Beth Azor

In this episode, I share a wild (and very real) lesson on tortious interference - what it means, how I got sued for it, and what every landlord should understand when it comes to transferring leases. From NFL players selling overpriced smoothie shops to doctors trying their hand at burger franchises, I’ve seen my share of risky lease assignments - and learned to trust my instincts.

I walk through two real-life examples where I blocked lease transfers, faced legal threats, and ultimately protected my shopping centers. I also explain how I secured personal guarantees, maintained leverage, and stayed paid when things went sideways. For any landlord who’s ever second-guessed their judgment or felt pressured into approving a shaky deal, this episode is essential listening.

Key Insights:✔️ Tortious interference claims can surface - even when protecting the asset✔️ Lease assignment red flags are worth paying attention to✔️ Personal guarantees offer critical protection from unqualified tenants✔️ Tenants often return admitting they should have followed advice✔️ Backup tenants and strong lease terms can protect the landlord’s position✔️ Sometimes, saying “no” is the most responsible thing a landlord can do

After 30+ years in the business, it takes a lot to surprise me—but this lease clause did just that. In this episode, I share the unique situation that forced me to rethink how I approach use clauses. A tenant with a one-of-a-kind concept insisted on “any lawful retail use” as a condition of the lease. My initial reaction? No way. But what followed was a negotiation that pushed both sides to get creative.

I walk through the four protections I added—including noxious use exclusions, existing tenant conflict language, and even a recapture clause—all while preserving the deal and protecting my asset. If you’ve ever dealt with an assignment clause that felt like a landmine, or a tenant who had no potential assignee, this episode will give you a new playbook.

Key Insights:

✔️ Narrow use clauses protect your center—but sometimes, compromise is required

✔️ “Any lawful use” isn’t always risky—if structured carefully

✔️ Noxious use exclusions help future-proof your lease against shifting laws

✔️ Active negotiations and LOIs should also block conflicting assignments

✔️ A recapture clause gives landlords control in grey areas

✔️ Early negotiation (at LOI stage) helps avoid legal standoffs later

Should you be posting rental rates on sites like Crexi or LoopNet? In this episode, I explain why I don’t—and why you shouldn’t either. A Facebook post from a frustrated agent sparked this conversation, but it revealed a much bigger issue: in retail real estate, rent is never one-size-fits-all.I walk through exactly how I price space in my shopping centers, from tenant type to visibility to square footage and even lease term. I also share a story about a client who was charging the same rate—$23 PSF—across every property, including a second-story office and a Publix-anchored outparcel. Spoiler: We fixed that, fast. If you're looking to maximize NOI and get strategic about rent setting, this episode breaks down how to think like a pro.Key Insights:✔️ Rent should vary by tenant use, size, visibility, and lease term✔️ One flat rate across all units can dramatically limit your upside✔️ You can and should charge more for endcaps and high-traffic locations✔️ Don’t let online listings lock you into underpriced deals✔️ Educate your leasing agents on rent flexibility✔️ Strategic rent setting = long-term NOI growth

What happens when you’ve got a perfectly good vacancy—but exclusives are tying your hands? In this episode, I walk through one of my current leasing challenges: a second-gen restaurant space that should be a no-brainer to fill... except I’m bound by a long list of tenant exclusives. From chicken and bubble tea to even Middle Eastern food—I’m locked out of nearly every popular restaurant category.But here’s the truth: exclusives are common, and they don’t have to stall your leasing. I share the real-world strategies I use to work around them—like how I got a Latin restaurant in under a chicken-exclusive, and when it might actually make sense to challenge or negotiate a waiver. I also break down creative site planning tactics that can open doors to entirely new tenant types. If you’ve ever been stuck with a “hard-to-lease” space, this one’s for you.Key Insights:✔️ Exclusives are everywhere—but they’re not deal-breakers✔️ Strategic tenant outreach starts with knowing your approved categories✔️ Get creative with space planning to unlock better tenant matches✔️ Know the penalties for breaking exclusives—it might be worth it✔️ Waivers are possible—but often come with negotiation✔️ Encourage leasing agents to explore unexpected tenant formats

What do you do when a great property refuses to lease up—despite all your best strategies? In this episode, I share the full story of one of the toughest assets in my portfolio: a 24,000 SF strip center right across from Sawgrass Mills Mall that should’ve been a slam dunk. But thanks to poor visibility from outparcels, it sat at 60% occupancy for years. I tried everything—canvassing, broker incentives, Facebook ads, even a party. Nothing worked.

Eventually, I swallowed my pride, hired a third-party broker, and together we came up with something bold: offer one year of free rent—no TI, full guarantees, no gimmicks. That single shift caught tenants’ attention and changed everything. We fully leased the center in five months and ended up selling it shortly after. If you're feeling stuck with your leasing strategy, this episode is the permission you need to shake things up.

Key Insights:

✔️ Even experienced owners sometimes need outside help

✔️ Lack of visibility can kill demand—no matter how strong the market

✔️ One year of free rent (with no TI) can still create a win-win

✔️ Pressure with urgency—“clock starts in January” drove action

✔️ Creativity and humility matter as much as hustle

✔️ When leasing stalls, shake up the system and brainstorm hard

If you're feeling stuck on a tough leasing deal, this episode is proof that sometimes the best move is the bold one. Don’t be afraid to pivot. Your next lease might just need a different play.

Buying a shopping center off-market? It’s not fast. It’s not easy. But if you play the long game—it can be wildly profitable. In this episode, I reveal how she secured multiple off-market deals by doing what most investors won’t: cultivating relationships for years.

From befriending a 76-year-old owner (who eventually made her his 50/50 GP partner!) to pulling off a seller-financed deal in under 30 days, I share the behind-the-scenes stories of mu best acquisitions—and exactly how I made them happen. I also explain how one coaching client turned an outperforming asset into a portfolio expansion using the “knock-on-doors” method.

If you’re tired of getting beat out on listed deals or just want better returns, this episode is your roadmap to relationship-based acquisitions that actually work.

Key Insights:

✔️ Off-market deals take patience—but can deliver incredible upside

✔️ Add value early—before an owner is ready to sell

✔️ Seller financing is possible—even on a tight timeline

✔️ Managing and leasing for free can be a strategic foot in the door

✔️ Use overperforming assets as a launchpad to buy nearby centers

✔️ Don’t wait for deals to be listed—make the first move

Whether you're a long-term investor or just breaking into CRE, this episode will challenge how you think about deal sourcing. The best opportunities aren’t on LoopNet—they’re hiding in plain sight.

EV chargers are popping up in shopping centers everywhere, promising “free” money through ancillary income deals—but I say: not so fast. In this episode, I break down the hidden risks of adding EV charging stations, especially when it comes to parking ratios and long-term tenant satisfaction.

I explain why I haven’t jumped on the EV charger bandwagon just yet, including the potential loss of valuable parking spaces and the unintended consequences it could have on restaurant tenants and customer traffic. If you're considering installing EV chargers at your property, this episode might change your approach.

Key Insights:

✔️ EV charger companies often provide free equipment—but at the cost of parking spaces

✔️ Losing key parking can negatively affect restaurants and high-traffic tenants

✔️ Ancillary income is great, but not if it reduces your overall leasing potential

✔️ Every parking decision should factor into your site’s overall tenant mix and traffic flow

✔️ What looks like “free money” could cost you in NOI down the line

Ever wonder what your leasing broker is really dealing with behind the scenes? In this episode, I give shopping center owners a brutally honest breakdown of what it’s like to be a retail leasing broker - from commission-only paychecks to years of hustling without listings or income. If you're considering hiring a broker (or trying to figure out why yours isn’t delivering), this is a must-listen.

I share the hidden realities of training, hunger, experience, and how to spot the difference between a hustler and someone just riding the title. Whether you’re managing a broker or deciding whether your nephew should give it a go, this episode helps you make smarter decisions and set more realistic expectations.

Key Insights:

✔️ Most commercial leasing brokers start commission-only and need a second job to survive.

✔️ Newbies rarely get proper training—owners should ask how they learned the business.

✔️ A broker’s “hunger” is often shaped by their early hustle, not their title.

✔️ Big brokerage firms don’t always train or assign listings to juniors.

✔️ Rockstars with 30+ listings probably aren’t cold calling for your 1,200 SF vacancy.

✔️ Don’t assume activity—ask direct questions about canvassing and prospecting habits.

Not all strip centers are created equal - and if you're looking to buy one, you better know what to look for. In this episode, I break down the critical (and often overlooked) details that can make or break your investment.

From parking ratios and restaurant tenants to visibility challenges and shifting demographics, Beth shares the exact advice she’s giving in DMs and emails to prospective buyers. I even open up about a shopping center I couldn’t lease - because of poor visibility - and what I learned the hard way.

Thinking about splitting a 10,000 SF space into four bays? I get into the real costs - and why you should lease it first, then build it out. This is must-hear guidance for anyone buying or repositioning a center in today’s market.

Key Insights:

 ✔️ Restaurants bring rent—but need the most parking

 ✔️ Poor visibility = long, painful vacancy battles

 ✔️ Traffic counts and tenant mix reveal a center’s true potential

 ✔️ Changing demographics can stall leasing momentum

 ✔️ Splitting space costs six figures—lease before you spend

 ✔️ Homeless issues? Temporary security can work wonders

This episode is full of tactical tips for evaluating a deal beyond the surface. If you’re serious about buying strip centers, this is your blueprint to avoid costly mistakes—and lease faster, smarter, and stronger.

We’re always told to be responsive - but can you be too responsive? In this milestone 50th episode, I share when rapid response is a superpower in leasing… and when it actually backfires. From texting prospects on planes to responding to market study calls, she outlines when responsiveness builds trust - and when it trains tenants to abuse it.

I also share my policy for returning broker calls, handling problem tenants, and even paying vendors fast to earn loyalty. But for those few tenants who call every day with non-issues? I explain exactly why not calling back immediately is the right move.

Key Insights:

✔️ Text-for-info signs increase lead response, even mid-flight

✔️ Always return broker and vendor calls—it pays off long term

✔️ Pay vendors quickly to get prioritized in return

✔️ Some tenants use quick replies to demand excessive attention

✔️ It's okay to delay responses to problem tenants—set boundaries

✔️ Responsiveness should be strategic, not reactive

Even though responsiveness is key to great landlord-tenant relationships, knowing when to pause is just as powerful. This episode gives you permission to protect your time—and train your tenants to respect it.

Think your portfolio is too small to call national retailers? Think again. In this episode, I break down down why even small shopping center owners should reach out to national tenants directly. Whether you own one property or 50, the key is to do your homework, know what the retailer needs, and make a compelling case for why your location is the perfect fit.

I share practical tips on how to get past the gatekeepers, why most landlords never visit retailer headquarters (and why you should), and how building these connections early can pay off as your portfolio grows. Don’t wait—learn how to confidently approach national retailers and set yourself apart from the crowd.

Key Insights:

✔️ You don’t need a huge portfolio to approach national retailers—just do your research

✔️ Know the brand’s needs before you call, and offer something valuable

✔️ Visit retailer headquarters whenever possible—few landlords make the effort

✔️ Confidence and preparation go a long way—don’t be intimidated

✔️ Start building relationships now, even if you’re a small portfolio owner

Even if you’re just starting out with a few properties, now is the time to make connections with the brands you want in your shopping center. As your portfolio grows, these relationships can give you a competitive edge and help you secure high-quality tenants down the line.

If you’ve ever felt hesitant to reach out to a national retailer, this episode will give you the mindset and strategy to move forward with confidence.

Sometimes it’s the little details that make the biggest impact. In this episode, I share the small but powerful changes she’s made to lease her shopping center spaces faster. From adding "Text for Info" to her leasing signs to setting up a quasi leasing office inside vacant spaces, I explain how these simple tweaks attract more interest and create opportunities to connect with prospective tenants.

I also cover practical tips like keeping utilities on to make spaces more inviting, using a single master key for all vacancies, and updating flyer images to reflect the most popular tenants. Whether you’re trying to lease a few spaces or manage a larger portfolio, these ideas will help you present your properties better and make leasing easier.

Key Insights:

✔️ Keep utilities on in vacant spaces—comfort and safety matter

✔️ Use a single master key for easier access to all vacancies

✔️ Set up a simple quasi leasing office for on-site meetings

✔️ Add “Text for Info” on your leasing signs—easy for prospects

✔️ Update flyer images to feature your most popular tenants

✔️ Highlight infrastructure like grease traps on storefront banners

ICSC Vegas is fast approaching - but should small shopping center owners actually go? In this episode, I break down whether the biggest retail real estate event of the year is worth the cost and time for investors who own just a few properties.

From networking hacks (like who you might meet in a rideshare) to what part of the event is actually valuable (hint: Professional Development Sunday), I share real talk on what you’ll get - and what you won’t - if you’re going to Vegas with a small portfolio and big expectations.

Key Insights:

✔️ ICSC Vegas is valuable for education and connections—but may not land you tenants

✔️ Local or regional ICSC shows are far more productive for small owners

✔️ If you’re going, don’t miss Professional Development Sunday

✔️ Avoid marketing to national tenants unless your portfolio justifies it

✔️ Use LinkedIn to pre-book meetings and avoid wandering the floor

✔️ Network early: opportunities start at the airport gate and hotel lobby

Last week was all about reports - but I left one of the most important off the list: occupancy percentage. In this episode, I dive deep into how tracking tenant occupancy costs not only helps you price rent with confidence, but also helps you spot trouble early, negotiate smarter, and even defend higher valuations with lenders and buyers.

I share how I’ve used this data to justify rent increases, negotiate better cap rates, and understand which tenants are performing - and which might be at risk. If you're not tracking occupancy percentages yet, this episode will make you start.

Key Insights:

✔️ Occupancy percentage = rent as a % of tenant sales—track it, use it

✔️ Use it to price rent, negotiate renewals, and spot underperforming tenants

✔️ Some tenants can handle higher % than others (e.g. liquor vs. furniture)

✔️ I use occupancy ratios to justify lower cap rates in refis/sales

✔️ You can start learning by analyzing OM rent rolls & reported sales

✔️ Most landlords ignore this - make it your edge

Everyone talks about sales and rent, but what reports do top shopping center owners actually use to run their properties? In this episode, I share the five essential reports she relies on to manage everything from lease renewals to rent increases, refinancing, and even delinquencies.

From sales performance to occupancy costs, rent rolls to renewal timelines - I break down how these reports help her stay ahead of tenant issues, maintain strong collections, and defend cap rates in a sale or refinance. If you're not reviewing these regularly, you might be flying blind.

Key Insights:

✔️ Sales reports help determine occupancy cost and support higher rents

✔️ Rent rolls are the foundation—track options, increases, CAM, and more

✔️ Expiration reports help plan ahead - but I prefer not to chase early renewals

✔️ Delinquency reports on the 10th and 20th keep collections tight

✔️ No grace periods - I hold even nationals accountable to paying on time

When your shopping center flyer says “great for retail, office, medical, AND entertainment,” it might sound impressive - but it's probably why you're not leasing any space. In this episode, I break down why throwing the kitchen sink into your marketing is killing your results, and how getting focused can completely change the game.

She shares a real story from a property owner struggling to lease space in a low-traffic, low-population area, and how his “everything to everyone” approach was confusing prospects. I give specific, actionable advice on how to reposition your marketing, what to fix on your flyer, and how to leverage local leasing success to your advantage.

Key Insights:

✔️ A “for lease AND for sale” flyer sends the wrong message to tenants

✔️ Don’t market medical space if you have poor parking or low visibility

✔️ Separate brochures for separate tenant types = more focused results

✔️ Prospects don’t want to figure it out—they want to feel like the space is for them

✔️ Find out who leased nearby spaces and connect with their brokers

When you buy a shopping center, you inherit leases - but should you actually keep using them? In this episode, I share why continuing with outdated lease forms can cost you money, flexibility, and leverage. Whether you're dealing with 40-year-old language, missing continuous operation clauses, or outdated assignment fees, I explain what to look for and why having your own modern lease form is non-negotiable.

I also share stories from her own deals, the kinds of clauses that have evolved over time (think CPI increases and relocation costs), and why hiring the right attorney could save you from years of legal and operational headaches. If you’re inheriting leases or planning to buy a center, this episode will give you the lease-level clarity most landlords overlook.

Key Insights:

✔️ Never assume the lease you inherit is good enough—create your own lease form

✔️ Outdated leases often lack key protections like continuous operation clauses

✔️ Assignment fees, late fees, CPI language, guarantees—all need modern updates

✔️ Hire a real commercial lease attorney, not a residential closing lawyer

✔️ If tenants want to renew and don’t have options, you set the lease terms

Everyone talks about getting a great deal - but what if the deal isn’t as good as it looks on paper? In this episode, I break down why understanding supply and demand is the most important factor in evaluating shopping centers. It’s not just about low prices or big upside - it’s about who’s around to shop there and how much competition already exists.

I share real stories from the field, including why she turned down a massive consulting fee for a center with no population, and how she advises landlords on raising rents the smart way. If you’re investing in retail or managing tenant renewals, this episode will shift the way you think about value, rent, and long-term upside.

Key Insights:

✔️ Don’t chase cheap square footage—chase strong demand

✔️ Low occupancy in the neighborhood? That’s your red flag

✔️ The best negotiation weapon: sales data, not fear

✔️ Tenants with no better options won’t walk over a $5 rent hike

✔️ High income or high population—just pick a lane and understand it

✔️ You can’t lease to people who don’t exist—look at the map

Thinking about selling your shopping center? Before you list it, there are critical mistakes that could turn off buyers, delay your sale, or even lower your property’s value. Many sellers unknowingly make choices that seem beneficial in the short term—like locking in long-term tenant rent increases—but these decisions can actually reduce flexibility for buyers and make your property less attractive.

In this episode, I share what smart shopping center buyers look for when evaluating a deal, and what you should fix before listing your property. I break down why fixed rent increases in tenant options can work against you, how long-term vendor contracts can complicate negotiations, and why open permits can stall or kill a sale. 

Key Insights from This Episode:

✔️ Why giving tenants long-term fixed rent increases can hurt your sale price

✔️ The biggest contract mistake that can turn off serious buyers

✔️ How open permits can delay or ruin your shopping center sale

✔️ Why month-to-month leases could be a deal-breaker for some buyers

✔️ The right way to prepare your property before listing it for sale

Planning to sell your shopping center? Drop your questions in the comments!

Owning a shopping center sounds great—until CAM reconciliation season hits. If you're feeling overwhelmed by surprise expenses, frustrated tenants, and unclear CAM charges, this episode is for you. I break down exactly how CAMRECs (Common Area Maintenance Reconciliations) work, why your tenants might be footing the bill for grocery stores and anchors, and how to protect your cash flow without shocking your tenants with massive invoices.

Whether you're a new shopping center owner or just trying to get ahead of rising costs, Beth shares real strategies she's using right now to avoid $5,000+ surprises, handle tenant disputes, and keep her centers running profitably year after year.

Key Insights:

-Why local tenants often cover the costs anchors like grocery stores avoid

-The three ways landlords handle CAM increases—and which works best

-How to protect your cash flow and avoid massive CAM reconciliation bills

-Why national tenants play games with CAM disputes (and how to handle them)

-The overlooked mistake that can crush your shopping center’s profits

-How to use CAM estimates to smooth out costs and avoid blindsiding tenants

-When to offer payment plans—and when to say no

Struggling to Lease? Top Tips on How Residential Agents Can Solve Your Commercial Vacancy ProblemAre you struggling to fill vacant spaces in your shopping center? I reveal a surprising leasing strategy you probably haven't tried—tapping into hungry residential brokers. Learn why commercial brokers might not always be your best bet, and discover how getting creative can fill those long-empty spaces faster. I share real-life insights on why hiring an eager residential broker could be the secret solution you've overlooked.Key Takeaways from this episode:- Why residential brokers can outperform commercial brokers for leasing your vacancies.- How to leverage hungry, motivated new agents to hustle and close deals quickly.- Practical tips on incentivizing brokers to fill your toughest vacancies.

Have you tried using residential brokers before? Comment below and let us know your experience.

Owning a shopping center comes with challenges - one of the biggest? Tenants who stop paying before their lease is up. In this episode of I Own a Shopping Center, Now What?, I break down real strategies to handle non-paying tenants without breaking the bank on legal fees.Key Takeaways from This Episode:- When to take legal action vs. when to cut your losses- How to leverage security deposits the right way- Using judgments & the Better Business Bureau to hold bad tenants accountable- The unexpected way past tenants might pay up—years laterIf you’ve dealt with this before or have questions, drop them in the comments! I might cover your issue in a future episode.

Not every tenant is the right fit for a shopping center, and sometimes, what looks like a great leasing opportunity can take a shocking turn. In this episode, I share a jaw-dropping story from my own real estate experience—one that completely changed my perspective on a deal.

I was seriously considering leasing to a pet store tenant who, on paper, seemed perfect. But then I visited one of their existing locations… and right in the window was a massive sign that read: “We Buy Rats.” What I discovered next made me rethink the entire agreement.

🔑 Key Takeaways from This Episode:

• Why you (or your leasing agent) MUST visit a tenant’s current location before signing a lease
• The unexpected red flags that could save you from a bad deal
• How tenant mix affects your property’s value and the neighborhood’s overall appeal
• Would YOU lease to a "We Buy Rats" store? Here's why I didn’t.

This is a crucial lesson in due diligence for commercial real estate. Have you ever had to turn down a tenant? I’d love to hear your story in the comments!

You Own the Shopping Center—You Make the Rules.

As a shopping center owner, you have the authority to decide who leases space in your property. In this episode, I share a real-life experience with a tenant prospect who misrepresented their business and how I handled it. I discuss the importance of verifying tenants, visiting their existing locations, and standing firm against pressure from brokers or prospects trying to push a deal that doesn’t align with your vision.

Key highlights:

• Why you must visit a tenant’s other locations before signing a lease

• How to handle brokers who try to pressure you into a deal

• The importance of lease clauses to protect your center

• Why you can say no to tenants that don’t fit your vision

No one can force you into a bad deal. You control your shopping center.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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Are you tracking market shifts, or are you falling behind?

Rental rates change constantly, and if you're not staying on top of vacancies in your market, you could be pricing yourself out—or missing out on higher rents. I’ve seen landlords struggle to lease space simply because they didn’t realise the market had shifted. A big anchor leaves, road construction impacts traffic, or vacancies spike—and suddenly, your pricing strategy no longer makes sense.

On the flip side, if demand is high and vacancies are disappearing, you might be underpricing your space without even knowing it. That’s why you can’t rely on online sources alone. You need real-time data—whether that means driving the market, talking to brokers, or hiring someone to give you the latest insights.

In this episode, I cover:

• Why rental rates aren’t fixed

• How market shifts impact leasing strategies

• The problem with relying on outdated online data

• How to gather accurate vacancy information

• When to hold firm—and when to adjust incentives

Listen now and make sure you're making the right moves for your shopping center!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

How do you fill vacancies in your shopping centers?

In this episode of "I Own A Shopping Center. Now What?", I dive deep into strategies for leasing vacant spaces in newly acquired properties. Whether you’re a new investor with one property or managing multiple centers, these tips will help you make informed decisions and set yourself up for success.

We talk about why it’s crucial to get into the market yourself, the importance of understanding local dynamics, and the steps you should take during your due diligence process. I also share insights on hiring strategies, from in-house leasing agents to brokers, and why respect for the brokerage industry is non-negotiable.

Here’s a quick breakdown of key topics:

• The power of spending time in the market (3:00)

• Why mixed demographics can complicate leasing (15:20)

• How to hire the right leasing agent or broker (25:40)

• Rethinking your approach to broker relationships (35:15)

If you’re navigating vacancies or planning your next acquisition, this episode is packed with actionable advice to help you avoid common pitfalls. Give it a listen, and don’t forget to share your thoughts!

What does it take to reposition a shopping center?

In Episode 34 of "I Own A Shopping Center. Now What?", I explore the steps to transform a shopping center and unlock its full potential. From identifying the reasons for change to creating a tenant mix that drives traffic, this episode is packed with actionable insights.

Key highlights include:

Identifying reasons for repositioning, like maintenance or leasing issues

Balancing cosmetic updates with structural improvements

Developing tenant strategies to align with goals

Refreshing the property with a new name or branding

Hosting events to engage the community and boost traffic

Attracting tenants that drive activity and benefit all

If you’re ready to elevate your property, this episode is for you. Tune in and share your thoughts!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

How much vacancy should a leasing agent handle?

In Episode 33 of I Own A Shopping Center. Now What?, I tackle the critical question of how much vacancy a leasing agent can effectively manage. Drawing from years of experience running leasing teams, I explain why focusing on vacancies rather than the number of properties is essential for maximizing performance and growing rents.

Key highlights from this episode:

• Why vacancy per agent matters more than the number of properties they manage

• Questions to ask third-party agents during interviews

• Strategies for distributing vacancies within a team

• Real-world examples of effective leasing workloads

Whether you’re handling leasing in-house or working with a third party, this episode is packed with actionable insights to help you optimize your leasing strategy.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

Are you letting tenants dictate your timeline?

In Episode 32 of "I Own A Shopping Center. Now What?" I get to the importance of strong lease forms and staying in control during tenant negotiations. After nearly four decades in the business, I’ve learned that leases are living, breathing documents that require constant attention and adaptation to support your property’s long-term success.

Key highlights:

• Why rushing into lease renewals can lead to missed opportunities.

• Tips for crafting a lease form that works for your property, including leveraging peer networks and legal advice.

• How to maintain control of tenant negotiations and avoid being pressured into their timeline.

• Exploring how AI tools like ChatGPT can help streamline lease reviews and updates.

  
  

Your property, your timeline. Take control and ensure your leases align with your goals. Tune in for actionable insights!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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What’s stopping more women from investing in commercial real estate?

In this episode, I share details about the Women Investor Summit – a two-day event designed to empower women to start investing.

Here’s what I cover:

• Why women should jump into commercial real estate.

• Insights from experienced investors across asset classes.

• Breakout sessions on underwriting and financing.

• Property tours with real-world transformations.

• Building wealth through collaboration.

If you’re ready to invest or know someone who should, this episode is for you. Let’s make it happen!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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As landlords, we hear this all the time—everyone else pays higher commissions, gives bigger TI allowances, or fixes rent without increases. But here’s the truth: just because everyone else is doing it doesn’t mean you should.

In this episode, I dive into why it’s critical to understand your project’s unique benefits and not get caught up in the noise of what others are offering. I also discuss when it does make sense to match the market and why creating a peer group can help you separate fact from fiction.

Key highlights:

• Why your property’s unique benefits matter in negotiations

• How visibility and other features can set you apart

• When it makes sense to offer more incentives in challenging projects

• The value of building a peer group to confirm market trends

If you’ve ever struggled with the “everyone else” issue, this one’s for you. Tune in now.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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What would you do if a tenant hesitates to renew their lease?

In Episode 29 of "I Own A Shopping Center. Now What?", I discuss a recent experience with a long-term tenant considering their renewal options. Their hesitation was less about leaving and more about negotiation, but addressing their concerns—like traffic, parking, and anchors—required a strategic approach.

Key highlights:

- Navigating strict parking codes and tenant mix challenges

- Understanding the role of sales trends and tenant leadership

- Responding to complaints with facts and context

- Why being hands-on with renewals is essential for property value

Tune in to hear how I approached this conversation and why preparation and strategy make all the difference in tenant retention.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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In this episode of "I Own a Shopping Center. Now What?", I dive into one of the most critical aspects of owning a shopping center: your lease form. As a shopping center owner in South Florida, I’ve learned that the lease is not a static document—it’s a tool that evolves with every new challenge and opportunity.

I talk about why it’s so important to update your lease form regularly and share examples of changes I’ve made over the years, from sales collection clauses to assignment provisions and ACH payment requirements. I also explain why reading every lease during due diligence is non-negotiable. Understanding the details of your leases helps you plan for the future and negotiate smarter.

This episode is packed with practical advice, including how I’ve used lease clauses to address tenant signage issues during a $3 million renovation. Whether you’re an owner, property manager, or leasing agent, these tips will help you manage your shopping center more effectively.

Tune in to learn actionable strategies for creating a positive and professional showing experience.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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How do you make every space showing count?

In Episode 27 of "I Own a Shopping Center. Now What?", I break down the essential steps to prepare for and conduct successful showings. Whether you’re managing the process yourself or overseeing brokers, it’s all about being thorough and proactive. Here are some key highlights:

Confirm appointments with a detailed text outlining meeting times and rental terms to avoid misunderstandings.

Prepare the space by addressing cleanliness, removing any odours, and ensuring it’s well-lit and welcoming.

Keep safety top of mind, especially for large or multi-room spaces, and have a second person present when needed.

Follow up after the showing with a clear recap of the terms and next steps to keep everyone aligned.

Tune in to learn actionable strategies for creating a positive and professional showing experience.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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Is a legacy tenant an asset or a challenge?

In Episode 26 of I Own A Shopping Center. Now What?, Beth Azor discusses a conversation with an investor purchasing a strip center to house their own business—only to realize one of their national retailer tenants is struggling. Rather than seeing this as a hurdle, Beth reframes it as an opportunity for strategic growth.

This episode covers insights on turning potential challenges into winning strategies:

🕒 [02:15] Why low-rent legacy tenants can actually enhance your investment. 🕒 [07:40] How dividing large spaces into smaller units can increase profitability. 🕒 [12:20] Planning for local demand, construction costs, and market trends.

Owning a shopping center is about more than rent collection; it’s about foresight and adaptability. Tune in for Beth’s tips on maximizing your property’s value!

In this episode, I share a behind-the-scenes look at the essential vendors and advisors who’ve helped me manage properties for decades. Building a reliable network of experts is key for any investor. From navigating tax appeals to securing the right insurance, I discuss the importance of working with trusted professionals who understand the unique needs of property owners. Plus, I highlight the value of connecting with other investors to exchange advice and recommendations.

Key Topics:

- Tax Appeals

- Land Use Counsel

- Wealth Management

- Insurance Review

- Property Management Software

Tune in for insights on creating a solid support system in property management — and mark your calendars for the upcoming Women's Real Estate Investment Summit in March!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

Facing a looming deadline with a short-term loan on your shopping center? In this episode of I Own A Shopping Center. Now What?, I break down practical strategies for property owners to boost their NOI and meet tight timelines.

Whether it’s understanding the market or getting creative with leasing terms, there are ways to take control. Here’s what I discussed:

• Why you need to personally know your market instead of relying on third-party data.
• How to adjust rent strategies to meet deadlines without overspending on tenant improvements.
• Using bonuses to incentivize leasing agents during high-pressure situations.
• Which tenant types to focus on during slower leasing seasons like December.

If you’re in a similar situation, take action now and stay ahead of the game.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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What does it take to navigate a $3 million renovation on a shopping center?

In this episode, I walk through the process of transforming a property while keeping tenants' businesses running smoothly. From choosing the right superintendent with top-notch customer service skills to managing tenant signage and financing, it’s all about the details. I also share how we’re minimizing disruptions, ensuring cleanliness, and making smart use of vacant space during construction.

Tune in to hear key strategies for handling large-scale renovations and how building long-term relationships plays a critical role in success. Plus, I give a preview of my upcoming Women’s Real Estate Investment Summit in March 2025!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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Ever considered transforming your vacant spaces into something temporary yet impactful?

In this episode, I dive into how I’m tackling vacancies at one of my shopping centers by using seasonal pop-ups. Vacancies don’t have to be a loss—they can be an opportunity to bring in niche, merchandise-focused businesses. Pop-ups have proven to be a winning strategy for me in the past, with tenants like Caneswear starting as a seasonal pop-up and growing into a long-term success.

Here’s what I cover:
- The benefits of “pure play retail” for filling vacant spaces
- How seasonal pop-ups can drive traffic and boost revenue
- Creative solutions to parking and leasing challenges
- Tips on approaching potential pop-up tenants and structuring agreements

If you’ve got vacant spaces, why not turn them into an opportunity? Give this idea a try and see the results!Don't miss out on future episodes filled with more expert insights and practical advice.

Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

How well do you connect with the community where your shopping center is located?

In episode 21 of "I Own A Shopping Center. Now What?" I break down why being engaged in the local community is essential for property owners. Whether you own one or a few centers, building relationships with the Chamber of Commerce and economic development directors can significantly boost your leasing success and help you navigate permit issues.

Even if you can't be there in person, having the right local support can make all the difference. Consistent involvement will deliver results you didn’t expect!

Key Topics:

- Importance of Local Engagement

- Leveraging the Chamber of Commerce

- Building Specific Relationships for Leasing

- Navigating Permits with Local Connections

- Community Sponsorship Tips

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

Wondering if it’s acceptable to ask a prospective tenant for financials? Absolutely!When dealing with franchisees — especially those just starting out — landlords must go beyond face value and dig into the financials. In this episode, I share what every landlord should examine, from conducting thorough credit checks (including spouses!) to ensuring a strong application is in place. Asking the right questions and requiring verification can make all the difference. With nearly 40 years in this business, I’ve seen how these steps can save landlords from future troubles.Key points covered:

• Navigating tenant improvement (TI) requests for franchisees
• Why credit checks for both spouses are crucial
• Verifying tenant cash flow and bank statements
• Key elements of a startup’s business plan
• Handling third-party brokers who push for conditional approval

For landlords, asking the right questions is key to avoiding financial pitfalls.Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

Overcoming obstacles in leasing is all about strategy. In this episode, I share my approach to dealing with those challenging spaces in your shopping center—like the infamous elbow spaces with limited visibility and parking. Instead of forcing big retailers into these spots, I target businesses already thriving in similar conditions. Think daycares, orthopedic shoe companies, or tenants from industrial parks. By focusing on the right prospects, you can turn a difficult space into a profitable one.Key Highlights:

• Overcoming obstacles in leasing
• Targeting the right prospects
• Real-life examples of successful leases

Let’s tackle those leasing challenges together!Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

Is bigger always better when choosing tenants?

In this episode of "I Own A Shopping Center. Now What?" I talk about the tough decision of choosing between franchisees and local tenants.

While the allure of a well-known franchise name is tempting, it might not always be the best choice. I share my experiences and insights on why local tenants could be the stronger option, even when a franchise comes with brand recognition and marketing power.

Tune in to hear key points on evaluating financials, tenant improvement (TI) strategies, and a real-life case study where a local tenant outlasted a corporate giant. If you're navigating a similar decision, this episode might offer the perspective you need.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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How do you find the right third-party leasing agent for your property?

In Episode 17 of "I Own A Shopping Center. Now What?", I discuss the key steps to interviewing brokers and setting them up for success.

I break down how to evaluate firms, the questions you need to ask, and why short-term contracts with regular communication are essential. Learn how to hold your brokers accountable and ensure they deliver results.

Whether you're new to retail leasing or just looking for better strategies, this episode is packed with practical insights you can use right away!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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What are the small but essential details that help your shopping center operate seamlessly?

In episode 16, I cover some practical strategies I’ve learned over the years. Whether it’s numbering light poles for easier repairs or rethinking the need for sweeping smaller lots, I’m sharing the tips that have worked for me.

I also discuss the importance of bright, eye-catching flowers at the entranceways to draw attention, and why building strong vendor relationships is key to success.

Plus, when it comes to passing through management fees, if it’s in the lease, don’t hesitate to include it.

Ensuring your property is well-maintained and managed efficiently isn’t just about keeping tenants happy—it’s about keeping everything running smoothly.

Next time, I’ll be diving into how hosting events at your shopping centers can create stronger connections with your tenants and community. Stay tuned for more actionable insights!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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In this episode of "I Own A Shopping Center. Now What?", we explore the significant role of signage. From finding the perfect balance between visibility and aesthetics to practical tips on maximizing tenant satisfaction, this episode has it all.

Key Highlights:

- Pylon Signs: How Many is Too Many?

- Reverse Lettering for Clarity

- Enhancing Property Value by Avoiding Raceways

- Strategic Signage Negotiations

- Navigating City Regulations

Tune in and subscribe for more insights, and feel free to reach out with topics you'd like me to explore in future episodes.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast

What do you do when your shopping center has restrictive covenants or tenants with exclusive rights? In this episode, I tackle how to overcome these hurdles, from negotiating with tenants to creatively finding ways to work around restrictions.

I also discuss the importance of understanding the unique dynamics of elbow spaces, how to approach vacant properties, and why a blanket rental rate may not be the best strategy for your shopping center.

Whether you’re dealing with tenant exclusives, managing vacancies, or simply looking to optimize your property’s potential, this episode offers practical insights and actionable advice.

Got questions? Reach out anytime, and if you’re at the Orlando ICSC, stop by my booth to chat in person!

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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In this episode of "I Own A Shopping Center. Now What?", Beth Azor offers practical guidance for property owners on managing third-party leasing and management firms.

She emphasizes the importance of staying informed through monthly activity reports, understanding lead sources, and making regular site visits. Beth provides actionable advice on how to ensure your property remains well-managed and profitable without micromanaging your team.

Whether you're new to property ownership or looking to optimize your existing partnerships, this episode delivers essential tips to help you get the best results from your third-party firms.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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In Episode 12 of "I Own A Shopping Center. Now What?" Beth Azor discusses effective tenant management and the importance of adhering to lease agreements.

She highlights common tenant requests for repairs that are their responsibility and emphasizes clear communication. Beth shares strategies for managing roof access, conducting preventative maintenance, and ensuring tenants understand their obligations.

Beth also talked about managing vacant spaces, including using lights for marketing and addressing gas fumes from dry P-traps. She stresses setting realistic permitting and construction timelines for new tenants to avoid delays.

Beth emphasizes being fair but firm with tenants to maintain positive relationships and ensure both parties understand their responsibilities.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

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In Episode 11 of "I Own A Shopping Center. Now What?", Beth Azor tackles the topic of tenants requesting rent assistance. With a population boom in South Florida, such requests are rare, but Beth shares her advice for landlords who do encounter this issue.

Beth emphasizes the importance of understanding the tenant's business. She advises landlords to request a rental assessment application, including a credit check, sales data, and a detailed plan for using the assistance. This process often deters casual requests.

For those tenants who do complete the application, Beth suggests ensuring they have a clear plan to increase sales. She prefers reimbursing specific business expenses like advertising, rather than simply reducing rent.

Tune in for Beth's insights and practical advice on managing tenant relationships and keeping shopping centers thriving.

Don't miss out on future episodes filled with more expert insights and practical advice. Subscribe to my channel now and be ready on owning a shopping center.

#CommercialRealEstateInvesting #BethAzor #RealEstatePodcast