Please let me know what you guys think about this conversation for a commercial lease agreement. Did I get ghosted?
Background: 
I live in Maryland and am trying to get a good offer for a commercial lease for a Tobacco shop at a shopping center that is not super busy but has some potential in the future. The square feet is 1388 and the owner wants $2000 (utilities/maintenance not included) for a 3 or 5 year lease. I asked for a lower monthly rent for 10 year lease, and he asked me “what number do you propose?” And I replied:

“$1300 for a 10 year lease, and an option to leave the lease early if the business is not doing well by paying 2 months of rent in advance. Please let me know your thoughts about the offer. We are hoping to make the shopping center more busy with a Tobacco Shop. I’d like to setup a phone appointment with you sometime if you are available to discuss more in depth. (I also attached tax return and bank statements)”

Owner stopped responding after that. Then I emailed the assistant or colleague and finally heard back from the owner:

“Received. I will be in touch shortly about leasing the space”

Still no reply in over a week. However he CC’d another person on the email. Did he think the offer was too low and is waiting for me to email him back with a higher offer or is he busy? I am willing to negotiate but still not getting a reply. Thanks

UPDATE 1:
Thank you all for the incredible advice. I will update the outcome after I attempt to contact the landlord with a better counter offer on Dec 27. Happy Holidays!

UPDATE 2:
I took your advice and consulted a commercial lease broker who is really experienced in his specialty. The Landlord did not reply for a while when the broker tried to contact him. Then the broker contacted the assistant, and the LL finally said they are working to evict the current tenant who is on default so this would be the reason he did not respond. I will keep updating. Happy New Years everyone!
[{"id": "j0wrxcc", "text": "You asked for a 35% discount on rate and a completely open ended termination option - presented it as a 10 year lease.\n\nBasically you are proposing a month to month lease at a shit rental rate.\n\nLikely won't get a call back unless the owner is completely desperate. $2600 to deal with a potential nightmare situation.", "replies": [{"id": "j0wso4v", "text": "Your have a good point. What do you think I should have said? I would like some clause to leave the lease with low penalty since there\u2019s some uncertainty in the tobacco shop business. Maybe $1600 for 5 year with some safety clause?", "replies": [{"id": "j0wtw17", "text": "I know nothing of your market and hate giving this type of advice but here it is:\n\nDon't sign any personal guarantee and dissolve your business as your \"out\". Unfortunately the cat is already out of the bag on that if the LL is savvy. \n\nReally can't comment on rental rate specifically, but the fact that they proposed a flat lease rate with no escalations is already hugely in your favor.", "replies": [{"id": "j0x3ow9", "text": "Don\u2019t they add escalations later on? So far we spoke only through email", "replies": [{"id": "j0xg2d1", "text": "maybe or maybe not. \n\nAt this point you need to submit a more formal offer in the form of an LOI. I'm sure you can find templates online.", "replies": [], "depth": 5}], "depth": 4}, {"id": "j0y1oen", "text": "You should have stopped at the first three words.  At least it would be accurate.", "replies": [], "depth": 4}], "depth": 3}, {"id": "j0wuspx", "text": "It doesn't really matter at this point.  You made the offer.  It's not like you can you can call back without sounding desperate. You can wait, but it probably makes sense to look for other vacancies.", "replies": [{"id": "j0x3uvq", "text": "I probably will look for others. I thought he was using a tactic to make me increase the offer to see how desperate I am. I don\u2019t have any experience in leases", "replies": [{"id": "j0x9gbr", "text": "You presented yourself as someone who wants a steep discount and are not sure of how successful your business will be. Landlords want assurance and profit. You offered neither. I would not respond it I was them either.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}, {"id": "j1b4r7n", "text": "Lmao I cannot believe you thought he would get back to you. I would raise the rent on you to dumbass to teach you a lesson", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "j0wsy98", "text": "He wanted $17 a square foot and you wanted $11. That's a long way off.\n\nAnd a termination clause like that makes the 10 year lease moot. It's a get out of jail free card for you and gives the landlord nothing in return. Also, shows that you don't have confidence in your business at this location. \n\nAnd you are a Vape/tobacco shop, which isn't a preferred tenant for a lot of landlords.", "replies": [{"id": "j0x3u0p", "text": "Truth. And Some commercial lenders won\u2019t lend on a property if there\u2019s a tobacco/vape business in the retail center.", "replies": [], "depth": 2}, {"id": "j0x41lz", "text": "Makes sense. He made the email sound like he will contact me. I wish he flat out said he\u2019s not interested. How much lower should the counteroffer be?", "replies": [{"id": "j0x9ke6", "text": "When you lowball someone that bad their is no counteroffer.", "replies": [], "depth": 3}, {"id": "j0xl78y", "text": "A meaningful lease termination would be more like 4-6 months rent given that you're hoping to pay less rent for a long term lease.  On a $2,000 space I'd consider $1,800 or maybe $1,750 (rising 3% each year of the term) if it got you in and you signed for 10 years and would give me 6 months if you wanted to terminate early.  And because there is no leasing broker commission here because you are representing yourself.\n\nDon't feel bad about how you're handling this or about appearing \"desperate\".  This is all straight numbers for the owner.  Keep looking for other space as you attempt to secure this one.  Good luck!\n\nOh one other thing.  Commercial property value depends on how much money the property brings in, and not much else (assuming good condition.) For that reason an owner may not want to or be able to offer much of a discount on a lease.  To rent to you at say $500 less per month can translate into an overall reduction in property value of perhaps $50-100,000, depending on some variables.  So for me, I'd rather wait for a tenant who can pay market rent (or slightly lower but with escalations to get up to market rent in a year or two max) than offer a big discount to get a tenant.", "replies": [{"id": "j0z2vqe", "text": "To add to this tobacco and vape stores are not usually highly desirable tenants which add value to the tenant mix of a center.", "replies": [{"id": "j20aqx1", "text": "Right, usually its food tenants or grocery stores that bring people in so landlords favor that. I want to also sell food products like snacks but I will still be considered retail due to selling tobacco products and having a front end store in general. I talked to the landlord and he seems to he okay with the tobacco shop, I also explained how it will bring in more traffic.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "j0wttkn", "text": "Yeah your offer is unrealistic.  Find a local broker to help you.", "replies": [{"id": "j0x64kn", "text": "I was thinking of that but I don\u2019t know how they operate as far as fees. Like if they negotiate a monthly rent with the landlord, is it a fixed fee they will charge me afterwards?", "replies": [{"id": "j0xev47", "text": "Landlord pays the broker, not you. Get a broker.", "replies": [], "depth": 3}, {"id": "j108oyy", "text": "You need to wake up to the real world.  Landlords pay the broker's fee.  Just find a tenant rep. agent and stop jacking people off.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "j0wv0co", "text": "What county is it in ?", "replies": [{"id": "j0x4an1", "text": "United States", "replies": [{"id": "j0x74i0", "text": "County not country", "replies": [{"id": "j0x8cs9", "text": "Sorry its Charles County", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "j0wvqt8", "text": "You\u2019ll never get a response from the landlord with that deal. If you keep following up, he might let you negotiate against yourself long enough for you to present him with a good enough deal for him to respond to, then you\u2019ll negotiate from there.", "replies": [{"id": "j0x49om", "text": "True, I might have to give him another knock and see where it goes. Lot have mentioned I should start looking elsewhere. I\u2019ll update the post on his response.", "replies": [{"id": "j108wg5", "text": "Or just stop looking.  Clearly you don't know what you are doing.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "j0wvupx", "text": "If you are actually serious, then you should counter on a three year term with a reasonable discounted rate that you can afford. No point in either of you proceeding if you can\u2019t afford the rent. At this point, the uncertainty of your business is unfortunately your problem, not his. \n\nIf the financials you provided are strong, then make a reasonable counter with some security. If they are weak, then I\u2019d move on.", "replies": [{"id": "j0x4kcb", "text": "I don\u2019t have any experience in leases. My dad told me to put a clause where I can leave with 2 month rent pay in advance otherwise I would owe the entire lease term if the business fails", "replies": [{"id": "j0x835m", "text": "Got it - then like others have said, find a broker who specializes in retail tenant representation. Not a real estate agent, a broker. Landlord pays the broker, it won\u2019t come directly out of your pocket but will be built into whatever rage the landlord might accept. \n\nStill though, you need to be able to commit to some term. If you can\u2019t, then maybe your business isn\u2019t ready yet.", "replies": [{"id": "j20a02r", "text": "Thanks I did. Is the broker on my favor to reduce the rent; negotiate a favorable and reasonable rent amount. I\u2019m asking because don\u2019t they get paid a percentage of the agreement, so the higher rent the better for the broker?", "replies": [{"id": "j20h3f5", "text": "If you engaged a tenant rep broker to represent you and only you, then he or she should be negotiating in your favor.  Any other situation or set up could have a conflict of interest no matter what they say. \n\nNow, there are a range of good brokers to bad brokers. Good brokers will get you the best deal possible given your credit and the current market. They will not risk their reputation on a small deal like yours, they just won\u2019t. Bad brokers are going to chase their commissions as their primary goal and probably won\u2019t care about you as a client.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "j0x3m6l", "text": "From a landlord standpoint your offer wasn\u2019t serious and 10 years fixed at a flat lowball rate would be a non-starter. Any leave-early language before end of lease is generally worth about six months of rent to a landlord. Had your offer been five years at $1300 a month, with an out clause of six months rent - this would be a reasonable point to begin negotiations with you.", "replies": [{"id": "j0x5wuy", "text": "Thanks, I am still trying to learn the ropes with lease negotiations. And you all have taught me a lot. Do you think its too late to make that negotiation? I would like to email him back with another offer.", "replies": [{"id": "j0x6mob", "text": "It is pre-Christmas week, so hard to know if he\u2019s busy or ignoring your initial lowball offer. You could wait untill 12/22 or 12/23 before emailing him your updated offer, then you could follow up with a phone call one week later.  No hard and fast rule here, just sharing what my strategy might be if I was in your shoes. Good luck.", "replies": [{"id": "j0x6nmm", "text": "All the numbers in your comment added up to 69. Congrats!\n\n      12\n    + 22\n    + 12\n    + 23\n    = 69\n\n^([Click here](https://www.reddit.com/message/compose?to=LuckyNumber-Bot&amp;subject=Stalk%20Me%20Pls&amp;message=%2Fstalkme) to have me scan all your future comments.) \\\n^(Summon me on specific comments with u/LuckyNumber-Bot.)", "replies": [], "depth": 4}, {"id": "j0x8z7x", "text": "I appreciate the advice. Do you think if I reply on Dec 27 (after Christmas) with a 5 year lease at $1500, with a 3-4 month rent out clause be feasible? Thanks", "replies": [{"id": "j0x9jaf", "text": "What you are proposing is a significantly better offer.  Once you submit it to the commercial landlord, it\u2019s a wait and see what he says. If you don\u2019t hear from him in a week, give him a call.  After you get this offer to the landlord, it\u2019s his turn to counter (if he\u2019s interested, we don\u2019t know there\u2019s other interest in the space).", "replies": [{"id": "j0xa55j", "text": "I will give it a try and update :)", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "j0x4i3l", "text": "Yeap\u2026 you email got delete\u2026 $1300 per month base and not commitment. Vape - Tabacco shops are not traffic drivers, they are complement and space fillers. \nIf you are not a national name brand, supermarket with big foot traffic you will pay retail value. \nYou may ask for a buildout concession or 3 month reduce to get your license and permit in place. \nBlack Friday deals are over.", "replies": [{"id": "j0x6dpj", "text": "I was hoping to add the Maryland Lottery there too, to make it sort of a hub for people to spend time and make it a habit. Theres also a busy restaurant nearby and expect some customers/employees to come from there", "replies": [], "depth": 2}], "depth": 1}, {"id": "j0zqasp", "text": "Move on you blew this one. There\u2019s now reputation risk on the table of you just being an atrocious tenant given your counter offer.", "replies": [], "depth": 1}, {"id": "j0zudi5", "text": "Yes you are getting ghosted.  For good reason as well.  \n\nI have properties and always try to make the deal.  Assuming the landlord isn't asking an idiotic amount for the space, the offer you made cannot even be countered.", "replies": [{"id": "j209hhl", "text": "We found out he was trying to evict the current tenant before he got back to me regarding the space. I got a broker and learned a lot in the process.", "replies": [], "depth": 2}], "depth": 1}, {"id": "j1087xq", "text": "You have been ghosted.  Who would waste more time on you?", "replies": [], "depth": 1}, {"id": "j11gwib", "text": "Go and get a broker. Or don\u2019t cause this sounds like a massive waste of time.", "replies": [{"id": "j20983v", "text": "Thanks, I ended up doing so", "replies": [], "depth": 2}], "depth": 1}, {"id": "j21exd5", "text": "LL here. I absolutely do not agree with most of the advice being given to you here. Offer what you can afford. The LL is not bashful. If he needs to counter he will. If he needs to tell you No, he will. The advice being given sounds likes brokers/agents who don\u2019t have a clue what it takes being a commercial LL. One caveat is that at the rate you are offering with a 2 month kick out, don\u2019t ask the LL to put any finish out into the space. You will need to be prepared to take the space As Is to limit the LL\u2019s downside \n\nJust my 2 cents. Don\u2019t be bashful about negotiating. And don\u2019t let your rep lead you into a deal you aren\u2019t 100% comfortable with", "replies": [{"id": "j27r1ku", "text": "Thanks I really appreciate it, I will definitely take this into consideration when the LL gets back", "replies": [], "depth": 2}], "depth": 1}]