What would you risk to win the deal of a lifetime?

In this episode, I’m sharing the behind-the-scenes story of one of the most competitive acquisitions of my career—where I took a $30,000 gamble before getting the deal, beat out five other buyers, and closed in just three days. And yes, I turned a former strip club into a retail center generating $740,000 in NOI.

This wasn’t luck—it was strategy, speed, and a little creative thinking. I’ll walk you through the relationships I spent years building, the unconventional move my partner suggested, and the mindset that helped me take the leap. If you’ve ever been neck-and-neck for a deal, this episode will challenge the way you play the game.

Because sometimes, the deal doesn’t go to the highest bidder—it goes to the boldest.

🔑 Key Takeaways

• Build relationships before the deal is even on the table
• Speed is a superpower—especially for sellers on a timeline
• Offer to complete due diligence before you’re awarded the contract
• Be willing to risk money when the upside makes sense
• Creativity wins over cookie-cutter offers
• Know your market better than your competition
• Don’t wait to be chosen—take initiative
• When the moment comes, move fast with confidence

BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: 

https://www.bethazor.com/

https://www.azoracademy.com/

For more commercial real estate training: https://www.bethazor.com/training/

FOLLOW ME ON SOCIAL

Facebook: https://www.facebook.com/azoradvisoryservices/

Twitter: https://twitter.com/bethazor1

Instagram: https://www.instagram.com/bethazor/

Linkedin: https://www.linkedin.com/company/6315636/

#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

In this episode, I break down a real-life situation that perfectly illustrates what happens when business goals steamroll smart real estate fundamentals. A doctor poured $2.5 million into renovating a two-story office building—without addressing the fact that the property only has six parking spaces. Six! Before signing a single lease.

I walk you through the candid coaching conversation I had with him, why building spec space with zero leases in hand is a risky move, and why parking is absolutely non-negotiable—no matter how great the visibility or how passionate you are about your business.

At the end of the day, the real estate must drive the business—not the other way around. If you’re investing, developing, or making big decisions about where your business lives, this episode is your reminder to slow down, analyze, and make choices through the real estate lens first.

This is a must-listen case study in what not to do—and how the right due diligence could save you millions.

🔑 Key Takeaways

• Never build spec space without a signed lease

• Parking can make or break your deal

• Your business cannot monopolize shared property assets

• Always run a parking analysis before committing to renovations

• Visibility is great—but parking is essential

• Your business hat and your real estate hat require completely different decisions

• In some locations, residential may outperform commercial

• Bring advisors in before making million-dollar decisions

BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/FOLLOW ME ON SOCIALFacebook: https://www.facebook.com/azoradvisoryservices/Twitter: https://twitter.com/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

Thinking of turning that vacant Dollar Tree into a food hall? Hit pause—this episode might save you a fortune.

Food halls are trendy, flashy, and tempting—especially when you’re sitting on 5,000 to 10,000 square feet of empty space. But after seeing too many landlords lose big, I’m here to sound the alarm. In this episode, I break down why most food halls fail, the false promises they offer, and what you should consider before signing on to build one. From startup tenant churn to high buildout costs and low foot traffic, I share real examples (including failed projects from close friends) and challenge the food hall hype with a dose of truth. If you're serious about NOI, you need to hear this.

Key Takeaways:

- Don’t default to a food hall just because you have a large vacancy

- Buildout costs are massive; especially without a strong operator

- Most food hall tenants are startups (and risky ones at that)

- Failure rates remain high, even in trendy concepts

- Location is everything: food halls only work with major traffic

- Tourist-heavy areas offer better chances of success

- Talk to real operators and visit proven sites before investing

- A vacant anchor space doesn’t equal a food hall opportunity

- There are better ways to fill space; don’t fall for the fad

BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: 

https://www.bethazor.com/

https://www.azoracademy.com/

For more commercial real estate training: https://www.bethazor.com/training/

FOLLOW ME ON SOCIAL

Facebook: https://www.facebook.com/azoradvisoryservices/

Twitter: https://twitter.com/bethazor1

Instagram: https://www.instagram.com/bethazor/

Linkedin: https://www.linkedin.com/company/6315636/

#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

Before you blame the broker—check the agreement.

When I bring on a third-party leasing broker, I know my success depends on my systems just as much as their effort. In this episode, I’m breaking down exactly how I structure broker relationships to keep leasing activity transparent, accountable, and productive.

From the interview questions I ask to uncover true canvassing habits, to the monthly reporting structure that ensures I’m never left wondering what’s happening—I’m sharing the playbook I’ve refined over decades of owning and leasing retail centers. You’ll learn why I insist on activity reports, how to spot red flags like recycled leads and vague updates, and how to course-correct before months of momentum are lost.

Whether you’re an owner frustrated by slow lease-up or just starting to delegate leasing for the first time, this episode gives you a proven framework to make sure your broker delivers.

🔑 Key Takeaways

• Always include a 30-day termination clause in your broker agreements

• Require detailed monthly activity reports

• Don’t settle for weekly calls—push brokers to actively prospect

• Audit lead sources to confirm they’re proactive, not passive

• Make brokers document where every lead originates

• Review and compare reports each month

• Watch for recycled names with no progress

• Don’t hesitate to terminate if performance doesn’t improve

  
  

BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: 

https://www.bethazor.com/

https://www.azoracademy.com/

For more commercial real estate training: https://www.bethazor.com/training/

FOLLOW ME ON SOCIAL

Facebook: https://www.facebook.com/azoradvisoryservices/

Twitter: https://twitter.com/bethazor1

Instagram: https://www.instagram.com/bethazor/

Linkedin: https://www.linkedin.com/company/6315636/

#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

Feeling stuck in your leasing? Here's how to get things moving again.

In this episode, I share how I helped one of my shopping centers generate major leasing momentum by bringing our entire team—property manager, broker, attorney, and ownership—together for a single, strategic call. You’ll hear how just one meeting led to five major leasing wins, and why alignment and accountability matter more than endless emails or disconnected updates.

Whether you’re trying to get your leasing broker to perform or need to push a deal across the finish line, this episode will give you a practical model to rally your team and unlock results—fast.

🔑 Key Takeaways

- Hold regular calls with your leasing team

- Bring together all stakeholders—broker, attorney, owner, property manager

- Push for updates on every LOI and deal

- Create urgency with hard deadlines

- Don't assume brokers are talking to tenants daily

- Use your presence to drive accountability

- A 30-minute call can lead to real momentum

- Brokers need structure and support to succeed

BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: 

https://www.bethazor.com/

https://www.azoracademy.com/

For more commercial real estate training: https://www.bethazor.com/training/

FOLLOW ME ON SOCIAL

Facebook: https://www.facebook.com/azoradvisoryservices/

Twitter: https://twitter.com/bethazor1

Instagram: https://www.instagram.com/bethazor/

Linkedin: https://www.linkedin.com/company/6315636/

#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

In Episode 71 of I Own A Shopping Center. Now What?, Beth Azor shares a powerful lesson from the field: when brokers and cold calls fall flat, in-person canvassing still wins.

After consulting for a client struggling to lease retail space in a mixed-use development, Beth flew in, walked the neighborhood, and landed a showing—all within two hours. In this episode, she breaks down why canvassing is still critical, even after 30+ years in the business, and how brokers who avoid it may be costing their clients deals.

This isn’t theory—it’s real-world advice from someone who’s still in the trenches. Beth reveals her go-to steps for getting results fast, how to identify myths and misinformation in a market, and why walking the block gives landlords a competitive edge.

🔑 Key Takeaways 

• Walk the property before canvassing.
• Use face-to-face canvassing for deeper insights.
• Don’t rely solely on cold calls or broker reports.
• Talk directly to business owners, not just reps.
• Canvassing exposes neighborhood misinformation.
• Vacant space hurts everyone—fill it fast.
• Encourage local brokers to walk the market weekly.
• Neighborhood alliances can improve property appeal.
• A strong presence leads to quicker lease activity.

Whether you're working with brokers or leasing yourself, this episode will help you revive a dead listing and protect your NOI.

BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: 

https://www.bethazor.com/

https://www.azoracademy.com/

For more commercial real estate training: https://www.bethazor.com/training/

If you're handing off your leasing to a third-party broker, don’t assume they’ll just get the job done—you have to manage the process like a boss.

In this episode of I Own a Shopping Center. Now What?, I walk you through exactly how I coach multifamily and mixed-use owners on hiring the right retail broker. After a recent call with some friends trying to lease their ground-floor retail, I realized how many owners hand it off with zero oversight—and then wonder why the space is still vacant months later.

I break down my full checklist for interviewing, setting expectations, and, yes—firing brokers who ghost you or just don’t deliver. If you're not a retail expert, that’s okay. But you do need a system. And this episode gives it to you.

Key Takeaways:

✔️ Interview 3–5 third-party brokerage firms
✔️ Always set clear expectations in writing
✔️ Require weekly updates and activity reports
✔️ Tour competing properties with your brokers
✔️ Don’t be afraid to fire underperformers
✔️ Know your asset better than the broker
✔️ Make sure compensation aligns with performance
✔️ Retail leasing needs retail-focused brokers

Even if you don’t create your center’s budget yourself—you still need to know exactly what to look for.In this episode, I walk you through how I personally review the annual budgets for my shopping centers—despite not preparing them myself. Whether it's spotting weird dips in base rent, double-counting taxes and insurance, or bad timing on capital projects, I’m sharing the real checklist I use to catch costly mistakes before they impact NOI.This episode is perfect for shopping center owners, asset managers, or anyone handing budget prep to a CPA or property manager. Don’t miss my tips for tracking leasing fees, mortgage escrows, and cash flow month by month—and why I never schedule capital work during rainy season in Florida.🔑 Key Takeaways- Always review income line by line across all months- Check for base rent or recovery dips that don’t make sense- Compare op-ex items across properties by square foot- Watch out for double-counting taxes and insurance- Make sure capital expenses are scheduled during dry months- Avoid paving or painting during key retail seasons- Review CAM, insurance, and RE tax breakdowns per tenant- Flag lease renewals and verify the correct rent bumps- Don’t skip budgeting - even if you’ve never done one before

There’s a 10-page checklist every new owner should have—and most of you don’t even know it exists.

When I bought my first shopping center, I had no idea what I didn’t know. Then I met my rockstar property manager, Lori Rosen. Lori ran circles around the rest of us—and she handed me this takeover checklist that completely changed the way I approached new deals. Today, she’s sharing her Forms Book with the world, and I still use that same list every single time I take over a property.

Whether you’ve just bought a center or you’re stepping in to take over leasing and management, this checklist is going to keep you sane and organized.

In this episode, I walk you through it all—from utility transfers and vendor audits to HVAC reports and delinquency follow-ups. These are the things you must tackle in those first few weeks if you want a smooth transition. And if you DM me? I’ll send you the actual checklist.

Oh, and one more thing: gentlemen, I know 92% of you listening are men. Do me a favor - bring the women in your life to the Women’s Real Estate Investment Summit. It’s time we get more women in the game.

🔑 Key Takeaways:

• Always use a takeover checklist to streamline transitions

• Audit every vendor and contract within 30–90 days

• Notify tenants immediately and redirect rent collections

• Transfer utilities, insurance, and service accounts right away

• Build lease expiration and insurance compliance reports

• Set up property management systems on day one

• Don’t overlook emergency contacts and lease signage

• Stay ahead of tax and CAM reconciliation deadlines

• Replace outdated leasing signs quickly

• Add new property entities to every tenant’s insurance certificate

Handing off leasing to a third party? Don’t let them sabotage your NOI.

In this episode of I Own a Shopping Center. Now What?, I walk you through my go-to process for selecting and managing third-party leasing brokers—especially if retail isn’t your specialty. After a recent call with multifamily investors entering the mixed-use world, I laid out the exact steps I take to make sure brokers are vetted, expectations are clear, and accountability is non-negotiable.

From requiring them to tour comps, to demanding weekly activity reports, to firing (gracefully) when they underperform, I share the playbook that protects your asset and keeps leasing on track. If you’re new to ground-floor retail—or you’ve had brokers ghost you in the past—this episode gives you the checklist you didn’t even know you needed.

🔑 Key Takeaways

• Interview at least 3–5 brokerage firms before selecting.
• Always put expectations in writing.
• Require regular updates and activity reports.
• Make them tour competitive sites and know the market.
• Be willing to fire underperformers quickly.
• Know your asset better than the broker.
• Align broker compensation with results.
• Mixed-use retail requires retail specialists, not generalists.