Exhibit
10.15


 


OFFICE
LEASE

     


 

    by
    and between

     

SIR
Turnstone LLC

an Arizona limited liability company

     


 


 


 

    “Landlord”

 


 


 

    and

 


 


 

    ADAMAS
    ONE CORP.
 a Nevada corporation

     


 


 

    “Tenant”

 


 


 

    Dated

 

    July
    26, 2021

     


 


 

    For
    premises known as

     


 


 

    SLR
    Turnstone Office Park
 17767 N Perimeter Drive, Ste. B115
 Scottsdale, Arizona 85255







     


     


    

TABLE
OF CONTENTS





 


	 	 	Page
	1.	BASIC
    PROVISIONS	3
	2.	LEASED
    PREMISES; NO ADJUSTMENTS	5
	3.	LEASE
    TERM; COMMENCEMENT DATE	5
	4.	SECURITY
    DEPOSIT	6
	5.	RENT;
    RENT TAX; ADDITIONAL RENT	7
    
	6.	OPERATING
    COSTS	7
    
	7.	CONDITION,
    REPAIRS AND ALTERATIONS	10
    
	8.	SERVICES	11
    
	9.	LIABILITY
    AND CASUALTY INSURANCE	13
    
	10.	CASUALTY
    DAMAGE	14
    
	11.	WAIVER
    OF SUBROGATION	15
    
	12.	LANDLORD’S
    RIGHT TO PERFORM TENANT OBLIGATIONS	15
    
	13.	DEFAULT
    AND REMEDIES	16
    
	14.	LATE
    PAYMENTS	18
    
	15.	SURRENDER	18
    
	16.	INDEMNIFICATION
    AND EXCULPATION	19
    
	17.	ENTRY
    BY LANDLORD	20
    
	18.	SUBSTITUTE
    PREMISES	20
    
	19.	ASSIGNMENT
    AND SUBLETTING	21
    
	20.	USE
    OF LEASED PREMISES	23
    
	21.	SUBORDINATION
    AND ATTORNMENT	24
    
	22.	ESTOPPEL
    CERTIFICATE	25
    
	23.	SIGNS	25
    




     


     


    


	24.	PARKING	25
    
	25.	LIENS	26
    
	26.	HOLDING
    OVER	26
    
	27.	ATTORNEYS’
    FEES	26
    
	28.	RESERVED
    RIGHTS OF LANDLORD	27
    
	29.	EMINENT
    DOMAIN	27
    
	30.	NOTICES	28
    
	31.	RULES
    AND REGULATIONS	28
    
	32.	ACCORD
    AND SATISFACTION	29
    
	33.	RESERVED	29
    
	34.	MISCELLANEOUS	29
    




     


     


    

OFFICE
LEASE


 


1.       BASIC
PROVISIONS


 


	1.1	Date	July
    26, 2021
	 	 	 
	1.2	Landlord:	SLR
                                            Turnstone LLC

    an
    Arizona limited liability company

	 	 	 
	1.3	Landlord’s
    Address:	10320
                                            E. Mountain Spring Road

    Scottsdale,
    Arizona 85255

	 	 	 
	1.4	Tenant:	ADAMAS
                                            ONE CORP.

    a
    Nevada corporation

	 	 	 
	1.5	Tenant’s
    Address:	17767
    N Perimeter Drive, Suite B115, Scottsdale, AZ 85255
	 	 	 
	 	Tenant’s
    Billing/Notice Address:	17767
    N Perimeter Drive, Suite B115, Scottsdale, AZ 85255
	 	 	 
	1.6	Property	The
    parcel of real estate located in Maricopa County, Arizona, described on Exhibit “A” attached hereto and incorporated
    herein by this reference.
	 	 	 
	1.7	Building:	That
    certain office building located at 17767 N Perimeter Drive, Scottsdale, AZ 85255 and situated on the Property, and the landscaping,
    parking facilities, and all other improvements and appurtenances to the Property.  Total square footage of the Property is
    64,949 SF.  Leased Premises is 5.26% of the total square footage.
	 	 	 
	1.8	Leased
    Premises:	Approximately
    3,414 rentable square feet of office space located on the first floor of the Building and commonly known as
    Suite B115, as outlined on the Floor Plan attached hereto as Exhibit “B”.
	 	 	 
	1.9	Permitted
    Use:	General
    office administrative use
	 	 	 
	1.10	Lease
    Term:	Three
    (3) years, two (2) months
	 	 	 
	1.11	Scheduled
    Commencement Date:	August
    1, 2021




 


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	1.12	Rental
    Schedule:	08/01/2021
                                            -09/30/2021: $0.00

    10/01/2021
    -07/31/2022: $5,974.50 per month + rental tax based upon a rental rate of $21.00 per rentable square foot.

    08/01/2022
    -07/31/2023: $6,116.75 per month + rental tax based upon a rental rate of $21.50 per rentable square foot.

    08/01/2023
    -09/30/2024: $6,259.00 per month + rental tax based upon a rental rate of $22.00 per rentable square foot.

	 	 	 
	1.13	Security
    Deposit:	$12,799.66.  Total
    due upon Lease Execution is $5,674.50 + rental tax $134.43 +security deposit to total $18,608.59.
	 	 	 
	1.14	Base
    Year Costs:	2022
    actual Operating Costs per rentable square foot for the Calendar Year 2022.  Any increase in the building operating expenses
    over the Base Year (2022) shall be passed through to Tenant.
	 	 	 
	1.15	Building
    Hours:	7:00
    a.m., to 7:00 p.m., Monday through Friday, and 7:00 a.m. to 1:00 p.m. on Saturday, excluding recognized
    federal, state or local holidays.
	 	 	 
	1.16	Parking
    Spaces:	Common
    Area Parking (3/1,000) at no additional cost.
	 	 	 
	1.17	Parking
    Charge:	$50
    per covered reserved space per month based on availability (1/1,000)
	 	 	 
	1.18	Guarantors:	N/A
	 	 	 
	1.19	Broker:	Shell
    Commercial (Quatrini/Enright), Colliers (Kane, M.)
	 	 	 
	1.20	Metropolitan
    Area:	Phoenix
	 	 	 
	1.21	Late
    Charge Percentage:	Ten
    Percent (10%)
	 	 	 
	1.22	Riders:	1
                                            = Hazardous Materials

    2
    = Additional Provisions

	 	 	 
	1.23	Exhibits:	A
                                            = Description of the Property

    B
    = Floor Plan

    C
    = Memorandum of Commencement Date

    D
    = Location of Parking Spaces

    E
    = Building Rules and Regulations

    F
    = Guaranty of Lease

    G
    = Work Letter





   


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2.       LEASED
PREMISES; NO ADJUSTMENTS


 


2.1       Leased
Premises. Landlord leases to Tenant, and Tenant leases and accepts from Landlord, the Leased Premises, upon the terms and conditions
set forth in this Lease and any modifications, supplements or addenda to this Lease (the “Lease”), including the Basic
Provisions of Article 1 which are incorporated into this Lease by this reference, together with the nonexclusive right to
use, in common with Landlord and others, the Building Common Areas (as defined below). For the purposes of this Lease, the term “Building
Common Areas” means common hallways, corridors, walkways and footpaths, foyers and lobbies, bathrooms and janitorial closets,
electrical and telephone closets, landscaped areas, and such other areas within or adjacent to the Building which are subject to or are
designed or intended solely for the common enjoyment, use and/or benefits of the tenants of the Building.


 


2.2       No
Adjustment. The Annual Basic Rent at the Commencement Date (as defined below) is based on the Leased Premises containing approximately
the rentable square footage set forth in Article 1.8 above. The Annual Basic Rent shall not be increased or decreased if
the actual rentable square footage of the Leased Premises is more or less than the rentable square footage set forth in Article 1.8.


 


3.       LEASE
TERM; COMMENCEMENT DATE


 


3.1       Lease
Term. The Lease Term shall begin on the Commencement Date and shall be for the period set forth in Article 1.10 above,
plus any period of less than one (1) month between the Commencement Date and the first day of the next succeeding calendar month, unless
sooner terminated in accordance with the further provisions of this Lease.


 


3.2       Commencement
Date. The Commencement Date shall mean the earliest of (a) the date on which Landlord tenders possession of the Leased Premises
to Tenant; (b) the dale on which Landlord would have tendered possession of the Leased Premises to Tenant but for any act or omission
of Tenant, its agents, contractors or employees, or (c) the date on which Tenant takes possession of the Leased Premises.


 


3.3      Memorandum
of Commencement Date . Landlord and Tenant shall, within ten (10) days after the Commencement Date, execute a declaration
in the form of Exhibit “C” attached hereto specifying the Commencement Date should the Commencement Date be a
date other than the Scheduled Commencement Date.



 


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3.4       Delay
in Commencement Date. In the event Landlord shall be unable, for any reason, to deliver possession of the Leased Premises to
Tenant on the Scheduled Commencement Date, Landlord shall not be liable for any loss or damage occasioned due to such failure, nor shall
such inability affect the validity of this Lease or the obligations of Tenant. In such event, Tenant shall not be obligated to pay Annual
Basic Rent or Additional Rent until the Commencement Date. In the event Landlord shall not have delivered possession of the Leased Premises
to Tenant within thirty (30) days after the Scheduled Commencement Date, and if such failure to deliver possession was (a) caused
solely by the fault or neglect of Landlord, and (b) not caused by any fault or neglect of Tenant or due to additional time required to
plan for and install other work for Tenant beyond the amount of time which would have been required if only building standard improvements
had been installed, then, as its sole and exclusive remedy for Landlord’s failure to deliver possession of the Leased Premises
in a timely manner, Tenant shall have the right to terminate this Lease by delivering written notice of termination to Landlord at any
time within thirty (30) days after the expiration of such thirty (30) day period. Such termination shall be effective thirty (30) days
after receipt by Landlord of Tenant’s notice of termination unless Landlord shall, prior to the expiration of such thirty (30)
day period, deliver possession of the Leased Premises to Tenant. Upon a termination of this Lease pursuant to the provisions of this
Article 3.4 the parties shall have no further obligations or liabilities to the other and Landlord shall promptly return
any monies previously deposited or paid by Tenant.


 


3.5       Lease
Year. Each “Lease Year” shall be a period of twelve (12) consecutive calendar months, the first Lease Year
beginning on the Commencement Date or on the first day of the calendar month next succeeding the Commencement Date if the Commencement
Date is not on the first day of a calendar month.


 


4.       SECURITY
DEPOSIT


 


Tenant
shall pay to Landlord, upon the execution of this Lease, the Security Deposit set forth in Article 1.13 above as security
for the performance by Tenant of its obligations under this Lease, which amount shall be returned to Tenant after the expiration or earlier
termination of this Lease, provided that Tenant shall have fully performed all of its obligations contained in this Lease. The Security
Deposit, at the election of Landlord, may be retained by Landlord as and for its full damages or may be applied in reduction of any loss
and/or damage sustained by Landlord by reason of the occurrence of any breach, nonperformance or default by Tenant under this Lease without
the waiver of any other right or remedy available to Landlord at law, in equity or under the terms of this Lease. If any portion of the
Security Deposit is so used or applied, Tenant shall, within five (5) days after written notice from Landlord, deposit with Landlord
immediately available funds in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure
to do so shall be a breach of this Lease. Tenant acknowledges and agrees that in the event Tenant shall file a voluntary petition pursuant
to the Bankruptcy Code, or if an involuntary petition is filed against Tenant pursuant to the Bankruptcy Code, then Landlord may apply
the Security Deposit towards those obligations of Tenant to Landlord which accrued prior to the filing of such petition. Tenant acknowledges
further that the Security Deposit may be commingled with Landlord’s other funds and that Landlord shall be entitled to retain any
interest earnings on the Security Deposit. In the event of termination of Landlord’s interest in this Lease, Landlord shall transfer
the Security Deposit to Landlord’s successor in interest, and Landlord shall be released from liability by Tenant for the return
of such deposit or for an accounting of the Security Deposit.



 


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5.       RENT;
RENT TAX; ADDITIONAL RENT


 


5.1       Payment
of Rent. Tenant shall pay to Landlord the Annual Basic Rent set forth in Article 1.12 above, subject to adjustment
as provided for in Article 1.12. The Annual Basic Rent shall be paid in equal monthly installments, on or before the first
day of each and every calendar month during the Lease Term, in advance, without notice or demand and without abatement, deduction or
set-off, except for the first month’s rent which is due and payable on execution, and pro-rata, in advance for any partial month.
The Annual Basic Rent for the first full month of the Lease Term shall be paid upon the execution of this Lease. All payments requiring
proration shall be prorated on the basis of a thirty (30) day month. In addition, all payments to be made under this Lease shall be paid
in lawful money of the United States of America to Landlord or its agent at the address set forth in Article 1.3 above, or
to such other person or at such other place as Landlord may from time to time designate in writing.


 


5.2       Rent
Tax. In addition to the Annual Basic Rent and Additional Rent (as defined below), Tenant shall pay to Landlord, together with
the monthly installments of Annual Basic Rent and payments of Additional Rent, an amount equal to any state or local sales, rental, occupancy,
excise, use or transactional privilege taxes assessed or levied upon Landlord with respect to the amounts paid by Tenant to Landlord
under this Lease, as well as all taxes assessed or imposed upon Landlord’s gross receipts or gross income from leasing the Leased
Premises to Tenant, including, without limitation, transaction privilege taxes, education excise taxes, any tax now or subsequently imposed
by the City of Phoenix, the State of Arizona, any other governmental body, and any taxes assessed or imposed in lieu of or in substitution
of any of the foregoing taxes. Such taxes shall not, however, include any franchise, gift, estate, inheritance, conveyance, transfer
or net income tax assessed against Landlord.


 


5.3       Additional
Rent. In addition to Annual Basic Rent, all other amounts to be paid by Tenant to Landlord pursuant to this Lease (including
amounts to be paid by Tenant pursuant to Article 6 below), if any, shall he deemed to be Additional Rent, irrespective of
whether designated as such, and shall be due and payable within five (5) days after receipt by Tenant of Landlord’s statement or
together with the next succeeding installment of Annual Basic Rent, whichever shall first occur. Landlord shall have the smile remedies
for the failure to pay Additional Rent as for the nonpayment of Annual Basic Rent.


 


6.       OPERATING
COSTS


 


6.1       Tenant’s
Obligation. (See Rider 2) The Annual Basic Rent does not include amounts attributable to any increase in the amount of
Taxes (as hereinafter defined) or amounts attributable to any increase in the cost of the use, management, repair, service, insurance,
condition, operation and maintenance of the Building. Therefore, in order that the Annual Basic Rent payable throughout the Lease Term
shall reflect any such increases, Tenant shall pay to Landlord, in accordance with the further provisions of this Article 6
an amount per rentable square foot of the Leased Premises equal to the difference between the Operating Costs (as hereinafter defined)
per rentable square font and the Base Year Costs. Tenant acknowledges that the Base Year Costs does not constitute a representation by
Landlord as to the Operating Costs per rentable square foot that may be incurred during any calendar year.



 


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6.2       Landlord’s
Estimate. Landlord shall furnish Tenant an estimate of the Operating Costs per rentable square foot for each Fiscal Year (as
hereinafter defined) commencing with the Fiscal Year in which the Commencement Date occurs. In addition, Landlord may, from time to time,
furnish Tenant a revised estimate of Operating Costs should Landlord anticipate any increase in Operating Costs from that set forth in
a prior estimate. Commencing with the first month to which an estimate applies, Tenant shall pay, in addition to the monthly installments
of Annual Basic Rent, an amount equal to one-twelfth (1/12th) of the product of the rentable square footage of the Leased Premises multiplied
by the difference (but not less than zero (0)), if any, between such estimate and the Base Year Costs; provided, however, if less than
ninety-five percent (95%) of the rentable area of the Building shall be occupied by tenants during the period covered by such estimate,
the estimated Operating Costs for such period shall be, for the purposes of this Article 6 increased to an amount reasonably
determined by Landlord to be equivalent to the Operating Costs that would be incurred if occupancy would be at least ninety-five percent
(95%) during the entire period. Within one hundred twenty (120)days after the expiration of each Fiscal Year or such longer period of
time as may be necessary to compile such statement, Landlord shall deliver to Tenant a statement of the actual Operating Costs for such
Fiscal Year. If the actual Operating Costs for such Fiscal Year are more or less than the estimated Operating Costs, a proper adjustment
shall be made; provided, however, if less than ninety-five percent (95%) of the rentable area of the Building shall have been occupied
by tenants at any time during such period, the actual Operating Costs for such period shall be, for the purposes of this Article 6,
increased to an amount reasonably determined by Landlord to be equivalent to the Operating Costs that would have been incurred had such
occupancy been at least ninety-five (95%) during the entire period. Any excess amounts paid by Tenant shall be, at Landlord’s option,
applied to any amounts then payable by Tenant to Landlord or to the next maturing monthly installments of Annual Basic Rent or Additional
Rent Any deficiency between the estimated and actual Operating Costs shall be paid by Tenant to Landlord concurrently with the monthly
installment of Annual Basic Rent next due. Any amount owing for a fractional Fiscal Year in the first or final Lease Years of the Lease
Term shall be prorated. For the purposes of this Lease, the term “Fiscal Year” means the fiscal year (or portion of
the fiscal year) of Landlord. The Fiscal Year currently commences on January 1 and ends on December 31; provided, however,
Landlord reserves the right to change the Fiscal Year at any time or times, but no such change shall result in an increase in the amounts
otherwise payable by Tenant pursuant to the provisions of this Article 6.


 


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6.3       Operating
Costs - Defined. For the purposes of this Lease, “Operating Costs” shall mean all costs and expenses accrued,
paid or incurred by Landlord, or on Landlords behalf, in respect of the use, management, repair, service, insurance, condition, operation
and maintenance of the Building including, but not limited to the following: (a) salaries, wages and benefits of all persons who perform
duties in connection with landscaping, parking, janitorial and general cleaning services, security services and any and all other employees
engaged by or on behalf of Landlord; (b) payroll taxes, workmen’s compensation, uniforms and related expenses for such employees;
(c) the cost of all charges for oil, gas, steam, electricity, any alternate source of energy, heal, ventilation, air-conditioning, refrigeration,
water, sewer service, trash collection, pest control and all other utilities, together with any taxes on such utilities; (d) the cost
of painting non-tenant space; (e) the cost of all charges for rent, casualty, liability, fidelity and other insurance maintained by Landlord,
including any deductible amounts incurred with respect to an insured loss; (f) the cost of all supplies (including cleaning supplies),
tools, materials, equipment and personal property, the rental of the personal property and sales, transaction privilege, excise and other
taxes on the personal property; (g) depreciation of hand tools and other moveable equipment; (h) the cost of all charges for window and
other cleaning, janitorial, and security services; (i) the cost of charges for independent contractors; (j) the cost of repairs and replacements
made by Landlord at its expense and the fees and other charges for maintenance and service agreements; (k) the cost of exterior and interior
landscaping; (l) costs relating to the operation and maintenance of all real property and improvements appurtenant to the Building including,
without limitation, all parking areas, service areas, walkways and landscaping; (m) the cost of alterations and improvements made
by reason of the laws and requirements of any public authorities or the requirements of insurance bodies; (n) all management fees and
other charges for management services and overhead costs (including travel and related expenses), whether provided by an independent
management company, Landlord or an affiliate of Landlord, not to exceed, however, the then prevailing range of rates charged in comparable
office buildings in the metropolitan area set forth in Article 1.20; (o) the cost of any capital improvements or additions
which improve the comfort or amenities available to tenants of the Building, provided, however, that any such costs shall be amortized
with interest over the useful life of the improvement or addition; (p) the cost of any capital improvements or additions which are intended
to enhance the safety of the Building or reduce (or avoid increases in) Operating Costs, provided, however, that any such costs shall
be amortized with interest over the useful life of the improvement or addition; (q) the cost of licenses and permits, inspection
fees and reasonable legal, accounting and other professional fees and expenses; (r) taxes (as defined below); and (s) all other charges
properly allocable to the use, management, repair, service, insurance, condition, operation and maintenance of the Building in accordance
with generally accepted accounting principles.


 


6.4       Operating
Costs - Exclusions. Excluded from Operating Costs shall be the following: (a) depreciation, except to the extent expressly
included pursuant to Article 6.1 above; (b) interest on and amortization of debts, except to the extent expressly
included pursuant to Article 6.3 above; (c) leasehold improvements, including redecorating made for tenants of the
Building; (d) brokerage commissions and advertising expenses for procuring tenants for the Building or the Property; (e) refinancing
costs; (f) the cost of any repair, replacement or addition which would be required to be capitalized under general accepted
accounting principles, except to the extent expressly included pursuant to Article 6.3 above; and (g) the cost of any
item included in Operating Costs under Article 6.3 above to the extent that such cost is reimbursed or paid directly by
an insurance company, condemnor, a tenant of the Building or any other party.



 


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6.5       Taxes
- Defined. For the purposes of this Lease, “Taxes” shall mean and include all real property taxes and personal
property taxes, general and special assessments, foreseen as well as unforeseen, which are levied or assessed upon or with respect to
the Property any improvements, fixtures, equipment and other property of Landlord, real or personal, located on the Property and used
in connection with the operation of all or any portion of the Property, as well as any tax, surcharge or assessment which shall be levied
or assessed in addition to or in lieu of such real or personal property taxes and assessments. Taxes shall also include any expenses
incurred by Landlord in contesting the amount or validity of any real or personal property taxes and assessments. Taxes shall not, however,
include any franchise, gift, estate, inheritance, conveyance, transfer or income tax assessed against Landlord.


 


6.6       No
Waiver. The failure by Landlord to furnish Tenant with a statement of Operating Costs shall not constitute a waiver by Landlord
of its right to require Tenant to pay excess Operating Costs per rentable square foot.


 


7.       CONDITION,
REPAIRS AND ALTERATIONS


 


7.1       As-Is
Condition. Landlord shall provide the Leased Premises to Tenant, and Tenant accepts the Leased Premises in an “AS-IS”
condition, and Landlord makes no representations or warranties concerning the condition of the Leased Premises and has no obligation
to construct, remodel, improve, repair, decorate or paint the Leased Premises or any improvement on or part of the Leased Premises, except
as set forth in Articles 7.4, 10 or as outlined in the “Work Letter” marked as Exhibit “G” below.
Tenant represents and warrants that it has inspected the Leased Premises prior to execution of this Lease, and that it is relying on
its own inspection in executing this Lease and not on any statement, representation or warranty of Landlord, its agents or employees.


 


7.2       Alterations
and Improvements. Tenant shall not make any improvements or other alterations to the interior or exterior of the Leased Premises
(the “Tenant Improvements”) without first obtaining the written consent of Landlord to the proposed work, including
the plans, specifications and the proposed architect and/or contractor(s) for such alterations and/or improvements. All such Tenant Improvements
shall be at the sole cost and expense of Tenant. Tenant acknowledges and agrees that any review by Landlord of Tenant’s plans and
specifications and/or right of approval exercised by Landlord with respect to any Tenant Improvements is for Landlord’s benefit
only and Landlord shall not, by virtue of such review or right of approval, be deemed to make any representation, warranty or acknowledgment
to Tenant or to any other person or entity as to the adequacy of Tenant’s plans and specifications or any Tenant Improvements.


 


7.3       Tenant’s
Obligations. Tenant shall, at Tenant’s sole cost and expense, maintain the Leased Premises in a clean, neat and sanitary
condition and shall keep the Leased Premises and every part of the Leased Premises in good condition and repair except where the same
is required to be done by Landlord. Tenant waives all rights to make repairs at the expense of Landlord as provided by any law, statute
or ordinance now or subsequently in effect. All of Tenant’s Improvements are the property of the Landlord, and Tenant shall, upon
the expiration or earlier termination of the Lease Term, surrender the Leased Premises, including Tenant’s Improvements, to Landlord,
broom clean and in the same condition as when received, ordinary wear and tear excepted. Except as set forth in Articles 7.4, 10 and
the “Work Letter” marked as Exhibit “G” below, Landlord has no obligation to construct, remodel, improve,
repair, decorate or paint the Leased Premises or any improvement on or part of the Leased Premises. Tenant shall pay for the cost of
all repairs to the Leased Premises not required to be made by Landlord and shall be responsible for any redecorating, remodeling, alteration,
painting and carpet cleaning other than routine vacuuming during the Lease Term. Tenant shall pay for any repairs to the Leased Premises
and/or the Building made necessary by any negligence or carelessness of Tenant, its employees or invitees.




 


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7.4       Landlord’s
Obligations. Landlord shall (a) make all necessary repairs to the exterior walls, exterior doors, windows and corridors of the
Building, (b) keep the Building and the Building Common Areas in good condition, and (c) keep the Building equipment such as elevators,
plumbing, heating, air conditioning and similar Building equipment in good repair, but Landlord shall not be liable or responsible for
breakdowns or interruptions in service when reasonable efforts are made to restore such service.


 


7.5       Removal
of Alterations. Upon the expiration or earlier termination of this Lease, Tenant shall remove from the Leased Premises all movable
trade fixtures and other movable personal property, and shall promptly repair any damage to the Leased Premises and/or the Building caused
by such removal. All such removal and repair shall be entirely at Tenant’s sole cost and expense. At any time within fifteen (15)
days prior to the scheduled expiration of the Lease Term or immediately upon any termination of this Lease, Landlord may require that
Tenant remove from the Leased Premises any alterations, additions, improvements, trade fixtures, equipment, shelving, cabinet units or
movable furniture (and other personal property) designated by Landlord to be removed. In such event, Tenant shall, in accordance with
the provisions of Article 7.2 above and Article 10 below, complete such removal (including the repair of any
damage caused thereby) entirely at its own expense and within fifteen (15) days after notice from Landlord. All repairs required of tenant
pursuant to the provisions of this Article 7.5 and Article 10 below shall be performed in a manner satisfactory
to Landlord, and shall include, but not be limited to, repairing plumbing, electrical wiring and holes in walls, restoring damaged floor
and/or ceiling tiles, repairing any other cosmetic damage, and cleaning the Leased Premises.


 


7.6       No
Abatement. Except as provided herein, Landlord shall have no liability to Tenant, nor shall Tenant’s covenants and obligations
under this Lease, including without limitation, Tenant’s obligation to pay Annual Basic Rent and Additional Rent, be reduced or
abated in any manner whatsoever by reason of any inconvenience, annoyance, interruption or injury to business arising from Landlord’s
making any repairs or changes which Landlord is required or permitted to make pursuant to the terms of this Lease or by any other tenant’s
lease or are required by law to be made in and to any portion of the Leased Premises or the Building. Landlord shall, nevertheless, use
reasonable efforts to minimize any interference with Tenant’s business in the Leased Premises.


 


8.       SERVICES


 


8.1       Climate
Control. Landlord shall provide reasonable climate control to the Leased Premises during the Building Hours as is suitable, in
Landlord’s judgment, for the comfortable use and occupation of the Leased Premises, excluding, however, air conditioning, evaporative
cooling or heating for electronic data processing or other equipment requiring extraordinary climate control.



 


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8.2       Janitorial
Services. Landlord shall make janitorial and cleaning services available to the Leased Premises at least five (5) evenings per
week, except recognized federal, state or local holidays. Tenant shall pay to Landlord, within five (5) days after receipt of Landlord’s
bill, the reasonable costs incurred by Landlord for extra cleaning in the Leased Premises required because of (a) misuse or neglect on
the part of Tenant, its employees or invitees, (b) use of portions of the Leased Premises for special purposes requiring greater or more
difficult cleaning work than office areas, (c) interior glass partitions or unusual quantities of glass surfaces, (d) non-building standard
materials or finishes installed by Tenant or at its request, (e) removal from the Leased Premises of refuse and rubbish of Tenant
in excess of that ordinarily accumulated in general office occupancy or at times other than Landlord’s standard cleaning times,
and (f) shampooing or other forms of carpet cleaning other than routine vacuuming.


 


8.3       Electricity.
(See Rider 2) Landlord shall, during Building Hours, furnish reasonable amounts of electric current as required for normal and usual
lighting purposes and for office machines and equipment such as personal computers, telecopy or facsimile machines, typewriters, adding
machines, copying machines, calculators and similar machines and equipment normally utilized in general office use. Tenant’s use
of electric energy in the Leased Premises shall not at any time exceed the capacity of any of the risers, piping, electrical conductors
and other equipment in or serving the Leased Premises.


 


8.4       Water.
Landlord shall furnish cold and heated water for drinking and lavatory purposes to the Building Common Areas.


 


8.5       Light
Bulbs. Landlord shall perform such replacement of lamps, fluorescent tubes and lamp ballasts in the Leased Premises and in the
Building as may be required from time to time. If the lighting fixtures in the Leased Premises are other than those furnished at the
beginning of the Lease Term, Tenant shall pay Landlord’s charge for replacing the lamps, lamp ballasts and fluorescent tubes in
such lighting fixtures so installed by Tenant within ten (10) days after receipt of Landlord’s bill.


 


8.6       Additional
Services. Tenant shall pay to Landlord, monthly as billed, as Additional Rent, Landlord’s charge for services furnished
by Landlord to Tenant in excess of that agreed to be furnished by Landlord pursuant to this Article 8 including, but not
limited to (a) any utility services utilized by Tenant during other than Building Hours, and (b) climate control in excess of that
agreed to be furnished by Landlord pursuant to Article 8.1 above or provided at limes other than Building Hours.


 


8.7       Interruptions
in Service. Landlord does not warrant that any of the foregoing services or any other services which Landlord may supply will
be free from interruption. Tenant acknowledges that any one or more of such services may be suspended by reason of accident, repairs,
inspections, alterations or improvements necessary to be made, or by strikes or lockouts, or by reason of operation of law, or by causes
beyond the reasonable control of Landlord. Landlord shall not be liable for and Tenant shall not be entitled to any abatement or reduction
of Annual Basic Rent or Additional Rent by reason of any disruption of the services to be provided by Landlord pursuant to this Lease.


 


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9.       LIABILITY
AND CASUALTY INSURANCE


 


9.1       Liability
Insurance. Tenant shall, during the Lease Term, keep in full force and effect, a policy or policies of commercial general liability
insurance for bodily injury, personal injury (including wrongful death) and damage to property resulting from (i) any occurrence in the
Leased Premises, (ii) any act or omission by Tenant, by any subtenant of Tenant, or by any of their respective invitees, agents, servants,
contractors or employees anywhere in the Leased Premises or the Building, (iii) the business operated by Tenant or by any subtenant of
Tenant in the Leased Premises, and (iv) the contractual liability of Tenant to Landlord pursuant to the indemnification provisions of
Article 16.1. below, which coverage shall not be less than One Million and No/100 Dollars ($1,000,000.00), combined single
limit, per occurrence. The liability policy or policies shall contain an endorsement naming Landlord as an additional insured.


 


9.2       Casualty
Insurance. Tenant shall, during the Lease Term, keep in full force and effect, a policy or policies of so called “All Risk”
or “All Peril” insurance, including coverage for vandalism or malicious mischief, insuring the Tenant Improvements and Tenant’s
stock in trade, furniture, personal property, fixtures, equipment and other items in the Leased Premises, with coverage in an amount
equal to the replacement cost.


 


9.3       Worker’s
Compensation Insurance. Tenant shall, during the Lease Term, keep in full force and effect, a policy or policies of worker’s
compensation insurance with an insurance carrier and in amounts approved by the Industrial Commission of the State of Arizona.


 


9.4       Business
Interruption Insurance. If Landlord shall so require, Tenant shall, during the Lease Term, keep in full force and effect, a policy
or policies of business interruption insurance in an amount equal to twelve (12) monthly installments of Annual Basic Rent and Additional
Rent payable to Landlord, together with the taxes on such rent, insuring Tenant against losses sustained by Tenant as a result of any
cessation or interruption of Tenant’s business in the Leased Premises for any reason.


 


9.5       Insurance
Requirements. Each insurance policy and certificate of such insurance policy obtained by Tenant pursuant to this Lease shall
contain a clause that the insurer will provide Landlord with at least thirty (30) days prior written notice of any material change, non-renewal
or cancellation of the policy. Each such insurance policy shall be with an insurance company authorized to do business in the State of
Arizona and reasonably acceptable to Landlord. A certificate (e.g. Acord Form 27) evidencing the coverage under each such policy, as
well as a certified copy of the required additional insured endorsement(s) shall be delivered to Landlord prior to commencement of the
Lease Term. All insurance policies required pursuant to this Article 9 shall be written as primary policies, not contributing
with or in excess of any coverage which Landlord may carry. Tenant shall procure and maintain all policies entirely at its own expense
and shall, at least twenty (20) days prior to the expiration of such policies, furnish Landlord with renewal certificates of such policies.
Tenant shall not do or permit to be done anything which shall invalidate the insurance policies maintained by Landlord or the insurance
policies required pursuant to this Article 9 or the coverage under such policies.



 


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9.6       Co-Insurance.
If on account of the failure of Tenant to comply with the provisions of this Article 9 Landlord is deemed a co-insurer by
its insurance carrier, then any loss or damage which Landlord shall sustain by reason of such failure shall be borne by Tenant, and shall
be paid by Tenant within ten (10) days after receipt of a bill for such loss or damage.


 


9.7       Adequacy
of Insurance. Landlord makes no representation or warranty to Tenant that the amount of insurance to be carried by Tenant under
the terms of this Lease is adequate to fully protect Tenant’s interests. If Tenant believes that the amount of any such insurance
is insufficient, Tenant is encouraged to obtain, at its sole cost and expense, such additional insurance as Tenant may deem desirable
or adequate. Tenant acknowledges that Landlord shall not, by the fact of approving, disapproving, waiving, accepting, or obtaining any
insurance, incur any liability for or with respect to the amount of insurance carried, the form or legal sufficiency of such insurance,
the solvency of any insurance companies or the payment or defense of any lawsuit in connection with such insurance coverage, and Tenant
hereby expressly assumes full responsibility for and all liability, if any, with respect to, Tenant’s insurance coverage.


 


10.       CASUALTY
DAMAGE


 


10.1       Obligation
to Repair. In the event of any damage to the Leased Premises, Tenant shall promptly notify Landlord in writing. If the Leased
Premises or any part of the Building are damaged by fire or other casualty not due to the fault or negligence of Tenant, its employees,
invitees, agents, contractors or servants, the damage to the Building and/or the Leased Premises shall be repaired by and at the expense
of Landlord, excluding any alterations or improvements made by Tenant, unless this Lease is terminated in accordance with the provisions
of Article 10.2 below. Until such repairs by Landlord are completed, Annual Basic Rent and Additional Rent shall be abated
in proportion to the part of the Leased Premises which is unusable by Tenant in the conduct of its business. If, however, such damage
is due in whole or in part to the fault or neglect of Tenant or any subtenant of Tenant, or any of their respective agents, employees,
servants, contractors or invitees, there shall be no abatement of Annual Basic Rent or Additional Rent and Tenant shall be required to
repair all such damage at its sole cost and expense. There shall be no abatement of Annual Basic Rent or Additional Rent on account of
damage to the Building or the Property unless there is also damage to the Leased Premises. Tenant hereby waives any statute now or subsequently
in effect which grants to Tenant the right to innate this Lease or which provides for an abatement of rent on account of damage or destruction,
including, without limitation, A.R.S. § 33-343.



 


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10.2       Landlord’s
Option. If the damage is not fully covered by Landlord’s insurance, or if Landlord determines in good faith that the
cost of repairing the damage is more than one-third of the then replacement cost of the Building, or if Landlord has determined in
good faith that the required repairs to the Building cannot be made within a one hundred twenty (120) day period without the payment
of overtime or other premiums, or in the event a holder of a mortgage or a deed of trust against the Building or the Property
requires that all or any portion of the insurance proceeds be applied in reduction of the mortgage debt, or if such damage occurs
during the final year of the Lease Term, then Landlord may, by written notice to Tenant within sixty (60) days after the occurrence
of such damage, terminate this Lease as of the date set forth in Landlord’s notice to Tenant. If Landlord does not elect to
terminate this Lease, Landlord shall, at its sole cost and expense, repair the Building and the Leased Premises, excluding any
alterations or improvements made by Tenant, and while such repair work is being performed, the Annual Basic Rent and Additional Rent
shall be abated as provided above. Nothing in this Article 10 shall be construed as a limitation of Tenant’s
liability for any such damage, should such liability otherwise exist.


 


11.       WAIVER
OF SUBROGATION


 


Landlord
and Tenant each hereby waives its rights and the subrogation rights of its insurer against the other party and any other tenants of space
in the Building or the Property as well as their respective officers, employees, agents, authorized representatives and invitees, with
respect to any claims including, but not limited to, claims for injury to any persons, and/or damage to the Property, the Building or
the Leased Premises and/or any fixtures, equipment, personal property, furniture, improvements and/or alterations in or to the Leased
Premises, which are caused by or result from (a) risks or damages required to be insured against under this Lease, or (b) risks
and damages which are insured against by insurance policies maintained by Landlord and Tenant from time to time. Landlord and Tenant
shall obtain for the other party from its insurers under each policy required by this Lease or otherwise maintained a waiver of all rights
of subrogation which such insurers of Landlord or Tenant might otherwise have against the other party.


 


12.       LANDLORD’S
RIGHT TO PERFORM TENANT OBLIGATIONS


 


All
covenants and agreements to be performed by Tenant under any of the terms of this Lease shall be performed by Tenant at Tenant’s
sole cost and expense and without any abatement of Annual Basic Rent or Additional Rent. If Tenant shall fail to pay any sum of money,
other than Annual Basic Rent, required to be paid by it under this Lease, or shall fail to perform any other act on its part to be performed
under this Lease, and such failure shall continue for ten (10) days after notice of such failure by Landlord (or such shorter period
of time as may be reasonable in the event of an emergency), Landlord may (but shall not be obligated to do so) without waiving or releasing
Tenant from any of Tenant’s obligations, make any such payment or perform any such other act on behalf of Tenant. All sums so paid
by Landlord and all necessary incidental costs, together with interest at the greater of (a) eighteen percent (IS%) per annum or (b)
the rate of interest per annum publicly announced, quoted or published, from time to time, by Bank of America, at its Phoenix, Arizona
office as its “reference rate” plus four (4) percentage points, from the date of such payment by Landlord until reimbursement
in full by Tenant (the “Default Rate”), shall be payable to Landlord as Additional Rent with the next monthly installment
of Annual Basic Rent; provided, however, in no event shall the Default Rate exceed the maximum rate (if any) permitted by applicable
law.



 


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13.       DEFAULT
AND REMEDIES


 


13.1       Event
of Default. If Tenant shall fail to pay any installment of Annual Basic Rent, any Additional Rent or any other sum required to
be paid by Tenant under this Lease, and such failure shall continue for ten (10) days, or if Tenant shall fail to perform any of the
other covenants or conditions which Tenant is required to observe and perform and such failure shall continue for fifteen (15) days (or
such shorter period of time as may be specified by Landlord in the event of an emergency) after written notice of such failure by Landlord
to Tenant, or if Tenant makes or has made any warranty, representation or statement to Landlord in connection with this Lease which is
or was materially false or misleading when made or furnished, or if Tenant shall commit an Event of Default under any other agreement
between Landlord and Tenant, or if the interest of Tenant in this Lease or any of Tenant’s equipment, fixtures, or personal property
located on the Leased Premises shall be levied upon under execution or other legal process, or if any petition shall be filed by or against
Tenant or any Guarantor to declare Tenant or any Guarantor a bankrupt or to delay, reduce or modify Tenant’s or any Guarantor’s
debts or obligations, or if any petition shall be filed or other action taken to reorganize or modify Tenant’s or any Guarantor’s
capital structure, or if Tenant or any Guarantor shall be declared insolvent according to law, or if any assignment of Tenant’s
or any Guarantor’s property shall be made for the benefit of creditors, or if a receiver or trustee is appointed for Tenant or
any Guarantor or all or any of their respective property, or if Tenant or any Guarantor shall file a voluntary petition pursuant to the
Bankruptcy Code or any successor the Bankruptcy Code or if an involuntary petition be filed against Tenant or any Guarantor pursuant
to the Bankruptcy Code or any successor the Bankruptcy Code, then Tenant shall have committed a material breach and default under this
Lease (an “Event of Default”).


 


13.2       Remedies.
Upon the occurrence of an Event of Default under this Lease by Tenant, Landlord may, without prejudice to any other rights and remedies
available to a landlord at law, in equity or by statute, Landlord may exercise one or more of the following remedies, all of which shall
be construed and held to be cumulative and non-exclusive: (a) Terminate this Lease and re-enter and take possession of the Leased Premises,
in which event, Landlord is authorized to make such repairs, redecorating, refurbishments or improvements to the Leased Premises as may
be necessary in the reasonable opinion of Landlord acting in good faith for the purposes of reletting the Leased Premises and the costs
and expenses inclined in respect of such repairs, redecorating and refurbishments and the expenses of such retelling (including brokerage
commissions) shall be paid by Tenant to Landlord within ten (10) days after receipt of Landlord’s statement; or (b) Without terminating
this Lease, re-enter and take possession of the Leased Premises; or (c) Without such re-entry, recover possession of the Leased Premises
in the manner prescribed by any statute relating to summary process, and any demand for Annual Basic Rent, re-entry for condition broken,
and any and all notices to quit, or other formalities of any nature to which Tenant may be entitled, are hereby specifically waived to
the extent permitted by law; or (d) Without terminating this Lease, Landlord may relet the Leased Premises as Landlord may see fit
without thereby avoiding or terminating this Lease, and for the purposes of such reletting, Landlord is authorized to make such repairs,
redecorating, refurbishments or improvements to the Leased Premises as may be necessary in the reasonable opinion of Landlord acting
in good faith for the purpose of such reletting, and if a sufficient sum is not realized from such reletting (after payment of all costs
and expenses of such repairs, redecorating and refurbishments and expenses of such reletting (including brokerage commissions) and the
collection of rent accruing therefrom) each month to equal the Annual Basic Rent and Additional Rent payable under this Lease, then Tenant
shall pay such deficiency each month within ten (10) days after receipt of Landlord’s statement; or (e) Landlord may declare immediately
due and payable all the remaining installments of Annual Basic Rent and Additional Rent, and such amount, less the fair rental value
of the Leased Premises for the remainder of the Tense Term shall be paid by Tenant within ten (10) days after receipt of Landlord’s
statement. Landlord shall not by re-entry or any other act, be deemed to have terminated this Lease, or the liability of Tenant for the
total Annual Basic Rent and Additional Rent reserved under this Lease or for any installment of Annual Basic Rent and Additional Rent
then due or subsequently accruing, or for damages, unless Landlord notifies Tenant in writing that Landlord has so elected to terminate
this Lease. After the occurrence of an Event of Default, the acceptance of Annual Basic Rent or Additional Rent, or the failure to re-enter
by Landlord shall not be deemed to be a waiver of Landlord’s right to subsequently terminate this Lease and exercise any other
rights and remedies available to it, and Landlord may re-enter and take possession of the Leased Premises as if no Annual Basic Rent
or Additional Rent had been accepted after the occurrence of an Event of Default. Upon an Event of Default, Tenant shall also pay to
Landlord all costs and expenses incurred by Landlord, including court costs and attorneys’ fees, in retaking or otherwise obtaining
possession of the Leased Premises, removing and storing all equipment, fixtures and personal property on the Leased Premises and otherwise
enforcing any of Landlord’s rights, remedies or recourses arising as a result of an Event of Default.



 


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13.3       Interest
on Past Due Amounts. In addition to the late charge described in Article 14 below, if any installment of Annual Basic
Rent or Additional Rent is not paid promptly when due, it shall bear interest at the Default Rate; provided, however, this provision
shall not relieve Tenant from any default in the making of any payment at the time and in the manner required by this Lease; and provided,
further, in no event shall the Default Rate exceed the maximum rate (if any) permitted by applicable law.


 


13.4       Landlord
Default. In the event Landlord should neglect or fail to perform or observe any of the covenants, provisions or conditions contained
in this Lease on its part to be performed or observed, and such failure continues for thirty (30) days after written notice of default
(or if more than thirty (30) days shall be required because of the nature of the default, if Landlord shall fail to commence the curing
of such default within such thirty (30) day period and proceed diligently to completion), then Landlord shall be responsible to Tenant
for any actual damages sustained by Tenant as a result of Landlord’s breach, but not special or consequential damages. Notwithstanding
any other provisions in this Lease, any claim which Tenant may have against Landlord for failure to perform or observe any of the covenants,
provisions or conditions contained in this Lease shall be deemed waived unless such claim is asserted by written notice of such claim
to Landlord within ten (10) days of commencement of the alleged default or of occurrence of the cause of action and unless suit be brought
upon such claim within six (6) months subsequent to the occurrence of such cause of action. Tenant shall have no right to terminate this
Lease, except as expressly provided elsewhere in this Lease.



 


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14.       LATE
PAYMENTS


 


Tenant
hereby acknowledges that the late payment by Tenant to Landlord of any monthly installment of Annual Basic Rent, any Additional Rent
or any other sums due under this Lease will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will
be extremely difficult and impracticable to ascertain. Such costs include but are not limited to processing, administrative and accounting
costs. Accordingly, if any monthly installment of Annual Basic Rent, any Additional Rent or any other sum due from Tenant shall not be
received by Landlord within ten (10) days after the date when due, Tenant shall pay to Landlord a late charge equal to the greater of
the Late Charge Percentage set forth in Article 1.21 multiplied by such overdue amount or One Hundred and No/100 Dollars
($100.00). Tenant acknowledges that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason
of late payments by Tenant. Nothing contained in this Article 14 shall be deemed to condone, authorize, sanction or grant
to Tenant an option for the late payment of Annual Basic Rent, Additional Rent or any other sum due under this Lease. If any check of
Tenant is returned for insufficient funds, Tenant shall pay to Landlord a Fifty and No/100 Dollars ($50.00) processing charge, in addition
to payment of the amount due plus applicable interest and late charges.


 


15.       SURRENDER


 


Tenant
shall, upon the expiration or earlier termination of this Lease, peaceably surrender the Leased Premises, including any Tenant Improvements,
in a broom clean condition and otherwise in as good condition as when Tenant took possession, except for (i) reasonable wear and tear
subsequent to the last repair, replacement, restoration, alteration or renewal; (ii) loss by fire or other casualty, and (iii) loss by
condemnation. If Tenant shall abandon, vacate or surrender the Leased Premises, or be dispossessed by process of law or otherwise, any
personal property and fixtures belonging to Tenant and left in the Leased Premises shall be deemed abandoned and, at Landlord’s
option, title shall pass to Landlord under this Lease as by a bill of sale. Landlord may, however, if it so elects, remove all or any
part of such personal property from the Leased Premises and the costs incurred by Landlord in connection with such removal, including
storage costs and the cost of repairing any damage to the Leased Premises and/or the Building caused by such removal shall he paid by
Tenant within ten (10) days after receipt of Landlord’s statement. Upon the expiration or earlier termination of this Lease, Tenant
shall surrender to Landlord all keys to the Leased Premises and shall Minim Landlord of the combination of any vaults, locks and safes
left on the Leased Premises. The obligations of Tenant under this Article 15 shall survive the expiration or earlier termination
of this Lease. Tenant shall indemnify Landlord against any loss or liability resulting from delay by Tenant in so surrendering the Premises,
including, without limitation, any claims made by any succeeding Tenant founded on such delay. Tenant shall give written notice to Landlord
at least thirty (30) days prior to vacating the Leased Premises for the express purpose of arranging a meeting with Landlord for a joint
inspection of the Leased Premises. In the event of Tenant’s failure to give such notice or to participate in such joint inspection,
Landlord’s inspection at or after Tenant’s vacation of the Leased Premises shall be conclusively deemed correct for purposes
of determining Tenant’s liability for repairs and restoration under this Lease.



 


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16.       INDEMNIFICATION
AND EXCULPATION


 


16.1       Indemnification.
Tenant shall indemnify, protect, defend and hold Landlord harmless for, from and against all claims, damages, losses, costs, liens, encumbrances,
liabilities and expenses, including reasonable attorneys’, accountants’ and investigators’ fees and court costs (collectively,
the “Claims”), however caused, arising in whole or in part from Tenant’s use of all or any part of the Leased
Premises and/or the Building or the conduct of Tenant’s business or from any activity, work or thing done, permitted or suffered
by Tenant or by any invitee, servant, agent, contractor, employee or subtenant of Tenant in the Leased Premises and/or the Building,
and shall further indemnify, protect, defend and hold Landlord harmless for, from and against all Claims arising in whole or in part
from any breach or default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease
or arising in whole or in part from any act, neglect, fault or omission by Tenant or by any invitee, servant, agent, employee or subtenant
of Tenant anywhere in the Leased Premises and/or the Building. In case any action or proceeding is brought against Landlord to which
this indemnification shall be applicable, Tenant shall pay all Claims resulting therefrom and shall defend such action or proceeding,
if Landlord shall so request, at Tenant’s sole cost and expense, by counsel reasonably satisfactory to Landlord. The obligations
of Tenant under this Article 16.1 shall survive the expiration or earlier termination of this Lease.


 


16.2       Exculpation.
Tenant, as a material part of the consideration to Landlord, hereby assumes all risk of damage to property, injury and death to persons
and all claims of any other nature resulting from Tenant’s use of all or any part of the Leased Premises and/or the Building, and
Tenant hereby waives all claims against Landlord arising out of Tenant’s use of all or any part of the Leased Premises and/or the
Building. Neither Landlord nor its agents or employees shall be liable for any damaged property of Tenant entrusted to any employee or
agent of Landlord or for loss of or damage to any property of Tenant by theft or otherwise. Landlord shall not be liable for any injury
or damage to persons or property resulting nom any cause, including, but not limited to, lire, explosion, Palling plaster, steam, gas,
electricity, sewage, odor, noise, water or rain which may leak from any part of the Building or from the pipes, appliances or plumbing
works in the Building, or from the roof of any structure on the Property, or from any streets or subsurface on or adjacent to the Building
or the Property, or from any other place or resulting from dampness or any other causes whatsoever, unless caused solely by the gross
negligence or willful misconduct of Landlord. Neither Landlord nor its employees or agents shall be liable for any defects in the Leased
Premises and/or the Building, nor shall Landlord be liable for the negligence or misconduct, including, but not limited to, criminal
acts, by maintenance or other personnel or contractors serving the Leased Premises and/or the Building, other tenants or third parties,
unless Landlord is grossly negligent or guilty of willful misconduct. All property of Tenant kept or stored on the Property shall be
so kept or stored at the risk of Tenant only, and Tenant shall indemnify, defend and hold Landlord harmless for, from and against any
Claims arising out of damage to the same, including subrogation claims by Tenant’s insurance carriers, unless such damage shall
be caused by the willful act or gross neglect of Landlord and through no fault of Tenant. None of the events or conditions set forth
in this Article 16 shall be deemed a constructive or actual eviction or result in a termination of this Lease, nor shall
Tenant be entitled to any abatement or reduction of Annual Basic Rent or Additional Rent by reason of such events or condition. Tenant
shall give prompt notice to Landlord with respect to any defects, fires or accidents which Tenant observes in the Leased Premises and/or
the Building.



 


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17.       ENTRY
BY LANDLORD


 


Landlord
reserves and shall at any and all times have, upon twenty four (24) hours prior written notice (except in the event of an emergency),
the right to enter the Leased Premises, to inspect the same, to submit the Leased Premises to prospective purchasers or tenants, to post
notices of non-responsibility, and to alter, improve or repair the Leased Premises and any portion of the Building of which the Leased
Premises am a part, without abatement of Annual Basic Rent or Additional Rent, and may for that purpose erect scaffolding and other necessary
structures where reasonably required by the character of the work to be performed, always providing that access into the Leased Premises
shall not he blocked thereby, and further providing that the business of Tenant shall not be interfered with unreasonably. Tenant hereby
waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or
quiet enjoyment of the Leased Premises or any loss occasioned thereby. For each of the aforesaid purposes, Landlord shall at all times
have and retain a key with which to unlock all the doors in, upon or about the Leased Premises, excluding Tenant’s vaults and safes,
and Landlord shall have the right to use any and all means which Landlord may deem proper to open such doors in an emergency in order
to obtain entry to the Leased Premises, and any entry to the Leased Premises obtained by Landlord by any such means or otherwise shall
not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Leased Premises or
an eviction of Tenant from all or any portion of the Leased Premises. Nothing in this Article 17 shall be construed as obligating
Landlord to perform any repairs, alterations or maintenance except as otherwise expressly required elsewhere in this Lease.


 


18.       SUBSTITUTE
PREMISES


 


18.1       Relocation
of Leased Premises. Landlord may, before or after the Commencement Date, elect by notice to Tenant, to substitute for the Leased
Premises other office space in the Building (the “Substitute Premises”) designated by Landlord, provided that the
Substitute Premises shall contain at least the same useable area as the Leased Premises and have a configuration substantially similar
to the Leased Premises. Landlord’s notice shall be accompanied by a plan of the Substitute Premises. Tenant shall vacate and surrender
the Leased Premises and shall occupy the Substitute Premises promptly (and, in any event, not later than fifteen (15) days) after Landlord
has substantially completed the work to be performed by Landlord in the Substitute Premises pursuant to Article 18.2 below.
Tenant shall pay the same rental rate per square foot with respect to the Substitute Premises as was payable with respect to the Leased
Premises. This Lease shall remain in full force and effect and the Substitute Premises shall subsequently be deemed to be the Leased
Premise



 


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18.2       Compensation
to Tenant. In the event Landlord shall elect to relocate Tenant to Substitute Premises, Tenant shall not be entitled to any compensation
for any inconvenience or interference with Tenant’s business, nor any abatement or reduction of Annual Basic Rent or Additional
Rent, but Landlord shall, at Landlord’s expense perform the following: (a) furnish and install in the Substitute Premises fixtures,
equipment, improvements, appurtenances and leasehold improvements at least equal in kind and quality to those contained or to be contained
in the Leased Premises at the time such notices of substitution is given by Landlord; (b) provide personnel to perform, under Tenant’s
direction, the moving of Tenant’s personal property and trade fixtures from the Leased Premises to the Substitute Premises; (c)
promptly reimburse Tenant for Tenant’s actual and reasonable out-of-pocket costs incurred in connection with the relocation of
any telephone or other communications equipment from the Leased Premises to the Substitute Premises; and (d) promptly reimburse Tenant
for any other actual and reasonable out-of-pocket costs incurred by Tenant in connection with Tenant’s move from Leased Premises
to the Substitute Premises, provided such costs are approved by Landlord in advance which approval shall not be unreasonably withheld.
Tenant shall cooperate with Landlord so as to facilitate the performance by Landlord of its obligations under this Article 18.2
and the prompt surrender by Tenant of the Leased Premises. Without limiting the generality of the preceding sentence, Tenant shall
provide Landlord promptly any approvals or instructions and any plans or specifications or any other information reasonably requested
by Landlord, and Tenant shall perform promptly in the Substitute Premises any work to be performed in the Substitute Premises by Tenant
to prepare the same for Tenant’s occupancy.


 


19.       ASSIGNMENT
AND SUBLETTING


 


19.1       Assignment
and Subletting Prohibited. Tenant shall not transfer or assign this Lease or any right or interest under this Lease, or sublet
the Leased Premises or any part of the Leased Premises, without first obtaining Landlord’s prior written consent, which consent
Landlord shall not unreasonably withhold. No transfer or assignment (whether voluntary or involuntary, by operation of law or otherwise)
or subletting shall be valid or effective without such prior written consent. Should Tenant attempt to make or allow to be made any such
transfer, assignment or subletting, except as stated above, or should any of Tenant’s rights under this Lease be sold or otherwise
transferred by or under court order or legal process or otherwise, then, and in any of the foregoing events Landlord may, at its option,
treat such act as an Event of Default by Tenant. Should Landlord consent to a transfer, assignment or subletting, such consent shall
not constitute a waiver of any of the restrictions or prohibitions of this Article 19 and such restrictions or prohibitions
shall apply to each successive transfer, assignment or subletting under this Article 19, if any.


 


19.2       Deemed
Transfers. If Tenant is a corporation, an unincorporated association, a limited liability company or a partnership, the transfer,
assignment or hypothecation of twenty-live percent (25%) or more of any stock or interest in such corporation, association, limited liability
company or partnership shall be deemed a transfer within the meaning of and subject to the provisions of this Article 19.


 


19.3       Landlord’s
Consent Required. If Tenant desires at any time to assign this Lease or sublet the Leased Premises or any portion of the Leased
Premises, it shall first notify Landlord of its desire to do so and shall submit in writing to Landlord: (a) the name, address, telephone
number and social security number or taxpayer identification number, if applicable, of the proposed subtenant or assignee; (b) the nature
of the proposed subtenant’s or assignee’s business to be carried on in the Leased Premises; (e) the terms and the provisions
of the proposed sublease or assignment; and (d) such financial information as Landlord may reasonably request concerning the proposed
subtenant or assignee. Tenant’s failure to comply with the provisions of this Article 19.3 shall entitle Landlord to
withhold its consent to the proposed assignment or subletting.


 


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19.4       Recapture.
If Tenant proposes to assign its interest in this Lease or sublet all or any part of the Leased Premises, Landlord may, at its option,
upon written notice to Tenant within thirty (30) days after Landlord’s receipt of the information specified in Article 19.3
above, elect to recapture all or any portion of the Leased Premises, and within sixty (60) days after notice of such election has
been given to Tenant, this Lease shall terminate as to the portion of the Leased Premises recaptured. if all or a portion of the Leased
Premises is recaptured by Landlord pursuant to this Article 19.4, Tenant shall promptly execute and deliver to Landlord a
termination agreement setting forth the termination date with respect to the Leased Premises or the recaptured portion of the Leased
Premises, and prorating the Annual Basic Rent, Additional Rent and other charges payable under this Lease to such date. If Landlord does
not elect to recapture as set forth above, Tenant may then after enter into a valid assignment or sublease with respect to the Leased
Premises, provided that Landlord consents to such assignment or sublease pursuant to this Article 19, and provided further,
that (a) such assignment or sublease is executed within ninety (90) days after Landlord has given its consent, (b) Tenant pays all amounts
then owed to Landlord under this Lease, (c) there is not in existence an Event of Default as of the effective date of the assignment
or sublease, (d) there have been no material changes with respect to the financial condition of the proposed subtenant or assignee or
the business such party intends to conduct in the Leased Premises, and (e) a fully executed original of such assignment or sublease providing
for an express assumption by the assignee or subtenant of all of the terms, covenants and conditions of this Lease is promptly delivered
to Landlord.


 


19.5       Adjustment
to Rental. In the event Tenant assigns its interest in this Lease or sublets the Leased Premises, the Annual Basic Rent set forth
in Article 1.12 above, as adjusted, shall be increased effective as of the date of such assignment or subletting to the rent
and other consideration payable by any such assignee or subtenant pursuant to such assignment or sublease. Notwithstanding the foregoing,
in no event shall the Annual Basic Rent alter any such assignment or subletting be less than the Annual Basic Rent specified in Article 1.12
above, as adjusted.


 


19.6       No
Release from Liability. Landlord may collect Annual Basic Rent and Additional Rent from the assignee, subtenant, occupant or
other transferee, and apply the amount so collected, first to the monthly installments of Annual Basic Rent, then to any Additional Rent
and other sums due and payable to Landlord, and the balance, if any, to Landlord, but no such assignment, subletting, occupancy, transfer
or collection shall be deemed a waiver of Landlord’s rights under this Article 19, or the acceptance of the proposed
assignee, subtenant, occupant or transferee. Notwithstanding any assignment, sublease or other transfer (with or without the consent
of Landlord), Tenant shaft remain primarily liable under this Lease and neither Tenant nor any Guarantor shall be released from performance
of any of the terms, covenants and conditions of this Lease.


 


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19.7       Landlord’s
Expenses. If Landlord consents to an assignment, sublease or other transfer by Tenant of all or any portion of
Tenant’s interest under this Lease, Tenant shall reimburse Landlord for its actual administrative expenses and for legal,
accounting and other out of pocket expenses incurred by Landlord, all not to exceed an aggregate of Two Hundred Filly and No/100
Dollars ($250.00).


 


19.8       Assumption
Agreement. If Landlord consents to an assignment, sublease or other transfer by Tenant of all or any portion
of Tenant’s interest under this Lease, Tenant shall execute and deliver to Landlord, and cause the transferee to execute
and deliver to Landlord, an instrument in the form and substance acceptable to Landlord in which (a) the transferee adopts this
Lease and assumes and agrees to perform, jointly and severally with Tenant, all of the obligations of Tenant under this Lease,
(b) Tenant acknowledges that it remains primarily liable for the payment of Annual Basic Rent, Additional Rent and other obligations
under this Lease, (c) Tenant subordinates to Landlord’s statutory lien, contract lien and security interest, any liens,
security interests or other rights which Tenant may claim with respect to any property of transferee and (d) the transferee
agrees to use and occupy the Leased Premises solely for the purpose specified in Article 20 and otherwise in strict
accordance with this Lease.


 


20.       USE
OF LEASED PREMISES


 


The
Leased Premises are leased to Tenant solely for the Permitted Use set forth in Article 1.9 above and for no other
purpose whatsoever. If Tenant wishes to change the Permitted Use set forth in Article 1.9 above, Tenant shall first
seek Landlord’s prior written consent. Within thirty (30) days after receipt by Landlord of Tenant’s request for consent.
Landlord shall provide Tenant written notice that Landlord has (i) consented to the proposed change in the Permitted Use, or (ii) decline
to consent to the change, or (iii) elected to terminate this Lease, in which event this Lease shall terminate ten (10) days following
receipt by Tenant of Landlord’s Notice of Termination. Tenant shall not do or permit anything to be done in or about the
Leased Premises nor bring or keep anything in the Leased Premises which will in any way increase the existing rate of or affect
any casualty or other insurance on the Building, the Property, or any of their respective contents, or cause a cancellation of
any insurance policy covering the Building, the Property, or any part of the Building or the Property, or any of their respective
contents. Tenant shall not do or permit anything to be done in or about the Leased Premises and/or the Building which will in
any way obstruct or interfere with the rights of other tenants or occupants of the Building, or injure or annoy them. Tenant shall
not use or allow the Leased Premises to be used for any improper, immoral, unlawful or objectionable purpose, nor shall Tenant
cause, maintain or permit any nuisance in, on or about the Leased Premises and/or the Building. In addition, Tenant shall not
commit or suffer to be committed any waste in or upon the Leased Premises and/or the Building. Tenant shall not use the Leased
Premises and/or the Building or permit anything to be done in or about the Leased Premises and/or the Building which will in any
way conflict with any matters of record, or any law, statute, ordinance or governmental rule or regulation now in force or which
may subsequently be enacted or promulgated, and shall, at its sole cost and expense, promptly comply with all matters of record
and all laws, statutes, ordinances and governmental rules, regulations and requirements now in force or which may subsequently
be in force and with the requirements of any Board of Fire Underwriters or other similar body now or subsequently constituted,
foreseen or unforeseen, ordinary as well as extraordinary, relating to or affecting the condition, use or occupancy of the Property,
excluding structural changes not relating to or affected by Tenant’s improvements or acts. The judgment of any court of
competent jurisdiction or the admission by Tenant in any action against Tenant, irrespective of whether Landlord is a party, that
Tenant has violated any matters of record, or any law, statute, ordinance or governmental rule, regulation or requirement, shall
be conclusive of that fact between Landlord and Tenant. In addition, Tenant shall not place a load upon any floor of the Leased
Premises which exceeds the load per square foot which the floor was designed to carry, nor shall Tenant install business machines
or other mechanical equipment in the Leased Premises which cause noise or vibration that may be transmitted to the structure of
the Building.



 


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21.       SUBORDINATION
AND ATTORNMENT


 


21.1       Subordination.
This Lease and all rights of Tenant under this Lease shall be, at the option of Landlord, subordinate to (a) all matters of
record, (b) all ground leases, overriding leases and underlying leases (collectively referred to as the “leases”)
of the Building or the Property now or subsequently existing, (c) all mortgages and deeds of trust (collectively referred to as
the “mortgages”) which may now or subsequently encumber or affect the Building or the Property, and (d) all
renewals, modifications, amendments, replacements and extensions of leases and mortgages and to spreaders and consolidations of
the mortgages, irrespective of whether leases or mortgages shall also cover other lands, buildings or leases. The provisions of
this Article 21.1 shall be self-operative and no further instruments of subordination shall be required. In confirmation
of such subordination, Tenant shall promptly execute, acknowledge and deliver any instrument that Landlord, the Landlord under
any lease or the holder of any mortgage or any of their respective assigns or successors in interest may reasonably request to
evidence such subordination. Any lease to which this Lease is subject and subordinate is called a “Superior Lease”
and the Landlord under a Superior Lease or its assigns or successors in interest is called a “Superior Landlord”.
Any mortgage to which this Lease is subject and subordinate is called a “Superior Mortgage” and the holder
of a Superior Mortgage is called a “Superior Mortgagee”. If Landlord, a Superior Landlord or a Superior Mortgagee
requires that such instruments be executed by Tenant, Tenant’s failure to do so within ten (10) days after request for such
instrument shall be deemed an Event of Default under this Lease. Tenant waives any right to terminate this Lease because of any
foreclosure proceedings. Tenant hereby irrevocably constitutes and appoints Landlord (and any successor Landlord) as Tenant’s
attorney-in-fact to execute and deliver to any Superior Landlord or Superior Mortgagee any documents required to be executed by
Tenant for and on behalf of Tenant if Tenant shall have failed to do so within ten (10) days after the request for execution and
delivery.


 


21.2       Attornment.
If any Superior Landlord or Superior Mortgagee (or any purchaser at a foreclosure sale) succeeds to the rights of Landlord
under this Lease, whether through possession or foreclosure action, or the delivery of a new lease or deed (a “Successor
Landlord”), Tenant shall acorn to and recognize such Successor Landlord as Tenant’s landlord under this Lease
and shall promptly execute and deliver any instrument that such Successor Landlord may reasonably request to evidence such attornment.



 


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22.       ESTOPPEL
CERTIFICATE.


 


Tenant
shall, from time to time, within ten (10) days after written request by Landlord, execute, acknowledge and deliver to Landlord a statement
in writing certifying: (a) that this Lease is unmodified and in hill force and effect (or, if modified, stating the nature of such modification
and certifying that this Lease, as so modified, is in full force and effect); (b) the dates to which Annual Basic Rent, Additional Rent
and other charges are paid in advance, if any; (c) that there are not, to Tenant’s knowledge, any uncured defaults on the part
of Landlord under this Lease or specifying such defaults if any am claimed; (d) that Tenant has paid Landlord the Security Deposit; (e)
the Commencement Date and the scheduled expiration date of the Lease Term; (f) the rights (if any) of Tenant to extend or renew
this Lease or to expand the Leased Premises; and (g) the amount of Annual Basic Rent, Additional Rent and other charges currently
payable under this Lease. In addition, such statement shall provide such other information and facts Landlord may reasonably inquire.
Any such statement may be relied upon by any prospective or existing purchaser, ground Tenant or mortgagee of all or any portion of the
Property, as well as by any other assignee of Landlord’s interest in this Lease. Tenant’s failure to deliver such statement
within such time shall be conclusive upon Tenant (i) that this Lease is in full force and effect, without modification except as may
be represented by Landlord; (ii) that there are no uncured defaults in Landlords performance under this Leese; (iii) that Tenant has
paid to Landlord the Security Deposit, (iv) that not more than one month’s installment of Annual Basic Rent or Additional Rent
has been paid in advance; (v) that the Commencement Date and the scheduled expiration date of the Lease Term are as staled in the statement,
(vi) that Tenant has no rights to extend or renew this Lease or to expand the Leased Premises; (vii) that the Annual Basic Rent, Additional
Rent and other charges are as set forth in the certificate; and (viii) that the other information and facts set forth in the certificate
are true and correct.


 


23.       SIGNS


 


Landlord
shall retain absolute control over the exterior appearance of the Building and the exterior appearance of the Leased Premises as viewed
from the public halls. Tenant shall not install, or permit to be installed, any drapes, shutters, signs, lettering, advertising, or any
items that will in any way alter the exterior appearance of the Building or the exterior appearance of the Leased Premises as viewed
from the public halls or the exterior of the Building. Notwithstanding the foregoing, Landlord shall install, at Tenant’s (?)
sole cost and expense, letters or numerals at or near the entryway to the Leased Premises provided Tenant obtains Landlord’s
prior written consent as to size, color, design and location. All such letters or numerals shall be in accordance with the criteria established
by Landlord for the Building. In addition, Tenant’s name and suite number shall be identified on the Building directory.


 


24.       PARKING


 


Tenant
is allocated the number of parking spaces designated in Article 1.16 above entitling Tenant to park in parking spaces
located in the Parking Facility as designated by Landlord from time to time for use by Tenant, its employees and licensees, and
for width Tenant shall pay the monthly charges set forth in Article 1.17 above. The parking spaces shall be available
to Tenant, its employees and licensees on a “first come, first serve” basis, Landlord reserves the right to increase
the parking charges set forth in Article 1.17 in such reasonable amounts as Landlord deems necessary based upon increased
costs of operating and maintaining the Parking Facility. Holders of parking passes shall not be entitled to park in visitor parking
spaces so designated by Landlord, or in any other parking spaces other than those designated by Landlord for use by holders of
parking passes.



 


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25.       LIENS


 


Tenant
shall keep the Leased Premises free and clear of all mechanic’s and materialmen’s liens. If, because of any act or omission
(or alleged act or omission) of Tenant, any mechanics’, materialmen’s or other lien, charge or order for the payment of money
shall be filed or recorded against the Leased Premises, the Property, or the Building, or against any other property of Landlord (irrespective
of whether such lien, charge or order is valid or enforceable as such), Tenant shall, at its own expense, cause the same to be canceled
or discharged of record within thirty (30) days after Tenant shall have received written notice of the filing of such lien, or Tenant
may, within such thirty (30) day period, furnish to Landlord, a bond pursuant to A.R.S. §33-1004 (or any successor statute) and
satisfactory to Landlord and all Superior Landlords and Superior Mortgagees against the lien, charge or order, in which ease Tenant shall
have the right to contest, in good faith, the validity or amount of such lien.


 


26.       HOLDING
OVER


 


It
is agreed that the date of termination of this Lease and the right of Landlord to recover immediate possession of the Leased Premises
thereupon is an important and material matter affecting the panics hereto and the rights of third parties, all of which have been specifically
considered by Landlord and Tenant. In the event of any continued occupancy or holding over of the Leased Premises without the express
written consent of Landlord beyond the expiration or earlier termination of this Lease or of Tenants right to occupy the Leased Premises,
whether in whole or in part, or by leaving property on the Leased Premises or otherwise, this Lease shall be deemed a monthly tenancy
and Tenant shall pay 150% times the Annual Basic Rent then in effect, in advance at the beginning of the hold-over month(s), plus any
Additional Rent or other charges or payments contemplated in this Lease.


 


27.       ATTORNEYS’
FEES


 


Tenant
shall pay to Landlord ail amounts for costs (including reasonable attorneys’ fees) incurred by Landlord in connection with
any breach or default by Tenant under this Lease or incurred in order to enforce or interpret the terms or provisions of this
Lease. Such amounts shall be payable within ten (10) days after receipt by Tenant of Landlord’s statement. In addition,
if any action shall be instituted by either of the parties hereto for the enforcement or interpretation of any of their respective
rights or remedies in or under this Lease, the prevailing party shall be entitled to recover from the losing party all costs incurred
by the prevailing party in such action and any appeal therefrom, including reasonable attorneys’ fees to be fixed by the
court.



 


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28.       RESERVED
RIGHTS OF LANDLORD


 


Landlord
reserves the following rights, exercisable without liability to Tenant for damage or injury to property, persons or business and without
effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession or giving rise to any claim: (a) to
name the Building and the Property and to change the none or street address of the Building and the Property; (b) to install and
maintain all signs on the exterior and interior of the Building and the Property; (c) to designate all sources furnishing sign painting
and lettering; (d) during the last ninety (90) days of the Lease Term, if Tenant has vacated the Leased Premises, to decorate, remodel,
repair, alter or otherwise prepare the Leased Premises for re-occupancy, without affecting Tenant’s obligation to pay Annual Basic
Rent; (e) on reasonable prior notice to Tenant, to exhibit the Leased Premises to any prospective purchaser, mortgagee, or assignee of
any mortgage on the Building or the Property and to others having interest in the Leased Premises, Building and/or the Property, at any
time during the Lease Term, and to prospective tenants during the last six (6) months of the Lease Term; (f) to take any and all measures,
including entering the Leased Premises for the purposes of making inspections, repairs, alterations, additions and improvements to the
Leased Premises or to the Building (including, for the purposes of checking, calibrating, adjusting and balancing controls and other
parts of the Building systems) as may be necessary or desirable for the operation, improvement, safety, protection or preservation of
the Leased Premises or the Building, or in order to comply with all laws, orders and requirements of governmental or other authorities,
or as may otherwise be permitted or required by this Lease; provided, however, that Landlord shall endeavor (except in an emergency)
to minimize interference with Tenant’s business in the Leased Premises; (g) to relocate various facilities within the Building
and on the Property if Landlord shall determine such relocation to be in the best interest of the development of the Building and/or
the Property, provided, that such relocation shall not materially restrict access to the Leased Premises; (h) to change the nature, extent,
arrangement, use and location of the Building Common Areas; (i) to make alterations or additions to and to build additional stories on
the Building and to build additional buildings or improvements on the Property; and (j) to install vending machines of all kinds in the
Leased Premises and the Building, and to receive all of the revenue derived therefrom, provided, however, that no vending machines shall
be installed by Landlord in the Leased Premises unless Tenant so requests. Landlord further reserves the exclusive right to the roof
of the Building. No easement for light, air, or view is included in the leasing of the Leased Premises to Tenant. Accordingly, any diminution
or shutting off alight, air or view by any structure which may be erected on the Property or other properties in the vicinity of the
Building shall in no way affect this Lease or impose any liability upon Landlord.


 


29.       EMINENT
DOMAIN


 


29.1       Taking.
If die whole of the Building is lawfully and permanently taken by condemnation or any other manner for any public or quasi-public
purpose, or by deed in lieu of condemnation, this Lease shall terminate as of the date of vesting of title in such condemning
authority and the Annual Basic Rent and Additional Rent shall be pro rated to such date, If any part of the Building or Property
is so taken, or if the whole of the Building is taken, but not permanently, then this Lease shall be unaffected thereby, except
that (a) Landlord may terminate this Lease by notice to Tenant within sixty (60) days after the date of vesting of title in the
condemning authority, and (b) if twenty percent (20%) or more of the Leased Premises shall be permanently taken and the remaining
portion of the Leased Premises shall not be reasonably sufficient for Tenant to continue operation of its business, Tenant may
terminate this Lease by notice to Landlord within sixty (60) days after the date of vesting of title in such condemning authority.
This Lease shall terminate on the thirtieth (30th) day after receipt by Landlord of such notice, by which date Tenant shall vacate
and surrender the Leased Premises to Landlord. The Annual Basic Rent and Additional Rent shall be pro rated to the earlier of
the termination of this Lease or such date as Tenant is required to vacate the Leased Premises by reason of the taking. If this
Lease is not terminated as a result of a partial taking of the Leased Premises, the Annual Basic Rent and Additional Rent shall
be equitably adjusted according to the rentable area of the Leased Premises and Building remaining.




 


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29.2       Award.
In the event of a taking of all or any part of the Building or the Property, all of the proceeds or the award, judgment, settlement
or damages payable by the condemning authority shall be and remain the sole and exclusive property of Landlord, and Tenant hereby
assigns all of its right, title and interest in and to any such award, judgment, settlement or damages to Landlord. Tenant shall,
however, have die right, to the extent that the same shall not reduce or prejudice amounts available to Landlord, to claim from
the condemning authority, but not from Landlord, such compensation as may be recoverable by Tenant in its own right for relocation
benefits, moving expenses, and damage to Tenant’s personal property and trade fixtures.


 


30.       NOTICES


 


Any
notice or communication given under the terms of this Lease shall be in writing and shall be delivered in person, sent by any public
or private express delivery service or deposited with the United States Postal Service or a successor agency, certified or registered
mail, return receipt requested, postage pre-paid, addressed as set forth in the Basic Provisions, or at such other address as a party
may from time to time designate by notice under this Article 30.  Notice given by personal delivery or by public or private
express delivery service shall be effective upon delivery, notice sent by mail shall be deemed to have occurred upon deposit of the notice
in the United States mail. The inability to deliver a notice because of a changed address of which no notice was given or a rejection
or other refusal to accept any notice shall be deemed to be the receipt of the notice as of the date of such inability to deliver or
rejection or refusal to accept. Any notice to be given by Landlord may be given by the legal counsel and/or the authorized agent of Landlord.


 


31.       RULES
AND REGULATIONS


 


Tenant
shall abide by all rules and regulations (the “Rules and Regulations”) of the Building imposed by Landlord,
as attached hereto as Exhibit “E” or as may subsequently be issued by Landlord. The Rules and Regulations
may be changed from time to time upon ten (10) days notice to Tenant. Breach of the Rules and Regulations, by Tenant shall constitute
an Event of Default if such breach is not fully cured within ten (10) days after written notice to Tenant by Landlord; provided,
however; no notice or opportunity to cure shall be required in connection with a breach of rule number 40. Landlord shall not
be responsible to ‘tenant for nonperformance by any other tenant, occupant or invitee of the Building of any Rules or Regulations.



 


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32.       ACCORD
AND SATISFACTION


 


No
payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Annual Base Rent and Additional Rent (jointly
called “Rent” in this Article 32), shall be deemed to be other than on account of the earliest stipulated
Rent due and not yet paid, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent
be deemed an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover
the balance of such Rent or to pursue any other remedy in this Lease. No receipt of money by Landlord from Tenant after the termination
of this Lease, after the service of any notice relating to the termination of this Lease, after the commencement of any suit, or after
final judgment for possession of the Leased Premises, shall reinstate, continue or extend the Lease Term or affect any such notice, demand,
suit or judgment.


 


33.       RESERVED


 


34.       MISCELLANEOUS


 


34.1       Entire
Agreement, Amendments. This Lease and any Exhibits attached to and forming a part of this Lease set forth
all of the covenants, promises, agreements, conditions and understandings between Landlord and ‘tenant concerning the Leased
Premises and there are no covenants, promises, agreements, representations, warranties, conditions or understandings either oral
or written between them other than as contained in this Lease. Except as otherwise provided in this Lease, no subsequent alteration,
amendment, change or addition to this Lease shall be binding unless it is in writing and signed by both Landlord and Tenant.


 


34.2       Time
of the Essence. Time is of the essence of each and every term, covenant and condition of this Lease.


 


34.3       Binding
Effect. The covenants and conditions of this Lease shall, subject to the restrictions on assignment and subletting,
apply to and bind the heirs, executors, administrators, personal representatives, successors and assigns of the parties to this
Lease.


 


34.4       Recordation.
Neither this Lease nor any memorandum of this Lease shall be recorded by Tenant.


 


34.5       Governing
Law. This Lease and all the terms and conditions of this Lease shall be governed by and construed in accordance
with the laws of the State of Arizona.


 


34.6       No
Partnership. Nothing contained in this Lease shall be deemed or construed as creating an agency, partnership or
joint venture relationship between Landlord and Tenant or between Landlord and any other pasty, or cause Landlord to be responsible
in any way for the debts or obligations of Tenant or any other party.



 


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34.7       Authority.
If Tenant executes this Lease as a partnership, each individual executing this Lease on behalf of the partnership represents and
warrants that he or she is a general partner of the partnership and that this Lease is binding upon the partnership in accordance
with its terms. If Tenant executes this Lease as a corporation, each of the persons executing this Lease on behalf of Tenant covenants
and warrants that Tenant is a duly authorized and existing corporation, that Tenant has and is qualified to transact business
in Arizona, that the corporation has full right, authority and power to enter into this Lease and to perform its obligations under
this Lease, that each person signing this Lease on behalf of the corporation is authorized to do so and that this Lease is binding
upon the corporation in accordance with its terms.


 


34.8       No
Waiver. The failure of either party to insist in any one or more instances upon the strict performance of any one
or more of the obligations of this Lease, or to exercise any election contained in this Lease shall not be construed as a waiver
or relinquishment for the future of the performance of such one or more obligations of this Lease or the right to exercise such
election, but the same shall continue and remain in full force and effect with respect to any subsequent breach, act or omission.


 


34.9       Severability.
If any clause or provision Millis Lease is or becomes illegal or unenforceable because of any present or future law or regulation
of any governmental body or entity effective during the Lease Term, the intention of the parties is that the remaining provisions
of this Lease shall not be affected by such determination.


 


34.10      Exhibits.
If any provision contained in an Exhibit or Addenda to this Lease is inconsistent with any other provision of this Lease, the
provision contained in this Lease shalt supersede the provisions contained in such Exhibit or Addenda, unless otherwise provided.


 


34.11     Fair
Meaning. The language of this Lease shall be construed to its normal and usual meaning and not strictly for or
against either Landlord or Tenant. Landlord and Tenant acknowledge and agree that each party has reviewed and revised this Lease
and that any mkt of construction to the effect that ambiguities are to be resolved against the drafting party shall not apply
to the interpretation of this Lease, or any Exhibits, Riders or amendments to this Lease.


 


34.12       No
Merger. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation of this Lease shall not
work as a merger and shall, at Landlord’s option, either terminate any or all existing subleases or subtenancies, or operate
as an assignment to Landlord of any or all of such subleases or subtenancies.


 


34.13       Force
Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to
obtain labor or materials or reasonable substitutes for labor or materials, governmental restrictions, regulations or controls,
judicial orders, enemy or hostile government actions, civil commotion, fire or other casualty and other causes beyond the reasonable
control of Landlord shall excuse the Landlord’s performance under this Lease for the period of any such prevention, delay,
or stoppage.



 


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34.14       Transfer
of Landlord’s Interest. The term “Landlord” as used in this Lease, insofar as the covenants
or agreements on the part of the Landlord are concerned, shall be limited to mean and include only the owner or owners of Landlords
interest in this Lease at the time in question. Upon any transfer or transfers of such interest, the Landlord herein named in
this Lease (and in the case of any subsequent transfer, the then transferor) shall he relieved of all liability for the performance
of any covenants or agreements on the part of the Landlord contained in this Lease.


 


34.15       Limitation
on Landlord’s Liability. If Landlord becomes obligated to pay Tenant any judgment arising out of any failure
by the Landlord to perform or observe any of the terms, covenants, conditions or provisions to be performed or observed by Landlord
under this Lease, Tenant shall be limited in the satisfaction of such judgment solely to Landlord’s interest in the Building
and the Property or any proceeds arising from the sale of the Building or the Property, and no other property or assets of Landlord
or the individual partners, directors, officers or shareholders of Landlord or its constituent partners shall be subject to levy,
execution or other enforcement procedure whatsoever for the satisfaction of any such money judgment.


 


34.16       Brokerage
Fees, Tenant warrants and represents that it has not dealt with any realtor, broker or agent in connection with
this Lease except the Broker identified in Article 1.19 above. Tenant shall indemnify, defend and hold Landlord harmless
for, from and against any cost, expense or liability (including the cost of suit and reasonable attorneys’ fees) for any
compensation, commission or charges claimed by any other realtor, broker or agent in connection with this Lease or by reason of
any act of Tenant.


 


34.17       Guaranty.
N/A Concurrently with the execution of this Lease, Tenant shall cause the Guarantors to execute, have acknowledged and
deliver to Landlord, the Guaranty of Lease attached hereto as Exhibit “F”,
whereby Guarantors unconditionally guaranty to Landlord each and every obligation of Tenant under this Lease.


 


34.18       Continuing
Obligations. All obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination
of this Lease shall survive the expiration or earlier termination of this Lease, including, without limitation, all payment obligations
with respect to Annual Basic Rent, Additional Rent and all obligations concerning the condition of the Leased Premises.


 


34.19       Confidentiality.
Tenant shall keep the term, rental rate and all other provisions of this lease confidential and shall prevent the publication
or other disclosure thereof by Tenant, its shareholders, officers, directors, employees, agents or representatives unless Tenant
receives the prior written consent of Landlord, which consent Landlord may withhold in its sole and absolute discretion. A breach
by Tenant of the provisions of this paragraph shall constitute an Event of Default under this Lease.




 


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IN
WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the date and year first above written.


 





	LANDLORD:	 
	SLR Turnstone LLC,	 
	an Arizona limited liability company	 
	 	 
	By:	/s/
    Scott Robertson Aug 02 2021	 
	 	Scott Robertson, Manager	 
	 	 	 
	TENANT:	 
	ADAMAS ONE CORP.	 
	a Nevada corporation	 
	 	 
	By:	/s/
    Jay Grdina	 
	 	Jay Grdina, Principal	 





 


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RIDER
“1”


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


1.       Hazardous
Materials Laws. “Hazardous Materials Laws” means any and all federal, state or local laws, ordinances, rules,
decrees, orders, regulations or court decisions (including the so-called “common-law”) relating to hazardous substances,
hazardous materials, hazardous waste, toxic substances, environmental conditions on, under or about the Property, or soil and ground
water conditions, including, but not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (“CERCLA”),
as amended, 42 U.S.C. §9601, et seq., the Resource Conservation and Recovery Act (“RCRA”), 42 U.S.C. §6901,
et seq., the Hazardous Materials Transportation Act, 49 H.S.C. §1801, et seq., any amendments to the foregoing, and any similar
federal, state or local laws, ordinances, rules, decrees, orders or regulations.


 


2.       Hazardous
Materials. “Hazardous Materials” means any chemical, compound, material, substance or other matter that: (i) is
a flammable explosive, asbestos, radioactive material, nuclear medicine material, drug, vaccine, bacteria, virus, hazardous waste, toxic
substance, petroleum product, or related injurious or potentially injurious material, whether injurious or potentially injurious by itself
or in combination with other materials; (ii) is controlled, designated in or governed by any Hazardous Materials Law; (iii) gives
rise to any reporting, notice or publication requirements under any Hazardous Materials Law; or (iv) gives rise to any liability,
responsibility or duty on the part of Tenant or Landlord with respect to any third person under any Hazardous Materials Law.


 


3.       Use.
Tenant shall not allow any Hazardous Material to he used, generated, released, stored or disposed of on, under or about, or transported
from, the Leased Premises, the Building or the Property, unless: (i) such use is specifically disclosed to and approved by Landlord in
writing prior to such use; and (ii) such use is conducted in compliance with the provisions of this Rider 1. Landlord may approve
such use subject to reasonable conditions to protect the Leased Premises, the Building or the Property, and Landlord’s interests.
Landlord may withhold approval if Landlord determines that such proposed use involves a material risk of a release or discharge of Hazardous
Materials or a violation of any Hazardous Materials Laws or that Tenant has not provided reasonable assurances of its ability to remedy
such a violation and fulfill its obligations under this Rider 1.


 


4.       Compliance
With Laws. Tenant shall strictly comply with, and shall maintain the Leased Premises in compliance with, all Hazardous Materials
Laws. Tenant shall obtain and maintain in full force and effect all permits, licenses and other governmental approvals required
for Tenant’s operations on the Leased Premises under any Hazardous Materials Laws and shall comply with all terms and conditions
of any Hazardous Materials laws. At Landlord’s request, Tenant shall deliver copies of, or allow Landlord to inspect, all
such permits, licenses and approvals. Tenant shall perform any monitoring, investigation, clean-up, removal and other remedial
work (collectively, “Remedial Work”) required as a result of any release or discharge of Hazardous Materials
affecting the Leased Premises or die Building, or any violation of Hazardous Materials Laws by Tenant or any assignee or subtenant
of Tenant or their respective agents, contractors, employees, licensees, or invitees. Landlord shall have the right to intervene
in any governmental action or proceeding involving any Remedial Work, and to approve performance of the work, in order to protect
Landlord’s interests.


 


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5.       Compliance
With Insurance Requirements. Tenant shall comply with the requirements of Landlord’s and Tenant’s respective insurers
regarding Hazardous Materials and with such insurers’ recommendations based upon prudent industry practices regarding management
of Hazardous Materials.


 


6.       Notice;
Reporting. Tenant shall notify Landlord, in writing, within two (2) days after any of the following: (a) a release or discharge of
any Hazardous Material, whether or not the release or discharge is in quantities that would otherwise be reportable to a public agency;
(b) Tenant’s receipt of any order of a governmental agency requiring any Remedial Work pursuant to any Hazardous Materials
Laws; (c) Tenant’s receipt of any warning, notice of inspection, notice of violation or alleged violation, or Tenant’s receipt
of notice or knowledge of any proceeding, investigation of enforcement action, pursuant to any Hazardous Materials Laws; or (d) Tenant’s
receipt of notice or knowledge of any claims made or threatened by any third party against Tenant or the Leased Premises, the Building
or the Property, relating to any loss or injury resulting from Hazardous Materials. Tenant shall deliver to Landlord copies of all test
results, reports and business or management plans required to be filed with any governmental agency pursuant to any Hazardous Materials
Laws.


 


7.       Termination;
Expiration. Upon the termination or expiration of this Lease, Tenant shall remove any equipment, improvements or storage facilities
utilized in connection with any Hazardous Materials and shall, clean up, detoxify, repair and otherwise restore the Leased Premises to
a condition free of Hazardous Materials.


 


8.       Indemnity.
Tenant shall protect, indemnify, defend and hold Landlord harmless for, from and against any and all claims, costs, expenses,
suits, judgments, actions, investigations, proceedings and liabilities arising out of or in connection with any breach of any
provisions of this Rider 1 or directly or indirectly arising out of the use, generation, storage, release, disposal or
transportation of Hazardous Materials by Tenant or any subtenant or assignee of Tenant, or their respective agents, contractors,
employees, licensees, or invitees, on, under or about the Leased Premises, the Building or the Property during the Lease Term
or Tenant’s occupancy of the Leased Premises, including, but not limited to, all foreseeable and unforeseeable consequential
damages and the cost of any Remedial Work. Neither the consent by Landlord to the use, generation, storage, release, disposal
or transportation of Hazardous Materials nor the strict compliance with all Hazardous Material Laws shall excuse Tenant from Tenant’s
indemnification obligations pursuant to this Rider 1. The foregoing indemnity shall be in addition to and not a limitation
of the indemnification provisions of Rider 1 of the Lease. Tenant’s obligations pursuant to this Rider 1 shall survive
the termination or expiration of this Lease.



 


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9.       Assignment;
Subletting. If Landlords consent is required for an assignment of this Lease or a subletting of the Leased Premises, Landlord shall
have the right to refuse such consent if the possibility of a release of Hazardous Materials is materially increased as a result of the
assignment or sublease or if Landlord does not receive reasonable assurances that the new tenant has the experience and the financial
ability to remedy a violation of the Hazardous Materials Laws and fulfill its obligations under this Rider 1.


 


10.       Entry
and Inspection; Cure. Landlord and its agents, employees and contractors, shall have the right, but not the obligation, to enter
the Leased Premises at all reasonable times to inspect the Leased Premises and Tenant’s compliance with the terms and conditions
of this Rider 1, or to conduct investigations and tests. No prior notice to Tenant shall be required in the event of an emergency, or
if Landlord has reasonable cause to believe that violations of this Rider I have occurred, or if Tenant consents at the time of entry.
In all other cases, Landlord shall give at least twenty-four (24) hours prior notice to Tenant. Landlord shall have the right, but not
the obligation, to remedy any violation by Tenant of the provisions of this Rider 1 or to perform any Remedial Work which
is necessary or appropriate as a result of any governmental order, investigation or proceeding. Tenant shall pay, upon demand, as Additional
Rent, all costs incurred by Landlord in remedying such violations or performing all Remedial Work, plus interest on such costs incurred
at the Default Rate from the date of demand until the date received by Landlord.


 


11.       Event
of Default. The release or discharge of any Hazardous Material or the violation of any Hazardous Materials Law shall constitute an
Event of Default by Tenant under this Lease. In addition to and not in lieu of the remedies available under this Lease as a result of
such Event of Default, Landlord shall have the right, without terminating this Lease, to require Tenant to suspend its operations and
activities on the Leased Premises until Landlord is satisfied that appropriate Remedial Work has been or is being adequately performed
and Landlord’s election of this remedy shall not constitute a waive of Landlord’s right to subsequently pursue the other
remedies set forth in this Lease.


 


12.       Abated
Rents. Should Lessee default under any of the terms and conditions or the above-referenced lease, the total amount of rent hereby
abated shall immediately become due and payable to Lessor, by Lessee, upon written notice to Lessee


 


	LANDLORD:	 
	SLR Turnstone LLC,	 
	an Arizona limited liability company	 
	 	 
	By:	/s/
    Scott Robertson Aug 02 2021	 
	 	Scott Robertson, Manager	 
	 	 	 
	TENANT:	 
	ADAMAS ONE CORP.	 
	a Nevada corporation	 
	 	 
	By:	/s/
    Jay Grdina	 
	 	Jay Grdina, Principal	 





 


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RIDER
“2”


 


ADDITIONAL
PROVISIONS


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


Option
to Renew.


 


Provided
Tenant is not in default under the Terms and Conditions of this lease, Tenant may renew the term for one (1), three (3) year period at
“then-prevailing market rate,” but for no less than previous month’s rental rate. Tenant must give Landlord ninety
(90) days’ advance written notice prior to the original Lease expiration date to exercise the Option described herein, otherwise
the Option shall automatically terminate and shall be of no force or effect, with the Parties having no further obligation to the other.
Market rate shall be agreed to by both parties thirty (30) days prior to the Lease Expiration Date, based upon lease rates for comparable,
similar class space within the Perimeter Center.




 


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EXHIBIT “A”


 


DESCRIPTION
OF PROPERTY


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


LEGAL
DESCRIPTION


 


A
portion of Perimeter Center, situated in the East half of Section 36, Township 4 North, Range 4 East of the Gila and Salt River
Base and Meridian, Maricopa County, Arizona, being more particularly described as follows:


 


COMMENCING
at the centerline Intersection of Perimeter Drive with St. John Road, as shown on Map of Dedication of right of way and easements for
PERIMETER CENTER PHASE II, recorded in Book 332 of Maps, Page 49 of Maricopa County Records;


 


thence
North 70 degrees 35 minutes 26 seconds East, along the centerline of said St. John Road, 150.55 feet (recorded) 150.63 feet (measured);


 


thence
North 19 degrees 24 minutes 34 seconds West, 35.00 feet to a point, on the Northerly right-of-way line of said St. John Road marking
the POINT OF BEGINNING;


 


thence
South 70 degrees 35 minutes 26 seconds West, along said Northerly right-of-way line, 85.55 feet to the beginning of a curve with a radius
of 20.00 feet to the right;


 


thence
Westerly, along the arc of said curve, through a central angle of 90 degrees 00 minutes 00 seconds, for an arc distance of 31.42 led
to the Easterly right-of-way line of Perimeter Drive;


 


thence
North 19 degrees 24 minutes 34 seconds West, along said right-of-way line, 65.00 feet to the beginning of a curve with a radius of 6045.00
feet to the left;


 


thence
Northerly, continuing along said right-of-way line and along the arc of said curve, through a central angle of 83 degrees 36 minutes
04 seconds, for an arc distance of 379.94 feet to the beginning of a non-tangent line;


 


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thence
North 66 degrees 55 minutes 51 seconds East, 534.67 feet to the Westerly right-of-way line of 85th Street;


 


thence
South 36 degrees 56 minutes 00 seconds East, along said right-of-way line, 390.39 feet to the beginning of a curve with a radius of 20.00
feet to the right;


 


thence
Southerly, along the arc of said curve, through a central angle of 90 degrees 00 minutes 00 seconds, for an arc distance of 31.42 feet
to the aforementioned Northerly right-of-way line of St. John Road;


 


thence
South 53 degrees 02 minutes 00 seconds West, along said right-of-way line, 136.53 feet to the beginning of a curve with a radius of 1295.00
feet to the right;


 


thence
Southwesterly, continuing along said right-of-way line and along the arc of said curve, through a central angle of 17 degrees 33 minutes
26 seconds, for an arc distance of 396.83 feet to the POINT OF BEGINNING,


 


EXCEPT
all oil, gas and other hydrocarbon substances, helium or other substances of a gaseous nature, geothermal resources, cool, metals, minerals,
fossils, fertilizer of every name and description; and


 


EXCEPT
all materials which may be essential to the production of fissionable material as reserved to the State of Arizona in the Patent to said
land.




 


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EXHIBIT “B”


 


FLOOR
PLANS


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (’Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant“).


 








 


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EXHIBIT “C”


 


MEMORANDUM
OF COMMENCEMENT DATE


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


THIS
MEMORANDUM OF COMMENCEMENT DATE is entered into this «Commencement_Date» by SLR Turnstone LLC, a(n) Arizona limited
liability company (“Landlord”), and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


RECITALS


 


A.       Landlord
and Tenant have previously executed that certain Office Lease dated July 26 2021 (“Lease”), pursuant to
which Tenant has leased from Landlord certain premises more particularly described in the Lease.


 


B.       Pursuant
to the provisions of Article 3.4 of the Lease, Landlord and Tenant have agreed to execute this Memorandum of Commencement
Date to specify the Commencement Date of the Lease Term.


 


NOW,
THEREFORE, in consideration of the foregoing recitals, the execution and delivery of the Lease and other good and valuable considerations,
the receipt, sufficiency and validity which is hereby acknowledged, Landlord and Tenant agree as follows:


 


1.       Commencement
Date. The Commencement Date is «Commencement Date». All reference in the Lease to Commencement Date shall be deemed
to be references to _____________.


 


2.       Definitions.
Capitalized terms used in this Memorandum of Commencement Date without definition shall have the meanings assigned to such terms in the
Lease, unless the context requires otherwise.


 


3.       Full
Force and Effect. Except as specifically modified by this Memorandum of Commencement Date, the Lease remains in full force and effect.


 


IN
WITNESS WHEREOF, Landlord and Tenant have executed this Memorandum of Commencement Date as of the date and year first above written.


 


LANDLORD:


 


TENANT:


 


SAMPLE
ONLY


 


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EXHIBIT “D”


 


LOCATION
OF PARKING SPACES


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


INTENTIONALLY
LEFT BLANK



 


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EXHIBIT “E”


 


RULES
AND REGULATIONS


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


1.       Unless
otherwise specifically defined in this Exhibit, all capitalized terms in these Rules and Regulations shall have the meaning set forth
in the Lease to which these Rules and Regulations are attached.


 


2.       The
sidewalks, driveways, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls of the Building shall not be
obstructed or encumbered or used for any purpose other than ingress and egress to and from the premises leased to any tenant or occupant.
The halls, passages, exits, entrances, elevators, stairways, balconies and roof are not for the use of the general public, and the Landlord
shall in all cases retain the right to control and prevent access thereto by all persons whose presence in the judgment of Landlord shall
be prejudicial to the safety, character, reputation and interests of the Building and its tenants.


 


3.       No
awnings or other projection shall be attached to the outside walls or windows of the Building. No curtains, blinds, shades, or screens
shall be attached to or hung in, or used in connection with, any window or door of the premises leased to any tenant or occupant, without
the prior written consent of Landlord. All electrical fixtures hung in any premises leased to any tenant or occupant must be of a type,
quality, design, color, size and general appearance approved by Landlord.


 


4.       No
tenant shall place objects against glass partitions, doors or windows which would be in sight from (he Building corridors or from the
exterior of the Building and such tenant will promptly remove any such objects when requested to do so by Landlord.


 


5.       The
windows and doors that reflect or admit light and air into the halls, passageways or other public places in the Building shall not be
covered or obstructed, nor shall any bottles, parcels, or other articles be placed on any window sills.


 


6.       No
show cases or other articles shall be put in front of or affixed to any pan of the exterior of the Building nor placed in the halls,
corridors, walkways, landscaped areas, vestibules or other public parts of the Building.


 


7.       The
restrooms, water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they
were constructed, and no sweepings, rubbish, rags or other substances shall be thrown in the restrooms, water and wash closets.
The reasonable costs incurred by Landlord (a) for extra cleaning in any restroom, water or wash closet required because of any
misuse of such restroom, water or wash closet, and/or (b) to repair any damage resulting from any misuse of the fixtures will
be borne by the tenant who, or whose employees, agents, visitors or licensees, caused the same. No tenant shall bring or keep,
or permit to be brought or kept, any inflammable, combustible, explosive or hazardous fluid, material, chemical or substance in
or about the premises leased to such tenant or the Property.



 


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8.       No
tenant or occupant shall mark, paint, drill into, or in any way deface any part of the Building or the premises leased to such tenant
or occupant. No boring, cutting or strings of wires shall be permitted, except with the prior consent of Landlord, and as Landlord may
direct. No tenant or occupant shall install any resilient tile or similar floor covering in the premises leased to such tenant or occupant
except in a manner approved by Landlord.


 


9.       Any
carpeting cemented down by a tenant shall be installed with a releasable adhesive. In the event of a violation of this paragraph by a
tenant, Landlord may charge the expense incurred to remove the carpeting to such tenant.


 


10.       No
bicycles, vehicles or animals of any kind (except seeing eye dogs) shall be brought into or kept in or about the premises leased to any
tenant. No cooking shalt be done or permitted in the Building by any tenant without the written approval of Landlord. No tenant shall
cause or permit any unusual or objectionable odors to emanate from the premises leased to such tenant.


 


11.       No
space in the Building shall be used for manufacturing, for the storage of merchandise, or for the sale of merchandise, goods or property
of any kind at auction.


 


12.       No
tenant and no employee, visitor, agent, or licensee of any Tenant shall make, or permit to be made, any unseemly or disturbing noises
or vibrations or disturb or interfere with other tenants or occupants of the Building, or neighboring buildings or premises whether by
the use of any musical instrument, radio, television set broadcasting equipment or other audio device, unmusical noise, whistling, singing,
yelling or screaming, or in any other way. Nothing shall be thrown out of any doors. No tenant and no employee, visitor, agent, or licensee
of any Tenant shall conduct itself in any manner that is inconsistent with the character of the Building as a first quality building
or that will impair the comfort, convenience or safety of other tenants in the Building.


 


13.       No
additional locks or bolts of any kind shall be placed upon any of the doors, nor shall any changes be made in locks or the mechanism
of such locks. Each tenant must, upon the termination of its tenancy, restore to Landlord all keys of stores, offices and toilet rooms,
either furnished to, or otherwise procured by, such tenant.


 


14.       All
removals from the Building, or the carrying in or out of the Building or from the premised leased to any tenant, of any safes, freight,
furniture or bulky matter of any description must take place at such time and in such manner as Landlord or its agents may determine,
from time to time. Landlord reserves the right to inspect all freight to be brought into the Building and to exclude from the Building
all freight which violates any of the Rules and Regulations Or the provisions of such tenant’s lease.


 


15.       Landlord
shall have the right to prohibit any advertising by any tenant or occupant which, in Landlord’s opinion, tends to impair
the reputation of the Building or its desirability as a building for offices, and upon notice from Landlord, such tenant or occupant
shall refrain from or discontinue such advertising.



 


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16.       Each
tenant, before closing and leaving the premises leased to such tenant at any time, shall see that all entrance doors are locked and all
electrical equipment and lighting fixtures are turned off. Corridor doors, when not in use, shall be kept closed.


 


17.       Each
tenant shall, at its expense, provide artificial light in the premises leased to such tenant for Landlord’s agents, contractors
and employees while performing janitorial or other cleaning services and making repairs or alterations in said premises.


 


18.       No
premises shall be used, or permitted to be used for lodging or sleeping, or for any immoral or illegal purposes or in any manner that,
in Landlord’s reasonable judgment, threatens the safety of the Building or the tenants of the Building and their employees and
invitees.


 


19.       The
requirements of tenants will be attended to only upon application at the office of Landlord. Building employees shall not be required
to perform, and shall not be requested by any tenant or occupant to perform, and work outside of their regular duties, unless under specific
instructions from the office of Landlord.


 


20.       Canvassing,
soliciting and peddling in the Building are prohibited and each tenant and occupant shall cooperate in seeking their prevention.


 


21.       There
shall not be used in the Building either by any tenant or occupant or by their agents or contractors, in the delivery or receipt of merchandise,
freight or other matter, any hand trucks or other means of conveyance except those equipped with rubber tires, rubber side guards and
such other safeguards as Landlord may require.


 


22.       If
the premises leased to any tenant become infested with vermin, such tenant, at its sole cost and expense, shall cause its premises to
be exterminated, from time to time, to the satisfaction of Landlord, and shall employ such exterminators for the extermination of the
vermin as shall be approved in writing by Landlord.


 


23.       No
premises shall be used, or permitted to be used, at any time, without the prior written approval of Landlord, as a store for the sale
or display of goods, wares or merchandise of any kind, or as a restaurant, shop, booth, bootblack or other stand, or for the conduct
of any business or occupation which predominantly involves direct patronage of the general public in the premises leased to such tenant,
or for manufacturing or for other similar purposes.


 


24.       No
tenant shall clean any window of the Building from the outside


 


25.       No
tenant shall move, or permit to be moved, into or out of the Building or the premises leased to such tenant, any heavy or bulky
matter, without the specific approval of Landlord. If any such matter requires special handling, only a qualified person shall
be employed to perform such special handling. No tenant shall place or permit to be placed, on any part of the floor or floors
of the premises leased to such tenant, a load exceeding the floor load per square foot which such floor was designed to carry
and which is allowed by law. Landlord reserves the right to prescribe the weight and position of safes and other heavy objects,
which must be placed so as to distribute the weight.



 


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26.       With
respect to work being performed by a tenant in its premises with the approval of Landlord, the tenant shall refer all contractors, contractors’
representatives and installation technicians to Landlord for its supervision, approval and control prior to the performance of any work
or services. This provision shall apply to all work performed in the Building including installation of telephones, telegraph equipment,
electrical devices and attachments, and installations of every nature affecting floors, walls, woodwork, trim, ceilings, equipment and
any other physical portion of the Building.


 


27.       Landlord
shall not be responsible for lost or stolen personal property, equipment, money, or jewelry from the premises of tenants or public rooms
whether or not such loss occurs when the Building or the premises arc locked against entry.


 


28.       Landlord
may permit entrance to the premises of tenants by use of pass keys controlled by Landlord employees, contractors, or service personnel
directly supervised by Landlord and employees of the United States Postal Service.


 


29.       Each
tenant and all of tenant’s representatives, shall observe and comply with the directional and parking signs on the property surrounding
the Building, and Landlord shall not be responsible for any damage to any vehicle towed because of non-compliance with parking regulations.


 


30.       No
tenant shall install any radio, telephone, television, microwave or satellite antenna, loudspeaker, music system or other device on the
roe f or exterior walls of the Building or on common walls with adjacent tenants.


 


31.       Each
tenant shall store all trash and garbage within its premises. No material shall be placed in the trash boxes or receptacles in the Building
unless such material may be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage and will
not result in a violation of any law or ordinance governing such disposal. All garbage and refuse disposal shall be made only through
entryways and elevators provided for such purposes and at such times as Landlord shall designate.


 


32.       No
tenant shall employ any persons other than the janitor of Landlord for the purpose of cleaning its premises without the prior written
consent of Landlord.


 


33.       Each
tenant shall give prompt notice to Landlord of any accidents to or defects in plumbing, electrical or heating apparatus so that same
may be attended to properly.


 


34.       No
tenant shall bring into the Building any pollutants, contaminants, inflammable, gasoline, kerosene or hazardous substances (as
now or later defined under State or Federal law).



 


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35.       Landlord
reserves the right to restrict access to and from the Building between the hours of 6:00 P.M. and 8:00 A.M. on business days and at all
hours on Saturdays, Sundays and holidays.


 


36.       All
tenant and tenant’s servants, employees, agents, visitors, invitees and licensees shall observe faithfully and comply strictly
with these Rules and Regulations and such other and further appropriate Rules and Regulations as Landlord or Landlord’s agent from
time to time adopt Each tenant shall at all times keep the premises leased to such tenant, its employees, agents and invitees under its
control so as to prevent the performance of any act that would damage the Building or its reputation or the premises leased to such tenant
or could injure, annoy, or threaten the security of the other tenants in the Building or their respective employees, agents or invitees
or the public.


 


37.       Landlord
may deny entrance to the Building and may remove from the Building any person or persons who appear to be or are intoxicated, or who
appear to be or arc under the influence of liquor or drugs, or who are in any manner violating any of the Building Rules and Regulations,
or who present a hazard or nuisance to any other person. The reasonable costs incurred by Landlord for security services or other costs
reasonably incurred by Landlord to remove any such persons shall be borne by the tenant whose employees, agents and/or invitees are so
removed.


 


38.       Landlord
shall famish each tenant, at Landlord’s expense, with two (2) keys to unlock the entry level doors and two (2) keys to unlock each
corridor door entry to each tenant’s premises and, at such tenant’s expense, with such additional keys as such tenant may
request. No tenant shall install or permit to be installed any additional lock on any door into or inside of the premises leased to that
tenant or make or permit to be made any duplicate of keys to the entry level doors or the doors to such premises. Landlord shall be entitled
at all times to possession of a duplicate of all keys to all doors into or inside of the premises leased to tenants of the Building.
All keys shall remain the property of Landlord. Upon the expiration of the Lease Term, each tenant shall surrender all such keys to Landlord
and shall deliver to Landlord the combination to all locks on all safes, cabinets and vaults which will remain in the premises leased
to that tenant. Landlord shall be entitled to install, operate and maintain security systems in or about the Property which monitor,
by computer, close circuit television or otherwise, persons entering or leaving the Property, the Building and/or the premises leased
to any tenant. For the purposes of this rule the term “keys” shall mean traditional metallic keys, plastic or other
key cards and other lock opening devices.





 


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Initials /s/ JG


    Page 46 of 54 


     


    




39.       Each
person using the Parking Facility or other areas designated by Landlord where parking will be permitted shall comply with all
Rules and Regulations adopted by Landlord with respect to the Parking Facility or other areas, including any employee or visitor
parking restrictions, and any sticker or other identification system established by Landlord. Landlord may refuse to permit any
person who violates any parking rule or regulation to park in the Parking Facility or other areas, and may remove any vehicle
which is parked in the Parking Facility or other areas in violation of the parking Rules and Regulations. The Rules and Regulations
applicable to the Parking Facility and the outside parking areas are as follows:


 


		a)	The
                                            maximum speed limit within the Parking Facility shall be 5 miles per hour, the maximum speed
                                            limit in other parking areas shall be 15 miles per hour.



 


		b)	All
                                            directional signs and arrows must be strictly observed



 


		c)	All
                                            vehicles must be parked entirely within painted stall lines.



 


		d)	No
                                            intermediate or full-size car may be parked in any parking space reserved for a compact car;
                                            no bicycle, motorcycle or other two or three wheeled vehicle, and no truck, van or other
                                            oversized vehicle, may be parked in any area not specifically designated for use by such
                                            vehicle.



 


		e)	No
                                            vehicle may be parked (i) in an area not striped for parking, (ii) in a space which
                                            has been reserved for visitors or for another person or firm, (iii) in an aisle or on
                                            a ramp, (iv) where a “no parking” sign is posted or which has otherwise designated
                                            as a no parking area, (v) in a cross hatched area, (vi) in an area bearing a “handicapped
                                            parking only” or similar designation unless the vehicle bears an appropriate handicapped
                                            designation, (vii) in an area bearing a “loading zone” or similar designation
                                            unless the vehicle is then engaged in a loading or unloading function and (viii) in
                                            an area with a posted height limitation if the vehicle exceeds the limitation.



 


		f)	Parking
                                            passes, stickers or other identification devices supplied by Landlord shall remain the property
                                            of Landlord and shall not be transferable. A replacement charge determined by Landlord will
                                            be payable by each tenant for loss of any magnetic parking card or parking pass or sticker.



 


		g)	Garage
                                            managers or attendants shall not be authorized to make or allow any exceptions to these Rules
                                            and Regulations.



 


		h)	Each
                                            operator shall be required to park and lock his or her own vehicle, shall use the Parking
                                            Facilities at his or her own risk and shall bear full responsibility for all damage to or
                                            loss of his or her vehicle, and for all injury to persons and damage to property caused by
                                            his or her operation of the vehicle.



 


		i)	Landlord
                                            reserves the right to tow away, at the expense of the owner, any vehicle which is inappropriately
                                            parked or parked in violation of these Rules and Regulations.



 


40.       Landlord
has designated the Building a “non-smoking” building in accordance with The Smoking Pollution Control Ordinance adopted
by the City of Phoenix, Arizona as set forth in Sections 23-101, etc. of the City of Phoenix Municipal Code. Accordingly,
smoking of tobacco or any other weed plant is prohibited in the Building Common Areas located within the Building, including the
Building lobby, public corridors, lavatories, elevators and other public areas. Further, smoking of tobacco or any other weed
plant is prohibited within the Leased Premises.



 


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Initials /s/ JG


    Page 47 of 54 


     


    


41.       Landlord
reserves the right at any time and from time to time to rescind, alter or waive, in whole or in pan, any of the Building Rules and Regulations
when it is deemed necessary’, desirable or proper, in Landlord’s judgment for its best interest or of the best of the tenants
of the Building.


 


	TENANT:	 
	ADAMAS ONE CORP.	 
	a Nevada corporation	 
	 	 
	By:	/s/
    Jay Grdina	 
	 	Jay Grdina, Principal	 





 


Tenant’s
Initials /s/ JG


    Page 48 of 54 


     


    

EXHIBIT “F”

GUARANTY OF LEASE N/A


 


Attached
to and forming a part of lease agreement dated as of , between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and (“Tenant”):


 


WHEREAS,
, hereinafter “Guarantors” has a financial interest in Lessee; and


 


WHEREAS,
Landlord would not execute the Lease if Guarantors did not execute and deliver to Landlord this Guarantee of Lease.


 


NOW,
THEREFORE, in consideration of the execution of the foregoing Lease by Landlord and as a material inducement to Landlord to execute said
Lease, Guarantors hereby jointly, severally, unconditionally and irrevocably guarantee that if the tenant defaults under the terms and
conditions of the said lease the Guarantor agrees to pay for any unamortized leasing commissions to reimburse Landlord for leasing commissions
paid upon execution of this lease.


 


It
is specifically agreed that the terms of the foregoing Lease may be modified by agreement between Landlord and Tenant; or by a course
of conduct, and said Lease may be assigned by Landlord or any assignee of Landlord without consent or notice to Guarantors and that this
Guaranty shall guarantee the performance of said Lease as so modified.


 


This
Guaranty shall not be released, modified or affected by the failure or delay on the part of Landlord to enforce any of the rights or
remedies of the Landlord under said Lease, whether pursuant to the terms thereof or at law or in equity.


 


No
notice of default need be given to Guarantors, it being specifically agreed that the guarantee of the undersigned is a continuing guarantee
under which Landlord may proceed immediately against Tenant and/or against Guarantors, following any breach or default by Tenant or for
the enforcement of any rights which Landlord may have as against Tenant under the terms of the Lease or at law or in equity.


 


Landlord
shall have the right to proceed against Guarantors hereunder following any breach or default by Tenant without first proceeding against
Tenant and without previous notice to or demand upon either Tenant or Guarantors.


 


Guarantors
hereby waive (a) notice of acceptance of this Guaranty; (b) demand of payment, presentation and protest; (c) all rights to assert or
plead any statute of limitations relating to this Guaranty or the Lease; (d) any right to require the Landlord to proceed against the
Tenant or any other Guarantor or any other person or entity liable to Landlord; (e) any right to require Landlord to apply to any default
any security deposit or other security it may hold under the Lease; (f) any right to require Landlord to proceed under any other remedy
Landlord may have before proceeding against Guarantors; (g) any right of subrogation.


 


Guarantors
do hereby subrogate all existing or future indebtedness of Tenant to Guarantors to the obligations owed to Landlord under the
Lease and this Guaranty.



 


Tenant’s
Initials /s/ JG


    Page 49 of 54 


     


    


If
a Guarantor is married, such Guarantor expressly agrees that recourse may be had against his or her separate property for all of the
obligations hereunder.


 


The
obligations of Tenant under the Lease to execute and deliver estoppel statements and financial statements; as therein provided, shall
be deemed to also require the Guarantors hereunder to do and provide the same.


 


The
term “Landlord” refers to and means the Landlord named in the Lease and also Landlord’s
successors and assigns. So long as Landlord’s interest in the Lease, the leased premises or the rents, issues and profits therefrom,
are subject to any mortgage or deed of trust or assignment for security, no acquisition by Guarantors of the Landlord’s interest
shall affect the continuing obligation of Guarantors under this Guaranty which shall nevertheless continue in full force and effect for
the benefit of the mortgagee, beneficiary, trustee or assignee under such mortgage, deed of trust or assignment and their successors
and assigns.


 


The
term “Tenant” refers to and means the Tenant named in the Lease and also Tenant’s
successors and assigns.


 


In
the event any action be brought by said Landlord against Guarantors hereunder to enforce the obligation of Guarantors hereunder, the
unsuccessful party in such action shall pay to the prevailing party therein a reasonable attorney’s fee which shall be fixed by
the court.


 


Executed
and delivered in Maricopa County, Arizona on this _______ day of _______


 


	GUARANTOR:

     

    Name

     

    Its:
    Principal 

     

    Name:

     

    ADDRESS
    OF GUARANTOR

     

    

       
	 




 


Tenant’s
Initials /s/ JG


    Page 50 of 54 


     


    

EXHIBIT “G”


 


WORK
LETTER


 


Attached
to and forming a part of lease agreement dated as of July 26, 2021, between SLR Turnstone LLC, an Arizona limited liability company (“Landlord”),
and ADAMAS ONE CORP., a Nevada corporation (“Tenant”).


 


Landlord
shall provide the Premises to Tenant, and Tenant accepts the Premises in its current “as-is,” “where is” condition,
and Landlord makes no representations or warranties, express or implied, concerning the condition of the Premises, including, without
limitation, those relating to the structure of the Premises, the systems and components thereof, and the internal air quality within
the Premises, and notwithstanding those items listed below, Landlord has no obligation to construct, remodel, improve, repair, decorate
or paint the Premises or any improvement thereon or part therein or part thereof.


 


Tenant
Improvements


 


Tenant,
at Tenant’s expense, shall perform the following tenant improvements, subject to Landlord’s written pre-approval of Tenant’s
final plans prior to construction (See Exhibit ‘B’):


 


a)       Extend
wall in reception area.


 


b)       Add
a conference room along north wall of suite.


 


c)       Tenant
reserves the right to upgrade the fight fixtures.


 


The
above tenant improvements must be performed in a workman-like manner by licensed and bonded commercial contractor(s), utilizing materials
and finishes that meet or exceed building standards. All plans and design to be approved in writing by Landlord prior to construction.
No contractor’s liens will be placed upon the Project or Premises. Improvements shall conform to building standards and shall comply
with the City of Scottsdale’s building codes and ordinances.



 


Tenant’s
Initials /s/ JG






    Page 51 of 54 


     


    


		Audit
    Trail
	 	 
	Document
    Details	 
	 	 
	Title	Adamas
    One Corp Lease for Signature
	File
    Name	Adamas
    - Signed by Tenant 07 28 2021 .pdf
	Document
    ID	f98e93c22d6c48de895fa1137ae61
    e2f
	Fingerprint	Ce5ecbfae7b6f0d3a594a92f461643b3
	Status	Completed	 	 
	 	 	 	 


 


	Document
    History	 
	 	 	 
	Document
    Created	Document
    Created by Randy Shell (anita@shellcommercial.com)

    Fingerprint Ce5ecbfae7b6f0d3a594a92f461643b3	Jul
                                            29 2021

    06:30PM
    UTC

	Document
    Sent	Document
    Sent to Scott Robertson (slr@vanmac.com)	Jul
                                            29 2021

    06:30PM
    UTC

	Document
    Viewed	Document
    Viewed by Scott Robertson (slr@vanmac.com)

    IP: 24.251.214.100	Aug
                                            02 2021

    04:19AM
    UTC

	Document
    Signed	Document
    Signed by Scott Robertson (slr@vanmac.com)

    IP: 24251.214,100	Aug
                                            02 2021

    04:19AM
    UTC

	Document

    Completed	This
    document has been completed.

    Fingerprint 2506c8c29c035bbdcd12bf9fbca7fd7a	Aug
                                            02 2021

    04:19AM
    UTC