Commercial lease negotiation and clause in lease
I found a unit 22 per square foot gross. It has been empty since January. 

On the loopnet it says negotiable. Our first call and he says "I am asking 22 square foot but everything is negotiable"  

Now how do I figure out a fair offer? 

Another thing is he owns about 20 properties. One business in the same building I can find the lease through google. (The liquor license is public record and the liquor license has the lease attached to it) Well on his 5 page lease they have a paragraph "tenant has a 30 day vacate if building owner chooses to make major renovations or structurally change building" So basically the property owner can break lease on 30 days and the tenant has a 3 year commitment 

It is at market or slightly below market but I think the size might be why it is still available
[{"id": "ev8giqw", "text": "You hire a broker who knows the market and can give you sound advice.", "replies": [{"id": "ev8kdqy", "text": "This", "replies": [], "depth": 2}, {"id": "ev8uao0", "text": "As an added bonus it is absolutely free to you, as the tenant.", "replies": [], "depth": 2}], "depth": 1}, {"id": "ev8hcaz", "text": "Don't sign anything without a lawyer to review the contract. When I've had documents reviewed like that, that was clearly slanted, my lawyer always said don't sign that b.s.\n\nSo don't just negotiate the price, negotiate terms in the contract too.", "replies": [], "depth": 1}, {"id": "ev8ir4z", "text": "Get a broker. LL should pay the commission but even with that factored in to the equation a broker will save you money, make sure the other lease terms are what you need, and make sure there's no funny stuff in the lease agreement.", "replies": [], "depth": 1}, {"id": "ev8orrn", "text": "Comps comps comps. Find out what each unit is worth by finding out what similar units in the area have sold for / rented. Once you have you closest comp for each unit you can find out the gross income per month. Shoot me a dm and I\u2019ll send you a formula I use.", "replies": [], "depth": 1}, {"id": "ev8t9pu", "text": "If you have to ask these questions, you likely don't have enough experience to negotiate this yourself. Maybe you can, and it will be fine. But you are taking a risk that there is something in the lease that is taking advantage of you.", "replies": [], "depth": 1}, {"id": "ev9k8ko", "text": "People are saying find a broker, but a broker is going to take around 4% rent of your total gross rent, so negotiating a lower price will definitely become harder. I\u2019d spend the extra money on only a lawyer. Look at comparable properties in the area and also call around on other vacant properties to get a good idea of how much you should be paying a month. Then offer slightly under that in exchange for having the \u201c30 day vacate for renovations\u201d in the lease. But to be completely honest, if it\u2019s been a vacant space for a while he\u2019s going to need that money from you every month to turn a profit on the building, so I highly doubt he will kick out current tenants to renovate, because in commercial it\u2019s a bitch to find good tenants. Best of luck OP.", "replies": [], "depth": 1}]