What are your options when ending a lease early?

Another side of being a broker is when a client contacts you and asks how they can end a lease early.  Typically speaking a company is bound to a commercial lease, and many times there might also be a personal guarantee from one of the owners of the company.  The responsibility to make payments on the lease go hand in hand with the entire lease term, in some cases for many years.  So what happens when a tenant can’t make their lease payments due to changing economic times?