[Hack&Lube]

I'm looking at signing a commercial lease for a property as a tenant in the next week or so but every time I've sat down with any kind of lawyer over the past 2 years, it's been pretty unhelpful.

The conversation usually goes "tell me you want me to write down" and "okay I'll write it down for $200 an hour" and they are usually dragging out the conversation for billable time or obviously not knowledgeable in, versed on the subject, or necessarily a subject matter expert working in my best interests. The problem is that I don't know what I want or need to write down for my own protection or what is standard in the industry or what red flags to look for.

Am I going about this the wrong way? In the same way that their are financial planners and advisers, is there someone who can advise me on commercial tenancy law and what I need to do to protect myself in terms of conditions, exit clauses, etc. that I should ask for the landlord to put into the agreement? Maybe other tenants that have gone through this experience before or have positive/negative experiences? Googling brings up a ton of noise and it's difficult to narrow down what I should make sure we have in writing or ask the landlord to put in or take care of.