Welcome to the forum. As a starting point to better educate yourself on these issues I suggest going to the Marshall County documents site 129.71.117.225 and select Book and Page on the dropdown and then type in 1228 in the Book box and 18 in the Page box. A recent lease example from Southwestern Production (now Expand Energy) comes up and you can peruse the language. Pay particular attention to the Exhibit B and Addendum language in the later pages. This language modifies the boilerplate language in the lease. Things like royalty percentage, storage rights, no cost, hold harmless etc. That said do you know what company is proposing the lease? You need to confirm the net acres you own which the landman can supply. If it is the 12.5 you mentioned you should not settle for less than $4,000 per acre bonus and try to get $4,500 per. The royalty should be 18%, nothing less. They will always lowball in early offers. If you don’t feel comfortable negotiating an O&G attorney can certainly help. You mentioned the property is being developed. Have you been contacted or received a lease proposal? The documents site is a good reference to see what others are negotiating. The memorandum of leases on the site don’t always show complete detail although most from Southwestern are somewhat thorough. You can check earlier Books and Pages for earlier references. Good luck.