Should landlords trust a franchisor’s approval process when replacing a failed franchise tenant? Beth Azor says absolutely not.In Episode 93 of I Own A Shopping Center Now What, Beth Azor breaks down the realities landlords face when franchise tenants struggle or fail. From declining sales and replacement franchisees to franchisor pressure and personal guarantees, Beth explains why landlords must independently evaluate every new operator instead of relying on franchisor approval alone.Drawing from decades of firsthand experience, Beth shares real examples involving restaurant and franchise operators who lacked industry experience, eventually failed, and left landlords exposed. She explains why franchisors are often incentivized differently than property owners, how replacement franchisees should be evaluated like startup businesses, and why landlords need to negotiate tougher protections when approving transfers.🔑 KEY TAKEAWAYS- Franchisor approval should never replace landlord due diligence.- Replacement franchisees should be evaluated like startup businesses.- Sales reporting can help identify struggling tenants before failure occurs.- Franchisors are often motivated by franchise fees, not lease stability.- Industry experience matters more than financial strength alone.- Personal guarantees become critical when operators lack experience.- Landlords should question whether the concept itself fits the market.- Failed franchise locations require deeper scrutiny before approving replacements.- Tougher lease transfer negotiations can reduce future risk.- Strong landlord oversight protects long-term shopping center stability.If this episode changed how you think about franchise tenants and lease transfers, subscribe and share it with another commercial real estate owner. Smart landlords don’t just approve deals — they protect their centers long term. And if there’s a topic you want covered next on I Own A Shopping Center Now What, send it in — it could be featured in an upcoming episode.

Thinking about turning your vacant retail space into a food hall? Beth Azor says that could be a very expensive mistake.In Episode 92 of I Own A Shopping Center Now What, Beth Azor breaks down why the rapid rise of food halls across the country may not be the opportunity many shopping center owners believe it is. While food halls appear trendy and exciting, Beth explains that most owners dramatically underestimate the population density, foot traffic, operational costs, and tenant turnover required to make them successful.Drawing from real-world examples across cities like Miami, Birmingham, and Delray Beach, Beth shares why many food hall projects struggle financially despite major investment and strong initial excitement. From repeated tenant improvement costs to reliance on local operators instead of national-credit tenants, this episode highlights why food halls are rarely the simple solution to large retail vacancies.🔑 KEY TAKEAWAYS- Most food halls require extremely dense population and traffic to survive.- Food halls are far more expensive to build and maintain than many owners expect.- Local food operators create higher leasing and operational risk than national tenants.- Tenant turnover in food halls can generate recurring TI and renovation costs.- Trend-driven concepts do not automatically solve large retail vacancies.- Successful food halls are far less common than industry hype suggests.- Vacancy solutions must match the demographics and traffic of the market.- “If we build it, they will come” is not a viable leasing strategy.- Large vacant retail boxes require disciplined repositioning — not trend chasing.- Owners should evaluate long-term operational sustainability before developing a food hall.If this episode challenged the way you think about food halls and retail repositioning, subscribe and share it with another commercial real estate owner. Smart investing is not about following trends — it’s about understanding what actually works in your market. And if there’s a topic you want covered next on I Own A Shopping Center Now What, send it in — it could be featured in an upcoming episode.

Could your vacancies be sitting empty simply because nobody notices they exist?

In Episode 91 of I Own A Shopping Center Now What, Beth Azor explains why signage is one of the most overlooked yet powerful tools in retail leasing. From “coming soon” banners for major tenants like J.Crew to creative billboard placements, elbow-space signage, and second-floor office visibility, Beth shares practical ways owners can dramatically increase leasing exposure and inbound interest.

She walks through real examples where simple signage adjustments immediately generated more calls, stronger tenant pipelines, and greater awareness in the local market. Whether you own end caps, hidden office space, elbow vacancies, or hard-to-see retail opportunities, this episode highlights how strategic visibility can directly impact leasing performance and future deal flow.

🔑 KEY TAKEAWAYS

- “Coming soon” signage can attract future tenants before vacancies even occur.

- Strong retail co-tenancy signage helps generate inbound leasing leads.

- Billboard advertising can increase visibility for hard-to-see centers.

- Elbow-space vacancies require larger, more visible signage solutions.

- Parking branded vehicles strategically can substitute for restricted signage.

- Leasing signs should clearly communicate the type of space available.

- Local business communities must be educated about hidden vacancies.

- Large banners often generate immediate leasing activity and inquiries.

- Owners should evaluate their properties from a customer’s perspective.

- Visibility and awareness are critical components of successful leasing.

If this episode gave you new ideas for improving leasing visibility, subscribe and share it with another commercial real estate owner. Sometimes the difference between vacancy and momentum is simply making the opportunity impossible to miss.

And if there’s a topic you want covered next on I Own A Shopping Center Now What, send it in — it could be featured in an upcoming episode.

Are you giving your leasing broker enough time to succeed, or holding on too long when it's clearly not working?

In Episode 90 of I Own A Shopping Center Now What, I break down exactly how to manage, evaluate, and if necessary, replace third-party leasing brokers. Many owners either panic too early or wait far too long, and I explain why a minimum six-month runway is critical before expecting meaningful leasing traction, especially for the hardest-to-lease remaining vacancies.

I also cover how to properly read activity reports, what healthy prospect pipelines should look like over time, and how to identify when your broker is actually doing the work versus just maintaining appearances. From diagnosing issues like pricing, tenant demand, and property positioning, to implementing a 30-day probation strategy, this episode gives you a clear framework for making smarter leasing decisions and improving results.

🔑 KEY TAKEAWAYS

• Leasing brokers need at least six months to gain traction in a market.
• Monthly activity reports are more valuable than weekly check-ins.
• Prospect pipelines should evolve, not remain static month to month.
• Owners must actively review and question leasing reports.
• Lack of leasing activity often points to pricing or positioning issues.
• Open communication with brokers is essential to diagnose problems.
• A 30-day probation period can help determine whether to replace a broker.
• Smaller deals may require hiring rookies or alternative leasing talent.
• Matching broker demographics with the market can improve results.

If this episode helped you rethink how you manage leasing brokers, subscribe and share it with another commercial real estate owner. The right oversight and expectations can make or break your leasing success. And if there's a topic you want covered next on I Own A Shopping Center Now What, send it in. It could be featured in an upcoming episode.

What separates a broker who just lists your deal from one who actually gets it sold?

In this episode, I walk through the exact questions I ask before hiring an investment sales broker—and trust me, it’s not about who has the most listings. It’s about who has the relationships, the database, and the ability to pick up the phone and bring real buyers to the table.

A great broker is already working your deal before you even sign the listing agreement.

Key Takeaways

• Strong brokers know their buyer database down to the number

• A solid CRM is essential for executing deals

• Repeat buyers signal trust and consistent performance

• The best brokers start calling buyers before going to market

• References from deals that didn’t close reveal the truth

• Vague answers are a red flag—data matters

• Peer referrals are one of the most reliable ways to find talent

• Relationships and execution matter more than volume

If you want top pricing and a smooth sale, don’t just hire a broker—hire one who knows how to close.

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/

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#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

What if your vacancies aren’t sitting because of the market—but because you’re not visible in it?

In this episode, I talk about what I see all the time in smaller markets. Owners assume there aren’t enough tenants, but the real issue is they’re not connected to the local business community. If you want to lease space faster, you need to start where you are—your own backyard.

That means getting out of your office, walking the market, talking to local business owners, and building real relationships. Your next tenant is often already operating in your town—you just haven’t met them yet.

Key Takeaways

• Start prospecting in your immediate community first

• Visit local businesses and ask about expansion or referrals

• Build relationships with chambers, hospitals, and local leaders

• Get involved—sponsor events and show up consistently

• Talk to your tenants—they’re a great source of leads

• Focus on local operators to eliminate market objections

• Visibility and repetition build trust over time

• The more present you are, the faster vacancies get filled

If you want to lease space in a smaller market, stop waiting for demand—go create it.

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

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#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

Are you running your shopping center like you’re going to own it forever—or like you’re hoping the buyer doesn’t look too closely?

In this episode, I talk about a mistake I see all the time with investors planning a quick flip. They buy a value-add center, lease up the vacancy, and plan to sell in a year or two—but they ignore the operations. Deferred maintenance, poor responsiveness, and cutting corners always show up during due diligence.

Here’s the reality: buyers are going to walk your property, inspect everything, and talk to your tenants. And when tenants start sharing frustrations—or hint they might leave—that becomes leverage for the buyer to retrade your deal.

If you think a short hold period gives you permission to operate short-term, it doesn’t. That mindset will cost you at the closing table.

Key Takeaways

• Deferred maintenance will always be uncovered—nothing stays hidden

• Buyers use inspections to renegotiate pricing

• Tenant interviews can directly impact your deal

• Poor landlord behavior shows up in your valuation

• Short-term ownership still requires long-term discipline

• Small fixes like landscaping and repairs protect value

• Strong management builds buyer confidence

• How you operate today impacts your exit tomorrow

If you want top pricing when you sell, operate like a long-term owner—even if your plan is short-term.

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/

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#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

How do you quietly acquire 60 properties in one market before anyone else even realizes what you’re doing?

In this episode, I break down one of the smartest acquisition strategies I’ve heard—shared at a retail conference—and why it works so well. An investor mapped out 400 properties across a target area, raised capital, and then did something most people wouldn’t think to do: they hired multiple brokerage teams aligned with the ownership demographics in that market. Within a year, they had quietly assembled 60 properties—using anonymous LLCs so no one caught on until it was too late.

Here’s the lesson: this wasn’t luck. This was strategy.

When you truly understand who owns the real estate, how they think, and how to approach them, you create leverage. When you layer that with the right brokers and keep your identity under wraps, you can move fast—without driving up pricing or alerting competitors.

Key Takeaways

• Map every property and owner before making your first move

• Align brokers with the ownership base you’re targeting

• Use multiple teams to increase deal flow and speed

• Buy through LLCs to stay under the radar

• Farm your market with intention—not random deals

• Start small, but think like a large-scale operator

• Move early—once the market catches on, pricing shifts

This is how you go from chasing deals… to controlling a market.

If this episode sparked a new strategy for your acquisition playbook, make sure to subscribe and share it with another investor who needs to hear this. Smart operators move early and move strategically. And if there’s a topic you’d like covered in a future episode of I Own A Shopping Center Now What, send it over — it might be next.

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

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#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor

Want to sharpen your leasing skills in five minutes a day? Here’s one of my favorite shortcuts: follow the right people on Twitter.

In this episode, I’m sharing exactly who I follow and why. From Strip Mall Guy and CRE Daily to Matt Bertram and The Shopping Center Lawyer, these are voices that keep me thinking, learning, and sometimes even debating. I don’t agree with everyone 100% of the time—and that’s the point. It sharpens your strategy.

Whether you’re prospecting, negotiating renewals, managing assets, or trying to stay ahead of market shifts, your feed can either distract you—or educate you. Mine educates me daily. I’ll tell you who’s worth your time, what kind of content I look for, and even what I screenshot and send to my team.

Key Takeaways:

Twitter can be a goldmine for CRE insights—if you curate it intentionally.

Strip Mall Guy shares real-world deal stories with tactical lessons.

Matt Bertram talks about retail leasing in a way most people won’t.

CRE Daily keeps you current on industry news in under a minute.

The Shopping Center Lawyer makes lease clauses surprisingly digestible.

Five minutes a day of intentional scrolling adds up fast.

Screenshot smart insights and use them in team meetings or negotiations.

The best operators in CRE are sharing ideas in real time—don’t miss it.

If you want to stay sharp, stay relevant, and stay competitive, start by curating your feed. The right voices will challenge you, inspire you, and sometimes even save you from making a mistake.

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

Are Cameras Protecting You—Or Putting You at Risk?

Let’s talk security. After dealing with a lawsuit tied to broken camera footage at one of my centers, I made a decision: No cameras on my properties. Why? Because if they don’t work 100% of the time—and they rarely do—you’re opening yourself up to liability, not avoiding it.

In this episode, I break down why I don’t install cameras, how I handle tenant requests, and the rare moments I do bring in security (spoiler: it’s temporary, targeted, and passed through CAM). I also share what other landlords are doing differently—and why their choices may or may not make sense for your asset.

Whether you're dealing with loitering, vagrancy, or 2AM tenant calls, I’ll walk you through my real-life systems for staying safe, protecting your property, and reducing liability—without giving tenants a false sense of security.

Key Takeaways:

• I don’t install cameras—they create a false sense of safety and legal exposure.

• If you do have cameras, make sure they work 100% of the time—or don’t bother.

• Tenants are welcome to install their own systems—and many do.

• When I use security, it’s short-term, targeted, and always passed through CAM.

• In Florida, filing the No Trespassing form empowers the police to act.

• Tenant calls are taken more seriously than landlord calls—encourage them to report issues.

• Off-duty police during high-incident windows? Expensive, but sometimes necessary.

• Never remove existing security without legal advice—it could backfire.

• Every center is different. Suburban vs. urban, grocery-anchored vs. lifestyle—tailor your strategy.

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/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/

#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor