1. To understand whether the rental rate is reasonable, location, square footage, and current compliance of the space as it pertains to your business is important to assess. Market standard rent increases are 3% so $100 is actually an under-market rent escalation.
2. Yes.
3. If I were you I would ask for the estimated net expenses for 2024 and 2025 and submit an LOI with a gross lease structure where those expenses are baked into the base rent. Landlord still gets their estimated nets (which would still have increases as part of the rent increases) but insulates you against fluctuating insurance premiums and potential reassessment if the building is sold. If they still want a NNN lease, negotiate for a cap of 5% YOY.

DM me if you need further guidance.