Negotiating early termination of retail lease (WA)
TLDR; my landlord is being crappy (probably so I will want to end my lease as they want) and I’d like some advice to negotiate an early termination. Now please scroll to the last two paragraphs. 

Please bear with me here as this is a long and convoluted story that I will try and summarize as much as possible. 

I currently own a mixed-use triplex with my ex-boyfriend that contains two residential and one commercial unit. We own the property through an LLC. He’s more financially driven and terrible with people while I’m great with people and more driven by passion than money so we made great business partners. I also own a bakery through a separate LLC which rents the commercial unit in the building. Generally, my ex acts as the landlord for the bakery as to not mix business interests. 

We broke up due to domestic violence and I later received a domestic violence order for protection as his abuse continued to get worse. He’s not allowed near me or near the building. We are only allowed to communicate via email to operate the LLC. 

He has made operating my business very hard. He will not permit me to make any improvements to the property such as installing a sign for my business, getting a mailbox for a tenant, or fixing broken breakers on one of the electrical panels. He refuses to let me make any changes to the property unless he can see them in person (ie I file a motion to get rid of my protection order) I’ve tried to manage to operate the building with him peacefully but he has no interest in this. 

He tried to get the property appraised behind my back to sell the property. He also asked if my business would be willing to terminate the lease early in order to sell the property. At the time a few months ago, I said absolutely not, but now I am reconsidering. I’ve dedicated a lot of time and money to creating my shop and becoming part of the local community. My business has been very successful and I am very invested in the neighborhood and this building. I have a really great staff and don’t want to displace anyone. 

However, I’m now reconsidering due to the mental harm this is causing and I know my ex will stand in the way of me renewing my lease in 2026 anyways. He’s also appealing my protection order and it terrifies me to think about what might happen if he gets his way. It really pains me to think about leaving this space, but it might be what’s best for me in the long run as this man has shown no remorse for any of the shit he’s putting me through. 

Coming from the landlord and tenant side of things, I’m looking for any advice when it comes to negotiating an early lease termination. We officially opened in June so we’re fairly new and we have roughly $11,000 in profit monthly before I pay myself but it’s much more during the busier summer and spring months. 

If he’d really like to terminate my lease so we can sell the property, I’d want to be compensated for all the time and money I’ve put into uncompensated tenant improvements, marketing to this community, profits while we’re unable to operate between locations, and moving costs. What’s realistic to ask for?
[{"id": "honmpmy", "text": "1. What is your % of ownership in the LLC that holds the property? (you can check the LLC documents and/or your K-1/ annual tax documents) \n2. Is the title held exclusively by this LLC ? (your county may have property deed information online, don't rely on the property tax information)\n3. Is there a separate management agreement, approved by the ownership or is this arraignment informal? \n\nGiven their past behavior, and that they are a  it seems like you should get some  expert advice (which some random stranger on the internet isn't providing here) and getting the facts in order will be the best way to start this process. Based on what you wrote it seems like staying in the space is ideal for your business, minus of course the harassment and bullying from this individual. \n\nIt sounds like you are doing a great job with the business. I'd consider spending a small amount on a intermediary (third-party property manager, impartial accountant,  or rabid attorney as a last choice) to protect your interests in the LLC and quiet enjoyment of the property.", "replies": [{"id": "hox8ppk", "text": "Thank you for your response? We own it 50/50 and the title is held exclusively by the LLC. We do have an operating agreement but it doesn\u2019t really outline anything that would be helpful in this situation. I think I\u2019ll be taking your advice and consulting a lawyer just to make sure I\u2019m protected here and figure out what my rights are. Thanks again!", "replies": [{"id": "hp3k4ec", "text": "Ask about right of first refusal or dissolution of the LLC clauses in the operating agreement. It's possible that there is a process for one partner to buyout the other or simply wind down the partnership if necessary. In any case, I think you will find you have far greater rights than you may have been led to believe", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hp8l3xt", "text": "Buy him out.  That's the only answer that makes sense.\n\nYou have a business that's making $132k in profit before you pay yourself.  Assuming a reasonable wage of $80k, after taxes and everything, you're talking about a $30k annual profit on a brand new business.\n\nYou have every incentive to stay and take over ownership and absolutely no incentive to sell it to some other random person while killing your lease.\n\nAlso, regarding maintenance, fix the stuff with pros who follow building code.  Don't let him rule your life.  Pay it out of pocket.  Keep a tally of it.  If/when the building is sold, then bring it up if you want to.", "replies": [{"id": "hpa8hdl", "text": "I would\u2019ve been happy to buy him out at this point, but he\u2019s requesting a ridiculous amount, in my opinion. We had a 700k mortgage and he put down the entire down payment of 185k as I couldn\u2019t afford half. It was the plan for him to get all of the initial earnings so he could get his down payment back. To buy him out, he wants double his down payment, contributions and long term capital gain taxes that could\u2019ve been avoided which all totals to 450k. I don\u2019t get what his plan would be if we sold because under these circumstances it sounds like I\u2019d owe him money\n\n\nI did speak to a lawyer who speaks in the interest of the LLC though and they said I should and can complete improvements and repairs and expense them. If he wants to take it to court or whatever, he has no leg to stand on because everything I\u2019ve done is completely reasonable and in the best interest of the property. She even said to expense our meeting \n\n\nthank you for the advice", "replies": [], "depth": 2}], "depth": 1}]