I tried to buy a business (though I did not),
followings are my one-time experience
and it may different case-by-case.

Basically everything is DEAL,
if you like it, accept offer and
if you don’t like it, make a count offer.

Good luck.

1. Buyer need to pay the fee to establish a new lease
if seller offer transfer of existing lease.

2. For any reason, buyer need to look at all documents
related with current business to make sure
the business is in good shape in all aspect
and there’s no un-paid portion, etc.
But there’s no rule or law, so if the seller
does not want to show you existing lease,
the only thing you can do is,
give up or accept the situation.

3. $5000 is big money,
but if you cancel because of your situation,
typically you will not expect to receive any deposit.
To prevent this situation, you need to write something
on the contract form about deposit and cancellation.
(it’s effective only if the seller accepts it ^^*)
In my case, deposit was 5% of the listing price and
half of the deposit was assigned for penalty
on cancellation for either seller or buyer.