Exhibit 10.16

COMMERCIAL LEASE

|         |  |                                         |  |                              
|-------- |  | --------------------------------------- |  | -----------------------------
|Date:    |  | as of April 1, 2001                    
|Between: |  | McLAIN-RUBIN REALTY COMPANY II, L.L.C.,
|         |  | a Delaware limited liability company    |  | ("Landlord")                 
|         |  | 38207 Northeast Gerber Road            
|         |  | Yacolt, WA 98675                       
|And:     |  | WESTERN POWER & EQUIPMENT CORP.,       
|         |  | an Oregon corporation                   |  | ("Western Power" or "Tenant")
|         |  | 6407-B N.E. 117th Avenue               
|         |  | Vancouver, Washington 98662            

Subject
to the terms and conditions of this Lease, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the real property described on Exhibit A hereto (which by
this reference is made a part hereof), together with all improvements now and hereafter situated on said land (said land, together with such improvements, being hereinafter referred to as the
"Premises"). The Premises are located at 6407-B N.E. 117th Avenue, Vancouver, Washington.

The
parties hereto, for themselves, their heirs, administrators, executors, successors and assigns, hereby covenant and agree as follows:

Section 1.  Occupancy



Section 2.  Rent



Section 3.  Use of the Premises



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Section 4.  Repairs and Maintenance



Section 5.  Alterations



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Section 6.  Insurance; Indemnification; Subrogation



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Section 7.  Taxes; Utilities



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Section 8.  Damage and Destruction



Section 9.  Eminent Domain



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Section 10.  Liens



Section 11.  Quiet Enjoyment; Mortgage Priority



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Section 12.  Assignment and Subletting.



Section 13.  Default

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Section 14.  Remedies on Default



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Section 15.  Surrender at Expiration



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Section 16.  Miscellaneous



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Section 17.  Arbitration



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IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed as of the day and year first herein written.

|                    |           |      |                                         |                                     
|------------------- | --------- | ---- | --------------------------------------- | ------------------------------------
|                    | Landlord: |      | McLAIN-RUBIN REALTY COMPANY II, L.L.C.,
|                    |           |      |                                         | a Delaware limited liability company
|                    |           | By:  |                                         |                                     
|                    |           | Its: |                                         |                                     
|                    | Tenant:   |      | WESTERN POWER & EQUIPMENT CORP.,       
|                    |           |      |                                         | an Oregon corporation               
|                    |           | By:  |                                         |                                     
|                    |           | Its: |                                         |                                     
|STATE OF WASHINGTON | )         |      |                                         |                                     
|                    | ) ss.     |      |                                         |                                     
|County of           | )         |      |                                         |                                     

I
certify that I know or have satisfactory evidence that                  is the person who appeared before me, and said person acknowledged that said person
signed this instrument,
on oath stated that said person was authorized to execute the instrument, and acknowledged it as the Manager of McLain-Rubin Realty Company II, L.L.C., a Delaware limited liability company, to be the
free and voluntary act of such company for the uses and purposes mentioned in the instrument.

Dated
this      day of April, 2001.

| |  |                                                              
| |  | -------------------------------------------------------------
| |  | (Signature of Notary)                                        
| |  | (Legibly print or Stamp Name of Notary)                      
| |  | Notary Public in and for the state of Washington, residing at
| |  | My Appointment Expires                                       

|                    |       |  |  |  | 
|------------------- | ----- |  |  |  | 
|STATE OF WASHINGTON | )     |  |  |  | 
|                    | ) ss. |  |  |  | 
|County of           | )     |  |  |  | 

I
certify that I know or have satisfactory evidence that                  is the person who appeared before me, and said person acknowledged that said person
signed this instrument,
on oath stated that said person was authorized to execute the instrument, and acknowledged it as the

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of Western Power & Equipment Corp., an Oregon corporation, to be the free and voluntary act of such company for the uses and purposes mentioned in the instrument.

Dated
this      day of April, 2001.

| |  |                                                  
| |  | -------------------------------------------------
| |  | (Signature of Notary)                            
| |  | (Legibly print or Stamp Name of Notary)          
| |  | Notary Public in and for the state of Washington,
| |  | residing at                                      
| |  | My Appointment Expires                           

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EXHIBIT A  Description of Real Property

Commonly known as 6407-B N.E. 117th Avenue, Vancouver, WA 98662.

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EXHIBIT B  Permitted Encumbrances

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