Exhibit 10.15


 


OFFICE LEASE


 


THIS LEASE, made and entered into this
5th day of May, 2022, by and between ONE SUMMIT II, LLC (hereinafter called Landlord), and Tradition Transportation Group Inc.
(hereinafter called Tenant).


 


WITNESSETH:


 


ARTICLE I


Premises


 


The Landlord for and in consideration
of the rents, covenants, and agreements hereinafter set forth and hereby agreed to be paid, kept, and performed by said Tenant, or Tenants,
successors, and assigns, has leased and by these presents does lease to said Tenant that portion of the Building located at 110 E. Wayne
St. in the City of Fort Wayne, County of Allen, State of Indiana, more particularly described as:


 


15th Floor, Suite 1503, containing approx. 2,652 rentable
square feet.


 


Hereinafter referred to as the "leased premises."
(Exhibit "A" attached hereto.)


 


ARTICLE II


Occupancy and Use


 


Section 2.1 Use of Premises.
The leased premises shall be used and occupied by Tenant, subject to the conditions herein contained, for the operation transportation
operations office. In no event shall the leased premises be used or occupied by the Tenant in any manner contrary to law, zoning regulations,
or recorded restrictions, if any. This shall be a full-service lease


 


Section
2.2 Acceptance. Tenant has inspected the premises and is satisfied with the physical condition thereof, and Tenant's taking
possession of the premises shall be conclusive evidence that the same were in good condition and repair. Tenant agrees that no
representation as to the condition of repair of the premises has been made except as herein noted and that no promise to decorate,
alter, repair, or improve the premises prior to or during the term has been made, unless provided in this lease.


 


ARTICLE III


Term


 


The term of this lease shall be for
one (I) year, commencing on June 1, 2022, and ending on May 31, 2023, both dates inclusive.


 


ARTICLE IV


Rent and Deposit


 


Section 4.1 Rent. Tenant
shall, without deduction, abatement, or set-off of any nature whatsoever, pay to Landlord as fixed rent for the leased premises the sum
of $3,425.50 per month each, in advance and without demand on the first day of each and every calendar month throughout the term
of this lease. If the commencement date of this lease shall be other than the first day of a calendar month, then Tenant shall pay rent
at the rate herein established on a pro-rata basis for the number of days of tenancy during such initial month and shall thereafter make
rent payments on the first day of each calendar month, with a like adjustment for the final month of the lease term if applicable. The
rent shall be payable at the office of the Landlord at 200 E. Main Street, Suite 580, Fort Wayne, IN 46802, or at such other place as
Landlord may from time to time designate in writing. Rent to begin June I, 2022.


 


 


 


 






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Failure
of Landlord to make demand for rental when due shall not excuse payment thereof. Tenant shall pay all items of additional rent and any
other sum to Landlord forthwith; and said amounts, and also unpaid rent installments including all charges and costs treated as additional
rent hereunder shall bear interest from and after ten (10) day after due date until paid at the rate of eighteen (18%) percent per annum
or the maximum legal rate, whichever is less.


 


Section 4.2 Security Deposit. Tenant has paid
to Landlord, upon execution of this Lease, the sum of $3,425.50 as security for the
performance of Tenant's obligations hereunder, including the payment of any rentals. In the event of a default by Tenant, Landlord
at its option may apply such part of the deposit as may be necessary to cure the default, and if Landlord does so, Tenant shall upon
demand redeposit with Landlord an amount equal to that so applied so that Landlord may have the full security deposit on hand at all
times during the term of this Lease. Upon the termination of this Lease (provided Tenant is not in default hereunder) Landlord shall
refund to Tenant any then remaining balance of the deposit without interest.


 


ARTICLE V


Landlord Services


 


To provide elevator service where applicable. 


		A.	To provide water for lavatory and drinking purposes in places
designated by Landlord.



 


		B.	To provide maintenance services to keep the public areas of the building in good order and to cause the
leased premises to be cleaned by sweeping floors, dusting the surfaces of normal office furniture, and emptying waste baskets on each
business day, and to cause the floors and windows of the public areas in the leased premises to be cleaned at reasonable intervals. Janitorial
services to be equivalent to service in a Class A office building.



 


		C.	With regard to the furnishing of air conditioning as provided in an above
and electric power as provided in B." above, Tenant covenants and agrees not to use any apparatus or device not required to conduct
normal transportation institution business in, upon or about the leased premises which in any way may increase the demand and usage of
such services as normally and usually furnished or supplied to the premises and shall not connect any apparatus or device to the conduits
or pipes or other means by which such services are supplied for the purpose of using or acquiring additional or unusual amounts of such
services without the written consent of Landlord, consent not to be unreasonably withheld. Should Tenant use such demand, use, or require
such additional services, Landlord shall charge for the same. Such charge shall be additional rental and shall be based upon the requirements
and usage which are in excess of the usual, customary, and normal office usage of such building. Such charge shall be based upon the average
cost per unit of electricity for the building applied to the excess use as determined by an independent engineer selected by Landlord
and tenant, or shall be determined by a sub-meter to be furnished and installed at the option of the Landlord and at Tenant's expense.
If Tenant refuses to pay upon demand to landlord any such excess charge, such refusal shall be and constitute a breach of the obligation
to pay rent under and pursuant to this Lease and entitle Landlord to any and all rights and remedies herein granted Landlord and reserved
to Landlord for such breach.



 


		D.	To furnish Tenant, free of charge,
with two keys for each door entering the leased premises, and additional or replacement keys will be furnished at a charge by Landlord
equal to its cost plus 15% on an order signed by Tenant or Tenant's authorized representative. All such keys shall remain the property
of Landlord. No additional locks shall be allowed on any door of leased premises, and Tenant shall not make or permit to be made any
duplicate keys, except those furnished by Landlord. Upon termination of this lease, Tenant shall surrender to Landlord all keys
of the leased premises and give to Landlord the explanation of the combination of all locks for safes, safe cabinet, and vault doors,
if any, in the leased premises.



 


		E.	Landlord agrees to furnish a Lobby Directory Board Strip identifying Tenant on the Lobby Directory
Board. The cost of any changes or additions will be charged to the Tenant.



 


		F.	Landlord shall not be responsible for any security to the building, the leased premises, and Tenant's
property therein, except locking exit and entry doors to the common area.



 


		G.	No interruption or malfunction of any of the service to be furnished by Landlord hereunder shall constitute
an eviction or disturbance of Tenant's use and possession of the leased premises, or a breach by the Landlord of any of its obligations
hereunder, or render the Landlord liable for damages or entitle Tenant to be relieved of any of its obligations hereunder (including obligation
to pay rent) or grant Tenant any right of set off or recoupment unless caused by gross negligence or willful misconduct of the Landlord.
In the event of any such interruption or malfunction of such services, however, Landlord agrees to use reasonable diligence to restore
such services.



 


		H.	Pest control services to the premises.



 


 


 


 






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Section
5.2 Tenant's Improvements. Except for the pre-approved improvements shown under Special Provisions Item 1, no alteration, addition,
improvement, or refinishing of or to the leased premises shall be made by Tenant without the prior written consent not be unreasonably
withheld, of the Landlord. Any alteration, addition, or improvement made by the Tenant after such consent shall have been obtained shall
be made strictly in accordance with all applicable building codes and governmental authority regulations, and all such alterations, additions,
or improvements and any fixtures installed by Tenant (including wall-to-wall carpeting and wall paneling) shall become the property of
the Landlord upon the expiration or other sooner termination of this lease.


 


Section 5.3
Structural Repairs and Maintenance. The Landlord will make any and all repairs and replacements to maintain in good order and repair the
exterior, common areas, and structural parts of the building. This is a full-service gross lease with the Landlord responsible for repairs
to the tenant's premises, including ceiling light bulbs and fixtures, plumbing, electrical, HVAC, doors, windows, except for tenant's
installed trade textures and furniture. Landlord reserves the right, pursuant to governmental requirements, to make such repairs, alterations
or improvements in or to the building or to any part thereof, including the leased premises, as it shall deem necessary or appropriate
and during such operations to close entrances, doors, corridors, and other facilities, and to erect scaffolding and other apparatus on
the sidewalks in front of and on the exterior portions of the building, all without liability to the Tenant by reason of interference,
inconvenience or annoyance, provided, however, that all such work shall be done in such manner as to cause the least possible interference,
inconvenience, and annoyance to the Tenant, and provided further that, except in case of emergencies, ten ( I 0) days' notice of intention
to enter the premises for such purpose shall be given to the Tenant.


 


ARTICLE VI


Liens


 


Tenant shall
not permit any mechanics' lien to be filed against the fee of the leased premises or against the Tenant's leasehold interest in the premises
by reason of work, labor, services or materials supplied or claimed to have been supplied to the Tenant or any holding the leased premises
through or under the Tenant, whether prior or subsequent to the commencement of the term hereof. If
any such mechanics' lien shall at any time be filed against the leased premises and Tenant shall fail to remove same within thirty
(30) days after notification to tenant, it shall constitute a default under the provisions of this lease.


 


ARTICLE VII


Assignment and Subletting


 


Tenant shall not assign or encumber
this lease, nor sublet nor permit the leased premises or any part thereof to be used by others without prior written consent by Landlord,
said consent not to be unreasonably withheld. No consent by the Landlord, nor the acceptance of assignee, subtenant or occupant as a tenant
shall release the Tenant from the further performance by the Tenant of the covenants in this lease or be construed to relieve the Tenant
from obtaining the consent in writing of the Landlord to any further assignment or subletting. In any event Tenant shall remain primarily
liable on this lease for the entire term hereof and shall in no way be released from the full and complete performance of all the terms,
conditions, covenants, and agreements herein contained. This lease may be assigned by Landlord, and upon such assignment the obligations
of Landlord hereunder shall become obligations solely of such assignee.


 


In the event that Tenant shall
sublet the leased premises for a rental in excess of the fixed rent due hereunder from Tenant to Landlord, then, notwithstanding any other
provision contained in this lease to the contrary, the fixed rent provided for in Section 4.1 of this lease shall automatically be increased
during the term of such sublease to a sum equal to the amount of rent payable under such sublease less cost paid to produce the subtenant
to include but not limited to the expenses paid to real estate brokers, tenant improvements, and costs to market the space. In the event
that Tenant shall receive any valuable consideration for an assignment of the Tenant's interest in this lease, then notwithstanding any
other provision contained in this lease to the contrary, Tenant shall pay to Landlord as additional rent hereunder the amount of consideration
thereby received.


 


ARTICLE VIII





Landlords' Non-liability and
Indemnification of Landlord


 





Section 8.1 Indemnification of Landlord.


 


		A.	Tenant shall indemnify Landlord and save Landlord harmless from
suits, actions, damages, liability and expense in connection with loss of life, bodily or personal injury or property damage arising
from or out of any occurrence in, upon or at or from the leased premises, including the common areas and facilities adjacent thereto,
or the occupancy or use by Tenant of said premises or any part thereof: or occasioned wholly or in part by any act of omission of Tenant,
its agents, contractors, employees, servants, invitees or licensees.



 


		B.	Tenant shall store its property in and shall occupy the leased
premises and common areas at its own risk, and releases Landlord, to the full extent permitted by law, from all claims of every kind
resulting in loss of life, personal or bodily injury or property damage.



 


 


 


 






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		C.	Landlord shall not be responsible or liable at any time for any
loss or damage to Tenant's equipment, fixtures, or other personal property of Tenant or to Tenant's business unless caused by gross negligence
of Landlord or it's representatives.



 


		D.	Landlord shall not be responsible or liable to Tenant or to those claiming by, through or under Tenant
for any loss or damage to either the person or property of Tenant that may be occasioned by or through the acts or omissions of persons
occupying adjacent, connecting, or adjoining premises.



 


		E.	Landlord shall not be responsible for any defect, latent or otherwise
in the building of which the leased premises are a part, or any of the equipment, machinery, utilities, appliances or apparatus therein,nor
shall Landlord be responsible or liable for any injury, loss, or damage to any person or to any property of Tenant or other person caused
by or resulting from bursting, breakage, leakage, running, backing up, seepage, or the overflow of water, sewerage, steam, snow or ice,
in any part of said premises or for any injury or damage caused by or resulting from act of God or the elements unless caused by the
gross negligence or willful misconduct of Landlord.



 


		F.	In case Landlord shall without fault on its part be made a party
to any litigation commenced by or against Tenant, then Tenant shall protect and hold Landlord harmless and pay all costs, expenses, and
reasonable attorney's fees.



 


Section 8.2 Insurance.


 


		A.	Tenant shall procure and keep in force at all times during the
term of this lease, at its expense, public liability insurance in an amount of not less than $1,000,000.00 for personal injury to any
one personal $1,000,000.00 for personal injuries arising out of any one accident: and $500,000.00 property damage. Landlord shall be
named as one of the insured parties under such policies of insurance. When requested by Landlord, Tenant shall furnish Landlord with
a certificate, or certificates, issued by the insurance carrier evidencing such insurance. Landlord shall carry public liability insurance
for common areas, tenant to be named Additional Insured on the common area of liability policy.



 


ARTICLE IX


Waiver of Subrogation


 


Notwithstanding anything herein
to the contrary, Landlord and Tenant and all parties claiming under them, hereby mutually release and discharge the other from all claims
and liabilities arising from or caused by any hazard covered by insurance on the leased premises, the building in which they are located,
or covered by insurance in connection with property on or activities conducted at the building or the leased premises, regardless of the
cause of the damage or loss. This release shall apply only to the extent that such loss or damage is covered by insurance and only so
long as the applicable insurance policies contain a clause to the effect that this release shall not affect the right of the insured to
recover under such policies.


 


ARTICLE X


Holding Over


 


In the event that Tenant or any
party holding under Tenant shall hold over the leased premises beyond the expiration of the term of this lease, whether by expiration
or forfeiture, such party shall pay 150% hereunder during such hold over period. Provided, however, that if Tenant shall remain in possession
of the leased premises beyond the expiration of the term with the express consent of the Landlord, then such possession shall be as a
month-to-month tenant at the same rent as the last month of the lease term, and the provisions of this lease shall be applicable. Prior
to termination of this lease, or any extension thereof, if Tenant is not in default on any obligation or covenant under this lease, Tenant
may remove its office supplies and movable office furniture and equipment from the leased premises and shall promptly repair any damage
cause by such removal.


 


 


 






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ARTICLE XI


Rights Reserved to Landlord


 


Landlord reserves the following special rights:


 


		A.	Landlord, and its duly authorized agents, employees and contractors shall have access to the leased
premises at all reasonable times with prior notice provided to tenant except in the case of emergency repairs for the purposes of inspecting
the same and making necessary repairs or replacements as called for hereunder
or as the Landlord shall elect to undertake for the safety, preservation, benefit or welfare of the building of which the leased premises
constitute a part of other tenants thereof.






 


		B.	To show the premises to prospective tenants or brokers during the term of this lease, including any
renewal terms, and to prospective purchasers or mortgagees at all reasonable times, with 24 hours prior notice provided to the tenant.



 


		C.	To place and maintain Landlord's usual "For Rent" signs upon the leased premises, for the
last ninety (90) days of this lease, provided signs do not interfere with Tenant's security policies and procedures.



 


ARTICLE XII


Default


 


The following events shall be deemed to be events of default
by Tenant under this lease:


 


		A.	If Tenant
shall fail to pay any fixed or additional rent hereby reserved when due 2 days after notification.



 


		B.	If Tenant
shall fail to comply with any term, or provision, or covenant of this lease, other than the payment of rent, and shall not cure or diligently
show effort to cure such failure within ten (I 0) days after written notice thereof to Tenant.



 


		C.	If Tenant shall become insolvent or shall make a transfer in fraud of its creditors, or shall make an
assignment for the benefit of its creditors.



 


		D.	If Tenant shall file a petition under any section or chapter of the National Bankruptcy Act, as amended,
or under any similar Jaw or statute of the United States or any state thereof; or Tenant shall be adjudicated bankrupt of insolvent in
the proceedings filed against Tenant thereunder.



 


		E.	If a receiver or trustee shall be appointed for all or substantially all of the assets of Tenant.



 


		F.	If Tenant shall desert or vacate and not pay rent on any substantial portion of the leased premises.



 


Section 12. l Remedies
of the Landlord. Upon the occurrence of any such event of default, Landlord shall have the option to pursue any one or more of the following
remedies provided by law) without any notice or demand whatsoever:


 


		A.	Declare immediately due and payable the entire amount of the rent then remaining to be paid under this
lease for the balance of the lease term.



 


		B.	Enter upon and take possession of the leased premises without terminating this lease and without relieving
Tenant of its obligation to make the monthly payments or rent herein reserved, and expel or remove Tenant and any other person who may
be occupying said premises or any part thereof and any personal property or trade fixtures located therein (including changing or altering
the locks and other security devices) and relet the leased premises in the name of Landlord or Tenant at any rental readily obtainable,
and receive the rent therefore. In such event Tenant shall pay to Landlord on demand any deficiency that may arise by reason of such reletting
and the expenses of such reletting, for the residue of the term of this lease. Forfeit and terminate this lease forthwith. In the event
of such termination, Tenant shall immediately surrender the leased premises to Landlord and if Tenant fails to do so, Landlord may enter
upon and take possession of the leased premises and expel or remove Tenant and any other person who may be occupying said premises or
any part thereof, and any personal property or trade fixtures located therein. In the event of the forfeiture of this lease as herein
provided, Tenant agrees that any security deposit being held by Landlord hereunder shall be forfeited to Landlord as liquidated damages
for Tenant's default, which liquidated damages shall be in addition to and not in lieu of any unpaid rent or any other damages accruing
to Landlord by reason of violation by Tenant of any of the terms, provisions. And covenants of this lease.



 


 


 


 






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Tenant hereby waives demand for rent,
demand for possession, notice of forfeiture, notice of termination and any and all other demands or notices required by law.


 


Pursuit by Landlord of any of the
foregoing remedies or any other remedy provided by law shall not constitute a forfeiture or waiver of any rent due to Landlord hereunder
or of any damages accruing to Landlord by reason of the violation by Tenant of any of the terms, provisions, and covenants of this lease.
In no event shall Tenant be relieved from its obligation to pay the rentals specified in this lease by reason of a surrender of possession,
termination of this lease or in any other manner whatsoever, unless specifically agreed to in writing by Landlord.


 


ARTICLE XIII


Damage by Fire and Eminent
Domain


 


Section 13. l Damage and Destruction.


 


		A.	In the event that the leased premises or any substantial part thereof, or any substantial part of the
building of which the leased premises are a part shall be destroyed or damaged by fire or unavoidable casualty, then this lease may be
terminated at the election of Landlord, such election to be made by the giving of written notice to Tenant within sixty (60) days after
such destruction or damage.



 


		1.	If Landlord shall not exercise said election or if such damage or destruction shall not affect a substantial
part of the leased premises or building, this lease shall continue in force and Landlord covenants in such event, to repair or rebuild
with reasonable diligence the building in which the leased premises are located, so as to make the leased premises as nearly similar in
value and character to their condition immediately prior to such destruction or damage as shall be practicable and reasonable, to zoning
and building laws then in existence. "Net proceeds of insurance recovered" refers to the gross amount of such insurance less
the reasonable expenses of landlord in connection with the collection of the same, including without limitation fees and expenses for
legal and appraisal services. In such event, however, Landlord shall not be required to repair, or rebuild or restore any additions alterations
or improvements made by or for the Tenant and not required by this lease to be furnished by Landlord, nor any trade fixtures, furniture,
equipment, signs, or other property installed by or belonging to Tenant.



 


		2.	If Landlord shall not exercise said election and if the leased premises shall not be repaired and rebuilt as above
provided within one hundred eighty (180) days from date of such destruction or damage, then this lease and rent payments may be terminated
at the election of Tenant, such election to be made by the giving of written notice to Landlord within ten (10) days after the end of
said period. If this lease is not terminated as above
provided and if the fault or neglect of the Tenant or its agents, servants, or employees did not cause or contribute to such damage or
destruction, then from and after such damage or destruction and until the leased premises are repaired or rebuilt in accordance with the
foregoing provisions the fixed annual rent will abate from the date of destruction or taking, either wholly or proportionately, according
to the extent that the leased premises have been rendered untenantable by such damage or destruction.






 





Section 13.2 Condemnation.


 


		A.	If the whole of the leased premises shall be taken for any public or any quasi-public use under any
statute or by right of eminent domain, or by purchase under threat of condemnation, then this lease and rent payments shall automatically
terminate as of the date that title shall be taken.



 


		B.	If any
part of the building of which the leased premises comprise a part or any parking area adjacent thereto shall be so taken and this lease
shall not be terminated under the provisions of 13.2 (a) above, then Landlord shall have the option to terminate this lease upon one hundred
twenty (120) days' notice to Tenant, if continued operation of the remaining structure or improvements is uneconomic, in Landlords' sole
discretion.



 


		C.	In any event, all compensation awarded or paid upon such a total or partial taking shall belong to and
be the property of the Landlord without any participation by the Tenant provided, however, that nothing contained herein shall be construed
to preclude the Tenant from prosecuting any claim directly against the condemning authority in such condemnation proceeding for loss of
business, depreciation to, damage to, or cost of removal of, or for the value of trade fixtures, furniture and other personal property
belonging to the Tenant in addition to moving costs to relocate business, unamortized capital tenant improvements to tenant's premises
and increased rental rate caused by the taking; provided, however, that no such claim shall diminish or otherwise affect the Landlord's
award.



 


 


 






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ARTICLE XIV


Surrender of Premises


 


At the expiration of the lease
term, Tenant shall surrender the leased premises n as good condition as they were at the beginning of the term, reasonable wear and tear
excepted. Notwithstanding any provision of law or any judicial decision to the contrary, no notice shall be required to terminate the
term of this lease as herein provided, and the term of this lease shall expire on the termination date herein mentioned without notice
being required from either party.


 


ARTICLE XV


Waiver


 


No waiver by either party of any
violation or breach of any of the terms, provisions, and covenants of this lease shall be deemed or construed to constitute a waiver of
any other violation or breach of any of the terms, provisions and covenants herein contained. Forbearance by a party to enforce one of
more of the remedies herein provided upon an event of default shall not be deemed or construed to constitute a waiver of such default.


 


If a party incurs any expenses, including
court costs and attorneys' fees, as a result of a default by the other party under this lease, then such expenses shall be reimbursed
by such party as additional rent, whether or not such default is subsequently cured.


 


ARTICLE XVI


Notices


 


Any notice required or permitted
to be given or served by either party to this Lease shall be deemed to have been given or served when made in writing, by certified or
registered mail, addressed as follow:


 








	Lessor: 	ONE SUMMIT II, LLC
	 	C/0 HANNING & BEAN ENTERPRISES,
INC
	 	 200 E. MAIN ST., SUITE 580
	 	FORT WAYNE, IN 46802
	 	 
	 	 
	Lessee:	TRADITION TRANSPORATION GROUP
INC.
	 	 300 GROWTH PARKWAY
	 	ANGOLA, IN 46703
	 	 
	 	and 
	 	 
	 	joemontel@traditiontrans.com
	 	timevans@traditiontrans.com



 





ARTICLE XVII


Miscellaneous Provisions


 


Section 17.1 Force Majeure.
Both parties shall be excused from performing any obligation or undertaking provided in this lease in the event and/or so long as the
performance of any obligation is prevented or delayed, retarded or hindered by Act of God, fire, earthquake, floods, explosion, actions
of the elements, war, invasion, insurrection, riot, mob violence, sabotage, inability to procure equipment, facilities, materials, or
supplies in the open market, failure of power, failure of transportation, strikes, lockouts, actions of labor unions, condemnation, requisition,
law, orders of government or civil or military authorities, or any other cause, whether similar or dissimilar to the foregoing, not within
the reasonable control of such party.


 


 


 





 






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Section 17.2 Attornment.
The term "Landlord" as used in this lease, so far as covenants or obligations on the part of Landlord are concerned, shall be
limited to mean and include only the owners at the time in question of the fee simple estate, then the party conveying said fee simple
estate shall be automatically relieved after the date of such transfer, of all personal liability as respects the performance of any obligations
contained in this lease arising out of acts thereafter occurring or covenants thereafter to be performed, it being intended hereby that
all the obligations contained in this lease on the part of Landlord shall be binding upon Landlord, its successors and assigns, only during
and in respect of their respective periods of ownership of said fee simple estate in the premises.


 


Section 17.3 Subordination.
Tenant agrees that this lease and Tenants interest in this lease is subordinate to any mortgage, deed of trust or other method of financing
or refinancing now or hereafter encumbering the leased premises, the land underlying the leased premises and/or the building of which
the leased premises comprise a part, and to all renewals, modifications, replacements, consolidations, and extensions
thereof. The Subordination of this lease and Tenant's interest herein as aforesaid (The Subordination) is effective and self-operative
without the execution of any further instrument on the part of either party hereto; provided, however, that Tenant may, upon its written
request and notification of Landlord, commencement within thirty (30) days from the effective commencement date of this lease and not
otherwise, condition the subordination by requiring the delivery to Tenant of a "Non-Disturbance Letter" from the holder of
any such mortgage, deed of trust or other security instrument to the effect that in the event of a foreclosure or other action taken under
such security instrument, that this lease and the rights of Tenant hereunder shall not be disturbed, diminished, or interfered with, but
shall continue in full force and effect so long as Tenant shall not be in default hereunder. In such event, The Subordination shall be
effective upon delivery to Tenant of the "Non-Disturbance Letter."


 


In any event, if any such mortgage,
deed of trust, or other security instrument encumbering the leased premises is foreclosed for any reason, and the holder of such mortgage,
deed of trust or other security instrument succeeds to the interest of Landlord under this lease, Tenant shall be bound to such mortgage,
deed of trust or security holders under all the terms of this lease for the balance of the term thereof remaining, with the same force
and effect as if said mortgagee were the Landlord under this lease; an Tenant hereby attorns to the mortgagee as its Landlord, such attornment
to be effective and self-operative, without the execution of any further instrument on the part of either of the parties hereto, immediately
upon the mortgagee succeeding to the interest of Landlord under this lease.


 


Section 17.4 Headings and Definitions.


 


		A.	It is agreed that the headings and phrases as to the contents of particular paragraphs of this lease
are inserted only as a matter of convenience and for reference, and in no way are intended to be a part of this lease, or in any way to
define, limit or describe the scope or intent of the particular paragraph to which they refer.



 


		B.	Where in this instrument pronouns or words indicating the singular number appear, such words shall be
considered as masculine, feminine, or neuter pronouns or words indicating the plural number, and vice versa, where the context indicates
the propriety of such use.



 


Section
17.5 Modification. Landlord and Tenant agree that this lease contains the entire agreement between them and shall not be modified
in any manner except y an instrument in writing signed by each of them.


 


Section 17.6 Benefit.
Except as provided for in Section 17.2 hereinabove, this lease shall insure to the benefit of and be binding upon the Landlord and Tenant
and their respective heirs, executors, administrators, successors and such assigns and sublessees as may be permitted hereunder.


 


Section 17.7 Authorization.
Each individual executing this lease on behalf of a corporation represents and warrants that he has been authorized to do so by the Board
of Directors of such corporation.


 


Section 17.8 Certifications
and Confirmations (Estoppel Certificates) of Lease Status. Tenant agrees that from time to time, upon the request of Landlord, it will
execute and deliver such statement or certificates (Estoppel Certificates) as may be required by any lender or prospective purchaser of
Landlord regarding the status of Tenant's lease and occupancy. Tenant further agrees that within thirty (30) days after receipt from Landlord
of a request for confirmation of lease terms and status it will execute and return same to Landlord, noting any corrections thereto, failing
which the terms and status of this lease and Tenant's occupancy thereunder shall be deemed as stated in such notice.


 


 


 


 






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ARTICLE XVIII


Environmental & Code Matters


 


Section 18.01 Definitions. The
following definitions are applicable to this Article of this Lease Agreement:


 


		A.	"Environmental Requirements" shall mean:



 


All applicable present and future
statutes, regulations, rules, ordinances, codes, licenses, permits, orders, approvals, plans, authorizations, concessions, franchises,
and similar items, of all governmental agencies, departments, commissions, boards, bureaus or instrumentalities of the United States,
State of Indiana, and any and all political subdivisions thereof and any and all applicable judicial, administrative, and regulatory decrees,
judgments and orders relating to the protection of human health or the environment, including, but not limited to the following statutes:
the Comprehensive Environmental Response, Compensation and Liability Law, IND.CODE 13-7-22.5 ("RPTL") or any one or more of
them.


 


		B.	"Environmental Damages" means:



 


All claims, judgments, damages,
losses, penalties, fines, liabilities (including strict liability), punitive damages, encumbrances, liens, costs and expenses of investigation,
defense and negotiation of any claim or action, whether or not such claim or action is ultimately defeated, and any good faith settlement
of judgment, of whatever kind of nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable, including without
limitation attorneys' fees and disbursements and consultant's fees, any of which are incurred at any time as a result of the existence
of Hazardous Material upon, about or beneath the Real Estate.


 


		C.	"Hazardous Material" means any substance:



 


		I.	The presence of which requires investigation or remediation under any federal, state, or local statute,
regulation, ordinance, order, action, policy, or common law; or



 


		2.	Which is or becomes defined as "hazardous waste," "hazardous substance," pollutant
or contaminant under any federal, state, or local statute, regulation, rule or ordinance or amendments thereto including, without limitation:
CERCLA:SARA:RCRA: and Indiana's State superfund law, IND.CODES 13-7-5-99, or any one or more of them; or



 


		3.	Which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic,
or otherwise hazardous and is or becomes regulated by any governmental authority, agency, department, commission board, agency or instrumentality
of the United States, the State of Indiana, or any political subdivision thereof; or



 


		4.	The presence of which on the Real Estate poses a risk to the health or safety of persons on or about
the Real Estate; or



 


		5.	Which contains gasoline, diesel fuel or other petroleum hydrocarbons, except for Tenant's inventory
of plastics materials and products.



 


Section 18.02 Operation
of the Real Estate. Tenant shall comply with all State, Local Codes and Statutes & Environmental Code Requirements pertaining to
or imposed upon Tenant's operations on, or Tenant's use of Real Estate and the facilities located thereon. Tenant shall provide to
Landlord such documents, records or information as Landlord may reasonably request concerning Tenant's compliance with Environmental
Requirements. Tenant shall also provide to Landlord copies of any complaints, decrees, orders, claims or other notices, immediately
upon receipt, relating to the noncompliance with or a violation of any Environmental Requirement pertaining to Tenant's operations
on or Tenant's use of the Real Estate or the facilities located thereon.


 


Section 18.03 Agreement to Indemnify, Defend and
Hold Harmless by Tenant.


 


Tenant agrees to indemnify, defend,
reimburse and hold harmless Landlord against any and all Environmental Damages that occur during the term of this lease or renewals thereof,
including, but not limited to, attorneys' fees, arising from the Tenant's placement or use of Hazardous Materials on the Real Estate or
arising from Tenant's failure to comply with any Environmental Requirements pertaining to Tenant's operations on or Tenant's use of the
Real Estate or facilities located thereon. This obligation shall include, but not be limited to, the burden and expense of defending all
claims, suits or proceedings are groundless, false, or fraudulent, including, but not limited to: attorney's fees; conducting all negotiations
of any description; and paying and discharging, when ands the same become due, any and all judgments, penalties or other sums due against
Landlord. Landlord shall cooperate with Tenant should Tenant be required to indemnify Landlord.


 


 





 


 






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Section
18.04 Survival of Terms. The above Sections 18.01 through 18.03 shall survive the expiration or termination of this Lease, the discharge
of all other obligations owed by the parties to each other under this lease, and any transfer of interest to the Real Estate of the Lease.


 


This lease consists of XVIII (18)
Articles numbered consecutively, together with a Rider consisting of three (3) pages, with pages numbered consecutively one (1) through
twenty (20), including the Special Provisions terms page, Exhibit A and Exhibit B.


 



 


IN WITNESS WHEREOF, Landlord and
Tenant have executed this lease on the day and year first above written.


 








	LANDLORD:______________________	TENANT:____________________________
	For ONE SUMMIT II, LLC	For
TRADITION TRANSPORTATION GROUP INC.






	 	 
	______________________	              /s/ Leo                                       
	Title	Title



 


 


 


 


 


 


 


 


 






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RIDER


 


RULES AND REGULATIONS


 


		1.	No sign, picture, lettering, notice or advertisement of any kind shall be painted or displayed on or
from the windows, doors, roof, or outside walls of the Building. All of Tenant's interior signs, sign painting or lettering shall be done
in a manner approved by Landlord, and the cost thereof shall be paid by Tenant. In the event of the violation of the foregoing by Tenant,
Landlord may remove same without any liability and may charge the expense incurred for such removal to Tenant.



 


		2.	Tenant shall not use the name of the Building for any purpose other than that of the business address
of Tenant. Tenant agrees that Landlord may assign a name to the Building and/or change the name of the Building at Landlord's option.



 


		3.	The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors, or halls shall
not be obstructed or encumbered by any tenant or used for any purpose other than ingress and egress to and from the Leased Premises.



 


		4.	No curtains, blinds, shades, screens, awnings, or other projections shall be attached to or hung in,
or used in connection with, any window or door of the leased Premises or outside wall of the Building without the prior written consent
of the Landlord, nor shall the Tenant place objects against glass partitions, doors or windows which would be unsightly from the Building's
corridors, or from the exterior of the Building.



 


		5.	Any carpeting cemented down shall be installed with releasable adhesive.



 


		6.	No animals or pets or bicycles or other vehicles shall be brought or permitted to be in the Building
or the Leased Premises.



 


		7.	The water and wash closets and other plumbing fixtures shall not be used for any purpose other than
those for which they were constructed, and no sweepings, rubbish, rags, or other substances shall be thrown therein. All damage resulting
from any misuse of the fixtures shall be borne by the Tenant who, or whose servants, employees, agents' visitors, or licensees, shall
have caused the same. Tenant shall not waste electricity, water, or air conditioning, and shall cooperate fully with Landlord to assure
the most effective operation of the Building's heating and air conditioning. Tenant shall not adjust any controls other than room thermostats
installed for Tenant's use. Tenant shall keep all corridor doors closed.



 


		8.	No tenant shall mark, paint, drill into, or in any way deface any part of the Leased Premises or the
Building of which they form a part. No boring, cutting, or stringing of wires shall be permitted, except with the prior written consent
of the Landlord, and as the Landlord may direct.



 


		9.	Tenant shall not cause of permit unusual or objectionable odor to be produced upon or permeate from
the Premises, including duplicating or printing equipment emitting noxious fumes. Tenant shall not allow any cooking on the Leased Premises.
Tenant shall not disturb any occupants of this or neighboring building or premises by the use of any musical instruments, radio, television,
loudspeakers, or by any unseemly or disturbing noise.



 


		10.	No tenant shall throw anything out of the door, windows, or down any passageways or elevator shafts.



 


		11.	Vending machines will not be permitted to be installed by anyone but the Landlord.



 


		12.	Canvassing, soliciting, and peddling in the building is prohibited and each tenant shall cooperate to
prevent the same.



 


		13.	No additional locks or bolts of any kind shall be placed upon any of the doors and windows by any tenant,
nor shall any change be made in existing locks or the mechanism thereof. Each tenant must, upon the termination of his tenancy, return
to the Landlord all keys of storage, offices, and toilet rooms, either furnished to or otherwise procured by Tenant in the event of the
loss of any keys, so furnished, such tenant shall pay to the Landlord the cost thereof.



 


 


 






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		14.	Tenant assumes full responsibility for protecting the Leased Premises from theft, robbery, and pilferage.
Except during Tenant's normal business hours, Tenant shall keep all doors to the Leased Premises closed and secured.



 


		15.	Tenant is not permitted to use any part of the Building or the common areas for any manufacturing,
storage, sale of merchandise, or property of any kind; or for lodging or sleeping, or for any immoral or illegal purpose. Tenant shall
not install or operate any machinery or mechanical devices of a nature not directly related to Tenant's ordinary use of the Leased Premises
for general office purposes.



 


		16.	All loading, unloading, receiving, or delivery of goods, supplies or disposal of garbage or refuse
shall be made only through entryways provided for such purposes by Landlord.



 


		17.	All safes, freight, furniture, or other bulky matter of any description shall be carried in or out of
the Leased Premises only at such times and in such manner as shall be prescribed in writing by Landlord, and Landlord shall in all cases
have the right to specify the proper position of any such safe, furniture, or other bulky article which shall only be used by Tenant in
a manner which will not interfere with or cause damage to the Leased Premises or the Building in which they are located, or to the other
tenants or occupants of the Building. Tenant shall be responsible for any damage to the Building or the property of its tenants or others
and injuries sustained by any person whomsoever resulting from the use or moving of such articles in or out of the Leased Premises, and
shall make all repairs and improvements required by Landlord or governmental authorities in connection with the use of moving of such
articles.



 


		18.	Tenant shall not bring in or allow to be kept upon the Leased Premises any inflammable, combustible,
or explosive fluid, chemical or substance or any article deemed extra hazardous on account of fire or other dangerous properties.



 


		19.	Tenant shall not employee any person to perform any cleaning, repairing, janitorial,
decorating, painting, or other services or work in or about the Leased Premises, except with the approval of Landlord, not be unreasonably
withheld.



 


		20.	Tenant shall not overload any floor and shall not install any heavy objects, safes, business machines,
files, or other equipment without having received Landlord's prior written consent as to size, maximum weight, routing and locating thereof.
Safes, furniture, equipment, machines and other large or bulky articles shall be brought through the Building and in and out of the Leased
Premises at such times and in such manner as the Landlord shall reasonably direct (including the designation of elevator) and at Tenant's
sole risk and responsibility. Prior to Tenant's removal of such articles from the Leased Premises, Tenant shall obtain written



authorization therefore at the
Office of the Building and shall present such writing to a designated employee of Landlord.


 


		21.	Landlord shall not be responsible for any lost or stolen property, equipment, money or jewelry from
the Leased Premises or the public area of the Building regardless of whether such loss occurs when the Leased Premises are locked or not.



 


		22.	The Landlord reserves the right
to exclude from the Building between the hours of 7:00 o'clock p.m. and 7:00 o'clock a.m. and at all hours on Sundays and legal
holidays all persons who do not present a pass to the Building signed by the Landlord. The Landlord will furnish passes to persons for
who any tenant requests same in writing. Each tenant shall be responsible for all persons for who he requests such pass and shall be
liable to the Landlord for all acts of such persons.



 


		23.	The work of the janitor or cleaning personnel shall not be hindered by Tenant
after 5:30 o'clock p.m., and the windows may be cleaned at any time. Tenant shall provide adequate waste rubbish receptacles to prevent
unreasonable hardship to Landlord in discharging its obligation regarding cleaning services.



 


		24.	Tenant will refer to the Building Manager all contractors and installation technicians rendering any
service for Tenant for supervision and approval before performance of any contractual services. Tenant will not permit any mechanic's
liens to be places against the Leased Premises.



 


 


 


 






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		25.	Landlord shall have the right to prohibit any advertising by any tenant which, in Landlord's opinion,
tends to impair the reputation of the Building or its desirability for offices, and upon written notice from Landlord, Tenant shall refrain
from or discontinue such advertising.



 


		26.	Tenant may request heating and/or air conditioning for non-business hours by submitting a written request
therefore, to the Building Manager's Office no later than 2:00 o'clock p.m. the preceding workday (Monday through Friday). The request
must clearly state the start and stop of the non-business hour service. Each tenant representative designated in the Lease will submit
to the Building Manager a list of personnel who are authorized to make such requests.



 


		27.	Charges, to be determined when the Building is in operation, will be fair and reasonable and reflect
the additional operating costs involved and the necessity of having maintenance personnel on duty for a full shift, regardless of the
actual time the equipment is in use. If two or more tenants originate similar requests, charges shall be prorated by hours of operation.



 


		28.	Wherever the word "Tenant" occurs, it is understood and agreed that it
shall mean Tenant's associates, agents, clerks, servants, and visitors. Wherever the work "Landlord" occurs, it is understood
and agreed that it shall mean Landlord's associates, agents, clerks, servants, and visitors.



 


SPECIAL PROVISIONS


 


		1.	Premises. Landlord to put in demising wall to separate adjacent existing tenant space. Tenant
accepts Premises in "As Is" condition.



 


		2.	2nd Floor Amenities.
Tenant shall have the right to utilize the board room and auditorium on the 2nd
floor of the Building, at no charge, for occasional meetings and functions. This usage shall be in accordance with the property's
rules for usage and room reservation policy.



 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 






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"EXHIBIT A"


 


 


 


 



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