What is the exact language in the lease? There are exclusive rights and there are exclusive rights. Without knowing the exact language, as spelled out in your lease, it's impossible for anyone on here to provide any real insight. For example, does your exclusive say you have the exclusive to sell coffee as a primary use (eg, if you area coffee shop), which would allow incidental sales of coffee (say 15-20% of total sales as an example). Also, the way you stated your question, it's difficult to interpret if "next door with common landlord" means in the same strip center and the space next to you or if it means in the property next to the strip center you are in. This will make a difference also. Too many open questions.
Dec 20, 2015