What is Flex Advisory?

The load factor adds a share of common areas to your usable space. It typically runs 10 to 20%, so 20% is at the high end but not automatically bad.

Enough to cover your buildout period at minimum, so you are not paying rent on space under construction. More free rent directly lowers your effective rent.

Around 3% a year is common. It compounds fast: 3% reaches about a 30% increase by year ten, and 4% nearly doubles the rent over fifteen years.

The buyer usually needs to take over the lease via assignment. A recapture clause can block that by letting the landlord take the space back instead.

Only if your lease has a relocation clause. For a practice with a fixed patient base and custom buildout, narrow it heavily or negotiate it out.

The base year sets the operating-expense level the landlord covers. In later years you pay your share of increases above it, so a low base year costs you more.

Effective rent is your average real cost per year after concessions and escalations: total base rent, minus free rent and TI, divided by the lease years.

Aim to cover most of your buildout. Medical buildouts run $150 to $350 per square foot, so benchmark against medical deals, not a standard office figure.

Not necessarily. Once you add NNN pass-throughs, a $28 NNN space can cost more than a $36 gross lease where the landlord covers those costs.

NNN charges commonly add $8 to $12 per square foot, often 40 to 60% of the base rent, so a low quoted rate can nearly double once you add them.

Without protection, a foreclosure can void your lease. An SNDA with a non-disturbance clause lets you stay under your existing lease if the landlord defaults.

Depending on your lease, you may be able to sublease, assign the lease, or negotiate an early termination — largely set by what you negotiated up front.

No. Zoning determines whether a clinical use is allowed. Retail and industrial spaces often require a special use permit or variance for medical use.

If you sign a personal guaranty, yes — your personal assets are at risk. But it can often be limited via a good-guy clause, burn-off, or dollar cap.

Not if you negotiate an exclusivity clause. It stops the landlord from leasing other space in the property to competing uses — a key protection.

An SBA 504 loan is a government-backed program that lets owner-occupant practices buy their building with about 10% down, versus 20–25% conventional.

Rent is charged on rentable square footage, which adds a share of common areas. The load factor can make two identical rents cost very different amounts.

In an NNN lease, you pay base rent plus your share of property taxes, insurance, and common area maintenance (CAM), raising your true occupancy cost.

A tenant improvement allowance is money the landlord contributes toward customizing your space. Amounts vary by term, market, and use.

Multi-location operators should evaluate West Loop within a broader portfolio strategy, not as a standalone expansion decision.

Tenant representation helps operators negotiate lease terms that reduce risk, control costs, and preserve long-term flexibility in West Loop.

Yes. Our buyer representation covers acquisition analysis, lease-versus-buy evaluation, financing structure, and negotiation on your behalf.

Yes. We provide side-by-side market comparisons covering rent, incentives, zoning, and operational fit so you can weigh suburbs objectively.

We evaluate demographics, zoning, visibility, access, competition, and long-term growth to identify the best locations.

Yes. We negotiate directly with landlords and their brokers to secure favorable terms and reduce long-term risk.

Site selection, market analysis, lease negotiations, financial modeling, and long-term occupancy planning.

We support first-time practice owners selecting their initial location, also established dentists relocating, expanding, or renegotiating existing leases.

We structure and negotiate lease terms to protect dentists from excessive buildout costs, unfavorable renewal clauses, and exit limitations.

Dental spaces require specialized infrastructure—plumbing, power, HVAC, ceiling heights, and medical-use compliance.

Ideally before touring spaces or discussing lease terms, when your options and leverage are highest and a strategy can still shape the deal.