Lots of great advice in here already. I'm a real estate broker and would be happy to provide some ideas but as many have said it's best to determine if a new lease is something you really need right now.
CaptainYooh proforma is a great start.
For a new business finding a short term "as-is" sublease is generally your best bet from a cost perspective. The industrial market is stronger than the office however and there isn't much supply of quality industrial subleases available.
Feel free to shoot me a PM if you want to chat further.
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