Exhibit
10.1


 


LEASE
AGREEMENT


 


THIS
LEASE AGREEMENT (“Lease”) is made as of this 11th day of March, 2021 (the “Effective Date”),
by and between PW CO CanRE Gas Station LLC, a Colorado LLC, with an address of which for notice purposes is C/O Power RET,
301 Winding Road, Old Bethpage, New York 11804 (“Landlord”) and The Gas Station LLC, a Colorado limited
liability company, with an address of which for notice purposes is 7850 Maverick Lane, Ordway, CO 81063 (“Tenant”).


 


WHEREAS,
on or prior to the date hereof, Landlord has acquired all of the right, title and interest in that certain 2.2 acre parcel of
property on that certain lot identified as Lot 3 of the Tamarack Subdivision, Crowley County, CO, and being more particularly
described on Exhibit 1 attached hereto and incorporated herein (the “Property”), together with all rights appurtenant
thereto and with all improvements located or to be constructed thereon in accordance with the terms hereof (collectively, the
“Premises”); and


 


WHEREAS,
in connection with the lease of the Property by Tenant, Tenant has agreed to purchase, install and construct that certain 18,256
square foot greenhouse/headhouse and 6,256 square foot ancillary buildings (collectively the “Buildings”) and Landlord
has agreed to provide certain funds towards the cost of such construction based upon an agreed upon budget of Landlord costs as
attached hereto as Exhibit 2 (the “Project Budget”); and


 


WHEREAS,
as a condition of this Lease, Charles L. Butcher Jr., Ricardo Dominguez and Charles L. Butchcer III (the “Guarantors”)
have agreed to the unconditional guarantee of the payment and performance of this Lease pursuant to the terms and conditions of
those certain guarantees executed and delivered of even date herewith;


 


NOW,
THEREFORE, for good and valuable consideration the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant,
intending to be legally bound, enter into the Lease on the following terms, conditions and covenants:


 


1.
PROPERTY; TERM.


 


1.1
PREMISES. On or prior to the date hereof, Landlord has acquired the Property. Landlord hereby leases to Tenant and Tenant hereby
leases from Landlord the Property, being that certain property for all purposes of this Lease and irrespective of any variation
thereof which might ever be determined by measurement (together, the land and Buildings shall be referred to as the “Premises”).
The Premises is situated on the real property described in Exhibit 1 attached hereto. 


 


1.2
LEASE TERM. 


 


(a)
Initial Term. The initial term of this Lease (“Initial Term”) shall be two hundred forty (240) full
calendar months from the Effective Date, plus the portion of the month in which the Effective Date occurs if the Effective Date
is other than the first day of the month. 


 




    	 



     


    

 


(b)
Options to Renew. Provided Tenant is not in default of any of the terms or conditions of the Lease beyond the applicable notice
and cure period at the time of exercise, Tenant is granted two (2) successive options (each, an “Option
Term”, collectively, the “Option Terms”, and successively the “First Option Term”
and the “Second Option Term”) to extend the term of the Lease following the initial Term and then following
the First Option Term if so exercised, upon the following terms and conditions. Each Option Term shall be for five years. The
Tenant shall deliver written notice of its intent to exercise each Option Term, delivering such written notice to Landlord prior
to but not after the date which is 365 days prior to the expiration of the initial Term (as to the First Option Term) or 365 days
prior to the expiration of the First Option Term (for the Second Option Term), but no earlier than the date which is fifteen (15)
months prior to the expiration of the then current Term. Subject to the conditions herein expressed, delivery of the written notice
of the intent to exercise the then applicable Option Term shall irrevocably commit the Tenant to the Option Term so exercised.
Each Option Term shall be subject to all the terms, covenants and conditions of the Lease, except as modified by this provision
(meaning, no further options will be re-imposed, subject only to the Second Option Term). If Tenant does not so exercise any such
Option Term in the time and manner herein provided, time being strictly of the essence, any and all of Tenant’s option rights
for the Option Term at bar (and any otherwise succeeding Option Term) shall irrevocably be deemed waived. The Base Rent and monthly
installments thereof for each year of each Option Term shall be as specified on the attached Rent Schedule, if exercised.


 


The
Initial Term, as so extended in accordance with the terms hereof, shall be referred to hereinafter as the “Term.”
Tenant shall have no right to operate its business on the Premises until Tenant has provided Landlord with a certificate of insurance
evidencing the insurance coverages that Tenant is obligated to maintain pursuant to this Lease together with a copy of the validly
issued and currently effective Colorado State licenses to operate a grow/processing facility for medical marijuana issued to Tenant
that will be operating on the Premises. Notwithstanding the foregoing, Tenant is expressly permitted to make the Improvements
on the Premises prior to receipt of all Cannabis Use Permits (defined below) For these purposes the “Cannabis Use Permits”
are defined as follows is defined as follows:


 


1.2.1
Cannabis Use Permits: Tenant acknowledges and agrees and Landlord requires, that Tenant shall secure all State of Colorado
and all County of Crowley, Colorado required licenses and approvals of all applicable jurisdictions and regulatory bodies, including
those required under the Marijuana Code, Title 44, Article 10, Section 101 et. seq. and any and all applicable rules, and regulations
promulgated pursuant thereto, as such may be amended or substituted from time to time (the “Marijuana Code”) to operate
for its intended medical marijuana cultivation facility, and any other permitted use per Tenant’s permit, including without
limitation, those necessary to be in compliance with the Marijuana Code (collectively, the “Cannabis Use Permits”).
Tenant shall evidence all such Cannabis Use Permits by providing a copy of same to Landlord. Tenant covenants and agrees that
during the Term of this Lease Tenant shall use its best efforts to keep all such Cannabis Use Permits in full force and effect
with the State of Colorado at that time and to materially comply with all applicable laws, rules and regulations including the
Marijuana Code.


 


1.2.2
Zoning Approvals: Tenant represents and warrants that prior to commencement of operation, they will have obtained and will
maintain all required state and local permits, licenses and approvals, including any local land use and zoning permits necessary
for their construction of the Buildings and all related improvements (together with the Cannabis Use Permits, the “Permits
and Approvals”) and none of the Permits and Approvals have been appealed. Tenant further represents and warrants that they
have provided copies of all Permits and Approvals to Landlord.


 




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1.2.3
Landlord’s Right of Termination for Legal Climate Risk Change: If at any time during the Term(s) of the Lease, the
legal landscape in which Colorado sanctioned and approved use herein contemplated interplays with the Federal Issues (defined
below), is altered such that there has occurred or there is imminent to occur (or actually occurring) a seizure of Landlord’s
property, or imminent to occur (or actually occurring) Federal action to impose or seek criminal sanctions or civil forfeiture
upon Landlord or any of its assets by reason of this Lease and/or the related activities contemplated herein to occur (or occurring),
then Landlord may terminate the Lease upon 30 days’ prior written notice to Tenant of termination, whereupon the Lease shall
be deemed and treated as though it had naturally expired on the indicated termination date set forth in such notice, unless Tenant
is able to prevent or cure, as applicable, the material adverse consequence prior to such termination date and provided further,
during such thirty (30) day period, Tenant shall cease any operation or activity to the extent necessary to address the actual
threat to Landlord as credibly presented and communicated in writing to Tenant. Landlord expressly acknowledges, however, that
the current legal landscape as of the Effective Date hereof, including the current status of Federal Issues, shall not in and
of itself constitute such a legal climate risk change permitting any such termination. Upon any such termination, Landlord shall
not have any obligation to reimburse or recompense Tenant for any costs Tenant has incurred related to Tenant’s improvements
of the Premises; the Buildings shall remain on the Property; and in any event rents and charges hereunder shall remain due and
owing through any actual termination date arising.


 


2.
RENT AND OTHER CHARGES.


 


2.1
BASE RENT. Tenant agrees to pay monthly rent (“Base Rent”) on the first day of each month of the Term, together with
any and all rental, sales or use taxes levied by any governmental body for the use or occupancy of the Premises and any rent or
other charges payable hereunder in accordance with the column entitled “Monthly Rent” on the Rent Schedule attached
as Exhibit 3.


 


2.1.1
FEDERAL LEGALIZATION. In the event of the federal legalization of the recreational use of cannabis in the United States, the monthly
rent will be adjusted such that the amount due will be the amount listed in the column entitled “Rent if Reset” in
the Rent Schedule attached as Exhibit 3 (the “Rent if Reset”).


 


2.1.2
Rent Payment Address: Base Rent or the Rent if Reset, as applicable, (and any and all other items of rent, additional rent
or sums due Landlord hereunder) shall be paid without demand, without necessity of notice, without reduction, without set off
and without deduction in wire transfer of immediately available funds or by check or money order to Landlord at 301 Winding Road,
Old Bethpage, New York 11804 or such other address as Landlord directs in writing from time to time at least 30 days prior to
next rental installment where such writing is given in accordance with the notice provisions of this Lease. Rent may NOT be paid
in cash.


 


2.2
LATE CHARGES. If any Base Rent or other payment due under this Lease is not received by Landlord within five (5) days of the due
date of such payment, Tenant shall pay, in addition to such payment a late charge equal to the greater of (i) three percent (3.0%)
of the payment which is past due or (ii) Two Hundred Fifty and No/100 Dollars ($250.00). If any payment due from Tenant shall
remain overdue for more than ten (10) days, interest shall accrue daily on the past due amount from the date such amount was due
until paid or judgment is entered at a rate equivalent to the lesser of ten percent (10%) per annum and the highest rate permitted
by law. Interest on the past due amount shall be in addition to and not in lieu of the five percent (3.0%) late charge or any
other remedy available to Landlord.


 




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2.3
ADDITIONAL RENT. This Lease shall be deemed to be a “triple net” lease, it being the express understanding and intent
of Landlord and Tenant that the Base Rent or Rent if Reset, as applicable, due hereunder shall be absolutely net to Landlord and
that all costs and expenses for the Premises, to the extent practicable, shall be paid directly to the applicable service provider
or entity charging such expense by Tenant. Except as otherwise expressly set forth herein, Tenant shall pay all expenses arising
in connection with the Premises, including without limitation, all Operating Expenses (as hereinafter defined). All charges payable
by Tenant under the terms of this Lease other than Base Rent or Rent if Reset, as applicable, are called “Additional
Rent.” The term “Rent” shall mean Base Rent and Additional Rent.


 


2.4
OPERATING EXPENSES. 


 


2.4.1
DEFINITIONS. For all purposes of this Lease, the following terms shall have the meanings ascribed to them herein.


 


2.4.1.1
“Operating Expenses” shall mean any reasonable and actual expenses incurred whether by Landlord or by others
on behalf of Landlord, arising out of Landlord’s maintenance, operation, management, insuring, repair, replacement (if such
replacement is generally regarded in the industry as increasing operating efficiency or is required under any Applicable Law that
was not in effect or not applicable to the Property on the Effective Date) and administration of the Buildings and the Premises
including, without limitation: (i) all real estate, personal property and other ad valorem taxes, and any other levies, charges,
local improvement rates, and assessments whatsoever assessed or charged against the Buildings, the Premises and the equipment
and improvements owned by Landlord therein contained, including any amounts assessed or charged in substitution for or in lieu
of any such taxes, excluding only income or capital gains taxes imposed upon Landlord, and including all fees and costs associated
with the appeal of any assessment on taxes; (ii) insurance that Landlord is obligated or permitted to obtain under this Lease
and any reasonable industry standard deductible amount applicable to any claim made by Landlord under such insurance; and (iii)
dues and assessments under any applicable deed restrictions or declarations of covenants and restrictions.


 


2.4.1.2
Operating Expenses shall, however, exclude: (i) interest and amortization on mortgages and other debt costs or ground lease payments,
if any; (ii) depreciation of Buildings and other improvements (except permitted amortization of certain capital expenditures);
(iii) legal fees in connection with leasing, tenant disputes or enforcement of leases; (iv) real estate brokers’ commissions
or marketing costs; (v) improvements or alterations to tenant spaces not required by law or Landlord’s insurance underwriting
standards; (vi) the cost of providing any service directly to, and paid directly by, any tenant; (vii) costs of any items to the
extent Landlord receives reimbursement from insurance proceeds or from a warranty or other such third party (such proceeds to
be deducted from Operating Expenses in the year in which received); and (viii) capital expenditures, except those (a) made primarily
to reduce Operating Expenses or increases therein, or to comply with laws or insurance requirements (excluding capital expenditures
to cure violations of laws or insurance requirements that existed prior to the date of this Lease), or (b) for replacements (as
opposed to additions or new improvements); provided, any such permitted capital expenditure shall be amortized (with interest
at the prevailing loan rate available to Landlord when the cost was incurred) over: (x) the period during which the reasonable
estimated savings in Operating Expenses equals the expenditure, if applicable, or (y) the useful life of the item as reasonably
determined by Landlord, but in no event fewer than five (5) years nor more than ten (10) years.


 




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2.4.2
PAYMENT OF OPERATING EXPENSES. In addition to the payment of Base Rent or Rent if Reset, as applicable, Tenant shall pay to Landlord
all Operating Expenses in accordance with the terms hereof. Landlord shall bill Tenant for its Operating Expenses as incurred
and such payment will be due in full with the next monthly rent payment. All such amounts are deemed items of additional rent
and are subject to sales tax (if applicable) which Tenant shall pay together with all such moneys as and when paid to Landlord.


 


2.4.3
UTILITIES; JANITORIAL SERVICES.


 


2.4.3.1
Utilities at the Premises. Tenant shall be solely responsible for and shall promptly pay directly to the service providers
all charges for gas, heat, light, electricity, water, sewer, security, power, telephone and any other utility or service used
in or servicing the Premises exclusively and all other costs and expenses involved in the care, maintenance, and use thereof and
not related to the rest of the Premises. Such charges shall include all security deposits and other charges by utility companies.


 


2.4.3.2
Property Services. Tenant shall be solely responsible for and shall promptly pay for all window washing, janitorial service
and trash and debris removal charges relating to the Premises. Tenant shall maintain the Premises in a clean and orderly fashion.


 


3.
USE OF PROPERTY.


 


3.1
PERMITTED USES. Tenant may use the Premises for a State of Colorado officially sanctioned, approved, permitted and authorized
medical marijuana cultivation facility as further described below, in compliance with all of the Permits and Approvals described
above, or for any other use permitted by the Marijuana Code (the “Permitted Use”); and for no other use or purpose
whatsoever if not in compliance with the Permits and Approvals. Tenant shall NOT be permitted to sell any product to be consumed
on site whatsoever. Landlord and Tenant acknowledge and agree that the Permitted Use is the intended use to be permitted under
this Lease. Notwithstanding anything herein to the contrary, Landlord acknowledges and agrees that Tenant’s Permitted Use
shall not be a violation of this Lease while and so long as Tenant is properly licensed, permitted and approved with all Permits
and Approvals in good standing (the “Legal Compliance Clarification”).


 


3.2
COMPLIANCE WITH LAWS.


 


3.2.1
LANDLORD’S COMPLIANCE. Tenant shall be responsible for any costs associated with making any modifications to the Buildings
required pursuant to any federal, state or local laws, ordinances, Buildings codes, and rules and regulations of governmental
entities having jurisdiction over the Premises, including but not limited to the Board of Fire Underwriters and the Americans
with Disabilities Act (“ADA”), all regulations and orders promulgated pursuant to the ADA, the Marijuana Code (collectively,
“Applicable Laws”). Landlord shall comply with any and all Marijuana Code provisions specifically relating to landlords
and specifically with respect to ADA for the structure of the Buildings. Further, Tenant shall remain responsible for ADA compliance
for its employees and within the Buildings. Notwithstanding the foregoing, Applicable Laws shall not include the Federal Controlled
Substances Act and any Federal law that may be violated by virtue of being in violation of the Controlled Substances Act.


 




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3.2.2
TENANT’S COMPLIANCE. Tenant shall materially comply with all Applicable Laws and operational registrations and licenses,
including without limitation, the Marijuana Code, and shall promptly comply with all governmental orders and directives for the
correction, prevention, and abatement of any nuisances and any violation of Applicable Laws in, upon, or connected with the Premises,
all at Tenant’s sole expense. Tenant warrants that all improvements or alterations of the Premises made by Tenant or Tenant’s
employees, agents or contractors, either prior to Tenant’s occupancy of the Premises or during the Term, will comply with
all Applicable Laws, including any and all on site security requirements set forth under Applicable Laws or as otherwise reasonably
required by Landlord given the safety concerns associated with the Permitted Use hereunder. In the event that (i) Tenant’s
specific use and occupancy of the Premises, or (ii) any alterations to the Premises performed by or on behalf of Tenant pursuant
to this Lease, necessitates or triggers any modifications (including structural modifications) to the Premises or Buildings or
alterations to the Buildings systems, the same shall be made by Landlord pursuant to a budget reasonably agreed upon by Landlord
and Tenant and promptly reimbursed by Tenant within thirty (30) days after written demand by Landlord, including backup substantiating
Tenant’s proportionate share of the expenses. In addition, Tenant warrants that its use of the Premises will be in material
compliance with all Applicable Laws subject to the Legal Compliance Clarification.


 


3.3
HAZARDOUS MATERIAL. Throughout the Term, Tenant will not bring upon the Premises or release, discharge, store, dispose, or transport
of any Hazardous Materials (as hereinafter defined) on, under, in, above, to, or from the Premises or the Buildings, except that
de minimis quantities of Hazardous Materials may be used in the Premises as necessary for the customary maintenance of the Premises
provided that same are used, stored and disposed of in strict compliance with Applicable Laws. For purposes of this provision,
the term “Hazardous Materials” will mean and refer to any wastes, materials, or other substances of any kind
or character that are or become regulated as hazardous or toxic waste or substances, or which require special handling or treatment,
under any Applicable Laws.


 


If
Tenant’s activities at the Premises or Tenant’s use of the Premises (a) result in a release of Hazardous Materials
that is not in compliance with Applicable Laws or permits issued thereunder; (b) gives rise to any claim that requires a response
under Applicable Laws or permits issued thereunder; (c) causes a significant public health threat; or (d) causes the presence
at the Premises, Buildings of Hazardous Materials in levels that violate Applicable Laws or permits issued thereunder, then Tenant
shall, at its sole cost and expense: (i) immediately provide verbal notice thereof to Landlord as well as notice to Landlord in
the manner required by this Lease, which notice shall identify the Hazardous Materials involved and the emergency procedures taken
or to be taken; and (ii) promptly take all action in response to such situation required by Applicable Laws, provided that Tenant
shall first obtain Landlord’s approval of the non-emergency remediation plan to be undertaken. Landlord hereby represents
that to the best of its knowledge and belief as of the Effective Date there are no Hazardous Materials at the Buildings or on
the Premises which exceed levels that require remediation or similar clean up or curative action be taken.


 




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Tenant
shall at all times indemnify and hold harmless Landlord against and from any and all claims, suits, actions, debts, damages, costs,
losses, obligations, judgments, charges and expenses (including reasonable attorneys’ fees) of any nature whatsoever suffered
or incurred by Landlord to the extent they were caused by the following activities of Tenant at the Premises, Buildings or Property
during the Term of this Lease and arise from events or conditions which came into existence after the Effective Date not caused
by Landlord or other tenants: (i) any release, release, or disposal of any Hazardous Materials at the Premises, Buildings or Property
by Tenant, or (ii) the violation of any Applicable Laws at the Premises, Buildings or Property pertaining to protection of the
environment, public health and safety, air emissions, water discharges, hazardous or toxic substances, solid or hazardous wastes
or occupational health and safety. The indemnification obligations of Tenant shall survive the expiration or earlier termination
of this Lease.


 


3.4
ACCESS.


 


3.4.1
LANDLORD’S ACCESS. Landlord shall be entitled at all reasonable times and upon reasonable notice to enter the Premises to
examine them and to make such repairs, alterations, or improvements thereto as Landlord is required by this Lease to make or which
Landlord considers necessary or desirable; provided, Landlord shall comply with all law in respect of any such entry; Landlord
may require Tenant provide an accompanying staff member or employee with any such entry; Landlord will honor any specifically
closed-off areas as may be required by law for security and safety; but Landlord may nonetheless act as prudent and necessary
in case of emergency. Tenant shall not unduly obstruct any pipes, conduits, or mechanical or other electrical equipment so as
to prevent reasonable access thereto. Landlord shall exercise its rights under this section, to the extent possible in the circumstances,
in such manner so as to reduce, if practical, interference with Tenant’s use and enjoyment of the Premises. Subject to the
foregoing, Landlord and its agents have the right to enter the Premises at all reasonable times and upon reasonable notice to
show them to prospective purchasers, lenders, or anyone having a prospective interest in the Buildings, and, during the last six
(6) months of the Term or any renewal thereof, to show them to prospective tenants. Landlord will have the right at all times
to enter the Premises with Tenant or licensed individual(s) on behalf of the Tenant to escort the Landlord in the event of an
emergency affecting the Premises, subject to any applicable limitations required by the Marijuan Code or any other applicable
regulations. Although Landlord shall not have the right to place “For Lease” signs in the Premises, or upon the exterior
of the Premises itself, nothing herein shall limit Landlord’s rights to promote, advertise, place “For Lease”
signs or otherwise market leasing of the Property in whatever lawful manner Landlord may elect, as long as such manner(s) do not
materially interfere with the Premises. 


 


3.4.2
TENANT’S ACCESS. Tenant shall have access to the Premises twenty-four (24) hours per day, seven (7) days per week, 365 days
per year, subject to reasonable security measures and except in the event of an emergency, casualty, force majeure or similar
event which causes Landlord to limit access to tenants, which limitation of access shall be for the shortest duration as reasonably
possible.


 


3.5
QUIET POSSESSION. Provided Tenant is not in default beyond applicable notice and cure periods, Tenant shall be entitled to peaceful
and quiet enjoyment of the Premises for the Term without interruption or interference by Landlord or any person claiming through
Landlord. 


 


3.6
COVENANTS AND RESTRICTIONS. Tenant hereby acknowledges and agrees that the Buildings, and Tenant’s occupancy thereof, is
subject to all matters of Public Record.


 




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4.
TENANT ALTERATIONS AND IMPROVEMENTS.


 


4.1
TENANT IMPROVEMENTS; CONDITION OF PREMISES. Except as expressly provided in this Lease, Tenant acknowledges and agrees that Landlord
has not undertaken to perform any modification, alteration or improvements to the Premises, and Tenant further waives any defects
in the Premises and acknowledges and accepts the Premises in their “AS IS” condition, and as suitable for the purpose
for which they are leased. Tenant acknowledges and agrees that if Tenant desires to expand its existing operations at the Premises
or elsewhere, Landlord shall have the ability to lease space to Tenant for such operations on comparable terms and conditions
as set forth in this Lease. Tenant shall continue to be responsible for all of its own construction and operational costs and
expenses at all such additional facilities; provided, however, Landlord and Tenant covenant and agree to use their good faith
efforts to cooperate with each other to establish a mutually agreed upon budget, lease terms and the conditions for the lease
by Landlord to Tenant of all such facilities.


 


4.2
TENANT ALTERATIONS. Tenant will not make or allow to be made any alterations in or to the Premises without first obtaining the
written consent of Landlord, which consent may be granted or withheld in Landlord’s sole discretion; provided, however that
such Landlord consent shall not be required for changes that are not to the exterior, or are not to the structure, or are not
to Buildings systems, or which are merely cosmetic in nature. All Tenant alterations will be accomplished in a good and workmanlike
manner at Tenant’s sole expense, in conformity with all Applicable Laws by a licensed and bonded contractor approved in
advance by Landlord, such approval of contractor not to be unreasonably withheld or delayed. All contractors performing alterations
in the Premises shall carry workers’ compensation insurance, commercial general liability insurance, automobile insurance
and excess liability insurance in amounts reasonably acceptable to Landlord and shall deliver a certificate of insurance evidencing
such coverages to Landlord prior to commencing work in the Premises. Upon completion of any such work, Tenant shall provide Landlord
with “as built” plans, copies of all construction contracts, and proof of payment for all labor and materials. All
alterations or improvements, shall remain with the Premises upon Lease termination or expiration and will be surrendered to Landlord
along with the Premises at such time and will be deemed owned by Landlord at all times from and after and upon completion thereof
(but rights to the use of same and Tenant’s obligations to keep in good order, condition and repair and maintain same, as
a part of the Premises, shall remain with Tenant pursuant to this Lease during the term of this Lease). Tenant will have no authority
or power, express or implied, to create or cause any construction lien or mechanics’ or materialmen’s lien or claim
of any kind against the Premises, the Property or any portion thereof. Landlord’s interest in the Premises is not and shall
not be subject to any liens as a result of Tenant’s use or occupancy of the Premises including specifically, without limitation,
for improvements made by Tenant, and all such liens are expressly prohibited. Tenant will promptly cause any such liens or claims
to be released by payment, bonding or otherwise within thirty (30) days after request by Landlord, and will indemnify Landlord
against losses arising out of any such claim including, without limitation, legal fees and court costs. Landlord has the right,
but not the obligation, to discharge any such lien. Any amount paid by Landlord for such purpose and Landlord’s related
reasonable attorneys’ fees shall be paid by Tenant to Landlord upon demand and shall accrue interest from the date paid
by Landlord until Landlord is reimbursed therefor at the highest rate permitted by Law. NOTICE IS HEREBY GIVEN THAT LANDLORD WILL
NOT BE LIABLE FOR ANY LABOR, SERVICES OR MATERIAL FURNISHED OR TO BE FURNISHED TO TENANT, OR TO ANYONE HOLDING THE PREMISES THROUGH
OR UNDER TENANT, AND THAT NO MECHANICS’ OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS WILL ATTACH TO OR AFFECT
THE INTEREST OF LANDLORD IN THE PREMISES. TENANT WILL DISCLOSE THE FOREGOING PROVISIONS TO ANY CONTRACTOR ENGAGED BY TENANT PROVIDING
LABOR, SERVICES OR MATERIAL TO THE PREMISES.


 




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4.3
TENANT CONSTRUCTION OF IMPROVEMENTS – THE ADDITION. Tenant covenants and agrees to lawfully and on a lien free basis, construct
and install the Buildings pursuant to the plans and specifications jointly agreed upon by Landlord and Tenant, all such construction
and installation to be done in accordance with all applicable laws, rules and regulations. Such Addition shall be completed on
or before December 31, 2021 and such construction completion shall be guaranteed by the Guarantors pursuant to the guarantees
attached hereto. Landlord covenants and agrees to fund the cost related to the above referenced construction up to the amount
described on Exhibit 2 attached hereto (the “Project Budget”). Tenant covenants and agrees that Tenant shall
be responsible for any and all costs in excess of the Project Budget. Payments for the Project Budget shall be made based on progress
payments based on actual out of pocket expenses incurred to third parties with the balance, if any, paid as a development fee
upon “completion” which is defined hereunder as the later to occur of: (i) receipt of a Certificate of Occupancy by
the applicable local and State authorities, (ii) receipt of lien waivers from all contractors who worked on site, and (iii) the
commencement of lawful operations in the Addition. All contractors must submit insurance certificates acceptable to Landlord and
naming Landlord prior to commencement of work.


 


4.4
FUTURE CONSTRUCTION PROJECTS BY TENANT. Tenant covenants and agrees that Landlord shall be provided with the right (but not the
obligation) to finance future capital projects of Tenant, its key principals and Guarantors at the Property and elsewhere on similar
terms to this Lease or as otherwise mutually agreed upon by the parties, with all such leases being cross collateralized and cross
defaulted with this Lease, the Guarantees and all other leases Landlord has entered with Tenant. During the Term of this Lease,
Tenant, its key principals and Guarantors covenant and agree that they will NOT own, operate or invest in a facility that is reasonably
likely to have a negative impact on the performance of the Property or their business during the Term of this Lease unless the
parties mutually agree that the operations at this Property support the need for additional facilities. The Guarantors and key
principals of Tenant will dedicate sufficient and reasonable time and effort and their professional attention on Tenant’s
activities on the Property in priority to other professional activities until Tenant has: (A) reached stabilization of operations
so that all expenses including its Base Rent, operating expenses and all other business expenses are being paid on a current and
timely basis, and (B) met the Working Capital Reserve (defined below) and such funds are being held in escrow at Tenant’s
bank.


 


5.
INSURANCE AND INDEMNITY. 


 


5.1
TENANT’S INSURANCE. Tenant will throughout the Term (and any other period when Tenant is in possession of the Premises)
carry and maintain, at its sole cost and expense, the following types of insurance, which shall provide coverage on an occurrence
basis in the amounts specified with deductible amounts reasonably satisfactory to Landlord:


 


(a)
COMMERCIAL GENERAL LIABILITY INSURANCE. Commercial general liability (“CGL”) insurance with coverage for premises/operations,
personal and advertising injury, products/completed operations and contractual liability with combined single limits of liability
of not less than $1,000,000 per occurrence, $2,000,000 in the annual aggregate for bodily injury and property damage per occurrence.
The policy shall name the Indemnified Parties as additional insureds on a primary and non-contributory basis for all ongoing and
completed operations under ISO Forms CG20 38 04 13 and CG 20 37 or their equivalents. The coverage provided under this CGL policy
shall be written on an “occurrence” basis with no policy provisions that preclude coverage for any workers employed
at the job site or that otherwise restrict, reduce, limit or impair contractual liability coverage or the status of any additional
insureds. Completed Operations coverage shall remain in force for not less than five (5) years after completion of the work and
shall include the Indemnified Parties as additional insureds on a primary and non-contributory basis.


 




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(b)
COMPREHENSIVE AUTOMOBILE LIABILITY INSURANCE. Comprehensive automobile liability insurance with a limit of not less than $1,000,000
per occurrence for bodily injury, $500,000 per person and $100,000 property damage or a combined single limit of $1,000,000 for
both Tenant-owned and leased vehicles.


 


(c)
UMBRELLA COVERAGE. Tenant shall also carry and maintain Umbrella Liability Insurance in an amount not less than $5,000,000 providing
excess coverage over all limits and coverages required in paragraph (b) and (c) above in this section and naming the Indemnified
Parties as additional insureds on a primary and non-contributory basis.


 


(d)
PROPERTY INSURANCE. Insurance of personal property, decorations, trade fixtures, furnishings, equipment, alterations, leasehold
improvements and betterments made by Tenant on a replacement cost basis, with coverage equal to not less than one hundred percent
(100%) of the full replacement value of the insured property. Such insurance shall be written on the ISO Special Perils form including
but not limited to the perils of fire, extended coverage, windstorm, vandalism, malicious mischief and sprinkler leakage, for
the full replacement cost value of the covered items and in amounts that meet any co-insurance clause of the policies of insurance
with a deductible amount not to exceed $10,000. Tenant’s policy will also include business interruption/extra expense coverage
in amounts sufficient to insure twelve (12) months of interrupted business operations at the Premises including payment of rent.
Landlord shall be listed as a loss payee with respect to their interest in the Premises.


 


All
policies referred to above shall: (i) be taken out with insurers permitted to write policies in the state of Colorado having a
minimum A.M. Best’s rating of A, Class VII or as otherwise permitted by Landlord; (ii) be non-contributing with, and shall
apply only as primary and not as excess to any other insurance available to Landlord or any mortgagee of Landlord; and (iii) contain
an obligation of the insurers to endeavor to notify Landlord not less than thirty (30) days prior to any material change, cancellation
or termination of any such policy except not less than ten (10) days prior in the case of termination due to Tenant’s nonpayment
of premiums. Landlord and Landlord’s property manager, and any mortgagees named by Landlord, shall be named as additional
insureds on the CGL and automobile liability policies. Tenant shall provide certificates of insurance on or before the Effective
Date and thereafter at times of renewal or changes in coverage or insurer, and, if required by a mortgagee, copies of such insurance
policies certified by Tenant’s insurer as being complete and current promptly upon request. If (a) Tenant fails to take
out or to keep in force any insurance referred to in this Section 5.1, or should any such insurance not be approved by either
Landlord or any mortgagee, and (b) Tenant does not commence and continue to diligently cure such default within five (5) business
days after notice by Landlord to Tenant specifying the nature of such default, then Landlord has the right, without assuming any
obligation in connection therewith, to procure such insurance at the sole cost of Tenant, and all outlays by Landlord shall be
paid by Tenant to Landlord without prejudice to any other rights or remedies of Landlord under this Lease. Tenant shall not keep
or use in the Premises any article that may be prohibited by any fire or casualty insurance policy in force from time to time
covering the Premises or the Buildings.


 




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(e)
WORKERS’ COMPENSATION. Workers’ compensation insurance covering all employees of Tenant, as required by the laws of
the State Colorado and employers’ liability coverage subject to limits required by law.


 


(f)
BUILDERS RISK. During construction work on the Property, Tenant shall procure and pay for a Builders Risk related to the contemplated
construction activities reasonably acceptable to Landlord. Landlord shall be named as a loss payee with respect to its interest
in the Property during construction.


 


5.2
LANDLORD’S INSURANCE. During the Term, Landlord, at its option, may carry and maintain the following types of insurance:
(i) property insurance on the Buildings covering “All Risks” perils in an amount equal to the full replacement cost
of the Buildings (excluding any property with respect to which Tenant and other tenants are obliged to insure pursuant to Section
5.1 or similar sections of their respective leases); and (ii) commercial general liability insurance with respect to Landlord’s
operations on the Property. Landlord may maintain any other commercially reasonable insurance coverages relating to the Premises,
or Tenant’s activities and operations therein. All costs of such insurance are properly includable in Operating Expenses
and shall be reimbursed by Tenant.


 


5.3
RELEASE AND WAIVER OF SUBROGATION RIGHTS. The parties hereto, for themselves and anyone claiming through or under them, hereby
release and waive any and all rights of recovery, claim, action or cause of action, against each other, their respective agents,
directors, officers and employees, for any loss or damage to all property, whether real, personal or mixed, located in the Premises
or the Buildings, by reason of any cause against which the releasing party is actually insured or, regardless of the releasing
party’s actual insurance coverage, against which the releasing party is required to be insured pursuant to the provisions
of Sections 5.1 or 5.2. This mutual release and waiver shall apply regardless of the cause or origin of the loss or damage, including
negligence of the parties hereto, their respective agents and employees except that it shall not apply to willful conduct. Each
party agrees to provide the other with reasonable evidence of its insurance carrier’s consent to such waiver of subrogation
upon request. This Section 5.3 supersedes any provision to the contrary which may be contained in this Lease.


 


5.4
INDEMNIFICATION OF THE PARTIES. 


 


5.4.1
TENANT’S INDEMNITY. Tenant hereby agrees to indemnify, defend and hold harmless Landlord from and against any and all liability
for any loss, injury or damage, and all costs, expenses, court costs and reasonable attorneys’ fees, imposed on Landlord
by any person whomsoever that occurs (i) in the Premises, except for any such loss, injury or damage that is caused by or results
from the gross negligence or willful misconduct of Landlord, its employees or agents; or (ii) anywhere in the Property outside
of the Premises as a result of the gross negligence or willful misconduct of Tenant, its employees, agents or contractors; or
(iii) imposed upon or suffered by Landlord due to breach or violation of Tenant’s obligations under this Lease which breach
or violation in turn give rise to any such liability, costs, expenses, court costs and reasonable attorneys’ fees suffered
by or imposed upon Landlord by operation of any Federal Issues as defined below at Section 8.2.


 




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5.4.2
LANDLORD’S INDEMNITY. Landlord hereby indemnifies Tenant from, and agrees to hold Tenant harmless against, any and all liability
for any loss, injury or damage, including, without limitation, all costs, expenses, court costs and reasonable attorneys’
fees, imposed on Tenant by any person whomsoever, that occurs in the Buildings or anywhere in the Property and that is caused
by or results from the gross negligence or willful misconduct of Landlord or its employees or agents. Landlord expressly does
not indemnify Tenant from any consequence of any Federal Issues.


 


The
provisions of this Section 5.4 shall survive the expiration or earlier termination of this Lease.


 


6.
DAMAGE, DESTRUCTION AND CONDEMNATION.


 


6.1
DESTRUCTION OR DAMAGE TO PREMISES. If the Premises are at any time damaged or destroyed in whole or in part by fire, casualty
or other causes, Landlord shall have sixty (60) days from such damage or destruction to determine and inform Tenant whether Landlord
will restore the Premises to substantially the condition that existed immediately prior to the occurrence of the casualty. If
Landlord elects to rebuild, Landlord shall complete such repairs to the extent of insurance proceeds within one hundred eighty
(180) days from the end of the sixty (60) day period. If such repairs have not been completed within that 180-day period, and
Tenant desires to terminate the Lease as a result thereof, then Tenant must notify Landlord prior to Landlord’s completion
of the repairs of Tenant’s intention to terminate this Lease. Landlord shall then have ten (10) days after Landlord’s
receipt of written notice of Tenant’s election to terminate to complete such repairs (as evidenced by a certificate of completion).
If Landlord does complete such repairs prior to the expiration of such ten-day cure period, Tenant shall have no such right to
terminate this Lease. Tenant shall, upon substantial completion by Landlord, promptly and diligently, and at its sole cost and
expense, repair and restore any improvements to the Premises made by Tenant to the condition which existed immediately prior to
the occurrence of the casualty. If, in Landlord’s architect’s or general contractor’s reasonable estimation,
the Premises cannot be restored within two hundred forty (240) days of such damage or destruction, then either Landlord or Tenant
may terminate this Lease as of a date specified in such notice, which date shall not be less than thirty (30) nor more than sixty
(60) days after the date such notice is given. Until the restoration of the Premises is complete, there shall be an abatement
or reduction of Base Rent in the same proportion that the square footage of the Premises so damaged or destroyed and under restoration
bears to the total square footage of the Premises, unless the damaging event was caused by the negligence or willful misconduct
of Tenant, its employees, officers, agents, licensees, invitees, visitors, customers, concessionaires, assignees, subtenants,
contractors or subcontractors, in which event there shall be no such abatement.


 


Notwithstanding
the foregoing provisions of this paragraph, if damage to more than fifty percent (50%) of the Premises or destruction of the Premises
shall occur within the last year of the Term, as the same may be extended as provided hereinafter and Landlord notifies Tenant
that (i) Landlord will restore the Premises to their condition prior to the casualty, and (ii) Landlord desires to extend the
Term of the Lease with Tenant, then Landlord and Tenant shall extend the Term for an additional period so as to expire five (5)
years from the date of the completion of the repairs to the Premises, provided Tenant gives written notice to Landlord of Tenant’s
agreement to extend the Term within fifteen (15) days after receipt of Landlord’s notice. Such extension shall be on the
terms and conditions provided herein, if an option to extend this Lease remains to be exercised by Tenant hereunder, or under
the terms prescribed in Landlord’s notice, if no such further extension period is provided for herein. Upon receipt of such
notice from Tenant, Landlord agrees to repair and restore the Premises within a reasonable time. If Tenant refuses or fails to
timely extend the Term as provided herein, Landlord at its option shall have the right to terminate this Lease as of the date
of the damaging event, or to restore the Premises and the Lease shall continue for the remainder of the then unexpired Term, or
until the Lease is otherwise terminated as provided herein.


 




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6.2
CONDEMNATION.


 


6.2.1
TOTAL OR PARTIAL TAKING. If the whole of the Premises (provided that if 60% or more of the Premises are taken, Tenant may deem
that all of the Premises are taken), or such portion thereof as will make the Premises unusable, in Landlord’s reasonable
judgment, for the purposes leased hereunder, shall be taken by any public authority under the power of eminent domain or sold
to public authority under threat or in lieu of such taking, the Term shall cease as of the day possession or title shall be taken
by such public authority, whichever is earlier (“Taking Date”), whereupon the rent and all other charges shall
be paid up to the Taking Date with a proportionate refund by Landlord of any rent and all other charges paid for a period subsequent
to the Taking Date. If less than the whole of the Premises, or less than such portion thereof as will make the Premises unusable
as of the Taking Date, is taken, Base Rent and other charges payable to Landlord shall be reduced in proportion to the amount
of the Premises taken. If this Lease is not terminated, Landlord shall repair any damage to the Premises caused by the taking
to the extent necessary to make the Premises reasonably tenantable within the limitations of the available compensation awarded
for the taking (exclusive of any amount awarded for land).


 


6.2.2
AWARD. All compensation awarded or paid upon a total or partial taking of the Premises or Buildings including the value of the
leasehold estate created hereby shall belong to and be the property of Landlord without any participation by Tenant; Tenant shall
have no claim to any such award based on Tenant’s leasehold interest. However, nothing contained herein shall be construed
to preclude Tenant, at its cost, from independently prosecuting any claim directly against the condemning authority in such condemnation
proceeding for damage to, or cost of removal of, stock, trade fixtures, furniture, and other personal property belonging to Tenant;
provided, however, that no such claim shall diminish or otherwise adversely affect Landlord’s award or the award of any
mortgagee.


 


7.
MAINTENANCE AND REPAIRS.


 


7.1
Tenant shall, at its expense, throughout the Term and all renewals and extensions thereof, maintain in good order, condition and
repair the Premises, including but not limited to heating and air conditioning equipment, walls, floors and ceilings, window exteriors,
mechanical and electrical systems and equipment exclusively serving the Premises, electric light fixtures, bulbs, tubes and tube
casings, doors, floor coverings, dock doors, levelers, plumbing system and plumbing fixtures, Tenant’s signs and utility
facilities not maintained by Landlord. Landlord shall use reasonable efforts to extend to Tenant the benefit from warranties on
such items, if any, that have been made by Landlord’s contractors or vendors and to extend to Tenant, as and if available,
any bulk buying power that Landlord may have with such contractors or vendors. If any portion of the Premises or any system or
equipment in the Premises which Tenant is obligated to repair cannot be fully repaired, Tenant shall promptly replace the same,
regardless of whether the benefit of such replacement extends beyond the Term. Tenant shall, at Tenant’s expense, maintain
a preventive maintenance contract providing for the regular inspection (at least quarterly) and maintenance of the heating and
air conditioning system by a licensed and qualified heating and air conditioning contractor, or Tenant shall perform such HVAC
inspection and maintenance with duly licensed and qualified employee. The cost of such preventive maintenance contract shall be
paid by Tenant and an expense solely chargeable to Tenant; but if Landlord so elects, same may be billed directly by Landlord
to Tenant where Landlord on Tenant’s behalf enters into such preventive maintenance contract and in such case shall be deemed
Additional Rent (Landlord alone may so elect whether to enter into such preventive maintenance contract on Tenant’s behalf).
Landlord shall have the right, upon notice to Tenant, to undertake the responsibility for preventive maintenance of any other
system or component at Tenant’s expense. Tenant shall be responsible for janitorial services and trash removal from the
Premises, at Tenant’s expense. Landlord and Tenant intend that, at all times during the Term, Tenant shall maintain the
Premises in good order and condition and appearances reasonably commensurate with the balance of the Property.


 




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All
of Tenant’s obligations to maintain and repair shall be accomplished at Tenant’s sole expense. If Tenant fails to
maintain and repair the Premises as required by this Section, Landlord may, on 10 days’ prior written notice (except that
no notice shall be required in case of emergency), enter the Premises and perform such maintenance or repair on behalf of Tenant;
provided such entry is made in compliance with Applicable Laws, including but not limited to, the Marijuana code. In such cases,
Tenant shall reimburse Landlord immediately upon demand for all costs incurred in performing such maintenance or repair plus an
administration fee equal to 5% of such actual and reasonable costs or expenses.


 


7.2
CONDITION UPON TERMINATION. Upon the termination of the Lease, Tenant shall surrender the Premises to Landlord, broom clean and
with all systems in good working order, condition and repair, except for damage caused by casualty, condemnation and ordinary
wear and tear which Tenant was not otherwise obligated to remedy under any provision of this Lease. However, Tenant shall not
be obligated to repair any damage that Landlord is required to repair under Section 7.1. Subject to the foregoing, Tenant shall
repair, at Tenant’s expense, any damage to the Premises and the Buildings caused by the removal of any of Tenant’s
personal property. In no event shall Tenant remove any of the following materials or equipment: any power wiring or power panels;
light fixtures; environmental control systems; heaters, air conditioners, or any other heating or air conditioning equipment (other
than movable equipment brought upon the Premises by Tenant); plumbing fixtures; or other similar Buildings operating equipment.


 


8.
DEFAULT AND REMEDIES.


 


8.1
DEFAULT BY TENANT. The following will be events of default by Tenant under this Lease:


 


(a)
Failure to pay when due any installment of Rent or any other payment required pursuant to this Lease within five (5) days of due
date;


 


(b)
The filing of a petition for bankruptcy or insolvency under any applicable federal or state bankruptcy or insolvency law; an adjudication
of bankruptcy or insolvency or an admission that it cannot meet its financial obligations as they become due, or the appointment
or a receiver or trustee for all or substantially all of the assets of Tenant; in each of the foregoing cases, if not dismissed
within 30 days of such filing, adjudication, admission or appointment, as applicable; the foregoing shall also apply to any party
guaranteeing the obligations of Tenant under this Lease (each, a “Guarantor”);


 


(c)
A transfer in fraud of creditors or an assignment for the benefit of creditors, whether by Tenant or any Guarantor;


 




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(d)
The filing or imposition of a lien against the Premises, the Buildings or the Property as a result of any act or omission of Tenant
and the failure of Tenant to satisfy or bond the lien in its entirety within thirty (30) days after receipt of notice of same;


 


(e)
The liquidation, termination or dissolution of Tenant or any Guarantor, or, if Tenant or any Guarantor is a natural person, the
death of Tenant or such Guarantor;


 


(f)
Failure to cure the breach of any provision of this Lease or any other lease or agreement Landlord and Tenant are a party to,
other than the obligation to pay Rent, within twenty (20) days after notice thereof to Tenant; provided, however, that if such
breach cannot be cured within such 20 day period using diligent efforts and Tenant promptly commenced efforts to cure such breach
upon receipt of Landlord’s notice thereof, then such cure period shall be extended for so long as Tenant continues to use
diligent efforts to cure, not to exceed a total of sixty (60) days from the date of Landlord’s notice;


 


(g)
Tenant’s breach of the same provision of this Lease, other than the obligation to pay Rent, more than twice (2) in any twelve
(12) month period;


 


(h)
Failure to deliver, maintain or restore the Security Deposit pursuant to Section 11.2 hereof within the timeframes provided; and


 


(i)
Failure of any of the guarantors to fulfill the terms and conditions of the Guaranty or the breach of the Guaranty by one of the
Guarantors.


 


8.2
REMEDIES. Upon the occurrence of any event of default set forth in Section 8.1, Landlord shall be entitled to the following remedies:


 


(a)
Landlord may terminate this Lease, dispossess Tenant and recover as damages from Tenant all Rent that is due but unpaid as of
the date of dispossession, plus all other reasonable costs and expenses incurred by Landlord to dispossess Tenant.


 


(b)
Landlord may terminate this Lease and declare 100% of all Rent to be paid pursuant to this Lease for the remainder of the Term
to be immediately due and payable, and thereupon such amount shall be accelerated and Landlord shall be entitled to recover the
net present value thereof employing an assumed discount rate of 2% per annum for purposes of present value computation;


 


(c)
Landlord may elect to repossess the Premises and to relet the Premises for Tenant’s account, holding Tenant liable in damages
for all expenses incurred in any such reletting and for any difference between the amount of Rent received from such reletting
and the amount due and payable under the terms of this Lease; provided, however, that Tenant shall not, in such circumstances,
be responsible for any cost to retrofit or alter the Premises.


 


(d)
After the provision of notice and summary proceedings if required by law Landlord may enter the Premises and take any actions
required of Tenant under the terms of this Lease, and Tenant shall reimburse Landlord on demand for any expenses that Landlord
may incur in effecting compliance with Tenant’s obligations under this Lease, and Landlord shall not be liable for any damages
resulting to Tenant from such action.


 




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(e)
If this Lease is terminated in accordance with the provisions of this Section, then Landlord agrees make good faith and commercially
reasonable efforts to mitigate its damages which efforts shall include efforts to re-let the Property.


 


The
above remedies shall be cumulative and shall not preclude Landlord from pursuing any other remedies permitted by law. Landlord’s
election not to enforce one or more of the remedies upon an event of default shall not constitute a waiver. However, notwithstanding
anything else herein, Landlord hereby expressly disclaims, relinquishes and rejects any Landlord’s lien that otherwise by
law, statute or contract might arise in or to any marijuana product and/or related products, chemicals or substances that, the
ownership, possession, use, sale or distribution of which, but for the Legal Compliance Clarification, would or might be deemed
contrary to Federal law or Federal regulations or enforcement positions by the Federal government or any agency, arm or authority
thereof (“Federal Issues”).


 


8.3
COSTS. If any litigation or other court action, arbitration or similar adjudicatory proceeding is commenced by any party to enforce
its rights under this Lease against any other party, all fees, costs and expenses, including, without limitation, reasonable attorneys’
fees and court costs, incurred by the prevailing party in such litigation, action, arbitration or proceeding shall be reimbursed
by the non-prevailing party; provided, that if a party to such litigation, action, arbitration or proceeding prevails in part,
and loses in part, the court, arbitrator or other adjudicator presiding over such litigation, action, arbitration or proceeding
shall award a reimbursement of the fees, costs and expenses incurred by such party on an equitable basis. 


 


8.4
WAIVER. No delay or omission by Landlord in exercising a right or remedy shall exhaust or impair the same or constitute a waiver
of, or acquiescence to, a default.


 


8.5
DEFAULT BY LANDLORD. In the event of any default by Landlord, Tenant’s exclusive remedy shall be an action for damages,
but prior to any such action Tenant will give Landlord written notice specifying such default with particularity, and Landlord
shall have a period of thirty (30) days following the date of such notice in which to commence the appropriate cure of such default.
Unless and until Landlord fails to commence and diligently pursue the appropriate cure of such default after such notice or complete
same within a reasonable period of time, Tenant shall not have any remedy or cause of action by reason thereof. Notwithstanding
any provision of this Lease, neither Landlord nor any officer, director, partner, shareholder, or member of Landlord shall have
any individual or personal liability whatsoever under this Lease. In the event of any breach or default by Landlord of any term
or provision of this Lease, Tenant agrees to look solely to the equity or interest then-owned by Landlord in the Premises (together
with insurance proceeds, condemnation awards and sale proceeds), and in no event shall any deficiency judgment be sought or obtained
against Landlord, nor any officer, director, partner, shareholder, or member of Landlord. Notwithstanding any provision of this
Lease, Landlord shall not be liable to Tenant or any other person for consequential, special or punitive damages, including without
limitation, lost profits.


 


9.
PROTECTION OF LENDERS. Landlord represents and warrants that as of the date hereof, there either is no mortgage or ground lease
affecting the Property or if there is a mortgage, the lender holding same shall have confirmed it does not object to this Lease.


 




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9.1
SUBORDINATION AND ATTORNMENT. This Lease shall be subject and subordinated at all times to the terms of each and every ground
or underlying lease which now exists or may hereafter be executed affecting the Premises under which Landlord shall claim, and
to the liens of each and every mortgage and deed of trust in any amount or amounts whatsoever now or hereafter existing encumbering
the Premises, Buildings or the Property, and to all modifications, renewals and replacements thereto without the necessity of
having further instruments executed by Tenant to effect such subordination. Tenant, upon demand, shall further evidence its subordination
by executing a subordination and attornment agreement in form and substance mutually acceptable to Tenant and Landlord and its
mortgagee or ground lessor, which subordination and attornment agreement must provide that so long as no default or event which
with the passing of time or giving of notice would constitute a default exists under this Lease, the peaceable possession of Tenant
in and to the Premises, and continued Permitted Use thereof, for the Term shall not be disturbed in the event of the foreclosure
of the subject mortgage or termination of the subject ground or underlying lease affecting the Premises. If Landlord’s interest
in the Buildings or Property is acquired by any ground lessor, mortgagee, or purchaser at a foreclosure sale or transfer in lieu
thereof, Tenant shall attorn to the transferee of or successor to Landlord’s interest in the Lease, Premises, Buildings
or Property and recognize such transferee or successor as Landlord under this Lease. Notwithstanding the foregoing, any mortgagee
under any mortgage shall have the right at any time to subordinate any such mortgage to this Lease on such terms and subject to
such conditions as the mortgagee in its discretion may consider appropriate.


 


9.2
ESTOPPEL CERTIFICATES. Within ten (10) days of receipt of written request from Landlord, any lender or prospective lender of the
Buildings, or at the request of any purchaser or prospective purchaser of the Buildings, Tenant shall deliver an estoppel certificate,
attaching a true and complete copy of this Lease, including all amendments relative thereto, and certifying with particularity,
among other things, (i) a description of any renewal or expansion options, if any; (ii) the amount of rent currently and actually
paid by Tenant under this Lease; (iii) that the Lease is in full force and effect as modified; (iv) Tenant is in possession of
the Premises; (v) stating whether either Landlord to the best of its knowledge or Tenant is in default under the Lease and, if
so, summarizing such default(s) if known; and (vi) stating whether Tenant or Landlord has any offsets or claims against the other
party and, if so, specifying with particularity the nature and amount of such offset or claim if known. Landlord shall likewise
deliver a similar estoppel certificate within ten (10) days of the receipt of a written request from Tenant, any lender or prospective
lender of Tenant, or assignee approved by Landlord, certifying the status of Tenant’s monetary obligations under this Lease.


 


9.3
TENANT’S FINANCIAL CONDITION AND OTHER OPERATING REPORTS. Tenant shall provide Landlord with:(A) certified financial statements
by an authorized officer of Tenant regarding Tenant’s operations at the Premises, including standard profit and loss statements,
actual sales vs. projected sales, an income statement and balance sheet, all of which show that Tenant has the financial wherewithal
to meet its obligations as they are due within twenty (20) days after the end of each calendar month, (B) certified financials
from an authorized officer or by a third party accounting firm reasonably acceptable to Landlord, to be delivered within 90 days
of the end of each calendar year during the Term, and (C) a personal tax return for each of the Guarantors within 30 days after
April 15th of each Lease Year. Tenant hereby agrees not to make any distributions to owners/investors of Tenant until such time
as Tenant has achieved cash flow sufficient to establish a cash reserve equal to six (6) months of Tenant’s operating expenses,
including but limited to, Rent (the “Working Capital Reserve”). Once Tenant has established the Working Capital Reserve
in Tenant’s bank account (as certified to Landlord monthly), Tenant may distribute excess cash flow earned thereafter to
its owners/investors in accordance with its Operating Agreement. In addition to and not by way of limitation of the foregoing,
Tenant covenants and agrees that during the Term of this Lease, (i) the salaries for certain owners/ officers of Tenant shall
be as set forth on the attached Exhibit 4, all of which will be annually certified as such by an authorized officer of Tenant
on or before January 15th of each Lease year during the Term and (ii) absolutely no additional salary shall be paid to the identified
owners/officers of Tenant other than as set forth on Exhibit 4 until and after the Working Capital Reserve has been established
and so long as it is maintained, and (iii) absolutely no distributions will be made to owners/investors in Tenant unless and until
the Working Capital Reserve amount has been achieved and is being maintained in Tenant’s bank account. During the Term hereof,
Landlord, shall have full rights to inspect the books and records of Tenant on reasonable notice and during normal business hours
and to have an audit of such books and records done at its own expense to confirm the accuracy and completeness thereof; provided,
such audit is performed in connection with all Applicable Laws, including but not limited to, the Marijuana Code. Landlord and
Tenant acknowledge and agree that Landlord is not intended to nor will it actually have any control over Tenant’s
business located at the Premises or elsewhere rather it is intended to support the viability of Tenant and its ability to meet
its financial obligations. This Lease is not intended to enable Landlord to become a “Controlling Beneficial Owner”
or “Passive Beneficial Owner” whatsoever in Tenant as such terms are defined under the Marijuana Code.


 




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10.
LANDLORD’S LIABILITY; CERTAIN DUTIES. As used in the Lease, the term “Landlord” means only the current owner
or owners of the fee title to the Buildings or the leasehold estate under a ground lease of the Buildings at the time in question.
Each landlord is obligated to perform the obligations of Landlord under this Lease only during the time such landlord owns such
interest or title. Any landlord who transfers its title or interest is relieved of all liability with respect to the obligations
of Landlord under this Lease to be performed on or after the date of transfer, provided that such transfer is not for the primary
purpose of avoiding such obligations. However, each landlord shall deliver to its transferee all funds previously paid by Tenant
if such funds have not yet been applied under the terms of this Lease.


 


11.
MISCELLANEOUS PROVISIONS.


 


11.1
SECURITY DEPOSIT. Tenant shall remit to Landlord a security deposit in the amount of One Hundred and Forty Thousand Dollars ($140,000)
by wire transfer of immediately available funds or other form acceptable to Landlord in its sole discretion (“Security
Deposit”). The Security Deposit will be funded as follows: $80,000 on the effective date; $10,000 on 4/1/21; $10,000
on 5/1/21; $10,000 on 6/1/21; $10,000 on 7/1/21; $10,000 on 8/1/21; and, $10,000 on 9/1/21. The Security Deposit represents security
for the faithful performance and observance by Tenant of each and every term of this Lease. Landlord may apply all or part of
the Security Deposit to any unpaid Rent or other charges due from Tenant or to cure any other default of Tenant. The Security
Deposit shall not constitute liquidated damages. If after notice, Tenant fails to cure and Landlord uses any part of the Security
Deposit, Tenant shall restore the Security Deposit to its full amount within ten (10) days after written notice from Landlord.
No interest shall accrue to or for the benefit of Tenant on the Security Deposit. Landlord shall not be required to keep the Security
Deposit separate from its other accounts, and no trust relationship is created with respect to the Security Deposit. Landlord
shall not be obligated to return the Security Deposit to Tenant upon the expiration or earlier termination of the Lease unless
and until all of the following events occur: (i) the payment in full of all Rent due pursuant to the Lease; and (ii) the repair
of any and all damage to the Premises beyond that caused by casualty, condemnation and normal wear and tear.


 




    	18



     


    

 


11.2
INTERPRETATION. The captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease and are
not a part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include
the plural and the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other.
In any provision relating to the conduct, acts or omissions of Tenant the term “Tenant” shall include Tenant’s
agents, employees, contractors, invitees, successors or others using the Premises, Buildings or Property with Tenant’s expressed
or implied permission. This Lease will not be construed more or less favorably with respect to either party as a consequence of
the Lease or various provisions hereof having been drafted by one of the parties hereto.


 


11.3
INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS. This Lease is the only agreement between the parties pertaining to the lease
of the Premises and no other agreements either oral or otherwise shall be effective unless embodied herein. All amendments to
this Lease shall be in writing and signed by Landlord and Tenant. Any other purported amendment shall be void.


 


11.4
NOTICES. Any notice or document (other than rent) required or permitted to be delivered by the terms of this Lease shall be in
writing and delivered by: (i) hand delivery; (ii) certified mail, return receipt requested; or (iii) guaranteed overnight delivery
service. Notices to Tenant shall be delivered to the address specified in the introductory paragraph of this Lease. Notices to
Landlord shall be delivered to the address specified in the introductory paragraph of this Lease. All notices shall be effective
upon delivery or attempted delivery during normal business hours. Either party may change its notice address upon notice to the
other party, given in accordance herewith by an authorized officer, partner, or principal.


 


11.5
RADON GAS NOTICE. Radon is a naturally occurring radioactive gas that, when it has accumulated in a Buildings in sufficient quantities,
may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines
have been found in Buildings in Colorado Additional information regarding radon and radon testing may be obtained from your county
health department.


 


11.6
WAIVERS. All waivers must be in writing and signed by the waiving party. Either party’s failure to enforce any provision
of this Lease or its acceptance of Rent shall not be a waiver and shall not prevent such party from enforcing that provision or
any other provision of this Lease in the future. No statement on a payment check from Tenant or in a letter accompanying a payment
check shall be binding on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to
the conditions of such statement.


 


11.7
NO RECORDATION. Tenant shall not record this Lease or any memorandum of lease.


 


11.8
FORCE MAJEURE. The performance by either party to this Lease of its obligations (except the payment of Rent or other sums of money)
shall be excused by delays attributable to events beyond that party’s control for a period of time that is sufficient for
the party to perform its obligations after the cessation of the Force Majeure event acting in a diligent, commercially reasonable
manner. Events beyond a party’s control include, but are not limited to, acts of the other party, acts of God (including
reasonable preparation therefor), war, civil commotion, labor disputes, strikes, fire, flood or other casualty, failure of power,
shortages of labor or material, government action, regulation or restriction (including extraordinary delay in the issuance of
any permit, permit approval or Buildings permit inspection) and unusually inclement weather conditions. Events beyond a party’s
control shall not include changes in economic or market conditions, or financial or internal problems of the non-performing party,
or problems that can be satisfied by the payment of money.


 




    	19



     


    

 


11.9
EXECUTION OF LEASE. Submission or preparation of this Lease by Landlord shall not constitute an offer by Landlord or option for
the Premises, and this Lease shall constitute an offer, acceptance or contract only as expressly specified by the terms of this
Section 11.10. In the event that Tenant executes this Lease first, such action shall constitute an offer to Landlord, which may
be accepted by Landlord by executing this Lease, and once this Lease is so executed by Landlord and delivered to Tenant, such
offer may not be revoked by Tenant and this Lease shall become a binding contract. In the event that Landlord executes this Lease
first, such action shall constitute an offer to Tenant, which may be accepted by Tenant only by delivery to Landlord of a fully
executed copy of this Lease, together with a fully executed copy of any and all guaranty agreements and addenda provided that
in the event that any party other than Landlord makes any material or minor alteration of any nature whatsoever to any of said
documents, then such action shall merely constitute a counteroffer, which Landlord, may, at Landlord’s election, accept
or reject. Notwithstanding that the Effective Date may occur and the Term may commence after the date of execution of this Lease,
upon delivery and acceptance of this Lease in accordance with the terms of this Lease, this Lease shall be fully effective, and
in full force and effect and valid and binding against the parties in accordance with, but on and subject to, the terms and conditions
of this Lease.


 


11.10
AUTHORITY.


 


11.10.1
TENANT’S AUTHORITY. As a material inducement to Landlord to enter into this Lease, Tenant, intending that Landlord rely
thereon, represents and warrants to Landlord that:


 


(i)
Tenant and the party executing on behalf of Tenant are fully and properly authorized to execute and enter into this Lease on behalf
of Tenant and to deliver this Lease to Landlord;


 


(ii)
This Lease constitutes a valid and binding obligation of Tenant, enforceable against Tenant in accordance with the terms of this
Lease;


 


(iii)
Tenant is duly organized, validly existing and in good standing under the laws of the state of Tenant’s organization and
has full power and authority to enter into this Lease, to perform Tenant’s obligations under this Lease in accordance with
the terms of this Lease, and to transact business in the state in which the Premises are located; and


 


(iv)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Tenant, and the performance by
Tenant of Tenant’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or partnership
action, as the case may be, and the execution, delivery and performance of this Lease by Tenant is not in conflict with Tenant’s
bylaws or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and other charters, agreements,
rules or regulations governing Tenant’s business as any of the foregoing may have been supplemented or amended in any manner.


 


11.10.2
LANDLORD’S AUTHORITY. As a material inducement to Tenant to enter into this Lease, Landlord, intending that Tenant rely
thereon, represents and warrants to Tenant that:


 


(i)
Landlord is the fee owner of the Property.


 




    	20



     


    

 


(ii)
Landlord and the party executing on behalf of Landlord are fully and properly authorized to execute and enter into this Lease
on behalf of Landlord and to deliver this Lease to Tenant;


 


(iii)
This Lease constitutes a valid and binding obligation of Landlord, enforceable against Landlord in accordance with the terms of
this Lease;


 


(iv)
Landlord is duly organized, validly existing and in good standing under the laws of the state of Landlord’s organization
and has full power and authority to enter into this Lease, to perform Landlord’s obligations under this Lease in accordance
with the terms of this Lease, and to transact business in the state in which the Premises are located; and


 


(v)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Landlord, and the performance by
Landlord of Landlord’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or
partnership action, as the case may be, and the execution, delivery and performance of this Lease by Landlord is not in conflict
with Landlord’s bylaws or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and
other charters, agreements, rules or regulations governing Landlord’s business as any of the foregoing may have been supplemented
or amended in any manner


 


11.11
CHOICE OF LAW. This Lease shall be governed by the laws of the State of Colorado.


 


11.12
COUNTERPART. This Lease may be executed in multiple counterparts, each counterpart of which shall be deemed an original and any
of which shall be deemed to be complete of itself and may be introduced into evidence or used for any purpose without the production
of the other counterpart or counterparts. Signatures appearing hereon that have been reproduced, applied, provided, delivered
or transmitted by facsimile, email, DocuSign or other electronic means shall be equally binding and effective as original signatures
hereon, and shall be deemed duly and effectively delivered if so transmitted or provided.


 


11.13
HOLDING OVER. If Tenant remains in possession of the Premises after the end of the Term without having executed and delivered
a new lease or an agreement extending the Term, there shall be no tacit renewal of this Lease or the Term, and Tenant shall be
deemed to be occupying the Premises from month to month at a monthly Base Rent payable in advance on the first day of each month
equal to one hundred twenty-five percent (125%) first month, one hundred fifty percent (150%) second month and two hundred percent
(200%) thereafter of the monthly amount of Base Rent payable during the last month of the Term, and otherwise upon the same terms
as set forth in this Lease, so far as they are applicable to a month to month tenancy. In addition to and not limiting any other
rights or remedies which Landlord may have on account of Tenant holding over without written consent of Landlord, Tenant shall
be liable for any and all direct and consequential damages incurred by Landlord on account of such unapproved holding over including
claims by tenants entitled to future possession.


 


11.14
TIME IS OF THE ESSENCE. Time is of the essence of this Lease and all provisions contained herein.


 




    	21



     


    

 


11.15
APPROVAL OF PLANS AND SPECIFICATIONS. Neither review nor approval by or on behalf of Landlord of any Tenant’s plans nor
any plans and specifications for any Tenant Alterations or any other work shall constitute a representation or warranty by Landlord,
any of Landlord’s beneficiaries or any of their respective agents, partners or employees that such plans and specifications
either (i) are complete or suitable for their intended purpose, or (ii) comply with Applicable Laws, it being expressly agreed
by Tenant that neither Landlord, nor any of Landlord’s beneficiaries nor any of their respective agents, partners or employees
assume any responsibility or liability whatsoever to Tenant or to any other person or entity for such completeness, suitability
or compliance.


 


11.16
RELATIONSHIP. Landlord and Tenant disclaim any intention to create a joint venture, partnership or agency relationship.


 


11.17
BROKERS. Tenant covenants, represents and warrants that there was and is no broker, finder or commissioned procuring cause or
participant in commissions associated with Tenant’s efforts (any such person being a “Tenant’s Broker”)
in connection with the negotiation and consummation of this Lease. Tenant agrees to indemnify and defend Landlord against any
loss, liability, or expense (including reasonable attorney’s fees and costs) arising out of claims for fees or commissions
from anyone other than a broker retained or hired by Landlord claiming to have represented Tenant in connection with the lease
of the Premises.


 


11.18
WAIVER OF TRIAL BY JURY. LANDLORD AND TENANT EACH HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY WAIVE TRIAL BY JURY IN ANY
ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING
OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE. THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE ANY ACTION IN WHICH
A JURY TRIAL HAS BEEN WAIVED WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. 


 


11.19
RIDERS AND EXHIBITS. All Riders, Addenda and Exhibits attached hereto and referenced herein shall be deemed to be a part hereof
and are hereby incorporated.


 


11.20
TENANT ASSIGNMENT. Tenant will not assign this Lease, in whole or in part, or sublease the Premises, in whole or in part without
the prior consent of Landlord. Tenant shall pay to Landlord all direct costs and shall reimburse Landlord for all expenses (including
reasonable attorneys’ fees) incurred by Landlord in connection with any assignment or sublease requested by Tenant. Landlord
may, in its reasonable discretion, consider all factors cognizable by law as reasonable to evaluate and consider in making its
determination of whether to consent, including making a study of the financial wherewithal and credit of any proposed successor
or subtenant and, in the case of an assignment, may require additional guaranties as appropriate to satisfy reasonable financial
standards and criteria for approval. Any guaranty of an individual offered shall be joined by spouse and shall be in Landlord’s
then current commercially reasonable form. Landlord may condition any consent to any assignment, upon the execution and delivery
of Landlord’s commercially reasonable form of instrument, executed by Landlord, Tenant, the successor (assignee) tenant,
and any new guarantor(s) then so arising, under the terms of which (i) the Tenant (as assignor) agrees and confirms to the foregoing
continued obligations and liabilities and assigns all of its rights, title and interest in and to the Lease and all moneys having
been paid thereunder, including any security deposit, (ii) the successor (as assignee) agrees to assume the Lease in all respects
and to assume all obligations of payment and performance thereunder, past, present and future, including for the express benefit
of Landlord and accepts the Premises in its then as-is condition, (iii) Landlord shall not be liable for, and Tenant and the successor
(as assignee) shall, jointly and severally, hold Landlord harmless against and indemnify Landlord for and from any commission(s)
payable associated with the assignment, and (iv) the successor (as assignee) agrees to provide all proper current evidence of
insurance as called for in this Lease prior to first entry upon, on or into the Premises. Landlord may condition any consent to
any sublease, upon the execution and delivery to Landlord of a commercially reasonable form of sublease agreement as between Tenant
and such subtenant, under the terms of which (i) Tenant shall continue to remain primarily liable for the payment of all amounts
of rental and other sums and performance of all covenants required of Tenant under the Lease, (ii) there shall be no modifications
or amendments of the sublease without the prior written consent of Landlord, (iii) the subtenant shall not be granted any rights
of Tenant under the Lease nor the power to exercise same, (iv) it is provided that in the event of any default under the terms
and provisions of the Lease, Landlord shall have the right to collect the rental attributable to the subleased space directly
from the subtenant without waiving any of Landlord’s rights against Tenant, (v) Landlord shall not be liable for, and Tenant
and the subtenant shall, jointly and severally, hold Landlord harmless against and indemnify Landlord for and from any commission(s)
payable associated with the sublease, and (vi) nothing in the sublease will be deemed to amend or modify the Lease as between
Tenant and Landlord, and the subtenant will expressly confirm and acknowledge that the sublease is inferior and subordinate to
the Lease in all respects.


 




    	22



     


    

 


11.21
LANDLORD ASSIGNMENT. Landlord will have the right to sell, transfer or assign, in whole or in part, its rights and obligations
under this Lease. Any such sale, transfer or assignment will operate to release Landlord from any and all liability under this
Lease arising after the date of such sale, assignment or transfer, so long as successor landlord assumes the obligations of landlord
hereunder.


 


11.22
NOTWITHSTANDING ANY OTHER TERM OR CONDITION OF THIS LEASE THE FOLLOWING ADDITIONAL PROPERTY SPECIFIC TERMS AND CONDITIONS SHALL
GOVERN AND CONTROL:


 


A.
OUTSIDE STORAGE - Under no circumstances shall Tenant store or display its goods or merchandise outside of the Buildings with
the exception of specifically requested and approved by Landlord hard goods or materials that are specifically required for Tenant’s
operations that cannot be stored within the Buildings (e.g., soil) Tenant shall ensure any outside storage is neat and organized
and in compliance with all applicable Laws and Tenant shall not store any plants or other finished materials outside of the Buildings


 


B.
HVAC/ENVIRONMENTAL CONTROLS, GREENHOUSE ROOF AND SYSTEMS REPAIR AND MAINTENANCE: Tenant shall, at Tenant’s sole expense
repair and in accordance with the terms of this Lease, shall have a maintenance agreement for the HVAC/Environmental Controls,
Greenhouse Roof and Systems unless such work will be performed by a duly qualified employee of Tenant or of Tenant’s Affiliate,
and will be responsible for any repairs and replacement for HVAC/Environmental Controls, Greenhouse Roof and Systems at all times
during the Lease Term. 


 


C.
TENANT’S PRIMARY DUTY. All agreements and covenants to be performed or observed by Tenant under this Lease shall be at Tenant’s
sole cost and expense and without any abatement of rent. If Tenant fails to pay any sum of money to be paid by Tenant or to perform
any other act to be performed by Tenant under this Lease, Landlord shall have the right, but shall not be obligated, and without
waiving or releasing Tenant from any obligations of Tenant, to make any such payment or to perform any such other act on behalf
of Tenant in accordance with this Lease. All sums so paid by Landlord and all costs incurred or paid by Landlord shall be deemed
additional rent hereunder and Tenant shall pay the same to Landlord on written demand, together with interest on all such sums
and costs from the date of expenditure by Landlord to the date of repayment by Tenant at the rate of ten percent (10%) per annum.


 




    	23



     


    

 


D.
ABANDONED PROPERTY. If Tenant abandons the Premises, or is dispossessed by process of law or otherwise, any movable furniture,
equipment, trade fixtures or personal property belonging to Tenant and left in the Premises shall be deemed to be abandoned, at
the option of Landlord, and Landlord shall have the right to sell or otherwise dispose of such personal property in any commercially
reasonable manner.


 


E.
GUARANTY. The full and faithful performance of Tenant hereunder and the payment of all obligations, including Rent, shall be guaranteed
by the guarantors, if any, on a joint and several basis.


 


F.
SIGNAGE: All signage that will be visible from the exterior of the Buildings must be approved, in writing, by Landlord before
installation and be in conformance with the Marijuana Code. It is the responsibility of the Tenant to obtain all necessary governmental
permits required for signage approved by Landlord.


 


11.24
REFORMATION. This Lease and the transaction contemplated herein is subject to review and approval by one or more government agencies,
including but not limited to the Colorado Department of Revenue, Marijuana Enforcement Division (the “MED”) and the
local licensing authority (the “Local Authority” and, collectively with the MED and any other applicable government
agencies the “Governmental Authority”). If the Governmental Authority determines this Lease must be reformed, the
Parties shall negotiate in good faith to so reform this Lease according to the Governmental Authority’s requirements while
effectuating the original intent of this Lease as near as possible.


 


11.25
AMENDMENT. Unless otherwise provided in this Lease, this Lease may be amended, modified, or terminated only by a written instrument
executed by Landlord and Tenant.


 




    	24



     


    

 


Signature
page to that certain LEASE AGREEMENT by and between PW CO CanRe Chachi LLC, a Colorado limited liability company, as Landlord,
and Chachi Farms, LLC, a Colorado limited liability company, as Tenant, concerning Premises located at Lot 6 in the Amended
Sherman Subdivision, Crowley County, Colorado.


 


IN
WITNESS WHEREOF, Tenant and Landlord have caused this Lease to be duly executed as of the date first above written by their
respective duly authorized officers.


 


	SIGNED,
    SEALED AND DELIVERED	 
	IN
    THE PRESENCE OF THE	TENANT:
	FOLLOWING
    WITNESSES:	 
	 	The
    Gas Station LLC, a Colorado limited liability company


 


	_____________________________	 
	Witness
    for Tenant	By:
    ___________________________
	Sign
    Above;	 
	Print
    Name: _______________	Print
    Name: _________________
	 	Title:*
    [__] Manager or [__] Member or
	 	  [__]
    Managing Member or
	 	  [__]
    President as duly authorized officer
	 	  [__]
    Other [Specify: ____________]**
	 	*Signatory
    above warrants and represents that he or she is duly and properly authorized and empowered with signature authority to sign
    for the entity above and bind it to the terms and conditions hereof. **
	 	 
	 	**If
    the individual signing the Lease for Tenant is indicated having a title of “Other” above, then as a condition
    to full execution and delivery hereof, there must be attached to this Lease, lawfully taken entity resolutions
    which establish his or her authority and empowerment to execute the Lease and bind the Tenant in all respects hereto.






 


	  	LANDLORD:
	 	 
	_____________________________	PW
    CO CanRe Gas Station LLC, a
	1st
    Witness for Landlord	Colorado
limited liablity company
	Sign
    Above;	 
	Print
Name: _______________	By:
    ______________________,
	 	David
    H. Lesser
	 	Authorized
    Signatory


 




    	25



     


    




 


EXHIBIT
1





PROPERTY
DESCRIPTION


 





 


This
Exhibit is diagrammatic and is intended only for the purpose of indicating the approximate location of constructed areas comprising
the Property and/or the Buildings and the approximate location of the Premises, and for the purposes of indicating approximately
the boundaries of the Property if so indicated thereon. It does not in any way supersede any of Landlord’s rights set forth
in the Lease, including in respect of arrangements and/or locations of shared-use parts of the common areas and changes in such
arrangements and/or locations, including without limitation parking areas. It is not to be scaled; any measurements or distances
shown or parking counts should be taken as approximate. Dimensions indicated (if any) are not exact nor to scale and in any case
are approximate. It does not purport to show the exact or final location of columns, division walls or other required architectural,
structural, mechanical or electrical elements. References to tenants (if any) are not and shall not be deemed representations
of existing or future tenancies nor of any particular tenant-mix or tenant physical arrangement or placement or operation or use
or closures, now or in the future anticipated.


 




    	26



     


    

 


Exhibit
2 –Budget of Landlord Funded Costs


 





 




    	27



     


    

 


Schedule
3 – Rent Schedule


 


	Month
    	 	Date	 	Monthly
Rent 	 	 	 	Monthly
Rent if Reset 
	1
    	 	1-Mar-21	 	-
    	 	 	 	NA

	2
    	 	1-Apr-21	 	-
    	 	 	 	NA

	3
    	 	1-May-21	 	-
    	 	 	 	NA

	4
    	 	1-Jun-21	 	-
    	 	 	 	NA

	5
    	 	1-Jul-21	 	-
    	 	 	 	NA

	6
    	 	1-Aug-21	 	-
    	 	 	 	NA

	7
    	 	1-Sep-21	 	-
    	 	 	 	NA

	8
    	 	1-Oct-21	 	60,242.13
	 	 	 	NA

	9
    	 	1-Nov-21	 	60,242.13
    	 	 	 	NA

	10
    	 	1-Dec-21	 	60,242.13
    	 	 	 	NA

	11
    	 	1-Jan-22	 	60,242.13
    	 	 	 	NA

	12
    	 	1-Feb-22	 	60,242.13
    	 	 	 	NA

	13
    	 	1-Mar-22	 	60,242.13
    	 	 	 	NA

	14
    	 	1-Apr-22	 	60,242.13
    	 	 	 	NA

	15
    	 	1-May-22	 	60,242.13
    	 	 	 	NA

	16
    	 	1-Jun-22	 	60,242.13
    	 	 	 	NA

	17
    	 	1-Jul-22	 	60,242.13
    	 	 	 	NA

	18
    	 	1-Aug-22	 	60,242.13
    	 	 	 	NA

	19
    	 	1-Sep-22	 	60,242.13
    	 	 	 	NA
    
	20
    	 	1-Oct-22	 	60,242.13
    	 	 	 	NA

	21
    	 	1-Nov-22	 	60,242.13
    	 	 	 	NA

	22
    	 	1-Dec-22	 	60,242.13
    	 	 	 	NA

	23
    	 	1-Jan-23	 	60,242.13
    	 	 	 	NA

	24
    	 	1-Feb-23	 	60,242.13
    	 	 	 	NA

	25
    	 	1-Mar-23	 	60,242.13
    	 	 	 	NA

	26
    	 	1-Apr-23	 	60,242.13
    	 	 	 	NA

	27
    	 	1-May-23	 	60,242.13
    	 	 	 	NA
    
	28
    	 	1-Jun-23	 	60,242.13
    	 	 	 	NA

	29
    	 	1-Jul-23	 	60,242.13
    	 	 	 	NA

	30
    	 	1-Aug-23	 	60,242.13
    	 	 	 	NA

	31
    	 	1-Sep-23	 	60,242.13
    	 	 	 	NA

	32
    	 	1-Oct-23	 	60,242.13
    	 	 	 	NA

	33
    	 	1-Nov-23	 	60,242.13
    	 	 	 	NA

	34
    	 	1-Dec-23	 	60,242.13
    	 	 	 	NA

	35
    	 	1-Jan-24	 	60,242.13
    	 	 	 	NA

	36
    	 	1-Feb-24	 	60,242.13
    	 	 	 	NA



 




    	28



     


    

 





	37	 	1-Mar-24	 	60,242.13	 	 	 	NA
	38	 	1-Apr-24	 	60,242.13	 	 	 	NA
	39	 	1-May-24	 	60,242.13	 	 	 	NA
	40	 	1-Jun-24	 	60,242.13	 	 	 	NA
	41	 	1-Jul-24	 	60,242.13	 	 	 	NA
	42	 	1-Aug-24	 	60,242.13	 	 	 	NA
	43	 	1-Sep-24	 	60,242.13	 	 	 	NA
	44	 	1-Oct-24	 	23,313.71	 	 	 	NA
	45	 	1-Nov-24	 	23,313.71	 	 	 	NA
	46	 	1-Dec-24	 	23,313.71	 	 	 	NA
	47	 	1-Jan-25	 	23,313.71	 	 	 	NA
	48	 	1-Feb-25	 	23,313.71	 	 	 	NA
	49	 	1-Mar-25	 	23,313.71	 	 	 	NA
	50	 	1-Apr-25	 	23,313.71	 	 	 	NA
	51	 	1-May-25	 	23,313.71	 	 	 	NA
	52	 	1-Jun-25	 	23,313.71	 	 	 	NA
	53	 	1-Jul-25	 	23,313.71	 	 	 	NA
	54	 	1-Aug-25	 	23,313.71	 	 	 	NA
	55	 	1-Sep-25	 	23,313.71	 	 	 	NA
	56	 	1-Oct-25	 	24,013.12	 	 	 	NA
	57	 	1-Nov-25	 	24,013.12	 	 	 	NA
	58	 	1-Dec-25	 	24,013.12	 	 	 	NA
	59	 	1-Jan-26	 	24,013.12	 	 	 	NA
	60	 	1-Feb-26	 	24,013.12	 	 	 	NA
	61	 	1-Mar-26	 	24,013.12	 	 	 	NA
	62	 	1-Apr-26	 	24,013.12	 	 	 	NA
	63	 	1-May-26	 	24,013.12	 	 	 	NA
	64	 	1-Jun-26	 	24,013.12	 	 	 	NA
	65	 	1-Jul-26	 	24,013.12	 	 	 	NA
	66	 	1-Aug-26	 	24,013.12	 	 	 	NA
	67	 	1-Sep-26	 	24,013.12	 	 	 	NA
	68	 	1-Oct-26	 	24,733.51	 	 	 	NA
	69	 	1-Nov-26	 	24,733.51	 	 	 	NA
	70	 	1-Dec-26	 	24,733.51	 	 	 	NA
	71	 	1-Jan-27	 	24,733.51	 	 	 	NA
	72	 	1-Feb-27	 	24,733.51	 	 	 	NA
	73	 	1-Mar-27	 	24,733.51	 	 	 	16,265.38
	74	 	1-Apr-27	 	24,733.51	 	 	 	16,265.38
	75	 	1-May-27	 	24,733.51	 	 	 	16,265.38
	76	 	1-Jun-27	 	24,733.51	 	 	 	16,265.38


 




    	29



     


    

 





	77	 	1-Jul-27	 	24,733.51	 	 	 	16,265.38
	78	 	1-Aug-27	 	24,733.51	 	 	 	16,265.38
	79	 	1-Sep-27	 	24,733.51	 	 	 	16,265.38
	80	 	1-Oct-27	 	25,475.52	 	 	 	16,265.38
	81	 	1-Nov-27	 	25,475.52	 	 	 	16,265.38
	82	 	1-Dec-27	 	25,475.52	 	 	 	16,265.38
	83	 	1-Jan-28	 	25,475.52	 	 	 	16,265.38
	84	 	1-Feb-28	 	25,475.52	 	 	 	16,265.38
	85	 	1-Mar-28	 	25,475.52	 	 	 	16,753.34
	86	 	1-Apr-28	 	25,475.52	 	 	 	16,753.34
	87	 	1-May-28	 	25,475.52	 	 	 	16,753.34
	88	 	1-Jun-28	 	25,475.52	 	 	 	16,753.34
	89	 	1-Jul-28	 	25,475.52	 	 	 	16,753.34
	90	 	1-Aug-28	 	25,475.52	 	 	 	16,753.34
	91	 	1-Sep-28	 	25,475.52	 	 	 	16,753.34
	92	 	1-Oct-28	 	26,239.78	 	 	 	16,753.34
	93	 	1-Nov-28	 	26,239.78	 	 	 	16,753.34
	94	 	1-Dec-28	 	26,239.78	 	 	 	16,753.34
	95	 	1-Jan-29	 	26,239.78	 	 	 	16,753.34
	96	 	1-Feb-29	 	26,239.78	 	 	 	16,753.34
	97	 	1-Mar-29	 	26,239.78	 	 	 	17,255.94
	98	 	1-Apr-29	 	26,239.78	 	 	 	17,255.94
	99	 	1-May-29	 	26,239.78	 	 	 	17,255.94
	100	 	1-Jun-29	 	26,239.78	 	 	 	17,255.94
	101	 	1-Jul-29	 	26,239.78	 	 	 	17,255.94
	102	 	1-Aug-29	 	26,239.78	 	 	 	17,255.94
	103	 	1-Sep-29	 	26,239.78	 	 	 	17,255.94
	104	 	1-Oct-29	 	27,026.97	 	 	 	17,255.94
	105	 	1-Nov-29	 	27,026.97	 	 	 	17,255.94
	106	 	1-Dec-29	 	27,026.97	 	 	 	17,255.94
	107	 	1-Jan-30	 	27,026.97	 	 	 	17,255.94
	108	 	1-Feb-30	 	27,026.97	 	 	 	17,255.94
	109	 	1-Mar-30	 	27,026.97	 	 	 	17,773.62
	110	 	1-Apr-30	 	27,026.97	 	 	 	17,773.62
	111	 	1-May-30	 	27,026.97	 	 	 	17,773.62
	112	 	1-Jun-30	 	27,026.97	 	 	 	17,773.62
	113	 	1-Jul-30	 	27,026.97	 	 	 	17,773.62
	114	 	1-Aug-30	 	27,026.97	 	 	 	17,773.62
	115	 	1-Sep-30	 	27,026.97	 	 	 	17,773.62
	116	 	1-Oct-30	 	27,837.78	 	 	 	17,773.62


 




    	30



     


    

 


	117	 	1-Nov-30	 	27,837.78	 	 	 	17,773.62
	118	 	1-Dec-30	 	27,837.78	 	 	 	17,773.62
	119	 	1-Jan-31	 	27,837.78	 	 	 	17,773.62
	120	 	1-Feb-31	 	27,837.78	 	 	 	17,773.62
	121	 	1-Mar-31	 	27,837.78	 	 	 	18,306.82
	122	 	1-Apr-31	 	27,837.78	 	 	 	18,306.82
	123	 	1-May-31	 	27,837.78	 	 	 	18,306.82
	124	 	1-Jun-31	 	27,837.78	 	 	 	18,306.82
	125	 	1-Jul-31	 	27,837.78	 	 	 	18,306.82
	126	 	1-Aug-31	 	27,837.78	 	 	 	18,306.82
	127	 	1-Sep-31	 	27,837.78	 	 	 	18,306.82
	128	 	1-Oct-31	 	28,672.92	 	 	 	18,306.82
	129	 	1-Nov-31	 	28,672.92	 	 	 	18,306.82
	130	 	1-Dec-31	 	28,672.92	 	 	 	18,306.82
	131	 	1-Jan-32	 	28,672.92	 	 	 	18,306.82
	132	 	1-Feb-32	 	28,672.92	 	 	 	18,306.82
	133	 	1-Mar-32	 	28,672.92	 	 	 	18,856.03
	134	 	1-Apr-32	 	28,672.92	 	 	 	18,856.03
	135	 	1-May-32	 	28,672.92	 	 	 	18,856.03
	136	 	1-Jun-32	 	28,672.92	 	 	 	18,856.03
	137	 	1-Jul-32	 	28,672.92	 	 	 	18,856.03
	138	 	1-Aug-32	 	28,672.92	 	 	 	18,856.03
	139	 	1-Sep-32	 	28,672.92	 	 	 	18,856.03
	140	 	1-Oct-32	 	29,533.10	 	 	 	18,856.03
	141	 	1-Nov-32	 	29,533.10	 	 	 	18,856.03
	142	 	1-Dec-32	 	29,533.10	 	 	 	18,856.03
	143	 	1-Jan-33	 	29,533.10	 	 	 	18,856.03
	144	 	1-Feb-33	 	29,533.10	 	 	 	18,856.03
	145	 	1-Mar-33	 	29,533.10	 	 	 	19,421.71
	146	 	1-Apr-33	 	29,533.10	 	 	 	19,421.71
	147	 	1-May-33	 	29,533.10	 	 	 	19,421.71
	148	 	1-Jun-33	 	29,533.10	 	 	 	19,421.71
	149	 	1-Jul-33	 	29,533.10	 	 	 	19,421.71
	150	 	1-Aug-33	 	29,533.10	 	 	 	19,421.71
	151	 	1-Sep-33	 	29,533.10	 	 	 	19,421.71
	152	 	1-Oct-33	 	30,419.10	 	 	 	19,421.71
	153	 	1-Nov-33	 	30,419.10	 	 	 	19,421.71
	154	 	1-Dec-33	 	30,419.10	 	 	 	19,421.71
	155	 	1-Jan-34	 	30,419.10	 	 	 	19,421.71
	156	 	1-Feb-34	 	30,419.10	 	 	 	19,421.71



 




    	31



     


    

 


	157	 	1-Mar-34	 	30,419.10	 	 	 	20,004.36
	158	 	1-Apr-34	 	30,419.10	 	 	 	20,004.36
	159	 	1-May-34	 	30,419.10	 	 	 	20,004.36
	160	 	1-Jun-34	 	30,419.10	 	 	 	20,004.36
	161	 	1-Jul-34	 	30,419.10	 	 	 	20,004.36
	162	 	1-Aug-34	 	30,419.10	 	 	 	20,004.36
	163	 	1-Sep-34	 	30,419.10	 	 	 	20,004.36
	164	 	1-Oct-34	 	31,331.67	 	 	 	20,004.36
	165	 	1-Nov-34	 	31,331.67	 	 	 	20,004.36
	166	 	1-Dec-34	 	31,331.67	 	 	 	20,004.36
	167	 	1-Jan-35	 	31,331.67	 	 	 	20,004.36
	168	 	1-Feb-35	 	31,331.67	 	 	 	20,004.36
	169	 	1-Mar-35	 	31,331.67	 	 	 	20,604.49
	170	 	1-Apr-35	 	31,331.67	 	 	 	20,604.49
	171	 	1-May-35	 	31,331.67	 	 	 	20,604.49
	172	 	1-Jun-35	 	31,331.67	 	 	 	20,604.49
	173	 	1-Jul-35	 	31,331.67	 	 	 	20,604.49
	174	 	1-Aug-35	 	31,331.67	 	 	 	20,604.49
	175	 	1-Sep-35	 	31,331.67	 	 	 	20,604.49
	176	 	1-Oct-35	 	32,271.62	 	 	 	20,604.49
	177	 	1-Nov-35	 	32,271.62	 	 	 	20,604.49
	178	 	1-Dec-35	 	32,271.62	 	 	 	20,604.49
	179	 	1-Jan-36	 	32,271.62	 	 	 	20,604.49
	180	 	1-Feb-36	 	32,271.62	 	 	 	20,604.49
	181	 	1-Mar-36	 	32,271.62	 	 	 	21,222.63
	182	 	1-Apr-36	 	32,271.62	 	 	 	21,222.63
	183	 	1-May-36	 	32,271.62	 	 	 	21,222.63
	184	 	1-Jun-36	 	32,271.62	 	 	 	21,222.63
	185	 	1-Jul-36	 	32,271.62	 	 	 	21,222.63
	186	 	1-Aug-36	 	32,271.62	 	 	 	21,222.63
	187	 	1-Sep-36	 	32,271.62	 	 	 	21,222.63
	188	 	1-Oct-36	 	33,239.77	 	 	 	21,222.63
	189	 	1-Nov-36	 	33,239.77	 	 	 	21,222.63
	190	 	1-Dec-36	 	33,239.77	 	 	 	21,222.63
	191	 	1-Jan-37	 	33,239.77	 	 	 	21,222.63
	192	 	1-Feb-37	 	33,239.77	 	 	 	21,222.63
	193	 	1-Mar-37	 	33,239.77	 	 	 	21,859.30
	194	 	1-Apr-37	 	33,239.77	 	 	 	21,859.30
	195	 	1-May-37	 	33,239.77	 	 	 	21,859.30
	196	 	1-Jun-37	 	33,239.77	 	 	 	21,859.30


 




    	32



     


    

 


	197	 	1-Jul-37	 	33,239.77	 	 	 	21,859.30
	198	 	1-Aug-37	 	33,239.77	 	 	 	21,859.30
	199	 	1-Sep-37	 	33,239.77	 	 	 	21,859.30
	200	 	1-Oct-37	 	34,236.96	 	 	 	21,859.30
	201	 	1-Nov-37	 	34,236.96	 	 	 	21,859.30
	202	 	1-Dec-37	 	34,236.96	 	 	 	21,859.30
	203	 	1-Jan-38	 	34,236.96	 	 	 	21,859.30
	204	 	1-Feb-38	 	34,236.96	 	 	 	21,859.30
	205	 	1-Mar-38	 	34,236.96	 	 	 	22,515.08
	206	 	1-Apr-38	 	34,236.96	 	 	 	22,515.08
	207	 	1-May-38	 	34,236.96	 	 	 	22,515.08
	208	 	1-Jun-38	 	34,236.96	 	 	 	22,515.08
	209	 	1-Jul-38	 	34,236.96	 	 	 	22,515.08
	210	 	1-Aug-38	 	34,236.96	 	 	 	22,515.08
	211	 	1-Sep-38	 	34,236.96	 	 	 	22,515.08
	212	 	1-Oct-38	 	35,264.07	 	 	 	22,515.08
	213	 	1-Nov-38	 	35,264.07	 	 	 	22,515.08
	214	 	1-Dec-38	 	35,264.07	 	 	 	22,515.08
	215	 	1-Jan-39	 	35,264.07	 	 	 	22,515.08
	216	 	1-Feb-39	 	35,264.07	 	 	 	22,515.08
	217	 	1-Mar-39	 	35,264.07	 	 	 	23,190.54
	218	 	1-Apr-39	 	35,264.07	 	 	 	23,190.54
	219	 	1-May-39	 	35,264.07	 	 	 	23,190.54
	220	 	1-Jun-39	 	35,264.07	 	 	 	23,190.54
	221	 	1-Jul-39	 	35,264.07	 	 	 	23,190.54
	222	 	1-Aug-39	 	35,264.07	 	 	 	23,190.54
	223	 	1-Sep-39	 	35,264.07	 	 	 	23,190.54
	224	 	1-Oct-39	 	36,321.99	 	 	 	23,190.54
	225	 	1-Nov-39	 	36,321.99	 	 	 	23,190.54
	226	 	1-Dec-39	 	36,321.99	 	 	 	23,190.54
	227	 	1-Jan-40	 	36,321.99	 	 	 	23,190.54
	228	 	1-Feb-40	 	36,321.99	 	 	 	23,190.54
	229	 	1-Mar-40	 	36,321.99	 	 	 	23,886.25
	230	 	1-Apr-40	 	36,321.99	 	 	 	23,886.25
	231	 	1-May-40	 	36,321.99	 	 	 	23,886.25
	232	 	1-Jun-40	 	36,321.99	 	 	 	23,886.25
	233	 	1-Jul-40	 	36,321.99	 	 	 	23,886.25
	234	 	1-Aug-40	 	36,321.99	 	 	 	23,886.25
	235	 	1-Sep-40	 	36,321.99	 	 	 	23,886.25
	236	 	1-Oct-40	 	37,411.65	 	 	 	23,886.25
	237	 	1-Nov-40	 	37,411.65	 	 	 	23,886.25
	238	 	1-Dec-40	 	37,411.65	 	 	 	23,886.25
	239	 	1-Jan-41	 	37,411.65	 	 	 	23,886.25
	240	 	1-Feb-41	 	37,411.65	 	 	 	23,886.25


 




    	33



     


    

 


	Option Period 1:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	241	 	1-Mar-41	 	37,411.65	 	 	 	24,602.84
	242	 	1-Apr-41	 	37,411.65	 	 	 	24,602.84
	243	 	1-May-41	 	37,411.65	 	 	 	24,602.84
	244	 	1-Jun-41	 	37,411.65	 	 	 	24,602.84
	245	 	1-Jul-41	 	37,411.65	 	 	 	24,602.84
	246	 	1-Aug-41	 	37,411.65	 	 	 	24,602.84
	247	 	1-Sep-41	 	37,411.65	 	 	 	24,602.84
	248	 	1-Oct-41	 	38,534.00	 	 	 	24,602.84
	249	 	1-Nov-41	 	38,534.00	 	 	 	24,602.84
	250	 	1-Dec-41	 	38,534.00	 	 	 	24,602.84
	251	 	1-Jan-42	 	38,534.00	 	 	 	24,602.84
	252	 	1-Feb-42	 	38,534.00	 	 	 	24,602.84
	253	 	1-Mar-42	 	38,534.00	 	 	 	25,340.93
	254	 	1-Apr-42	 	38,534.00	 	 	 	25,340.93
	255	 	1-May-42	 	38,534.00	 	 	 	25,340.93
	256	 	1-Jun-42	 	38,534.00	 	 	 	25,340.93
	257	 	1-Jul-42	 	38,534.00	 	 	 	25,340.93
	258	 	1-Aug-42	 	38,534.00	 	 	 	25,340.93
	259	 	1-Sep-42	 	38,534.00	 	 	 	25,340.93
	260	 	1-Oct-42	 	39,690.02	 	 	 	25,340.93
	261	 	1-Nov-42	 	39,690.02	 	 	 	25,340.93
	262	 	1-Dec-42	 	39,690.02	 	 	 	25,340.93
	263	 	1-Jan-43	 	39,690.02	 	 	 	25,340.93
	264	 	1-Feb-43	 	39,690.02	 	 	 	25,340.93
	265	 	1-Mar-43	 	39,690.02	 	 	 	26,101.15
	266	 	1-Apr-43	 	39,690.02	 	 	 	26,101.15
	267	 	1-May-43	 	39,690.02	 	 	 	26,101.15
	268	 	1-Jun-43	 	39,690.02	 	 	 	26,101.15
	269	 	1-Jul-43	 	39,690.02	 	 	 	26,101.15
	270	 	1-Aug-43	 	39,690.02	 	 	 	26,101.15
	271	 	1-Sep-43	 	39,690.02	 	 	 	26,101.15
	272	 	1-Oct-43	 	40,880.72	 	 	 	26,101.15
	273	 	1-Nov-43	 	40,880.72	 	 	 	26,101.15


 




    	34



     


    

 


	274	 	1-Dec-43	 	40,880.72	 	 	 	26,101.15
	275	 	1-Jan-44	 	40,880.72	 	 	 	26,101.15
	276	 	1-Feb-44	 	40,880.72	 	 	 	26,884.19
	277	 	1-Mar-44	 	40,880.72	 	 	 	26,884.19
	278	 	1-Apr-44	 	40,880.72	 	 	 	26,884.19
	279	 	1-May-44	 	40,880.72	 	 	 	26,884.19
	280	 	1-Jun-44	 	40,880.72	 	 	 	26,884.19
	281	 	1-Jul-44	 	40,880.72	 	 	 	26,884.19
	282	 	1-Aug-44	 	40,880.72	 	 	 	26,884.19
	283	 	1-Sep-44	 	40,880.72	 	 	 	26,884.19
	284	 	1-Oct-44	 	42,107.14	 	 	 	26,884.19
	285	 	1-Nov-44	 	42,107.14	 	 	 	26,884.19
	286	 	1-Dec-44	 	42,107.14	 	 	 	26,884.19
	287	 	1-Jan-45	 	42,107.14	 	 	 	26,884.19
	288	 	1-Feb-45	 	42,107.14	 	 	 	27,690.71
	289	 	1-Mar-45	 	42,107.14	 	 	 	27,690.71
	290	 	1-Apr-45	 	42,107.14	 	 	 	27,690.71
	291	 	1-May-45	 	42,107.14	 	 	 	27,690.71
	292	 	1-Jun-45	 	42,107.14	 	 	 	27,690.71
	293	 	1-Jul-45	 	42,107.14	 	 	 	27,690.71
	294	 	1-Aug-45	 	42,107.14	 	 	 	27,690.71
	295	 	1-Sep-45	 	42,107.14	 	 	 	27,690.71
	296	 	1-Oct-45	 	43,370.36	 	 	 	27,690.71
	297	 	1-Nov-45	 	43,370.36	 	 	 	27,690.71
	298	 	1-Dec-45	 	43,370.36	 	 	 	27,690.71
	299	 	1-Jan-46	 	43,370.36	 	 	 	27,690.71
	300	 	1-Feb-46	 	43,370.36	 	 	 	27,690.71
	 	 	 	 	 	 	 	 	 
	Option Period 2:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	301	 	1-Mar-46	 	43,370.36	 	 	 	28,521.43
	302	 	1-Apr-46	 	43,370.36	 	 	 	28,521.43
	303	 	1-May-46	 	43,370.36	 	 	 	28,521.43
	304	 	1-Jun-46	 	43,370.36	 	 	 	28,521.43
	305	 	1-Jul-46	 	43,370.36	 	 	 	28,521.43
	306	 	1-Aug-46	 	43,370.36	 	 	 	28,521.43
	307	 	1-Sep-46	 	43,370.36	 	 	 	28,521.43
	308	 	1-Oct-46	 	44,671.47	 	 	 	28,521.43
	309	 	1-Nov-46	 	44,671.47	 	 	 	28,521.43
	310	 	1-Dec-46	 	44,671.47	 	 	 	28,521.43


 




    	35



     


    

 


	311	 	1-Jan-47	 	44,671.47	 	 	 	28,521.43
	312	 	1-Feb-47	 	44,671.47	 	 	 	28,521.43
	313	 	1-Mar-47	 	44,671.47	 	 	 	29,377.08
	314	 	1-Apr-47	 	44,671.47	 	 	 	29,377.08
	315	 	1-May-47	 	44,671.47	 	 	 	29,377.08
	316	 	1-Jun-47	 	44,671.47	 	 	 	29,377.08
	317	 	1-Jul-47	 	44,671.47	 	 	 	29,377.08
	318	 	1-Aug-47	 	44,671.47	 	 	 	29,377.08
	319	 	1-Sep-47	 	44,671.47	 	 	 	29,377.08
	320	 	1-Oct-47	 	46,011.61	 	 	 	29,377.08
	321	 	1-Nov-47	 	46,011.61	 	 	 	29,377.08
	322	 	1-Dec-47	 	46,011.61	 	 	 	29,377.08
	323	 	1-Jan-48	 	46,011.61	 	 	 	29,377.08
	324	 	1-Feb-48	 	46,011.61	 	 	 	29,377.08
	325	 	1-Mar-48	 	46,011.61	 	 	 	30,258.39
	326	 	1-Apr-48	 	46,011.61	 	 	 	30,258.39
	327	 	1-May-48	 	46,011.61	 	 	 	30,258.39
	328	 	1-Jun-48	 	46,011.61	 	 	 	30,258.39
	329	 	1-Jul-48	 	46,011.61	 	 	 	30,258.39
	330	 	1-Aug-48	 	46,011.61	 	 	 	30,258.39
	331	 	1-Sep-48	 	46,011.61	 	 	 	30,258.39
	332	 	1-Oct-48	 	47,391.96	 	 	 	30,258.39
	333	 	1-Nov-48	 	47,391.96	 	 	 	30,258.39
	334	 	1-Dec-48	 	47,391.96	 	 	 	30,258.39
	335	 	1-Jan-49	 	47,391.96	 	 	 	30,258.39
	336	 	1-Feb-49	 	47,391.96	 	 	 	30,258.39
	337	 	1-Mar-49	 	47,391.96	 	 	 	31,166.14
	338	 	1-Apr-49	 	47,391.96	 	 	 	31,166.14
	339	 	1-May-49	 	47,391.96	 	 	 	31,166.14
	340	 	1-Jun-49	 	47,391.96	 	 	 	31,166.14
	341	 	1-Jul-49	 	47,391.96	 	 	 	31,166.14
	342	 	1-Aug-49	 	47,391.96	 	 	 	31,166.14
	343	 	1-Sep-49	 	47,391.96	 	 	 	31,166.14
	344	 	1-Oct-49	 	48,813.72	 	 	 	31,166.14
	345	 	1-Nov-49	 	48,813.72	 	 	 	31,166.14
	346	 	1-Dec-49	 	48,813.72	 	 	 	31,166.14
	347	 	1-Jan-50	 	48,813.72	 	 	 	31,166.14
	348	 	1-Feb-50	 	48,813.72	 	 	 	31,166.14
	349	 	1-Mar-50	 	48,813.72	 	 	 	32,101.13
	350	 	1-Apr-50	 	48,813.72	 	 	 	32,101.13
	351	 	1-May-50	 	48,813.72	 	 	 	32,101.13
	352	 	1-Jun-50	 	48,813.72	 	 	 	32,101.13
	353	 	1-Jul-50	 	48,813.72	 	 	 	32,101.13
	354	 	1-Aug-50	 	48,813.72	 	 	 	32,101.13
	355	 	1-Sep-50	 	48,813.72	 	 	 	32,101.13
	356	 	1-Oct-50	 	50,278.13	 	 	 	32,101.13
	357	 	1-Nov-50	 	50,278.13	 	 	 	32,101.13
	358	 	1-Dec-50	 	50,278.13	 	 	 	32,101.13
	359	 	1-Jan-51	 	50,278.13	 	 	 	32,101.13
	360	 	1-Feb-51	 	50,278.13	 	 	 	32,101.13



 




    	36



     


    

 


Exhibit
4 – Salaries of Tenant Owner


 


Charles
L. Butcher Jr. – None


Ricardo
Dominguez – None 


Charles
L. Butcher III - None


 




    	37



     


    

 


GUARANTY


 


FOR
VALUE RECEIVED and in consideration for and as an inducement to Landlord granting, executing, delivering that certain lease
of the Premises referenced in the annexed lease for the property located at Lot 3 of the Tamarack Subdivision, Crowley County,
Colorado, (the “Lease”), by PW CO CanRE Gas Station LLC the Landlord (hereinafter called “Landlord”) to
The Gas Station, LLC, the Tenant (hereinafter called “Tenant”), and in further consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration paid by Landlord to Tenant, the undersigned (the receipt and sufficiency thereof
being mutually acknowledged), the undersigned does hereby absolutely and unconditionally guarantee to Landlord the full and timely
payment of the rent, additional rents and other charges (hereinafter collectively called “rents”) and the full and
timely performance of all other terms, covenants and conditions contained in the Lease on the part of the tenant under the Lease
to be paid and/or to be performed thereunder, and if any default shall be made by the tenant under the Lease, the undersigned
does hereby covenant and agree to pay to Landlord in each and every instance such sum or sums of money such tenant is or shall
become liable for and/or obliged to pay under the Lease and/or fully to satisfy and perform any and all such other terms, including
the completion of the Greenhouse and other construction by Tenant, covenants and conditions of the Lease on the part of the tenant
thereunder to be paid or performed and also to pay any and all damages, expenses and attorneys’ fees including those incurred
at all pre-trial, trial and appellate levels, and including attorneys’ fees in any bankruptcy proceedings, in any case whether
suit be instituted or not (hereinafter collectively called “damages”) that may be suffered or incurred by Landlord
in consequence of the non-payment, partial payment or late payment of said rents or the non-performance, partial performance or
late performance of any such other terms, covenants and conditions of the Lease; such payments or rents to be made monthly or
at such other intervals as the same shall or may become payable under the Lease, including any accelerations thereof; such performance
of said other terms, covenants and conditions to be made when due under the Lease and such damages to be paid when incurred by
Landlord, all without requiring any notice from Landlord or proof of notice or demand, all of which the undersigned hereby expressly
waives.


 


The
undersigned hereby waives notice of the acceptance of this Guaranty and any notice to or demand upon the undersigned which Landlord
might otherwise be required to give or make in connection with any matter relating to this Guaranty. This Guaranty is absolute
and is not conditioned upon the genuineness, validity, regularity or enforceability of the Lease. The maintenance of any action
or proceeding by Landlord to recover any sum or sums that may be or become due under the Lease or to secure the performance of
any of the other terms, covenants and conditions of the Lease or to recover damages, shall not preclude Landlord from thereafter
instituting and maintaining subsequent actions or proceedings for any subsequent default or defaults of the tenant under the Lease.


 


The
undersigned does hereby consent that without affecting the liability of the undersigned under this Guaranty and without notice
to the undersigned, time may be given by Landlord to the tenant under the Lease for payment of rents and performance of said other
terms, covenants and conditions, or any of them, and such time extended and indulgences granted, from time to time, shall not
diminish or affect the obligations of the undersigned or relieve the undersigned from any liability under this Guaranty. The undersigned
agrees that the tenant may be dispossessed and/or Landlord may avail itself of or exercise any or all of the rights and/or remedies
against the tenant provided by law or by the Lease, and may proceed either against the tenant alone or jointly against the tenant
and the undersigned or against the undersigned alone without proceeding against the tenant. The undersigned does hereby further
consent to any subsequent changes, modifications and/or amendments of the Lease and any of its terms, covenants and conditions,
or in the rents payable thereunder, and/or to any assignment or assignments or subleases of the Lease, and/or to any renewals
or extensions thereof, all of which may be made without notice to or consent of the undersigned and without in any manner releasing
or relieving the undersigned from liability under this Guaranty.


 




    	38



     


    

 


The
undersigned does hereby further agree that in respect of any payments made by the undersigned hereunder, the undersigned shall
not have any rights based on suretyship or otherwise to stand in the place of Landlord so as to compete with Landlord as a creditor
of Tenant or any co-guarantor, irrespective of any lien subordination otherwise granted by Landlord, unless and until all claims
of Landlord under the Lease shall have been fully paid and satisfied. The undersigned further agrees that the bankruptcy of Tenant
or the filing by or against Tenant for relief or remedy under the Federal Bankruptcy Code or any foreign, state or local laws
of similar import shall have no effect on the obligations of the undersigned hereunder notwithstanding that the Lease may have
been disaffirmed or otherwise impaired. This Guaranty and any of the provisions hereof cannot be modified, waived or terminated,
unless in writing, signed by Landlord. All losses, damages, attorneys’ fees through all levels of proceedings, whether or
not suit be instituted, and other costs and expenses of whatsoever nature which Landlord incurs in connection with or incidental
to the enforcement of this Guaranty shall be payable immediately by the undersigned to Landlord. If the undersigned fails to pay
any amount payable under this Guaranty when due, interest on such amount shall accrue at the highest legal rate per annum chargeable
to the undersigned in the State wherein the Demised Premises are situated.


 


The
provisions of this Guaranty shall apply to and bind and inure to the benefit of the undersigned and Landlord and their respective
heirs, legal representatives, successors and assigns; and if there is more than one (1) Guarantor, the liability hereunder shall
be joint and several. The undersigned further represents to Landlord, as an inducement for Landlord to make the Lease, that the
undersigned (or either of them, alone) owns all of the entire outstanding capital (and/or other) stock (or evidence of ownership
interests) of the Tenant, that the execution and delivery of this Guaranty is not in contravention of the charter or by-laws or
applicable state laws governing such Tenant (or the undersigned where the undersigned is an entity), and has been duly authorized
by the Board of Directors and/or managing member, if required, its shareholders or other ownership interest holders of Tenant
(and the undersigned where the undersigned is an entity).


 


During
the Term of the Lease which this Guaranty is related to, Guarantor covenants and agree that they will not invest in or build or
operate a facility that is reasonably likely to have a negative impact on the performance of the Property during the Term of the
Lease and that Tenant and Guarantor will not operate, invest in or build such a competitive facility unless the status of the
operations at the Premises and the net operating income actually support the need for additional facilities. Guarantor covenants
and agrees to focus a sufficient and appropriate amount their professional acumen and time and attention on Tenant’s activities
and Tenant’s ability to service its debt and pay its Rent to Landlord on a consistent and timely basis.


 


Upon
request of Landlord (or any successor thereto), the undersigned agrees to deliver (i) a Secretary’s certification and resolution
authorizing the execution and delivery of the Lease and/or, (ii) from time to time, a written estoppel statement assuring the
recipient that this Guaranty remains in full force and effect and is fully enforceable in accordance with its terms, and including
any other reasonable statement relating hereto as the requesting party may require. The undersigned hereby irrevocably consents
and submits to the jurisdiction of any federal, state, county or municipal court sitting in the State of Colorado in respect to
any action or proceeding brought therein by Landlord against the undersigned concerning any matters arising out of or in any way
relating to the Lease or this Guaranty.


 




    	39



     


    

 


The
undersigned hereby irrevocably consents to the service upon it of process in any such action or proceeding by the mailing of such
process to the undersigned at the Premises or at such other address as the undersigned may specify in a writing sent to Landlord
by certified or registered mail, return receipt requested, and hereby agrees that such service shall be deemed sufficient. The
undersigned agrees that any final judgment rendered against it in any such action or proceeding shall be conclusive and may be
enforced in other jurisdictions by suit on the judgment or in any other manner provided by law. The undersigned further agrees
that any action or proceeding by the undersigned against Landlord in respect to any matters arising out of or in any way relating
to the Lease or this Guaranty shall be brought only in the State Court having jurisdiction over the County and/or municipality
or local political subdivision (as applicable) where the Property covered by the Lease is located, and that the undersigned shall
not object in any proceeding to the jurisdiction and venue thereof. This Guaranty shall be governed by the internal laws of the
State of Colorado without regard to conflicts of laws principles.


 


Undersigned
guarantors who indicate accordingly, represent and warrant that they are married to each other as husband and wife.


 


AS
A FURTHER INDUCEMENT TO LANDLORD TO MAKE THE LEASE AND IN CONSIDERATION THEREFOR, LANDLORD AND THE UNDERSIGNED HEREBY AGREE THAT
IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER LANDLORD OR THE UNDERSIGNED AGAINST THE OTHER IN RESPECT TO ANY MATTERS
WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THE LEASE OR THIS GUARANTY, TO THE MAXIMUM EXTENT PERMITTED BY LAW, THAT
LANDLORD AND THE UNDERSIGNED SHALL AND DO HEREBY WAIVE TRIAL BY JURY; AND THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE
ANY ACTION IN WHICH A JURY TRIAL HAS BEEN WAIVED WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. THE FOREGOING
WAIVERS ARE IRREVOCABLE AND MUTUALLY, KNOWINGLY, WILLINGLY, INTENTIONALLY AND VOLUNTARILY MADE AFTER EACH PARTY HAS HAD THE BENEFIT
OF OR OPPORTUNITY TO GAIN LEGAL ADVICE AND COUNSEL. EACH PARTY REPRESENTS, WARRANTS AND AFFIRMS TO THE OTHER THAT NO PARTY HAS
IN ANY WAY AGREED, REPRESENTED OR OTHERWISE SUGGESTED OR IMPLIED THAT IT WILL NOT FULLY ENFORCE THE FOREGOING WAIVERS IN ALL INSTANCES.
LANDLORD IS DEEMED TO HAVE JOINED IN THE WAIVERS OF JURY TRIAL AND RELATED PROVISIONS OF THIS CAPITALIZED PARAGRAPH BY ITS ACCEPTANCE
OF THIS GUARANTY. NOTWITHSTANDING THE FOREGOING IN THE EVENT ANY PROVISION OF THIS GUARANTY IS PROHIBITED, UNENFORCEABLE OR INVALID
UNDER THE LAWS OF ANY JURISDICTION, INCLUDING THOSE OF THE STATE INDICATED ABOVE, SUCH PROHIBITION, UNENFORCEABLE OR INVALID PROVISION
SHALL NOT IN ANY FASHION AFFECT THE ENFORCEABILITY OR VALIDITY OF THE REMAINING PROVISIONS HEREOF.


 




    	40



     


    

 


Dated
______________ , 2021


 


	WITNESS:
    	 	GUARANTORS:
	[Each
    Witness as to both Guarantor executions]	 	 
	 	 	 
	 	 	
	 	 	Charles
    L Butcher Jr.
	 	 	Social
    Sec. no. xxx-xx- ____
		 	 
	[Witness
    Sign & Print Above] 	 	
	 	 	Name:
    (Spouse):
	 	 	Social
    Sec. no. xxx-xx- __ __ __ __
	 	 	 
	 	 	HOME
    ADDRESS:


 




    	41



     


    

 


 


STATE
OF ________________     )


 


COUNTY
OF ______________      )


 


The
foregoing instrument was sworn to and acknowledged before me this day
of ___, 2021 ______, by


 


_______________,
who is personally known to me or who produced _________________ as identification, and who did take an oath.


 


(SEAL)


 


	 	 
	(SIGNATURE
    OF PERSON TAKING ACKNOWLEDGMENT)	 


 


	 	 
	(NAME
    OF OFFICER TAKING ACKNOWLEDGMENT-	 
	TYPED,
    PRINTED OR STAMPED)	 


 


NOTARY
PUBLIC 


(TITLE
OR RANK) 


SERIAL
NO.


 




    	42



     


    

 


GUARANTY


 


FOR
VALUE RECEIVED and in consideration for and as an inducement to Landlord granting, executing, delivering that certain lease
of the Premises referenced in the annexed lease for the property located at Lot 3 of the Tamarack Subdivision, Crowley County,
Colorado, (the “Lease”), by PW CO CanRE Gas Station LLC the Landlord (hereinafter called “Landlord”) to
The Gas Station, LLC, the Tenant (hereinafter called “Tenant”), and in further consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration paid by Landlord to Tenant, the undersigned (the receipt and sufficiency thereof
being mutually acknowledged), the undersigned does hereby absolutely and unconditionally guarantee to Landlord the full and timely
payment of the rent, additional rents and other charges (hereinafter collectively called “rents”) and the full and
timely performance of all other terms, covenants and conditions contained in the Lease on the part of the tenant under the Lease
to be paid and/or to be performed thereunder, and if any default shall be made by the tenant under the Lease, the undersigned
does hereby covenant and agree to pay to Landlord in each and every instance such sum or sums of money such tenant is or shall
become liable for and/or obliged to pay under the Lease and/or fully to satisfy and perform any and all such other terms, including
the completion of the Greenhouse and other construction by Tenant, covenants and conditions of the Lease on the part of the tenant
thereunder to be paid or performed and also to pay any and all damages, expenses and attorneys’ fees including those incurred
at all pre-trial, trial and appellate levels, and including attorneys’ fees in any bankruptcy proceedings, in any case whether
suit be instituted or not (hereinafter collectively called “damages”) that may be suffered or incurred by Landlord
in consequence of the non-payment, partial payment or late payment of said rents or the non-performance, partial performance or
late performance of any such other terms, covenants and conditions of the Lease; such payments or rents to be made monthly or
at such other intervals as the same shall or may become payable under the Lease, including any accelerations thereof; such performance
of said other terms, covenants and conditions to be made when due under the Lease and such damages to be paid when incurred by
Landlord, all without requiring any notice from Landlord or proof of notice or demand, all of which the undersigned hereby expressly
waives.


 


The
undersigned hereby waives notice of the acceptance of this Guaranty and any notice to or demand upon the undersigned which Landlord
might otherwise be required to give or make in connection with any matter relating to this Guaranty. This Guaranty is absolute
and is not conditioned upon the genuineness, validity, regularity or enforceability of the Lease. The maintenance of any action
or proceeding by Landlord to recover any sum or sums that may be or become due under the Lease or to secure the performance of
any of the other terms, covenants and conditions of the Lease or to recover damages, shall not preclude Landlord from thereafter
instituting and maintaining subsequent actions or proceedings for any subsequent default or defaults of the tenant under the Lease.


 


The
undersigned does hereby consent that without affecting the liability of the undersigned under this Guaranty and without notice
to the undersigned, time may be given by Landlord to the tenant under the Lease for payment of rents and performance of said other
terms, covenants and conditions, or any of them, and such time extended and indulgences granted, from time to time, shall not
diminish or affect the obligations of the undersigned or relieve the undersigned from any liability under this Guaranty. The undersigned
agrees that the tenant may be dispossessed and/or Landlord may avail itself of or exercise any or all of the rights and/or remedies
against the tenant provided by law or by the Lease, and may proceed either against the tenant alone or jointly against the tenant
and the undersigned or against the undersigned alone without proceeding against the tenant. The undersigned does hereby further
consent to any subsequent changes, modifications and/or amendments of the Lease and any of its terms, covenants and conditions,
or in the rents payable thereunder, and/or to any assignment or assignments or subleases of the Lease, and/or to any renewals
or extensions thereof, all of which may be made without notice to or consent of the undersigned and without in any manner releasing
or relieving the undersigned from liability under this Guaranty.


 




    	43



     


    

 


The
undersigned does hereby further agree that in respect of any payments made by the undersigned hereunder, the undersigned shall
not have any rights based on suretyship or otherwise to stand in the place of Landlord so as to compete with Landlord as a creditor
of Tenant or any co-guarantor, irrespective of any lien subordination otherwise granted by Landlord, unless and until all claims
of Landlord under the Lease shall have been fully paid and satisfied. The undersigned further agrees that the bankruptcy of Tenant
or the filing by or against Tenant for relief or remedy under the Federal Bankruptcy Code or any foreign, state or local laws
of similar import shall have no effect on the obligations of the undersigned hereunder notwithstanding that the Lease may have
been disaffirmed or otherwise impaired. This Guaranty and any of the provisions hereof cannot be modified, waived or terminated,
unless in writing, signed by Landlord. All losses, damages, attorneys’ fees through all levels of proceedings, whether or
not suit be instituted, and other costs and expenses of whatsoever nature which Landlord incurs in connection with or incidental
to the enforcement of this Guaranty shall be payable immediately by the undersigned to Landlord. If the undersigned fails to pay
any amount payable under this Guaranty when due, interest on such amount shall accrue at the highest legal rate per annum chargeable
to the undersigned in the State wherein the Demised Premises are situated.


 


The
provisions of this Guaranty shall apply to and bind and inure to the benefit of the undersigned and Landlord and their respective
heirs, legal representatives, successors and assigns; and if there is more than one (1) Guarantor, the liability hereunder shall
be joint and several. The undersigned further represents to Landlord, as an inducement for Landlord to make the Lease, that the
undersigned (or either of them, alone) owns all of the entire outstanding capital (and/or other) stock (or evidence of ownership
interests) of the Tenant, that the execution and delivery of this Guaranty is not in contravention of the charter or by-laws or
applicable state laws governing such Tenant (or the undersigned where the undersigned is an entity), and has been duly authorized
by the Board of Directors and/or managing member, if required, its shareholders or other ownership interest holders of Tenant
(and the undersigned where the undersigned is an entity).


 


During
the Term of the Lease which this Guaranty is related to, Guarantor covenants and agree that they will not invest in or build or
operate a facility that is reasonably likely to have a negative impact on the performance of the Property during the Term of the
Lease and that Tenant and Guarantor will not operate, invest in or build such a competitive facility unless the status of the
operations at the Premises and the net operating income actually support the need for additional facilities. Guarantor covenants
and agrees to focus a sufficient and appropriate amount their professional acumen and time and attention on Tenant’s activities
and Tenant’s ability to service its debt and pay its Rent to Landlord on a consistent and timely basis.


 


Upon
request of Landlord (or any successor thereto), the undersigned agrees to deliver (i) a Secretary’s certification and resolution
authorizing the execution and delivery of the Lease and/or, (ii) from time to time, a written estoppel statement assuring the
recipient that this Guaranty remains in full force and effect and is fully enforceable in accordance with its terms, and including
any other reasonable statement relating hereto as the requesting party may require. The undersigned hereby irrevocably consents
and submits to the jurisdiction of any federal, state, county or municipal court sitting in the State of Colorado in respect to
any action or proceeding brought therein by Landlord against the undersigned concerning any matters arising out of or in any way
relating to the Lease or this Guaranty.


 




    	44



     


    

 


The
undersigned hereby irrevocably consents to the service upon it of process in any such action or proceeding by the mailing of such
process to the undersigned at the Premises or at such other address as the undersigned may specify in a writing sent to Landlord
by certified or registered mail, return receipt requested, and hereby agrees that such service shall be deemed sufficient. The
undersigned agrees that any final judgment rendered against it in any such action or proceeding shall be conclusive and may be
enforced in other jurisdictions by suit on the judgment or in any other manner provided by law. The undersigned further agrees
that any action or proceeding by the undersigned against Landlord in respect to any matters arising out of or in any way relating
to the Lease or this Guaranty shall be brought only in the State Court having jurisdiction over the County and/or municipality
or local political subdivision (as applicable) where the Property covered by the Lease is located, and that the undersigned shall
not object in any proceeding to the jurisdiction and venue thereof. This Guaranty shall be governed by the internal laws of the
State of Colorado without regard to conflicts of laws principles.


 


Undersigned
guarantors who indicate accordingly, represent and warrant that they are married to each other as husband and wife.


 


AS
A FURTHER INDUCEMENT TO LANDLORD TO MAKE THE LEASE AND IN CONSIDERATION THEREFOR, LANDLORD AND THE UNDERSIGNED HEREBY AGREE THAT
IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER LANDLORD OR THE UNDERSIGNED AGAINST THE OTHER IN RESPECT TO ANY MATTERS
WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THE LEASE OR THIS GUARANTY, TO THE MAXIMUM EXTENT PERMITTED BY LAW, THAT
LANDLORD AND THE UNDERSIGNED SHALL AND DO HEREBY WAIVE TRIAL BY JURY; AND THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE
ANY ACTION IN WHICH A JURY TRIAL HAS BEEN WAIVED WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. THE FOREGOING
WAIVERS ARE IRREVOCABLE AND MUTUALLY, KNOWINGLY, WILLINGLY, INTENTIONALLY AND VOLUNTARILY MADE AFTER EACH PARTY HAS HAD THE BENEFIT
OF OR OPPORTUNITY TO GAIN LEGAL ADVICE AND COUNSEL. EACH PARTY REPRESENTS, WARRANTS AND AFFIRMS TO THE OTHER THAT NO PARTY HAS
IN ANY WAY AGREED, REPRESENTED OR OTHERWISE SUGGESTED OR IMPLIED THAT IT WILL NOT FULLY ENFORCE THE FOREGOING WAIVERS IN ALL INSTANCES.
LANDLORD IS DEEMED TO HAVE JOINED IN THE WAIVERS OF JURY TRIAL AND RELATED PROVISIONS OF THIS CAPITALIZED PARAGRAPH BY ITS ACCEPTANCE
OF THIS GUARANTY. NOTWITHSTANDING THE FOREGOING IN THE EVENT ANY PROVISION OF THIS GUARANTY IS PROHIBITED, UNENFORCEABLE OR INVALID
UNDER THE LAWS OF ANY JURISDICTION, INCLUDING THOSE OF THE STATE INDICATED ABOVE, SUCH PROHIBITION, UNENFORCEABLE OR INVALID PROVISION
SHALL NOT IN ANY FASHION AFFECT THE ENFORCEABILITY OR VALIDITY OF THE REMAINING PROVISIONS HEREOF.


 




    	45



     


    

 


Dated
_________________, 2021


 


	WITNESS:
    	 	GUARANTORS:
	[Each
    Witness as to both Guarantor executions]	 	 
	 	 	 
	 	 	
	 	 	Ricardo
    Dominguez
	 	 	Social
    Sec. no. xxx-xx- ____
		 	 
	[Witness
    Sign & Print Above] 	 	 
	 	 	 
	 	 	Social
    Sec. no. xxx-xx- __ __ __ __
	 	 	 
	 	 	HOME
    ADDRESS:


 




    	46



     


    

 


 


STATE
OF ________________      )


 


COUNTY
OF ______________      )


 


The
foregoing instrument was sworn to and acknowledged before me this day of ____, 2021_______, by


 


_______________,
who is personally known to me or who produced _______________as identification, and who did take an oath.


 


(SEAL)


 


	 	 
	(SIGNATURE
    OF PERSON TAKING ACKNOWLEDGMENT)	 


 


	 	 
	(NAME
    OF OFFICER TAKING ACKNOWLEDGMENT-	 
	TYPED,
    PRINTED OR STAMPED)	 


 


NOTARY
PUBLIC


(TITLE
OR RANK)


SERIAL
NO.


 




    	47



     


    

 


GUARANTY


 


FOR
VALUE RECEIVED and in consideration for and as an inducement to Landlord granting, executing, delivering that certain lease
of the Premises referenced in the annexed lease for the property located at Lot 3 of the Tamarack Subdivision, Crowley County,
Colorado, (the “Lease”), by PW CO CanRE Gas Station LLC the Landlord (hereinafter called “Landlord”) to
The Gas Station, LLC, the Tenant (hereinafter called “Tenant”), and in further consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration paid by Landlord to Tenant, the undersigned (the receipt and sufficiency thereof
being mutually acknowledged), the undersigned does hereby absolutely and unconditionally guarantee to Landlord the full and timely
payment of the rent, additional rents and other charges (hereinafter collectively called “rents”) and the full and
timely performance of all other terms, covenants and conditions contained in the Lease on the part of the tenant under the Lease
to be paid and/or to be performed thereunder, and if any default shall be made by the tenant under the Lease, the undersigned
does hereby covenant and agree to pay to Landlord in each and every instance such sum or sums of money such tenant is or shall
become liable for and/or obliged to pay under the Lease and/or fully to satisfy and perform any and all such other terms, including
the completion of the Greenhouse and other construction by Tenant, covenants and conditions of the Lease on the part of the tenant
thereunder to be paid or performed and also to pay any and all damages, expenses and attorneys’ fees including those incurred
at all pre-trial, trial and appellate levels, and including attorneys’ fees in any bankruptcy proceedings, in any case whether
suit be instituted or not (hereinafter collectively called “damages”) that may be suffered or incurred by Landlord
in consequence of the non-payment, partial payment or late payment of said rents or the non-performance, partial performance or
late performance of any such other terms, covenants and conditions of the Lease; such payments or rents to be made monthly or
at such other intervals as the same shall or may become payable under the Lease, including any accelerations thereof; such performance
of said other terms, covenants and conditions to be made when due under the Lease and such damages to be paid when incurred by
Landlord, all without requiring any notice from Landlord or proof of notice or demand, all of which the undersigned hereby expressly
waives.


 


The
undersigned hereby waives notice of the acceptance of this Guaranty and any notice to or demand upon the undersigned which Landlord
might otherwise be required to give or make in connection with any matter relating to this Guaranty. This Guaranty is absolute
and is not conditioned upon the genuineness, validity, regularity or enforceability of the Lease. The maintenance of any action
or proceeding by Landlord to recover any sum or sums that may be or become due under the Lease or to secure the performance of
any of the other terms, covenants and conditions of the Lease or to recover damages, shall not preclude Landlord from thereafter
instituting and maintaining subsequent actions or proceedings for any subsequent default or defaults of the tenant under the Lease.


 


The
undersigned does hereby consent that without affecting the liability of the undersigned under this Guaranty and without notice
to the undersigned, time may be given by Landlord to the tenant under the Lease for payment of rents and performance of said other
terms, covenants and conditions, or any of them, and such time extended and indulgences granted, from time to time, shall not
diminish or affect the obligations of the undersigned or relieve the undersigned from any liability under this Guaranty. The undersigned
agrees that the tenant may be dispossessed and/or Landlord may avail itself of or exercise any or all of the rights and/or remedies
against the tenant provided by law or by the Lease, and may proceed either against the tenant alone or jointly against the tenant
and the undersigned or against the undersigned alone without proceeding against the tenant. The undersigned does hereby further
consent to any subsequent changes, modifications and/or amendments of the Lease and any of its terms, covenants and conditions,
or in the rents payable thereunder, and/or to any assignment or assignments or subleases of the Lease, and/or to any renewals
or extensions thereof, all of which may be made without notice to or consent of the undersigned and without in any manner releasing
or relieving the undersigned from liability under this Guaranty.


 




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The
undersigned does hereby further agree that in respect of any payments made by the undersigned hereunder, the undersigned shall
not have any rights based on suretyship or otherwise to stand in the place of Landlord so as to compete with Landlord as a creditor
of Tenant or any co-guarantor, irrespective of any lien subordination otherwise granted by Landlord, unless and until all claims
of Landlord under the Lease shall have been fully paid and satisfied. The undersigned further agrees that the bankruptcy of Tenant
or the filing by or against Tenant for relief or remedy under the Federal Bankruptcy Code or any foreign, state or local laws
of similar import shall have no effect on the obligations of the undersigned hereunder notwithstanding that the Lease may have
been disaffirmed or otherwise impaired. This Guaranty and any of the provisions hereof cannot be modified, waived or terminated,
unless in writing, signed by Landlord. All losses, damages, attorneys’ fees through all levels of proceedings, whether or
not suit be instituted, and other costs and expenses of whatsoever nature which Landlord incurs in connection with or incidental
to the enforcement of this Guaranty shall be payable immediately by the undersigned to Landlord. If the undersigned fails to pay
any amount payable under this Guaranty when due, interest on such amount shall accrue at the highest legal rate per annum chargeable
to the undersigned in the State wherein the Demised Premises are situated.


 


The
provisions of this Guaranty shall apply to and bind and inure to the benefit of the undersigned and Landlord and their respective
heirs, legal representatives, successors and assigns; and if there is more than one (1) Guarantor, the liability hereunder shall
be joint and several. The undersigned further represents to Landlord, as an inducement for Landlord to make the Lease, that the
undersigned (or either of them, alone) owns all of the entire outstanding capital (and/or other) stock (or evidence of ownership
interests) of the Tenant, that the execution and delivery of this Guaranty is not in contravention of the charter or by-laws or
applicable state laws governing such Tenant (or the undersigned where the undersigned is an entity), and has been duly authorized
by the Board of Directors and/or managing member, if required, its shareholders or other ownership interest holders of Tenant
(and the undersigned where the undersigned is an entity).


 


During
the Term of the Lease which this Guaranty is related to, Guarantor covenants and agree that they will not invest in or build or
operate a facility that is reasonably likely to have a negative impact on the performance of the Property during the Term of the
Lease and that Tenant and Guarantor will not operate, invest in or build such a competitive facility unless the status of the
operations at the Premises and the net operating income actually support the need for additional facilities. Guarantor covenants
and agrees to focus a sufficient and appropriate amount their professional acumen and time and attention on Tenant’s activities
and Tenant’s ability to service its debt and pay its Rent to Landlord on a consistent and timely basis.


 


Upon
request of Landlord (or any successor thereto), the undersigned agrees to deliver (i) a Secretary’s certification and resolution
authorizing the execution and delivery of the Lease and/or, (ii) from time to time, a written estoppel statement assuring the
recipient that this Guaranty remains in full force and effect and is fully enforceable in accordance with its terms, and including
any other reasonable statement relating hereto as the requesting party may require. The undersigned hereby irrevocably consents
and submits to the jurisdiction of any federal, state, county or municipal court sitting in the State of Colorado in respect to
any action or proceeding brought therein by Landlord against the undersigned concerning any matters arising out of or in any way
relating to the Lease or this Guaranty.


 




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The
undersigned hereby irrevocably consents to the service upon it of process in any such action or proceeding by the mailing of such
process to the undersigned at the Premises or at such other address as the undersigned may specify in a writing sent to Landlord
by certified or registered mail, return receipt requested, and hereby agrees that such service shall be deemed sufficient. The
undersigned agrees that any final judgment rendered against it in any such action or proceeding shall be conclusive and may be
enforced in other jurisdictions by suit on the judgment or in any other manner provided by law. The undersigned further agrees
that any action or proceeding by the undersigned against Landlord in respect to any matters arising out of or in any way relating
to the Lease or this Guaranty shall be brought only in the State Court having jurisdiction over the County and/or municipality
or local political subdivision (as applicable) where the Property covered by the Lease is located, and that the undersigned shall
not object in any proceeding to the jurisdiction and venue thereof. This Guaranty shall be governed by the internal laws of the
State of Colorado without regard to conflicts of laws principles.


 


Undersigned
guarantors who indicate accordingly, represent and warrant that they are married to each other as husband and wife.


 


AS
A FURTHER INDUCEMENT TO LANDLORD TO MAKE THE LEASE AND IN CONSIDERATION THEREFOR, LANDLORD AND THE UNDERSIGNED HEREBY AGREE THAT
IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER LANDLORD OR THE UNDERSIGNED AGAINST THE OTHER IN RESPECT TO ANY MATTERS
WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THE LEASE OR THIS GUARANTY, TO THE MAXIMUM EXTENT PERMITTED BY LAW, THAT
LANDLORD AND THE UNDERSIGNED SHALL AND DO HEREBY WAIVE TRIAL BY JURY; AND THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE
ANY ACTION IN WHICH A JURY TRIAL HAS BEEN WAIVED WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. THE FOREGOING
WAIVERS ARE IRREVOCABLE AND MUTUALLY, KNOWINGLY, WILLINGLY, INTENTIONALLY AND VOLUNTARILY MADE AFTER EACH PARTY HAS HAD THE BENEFIT
OF OR OPPORTUNITY TO GAIN LEGAL ADVICE AND COUNSEL. EACH PARTY REPRESENTS, WARRANTS AND AFFIRMS TO THE OTHER THAT NO PARTY HAS
IN ANY WAY AGREED, REPRESENTED OR OTHERWISE SUGGESTED OR IMPLIED THAT IT WILL NOT FULLY ENFORCE THE FOREGOING WAIVERS IN ALL INSTANCES.
LANDLORD IS DEEMED TO HAVE JOINED IN THE WAIVERS OF JURY TRIAL AND RELATED PROVISIONS OF THIS CAPITALIZED PARAGRAPH BY ITS ACCEPTANCE
OF THIS GUARANTY. NOTWITHSTANDING THE FOREGOING IN THE EVENT ANY PROVISION OF THIS GUARANTY IS PROHIBITED, UNENFORCEABLE OR INVALID
UNDER THE LAWS OF ANY JURISDICTION, INCLUDING THOSE OF THE STATE INDICATED ABOVE, SUCH PROHIBITION, UNENFORCEABLE OR INVALID PROVISION
SHALL NOT IN ANY FASHION AFFECT THE ENFORCEABILITY OR VALIDITY OF THE REMAINING PROVISIONS HEREOF.


 




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Dated
____________, 2021


 


	WITNESS:
    	 	GUARANTORS:
	[Each
    Witness as to both Guarantor executions]	 	 
	 	 	 
	 	 	
	 	 	Charles
    L Butcher III
	 	 	Social
    Sec. no. xxx-xx- ____
		 	 
	[Witness
    Sign & Print Above] 	 	 
	 	 	Social
    Sec. no. xxx-xx- __ __ __ __
	 	 	 
	 	 	HOME
    ADDRESS:


 




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STATE
OF ________________      )


 


COUNTY
OF ______________      )


 


The
foregoing instrument was sworn to and acknowledged before me this day of ______, 2021_____, by


 


_______________,
who is personally known to me or who produced _________________as identification, and who did take an oath.


 


(SEAL)


 


	 	 
	(SIGNATURE
    OF PERSON TAKING ACKNOWLEDGMENT)	 


 


	 	 
	(NAME
    OF OFFICER TAKING ACKNOWLEDGMENT-	 
	TYPED,
    PRINTED OR STAMPED)	 


 


NOTARY
PUBLIC


(TITLE
OR RANK)


SERIAL
NO.


 




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