Exhibit 10.6

OFFICE SUBLEASE

BASIC SUBLEASE INFORMATION

|LEASE DATE:           |  | January 10, 2002                                                                                                                                                                                                                                                                       
|--------------------- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|LANDLORD:             |  | Gateway Technology Center, LLC                                                                                                                                                                                                                                                         
|TENANT:               |  | Canopy Properties, Inc.                                                                                                                                                                                                                                                                
|ADDRESS OF TENANT:    |  | Suite 300, 333 South 520 West, Lindon, Utah 84042                                                                                                                                                                                                                                      
|SUBTENANT:            |  | Caldera International, Inc.                                                                                                                                                                                                                                                            
|ADDRESS OF SUBTENANT: |  | 355 South 520 West, Lindon, Utah 84042                                                                                                                                                                                                                                                 
|CONTACT:              |  | Walter Hammond            TELEPHONE:        801-765-4999                                                                                                                                                                                                                               
|PROPERTY:             |  | Lot 4, Plat "A" Gateway Technology Center II Subdivision (A Revision of Gateway Technology Center "B"), Lindon, Utah, according to the official plat thereof, filed October 1, 1999, as Entry No. 106960, Map
Filing No. 8248, of the Official Records of the Utah County Recorder.    
|BUILDING:             |  | Canopy Office Building II, 355 South 520 West, Lindon, Utah, located on the Property.                                                                                                                                                                                                  
|PREMISES:             |  | Approximately 30,000 Rentable Square Feet identified as Suites 100, 200, and 250 of the Building. The square footage shall increase beginning in the 25th month to approximately 35,000 Rentable Square Feet, and
again in the 49th month to approximately 40,000 Rentable Square Feet.
|BUILDING SIZE:        |  | 40,000 Approximate Rentable Square Feet                                                                                                                                                                                                                                                
|SUBLEASE TERM:        |  | 70 months, commencing on March 1, 2002, ("Commencement Date") and ending on December 31, 2007.                                                                                                                                                                                         

|           |  | Month |  | Annual Rent |  | Monthly Rent
|---------- |  | ----- |  | ----------- |  | ------------
|BASE RENT: |  | 1-12  |  | $556,500    |  | $46,375     
|           |  | 13-24 |  | $589,500    |  | $49,125     
|           |  | 25-36 |  | $708,756    |  | $59,063     
|           |  | 37-48 |  | $726,250    |  | $60,521     
|           |  | 49-60 |  | $852,000    |  | $71,000     
|           |  | 61-70 |  | $876,000    |  | $73,000     

EXPENSE
STOP FOR ADJUSTMENT OF BASIC OPERATING COSTS AND TAXES: $5.70 Per rentable square foot per year.

SUBTENANT'S
PERCENTAGE SHARE OF OPERATING COSTS: 75% in months 1 through 24, 87.5% in months 25 through 48, 100% in months 49 through 70.

SUBLEASE
CONSIDERATION: $46,375

The
foregoing Basic Sublease Information is hereby incorporated into and made a part of this Sublease. Each reference in this Sublease to any of the Basic Sublease Information shall mean
the respective information herein above set forth and shall be construed to incorporate all of the terms

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provided
under the particular Sublease paragraph pertaining to such information. In the event of any conflict between any Basic Sublease Information and the Sublease, the latter shall control.

|TENANT/SUBLANDLORD:     |  | SUBTENANT:                 
|----------------------- |  | ---------------------------
|Canopy Properties, Inc. |  | Caldera International, Inc.
|By:                     |  | /s/BOYD WORTHINGTON        
|Its:                    |  | Managing Director          

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TABLE OF CONTENTS

|Paragraph Number |  |                                             |  | Page Number
|---------------- |  | ------------------------------------------- |  | -----------
|1.               |  | Occupancy                                   |  | 4          
|2.               |  | Term, Possession and Leasehold Improvements |  | 4          
|3.               |  | Rent                                        |  | 4          
|4.               |  | Restrictions on Use                         |  | 5          
|5.               |  | Compliance with Laws                        |  | 5          
|6.               |  | Alterations                                 |  | 5          
|7.               |  | Repair                                      |  | 5          
|8.               |  | Liens                                       |  | 6          
|9.               |  | Assignment and Subletting                   |  | 6          
|10.              |  | Insurance and Indemnification               |  | 7          
|11.              |  | Waiver of Subrogation                       |  | 8          
|12.              |  | Parking, Services and Utilities             |  | 8          
|13.              |  | Estoppel Certificate                        |  | 9          
|14.              |  | Holding Over                                |  | 9          
|15.              |  | Subordination                               |  | 10         
|16.              |  | Rules and Regulations                       |  | 10         
|17.              |  | Reentry by Landlord                         |  | 10         
|18.              |  | Insolvency or Bankruptcy                    |  | 10         
|19.              |  | Default                                     |  | 10         
|20.              |  | Joint and Several Liability                 |  | 12         
|21.              |  | Damage by Fire, Etc.                        |  | 12         
|22.              |  | Hazardous Materials                         |  | 13         
|23.              |  | Eminent Domain                              |  | 13         
|24.              |  | Sale by Landlord                            |  | 13         
|25.              |  | Right of Landlord to Perform                |  | 14         
|26.              |  | Surrender of Premises                       |  | 14         
|27.              |  | Waiver                                      |  | 14         
|28.              |  | Notices                                     |  | 15         
|29.              |  | Rental Adjustments                          |  | 15         
|30.              |  | Taxes Payable by Tenant                     |  | 17         
|31.              |  | Quiet Enjoyment                             |  | 17         
|32.              |  | Successors and Assigns                      |  | 18         
|33.              |  | Attorneys' Fees                             |  | 18         
|34.              |  | Sublease Consideration                      |  | 18         
|35.              |  | Corporate Authority                         |  | 18         
|36.              |  | Lease Effective Date                        |  | 18         
|37.              |  | Brokerage                                   |  | 18         
|38.              |  | Force Majeure                               |  | 18         
|39.              |  | Certain Rights Reserved by Landlord         |  | 18         
|40.              |  | Personal Liability                          |  | 19         
|41.              |  | Right to Cancel                             |  | 19         
|42.              |  | Miscellaneous                               |  | 19         

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SUBLEASE AGREEMENT

THIS SUBLEASE AGREEMENT (the "Sublease") is made as of this 10th day of January, 2002, BetweenCanopy
Properties, Inc., ("Tenant") andCaldera International, Inc.("Subtenant").

Tenant
hereby leases to Subtenant and Subtenant hereby leases from Tenant those Premises as shown on Exhibit A attached hereto and made a part hereof, specified in the Basic Lease
Information attached hereto (the "Premises"), together with the right to use and access any common areas serving the Premises and all other rights appurtenant thereto. The parties understand and agree
that the rentable square feet of the Premises and the Building of which the Premises is a part is measured in accordance with the architectural drawings of Naylor-Wentworth Architects, from which the
Building was constructed. The parties acknowledge that the aformentioned measurement method is different from the Building Owners and Managers Association ("BOMA") method of measurement, but is in
accordance with the square footage agreed to in that certain Master Lease by and between Gateway Technology Center, LLC, as "Landlord," and Tenant, as tenant, a true, correct and complete copy of
which is attached hereto as Exhibit D.

1.Occupancy. Subtenant shall use and occupy the Premises for general office purposes and for no other use or purpose without
the prior written consent of Tenant.

2.Term, Possession and Subleasehold Improvement.



3.Rent.



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4.Restrictions on Use. Subtenant shall not do or permit anything to be done in or about the Premises which will in any way
obstruct or interfere with the rights of other Subtenants or occupants of the Building or injure or annoy them, nor use or allow the Premises to be used for any improper, immoral, unlawful, or
objectionable purpose as reasonably determined by the Tenant, nor shall Subtenant cause or maintain or permit any nuisance in, on, or about the Premises. Subtenant shall not commit or suffer the
commission of any waste in, on, or about the Premises, nor permit any use of the Premises which may be dangerous to persons or property. Subtenant shall not do nor permit anything to be done on or
about the Premises or bring or keep anything therein which will in any way increase the rate of any insurance upon the Building or any of its contents or cause a cancellation of said insurance or
otherwise affect said insurance in any manner. No retail sales shall be permitted upon the Premises without the prior written consent of Tenant.

5.Compliance with Laws. Subtenant shall not use the Premises or permit anything to be done in or about the Premises which
will in any way conflict with any law, statute, ordinance, or governmental rule or regulation now in force or which may hereafter be enacted or promulgated. Subtenant shall at its sole cost and
expense promptly comply with all laws, statutes, ordinances, and governmental rules, regulations, or requirements now in force or which may hereafter be in force and with the requirements of any board
of fire underwriters or other similar body now or hereafter constituted relating to or affecting the condition, use, or occupancy of the Premises, excluding structural changes not related to or
affected by alterations or improvements made by or for Subtenant or Subtenant's acts.

6.Alterations. Subtenant shall not make or suffer to be made any alterations, additions, or improvements in, on, or to the
Premises or any part thereof without the prior written consent of Tenant, said consent not to be unreasonably withheld or delayed; and any such alteration, addition, or improvement in, on, or to said
Premises, except for Subtenant's movable furniture and equipment, shall immediately become Tenant's property and, at the end of the term hereof, shall remain on the Premises without compensation to
Subtenant. In the event Tenant consents to the making of any such alteration, addition, or improvement by Subtenant, the same shall be made by Subtenant, at Subtenant's sole cost and expense, in
accordance with plans and specifications approved by Tenant, and any contractor or person selected by Subtenant to make the same must first be approved in writing by Tenant, or, at Tenant's option,
the alteration, addition, or improvement shall be made by Tenant (in accordance with the provisions of subsections 2.b. and 2.c., above) for Subtenant's account and Subtenant shall reimburse
Tenant for the cost thereof (said cost to be no greater than the lowest third-party bid submitted to Subtenant for such work) within twenty (20) days after receipt of a statement. Upon the
expiration or sooner termination of the term herein provided, Subtenant shall upon demand by Tenant, at Subtenant's sole cost and expense forthwith and with all due diligence remove any or all
alterations, additions, or improvements made by or for the account of Subtenant, designated by Tenant to be removed, and Subtenant shall forthwith and with all due diligence, at its sole cost and
expense, repair and restore the Premises to their original condition.

7.Repair. Except as otherwise agreed by the parties in writing and except as otherwise provided in this Sublease, by taking
possession of the Premises, Subtenant accepts the Premises as being in the

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condition
in which Tenant is obligated to deliver them and otherwise in good order, condition, and repair. Subtenant shall, at all times during the term hereof at Subtenant's sole cost and expense,
keep the Premises and every part thereof in good order, condition, and repair. Subtenant shall upon the expiration or sooner termination of the term hereof provided, surrender to Tenant the Premises
and all repairs, changes, alterations, additions, and improvements thereto, neat and clean and in the same condition as when received except for reasonable wear and tear as reasonably determined by
Tenant. It is hereby understood and agreed that Tenant has no obligation to alter, remodel, improve, repair, decorate, or paint the Premises or any part thereof except as specified in
Section 2, above, and Exhibit B attached hereto and made a part hereof.

8.Liens. Subtenant shall keep the Premises free from any liens arising out of any work performed, material furnished, or
obligations incurred by Subtenant. In the event that Subtenant shall not, within ten (10) days following the imposition of any such lien, cause the same to be released of record by payment or
posting of a property bond, Tenant shall have, in addition to all other remedies provided herein and by law, the right, but no obligation, to cause the same to be released by such means as it shall
deem proper, including payment of the claim giving rise to such lien. All such sums paid by Tenant and all expenses incurred by it in connection therewith shall be considered additional rent and shall
be payable to it by Subtenant on demand with interest at the rate of fifteen percent (15%) per annum or four percent (4%) above the prime rate of Wells Fargo Bank, whichever is less. Tenant shall have
the right at all times to post and keep posted on the Premises any notices permitted or required by law, or which Tenant shall deem proper, for the protection of Tenant, the Premises, the Building,
and any other party having an interest therein, from mechanics' and materialmen's liens, and Subtenant shall give to Tenant at least five (5) business days' prior notice of commencement of any
construction on the Premises.

9.Assignment and Subletting.



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10.Insurance and Indemnification.



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11.Waiver of Subrogation. Tenant and Subtenant hereby waive any right that each may have against the other on account of any
loss or damage arising in any manner which is covered by policies of insurance for fire and extended coverage, theft, public liability, worker's compensation, or other insurance now or hereafter
existing during the term hereof, provided, however, the parties each shall first have their respective insurance companies waive any rights of subrogation that such companies may have against Tenant
or Subtenant, as the case may be.

12.Parking, Services and Utilities.



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13.Estoppel Certificate. Within thirty (30) days following any written request which Tenant may make from time to
time, Subtenant shall execute and deliver to Tenant a certificate substantially in the form attached hereto as Exhibit C and made a part hereof, indicating thereon any exceptions thereto which
may exist at that time. Failure of the Subtenant to execute and deliver such certificate shall constitute an acceptance of the Premises and acknowledgment by Subtenant that the statements included in
Exhibit C are true and correct without exception. Tenant and Subtenant intend that any statement delivered pursuant to this Paragraph may be relied upon by any mortgagee, beneficiary,
purchaser, or prospective purchaser of the Building or any interest therein.

14.Holding Over.



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15.Subordination. Without the necessity of any additional document being executed by Subtenant for the purpose of effecting
a subordination, this Sublease shall be subject and subordinate at all times to the lien of any mortgage or deed of trust which may now exist or hereafter be executed by Landlord or Tenant in any
amount for which said Building is specified as security. The event that any mortgage or deed of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Subtenant shall,
notwithstanding any subordination, attorn to and become the Subtenant of the relevant successor in interest. Subtenant covenants and agrees to execute and deliver, upon demand by Tenant and in the
form reasonably requested by Tenant, any additional documents evidencing the priority or subordination of this Sublease with respect to the lien of any such mortgage or deed of trust.

16.Rules and Regulations. Subtenant shall faithfully observe and comply with the rules and regulations printed on or
annexed to this Sublease Tenant shall use reasonable efforts to ensure that all Subtenants or occupants of the Building shall comply with the rules and regulations printed on or annexed to this
Sublease. Tenant further reserves the right to modify said rules and regulations as needs for the Building may change, and Subtenant agrees to observe and comply with all such reasonable changes.

17.Reentry by Tenant or Landlord. Tenant or Landlord shall have the right to reenter the Premises at reasonable times to
supply janitor services and any other service to be provided by Tenant or Landlord to Subtenant hereunder. Tenant or Landlord shall, after reasonable notice to Subtenant, have the right to reenter the
Premises to inspect the same, to show said Premises to prospective purchasers, mortgagees, or Subtenants, to post notices of nonresponsibility, and to alter, improve, or repair the Premises and any
portion of the Building of which the Premises are a part, without abatement of rent, except when such alterations, improvements or repairs are necessitated by Tenant's or Landlord's negligence or
willful acts or omissions in which event rent may be abated in proportion to the area of the Premises rendered untenantable by such alterations, improvements or repairs, provided that entrance to the
Premises shall not be blocked thereby, and further provided that the business of Subtenant shall not be interfered with unreasonably. For each of the aforesaid purposes, Tenant or Landlord shall at
all times have and retain a key with which to unlock all of the doors in, upon, and about the Premises, excluding Subtenant's vaults and safes, or special security areas (designated in advance), and
Tenant or Landlord shall have the right to use any and all means which Tenant or Landlord may deem necessary or proper to open said doors in an emergency, in order to obtain entry to any portion of
the Premises, and any entry to the Premises, or portions thereof obtained by Tenant or Landlord by any of said 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 Premises, or an eviction, actual or constructive, of Subtenant from the Premises or any portions thereof.

18.Insolvency or Bankruptcy. The appointment of a receiver to take possession of all or substantially all of the assets of
Subtenant, or an assignment of Subtenant for the benefit of creditors, or any action taken or suffered by Subtenant under any insolvency, bankruptcy, or reorganization act, shall at Tenant's option
constitute a breach of this Sublease by Subtenant. Upon the happening of any such event or at any time thereafter, this Sublease shall terminate five (5) days after written notice of
termination from Tenant to Subtenant. In no event shall this Sublease be assigned or assignable by operation of law or by voluntary or involuntary bankruptcy proceedings or otherwise and in no event
shall this Sublease or any rights or privileges hereunder be an asset of Subtenant under any bankruptcy, insolvency, or reorganization proceedings.

19.Default. The failure to perform or honor any covenant, condition, or representation made under this Sublease shall
constitute a default hereunder by Subtenant or Tenant. In the event of default in the payment of rental or adjustment thereto, Tenant shall provide Subtenant with one (1) written

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notice
per calendar year. After providing Subtenant one (1) written notice per calendar year Tenant shall not be required to give any further notice to Subtenant of any such default before
exercising any remedies available to Tenant. Subtenant shall have a period of ten (10) days from the date of written notice from Tenant within which to cure any default under this Sublease
other than a default in the payment of rental or adjustments thereto; provided, however, that with respect to any default which cannot reasonably be cured within ten (10) days, Subtenant shall
have additional time necessary to cure the default so long as Subtenant commences to cure within ten (10) days from Tenant's notice, and continues to prosecute diligently the curing thereof.
Upon a default under this Sublease by Subtenant, and failure to cure the default by Subtenant within the permissible time period, if any, Tenant shall have the following rights and remedies in
addition to, or as an alternative to, any other rights or remedies available to Tenant at law or in equity:



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(1)   All
past due rent and other amounts owing by Subtenant to Tenant pursuant to the terms of this Sublease as of the date of termination of the Sublease.

(2)   All
costs associated with Subtenant's default, whether or not suit was commenced including, without limitation, costs of reentry and reletting, costs of
clean-up, refurbishing, removal of Subtenant's property and fixtures, other expenses occasioned by Subtenant's failure to quit the Premises upon termination and to leave them in the
required condition, any remodeling costs, attorneys' fees, court costs, broker commissions, and advertising costs.

20.Joint and Several Liability.If there be more than one Subtenant, the obligations hereunder imposed upon Subtenant shall
be joint and several.

21.Damage by Fire, Etc.If the Premises or the Building are damaged by fire or other casualty, Tenant shall forthwith repair
the same, provided such repairs can be made within ninety (90) days from the date of such damage under the laws and regulations of the federal, state, and local governmental authorities having
jurisdiction thereof. In such event, this Sublease shall remain in full force and effect except that Subtenant shall be entitled to a proportionate reduction of rent while such repairs to be made
hereunder by Tenant are being made. Said proportionate reduction shall be based on the extent to which the making of such repairs to be made hereunder by Tenant shall interfere with the business
carried on by Subtenant on the Premises. Within twenty (20) days from the date of such damage, Tenant shall notify Subtenant whether or not such repairs can be made within ninety
(90) days from the date of such damage and Tenant's determination thereof shall be binding on Subtenant. If such repairs cannot be made within ninety (90) days from the date of such
damage either to: (a) notify Subtenant of Tenant's intention to repair such damage and diligently prosecute such repairs, in which event this Sublease shall continue in full force and effect
and the rent shall be reduced as provided herein; or (b) notify Subtenant of Tenant's intention to terminate this Sublease as of a date specified in such notice, which date shall be not less
than thirty (30) days nor more than sixty (60) days after such notice is given. In the event that such notice to terminate is given by Tenant, this Sublease shall terminate on the date
specified in such notice. In case of termination by either event, the rent shall be reduced by a proportionate amount based upon the extent to which said damage interfered with the business carried on
by Subtenant in the Premises, and the Subtenant shall pay such reduced rent up to the date of termination. Tenant agrees to refund to Subtenant any rent previously paid for any period of time
subsequent to such date of termination. The repairs to be made hereunder by Tenant shall not include, and Tenant shall not be required to repair, any damage by fire or other cause to the property of
Subtenant or any repairs or replacements of any paneling, decorations, railings, floor coverings, or any alterations, additions, fixtures, or improvements installed on the Premises by or at the
expense of Subtenant.

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22.Hazardous Materials.



23.Eminent Domain. If 50% or more of the floor area of the Premises shall be taken or appropriated (or voluntarily sold or
conveyed under threat thereof) for public or quasi-public use by right of eminent domain, such that the Premises is unsuitable for Subtenant's business, either party shall have the right to terminate
this Sublease agreement by giving notice to the other party not more than sixty (60) days after the date on which such title shall pass to the condemnor or possession thereof by the condemnor
is required, whichever occurs first, and all unearned rent paid by Subtenant shall be refunded to the Subtenant. If a partial taking does not render the Premises unsuitable for Subtenants business,
then the Sublease shall continue in full force and effect; the rent, however, shall be reduced proportionately as of the date that title passes or possession is required, whichever occurs first. All
compensation, damages, and other proceeds awarded or paid by reason of the application of this Section shall belong to and be the property of Landlord or Tenant and Subtenant hereby waives and
assigns to Landlord and Tenant all claims to any such compensation, damages, and other proceeds. Subtenant shall have the right, to the extent that the same shall not reduce Landlord or Tenant's award
attributable to the Premises, to claim only from condemnor such compensation as may be recoverable by Subtenant in its own right for damages to Subtenant's business and for the taking or appropriation
of Subtenant's personal property (including goodwill and relocation costs, etc.); furthermore, such award as is attributable to and needed in the restoration of the Premises shall be applied to the
restoration of the Premises.

24.Sale by Tenant. In the event of a sale or conveyance by Tenant of its Leasehold interest in the Building, the same shall
operate to release Tenant from any future liability upon any of the covenants or conditions, express or implied, herein contained in favor of Subtenant, and in such event Subtenant agrees to look
solely to the responsibility of the successor in interest of Tenant in and to this Sublease. This Sublease shall not be affected by any such sale, and Subtenant agrees to attorn to the purchaser

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or
assignee provided that purchaser or assignee agrees to not disturb Subtenant's rights under this Sublease.

25.Right of Tenant to Perform. All covenants and agreements to be performed by Subtenant under any of the terms of this
Sublease shall be performed by Subtenant at Subtenant's sole cost and expense and without any abatement of rent. If Subtenant shall fail to pay any sum of money, other than rent, required to be paid
by it hereunder or shall fail to perform any other act on its part to be performed hereunder, and such failure shall continue for ten (10) days after notice thereof by Tenant, Tenant may, but
shall not be obligated so to do, and without waiving or releasing Subtenant from any obligation of Subtenant, make any such payment or perform any such act on Subtenant's part to be made or performed
as in this Sublease provided. All sums so paid by Tenant and all necessary incidental costs together with interest thereon at the rate of fifteen percent (15%) per annum or four percent (4%) above the
prime rate of Wells Fargo Bank, whichever is less per annum from the date of such payment by Tenant, shall be payable as additional rent to Tenant on demand, and Subtenant covenants to pay any such
sums, and Tenant shall have, in addition to any other right or remedy of Tenant, the same rights and remedies in the event of nonpayment thereof by Subtenant as in the case of default by Subtenant in
the payment of rent.

26.Surrender of Premises.



27.Waiver. If either Tenant or Subtenant waives the performance of any term, covenant, or condition contained in this
Sublease, such waiver shall not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant, or condition contained herein. Furthermore, the acceptance of rent by Tenant
shall not constitute a waiver of any preceding breach by Subtenant of any term, covenant, or condition of this Sublease, regardless of Tenant's knowledge of such preceding breach at the time Tenant
accepted such rent. Failure by either party to enforce any of the terms, covenants, or conditions of this Sublease, for any length of time shall not be deemed to waive or to decrease said party's
right to insist thereafter upon strict performance the other party. Waiver by either

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party
to the Sublease of any term, covenant, or condition contained in this Sublease may only be made by a written document signed by that party.

28.Notices. All notices or demands which may be or are required to be given by either party to the other hereunder shall be
in writing. All notices or demands by Tenant to Subtenant shall be sent by United States certified or registered mail, postage prepaid, addressed to Subtenant at the Premises, or to such other place
as Subtenant may from time to time designated in a notice to Tenant. All notices or demands by Subtenant to Tenant shall be sent by United States certified or registered mail, postage prepaid,
addressed to Tenant at the address specified in the Basic Sublease Information, or to such other firm or to such other place as Tenant may from time to time designate in a notice to Subtenant. All
notices and demands shall be deemed given on the date personally delivered to the address designated above or on the date mailed as provided above.

29.Rental Adjustments. In addition to Basic Rent provided to be paid hereunder, Subtenant shall pay, as Additional Rent,
Subtenant's Proportionate Share of Basic Operating Cost which exceeds the expense stop noted in the Basic Sublease Information, in the manner set forth below.



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Notwithstanding
anything to the contrary herein contained, Basic Operating Cost shall not include (aa) the initial construction cost of the Building; (bb) depreciation on the initial
construction of the Building; (cc) the cost of providing Subtenant Improvements to Subtenant or any other Subtenant; (dd) debt service (including, but without limitation, interest, principal, and any
impound payments) required to be made on any mortgage or deed of trust recorded with respect to the Building and/or the real property on which the Building is located other than debt service and
financing charges imposed pursuant to Paragraph 27 a.(1)(xi) above; and (ee) the cost of special services, goods, or materials provided for the exclusive use of a single Subtenant. In
the event that the Building is not fully occupied during any fiscal year of the Term as determined by Tenant, an adjustment shall be made in computing the Basic Operating Cost for such year so that
Basic Operating Cost shall be computed as though the Building had been one hundred percent (100%) occupied; provided, however, that in no event shall Tenant be entitled to collect in excess of one
hundred percent (100%) of the total Basic Operating Cost from all of the subtenants in the Building, including Subtenant. All costs and expenses shall be determined in accordance with generally
accepted accounting principles which shall be consistently applied (with accruals appropriate to Tenant's business). Basic Operating Cost shall not include specific costs incurred for the account of,
separately billed to and paid by specific Subtenants.



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30.Taxes Payable by Subtenant. Subtenant shall be liable for all taxes levied or assessed against all personal property,
furniture or fixtures placed by Subtenant in the Premises. If any such taxes for which Subtenant is liable are levied or assessed against Tenant or Tenant's property and if Tenant pays same or if the
assessed value of Tenant's property is increased by inclusion of personal property, furniture or fixtures placed by Subtenant in the Premises, and Tenant pays the taxes based on such increase,
Subtenant shall pay to Tenant upon demand that part of such tax for which Subtenant is primarily liable hereunder.

31.Quiet Enjoyment. Subtenant shall peaceably and quietly hold and enjoy the Premises for the Sublease Term, without
hindrance from Tenant or Tenant's successors or assigns, subject to the terms and conditions of this Sublease, including the performance by Subtenant of all of the terms and conditions of this
Sublease to be performed by Subtenant, including the payment of rent and other amounts due hereunder.

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32.Successors and Assigns. Subject to the provisions of Paragraph 9 hereof, the terms, covenants, and conditions
contained herein shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators, and assigns of the parties hereto.

33.Attorneys' Fees. In the event that any action or proceeding is brought to enforce any term, covenant or condition of this
Sublease on the part of Tenant or Subtenant, the prevailing party in such action or proceeding shall be entitled to reasonable attorneys' fees to be fixed by the court.

34.Sublease Consideration. Upon occupancy in the Premises, Subtenant has paid the sum of $46,375 as sublease consideration.
Tenant may apply the sublease consideration to pay the cost of performing any obligation which Subtenant fails to perform within the time required by this Sublease, but such application by Tenant
shall not be the exclusive remedy for Subtenant's default. If the sublease consideration is applied by Tenant, Subtenant shall on demand pay the sum necessary to replenish the sublease consideration
to its original amount. To the extent not applied by Tenant to cure defaults by Subtenant, the sublease consideration may be applied against the rent payable for the last month of the term, or to cure
damages caused by Subtenant during move out. The sublease consideration shall not be refundable.

35.Corporate Authority. If Subtenant signs as a corporation, each of the persons executing this Sublease on behalf of
Subtenant does hereby covenant and warrant that Subtenant is a duly authorized and existing corporation, that Subtenant has and is qualified to do business in Utah, that the corporation has full right
and authority to enter into this Sublease, and that each and all of the persons signing on behalf of the corporation were authorized to do so. Upon Tenant's request, Subtenant shall provide Tenant
with evidence reasonably satisfactory to Tenant confirming the foregoing covenants and warranties.

36.Sublease Effective Date. Submission of this instrument for examination or signature by Subtenant does not constitute a
reservation of or option for sublease, and it is not effective as a sublease or otherwise until execution and delivery by both Tenant and Subtenant.

37.Brokerage. Subtenant represents and warrants that it has dealt with no broker, agent or other person in connection with
this transaction and/or that no broker, agent or other person brought about this transaction other than Canopy Properties, Inc., and Subtenant agrees to indemnify and hold Tenant harmless from
and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Subtenant with regard to this leasing transaction.
The provisions of this Article shall survive the termination of this Sublease.

38.Force Majeure. Whenever a period of time is herein prescribed for action to be taken by either party to the Sublease,
said party shall not be liable or responsible for, and there shall be excluded from the computation for any such period of time, any delays due to strikes, riots, Acts of God, shortages of labor or
materials, war, governmental laws, regulations or restrictions or any other causes of any kind whatsoever which are beyond the control of said party.

39.Certain Rights Reserved by Tenant. Tenant shall have the following rights, exercisable without notice and without
liability to Subtenant for damage or injury to property, persons or business and without effecting an eviction, constructive or actual, or disturbance of Subtenant's use or possession or giving rise
to any claim for setoff or abatement of rent:



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40.Personal Liability. The liability of Tenant to Subtenant for any default by Tenant under the terms of this Sublease shall
be limited to the interest of Tenant in the Building and the land, and Tenant shall not be personally liable for any deficiency. This clause shall not be deemed to limit or deny any remedies which
Subtenant may have in the event of default by Tenant hereunder which do not involve the personal liability of Tenant.

41.Sublease Cancellation. Intentionally omitted.

42.Miscellaneous.



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IN
WITNESS WHEREOF, the parties hereto have executed this Sublease the day and year first above written.

|TENANT/SUBLANDLORD:                                  |  | SUBTENANT:                 
|---------------------------------------------------- |  | ---------------------------
|Canopy Properties, Inc.                              |  | Caldera International, Inc.
|By:                                                  |  | /s/BOYD WORTHINGTON        
|Its:                                                 |  | Managing Director          
|Accepted by LANDLORD:
Gateway Technology Center, LLC |  |                            
|By:                                                  |  |                            
|Its:                                                 |  |                            

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EXHIBIT A

Premises

Initially 30,000 Approximate Square Feet identified as Suites 100, 200, and 250 of the Canopy Office Building II, located at 355 South 520 West, Lindon, Utah; and
subsequently 5,000 approximate square feet identified as Suite 150, and later approximately 5,000 additional square feet identified as Suite 175, as outlined in the Basic Sublease
Information.

Legal Description

Lot 4, Plat "A" Gateway Technology Center II Subdivision (A Revision of Gateway Technology Center "B"), Lindon, Utah, according to the official plat thereof,
filed October 1, 1999, as Entry No. 106960, Map Filing No. 8248, of the Official Records of the Utah County Recorder.

Floor Plans

Attached

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EXHIBIT B

Building Work

"Building Standard Work"

Subtenant
accepts Subtenant Improvements existing in the Premises on February 1, 2002 in "as is condition," except as noted in nonstandard work below.

"Building
Nonstandard Work"

Subtenant
acknowledges the inclusion of existing furniture and structured communication cabling in the Premises on February 1, 2002 in "as is condition," but nevertheless as a
"nonstandard" part of the sublease.

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EXHIBIT C

FORM OF ESTOPPEL CERTIFICATE

I
hereby certify that:

Executed
on , 20    at Utah County, Utah.

I
declare under penalty of perjury that the foregoing is true and correct.

Subtenant

|By:  |  |  |  | 
|---- |  |  |  | 
|Its: |  |  |  | 

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EXHIBIT D

Rules and Regulations

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