Business failing - over 2 years left on leasehold?

Im sure you had a contract with your landlord, which makes you legally obligated to pay until the lease ends. The only one who can terminate the lease is the landlord. You may be able to tell him the situation your in and he may want to work with you. If you can't pay the rent for much longer, it would be in his best interest to get someone in there that can pay. Sure he can bring you to court and sue you for the remaining rent, but you cant squeeze blood out of a turnip. Also hopefully, but not likely that you started the business under a corporation umbrella. If you did, then you can only be sued up to the value of the business without being sued for you personal value. If you did sole proprietorship or Partnership than unfortunately you can be sued for your personal property too to pay off the debt. I would tlak to the landlord, and offer to over extend yourself to help him in every way possible. Also if he says no, try to line up a tenant and when you do, tell them that you have someone to take over your spot.