Document:

Exhibit
10.14

 

	Lease
                                            Agreement

     

    between

     

    FAIRFOREST
    OF GREENVILLE, LLC

     

    Landlord

     

    and

     

    ADAMAS
    ONE CORPORATION

     

    Tenant

     

    At

     

    Global
Business Park

28 Global Drive, Suite 300

Greenville, SC 29607

    	 	-1-	 

     

    

On
this the ___ day of August, 2021 (the “Effective Date”), this Lease Agreement (the “Lease”) is
made by and between Fairforest of Greenville, LLC, a South Carolina limited liability company (“Landlord”)
and Adamas One Corp., a Nevada corporation headquartered in Scottsdale, AZ (“Tenant”).

 

1.           BASIC
LEASE TERMS. The following sets out definitions and other terms which will be used throughout this Agreement:

 

a.       Premises:
That area designated as 28 Global Drive, Suite 300, consisting of 23,485 rentable square feet, as depicted on Exhibit A and labeled
as “Phase I.”

 

b.       Property:
The commercial development known as the Global Business Park

 

c.       Building:
That building located on the Property and which contains the Premises.

 

d.       Term:
The period of 10 YEARS beginning on the Commencement Date and continuing through the Expiration Date, with a Tenant option to extend
the Term for an additional 5 years subject to terms set forth herein.

 

e.       Commencement
Date: August 15, 2021

 

f.       Expiration
Date: July 31, 2031

 

g.       Minimum
Annual Rent: The sum set out below and calculated as follows:

 

	Lease
    Year	Dates	$
    per SQ FT	Minimum
    Annual Rent	Monthly
    Base Rent
	Years
    1-3	8/15/2021
    — 7/31/2024	$
    5.00	$
    117,425.00	$
    9,785.42
	Years
    4-5	8/01/2024
    — 7/31/2026	$
    5.50	$
    129,167.50	$
    10,763.96
	Years
    6-7	8/01/2026
    — 7/31/2028	$
    6.00	$
    140,910.00	$
    11,742.50
	Years
    8-10	8/01/2028
    — 7/31/2031	$
    6.50	$
    152,652.50	$
    12,721.04
	Years
    11-12 (*)	8/01/2031—
    7/31/2033	$
    7.00	$
    164,395.00	$
    13,699.58
	Years
    13-15 (*)	8/01/2033
    — 7/31/2036	$
    7.50	$
    176,137.50	$
    14,678.13

 

	(*)	Assumes
Tenant has exercised option

 

h.       Estimated
Annual Operating Expenses: $1.50 per sqft

 

i.       Use:
Manufacture and sale of lab-grown diamonds.

 

j.       Security
Deposit: $ ZERO

 

k.       Addresses
for Notices:

 

	Landlord:

    28
Global Drive, Suite 100

Greenville, SC 29607

ATTN: Madina Cauthen

E-mail: mwcauthen@pacgc.com

    Phone:
    (864) 448-0492

     
	Tenant:

    28
Global Drive, Suite 300

Greenville, SC 29607

Copy to: steves@adamasone.com

    	Fairforest of Greenville, LLC – Adamas Lease	-2-	 

     

    

1.        Additional
defined terms: Certain additional terms, for purposes of this Lease, shall be ascribed the meanings set out in Rider
1.Contents: The following are attached hereto and made a part of this Lease:

 

	Rider
    1 — Additional Definitions	Exhibit
    A — Premises
	 	Exhibit
B — Building Rules

    Exhibit
C — Tenant Estoppel Certificate form

    Exhibit
D — Guaranty

    Schedule
1 to Tenant Estoppel Certificate

 

2.           PREMISES. Landlord
leases to Tenant, and Tenant leases from Landlord, the Premises, together with the right in common with others to use certain Common
Areas. Tenant accepts the Premises, Building, and Common Areas AS IS without relying on any representation, covenant, or warranty by
Landlord other than as expressly set forth in this Lease. Landlord and Tenant stipulate and agree that the rentable square footage
set out above in Section 1(a) is correct and shall serve as the basis for calculation without regard to actual measurement.

 

3.           USE.
Tenant shall occupy and use the Premises only for the Use specified in Section 1, above. Tenant shall not engage in, cause, or
permit any conduct or condition which may endanger, disturb, or otherwise interfere with any other Property occupant’s normal
operations or with the management of the Property. Tenant shall not use or permit the use of any portion of the Property for outdoor
storage or installations outside of the Premises. Tenant may use the Common Areas only for their intended purposes.

 

4.           TERM
& POSSESSION. The Term of this Lease shall commence on the Commencement Date and shall end at the conclusion of the Expiration
Date unless sooner terminated in accordance with this Lease.

 

5.           RENT.

 

a.       Tenant
shall pay Landlord, without demand, deduction, or offset, Rent during the Term. Tenant shall pay the Monthly Rent, in advance, on the
1st day of each calendar month during the Term at Landlord’s notice address designated herein or at such other place as
Landlord may designate; provided, however, that the first full month’s Monthly Rent and the prorated Monthly Rent for the first
partial month, if any, shall be paid concurrently with execution of this Lease. Rent shall be considered late if not paid in full by
the 5th day of each month, and late Rent shall result in a service and handling charge of 5% for each month or part of a month
that any balance is unpaid, such charge to be compounding. If any taxes, special assessments, fees, or other charges are imposed against
Landlord by any authority with respect to the Rent, Tenant will pay these amounts to Landlord when due.

 

b.       Notwithstanding
the foregoing, Landlord shall waive Monthly Rent for the period from the Commencement Date through January 31, 2022, provided, however,
that this subsection shall be voided if Tenant breaches the Lease during such period.

    	Fairforest of Greenville, LLC – Adamas Lease	-3-	 

     

    

6.           OPERATING
EXPENSES.

 

a.       Tenant
shall pay for Tenant’s Share of the Annual Operating Expenses as additional Rent, which Landlord may require Tenant to pay in advance,
in monthly installments as part of the Monthly Rent, by estimating the Annual Operating Expenses. The initial estimate is set out above
in Section 1. Landlord may reasonably adjust the estimated Annual Operating Expenses from time to time if the actual Operating Expenses
do or are expected to increase or decrease, and may also invoice Tenant separately from time to time for any extraordinary or unanticipated
Operating Expenses.

 

b.       By
January 31st of any year, Tenant may request a statement of Operating Expenses for the preceding year or part of a year which
Landlord shall then produce by March 31st of such year. Within 30 days after delivery of the statement to Tenant, Landlord
or Tenant shall pay to the other the amount of any overpayment or deficiency then due from one to the other or, at Landlord’s option,
Landlord may credit Tenant’s account for any overpayment. If Tenant does not give Landlord notice within 30 days after receiving
Landlord’s statement that Tenant disagrees with the statement and specifying the items and amounts in dispute, Tenant shall be
deemed to agree with the statement and have waived the right to contest same. Landlord’s and Tenant’s obligation to pay any
overpayment or deficiency due the other pursuant to this Section shall survive the expiration or termination of this Lease.

 

c.       Notwithstanding
any other provision of this Lease to the contrary, Landlord may, in its sole reasonable discretion, determine from time to time the method
of computing and allocating Operating Expenses among Property occupants in such a manner that Landlord reasonably determines to be fair.
Circumstances that may cause such a determination include, without limitation, instances in which Operating Expenses disproportionately
affect or are disproportionately attributable to the Premises versus other parts of the Property, and in such cases the Operating Expenses
assessed to Tenant may exceed Tenant’s Share (or fall short thereof, as the case may be). Without limiting the foregoing, examples
of such situations may include instances in which Landlord’s insurance or the tax on the Property is increased due to Tenant’s
use, Alterations, or occupancy of the Premises.

 

7.           UTILITIES.
Tenant shall be responsible for all utilities supplied to the Premises, shall have an account in Tenant’s own name with each utility
vendor, and shall timely pay all charges directly to such vendors. Landlord shall have the exclusive right to select the vendors providing
utility services to the Building or the Premises. Any wiring, cable, pipes, meters, sub-meters, or other installations necessary to connect
utilities to the Premises and to open and maintain accounts in Tenant’s name shall be Tenant’s responsibility and shall be
installed at Tenant’s sole expense in a manner approved by Landlord.

 

8.           INSURANCE,
WAVERS, AND INDEMNIFICATION.

 

a.       Landlord.
Landlord shall maintain insurance against loss or damage to the Building or the Property with coverage for perils as set forth under
the standard “Causes of Loss — Special Form” or equivalent property insurance policy in an amount equal to the full
insurable replacement cost of the Building (excluding coverage of Tenant’s personal property and any Alterations by Tenant), and
such other insurance, including rent loss coverage, as Landlord may reasonably deem appropriate or as any Mortgagee may require.

    	Fairforest of Greenville, LLC – Adamas Lease	-4-	 

     

    

b.       Tenant.
Tenant, at Tenant’s own expense, shall keep in effect at all times throughout the Term commercial general liability insurance,
including blanket contractual liability insurance, covering Tenant’s use of the Property, with such coverages and limits of liability
as Landlord may reasonably require but not less than combined single limits of $2,000,000 per occurrence and in the aggregate for bodily
injury or property damage; however, such limits shall not limit Tenant’s liability. Any general aggregate limit shall apply on
a “per location” basis. The policy shall be occurrence-based (not claims-made), shall name Landlord as a named additional
insured, shall name other additional insureds as Landlord may request, including Mortgagee(s) of Landlord, and shall be endorsed to provide
that it is primary to and not contributory to any policies carried by Landlord. Any insurance required of Tenant under this Lease shall
not be cancelable or reduceable without at least 30 days prior notice to Landlord. The insurer providing such policy shall be authorized
to issue such insurance, licensed to do business and admitted in the state of South Carolina, and rated at least A-VII in the most current
edition of Best’s Insurance Reports. Tenant shall deliver to Landlord a certificate of insurance evidencing all coverage required
under this Lease on or before the Commencement Date or any earlier date on which Tenant accesses the Premises; at least 30 days prior
to the date of each policy renewal; and immediately upon any change or contemplated change to Tenant’s insurance during the Term.

 

c.       Waiver
of Subrogation. Landlord and Tenant each waive and release each from and against all claims for recovery against the other for any
loss or damage to the property of such party arising out of fire or other casualty which is coverable by a standard “Causes of
Loss — Special Form” property insurance policy with, in the case of Tenant, such endorsements and additional coverages as
are considered good business practice in Tenant’s business, even if such loss or damage shall be brought about by the fault or
negligence of the other Party or its Agents; provided, however, that such waiver by Landlord shall not be effective with respect to Tenant’s
liability described in Sections 9 and 10, below. This waiver and release is effective regardless of whether the releasing party actually
maintains the insurance described above in this Section and is not limited to the amount of insurance actually carried, or to the actual
proceeds received after a loss. Each Party shall have its insurance company that issues its property coverage waive any rights of subrogation,
and shall have the insurance company include an endorsement acknowledging this waiver, if necessary. Tenant assumes all risk of damage
to Tenant’s property within the Property, including any loss or damage caused by water leakage, fire, windstorm, explosion, theft,
act of another tenant, casualty, or any other cause.

 

d.       Indemnity.
Subject to the preceding Subsection (c), and except to the extent caused solely by the negligence or willful misconduct of Landlord,
Tenant shall indemnify, defend, and hold harmless Landlord and its Agents from and against any and all claims, actions, damages, liability,
and expense (including attorney fees and litigation costs) which may be asserted against, imposed upon, or incurred by Landlord or its
Agents and arising out of or in connection Tenant’s use or occupancy of the Premises, even if caused partly by an act or omission
of Landlord or its Agents, and regardless of whether prior to, during, or after the Term. Tenant’s obligations under this Subsection
shall survive the expiration or termination of this Lease.

    	Fairforest of Greenville, LLC – Adamas Lease	-5-	 

     

    

9.           MAINTENANCE
AND REPAIRS.

 

a.       Tenant.
Tenant accepts the Premises AS IS. Tenant at its sole expense shall Maintain the roof above the Premises, all fixtures inside or above
the Premises, and all other parts of the Premises which are not the responsibility of Landlord, and Tenant shall also Maintain any and
all wiring, cable, pipes, meters, sub-meters, or other installations which are necessary to deliver utility service to the Premises and
service the Premises exclusively. All upfit, Alterations, repairs, and replacements by Tenant shall be performed by duly licensed contractors
and shall utilize materials and equipment which are comparable in quality to those used in the Building’s original construction.
Alterations, repairs, and replacements to the Property, including the Premises, made necessary because of Tenant’s Alterations,
installations, use, occupancy, circumstances special or particular to Tenant, or any act or omission of Tenant shall be made by Landlord
or Tenant, but at Tenant’s sole expense.

 

b.       Landlord.
Landlord shall Maintain Structural Elements of the Premises, except to the extent structural repair or maintenance is made necessary
wholly or partly by upfit, Alterations, repairs, use, or occupancy of the Premises by Tenant.

 

c.       Fixtures.
Fixtures on the Premises are property of Landlord and shall remain property of Landlord upon expiration or termination of the Lease.
Tenant may use the fixtures during the Term for their intended uses and shall Maintain and keep the same in clean condition and good
repair.

 

10.          COMPLIANCE.

 

a.       With
Laws. Tenant shall, at Tenant’s sole expense, promptly comply with all Laws now or subsequently pertaining to the Premises
or Tenant’s use or occupancy thereof. This obligation includes, without limitation, obtaining all required permits and approvals
from the city, county, and any other governing body concerning Tenant’s use or Alterations. Tenant shall pay any taxes or other
charges by any authority on Tenant’s property or trade fixtures or relating to Tenant’s use of the Premises. Neither Tenant
nor its Agents shall use the Premises in any manner that under any Law would require Landlord to make any Alteration to or in the Building
or Common Areas (without limiting the foregoing, Tenant shall not use the Premises in any manner that would cause the Premises or the
Property to be deemed a “place of public accommodation” under the ADA if such use would require any such Alteration). Tenant
shall be responsible for compliance with the ADA, and any other Laws regarding accessibility, with respect to the Premises.

 

b.       Building
Rules. Tenant shall comply, and shall cause its Agents to comply, with the Building Rules attached hereto and which may be reasonably
adjusted by Landlord from time to time.

    	Fairforest of Greenville, LLC – Adamas Lease	-6-	 

     

    

c.       Insurance
cost increase as a result of Tenant conduct. Tenant agrees that it shall engage in no act or omission, including, without limitation,
Tenant’s operations, upfit, or Alterations, which results in or contributes to any increase in the cost of Landlord’s insurance
or which will prevent Landlord from procuring policies (including public liability) from companies and in a form satisfactory to Landlord.
If any breach of the preceding sentence by Tenant causes the rate of insurance to be increased, Tenant shall pay the amount of such increase
as Additional Rent within 30 days after being billed.

 

d.       Hazardous
Materials, generally. Tenant agrees to the following concerning Hazardous Materials, as defined herein: (i) Tenant shall conduct
no activity on the Premises that will use or produce any Hazardous Materials; (ii) the Premises will not be used for storage of any Hazardous
Materials; (iii) no portion of the Premises or Property will be used by Tenant or Tenant’s Agents for disposal of Hazardous Materials;
(iv) Tenant will deliver to Landlord copies of all Material Safety Data Sheets and other written information prepared by manufacturers,
importers or suppliers of any chemical; and (v) Tenant will immediately notify Landlord of any violation by Tenant or Tenant’s
Agents of any Environmental Laws or the release or suspected release of Hazardous Materials in, under or about the Premises, and Tenant
shall immediately deliver to Landlord a copy of any notice, filing or permit sent or received by Tenant with respect to the foregoing.
If at any time during or after the Term, any portion of the Property is found to be contaminated by Tenant or Tenant’s Agents or
subject to conditions prohibited in this Lease caused by Tenant or Tenant’s Agents, Tenant will indemnify, defend and hold Landlord
harmless from all claims, demands, actions, liabilities, costs, expenses, attorneys’ fees, damages and obligations of any nature
arising from or as a result thereof, and Landlord shall have the right to direct remediation activities, all of which shall be performed
at Tenant’s cost. Tenant’s obligations pursuant to this subsection shall survive the expiration or termination of this Lease.

 

e.       Hazardous
Materials, special considerations. Notwithstanding the foregoing Subsection (d), Landlord understands that Tenant’s Use may
involve the use, production, or storage of substances which may be considered Hazardous Materials. Therefore, notwithstanding contrary
provisions in the preceding Subsection (d), Tenant may be granted exceptions to this Section’s restrictions on Hazardous Materials
with Landlord’s informed written consent which may be conditioned upon any or all of the following:

 

    i.       The
presence, nature, quantity, use, and necessity of the Hazardous Materials in connection with Tenant’s Use;

 

    ii.       Whether
Tenant has adequate, as determined by Landlord’s sole discretion, insurance to cover liability or casualty that may arise out of
the Hazardous Materials;

 

    iii.       Landlord’s
own ability to obtain or maintain adequate insurance;

 

    iv.       Tenant
obtaining all necessary governmental approvals concerning the Hazardous Materials;

    	Fairforest of Greenville, LLC – Adamas Lease	-7-	 

     

    

   v.       Whether
the Hazardous Materials are stored, produced, or used under conditions that meet or exceed all pertinent Laws, regulations, manufacturer
specifications, manufacturer recommendations, and industry standards;

 

   vi.       Whether
Tenant stays abreast of and complies with all Laws, regulations, and directives from any governmental body with jurisdiction concerning
such Hazardous Materials;

 

   vii.       Any
upfit or Alterations to the Premises or Property made necessary in connection with the Hazardous Materials, and whether Tenant shall
undertake same at Tenant’s cost; and

 

   viii.       Tenant’s
cooperation with any insurer, Mortgagee, underwriter, inspector, governmental body, or other person who may have questions, concerns,
or requirements concerning the Hazardous Materials which affect Landlord’s ownership of the Property.

 

11.          SIGNS.
At Tenant’s expense and subject to Landlord’s approval, such approval not to be unreasonably withheld, Tenant may post at
least one sign on the Building exterior, one sign at the Fairforest Road entrance to the Property, and one sign at the Dairy Drive entrance
to the Property. Tenant shall maintain all such signs in good condition, shall remove such signs prior to the termination or expiration
of this Lease, and shall restore the Property to its condition existing prior to sign installation.

 

12.          ALTERATIONS.
Except for solely cosmetic Alterations (e.g., painting, wall covering, and floor covering) that (i) are not visible from the exterior
of the Premises, (ii) do not affect the structure of the Building or any Building System, (iii) do not require penetrations into the
floor, ceiling, roof, or walls, and (iv) do not require work within the walls, below the floor, or above the ceiling, Tenant shall not
make or permit any Alterations in or to the Premises without first obtaining Landlord’s consent, such consent not to be unreasonably
withheld.

 

a.       With
respect to any Alterations made by or on behalf of Tenant, regardless of whether such Alteration requires Landlord’s approval,
Tenant shall abide the following procedure for notifying Landlord of and, when necessary, seeking approval for Alterations:

 

   i.       Not
less than 10 days prior to commencing any Alteration, Tenant shall deliver to Landlord the plans, specifications and necessary permits
for the Alteration, together with certificates evidencing that Tenant’s contractors and subcontractors have adequate insurance
coverage naming Landlord, and any other associated or affiliated entity as their interests may appear as additional insureds.

 

   ii.       When
approval of the Alteration is required, Tenant shall also obtain Landlord’s prior written approval of any contractor or subcontractor
working on the Alteration.

 

   iii.       The
Alteration shall be constructed with new materials, in a good and workmanlike manner, and in compliance with all Laws and the plans and
specifications delivered to, and, if required as set out herein above, approved by Landlord.

    	Fairforest of Greenville, LLC – Adamas Lease	-8-	 

     

    

   iv.       Tenant
shall pay Landlord all reasonable costs and expenses in connection with Landlord’s review of Tenant’s plans and specifications,
and of any supervision or inspection of the construction Landlord deems necessary.

 

   v.       Upon
Landlord’s request, Tenant shall, prior to commencing any Alteration, provide Landlord reasonable security against liens arising
out of such construction.

 

b.       Any
Alteration by Tenant shall be the property of Tenant until the expiration or termination of this Lease when, at such time, without payment
by Landlord, the Alteration shall remain on the Property and become the property of Landlord unless Landlord gives notice to Tenant to
remove it, in which event Tenant will remove it, will repair any resulting damage, and will restore the Premises to the condition existing
prior to Tenant’s Alteration. At Tenant’s request, prior to Tenant making any Alterations, Landlord will notify Tenant whether
Tenant will be required to remove the Alterations at the expiration or termination of this Lease.

 

c.       Tenant
may install its trade fixtures, furniture and equipment in the Premises, provided that same shall not become attached to the Property
and the installation and removal of thereof will not affect any structural portion of the Property, any Building System or any other
equipment or facilities serving the Building or any occupant.

 

13.          MECHANICS’
LIENS. Tenant shall promptly pay for any labor, services, materials, supplies, or equipment furnished to Tenant at or about the
Premises. Tenant shall keep the Premises and Property free from any liens arising out of Tenant’s Alterations to, use of, or occupancy
of the Premises, including, without limitation, mechanics’ liens. In the event a lien or notice of lien is filed affecting the
Premises or the Property, Tenant shall immediately discharge the same by bonding or otherwise within 14 days after Tenant receives notice
of same regardless of the validity of such lien or claim. Tenant shall reimburse Landlord any costs or expenses incurred by Landlord
arising out of Tenant’s breach of any obligation under this Section, including, without limitation, reasonable attorney fees, bond
fees, filing fees, and court costs.

 

14.          LANDLORD
RIGHT OF ENTRY. Tenant shall permit Landlord and its Agents to enter the Premises at all reasonable times following reasonable
notice to inspect, Maintain, or make Alterations to the Premises or Property, to exhibit the Premises for the purpose of sale or financing,
and, during the last 12 months of the Term, to exhibit to Premises to any prospective tenant. Landlord shall make reasonable efforts
not to inconvenience Tenant while exercising such rights, but Landlord shall not be liable for any interference with Tenant’s occupancy
resulting from Landlord’s entry pursuant to this Section.

 

15.          DAMAGE
BY FIRE OR OTHER CASUALTY.

 

a.       Generally.
If the Premises or Common Areas shall be damaged or destroyed by fire or other casualty, Tenant shall promptly notify Landlord and Landlord,
subject to the conditions set forth in this Section, shall repair such damage and restore the Premises or Common Areas to substantially
the same condition in which they were immediately prior to such damage or destruction; provided, however, that Landlord shall not be
responsible for repair, restoration, or replacement of fixtures, equipment, or Alterations which were installed by or on behalf of Tenant.

    	Fairforest of Greenville, LLC – Adamas Lease	-9-	 

     

    

b.       Abatement
during restoration. Tenant shall receive an abatement of Minimum Annual Rent to the extent the Premises or a part thereof is rendered
untenantable as a result of fire or other casualty, to be calculated based on the percentage of the Premises square footage rendered
untenantable.

 

c.       Prolonged
repairs. Landlord shall notify Tenant within 30 days of receiving notice of the casualty event if Landlord reasonably believes the
restoration will take over 180 days from the date of the casualty event to complete, and in such event, either Party may elect to terminate
this Lease effective as of the date of the casualty by giving notice to the other within 10 days after Landlord’s notice.

 

d.       Casualty
during final 12 months of Term. If a casualty event occurs during the last 12 months of the Term, Landlord may terminate this Lease
unless Tenant has the right to extend the Term for at least 3 more years and does so within 30 days after the date of the casualty.

 

e.       Insurance.
To the extent Tenant receives or is entitled to insurance proceeds for the repair, replacement, or value of any part of the Premises
damaged by fire or other casualty, Landlord shall be entitled to those proceeds. Notwithstanding anything contrary in this Lease, Landlord
may terminate this Lease if there is a loss caused by fire or other casualty which is not covered, or not sufficiently covered, by insurance
required to be maintained by the Parties under this Lease.

 

16.          CONDEMNATION.
If (a) all of the Premises is Taken, (b) any part of the Premises is Taken and the remainder is insufficient in Landlord’s opinion
for the reasonable operation of Tenant’s business, or (c) any of the Property is Taken and, in Landlord’s opinion, it would
be impractical or the condemnation proceeds are insufficient to restore the remainder, then this Lease shall terminate as of the date
the condemning authority takes possession. If this Lease is not terminated, Landlord shall restore the Premises to a condition as near
as reasonably possible to the condition that existed prior to the Taking, the Minimum Annual Rent shall be abated to the extent all or
part of the Premises is untenantable in proportion to the square foot area untenantable, and this Lease shall be amended to reflect the
new layout of the Premises, if any. The compensation awarded for a Taking shall belong to Landlord. Except for any relocation benefits
to which Tenant may be entitled, Tenant hereby assigns all claims against the condemning authority to Landlord including, without limitation,
any claim relating to Tenant’s leasehold estate.

 

17.          QUIET
ENJOYMENT. Landlord covenants that Tenant shall, provided Tenant has performed all of its obligations under this Lease, have
quiet and peaceful possession of the Premises as against anyone claiming by or through Landlord, subject, however, to the terms of this
Lease.

    	Fairforest of Greenville, LLC – Adamas Lease	-10-	 

     

    

18.          ASSIGNMENT,
SUBLETTING, AND CHANGE IN CONTROL.

 

a.       Generally.
Except as provided in subsection (b) below, Tenant shall not enter into nor permit any Transfer, whether voluntary or by operation of
law, without Landlord’s prior consent which shall not be unreasonably withheld. Without limitation, Tenant agrees that Landlord’s
consent shall not be considered unreasonably withheld if (i) the proposed transferee is an existing tenant of Landlord or an affiliate
of Landlord, (ii) the business, business reputation, or creditworthiness of the proposed transferee is unacceptable to Landlord, (iii)
Landlord or an affiliate of Landlord has comparable space available for lease by the proposed transferee, or (iv) Tenant has been
in default under this Lease two or more times during the Term, or is presently in default under this Lease or any act or omission has
occurred which would constitute a default with the giving of notice and/or the passage of time. A consent to one Transfer shall not be
deemed to be a consent to any subsequent Transfer. In no event shall any Transfer relieve Tenant from any obligation under this Lease.
Landlord’s acceptance of Rent from any person shall not be deemed to be a waiver by Landlord of any provision of this Lease or
to be consent to any Transfer. Any Transfer not in conformity with this Section shall be void at the option of Landlord.

 

b.       Approval
requests. If Tenant requests Landlord’s consent to a Transfer, Tenant shall provide Landlord, at least 30 days prior to such
proposed Transfer, current financial statements of the transferee certified by an executive officer of the transferee, a complete copy
of the proposed Transfer documents, and any other information Landlord reasonably requests. Immediately following any approved assignment
or sublease, Tenant shall deliver to Landlord an assumption agreement reasonably acceptable to Landlord executed by Tenant and the transferee,
together with a certificate of insurance evidencing the transferee’s compliance with the insurance requirements of Tenant under
this Lease.

 

c.       Exception
for Affiliate transfers. Notwithstanding subsection (a), Landlord’s consent shall not be required for a Transfer by Tenant
to an Affiliate of Tenant, provided that (i) the Affiliate has as of the Transfer a tangible net worth at least equal to that of Tenant
as of the date of the of this Lease, (ii) Tenant provides Landlord notice of such transfer at least 30 days prior to its effective date,
together with current financial statements of the affiliate certified by an executive officer of the Affiliate, and (iii) in the case
of an assignment or sublease, Tenant delivers to Landlord an assumption agreement reasonably acceptable to landlord executed by Tenant
and the Affiliate, together with a certificate of insurance evidencing the Affiliate’s compliance with the insurance requirements
of Tenant under this Lease.

 

d.       New
lease for non-Affiliates. Notwithstanding subsection (a), if Tenant proposes to Transfer all of the Premises to a third party who
is not an Affiliate of Tenant, Landlord may elect to terminate this Lease, either conditioned on execution of a new lease between Landlord
and the proposed transferee or without that condition. If Tenant proposes to enter into a Transfer of less than all of the Premises (other
than to an Affiliate of Tenant), Landlord may amend this Lease to remove the portion of the Premises to be transferred, either conditioned
on execution of a new lease between Landlord and the proposed transferee or without that condition. If this Lease is not so terminated
or amended, Tenant shall pay to Landlord, immediately upon receipt, the excess of (i) all compensation received by Tenant for the Transfer
over (ii) the Rent allocable to the Premises transferred.

    	Fairforest of Greenville, LLC – Adamas Lease	-11-	 

     

    

e.       Landlord’s
costs. Tenant agrees to reimburse Landlord for reasonable administrative costs and attorneys’ fees incurrent in connection
with the processing and documentation of any Transfer for which Landlord’s consent is requested.

 

19.          SUBORDINATION
AND MORTGAGEE’S RIGHTS.

 

a.       Subordination.
Tenant accepts this Lease subject and subordinate to any Mortgage now or in the future affecting the Premises, provided that Tenant’s
right of possession of the Premises shall not be disturbed by the Mortgagee so long as Tenant is not in default under this Lease. This
clause shall be self-operative, but within 10 days after request, Tenant shall execute and deliver any further instruments confirming
the subordination of this Lease and any further instruments of attornment that a Mortgagee may reasonably request. However, any Mortgagee
may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by giving notice to Tenant, and this Lease shall
then be deemed prior to such Mortgage without regard to their respective dates of execution and delivery; provided that such subordination
shall not affect any Mortgagee’s rights with respect to condemnation awards, casualty insurance proceeds, intervening liens, or
any right which shall arise between the recording of such Mortgage and the execution of this Lease.

 

b.       Mortgagee
liability. No Mortgagee shall be (i) liable for any act or omission of a prior landlord; (ii) subject to any rental offsets or defenses
against a prior landlord; (iii) bound by any amendment of this Lease made without its written consent; or (iv) bound by payment of Monthly
Rent more than one month in advance or liable for any other funds paid by Tenant to Landlord unless such funds actually have been transferred
to the Mortgagee by Landlord.

 

c.       Restoration
of Property. The provisions of Sections 15 and 16 above notwithstanding, Landlord’s obligation to restore the Premises after
a casualty or condemnation shall be subject to the consent and prior rights of any Mortgagee.

 

20.          TENANT’S
CERTIFICATE AND FINANCIAL INFORMATION. Within 10 days after Landlord’s request from time to time, Tenant shall (a) execute,
acknowledge, and deliver to Landlord, for the benefit of Landlord, Mortgagee, any prospective Mortgagee, and any prospective buyer of
Landlord’s interest in the Property, an estoppel certificate in the form of the attached Exhibit C or other form requested by Landlord,
modified as necessary to accurately state the facts represented; and (b) furnish to Landlord, Landlord’s Mortgagee, prospective
Mortgagee, or prospective purchaser reasonably requested financial information.

 

21.          SURRENDER.

 

a.       Condition
upon surrender. On the date this Lease expires or terminates, Tenant shall return possession of the Premises to Landlord in good
and broom-clean condition, with all fixtures and Building Systems which are the responsibility of Tenant to Maintain functioning as intended,
except for ordinary wear and tear and except for casualty damage or other conditions that Tenant is not required to remedy under this
Lease. Prior to the expiration or termination of this Lease, Tenant shall remove from the Property all furniture, trade fixtures, equipment,
wiring, and cabling (unless Landlord directs Tenant otherwise), and all other personal property installed by tenant or its assignees
or subtenants. Tenant shall repair any damage resulting from such removal and shall restore the Property to good order and condition.
Any of Tenant’s personal property not removed as required shall be deemed abandoned as of the Expiration Date or date the Lease
is terminated, and Landlord, at Tenant’s expense, may remove, store, sell, or otherwise dispose of such property in such manner
as Landlord may see fit or Landlord may retain all or part of such property or sale proceeds as Landlord’s property. If Tenant
does not return possession of the Premises to Landlord in the condition required under this Lease, Tenant shall pay Landlord all resulting
damages Landlord may suffer as a result of such breach.

    	Fairforest of Greenville, LLC – Adamas Lease	-12-	 

     

    

b.       Holdover.
If Tenant remains in possession of the Premises after the expiration or termination of this Lease, Tenant’s occupancy of the Premises
shall be that of a tenancy at will. Tenant’s occupancy during any holdover period shall otherwise be subject to the provisions
of this Lease (unless clearly inapplicable), except that the Monthly Rent shall be 2 times the Monthly Rent that was payable for the
last full month immediately preceding the holdover. No holdover or payment by Tenant after the expiration or termination of this Lease
shall operate to extend the Term or prevent Landlord from immediate recovery of possession of the Premises by summary proceedings or
otherwise. Any provision in this Lease to the contrary notwithstanding, any holdover by Tenant shall constitute a default on the part
of Tenant under this Lease entitling Landlord to exercise, without obligation to provide Tenant any notice or cure period, all of the
remedies available to Landlord in the event of a Tenant default, and Tenant shall be liable for all damages, including consequently damages,
reasonable attorney fees, and any other costs suffered or incurred by Landlord arising out of the holdover, including, without limitation,
eviction.

 

22.          DEFAULTS
AND REMEDIES.

 

a.       Events
of Default. It shall be an Event of Default:

 

   i.       If
Tenant does not pay in full when due any and all Rent and, except as provided in Section 22(c) below, Tenant fails to cure such default
within 5 days of Landlord giving Tenant notice of default;

 

   ii.       If
Tenant enters into or permits any transfer in violation of Section 18, above;

 

   iii.       If
Tenant fails to observe and perform or otherwise breaches any other provision of this Lease and, except as provided in Section 22(c)
below, Tenant fails to cure the default within 10 days of Landlord giving Tenant notice of default; provided, however, that if the default
cannot reasonably be cured within such 10 days that Tenant shall be afforded a reasonable amount of additional time, not to exceed 20
days) to cure the default provided that Tenant has begun to cure the default within the initial 10 days and continues diligently and
in good faith efforts to complete cure the default; or

 

   iv.       If
Tenant becomes insolvent or makes a general assignment for the benefit of creditors or offers a settlement to creditors, or if a petition
in bankruptcy or for reorganization or for an arrangement with creditors under any federal or state law is filed by or against Tenant,
or a bill in equity or other proceeding for the appointment of a receiver for any of Tenant’s assets is commenced, or if any of
the real or personal property of Tenant shall be levied upon, provided that any proceeding brought by anyone other than Landlord or Tenant
under any bankruptcy, insolvency, receivership, or similar law shall not constitute an Event of Default until such proceeding has continued
unstayed for more than 60 consecutive days.

    	Fairforest of Greenville, LLC – Adamas Lease	-13-	 

     

    

b.       Remedies.
If an Event of Default occurs, Landlord shall have the following non-exclusive rights and remedies:

 

   i.       Landlord,
without any obligation to do so, may elect to cure the default on Tenant’s behalf in which event Tenant shall reimburse Landlord
upon demand for any sums paid or costs incurred by Landlord, together with an administrative fee of 15% thereof, in curing the default,
plus interest at the Interest Rate from the respective dates of Landlord’s incurring such costs, which sums, costs, and interest
shall be deemed additional Rent;

 

   ii.       To
enter and repossess the Premises, by breaking open locked doors if necessary, and remove all persons and all or any property, by action
at law or otherwise, without being liable for prosecution or damages; and Landlord may, at Landlord’s option,

 

   iii.       To
sue for Rent as it comes due; and

 

   iv.       To
terminate this Lease and the Term without any right on the part of Tenant to save the forfeiture by payment of any sum due or by other
performance of any condition, term, or covenant broken.

 

c.       Notice
and cure rights within a 12-month period. Notwithstanding any contrary provision in this Section, (i) Landlord shall not be required
to give Tenant the notice or opportunity to cure provided for in Section 22(a) more than twice in any consecutive 12-month period, and
thereafter Landlord may declare an Event of Default immediately without affording Tenant any of the notice and cure rights provided under
this Lease, and (ii) Landlord shall not be required to give such notice prior to exercising its rights under Section 22(b) if Tenant
fails to comply with the provisions of Sections 13, 20, or 27 or in an emergency.

 

d.       Non-waiver.
No waiver by Landlord of any breach by Tenant shall constitute a waiver of any subsequent breach, nor shall any forbearance by Landlord
to seek a remedy for any breach be a waiver by Landlord of any rights and remedies with respect to such or any subsequent breach. Efforts
by Landlord to mitigate the damages caused by Tenant’s default shall not constitute a waiver of Landlord’s right to recover
damages hereunder. No right or remedy herein conferred upon or reserved to landlord is intended to be exclusive of any other right or
remedy provided herein or by law, but each shall be cumulative and in addition to every other right or remedy given herein or now or
hereafter existing at law or in equity. No payment by Tenant or receipt or acceptance by Landlord of a lesser amount than the total amount
due Landlord under this Lease shall be deemed to be other than on account, nor shall any endorsement or statement on any check or payment
be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover
the balance of Rent due, or Landlord’s right to pursue any other available remedy.

    	Fairforest of Greenville, LLC – Adamas Lease	-14-	 

     

    

e.       Fees
and costs of enforcement. If either party commences an action against the other party arising out of or in connection with this Lease,
the prevailing party shall be entitled to have and recover from the other party attorneys’ fees, costs of suit, investigation expenses,
and discovery costs, including costs of appeal.

 

f.       Jury
waiver. Each party waives the right to a trial by jury in any action or proceeding based upon or related to the subject matter of
this Lease.

 

g.       Landlord’s
obligation to cover. If Tenant is evicted from or abandons the Premises, Landlord shall make commercially reasonable efforts to re-let
the Premises to another tenant, but Tenant shall be and remain responsible for all Rent that comes due unless and until the Premises
is re-let, and the difference between the Rent that should have otherwise been owed by Tenant under the Lease and the price for which
the Premises is re-let, provided such price is reasonable.

 

23.          TENANT’S
AUTHORITY. Tenant represents and warrants to Landlord that (a) Tenant is duly formed, validly existing and in good standing under
the laws of the state under which Tenant is organized, and qualified to do business in South Carolina, and (b) the person(s) signing
this Lease are duly authorized to execute and deliver this Lease on behalf of Tenant.

 

24.          LIABILITY
OF LANDLORD. The word “Landlord” in this Lease includes the Landlord executing this Lease as well as its successors
and assigns, each of which shall have the same rights, remedies, powers, authorities, and privileges as it would have had it originally
signed this Lease as Landlord. Any such person or entity, whether or not named in this Lease, shall have no liability under this Lease
after it ceases to hold title to the Premises except for obligations already accrued (and, as to any unapplied portion of Tenant’s
Security Deposit, Landlord shall be relieved of all liability upon transfer of such portion to its successor in interest). Tenant shall
look solely to Landlord’s successor(s) in interest for the performance of the covenants and obligations of the Landlord
hereunder which subsequently accrue. Landlord shall not be deemed to be in default under this Lease unless Tenant gives Landlord notice
specifying the default and Landlord fails to cure the default within a reasonable period following such notice. In no event shall Landlord
be liable to Tenant for any loss of business or profits of Tenant or for consequential, punitive, or special damages of any kind. Neither
Landlord nor any principal of Landlord nor any owner of the Property, whether disclosed or undisclosed, shall have any personal liability
with respect to any of the provisions of this Lease or the Premises; Tenant shall look solely to the equity of Landlord in the Property
for the satisfaction of any claim by Tenant against Landlord.

 

25.          MISCELLANEOUS.

 

a.       Non-disclosure.
Unless required to do so by law, Tenant shall not disclose this Lease nor any term of this Lease to any party, including, without limitation,
other tenants at the Property, without first obtaining Landlord’s express written permission. In the event Tenant is required by
law to disclose the Lease or a term of the Lease, Tenant shall provide Landlord with ample written notice that such disclosure is pending.
Notwithstanding the foregoing, Tenant’s disclosure of Lease terms to a lender or bank of Tenant shall not be a violation of this
subsection; provided, however, that Tenant shall ensure such lender or bank maintain the confidentiality of such information.

    	Fairforest of Greenville, LLC – Adamas Lease	-15-	 

     

    

b.       Headings.
Section and subsection headings and captions in this Lease are for convenience only, are not part of this Lease, and do not in any way
define, limit, describe, or amplify the terms of this Lease.

 

c.       Entire
agreement and merger. This written instrument represents the entire agreement between the parties hereto and there are no collateral
or oral agreements or understandings between the parties concerning the Premises or the Property. Neither party relies upon any prior
or contemporaneous promise, representation, or agreement other than those written in this instrument. No rights, easements, or licenses
are acquired in the Property or any land adjacent thereto by Tenant by implication or otherwise except as expressly set forth herein.
This Lease shall not be modified in any manner except by an instrument in writing executed by both parties.

 

d.       Lease
construction. The word “including” in this Lease when followed by any specific items is deemed to refer to examples rather
than as words of limitation. The word “person” includes a natural person, a partnership, a corporation, a LLC, an association,
and any other form of business association or entity. Both parties having participated fully and equally in the negotiation and preparation
of this Lease, this Lease shall not be more strictly construed, nor any ambiguities in this Lease resolved, against either Landlord or
Tenant based on authorship.

 

e.       Severability.
Each covenant, agreement, obligation, term, condition, or other provision contained in this Lease shall be deemed and construed as a
separate and independent covenant of the party bound by, undertaking, or making the same, not dependent on any other provision of this
Lease unless otherwise expressly provided. All of the terms and conditions set forth herein shall apply throughout the Term unless otherwise
expressly set forth herein. If any provision of this Lease should be declared unenforceable in any respect, such unenforceability shall
not affect any other provision of this Lease and each such provision shall be deemed to be modified, if possible, in such a manner as
to render it enforceable and to preserve to the extent possible the intent of the parties as set forth herein.

 

f.       Heirs
and assigns. This Lease shall be binding upon and inure to the benefit of Landlord and Tenant and their respective heirs, personal
representatives, and permitted successors and assigns. All persons liable for the obligations of Tenant under this Lease shall be jointly
and severally liable for such obligations.

 

g.       Recording
prohibited. Tenant shall not record this Lease or any memorandum without Landlord’s prior consent.

 

h.       Counterparts.
This Lease may be executed in two or more counterparts, each of which shall be deemed an original and all of which together shall constitute
on and the same instrument.

    	Fairforest of Greenville, LLC – Adamas Lease	-16-	 

     

    

26.          NOTICES.
Any notice, consent, or other communication under this Lease shall be in writing and addressed to Landlord or Tenant at their respective
addresses specified in Section 1, or to such other address as either may designate by written notice to the other, with a copy to any
Mortgagee or other party designated by Landlord. Each notice or other communication shall be deemed given if sent by prepaid overnight
delivery service or by certified mail, return receipt requested, postage prepaid, or in any other manner with delivery in any case evidenced
by a receipt, and shall be deemed to have been given on the date of actual delivery to the intended recipient or on the date delivery
is refused. The giving of notice by Landlord’s attorneys, representatives, and agents under this Section shall be deemed to be
an act of Landlord. Notice by e-mail shall be deemed sufficiently only with competent proof of receipt.

 

27.          ACCEPTANCE
OF PREMISES. Tenant accepts the Premises and Common Areas AS IS. Tenant has examined and knows the condition of the Property,
the zoning, streets, sidewalks, parking areas, curbs and access ways adjoining it, visible easements, any surface conditions, and the
present uses, and Tenant accepts them in the condition in which they now are without relying on any representation, covenant, or warranty
by Landlord. Tenant and its agents shall have the right, at Tenant’s own risk, expense, and responsibility, at all reasonable times
prior to the Commencement Date to enter the Premises for the purpose of taking measurements and installing furnishings and equipment,
provided that Tenant does not interfere with the occupancy or operations of Landlord or any other tenant.

 

28.          OPTION
TO EXTEND. Tenant shall have the option to extend the Term one time for an additional FIVE YEARS, subject to the following conditions:

 

a.       Tenant
may exercise this option by providing written notice of same to Landlord no earlier than 18 months, and no later than 6 months, prior
to the Expiration date.

 

b.       This
option shall be void if (i) three or more Events of Default have occurred during the Term, (ii) if the Tenant is presently in default
under the Lease at the time Tenant attempts to exercise the option, or (iii) an uncured act or omission has occurred which would constitute
an Event of Default with the giving of notice and/or the passage of time.

 

29.          GUARANTY.
Tenant shall have the Guaranty attached hereto as Exhibit D, which is hereby incorporated by reference, executed and delivered concurrently
upon execution of this Lease.

 

30.          UPFIT.
Tenant may make Alterations and other upfit subject to Sections 12, 13, and all other terms in this Lease governing same. Notwithstanding
anything contrary in this Lease, Landlord is not responsible for any upfit whatsoever.

    	Fairforest of Greenville, LLC – Adamas Lease	-17-	 

     

    

31.          COMMON
AREAS. Landlord shall at all times have exclusive control of all Common Areas as well as the time and manner of access thereto.
Landlord may designate or revoke designation of space as Common Area for any reason. As of the Effective Date, the Common Areas include,
without limitation, the following:

 

a.       A
corridor through the Building from the Premises to the loading docks (as depicted in Exhibit A);

 

b.       The
loading dock area (as depicted in Exhibit A); and

 

c.       Such
other areas as Landlord may designate from time to time as Common Areas.

 

32.          TENANT’S
FUTURE EXPANSION. Prior to the Commencement Date, Tenant has expressed to Landlord an intention to expand its operations, and
accordingly the Premises, in future phases. The areas being considered by Tenant for its Phase II and Phase III expansion plans are labeled
accordingly on the diagram contained in Exhibit A. It is understood by the Parties that Landlord does not guarantee the future availability
of such space and may market such space to prospective tenants. However, Landlord shall grant to Tenant, for a period of 24 months, from
the Effective Date a right of first refusal (“ROFR”) concerning those areas subject to the following terms and conditions:

 

a.       If
Landlord receives interest from a prospective tenant in either the Phase II or Phase III space, Landlord shall notify Tenant of such
interest including the price offered by such prospective tenant.

 

b.       Tenant
shall have 10 days from the date of Landlord’s notice to exercise the ROFR by providing written notice to Landlord. If Tenant does
not provide Landlord with such notice within 10 days, then the ROFR shall be void and Landlord free to let the space to other tenants.

 

c.       If
Tenant does properly exercise the ROFR, then the Premises shall be expanded to include the relevant space effective no later than the
first day of the next full month, and the Minimum Annual Rent for the expansion space shall be the higher of either (i) the rate offered
by the prospective tenant or (ii) the highest per-foot rate being paid by Tenant for the rest of the Premises at that time.

 

[The
remainder of this page is intentionally left blank, signature page to follow.]

    	Fairforest of Greenville, LLC – Adamas Lease	-18-	 

     

    

THE
PARTIES HERETO, Landlord and Tenant, have executed this Lease on the respective dates set forth below and each of the undersigned persons
represent and warrant that they are duly authorized to do so by the entities for whom they are signing.

 

	
	 	LANDLORD

    Fairforest
of Greenville, LLC
	 
	 	 	 	 
	 	 	 	 
	Witness
    Signature	 	Signature	Date
	 	 	 	 
	 	 	 	 
	 	 	Printed
    Name	 
	 	 	 	 
	
	 	TENANT:

Adamas One Corporation
	 
	 	 	 	 
	 	 	/s/
    J. Grdina	7/29/21
	Witness
    Signature	 	Signature	Date
	 	 	 	 
	 	 	J.
    Grdina	 
	 	 	Printed
Name	 

    	Fairforest of Greenville, LLC – Adamas Lease	-19-	 

     

    

RIDER
1

 

DEFINITIONS

 

“ADA”
means the Americans With Disabilities Act of 1990 (42 U.S.C. § 1201 et seq.), as amended and supplemented from time to time.

 

“Affiliate”
means (i) any entity controlling, controlled by, or under common control of, a Party, (ii) any successor to a Party by merger, consolidation
or reorganization, and (iii) any purchaser of all or substantially all of the assets of Party as a going concern.

 

“Agents”
of a party means such party’s employees, agents, representatives, contractors, licensees or invitees.

 

“Alteration”
means any addition, alteration, or improvement to the Premises or Property, as the case may be.

 

“Building
Rules” means the rules and regulations attached to this Lease as Exhibit “B” as they may be amended from
time to time.

 

“Building
System” means any electrical, mechanical, structural, plumbing, heating, ventilating, air conditioning, sprinkler, life safety,
or security system serving the Building.

 

“Common
Areas” means all areas and facilities as provided by Landlord from time to time for the use or enjoyment of all or other tenants
in the Building or Property, including, if applicable, driveways, sidewalks, parking, loading and landscaped areas.

 

“Environmental
Laws” means all present or future federal, state or local laws, ordinances, rules or regulations (including the rules and regulations
of the federal Environmental Protection Agency and comparable state agency) relating to the protection of human health or the environment.

 

“Event
of Default” means a default described in Section 22(a) of this Lease.

 

“Hazardous
Materials” means pollutants, contaminants, toxic or hazardous wastes or other materials the removal of which is required or
the use of which is regulated, restricted, or prohibited by any Environmental Law.

 

“Interest
Rate” means interest at the rate of 1.5% per month compounding monthly or the maximum rate allowable by law, whichever is lower.

 

“Land”
means the lot or plot of land on which the Building is situated or the portion thereof allocated by Landlord to the Building.

 

“Laws”
means all laws, ordinances, rules, orders, regulations, guidelines and other requirements of federal, state or local governmental authorities
or of any private association or contained in any restrictive covenants or other declarations or agreements, now or subsequently pertaining
to the Property or the use and occupation of the Property.

    	Fairforest of Greenville, LLC – Adamas Lease	-20-	 

     

    

“Maintain”
means to provide such maintenance, repair and, to the extent necessary and appropriate, replacement, as may be needed to keep the subject
property in good condition and repair.

 

“Monthly
Rent” means the monthly installment of Minimum Annual Rent plus the monthly installment of the CAM Fee and estimated Annual
Operating Expenses, if any, payable by Tenant under this Lease.

 

“Mortgage”
means any mortgage, deed of trust or other lien or encumbrance on Landlord’s interest in the Property or any portion thereof, including
without limitation any ground or master lease if Landlord’s interest is or becomes a leasehold estate.

 

“Mortgagee”
means the holder of any Mortgage, including any ground or master lessor if Landlord’s interest is or becomes a leasehold estate.

 

“Operating
Expenses” means all costs, charges and expenses incurred or charged by Landlord in connection with the ownership, operation,
maintenance and repair of, and services provided to, the Property, including, but not limited to, (i) the charges at standard retail
rates for any utilities provided by Landlord pursuant to Section 7 of this Lease, (ii) the cost of insurance carried by Landlord pursuant
to Section 8 of this Lease together with the cost of any deductible paid by Landlord in connection with an insured loss, (iii) Landlord’s
cost to Maintain Common Areas (iv) the cost of trash collection, (v) all levies, taxes (including real estate taxes, sales taxes and
gross receipt taxes), assessments, liens, license and permit fees, together with the reasonable cost of contesting any of the foregoing,
which are applicable to the Term, and which are imposed by any authority or under any Law, or pursuant to any recorded covenants or agreements,
upon or with respect to the Property, or any improvements thereto, or directly upon this Lease or the Rent or upon amounts payable by
any subtenants or other occupants of the Premises, or against Landlord because of Landlord’s estate or interest in the Property,
(vi) the annual amortization (over their estimated economic useful life or payback period, whichever is shorter) of the costs (including
reasonable financing charges) of capital improvements or replacements, (vii) a reasonable management and administrative fee, (viii) a
reasonable tenant service charge. The foregoing notwithstanding, Operating Expenses will not include: (i) depreciation on the Building,
(ii) financing and refinancing costs (except as provided above), interest on debt or amortization payments on any mortgage, or rental
under any ground or underlying lease, (iii) leasing commissions, advertising expenses, tenant improvements or other costs directly related
to the leasing of the Property, or (iv) income, excess profits or corporate capital stock tax imposed or assessed upon Landlord, unless
such tax or any similar tax is levied or assessed in lieu of all or any part of any taxes includable in Operating Expenses above. If
Landlord elects to prepay real estate taxes during any discount period, Landlord shall be entitled to the benefit of any such prepayment.
Landlord shall have the right to directly perform (by itself or through an affiliate) any services provided under this Lease provided
that the Landlord’s charges included in Operating Expenses for any such services shall not exceed competitive market rates for
comparable services.

    	Fairforest of Greenville, LLC – Adamas Lease	-21-	 

     

    

“Party”
means Landlord or Tenant, and “Parties” means both Landlord and Tenant.

 

“Property”
means the Land, the Building, the Common Areas, and all appurtenances to them.

 

“Rent”
means the Minimum Annual Rent, Annual Operating Expenses and any other amounts payable by Tenant to Landlord under this Lease.

 

“Structural
Elements” means load-bearing walls, exterior walls, support beams, support columns, and the foundation.

 

“Taken”
or “Taking” means acquisition by a public authority having the power of eminent domain by condemnation or conveyance
in lieu of condemnation.

 

“Tenant’s
Share” means the Tenant’s pro rata share, based on rentable square footage of the Premises (as set forth in § 1
of the Lease) versus the rentable square footage of the Building or the Property, or such other relevant area as is determined by Landlord’s
reasonable discretion. Landlord’s reasonable discretion includes, without limitation, calculations that take into account whether
a cost or expense is disproportionately affected by or attributable to the Premises or Tenant’s use or occupancy thereof.

 

“Transfer”
means (i) any assignment, transfer, pledge or other encumbrance of all or a portion of Tenant’s interest in this Lease, (ii) any
sublease, license or concession of all or a portion of Tenant’s interest in the Premises, or (iii) any transfer of a controlling
interest in Tenant.

    	Fairforest of Greenville, LLC – Adamas Lease	-22-	 

     

    

EXHIBIT
A

 

    	Fairforest of Greenville, LLC – Adamas Lease	-23-	 

     

    

EXHIBIT
B

 

BUILDING
RULES

 

1.       Any
sidewalks, lobbies, passages, and stairways shall not be obstructed or used by Tenant for any purpose other than ingress and egress from
and to the Premises. Landlord shall in all cases retain the right to control or prevent access by all persons whose presence, in the
judgment of Landlord, shall be prejudicial to the safety, peace or character of the Property.

 

2.       The toilet rooms, toilets, urinals,
sinks, faucets, plumbing, or other service apparatus of any kind shall not be used for any purposes other than those for which they were
installed, and no sweepings, rubbish, rags, ashes, chemicals or other refuse, or injurious substances shall be placed therein or used
in connection therewith or left in any lobbies, passages, elevators or stairways.

 

3.       Tenant
shall not impair in any way the fire safety system and shall comply with all safety, fire protection and evacuation procedures and regulations
established by Landlord or any governmental agency. No person shall go on the roof without Landlord’s prior written permission.

 

4.       Skylights,
windows, doors, and transoms shall not be covered or obstructed by Tenant, and Tenant shall not install any window covering which would
affect the exterior appearance of the Building, except as approved in writing by Landlord. Tenant shall not remove, without Landlord’s
prior written consent, any shades, blinds, or curtains in the Premises.

 

5.       Without Landlord’s prior written consent, Tenant shall
not hang, install, mount, suspend or attach anything from or to any sprinkler, plumbing, utility or other lines. If Tenant hangs, installs,
mounts, suspends or attaches anything from or to any doors, windows, walls, floors or ceilings, Tenant shall spackle and sand all holes
and repair any damage caused thereby or by the removal thereof at or prior to the expiration or termination of the Lease. If Tenant elects
to seal the floor, Tenant shall seal the entire unfinished floor area within the Premises. If Tenant elects to paint all or any portion
of the Premises, Tenant, prior to the termination of the Lease, shall restore all or such portion(s) of the Premises to the painted or
unpainted condition thereof as of the Commencement Date.

 

6.       To the extent Tenant changes locks or doors, such locks shall be compatible
with Landlord’s master key.

 

7.       Tenant shall not use nor keep in the Building any matter having an offensive odor, nor explosive
or highly flammable material, nor shall any animals other than handicap assistance dogs in the company of their masters be brought into
or kept in or about the Premises.

 

8.       If
Tenant desires to introduce electrical, signaling, telegraphic, telephonic, protective alarm or other wires, apparatus or devices, Landlord
shall direct where and how the same are to be placed, and except as so directed, no installation boring or cutting shall be permitted.
Landlord shall have the right to prevent and to cut off the transmission of excessive or dangerous current of electricity or annoyances
into or through the Building or the Premises and to require the changing of wiring connections or layout at Tenant’s expense, to
the extent that Landlord may deem necessary, and further to require compliance with such reasonable rules as Landlord may establish relating
thereto, and in the event of non-compliance with the requirements or rules, Landlord shall have the right immediately to cut wiring or
to do what it considers necessary to remove the danger, annoyance or electrical interference with apparatus in any part of the Building.
All wires installed by Tenant must be clearly tagged at the distributing boards and junction boxes and elsewhere where required by Landlord,
with the number of the office to which said wires lead, and the purpose for which the wires respectively are used, together with the
name of the concern, if any, operating same.

    	Fairforest of Greenville, LLC – Adamas Lease	-24-	 

     

    

9.       Tenant
shall not place weights anywhere beyond the safe carrying capacity of the Building.

 

10.       The use of rooms as sleeping quarters is strictly
prohibited at all times.

 

11.       Tenant shall have the right, at Tenant’s sole risk and responsibility, to use only Tenant’s
Share of the parking spaces at the Property as reasonably determined by Landlord. Tenant shall comply with all parking regulations promulgated
by Landlord from time to time for the orderly use of the vehicle parking areas, including without limitation the following: Parking shall
be limited to automobiles, passenger or equivalent vans, motorcycles, light four wheel pickup trucks and (in designated areas) bicycles.
No vehicles shall be left in the parking lot overnight without Landlord’s prior written approval. Parked vehicles shall not be
used for vending or any other business or other activity while parked in the parking areas. Vehicles shall be parked only in striped
parking spaces, except for loading and unloading, which shall occur solely in zones marked for such purpose, and be so conducted as to
not unreasonably interfere with traffic flow within the Property or with loading and unloading areas of other tenants. Employee and tenant
vehicles shall not be parked in spaces marked for visitor parking or other specific use. All vehicles entering or parking in the parking
areas shall do so at owner’s sole risk and Landlord assumes no responsibility for any damage, destruction, vandalism or theft.
Tenant shall cooperate with Landlord in any measures implemented by Landlord to control abuse of the parking areas, including without
limitation access control programs, tenant and guest vehicle identification programs, and validated parking programs, provided that no
such validated parking program shall result in Tenant being charged for spaces to which it has a right to free use under its Lease. Each
vehicle owner shall promptly respond to any sounding vehicle alarm or horn, and failure to do so may result in temporary or permanent
exclusion of such vehicle from the parking areas. Any vehicle which violates the parking regulations may be cited, towed at the expense
of the owner, temporarily or permanently excluded from the parking areas, or subject to other lawful consequence.

 

12.       If Landlord designates
the Building as a non-smoking building, Tenant and its Agents shall not smoke in the Building nor at the Building entrances and exits.

 

13.       Tenants
may not use Landlord’s dumpster(s) without express permission from Landlord. If at Tenant’s request, Landlord consents to
Tenant having a dumpster at the Property, Tenant shall locate the dumpster in the area designated by Landlord and shall keep and maintain
the dumpster clean and painted with lids and doors in good working order and, at Landlord’s request, locked.

 

14.       Tenant shall
provide Landlord with a written identification of any vendors engaged by Tenant to perform services for Tenant at the Premises (examples:
cleaners, security guards/monitors, trash haulers, telecommunications installers/maintenance).

 

15.       Tenant shall comply with any move-in/move-out
rules provided by Landlord.

 

16.       Tenant shall cause all of Tenant’s Agents to comply with these Building Rules.

 

17.       Landlord
reserves the right to rescind, suspend or modify any rules or regulations and to make such other rules and regulations as, in Landlord’s
reasonable judgment, may from time to time be needed for the safety, care, maintenance, operation and cleanliness of the Property. Notice
of any action by Landlord referred to in this section, given to Tenant, shall have the same force and effect as if originally made a
part of the foregoing Lease. New rules or regulations will not, however, be unreasonably inconsistent with the proper and rightful enjoyment
of the Premises by Tenant under the Lease.

    	Fairforest of Greenville, LLC – Adamas Lease	-25-	 

     

    

18.       These
Building Rules are not intended to give Tenant any rights or claims in the event that Landlord does not enforce any of them against any
other tenants or if Landlord does not have the right to enforce them against any other tenants and such nonenforcement will not constitute
a waiver as to Tenant.

 

19.       These
Building Rules may be changed from time to time by Landlord upon written notice to Tenant.

    	Fairforest of Greenville, LLC – Adamas Lease	-26-	 

     

    

EXHIBIT
C

 

TENANT
ESTOPPEL CERTIFICATE

 

Please
refer to the documents described in Schedule 1 hereto (the “Lease Documents”), including the “Lease” therein
described; all defined terms in this Certificate shall have the same meanings as set forth in the Lease unless otherwise expressly set
forth herein. The undersigned Tenant hereby certifies that it is the tenant under the Lease. Tenant hereby further acknowledges that
it has been advised that the Lease may be collaterally assigned in connection with a proposed financing secured by the Property and/or
may be assigned in connection with a sale of the Property and certifies both to Landlord and to any and all prospective mortgagees and
purchasers of the Property, including any trustee on behalf of any holders of notes or other similar instruments, any holders from time
to time of such notes or other instruments, and their respective successors and assigns (the “Beneficiaries”) that
as of the date hereof:

 

1.       The
information set forth in attached Schedule 1 is true and correct.

 

2.       Tenant is in occupancy of the Premises and the Lease is in full
force and effect, and, except by such writings as are identified on Schedule 1, has not been modified, assigned, supplemented or amended
since its original execution, nor are there any other agreements between Landlord and Tenant concerning the Premises, whether oral or
written.

 

3.       All
conditions and agreements under the Lease to be satisfied or performed by Landlord have been satisfied and performed.

 

4.       Tenant is
not in default under the Lease Documents, Tenant has not received any notice of default under the Lease Documents, and, to Tenant’s
knowledge, there are no events which have occurred that, with the giving of notice and/or the passage of time, would result in a default
by Tenant under the Lease Documents.

 

5.       Tenant
has not paid any Rent due under the Lease more than 30 days in advance of the date due under the Lease and Tenant has no rights of setoff,
counterclaim, concession or other rights of diminution of any Rent due and payable under the Lease except as set forth in Schedule 1
attached.

 

6.       To
Tenant’s knowledge, there are no uncured defaults on the part of Landlord under the Lease Documents, Tenant has not sent any notice
of default under the Lease Documents to Landlord, and there are no events which have occurred that, with the giving of notice and/or
the passage of time, would result in a default by Landlord thereunder, and that at the present time Tenant has no claim against Landlord
under the Lease Documents.

 

7.       Except
as expressly set forth in Part G of Schedule 1, there are no provisions for any, and Tenant has no, options with respect to the Premises
or all or any portion of the Property.

 

8.       No action, voluntary or involuntary, is pending against Tenant under federal or state bankruptcy
or insolvency law.

 

9.       The undersigned has the authority to execute and deliver this Certificate on behalf of Tenant and acknowledges
that all Beneficiaries will rely upon this Certificate in purchasing the Property or extending credit to Landlord or its successors in
interest.

    	Fairforest of Greenville, LLC – Adamas Lease	-27-	 

     

    

10.       This
Certificate shall be binding upon the successors, assigns and representatives of Tenant and any party claiming through or under Tenant
and shall inure to the benefit of all Beneficiaries.

 

IN WITNESS WHEREOF, Tenant has executed this Certificate this ______day of __________,
20__.

 

	 	/s/ J. Grdina	7/29/2021
	 	For ADAMAS ONE CORP.	Date

 

	 	Printing Name:	J. Grdina

 

	 	Title:	CEO

    	Fairforest of Greenville, LLC – Adamas Lease	-28-	 

     

    

SCHEDULE
1 TO TENANT ESTOPPEL CERTIFICATE

 

Lease
Documents, Lease Terms and Current Status

 

A.       Date
of Lease: August 15th, 2021

 

B.       Parties:

 

  1.       Landlord:
FAIRFOREST OF GREENVILLE, LLC

 

  2.       Tenant:
ADAMAS ONE CORP.C.Premises: 28 GLOBAL DRIVE, SUITE 200, GREENVILLE, SC 29607

 

D.       Modifications,
Assignments, Supplements or Amendments to Lease:

 

  NONE
AS OF DATE OF ORIGINAL EXECUTION

 

E.       Commencement
Date: August 15, 2021

 

F.       Expiration
of Current Term: July 31, 2031

 

G.       Option
Rights: 5 years (Tenant’s option)

 

H.       Security
Deposit Paid to Landlord: $ 0

 

I.        Current
Minimum Annual Rent: $117,425.00

 

J.        Current
Annual Operating Expenses: $35,227.50

 

K.       Current
Total Rent: $152,652.50

 

L.       Square
Feet Demised: 23,485 +1-

    	Fairforest of Greenville, LLC – Adamas Lease	-29-	 

     

    

EXHIBIT
D

 

GUARANTY

 

THIS
GUARANTY is made this ____ day of ____________, 2021, by____________, whose principal address is ______________________________________(“Guarantor”).

 

BACKGROUND:

 

A.       FAIRFOREST
OF GREENVILLE, LLC, a South Carolina Limited Liability Corporation (“Landlord”) with offices at 28 Global Drive,
Ste 100, Greenville, SC has or will concurrently with this Guaranty enter into a certain lease with ADAMAS ONE CORP. (“Tenant”)
(the “Lease”) for space in Landlord’s building located at 28 Global Drive, Ste 200, Greenville, SC 29607
(the “Premises”).

 

B.       Guarantor
is related to Tenant as Tenant’s __________and therefore benefits directly from the Lease.

 

C.       Landlord
has agreed to grant, execute and deliver the Lease to Tenant in consideration, among other things, of the covenants and obligations made
and assumed by Guarantor as herein set forth.

 

AGREEMENT:

 

In
order to induce Landlord to execute the Lease and in further consideration of the sum of Ten Dollars ($10.00) and other good and valuable
consideration paid by Landlord to Guarantor, intending to be legally bound hereby, Guarantor irrevocably and unconditionally agrees as
follows:

 

1.       Guarantor
hereby guarantees, without the necessity of prior notice, the full and prompt payment of all rent and additional rent and any and all
other sums payable by Tenant under the Lease, and the due and punctual performance of all of Tenant’s other obligations thereunder.

 

2.       Guarantor
hereby guarantees, without the necessity of prior notice, the due and punctual payment in full of any and all loss, damages or expenses
incurred by Landlord and arising out of any default by Tenant in performing any of its obligations under the Lease, including but not
limited to, all attorneys’ fees which Landlord incurs as the result of the default of Tenant or the enforcement of this Guaranty.

 

3.       Landlord
may, in its sole discretion, without notice to Guarantor and without in any way affecting or terminating any of Guarantor’s obligations
and liabilities hereunder, from time to time, (a) waive compliance with the terms of the Lease or any default thereunder; (b) modify
or supplement any of the provisions of the Lease; (c) grant any extension or renewal of the terms of the Lease; (d) effect any release,
compromise or settlement in connection therewith; (e) assign or otherwise transfer any or all of Landlord’s interest in the Lease;
or (f) accept or discharge any other person as a guarantor of any or all of Tenant’s obligations under the provisions of the
Lease.

    	Fairforest of Greenville, LLC – Adamas Lease	-30-	 

     

    

4.       Guarantor’s
obligations hereunder (a) shall be unconditional, irrespective of the enforceability of the Lease or any other circumstance which might
otherwise constitute a discharge of a guarantor or Tenant at law or in equity; (b) shall be primary; (c) shall not be conditioned upon
Landlord’s pursuit of any remedy which it has against Tenant or any other person; and (d) shall survive and shall not be diminished,
impaired or delayed in connection with (i) any bankruptcy, insolvency, reorganization, liquidation or similar proceeding relating
to Tenant, its properties or creditors or (ii) any transfer, assignment or termination of Tenant’s interest under the Lease.

 

5.       All
rights and remedies of Landlord under this Guaranty, the Lease, or by law are separate and cumulative, and the exercise of one shall
not limit or prejudice the exercise of any other such rights or remedies. Any waivers or consents by Guarantor as set forth in this Guaranty
shall not be deemed exclusive of any additional waivers or consents by Guarantor which may exist in law or equity.

 

6.       Guarantor
hereby waives trial by jury in any action brought by Landlord under or by virtue of this Guaranty. This covenant is made by Guarantor
as a further inducement to Landlord to enter into the Lease.

 

7.       Guarantor
agrees to deliver to Landlord a written instrument, duly executed and acknowledged, certifying that this Guaranty is in full force and
effect, that Landlord is not in default in the performance of any of its obligations under the Lease and stating any other fact or certifying
any other condition reasonably requested by Landlord or its assignees or by any mortgagee or prospective mortgagee or their assignees
or by any purchaser of the property which is the subject of the Lease or any interest in such property including, but not limited to,
stating that it is understood that such written instrument may be relied upon by any of the foregoing parties. The foregoing instrument
shall be furnished within ten (10) days after receipt of Landlord’s written request which may be made at any time and from time
to time and shall be addressed to Landlord and any mortgagee, prospective mortgagee, purchaser or other party specified by Landlord.

 

8.       Guarantor,
at any time and from time to time after Landlord’s written request, agrees to promptly furnish reasonable financial information
to Landlord’s mortgagee, prospective mortgagee, assignee or purchaser.

 

9.       In the event Guarantor pays any sum to or for the benefit
of Landlord pursuant to this Guaranty, Guarantor shall have no right of contribution, indemnification, exoneration, reimbursement, subrogation
or other right or remedy against or with respect to Tenant, any other guarantor, or any collateral, whether real, personal, or mixed,
securing the obligations of Tenant to Landlord, and Guarantor hereby waives and releases all and any such rights which it may now or
hereafter have.

    	Fairforest of Greenville, LLC – Adamas Lease	-31-	 

     

    

10.       If
Guarantor advances any sums to Tenant or its successors or assigns or if Tenant or its successors or assigns shall hereafter become indebted
to Guarantor, such sums and indebtedness shall be subordinate in all respects to the amounts then or thereafter due and owing to Landlord
by Tenant.

 

11.       This
Guaranty shall be binding upon Guarantor, and Guarantor’s heirs, administrators, executors, successors and assigns, and shall inure
to the benefit of Landlord and its heirs, successors and assigns. Without limiting the generality of the preceding sentence, Guarantor
specifically agrees that this Guaranty may be (a) freely assigned by Landlord and (b) enforced by Landlord’s mortgagee.

 

12.       The
liability of the Guarantor hereunder, if more than one, shall be joint and several. For purposes of this instrument the singular shall
be deemed to include the plural, and the neuter shall be deemed to include the masculine and feminine, as the context may require.

 

13.       If
any provision of this Guaranty is held to be invalid or unenforceable by a court of competent jurisdiction, the other provisions of this
Guaranty shall remain in full force and effect and shall be liberally construed in favor of Landlord in order to effect the provisions
of this Guaranty.

 

14.       Guarantor
agrees that this Guaranty shall be governed by and construed according to the laws of the State in which the Premises are located and
that Guarantor is subject to the jurisdiction of the Court of the County or relevant political subdivision in which the Premises are
located.

 

IN
WITNESS WHEREOF, Guarantor has caused this Guaranty to be duly executed, under seal, as of the day and year first above written.

 

	

 
	 	GUARANTOR:

	Witness
Signature	 	 

 

	 	/s/ J. Grdina	7/29/2021
	 	Signature	Date

 

	 	Printed Name 	J. Grdina

 

STATE
OF ______________

COUNTY OF _________________

 

On
this ____ day of ________________, 2021, before me, the subscriber, a notary public in and for the State and County aforesaid, personally
appeared _________________, who is known to me, and executed this instrument for the purposes therein contained.

 

IN
WITNESS WHEREOF, I hereunto set my hand and official seal.

 

	 	 
	My
    Commission Expires:	Notary
Public

     

    (Notarial
Seal)

    	Fairforest of Greenville, LLC – Adamas Lease	-32-Exhibit
10.15

 

OFFICE
LEASE

     

 

    by
    and between

     

SIR
Turnstone LLC

an Arizona limited liability company

     

 

 

 

    “Landlord”

 

 

 

    and

 

 

 

    ADAMAS
    ONE CORP.
 a Nevada corporation

     

 

 

    “Tenant”

 

 

 

    Dated

 

    July
    26, 2021

     

 

 

    For
    premises known as

     

 

 

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

     

     

    

TABLE
OF CONTENTS

 

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

     

     

    

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

     

     

    

OFFICE
LEASE

 

1.       BASIC
PROVISIONS

 

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

    an
    Arizona limited liability company

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

    Scottsdale,
    Arizona 85255

	 	 	 
	1.4	Tenant:	ADAMAS
                                            ONE CORP.

    a
    Nevada corporation

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

 

Tenant’s
Initials /s/ JG

    Page 3 of 54 

     

    

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

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

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

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

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

    2
    = Additional Provisions

	 	 	 
	1.23	Exhibits:	A
                                            = Description of the Property

    B
    = Floor Plan

    C
    = Memorandum of Commencement Date

    D
    = Location of Parking Spaces

    E
    = Building Rules and Regulations

    F
    = Guaranty of Lease

    G
    = Work Letter

   

Tenant’s
Initials /s/ JG

    Page 4 of 54 

     

    

2.       LEASED
PREMISES; NO ADJUSTMENTS

 

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

 

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

 

3.       LEASE
TERM; COMMENCEMENT DATE

 

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

 

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

 

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

 

Tenant’s
Initials /s/ JG

    Page 5 of 54 

     

    

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

 

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

 

4.       SECURITY
DEPOSIT

 

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

 

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5.       RENT;
RENT TAX; ADDITIONAL RENT

 

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

 

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

 

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

 

6.       OPERATING
COSTS

 

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

 

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

 

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

 

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

 

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

 

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

 

7.       CONDITION,
REPAIRS AND ALTERATIONS

 

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

 

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

 

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

 

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

 

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

 

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

 

8.       SERVICES

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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9.       LIABILITY
AND CASUALTY INSURANCE

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

10.       CASUALTY
DAMAGE

 

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

 

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

 

11.       WAIVER
OF SUBROGATION

 

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

 

12.       LANDLORD’S
RIGHT TO PERFORM TENANT OBLIGATIONS

 

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

 

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13.       DEFAULT
AND REMEDIES

 

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

 

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

 

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

 

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

 

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14.       LATE
PAYMENTS

 

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

 

15.       SURRENDER

 

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

 

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16.       INDEMNIFICATION
AND EXCULPATION

 

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

 

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

 

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17.       ENTRY
BY LANDLORD

 

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

 

18.       SUBSTITUTE
PREMISES

 

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

 

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

 

19.       ASSIGNMENT
AND SUBLETTING

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

20.       USE
OF LEASED PREMISES

 

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

 

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21.       SUBORDINATION
AND ATTORNMENT

 

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

 

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

 

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22.       ESTOPPEL
CERTIFICATE.

 

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

 

23.       SIGNS

 

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

 

24.       PARKING

 

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

 

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25.       LIENS

 

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

 

26.       HOLDING
OVER

 

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

 

27.       ATTORNEYS’
FEES

 

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

 

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28.       RESERVED
RIGHTS OF LANDLORD

 

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

 

29.       EMINENT
DOMAIN

 

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

 

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

 

30.       NOTICES

 

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

 

31.       RULES
AND REGULATIONS

 

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

 

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32.       ACCORD
AND SATISFACTION

 

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

 

33.       RESERVED

 

34.       MISCELLANEOUS

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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RIDER
“1”

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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RIDER
“2”

 

ADDITIONAL
PROVISIONS

 

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

 

Option
to Renew.

 

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

 

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EXHIBIT “A”

 

DESCRIPTION
OF PROPERTY

 

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

 

LEGAL
DESCRIPTION

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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EXHIBIT “B”

 

FLOOR
PLANS

 

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

 

 

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EXHIBIT “C”

 

MEMORANDUM
OF COMMENCEMENT DATE

 

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

 

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

 

RECITALS

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

LANDLORD:

 

TENANT:

 

SAMPLE
ONLY

 

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EXHIBIT “D”

 

LOCATION
OF PARKING SPACES

 

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

 

INTENTIONALLY
LEFT BLANK

 

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EXHIBIT “E”

 

RULES
AND REGULATIONS

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

		b)	All
                                            directional signs and arrows must be strictly observed

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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EXHIBIT “F”

GUARANTY OF LEASE N/A

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

	GUARANTOR:

     

    Name

     

    Its:
    Principal 

     

    Name:

     

    ADDRESS
    OF GUARANTOR

     

    

       
	 

 

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EXHIBIT “G”

 

WORK
LETTER

 

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

 

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

 

Tenant
Improvements

 

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

 

a)       Extend
wall in reception area.

 

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

 

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

 

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

 

Tenant’s
Initials /s/ JG

    Page 51 of 54 

     

    

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

 

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

    Fingerprint Ce5ecbfae7b6f0d3a594a92f461643b3	Jul
                                            29 2021

    06:30PM
    UTC

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

    06:30PM
    UTC

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

    IP: 24.251.214.100	Aug
                                            02 2021

    04:19AM
    UTC

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

    IP: 24251.214,100	Aug
                                            02 2021

    04:19AM
    UTC

	Document

    Completed	This
    document has been completed.

    Fingerprint 2506c8c29c035bbdcd12bf9fbca7fd7a	Aug
                                            02 2021

    04:19AM
    UTC

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