Essential Guides for Medical and Dental Real Estate
Buy vs. Lease Your Medical or Dental Office in SE Michigan
The buy-or-lease question is the one we hear most, and the monthly-payment comparison most dentists run is the wrong math. This framework runs the right math: 10-year total occupancy cost, equity build, tax treatment, and what the decision does to your practice’s value when you eventually sell. It also corrects the biggest misconception in the market — you may not need a down payment at all. Healthcare-specialty lenders offer 0%-down programs on both SBA and conventional loans, and the SBA’s 25-year amortization changes the whole calculation. Plus the trend nobody else is writing about: why dentists and veterinarians across Southeast Michigan — especially Macomb County — are buying former bank branches, and why those buildings work so well for practices.
The Southeast Michigan Dental Office Lease Negotiation Guide
Your lease is one of the largest financial commitments your practice will ever make, and the provisions that cost the most are the ones most dentists never negotiate. This guide covers all ten — with real numbers from our deal book, not national averages. What TI allowance we actually achieve on a 10–12 year term. How to time free rent against your build-out and insurance credentialing, so the rent starts when the revenue does. What counts as a win on a personal guarantee, what to carve out of your NNN charges (ask us about parking lot replacement), and why your build-out cost is your best defense against a relocation clause. Current benchmarks for every SE Michigan submarket, from Birmingham to Macomb.
The Dentist’s Essential Guide to Commercial Real Estate
Commercial real estate has its own language, its own timeline, and its own traps — and most dentists meet all three for the first time with hundreds of thousands of dollars on the line. This is the place to start. What a triple net lease actually costs versus a gross lease. Why the square footage on the listing is bigger than the space you measured. How much room your practice really needs (operatories × 400 SF gets you close). The nine steps from needs analysis to move-in, the week-by-week timeline, and the seven things landlords hope you never figure out about renewals. Read this before you tour a single property — it’s the foundation everything else in this library builds on.
What Our Clients Are Saying
Remy was very helpful and straight forward with me about the challenges of starting a practice. He kept me well informed and was very proactive, a professional in every aspect of the real estate business. I could not have navigated this process without him; I will definitely use Remy for our future growth needs.
Dr. Kevin Semma, OD
Remy has been an indispensable part of my journey to build a veterinary practice. I had another commercial realtor that was not familiar with veterinary profession when Remy reached out to me. When I decided to stay with my previous realtor, Remy was willing to answer any questions I had or help in any way, even though I was not signing with him. I felt he genuinely wanted my business to succeed and wanted to help. Soon I realized the importance of having a realtor who has special knowledge of the healthcare field when choosing a space and decided to reach out to him. Remy is very professional, relaxed, and inviting. He brings his own expertise as well as others to consult about different aspects of building a practice. Remy is available, thoughtful, supportive, and assists in problem solving concerns that arise. The process was less stressful, because he was a partner in the process, not just a realtor. I have and will continue to recommend him for any commercial real estate needs.
Dr. Katie Boatman, DVM
Working with Mirlo Real Estate Partners was a great experience, and I could not be more impressed with the level of service I received. From the very beginning, Nick and Remy helped me establish my preferences and outlined the best strategy for my specific situation. Not only werethey able to find the PERFECT space for me in a brand new medical office building, but due to the tight deadline, they were also able to find me an OUTSTANDING temporary space to occupy during the construction period to minimize downtime for my practice. Their hard work and dedication really made the transition seamless. Their knowledge of my needs and the market was STRONG and helped me achieve VERY FAVORABLE terms. I would highly recommend them to any healthcare provider for their commercial real estate needs.
Dr. Alon Kahana, MD, PhD
We are incredibly grateful to Remy Isdaner for guiding us through the challenging journey of starting our veterinary practice. Remy’s knowledge was deemed invaluable from the outset, assisting us in every aspect of the startup process. Remy found just the right building, and it wasn’t even on the market. He contacted the owners and successfully negotiated a favorable deal, making our dream of owning a practice a reality. Remy’s professionalism, persistence, and genuine care for our success truly set him apart. We highly recommend Remy to any business owner needing support with their business endeavors!
Dr. Krysten Andrews, DVM & Dr. TJ Vernaci, DVM
As an established oral surgeon, I can wholeheartedly recommend Remy Isdaner and Mirlo Real Estate Partners to any medical professional seeking to start or expand their practice. Not only did Remy advocate and fight for my best interest, but he also demonstrated an unparalleled understanding of my industry, exceeding my expectations and making the process as smooth as possible. With Remy taking so much off my plate I was able to focus on building and marketing my business, allowing me to open my doors with a full schedule of patients. I could not be more satisfied with my experience working with Remy and my new, state-of-the-art oral surgery practice.
Dr. Robert John, DDS, MD
I am thrilled to share my experience with Mirlo Real Estate Partners. As an oral surgeon, the thought of handling a commercial real estate transaction and the subsequent buildout of my new office was daunting. However, Mirlo made the entire process seamless and efficient. From the outset, they were attentive to every detail of my requirements. Their knowledge and professionalism were evident as they guided us through each step, ensuring that every aspect of the deal was executed at the highest level. Nick and Remy worked hard to advocate for us and were committed partners in our success. Thanks to their exceptional service, I am now operating in a state-of-the-art facility, perfectly suited for my patients and staff. I wholeheartedly recommend Mirlo Real Estate Partners to anyone looking for a reliable and highly competent commercial real estate partner.
Dr. Jeffrey Wasielewski, DDS, MD, MBA
