Lease terms for small business
I'm preparing the lease terms for a small 500ft retail property. The owner likes me and I believe he will agree to any terms I set. Here are the terms I'm thinking of offering. Clearly these are favorable to me.

1. Lease term of 5 years
2. Option to purchase property after 2 years
3. Tenant option to end lease with 3 months notice after 1 year
4. Landlord has no option to end lease until after 5 years

The reason for (3) is that I want to be able to cut my loses if my business is losing money.

The reason for (4) is that I don't want to get kicked out after I put the money in and my business is doing well.

What are the typical reasons a landlord would be allowed to evict a tenant and how can I reduce my risk of this after investing money into the property?

Thanks!

[{"id": "cvmqcqp", "text": "That's pretty one sided.  What is the scope of the tenant improvement work?  Who is paying for it?  Unless you are putting a lot of cash into his property I'm not sure why he'd agree to that.\n\nGet a lawyer.  Default terms need to be clearly laid out with rights to cure and landlords rights for reentry and recapture.  Most states tenant landlord laws do not apply to commercial properties so what is in the lease, or not in it, is insanely important", "replies": [{"id": "cvms4el", "text": "Yes, it's very one sided. I will be putting all the money into the property including renovating the bathroom, floor, and removing some interior walls (small storage rooms). \n\nI have a lawyer but I'm curious about your advice. What kind of terms would you ask for?\n", "replies": [{"id": "cvmtu7x", "text": "how much is \"all the money\" and how much is the rent on this place, building value, and option value you are seeking?  \n\nWhat I'd ask for would depend on a lot of things.  This is typically not negotiated in an LOI though unless you are special case, it be in the lease (which again the lawyers should be drawing up /reviewing).  \n\nYou generally get evicted for breaking a lease covenant, or not paying rent.  The landlord then serves you notice and you have so long to fix whatever the issue is.  How long, depends on lots of stuff.  Then they may be able to change locks and sell your shit (or hold it in storage until final damages are agreed to).  If you are a sand art place with 50 bucks worth of shit in the entire store, there are much different concerns then if you are a diamond dealer with $20 million in inventory.  \n\nAnyhow, unless you are a special case, it is probably going to be whatever is in the landlord or your lawyers standard commercial lease then you can tweek it at that stage.  It is semi unusual to negotiate that up front, particularly on something this small.\n", "replies": [{"id": "cvmxbr4", "text": "Thanks, this is useful info. This is my first time doing this so I don't know what I'm talking about but I'll definitely look like less of an idiot with the lawyers now.", "replies": [], "depth": 4}], "depth": 3}, {"id": "cvmucut", "text": "is this a 500 sf building or a 500 sf space in a larger building?  \n\n", "replies": [{"id": "cvmx9ed", "text": "It's a 500sf space owned by the landlord.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "cvms9ex", "text": "Hire a person who only does office leasing. You need someone to manage your expectations. They are not going to give you an option to purchase. ", "replies": [{"id": "cvmx8u3", "text": "Interesting to hear you say that. I've heard many people say they included a lease option and exercised it. This is a small space owned by the landlord.", "replies": [], "depth": 2}], "depth": 1}, {"id": "cvszjlk", "text": "Get a lawyer. I can see so many potential issues it's tough to know where to start....First of all how is TI being handled? No one will agree to an absolute 5 year term. You need to figure out reasonable defaults. Fuck all I'd give somebody an option to vacate with a 3 month notice after 12 months. If I just paid any portion of TI this is worse than a nonstarter, it would be insulting. Is this a net lease? On a 500sf property I doubt you have special needs for insurance. Extension options? Any rent increases (incentive for the owner to offer an extension)?......", "replies": [], "depth": 1}]