Exhibit 10.19

	
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TRIPLE NET COMMERCIAL LEASE AGREEMENT

This commercial lease is entered into between 3926 Magazine Street Properties, LLC (hereinafter referred
to as “Landlord”) and Harper & Jones LLC, an entity organized and existing under the laws of the State
of Texas (hereinafter referred to as “Tenant”), and Drew Thomas Jones, who appears herein as guarantor
of  the  obligations  of  the  Tenant,  relating  to  that  certain  commercial  premises having  the  municipal
address  of 3932  Magazine  Street, New  Orleans,  Louisiana 70115,  (the  "Leased  Premises"),  on  the
following terms and conditions:

1. INITIAL TERM AND OPTION TERMS:  The Initial Term of this Lease shall be for a period
of three years and ninety days, commencing July 1, 2018 and ending at midnight, September 30,
2021.  If Tenant is currently not in material default under the provisions of this Lease, Tenant
shall have the option to renew this Lease for two (2) additional Option Terms of three (3) years
each if Tenant gives Landlord written notice of its intention to renew at least one hundred twenty
(120) days prior to the expiration of the Initial Term or the First Option Term of this Lease, as
applicable.

Although the initial term of this lease does not commence until July 1, 2018, Landlord has agreed
to allow Tenant to occupy the leased premises immediately upon performance of the following:
1) delivery of executed lease,  2)  payment  of  the first  and last month’s rent,  3)  payment  of the
security deposit, and 4) payment of the first month’s taxes and insurance. Said occupancy shall be
subject to the terms and conditions of this lease.

Subject to Tenant’s renewal option rights as defined above, if either party desires the Lease to
terminate at its expiration date, a thirty (30) day written notice shall be given to the other party.  If
no  notice is given,  the  Lease  shall  not  be  re-conducted for  a  specific  term,  except  that  it shall
continue a month to month basis.  In such event, either party may terminate the Lease at the end
of any month by giving a thirty (30) day written notice to the other party.

2. BASE RENT:  Beginning on October 1, 2018 Tenant shall pay monthly rental in the amount of
$3,000.00. Rent shall be payable in advance on the first (1st) day of each calendar month during
the entire Initial Term of this Lease and the Option Terms, if exercised.

If Tenant exercises its rights to renew Lease, Base Rent for the First Option Term of this lease
shall be $3,180.00 per month, and Base Rent for the Second Option Term shall be at then Market
Rate, to be agreed upon by Landlord and Tenant.

Rent shall be payable to Landlord at 3926 Magazine Street, New Orleans, LA  70115.  Landlord
may  from time to time  designate  other  places  for  the  payment of  the  rent  by  written notice  to
Tenant.

3. LATE CHARGES:  If any portion of the rent is not paid by the fifth (5th) day of each month,
Tenant shall be liable for a late charge equal to five percent (5%) of the unpaid rent.

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4. USE OF LEASED PREMISES:  The Leased Premises shall consist of the entirety of the space
located at 3932 Magazine Street, approximately 1,015 square feet, to be used as a retail clothing
shop, or any other use approved by Landlord in writing.  Landlord agrees that it shall not operate
or  engage  in  any  business  which derives  more  than  10%  of  its  income  from  the  sale  of men’s
clothing or dress shirts in the 3900 block of Magazine Street. Likewise, Landlord will not lease to
another tenant to operate a business which derives more than 10% of its income from the sale of
men’s clothing or dress shirts in the 3900 block of Magazine Street. This prohibition extends only
to properties owned or controlled by Landlord.

Additionally, Tenant will have the non exclusive use of the courtyard on the side of the Leased
Premises,  which  it  will  share  with  the  Landlord  and  its  guests.  Tenant  may  place  outdoor
furniture and seating in the courtyard, provided that it complies with all municipal ordinances and
regulations. Tenant shall also have the use of two reserved parking spaces, No. 1 and No. 2.

Tenant shall maintain current, at Tenant’s expense, all occupancy licenses and permits which are
required to operate a retail establishment. Tenant shall not use any portion of the Leased Premises
for any purpose that is unlawful or in violation of any zoning ordinances or any other laws nor for
any purpose that tends to injure or depreciate the property or create a nuisance or interfere with,
annoy or disturb any other persons.  Nothing shall be placed or done on the premises by Tenant
which  shall  cause  forfeiture  of  any  insurance.    Any  violation  of  this  section  shall  permit  the
Landlord at its option to immediately cancel this Lease upon written notice to Tenant.

5. ALTERATIONS:  Landlord  shall: improve exterior  courtyard  in  its  sole  discretion;  install
French style double doors with glass (or similar) to replace solid double doors currently installed
on courtyard side of Leased Premises and reinstall door or window (that is currently boarded up)
on courtyard side of Leased Premises.  Tenant shall improve the bathroom and kitchen area of the
leased  premises,  at  Tenant’s  expense  and  subject  to  Landlord’s  written  approval.  In  lieu  of  a
Tenant Improvement Allowance, Landlord shall provide Tenant with a three month abatement of
rent only. Taxes and Insurance shall not be abated.

Tenant shall make no other alterations or improvements to the Leased Premises without advance
written permission of Landlord.  Tenant shall provide Landlord with a detailed description of any
such  alterations  or  improvements  and  Tenant  shall  not  commence  work  until  Landlord  has
approved  the  work  in  writing.   Should  any  addition  or  alteration  made  by  Tenant  cause  any
increase in the insurance rate on the premises, Tenant shall pay such increase in addition to the
agreed monthly rental amount.  Any such additions or changes made to the premises by Tenant
shall  become  the  property  of  Landlord,  at  the  termination  of  this  Lease,  without any  right  of
reimbursement therefor.  Tenant shall promptly remove any items belonging to Tenant and repair
or replace in a like condition the Leased Premises on or before the expiration of this Lease, or any
extension or renewal thereof.

Any alterations or additions made by Tenant to the Leased Premises shall be performed in a good
and workmanlike manner, in compliance with all governmental requirements and permits. Tenant
shall  secure  sufficient  builders  risk,  liability  and  workers  compensation  insurance,  naming
Landlord  as  an  additional  insured  and  provide  proper  evidence  of  such  insurance  coverage  to
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Landlord  prior  to  commencement  of  any  work.    Tenant  shall  indemnify  and  hold  Landlord
harmless  from  all  claims,  liabilities,  obligations  and  expenses,  including  attorney  fees,  arising
from or in any way connected with such work.  Tenant shall only use a licensed contractor for
any such work; Tenant warrants that the contractor and all subcontractors, laborers and suppliers
shall  be  paid  in  a  timely  manner;  and  Tenant  hereby  indemnifies  Landlord  (including  attorney
fees) against liens for any work performed, material furnished, or obligations incurred by or on
behalf  of  Tenant,  Tenant  shall  keep  the  premises  free  from  any  such  liens,  and  Tenant  shall
discharge or bond any lien filed within ten (10) days after the filing thereof.

6. SECURITY DEPOSIT:  Upon execution of this Lease, Tenant shall pay to Landlord a security
deposit  in  the  amount  of $3,000.00  to  be  held  for  the  performance  by  Tenant  of  Tenant's
covenants and obligations under this Lease, it being expressly understood that the deposit shall
not  be  considered  at  any  time  an  advance  payment  of  rental,  last  month's  rent,  a  measure  of
Landlord's damage in case of default by Tenant or breach by Tenant of Tenant's covenants under
this Lease.

Upon  the  occurrence  of  any  event  of  default  by  Tenant,  Landlord  at  its  option  may  use  such
deposit to the extent necessary to apply toward any arrears of rent, or to apply toward any other
damage, injury or expense caused to Landlord by such event of default.  Landlord shall have the
right to retain and expend such deposit toward the cost of cleaning and repairing the premises if
Tenant  shall  fail  to  deliver  up  such  premises  at  the  termination  of  this  Lease  in  the  condition
delivered, less ordinary wear and tear.  Tenant shall make actual delivery of the keys to Landlord.
Failure  to  make  delivery  shall  result  in  a  re-key  charge  of  all  locks  located  on  the  Leased
Premises.

7. RIGHT OF ENTRY:  Landlord, its employees, agents, successors or assigns shall have the right
to enter the premises at all reasonable times for the purpose of inspection, or in order to make any
repairs which may be necessary for the preservation of the property.  If locks are changed at any
time  during  the  term  of  this  Lease,  Landlord  or  its  agent  shall  be  supplied  with  current  keys
and/or alarm codes by Tenant.  Landlord reserves the right to post "For Lease" signs and show the
Leased Premises to prospective tenants one hundred twenty (120) days preceding the expiration
of  the  Lease.    Landlord  also  reserves  the  right  to  post  "For  Sale"  signs  and  show  the  Leased
Premises to prospective purchasers at any time during the Lease.

8. DELIVERY OF PREMISES: Tenant assuming possession of the Leased Premises constitutes
an admission that premises have been examined and found to be in good and safe condition and
that Tenant accepts the premises in "AS IS" condition; assumes responsibility for the condition of
the  Leased  Premises  in  accordance  with  the  provisions  of  LA-R.S.  9:3221;  agrees  to  keep  the
premises in good condition during the term of this Lease, and any extension or renewal thereof, at
Tenant's expense; agrees to keep the premises broom clean and free from dirt, trash and debris
during the entire term of this Lease, or any extensions or renewals thereof; and agrees to return
the premises to Landlord in the same good and clean condition at the termination of this Lease,
normal wear and tear excepted.  Tenant shall make actual delivery of the keys to Landlord.

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9. CONDITION  AND  UPKEEP  OF  PREMISES:  Tenant  agrees  not  to  store  merchandise  or
leave trash outside the Leased Premises.  All trash shall be kept in containers.  Should Tenant be
in  default  of  the  requirements  of  this  provision,  Landlord  may,  after  written  notice  to  Tenant,
remedy such default at Tenant's expense, and such expense shall be treated as additional rental
due under this Lease by Tenant.

10. MAINTENANCE, REPAIRS AND REPLACEMENTS:  Landlord shall only be responsible
for  maintaining  the  slab, foundation  and  roof of the  Leased  Premises.   Landlord  has  no other
obligations  whatsoever  for  maintenance  or  repairs  of  the  Leased  Premises  of  any  nature
whatsoever, either ordinary or extraordinary, during the term of this Lease except that landlord
will  be  responsible  for  any  HVAC  repair/replacement  above  $500  per  calendar  year.  Tenant
assumes full and complete responsibility for all other repairs, replacements and maintenance of
the Leased Premises, including but not limited to painting, wall covering, floor covering and all
non-structural  elements  of  the  Leased  Premises  and  any  appurtenances,  structures or
improvements thereon.

If  Tenant  refuses  or  neglects  to  perform  maintenance  or  make  repairs or  replacements,  or  if
Landlord is required to make repairs by reason of Tenant's negligent acts or omissions, Landlord
shall  have  the  right,  but  not  be  obligated,  to  perform  maintenance  or  make  such  repairs  or
replacements on behalf of and for the account of Tenant; in such event, such work shall be paid
for  by  Tenant  as  additional  rent  promptly upon  receipt  of  a  bill.  All maintenance,  repairs  and
replacements  for  which  Tenant  is  obligated  hereunder  shall  be approved  by  Landlord  prior  to
their commencement and shall be performed in a good and workmanlike manner, in compliance
with all governmental requirements and permits.

Tenant shall secure sufficient builders risk, liability and workers compensation insurance, naming
Landlord  as  an  additional  insured and  provide  proper  evidence  of  such  insurance  coverage  to
Landlord  prior  to  commencement  of  any  work.  Tenant  shall  indemnify  and  hold  Landlord
harmless  from  all  claims,  liabilities,  obligations  and  expenses,  including  attorney  fees,  arising
from or in any way connected with such work.  Tenant shall only use a licensed contractor for
any such work; Tenant warrants that the contractor and all subcontractors, laborers and suppliers
shall  be  paid  in  a  timely  manner;  and  Tenant  hereby  indemnifies  Landlord  (including  attorney
fees) against liens for any work performed, material furnished, or obligations incurred by or on
behalf of Tenant, Tenant shall keep the premises and the Building free from any such liens, and
Tenant shall discharge or bond any lien filed within ten (10) days after the filing thereof.

11. SERVITUDES: Landlord shall have the right to grant servitudes and easements in areas of the
Leased  Premises  for  the  installation  of  utilities,  provided  that  the  use  of  such  servitude  and
easement for such purposes do not interfere substantially with the operation of Tenant's business.
The  Tenant  shall  not  be  entitled  to  any  compensation  or  abatement  of  rent  if  the  use  of  such
servitude or easement does not interfere substantially with the operation of the Tenant's business.

12. FIRE AND CASUALTY:  Should the premises be wholly destroyed, or materially damaged so
as to render it wholly unfit for occupancy, by fire or other unforeseen event not due to any fault or
neglect of Tenant or its agents, employees, contractors, patrons or visitors, then this Lease shall
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terminate and end, and both Tenant and Landlord shall be relieved of any further responsibility
hereunder for the remaining unexpired term of this Lease.  In that event, any advance rent shall be
pro rated and returned to Tenant.

Should the premises, through no fault or neglect of Tenant or its agents, employees, contractors,
patrons or visitors, only be partially destroyed or partially damaged by fire or other casualty so as
to render the premises untenantable, the rent herein shall abate thereafter until such time as the
premises are made tenantable by Landlord or Landlord may elect at its sole option to terminate
the Lease.  If only a portion of the premises is untenantable, a pro rata abatement of the rent shall
be made.

13. INDEMNITY:   Tenant  agrees  to  indemnify  and save  and  hold  forever  harmless  the  Landlord
against all suits, claims, damages and actions (including attorney's fees and costs and expenses of
litigation),  including  but  not  limited  to  personal  injury,  bodily  injury,  property  damage,
contamination by hazardous substances, environmental damage or otherwise, occasioned, arising
out  of,  or  in  any  manner  related  to  the  occupancy  of  the  Leased  Premises,  or  any  business  or
operation  conducted  thereupon  by  Tenant,  or  any  of Tenant's  agents,  servants  or  employees  or
otherwise  related  in  any  way  to  Tenant's  use  or  occupancy  of  the  Leased  Premises.    This
obligation  of  indemnity  and  defense  shall  extend  to  and  encompass  any  and  all  suits,  claims,
demands, actions and causes of action of whatever kind or character whatsoever, including, but
not limited to, claims or suits alleging the fault, negligence or liability of Landlord, either solely,
or in conjunction with others.

The Tenant's obligations under this paragraph shall be included with the insurance required to be
carried by Tenant under the "Tenant’s Insurance" paragraph herein.

14. EXPENSES:  Tenant shall pay all expenses pertaining to the Leased Premises, including but not
limited  to,  utilities,  telephone, internet,  security  monitoring, water,  ground  maintenance,  sewer
user fees, trash and garbage pickup, janitorial services and other fees, charges and costs arising
out of Tenant's use of the Leased Premises or incurred by or on behalf of Tenant.

15. DEFAULT BY TENANT:  Should Tenant at any time violate any of the conditions or covenants
of this Lease, or discontinue the use of the premises for the purpose for which they are rented, or
fail  to  pay  the  rent  punctually,  as  stipulated  herein;  or  upon  the  adjudication  of  Tenant  in
bankruptcy, the appointment of a receiver for Tenant, or the filing of bankruptcy, receivership or
respite petition by or for Tenant; or upon Tenant's suspension, failure or insolvency; or should
Tenant abandon the premises; and should any such violation continue for a period of fifteen (15)
days after written notice has been given Tenant, then, at the option of Landlord, the rent for the
whole  unexpired  term  of  this  Lease  shall  at  once  mature  and  become  immediately  due  and
payable;  and  Landlord  shall  have  the  further  option  to  at  once  demand  the  entire  rent  for  the
whole  term,  or  to  immediately  cancel  this  Lease,  or to  proceed  for  past  due  installments  only,
reserving  Landlord's  rights  to  later  proceed  for  the  remaining  installments, all  without  putting
Tenant in default, Tenant to remain responsible for all damages or losses suffered by Landlord,
Tenant hereby assenting thereto and expressly waiving any legal notices to vacate the premises.
Landlord shall have the right to evict Tenant in accordance with the provisions of Louisiana Code
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of  Civil  Procedure,  Articles  4701-4735,  without  forfeiting  any  of  Landlord's  rights  under  this
paragraph  or  under  the  other  terms  of  this  Lease  and  Landlord  may  at  the  same  time  or
subsequently sue for any money due or to enforce any other rights which Landlord may have.  All
rights and remedies of Landlord under this Lease shall be cumulative and none shall exclude any
other rights or remedies allowed by law.

16. WAIVER OF NOTICE:  Tenant specifically waives the five (5) day notice to vacate as set forth
in  the  Revised  Civil  Code  of  the  State  of  Louisiana  and  under  the  Louisiana  Code  of  Civil
Procedure, including C.C.P. Article 4701, as they may be amended.

17. LANDLORD’S  TAXES  AND  INSURANCE:   Tenant  shall  be  responsible  for:  (i)  all  real
property taxes assessed against the land and building comprising the Leased Premises, and (ii) all
insurance premiums charged for the property insurance and fire and extended coverage insurance
policy carried by Landlord covering the building and other improvements forming a part of the
Leased Premises, which amounts shall be due and payable on a monthly basis as additional rent.
The taxing authority and the insurance companies shall be paid directly by Landlord when due
and Landlord shall send a bill to Tenant for the property taxes and insurance premiums paid on
Tenant’s behalf.  The current taxes and insurance, as of the time of the creation of this lease, are
$1,088.00 per month, but that amount will vary.

Property taxes and insurance for the year 2018 shall be prorated.  If the termination date of this
Lease  occurs  prior  to  December  31st of  any  year,  Landlord  shall refund to  Tenant prorated
property taxes for the year the Lease is terminated.

18. ATTORNEY'S FEES AND EXPENSES:  In  the  event  of  litigation  or  other  proceeding  to
enforce performance of any terms of this Lease or any payment obligations under this Lease, the
prevailing  party  shall  be  entitled to  recover  all  attorney  fees  and  costs  that  may be  reasonably
incurred as a result of such litigation or other proceeding from the losing party.

19. LANDLORD  NOT  LIABLE:  Landlord  shall  not  be  liable  or  responsible  to  Tenant,  its
employees,  invitees,  licensees,  permittees  or  other  for  any  loss of  any  kind,  damage  or
inconvenience to any property or person occasioned by theft, fire, act of God, public enemy, fuel,
insurrection, vandalism, sabotage, war, court order, requisition, or order of Government body or
authority  unless  attributable  to  Landlord's  negligence  or  fault;  or  for  any  loss,  damage  or
inconvenience which may arise through repair or alteration of any part of the Leased Premises,
failure  to  make  any  such  repairs,  malfunction  or  failure  of  any  equipment  or  component,  or
interruption of services to the Leased Premises, provided that Landlord is acting in a prompt and
diligent manner to remedy all such deficiencies.

20. CONDEMNATION:  Landlord and Tenant mutually covenant and agree that if the whole or any
part of the Premises shall be taken by Federal, State, Parish, City, or other authority for public
use,  or  under  any  statute  or  by  right  of  eminent  domain  or  expropriation,  Tenant  shall  not  be
entitled to any part of any award that may be made for such taking, nor for any damages, except
that  portion  of  any  award  or  damages  paid,  which  is  directly  attributable  to  leasehold
improvements  installed  and  paid  for  by  Tenant.    In  the  event  of  partial  taking,  rent  shall  be
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reduced as of the date of such taking by a percentage equal to the percentage obtained by reletting
the space taken to the total space leased hereby, and if such taking renders the remainder of the
Premises  untenantable  for  Tenant's  purposes,  Tenant  shall  have  the  option,  to  be  exercised  by
notice in writing to Landlord within sixty (60) days after said taking, of terminating this Lease.
Such termination shall take place not later than thirty (30) days after receipt of such notice by
Landlord.  Landlord shall notify Tenant in writing within ten (10) days of the receipt of official
notice of commencement of condemnation proceedings.

21. LIMIT  ON  LIABILITY  OF  LANDLORD:  Under  no  circumstances  whatsoever  shall
Landlord  ever  be  liable  hereunder  for  consequential  or  special  damages;  and  all  liability  of
Landlord to Tenant for any default by Landlord under the terms of this Lease shall be limited to
the  proceeds  of  sale  on  execution  of  the  interest  of  Landlord  in  the  Leased  Premises; it  being
stipulated and agreed that Landlord shall not be personally liable for any deficiency.  This clause
shall not be deemed to limit or deny any remedies which Tenant may have, in the event of default
by Landlord hereunder, which do not involve the personal liability of Landlord.

22. SIGNS:  Tenant must obtain Landlord’s prior written approval of any signs posted or placed on
the  Leased  Premises,  which  approval  will  not  be  unreasonably  withheld.    All  signage shall  be
installed at Tenant’s expense, and shall comply with all local and city ordinances and regulations.
Upon termination of this Lease, Tenant shall remove any sign, advertisement or notice painted on
or affixed to the Leased Premises and restore the place it occupied to the condition in which it
existed  as  of  the  commencement  date of  this  Lease.  Upon  Tenant's  failure to  do  so,  Landlord
may do so at Tenant's expense.

23. ASSIGNMENT AND SUBLEASE:  Tenant shall not assign this Lease or sublet the Premises or
any  part  thereof  without the prior written  consent  of  Landlord, which  consent  shall not be
unreasonably withheld (based upon financial, business and other reasonable considerations).   In
no event shall any such Assignment or Sublease ever release Tenant or any Guarantor from any
obligation hereunder unless  Landlord  consents  in  writing  to  such  release.    In  the  event  of  any
such Assignment or Sublease, the assignee’s or subtenant’s business shall be in accordance with
the  use  set  forth  in  Section  4  of  the  Lease  and  the  assignee  or  subtenant  shall  assume  all
obligations under this Lease.

24. TENANT’S  INSURANCE:  It  is  agreed  that  the  Landlord  shall  be  under  no  obligation  to
maintain insurance of any kind or amount on the movable property of Tenant or for any property
of  or  personal  injury  liability  for  Tenant.    For  the  mutual  protection  of Landlord  and  Tenant,
Tenant at its sole expense agrees to carry and maintain general public liability insurance covering
the Leased Premises and Tenant’s use thereof and to furnish Landlord a certificate of insurance
issued  by  an  admitted  company  authorized  to  do  business  in  the  State  of  Louisiana  in  the
minimum coverage amounts of $1,000,000.00 each person, $2,000,000.00 each occurrence and
$1,000,000.00 property  damage  insuring  against  liability  on  the  then  prevailing  Louisiana
Standard Owner's Landlords and Tenants policy forms against liability occurring in, on or around
the premises with a deductible no greater than $5,000.00 and with  appropriate additional insured
clauses in favor of Landlord as its interests may appear.  All policies of insurance shall contain a
provision that the insurer will give Landlord at least ten (10) days notice in writing in advance of
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any material change, cancellation, termination, lapse, or any reduction of any insurance coverage.
Tenant  shall  furnish  the  certificate  of  insurance  to  Landlord  upon  execution  of  this  Lease  and
each renewal period thereafter.  Tenant shall further be responsible for securing its own contents
insurance coverage and Landlord shall have no liability whatsoever for any damage to Tenant's
contents  ("Contents"  shall  include  any  and  all  Tenant  property  including  without  limitation,
furniture, fixtures, equipment and inventory).

Tenant  shall  put  nothing  in  the  Leased  Premises  nor  do  anything  which  would  forfeit  the
Landlord's insurance or increase the rate charged for such insurance.  Should any action be taken
by Tenant which results in an increase in the rate of the premiums charged, then Tenant shall pay
the  additional  premiums  caused  by  the  increase  rate.    If  the  Tenant's  occupancy  or  business
prevents  Landlord  from  securing  proper  insurance,  then  Tenant  hereby  grants  to  Landlord  the
option of either: a) requiring the immediate termination of such use; or b) considering such use a
default entitling Landlord to all rights set forth previously.  In addition, Tenant shall at Tenant's
expense, maintain a worker's compensation policy in the minimum coverage necessary to meet
the requirements of the Louisiana Worker's Compensation Act.

25. SUBORDINATION:  This  Lease  is  subject  and  subordinate  to  any  mortgages  or  other
encumbrance  which  now  or  hereafter  encumber  or  affect  the  Leased  Premises,  and  to  all
renewals, modifications, consolidations, replacements and extensions thereof.  This clause shall
be self-operative and no further instrument of subordination need be required by a mortgagee or
Landlord.  In confirmation of such subordination, however, Tenant shall, at Landlord's request,
promptly  execute  any  appropriate  certificate  or  instrument  that  Landlord may  request.    Tenant
hereby  constitutes  and  appoints  Landlord  as  Tenant's  attorney-in-fact  to  execute  any  such
certificate  or  instrument  for  and  on  behalf  of  Tenant.    In  the  event  of  the  enforcement  by  the
holder of any such instrument of the remedies provided for by law or by such mortgage or other
encumbrance, Tenant will, upon request of any other person or party succeeding to the interest of
Landlord as a result of such enforcement, automatically become the Tenant of such successor in
interest  without  change  in  the  terms  or  other  provisions  of  this  Lease.    Upon  request  by  such
successor in interest, Tenant shall execute and deliver an instrument or instruments confirming
the attornment herein provided for.

26. ESTOPPEL CERTIFICATES:  Tenant agrees, at any time and from time to time, upon not less
than  five  (5)  days'  prior  written  notice  by  Landlord  to  execute,  acknowledge  and  deliver  to
Landlord  or  to  such  person(s)  as  may  be  designated  by  Landlord,  a  statement in  writing  (i)
certifying that Tenant is in possession of the Premises, has unconditionally accepted the same and
is currently paying rents reserved hereunder, (ii) certifying that this Lease is unmodified and in
full force and effect (or if there have been modifications, that this Lease is in full force and effect
as  modified  and  stating  the  modifications),  (iii)  stating  the  dates  to  which  the  rent  and  other
changes  hereunder  have  been  paid  by  Tenant  and  (iv)  stating  whether  or  not  to  the  best
knowledge of Tenant, Landlord is in default in the performance of any covenant, agreement or
condition  contained  in this  Lease,  and, if  so, specifying  each  such  default  of  which  notices  to
Landlord should be sent.  Any such statement delivered pursuant hereto may be relied upon by
any owner, prospective owner, prospective purchaser, mortgagee or prospective mortgagee of the
Building(s) or of Landlord's interest therein, or any prospective assignee of any such mortgagee.
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27. RECORDATION: This Lease shall not be placed of record.  However, at the request of either
party, the other shall enter into a "Notice of Lease" for purposes of recordation, which notice shall
fairly reflect the nature and term of this Lease and the property affected, but without designating
the rent payments.

28. ASSIGNMENT  BY  LANDLORD:   Landlord  shall  have  the  right  to  transfer  and  assign,  in
whole  or  in  part,  all  of  Landlord's  rights  and  obligations  hereunder,  as  well  as  the  Leased
Premises and the building and property referred to herein, and in such event the Landlord shall
have no further liability or obligation hereunder.

29. PERSONAL  PROPERTY:  Tenant may  place furniture  and  other  personal  property in  the
courtyard areas of the Leased Premises at the time of the execution of this Lease, but without any
warranty as to fitness or condition.

All personal property owned by Tenant remaining in the Premises upon termination of this lease
shall  be  considered  to  have  been  abandoned  by  Tenant  and  Landlord  may  dispose  of it  in  any
manner Landlord wishes.

30. COMPLIANCE WITH LAWS:  Tenant shall, at Tenant's sole expense, comply with all laws,
rules, regulations, requirements and recommendations of all parish, municipal, state, federal and
other applicable governmental authorities now or hereafter in force, including, without limitation,
the  Americans  with  Disabilities  Act  of  1990  ("ADA"),  as  they  relate  to  the  Premises  and  the
conduct  of  Tenant's  business  therein.    To  the  extent  required  by  the  ADA,  Tenant  at  its  sole
expense,  shall  place  appropriate  signage  (with  respect  to  the  Premises)  on  the  interior  of  the
Premises,  and  with  Landlord's  prior  written  consent,  on  the  exterior  of  the  Premises.    Tenant
agrees to indemnify Landlord for all damages, losses, fines and expenses, including reasonable
attorney's fees, incurred by Landlord as a result of Tenant's failure to comply with any provision
of this paragraph.

31. ENVIRONMENTAL  COMPLIANCE:  Tenant  shall  not  cause  or  permit  the  presence,  use
disposal, storage, or release of any hazardous or environmentally unsafe substances on or in the
Leased Premises.  Tenant shall not do, or allow anyone else to do, anything affecting the Leased
Premises  in  violation  of  any  state  or  federal  Environmental  laws  and  regulations.    Tenant
warrants that the Leased Premises shall remain environmentally safe and free from contamination
of hazardous substances during and subsequent to the term of this Lease, arising from or in any
way related to Tenant's operation and use of the Leased Premises, including but not limited to
Tenant's  production,  use  and  handling of  auto  paints,  solvents  and  related  products.    Tenant
agrees  to  indemnify  and  hold  Landlord  harmless  against  all  claims  and  liabilities  arising  from
Tenant's  breach  of  this  covenant,  including  attorney's  fees  and  other  legal  costs  that  may  be
incurred by Landlord.

32. NUISANCE: Tenant agrees to conduct its business and control its agents, employees, invitees
and visitors in such manner as not to create any nuisance.

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33. CONFLICTS:  If  there  is  any  conflict  between  the  printed  portions  and  the  typewritten  or
handwritten portions, the typewritten or handwritten portion shall prevail.

34. PARTIAL INVALIDITY:  If any provision of this Lease or application thereof to any person or
circumstance  shall,  to  any  extent,  be  invalid,  the  remainder  of  this  Lease  or  the  application  of
such provision to persons or circumstances other than those to which it is held invalid shall not be
effected thereby and each provision of this Lease shall be valid and enforced to the fullest extent
permitted by law.

35. BINDING EFFECT:  This Lease, and each and every term and provision hereof, shall be for the
benefit of and be binding upon the parties hereto, and each of them, and their respective heirs,
successors, executors, administrators and assigns.

36. INTERPRETATION:  Any  ambiguity  in  the  provisions  of  this  Lease  shall  be  interpreted
without regard to which party prepared this Lease.

37. ADDITIONAL  PROVISIONS  OF  LEASE:  All  terms  and  conditions  of  this  Lease  are
included herein and no verbal agreements are to be considered as a part of this transaction.  This
Lease may not be altered, changed or amended, except by an instrument in writing signed by both
parties hereto.

38. GOVERNING  LAW:  This  Lease  is  to  take  effect  in  Louisiana,  and  is  to  be  governed  and
controlled by the laws of Louisiana.

39. SOLIDARY OBLIGATION  OF  GUARANTOR  AND  TENANT: Drew Thomas Jones
(“Guarantor”) personally guarantees all of Tenant’s obligations and covenants under this Lease
during the Initial Term and the Option Terms, if exercised.  Guarantor shall be bound “in solido”
with Tenant for the full and faithful performance of all obligations and covenants of Tenant under
this Lease.

40. SURVIVAL  OF  RENT:  The  covenant  to  pay  any  rent  or  additional  rent  shall  survive  that
termination of this Lease.

41. SOLIDARY OBLIGATION:  In the event that there be more than one person named as Tenant
herein,  each  Tenant  binds  himself,  jointly,  severally  and  in  solido,  with  all  the  others  for  the
payment  of  the  rent,  and  the  performance  of  all  of the  covenants,  agreements,  stipulations  and
conditions herein contained, in accordance with the terms hereof.

42. NOTICES: Any notice required or permitted to be given hereunder shall be in writing and
may be served via U.S. certified mail return receipt, hand delivery or overnight courier addressed
to  Landlord  and Tenant, respectively, at  the  addresses  set  forth  below,  as  well  as  notice  to  the
Tenant at the address of the Premises (if different from the address stated below).  Such notices
shall  be  deemed  served  when  received  or  three  days  after  placing  in  the  United  States  mail,
postage prepaid, by certified mail return receipt requested.  The addresses of the parties are:

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 TO LANDLORD: Mr. Alex Beard
    3926 Magazine Street Properties, LLC
    3926 Magazine Street
    New Orleans  LA   70115

 TO TENANT:  Harper & Jones LLC
 AND GUARANTOR 3932 Magazine Street
   New Orleans  LA   70115

   And

   Mr. Drew Thomas Jones
2260 5th Avenue
   Fort Worth TX   76110

43. BROKERAGE COMMISSION.  Landlord  agrees  to  pay  a  commission to  Beau  Box
Commercial Real Estate as per a separate commission agreement.

THUS DONE AND PASSED by Tenant, Guarantor and Landlord, in duplicate originals, in the
presence of the undersigned competent witnesses.

WITNESSES:     TENANT:

__________________________   HARPER & JONES, LLC


___________________________  BY: ___________________________      ___________
                                Drew Thomas Jones, Manager  date


WITNESSES:     GUARANTOR:

__________________________    ______________________________        _________
      DREW THOMAS JONES   date
_________________________


WITNESSES     LANDLORD:

__________________________   3926 MAGAZINE STREET PROPERTIES, LLC


_________________________   BY: ____________________________      _________
                   Alexander Beard, Manager  date

DocuSign Envelope ID: CF34738C-2DF5-4E6D-861A-E373C468AB8F