When you start looking at templates you will find that there are literally dozens of them available, you may need to try several of them out until you find the one that will work best for you and all of the others who are involved in the venture. Your template should include spaces for you to clearly write down the objectives of the venture clearly so that everyone can understand and agree upon them. There should be a place that covers financial contributions and who is responsible for managing them.
Many times these types of forms are drawn up by lawyers. These forms can be very expensive and are not essential. It is only advisable for those who do not have time or resources to create this document on their own. A commercial lease agreement is different from a residential one. That is, renters have far more latitude such as constructing a building that suits their business but they have far less freedom in terms of what they can do with the property they are renting.