What I Actually Do

Tenant rep works exclusively for the tenant's interest — site search, lease negotiation, term and concessions. Landlord rep markets the space and negotiates on the owner's behalf. Representing both sides of the same deal has its own disclosure rules.

Typically no direct cost — commission is usually paid by the landlord as part of the listing agreement, split with the tenant's broker.

Free rent or other concessions, a tenant improvement allowance, renewal and expansion options, and who absorbs CAM/operating expense increases all matter as much as the headline rate.

Primarily the income approach — a cap rate applied to NOI — for stabilized income property, though comparable sales and replacement cost matter too depending on the asset type.

Trailing twelve months of financials, the current rent roll, existing leases, and any deferred maintenance disclosed up front — buyers will ask for all of it during due diligence regardless.

Commonly 60-120 days from listing to closing for a straightforward deal, though financing, due diligence findings, or a buyer's 1031 exchange deadline can extend it.

It depends on the use — retail cares about visibility and traffic counts, office cares about access and parking, industrial cares about clear height, loading, and access to major roads.

A gross lease bundles taxes, insurance, and CAM into one rent figure. A NNN (triple net) lease bills those separately on top of a lower base rent — total occupancy cost is what actually matters for comparison, not just the headline rate.

It depends on use and headcount, but right-sizing with room to grow via an expansion option is usually the better play than overpaying for space you don't need yet.

45 days to identify replacement property after closing the sale, 180 days total to close on it — both are hard deadlines with essentially no extensions.

Real property held for investment or business use generally qualifies as like-kind to other real property held the same way — a rental property can exchange into a retail center, for instance, but not into your personal residence.

It helps enormously to already be looking — the 45-day identification window moves fast, and having candidates in mind before you close avoids a rushed, worse decision.