If you have a hold period of 10 years what repairs could you foresee and where do you see the trend of the overall neighborhood going ?

With pharmacies Walgreens almost always have flat rent in the primary period.

It works the other way as well:  Non-Relator Broker = Non-Realtor agents).You also have to pay for E & O insurance and take a certain number of continuing education credits every license period, some of which can be FREE as a Realtor, but most of which costs money.Beyond the above, I suspect you can cover your expenses on just one, full commission transaction each year, depending on the above. 

Being there has never been a lease...I'm having a hard time finding basic commercial tenant laws with regards to notice to quit time period. 

If you don't have the funds, pitch the idea to him with $15k that goes hard upon contract, no DD period.

Says they have the right to cancel during the due diligence period and get a return of their EM deposit.

This was a small option fee that is required by Texas law to have an option period (or inspection period) in our contract.

This was a small option fee that is required by Texas law to have an option period (or inspection period) in our contract.

In some cases, it might be 5 years and a buy out, it could be a longer deal where you would essentially be giving them a "coupon clipper" via check each month, and it could also be subject to them handling certain aspects of the operation for a period of time (12-24 months). 

If the existing tenants are indeed "good", and that could mean plenty of things like paying on time or they are just pleasant people, then I'd keep them with periodic rent increases upon lease renewal.Increasing the rent drastically can get you in to trouble and affect your relationship with the existing tenant base.