pest control deal that's really a $37K job.

May 26, 2026

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5 min read

The $500K pest control deal that's really a $37K job.

1,000 recurring contracts sound bulletproof. The owner cash flow tells a different story.

Mike Warren

Deal Breakdown

A Restoration Franchise Asking $1.2M On $262K Cash Flow. The Math Is Brutal.

May 19, 2026

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4 min read

A Restoration Franchise Asking $1.2M On $262K Cash Flow. The Math Is Brutal.

Owner Leaving The Country After 3 Years. SBA Pre-Qualified. I'd Still Walk.

Mike Warren

From Mikes Desk

"Turnkey" Is The Most Dangerous Word In A Listing.

May 16, 2026

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2 min read

"Turnkey" Is The Most Dangerous Word In A Listing.

If The Listing Says "Turnkey," Ask This One Question First.

Mike Warren

From Mikes Desk

May 16, 2026

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3 min read

Why I Pass On 9 Out Of 10 Deals.

The Best Buyers Say No More Than They Say Yes.

Mike Warren

Market Pulse

71% Of Brokers Say Rate Cuts Haven't Moved A Single Buyer. Here's What Actually Moves Deals.

May 14, 2026

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2 min read

71% Of Brokers Say Rate Cuts Haven't Moved A Single Buyer. Here's What Actually Moves Deals.

The Rate-Cut Myth Is Killing Buyer Discipline. Data Inside.

Mike Warren

Deal Breakdown

A Laundromat At 4.06x SDE. Industry Average Is 3.0x. Here's What That $234K Premium Buys.

May 12, 2026

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4 min read

A Laundromat At 4.06x SDE. Industry Average Is 3.0x. Here's What That $234K Premium Buys.

This Laundromat Prints $221K/Year. Here's The One Missing Number That Kills The Deal.

Mike Warren

From Mikes Desk

The Letter I Send Every Seller Before I Make An Offer.

May 9, 2026

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2 min read

The Letter I Send Every Seller Before I Make An Offer.

This One Email Has Gotten Me Access To Deals I Had No Business Seeing.

Mike Warren

Market Pulse

AI Is Pulling Sellers To Market Faster Than Retirement Ever Did.

May 7, 2026

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2 min read

AI Is Pulling Sellers To Market Faster Than Retirement Ever Did.

80% Of Brokers Forecast More Deals. Here's What's Really Driving The Wave.

Mike Warren

Deal Breakdown

A Snack Route Asking $1.2M On $330K Cash Flow. The Math Is Terrifying

May 5, 2026

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3 min read

A Snack Route Asking $1.2M On $330K Cash Flow. The Math Is Terrifying

One Truck. One Driver. $1.2M Asking. What The Broker Isn't Telling You.

Mike Warren

From Mikes Desk

The Seller Note Is A Truth Serum. Here's What I Mean.

May 2, 2026

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2 min read

The Seller Note Is A Truth Serum. Here's What I Mean.

The One Question That's Killed More Of My Deals Than Bad Financials.

Mike Warren

Market Pulse

Private Equity Is Now 59% Of Small Business Deals. Here's Why That's Good News.

Apr 30, 2026

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2 min read

Private Equity Is Now 59% Of Small Business Deals. Here's Why That's Good News.

Wall Street Is Calling Main Street Owners Every Day. Most Are Saying No.

Mike Warren

Deal Breakdown

A Consulting Firm At 1.64x SDE With $909K Cash Flow. Would I Buy It?

Apr 28, 2026

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4 min read

A Consulting Firm At 1.64x SDE With $909K Cash Flow. Would I Buy It?

$1.495M Asking, 15% Seller Note, 31% Margins. The Math Is Almost Too Good.

Mike Warren

From Mikes Desk

I Ask These 3 Questions Before I Look At A Single Number

Apr 25, 2026

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4 min read

I Ask These 3 Questions Before I Look At A Single Number

The Seller Who Couldn't Answer Question Two.

Mike Warren

Market Pulse

The Number That Kills Businesses In The First 90 Days.

Apr 23, 2026

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3 min read

The Number That Kills Businesses In The First 90 Days.

Most Buyers Negotiate The Price. Almost Nobody Negotiates This

Mike Warren

Deal Breakdown

80% Profit Margins On $855K Revenue. Here's What I'd Need To Say Yes.

Apr 21, 2026

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6 min read

80% Profit Margins On $855K Revenue. Here's What I'd Need To Say Yes.

Strong Business. Wrong Price. Here's How Close This Deal Actually Gets.

Mike Warren

From Mikes Desk

Smart Buyers Get Pre-qualified. Bulletproof Buyers Do It Differently.

Apr 18, 2026

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4 min read

Smart Buyers Get Pre-qualified. Bulletproof Buyers Do It Differently.

He found the deal. The bank said no. Here's what he missed.

Mike Warren

Market Pulse

What Most Buyers Don't Know About Asking Price Vs. Closing Price.

Apr 16, 2026

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4 min read

What Most Buyers Don't Know About Asking Price Vs. Closing Price.

Sellers are asking too much. Here's what the math actually shows.

Mike Warren

Deal Breakdown

$1.7M ATM Portfolio. Two Red Flags I Can't Get Past.

Apr 14, 2026

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6 min read

$1.7M ATM Portfolio. Two Red Flags I Can't Get Past.

230 Atms. $350K Cash Flow. Here's Why I'm Walking Away.

Mike Warren

Health & Wellness Supplements | California | $700,000

Apr 14, 2026

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6 min read

Health & Wellness Supplements | California | $700,000

$530,000 in annual cash flow. A 25-year track record. Proprietary formulations with FDA permits. And an asking price of just $700,000.

Mike Warren

The deal nobody wanted made him $212K a year

Apr 11, 2026

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3 min read

The deal nobody wanted made him $212K a year

The most profitable business you'd never brag about

Mike Warren

The SBA just raised the credit bar. Smart buyers saw it coming.

Apr 9, 2026

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4 min read

The SBA just raised the credit bar. Smart buyers saw it coming.

Here's a number that should get your attention: $8.3 billion.

Mike Warren

Deal Breakdown

This flooring company prints $445K/year. Here's why I'd pump the brakes.

Apr 7, 2026

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6 min read

This flooring company prints $445K/year. Here's why I'd pump the brakes.

I found a 45-year-old business with zero marketing spend. The math is interesting.

Mike Warren

From Mikes Desk

The broker said the financials were clean. They weren't.

Apr 4, 2026

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3 min read

The broker said the financials were clean. They weren't.

Why I turned down a $2.4M deal last Tuesday

Mike Warren