Just like any other decision you make that has financial implications, you should decide what you need and prioritize those needs within your options.  You’ll likely not get everything you want, but if you know what you can and cannot accept, you’ll probably make a good decision. I wouldn’t start looking at office space at all until your list and their priorities is complete. Why get your heart set on something that is manifestly impractical?

Here’s some reading:

Negotiating the Best Office Lease for Your Business

Leasing Office Space

Leasing an Office Space That Works for You

“Leasing An Office Space That Works For You”

It’s also a good idea to have a lawyer look over your lease before you sign it.