Leasing lot for parking - advice needed. Thank you!
Not sure if this is the wrong place to post, but wanted to try.

I own a small parking lot near a medical center that has been sought after. I am looking to maximize it's rental capacities. Recently, a reputable parking company has requested to do a month to month lease, and to share the parking revenue. They would do maintenance of the lot.

What sort of advisor could I look to hire to help me with the details?

Can anyone share their experience with dealing with rental companies, or renting parking spots in general? Is there a percentage split that is financially beneficial for myself?  Or is a flat payment rate better? Are there other methods that may be more lucrative, such as getting our own lot manager? I would greatly appreciate any advice. Thank you for any assistance.
[{"id": "gsyv5c8", "text": "My big questions:\n\n1. Liability \n2. What sort of maintenance will they cover? re-stripe? A re-seal in 5 years? Lighting?\n3. Do you think it will be long term parkers, or random daily spaces?\n4. How much hands on work do you want?", "replies": [{"id": "gszp26v", "text": "Thanks so much for the reply!  I'm not even sure what questions to ask.\n\nYou asking these questions certainly shows me that I don't know what I don't know!  \n\nThey say they will cover 100% maintenance.  I believe it will be random daily spaces.  I would prefer to have as little hands on work as possible.", "replies": [{"id": "gszpfv2", "text": "&gt; They say they will cover 100% maintenance.\n\nThey will try to be as cheap as possible. I would spell out all lighting needs to be replaced within 7 business days, re-sealing after 5 years, etc. \n\n&gt;  I would prefer to have as little hands on work as possible. \n\nI will echo the other commenters to just have a flat lot rent so you don't have to look over the books. After 2 years of this can always revisit and change it up.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gsywarw", "text": "If you\u2019re not familiar in detail with the parking business  you should only consider a flat fee, because you won\u2019t know how to properly price your percentage and verify accurate reporting.\n\nThe optimal situation would probably be an absolute net ground lease. \n\nThe entity that owns the land(you or your Corp) will want to be named as a beneficiary in a GL policy.\n\nGet them to make you a written proposal and take it to an attorney. Probably too small to get a broker unless you want to pay them a flat fee, but they would know how to price your asset and structure the business end of lease. Good luck.", "replies": [{"id": "gsyyqhh", "text": "Solid advice here. \n\nI would ground lease it and just collect a rent check instead of dealing with parking income and your split.", "replies": [{"id": "gszmyu8", "text": "Thanks so much for the reply.  How would I go about determining an appropriate rental fee?", "replies": [], "depth": 3}], "depth": 2}, {"id": "gszospm", "text": "Thanks so much for the reply.  Do you think that a net ground lease would be better financially than a split of the revenue?  How could I determine a good rental fee?", "replies": [{"id": "gszpk4p", "text": "&gt; Do you think that a net ground lease would be better financially than a split of the revenue? \n\nYou might leave some $$$ on the table, but it's stable and you don't have to audit the books/sales.", "replies": [], "depth": 3}, {"id": "gt185aq", "text": "Yeah. As a landlord you\u2019re looking for stable cash flow from a creditworthy tenant. It\u2019s much better to keep these arrangements as simple as possible.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gszagke", "text": "How reputable are they? Presumably this would be all/mostly cash collection? If so, getting them to honestly say how many cars were parked (and you tracking it) is a constant headache.", "replies": [{"id": "gszoxjy", "text": "Thank you for the reply.  It is LAZ parking.  I believe that is is app based parking.  Would that make it more reputable?", "replies": [{"id": "gszpm3l", "text": "They are big enough, I bet they have a standard lease they are hoping to work with.", "replies": [], "depth": 3}, {"id": "gt0cqd7", "text": "yes, it does. Never worked with them myself but I\u2019d consider it. I assume \u201cmaintenance\u201d means they pick trash unless it\u2019s spelled out. If m2m I\u2019d have your attorney really look over your outs. I\u2019d tend to roll the dice the first month and just want a mechanism to kick em out easily. Be wary of how your split is calculated. I suspect they have internal cost centers to push fees on their side. IT fee, credit card processing, Mgmt fee, staff, etc.", "replies": [{"id": "gt1xufb", "text": "Thanks so much! That\u2019s exactly what I\u2019m worried about. I would not even know what to look out for.\n\nCould you elaborate on what you mean by pushing fees to their side?  \nI\u2019m hoping that they could also be transparent about their own maintenance and internal fees. \n\nWould a commercial real estate agent be able to determine the best way to split the fee?\n\nThanks again!", "replies": [{"id": "gt3mrc7", "text": "Im assuming they propose to pay you after expenses (not before). If so, I\u2019m going to charge every internal cost center I can before I get to you on the waterfall to get that number as low as possible. I\u2019d probably push for a top line split of the gross receipts to avoid the fee screw. Not sure what\u2019s fair, probably ~20%. Again, you\u2019re looking at m2m so as long as you can easily kick them out based on the lease I\u2019d feel more comfortable. Also it might be m2m but do you have to give them 90 days notice to terminate? What\u2019s the ball park expected revenue? If you plan to get $5k month, I wouldn\u2019t spend too much time or money on this. \n\n\nI\u2019m biased against agents. They\u2019re usually full of themselves and don\u2019t know what they\u2019re talking about. Certainly exceptions for large commercial brokers. \n\nA commercial real estate attorney would be a better bet. What state are you in?", "replies": [{"id": "gt6va1d", "text": "&gt;internal cost center I can before I get to you on the waterfall to get that number as low as possible. I\u2019d probably push for a top line split of the gross receipts to avoid the fee screw. N\n\nI am in Texas.  I couldn't even begin to guess the expected revenue. I'm hoping a commerical real estate attorney can provide that sort of evaluation.  I think I definitely want to have any termination to be more favorable for me of course, just to protect myself.", "replies": [{"id": "gt7dozw", "text": "You should be able to figure out the rough value or if not ask the lessee for an estimate. I\u2019d say it\u2019s probably a good sign LAZ wants it.   What split did they propose?", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}]