I have not done too many deals in your market, and I anticipate things are nuanced depending on the property type and condition and based on the personality of the owner....BUT it is common and customary in my world, which is usually retail/med office, for tenants to have at least some time of free rent during the buildout.We usually structure things as follows, and you can change the number of days around but this is traditionally what we at least shoot for when we have a tenant we are repping.- Lease commencement date is to be the 6/1/24 or when the landlord's work is complete. and we traditionally have penalties in place if the LL's work takes too long and pushes us past our initial timeline.- then we typically have "rent commencement" or when you start paying rent, to be the earlier of either 180 days following lease commencement or when you are open for business.  

This is free.

An LLC is not free.

If it is a normal 70/30 leveraged property, you may end up subject to tax on 70% of your returns anyways - so cost benefit, is that 30% tax free portion worth the high tax rates paid and additional filing fees to get tax free treatment on the 30%?

For example, we provide 10 free changes with any listing (and $5 per change after that).

I'm actually a Loan Officer myself, so feel free to reach out to me about any questions regarding HELOCs or any other type of program.

I’ve heard people getting title companies to do free ones for them.

If you have any more questions feel free to reach out!

If you'd like some help, feel free to reach out and I'll show you how I analyze new markets for my acquisitions. 

Feel free to reach out if you have any more questions or curious about the Beckley market!