Document:

Exhibit 10.4

 

ASSET
PURCHASE AGREEMENT

 

by
and among

 

MORINDA HOLDINGS, INC.

and

 

NEWAGE, INC.

 

and

 

TROPICAL
RESOURCES, INC.

 

and

 

MORINDA, INC.

 

and

 

TCI
CO., LTD

 

dated
as of August 20, 2021

 

    	 

    	 

    

 

TABLE
OF CONTENTS

 

	ARTICLE
    I DEFINITIONS	5
	ARTICLE
    II PURCHASE AND SALE	11
	Section
    2.01 Purchase and Sale of Assets.	11
	Section
    2.05 Purchase Price	11
	Section
    2.08 Withholding Tax.	11
	ARTICLE
    III CLOSING	12
	Section
    3.01 Closing.	12
	Section
    3.02 Closing Deliverables.	12
	ARTICLE
    IV REPRESENTATIONS AND WARRANTIES OF SELLER	13
	Section
    4.01 Organization and Qualification of Seller	13
	Section
    4.02 Authority of Seller	13
	Section
    4.03 No Conflicts; Consents.	13
	Section
    4.04 Financial Statements.	14
	Section
    4.05 Undisclosed Liabilities.	14
	Section
    4.06 Absence of Certain Changes, Events and Conditions.	14
	Section
    4.07 Material Contracts.	16
	Section
    4.08 Title to Purchased Assets.	17
	Section
    4.09 Condition and Sufficiency of Assets.	17
	Section
    4.10 Real Property.	18
	Section
    4.11 Intellectual Property.	19
	Section
    4.12 Inventory.	19
	Section
    4.14 Customers and Suppliers.	19
	Section
    4.15 Insurance	20
	Section
    4.16 Legal Proceedings; Governmental Orders	20
	Section
    4.17 Compliance With Laws; Permits.	20
	Section
    4.18 Environmental Matters.	21
	Section
    4.19 Employee Benefit Matters.	27
	Section
    4.20 Employment Matters.	 
	Section
    4.21 Taxes.	23
	Section
    4.22 Brokers.	24
	Section
    4.23 Full Disclosure	24

 

    	2

     

    

 

	ARTICLE
    V REPRESENTATIONS AND WARRANTIES OF BUYER	24
	Section
    5.01 Organization of Buyer	24
	Section
    5.02 Authority of Buyer	24
	Section
    5.03 No Conflicts; Consents.	24
	Section
    5.04 Brokers.	25
	ARTICLE
    VI COVENANTS	25
	Section
    6.01 Conduct of Business Prior to the Closing.	25
	Section
    6.02 Access to Information	26
	Section
    6.03 No Solicitation of Other Bids.	26
	Section
    6.04 Notice of Certain Events.	26
	Section
    6.05 Employees and Employee Benefits.	27
	Section
    6.06 Confidentiality.	28
	Section
    6.07 Non-Competition; Non-Solicitation	28
	Section
    6.08 Governmental Approvals and Consents.	29
	Section
    6.09 Books and Records.	30
	Section
    6.10 Closing Conditions	31
	Section
    6.11 Public Announcements.	31
	Section
    6.12 Bulk Sales Laws.	31
	Section
    6.14 Transfer Taxes.	31
	Section
    6.15 Tax Clearance Certificates.	31
	Section
    6.16 Further Assurances.	31
	ARTICLE
    VII CONDITIONS TO CLOSING	32
	Section
    7.01 Conditions to Obligations of All Parties.	32
	Section
    7.02 Conditions to Obligations of Buyer	33
	Section
    7.03 Conditions to Obligations of Seller	35
	ARTICLE
    VIII INDEMNIFICATION	35
	Section
    8.01 Survival	35
	Section
    8.02 Indemnification By Seller	35
	Section
    8.05 Indemnification Procedures.	35
	Section
    8.06 Payments.	37
	Section
    8.07 Tax Treatment of Indemnification Payments.	37
	Section
    8.08 Effect of Investigation	37
	Section
    8.09 Exclusive Remedies.	38

 

    	3

     

    

 

	ARTICLE
    IX TERMINATION	38
	Section
    9.01 Termination	38
	Section
    9.02 Effect of Termination	39
	ARTICLE
    X MISCELLANEOUS	39
	Section
    10.01 Expenses.	39
	Section
    10.02 Notices.	39
	Section
    10.03 Interpretation	39
	Section
    10.04 Headings.	40
	Section
    10.05 Severability.	40
	Section
    10.06 Entire Agreement	40
	Section
    10.07 Successors and Assigns.	40
	Section
    10.08 No Third-party Beneficiaries.	40
	Section
    10.09 Amendment and Modification; Waiver	40
	Section
    10.10 Governing Law; Submission to Jurisdiction; Waiver of Jury Trial	41
	Section
    10.11 Specific Performance	41
	Section
    10.12 Counterparts.	41

 

    	4

     

    

 

ASSET
PURCHASE AGREEMENT

 

This
Asset Purchase Agreement (this “Agreement”), dated as of August 20, 2021, is entered into between NewAge, Inc., a
Delaware corporation, (“NewAge”) and its wholly-owned subsidiaries Morinda Holdings, Inc., a Utah corporation, (“Morinda
Holdings”), Morinda, Inc., a Utah corporation (“Morinda”), and Tropical Resources, Inc., a Utah corporation
(“Tropical”), jointly and severally as the “Sellers”, ““and TCI Co., Ltd., a company
incorporated in Taiwan (“Buyer”).

 

RECITALS

 

WHEREAS
NewAge is the sole owner of Morinda Holdings which in turn is the sole own of Morinda and Tropical;

 

WHEREAS,
Tropical is engaged in the manufacture of beverages and owns and operates manufacturing equipment as listed on Exhibit A hereto;

 

WHEREAS,
NewAge, through itself and its subsidiaries, is engaged in sales of beverage products (the “Business”);

 

WHEREAS,
Morinda is the lessee of certain property on which the Purchased Equipment is located (the “Assigned Lease”); and

 

WHEREAS,
Sellers wish to sell and assign to Buyer, and Buyer wishes to purchase and assume from Sellers, the Purchased Equipment, the Business
and the Assigned Lease, subject to the terms and conditions set forth herein.

 

NOW,
THEREFORE, in consideration of the mutual covenants and agreements hereinafter set forth and for other good and valuable consideration,
the receipt and legal sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

 

ARTICLE
I

DEFINITIONS

 

The
following terms have the meanings specified or referred to in this Article : “Acquisition Proposal” has the meaning
set forth in Section 6.03(a).

“Action”
means any claim, action, cause of action, demand, lawsuit, arbitration, inquiry, audit, notice of violation, proceeding, litigation,
citation, summons, subpoena or investigation of any nature, civil, criminal, administrative, regulatory or otherwise, whether at law
or in equity.

 

“Affiliate”
of a Person means any other Person that directly or indirectly, through one or more intermediaries, controls, is controlled by, or is
under common control with, such Person. The term “control” (including the terms “controlled by” and “under
common control with”) means the possession, directly or indirectly, of the power to direct or cause the direction of the management
and policies of a Person, whether through the ownership of voting securities, by contract or otherwise.

 

“Agreement”
has the meaning set forth in the preamble.

 

    	5

     

    

 

“Ancillary
Documents” means any Bill of Sale, Assignment and Assumption of Lease, Transition Services Agreement, or any other relevant
documents related to the above and the other agreements, instruments and documents required to be delivered at the Closing.

 

“Assignment
and Assumption of Lease” has the meaning set forth in Section 3.02(a)(ii). And “Assignment of Lease Agreement”
shall mean the agreement made as of October 1, 2021, by and between Morinda Holdings, Inc., a Utah corporation, Morinda, Inc., a Utah
corporation, TCI Co., Ltd, a corporation incorporated in Taiwan, and Peterbuilt 6M, LLC, a Utah limited liability company, Kamas Farm,
LLC, a Wyoming limited liability company, Waly Investment Co. Ltd., a Utah limited partnership, and RH Morinda, LLC, a Utah limited liability
company.

 

“Audited
Financial Statements” has the meaning set forth in Section 4.04.

 

“Balance
Sheet” has the meaning set forth in Section 4.04.

 

“Balance
Sheet Date” has the meaning set forth in Section 4.04.

 

“Bill
of Sale” has the meaning set forth in Section 3.02(a)(i).

 

“Books
and Records” has the meaning set forth in Section 2.01.

 

“Business”
has the meaning set forth in the recitals.

 

“Business
Day” means any day except Saturday, Sunday or any other day on which commercial banks located in Salt Lake City, Utah are authorized
or required by Law to be closed for business.

 

“Business
IT Systems” means all Software, computer hardware, servers, networks, platforms, peripherals, and similar or related items
of automated, computerized, or other information technology (IT) networks and systems (including telecommunications networks and systems
for voice, data, and video) owned, leased, licensed, or used (including through cloud-based or other third-party service providers) in
the conduct of the Business.

 

“Buyer”
has the meaning set forth in the preamble.

 

“Buyer
Closing Certificate” has the meaning set forth in Section 7.03(e). “Buyer Indemnitees” has the meaning set
forth in Section 8.02.

 

“CERCLA”
means the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended by the Superfund Amendments and Reauthorization
Act of 1986, 42 U.S.C. §§ 9601 et seq.

 

“Closing”
has the meaning set forth in Section 3.01.

 

    	6

     

    

 

“Closing
Date” has the meaning set forth in Section 3.01. “Code” means the Internal Revenue Code of 1986, as amended.

 

“Contracts”
means all contracts, leases, licenses, instruments, notes, commitments, undertakings, indentures and all other agreements, commitments
and legally binding arrangements, whether written or oral.

 

“Direct
Claim” has the meaning set forth in Section 8.03(c).

 

“Disclosure
Schedules” means the Disclosure Schedules delivered by Seller and Buyer concurrently with the execution and delivery of this
Agreement.

 

“Dollars
or $” means the lawful currency of the United States.

 

“Encumbrance”
means any charge, claim, community property interest, pledge, condition, equitable interest, lien (statutory or other), option, security
interest, mortgage, easement, encroachment, right of way, right of first refusal, or restriction of any kind, including any restriction
on use, voting, transfer, receipt of income or exercise of any other attribute of ownership.

 

“Environmental
Attributes” means any emissions and renewable energy credits, energy conservation credits, benefits, offsets and allowances,
emission reduction credits or words of similar import or regulatory effect (including emissions reduction credits or allowances under
all applicable emission trading, compliance or budget programs, or any other federal, state or regional emission, renewable energy or
energy conservation trading or budget program) that have been held, allocated to or acquired for the development, construction, ownership,
lease, operation, use or maintenance of the Business or the Purchased Assets or as of: (a) the date of this Agreement; and (b) future
years for which allocations have been established and are in effect as of the date of this Agreement.

 

“Environmental
Claim” means any Action, Governmental Order, lien, fine, penalty, or, as to each, any settlement or judgment arising therefrom,
by or from any Person alleging liability of whatever kind or nature (including liability or responsibility for the costs of enforcement
proceedings, investigations, cleanup, governmental response, removal or remediation, natural resources damages, property damages, personal
injuries, medical monitoring, penalties, contribution, indemnification and injunctive relief) arising out of, based on or resulting from:
(a) the presence, Release of, or exposure to, any Hazardous Materials; or (b) any actual or alleged non-compliance with any Environmental
Law or term or condition of any Environmental Permit.

 

“Environmental
Law” means any applicable Law, and any Governmental Order or binding agreement with any Governmental Authority: (a) relating
to pollution (or the cleanup thereof) or the protection of natural resources, endangered or threatened species, human health or safety,
or the environment (including ambient air, soil, surface water or groundwater, or subsurface strata); or (b) concerning the presence
of, exposure to, or the management, manufacture, use, containment, storage, recycling, reclamation, reuse, treatment, generation, discharge,
transportation, processing, production, disposal or remediation of any Hazardous Materials. The term “Environmental Law”
includes, without limitation, the following (including their implementing regulations and any state analogs): the Comprehensive Environmental
Response, Compensation, and Liability Act of 1980, as amended by the Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C.
§§ 9601 et seq.; the Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976, as amended
by the Hazardous and Solid Waste Amendments of 1984, 42 U.S.C. §§ 6901 et seq.; the Federal Water Pollution Control Act of
1972, as amended by the Clean Water Act of 1977, 33 U.S.C. §§ 1251 et seq.; the Toxic Substances Control Act of 1976, as amended,
15 U.S.C. §§ 2601 et seq.; the Emergency Planning and Community Right-to-Know Act of 1986, 42 U.S.C. §§ 11001 et
seq.; the Clean Air Act of 1966, as amended by the Clean Air Act Amendments of 1990, 42 U.S.C. §§ 7401 et seq.; and the Occupational
Safety and Health Act of 1970, as amended, 29 U.S.C. §§ 651 et seq.

 

    	7

     

    

 

“Environmental
Notice” means any written directive, notice of violation or infraction, or notice respecting any Environmental Claim relating
to actual or alleged non-compliance with any Environmental Law or any term or condition of any Environmental Permit.

 

“Environmental
Permit” means any Permit, letter, clearance, consent, waiver, closure, exemption, decision or other action required under or
issued, granted, given, authorized by or made pursuant to Environmental Law.

 

“Final
Purchase Price Payment” means an amount equal to 50% of the Purchase Price. “Financial Statements” has the
meaning set forth in Section 4.04.

 

“GAAP”
means United States generally accepted accounting principles in effect from time to time.

 

“Government
Contracts” has the meaning set forth in Section 4.07(a)(viii)

 

“Governmental
Authority” means any federal, state, local or foreign government or political subdivision thereof, or any agency or instrumentality
of such government or political subdivision, or any self-regulated organization or other non-governmental regulatory authority or quasi-governmental
authority (to the extent that the rules, regulations or orders of such organization or authority have the force of Law), or any arbitrator,
court or tribunal of competent jurisdiction.

 

“Governmental
Order” means any order, writ, judgment, injunction, decree, stipulation, determination or award entered by or with any Governmental
Authority.

 

“Hazardous
Materials” means: (a) any material, substance, chemical, waste, product, derivative, compound, mixture, solid, liquid, mineral
or gas, in each case, whether naturally occurring or manmade, that is hazardous, acutely hazardous, toxic, or words of similar import
or regulatory effect under Environmental Laws; and (b) any petroleum or petroleum-derived products, radon, radioactive materials or wastes,
asbestos in any form, lead or lead-containing materials, urea formaldehyde foam insulation and polychlorinated biphenyls.

 

“Indemnified
Party” has the meaning set forth in Section 8.03.

 

“Indemnifying
Party” has the meaning set forth in Section 8.03.

 

    	8

     

    

 

“Initial
Purchase Price Payment” is an amount equal to 50% of the Purchase Price. “Insurance Policies” has the meaning
set forth in Section 4.14.

 

“Interim
Financial Statements” has the meaning set forth in Section 4.04.

 

“Inventory”
means all inventory, finished goods, raw materials, work in progress, packaging, supplies, parts and other inventories.

 

“Knowledge
of Sellers or Sellers’ Knowledge” or any other similar knowledge qualification, means the actual or constructive knowledge
of any director or officer of Seller, after due inquiry.

 

“Law”
means any statute, law, ordinance, regulation, rule, code, order, constitution, treaty, common law, judgment, decree, other requirement
or rule of law of any Governmental Authority.

 

“Leased
Real Property” has the meaning set forth in Section 4.10(b). “Leases” has the meaning set forth in Section
4.10(b).

 

“Liabilities”
means liabilities, obligations or commitments of any nature whatsoever, asserted or unasserted, known or unknown, absolute or contingent,
accrued or unaccrued, matured or unmatured or otherwise.

 

“Losses”
means losses, damages, liabilities, deficiencies, Actions, judgments, interest, awards, penalties, fines, costs or expenses of whatever
kind, including reasonable attorneys’ fees and the cost of enforcing any right to indemnification hereunder and the cost of pursuing
any insurance providers; provided, however, that “Losses” shall not include punitive damages, except to the extent
actually awarded to a Governmental Authority or other third party.

 

“Material
Adverse Effect” means any event, occurrence, fact, condition or change that is, or could reasonably be expected to become,
individually or in the aggregate, materially adverse to (a) the business, results of operations, condition (financial or otherwise) or
assets of the Business, (b) the value of the Purchased Assets, or (c) the ability of Seller to consummate the transactions contemplated
hereby on a timely basis

 

“Material
Contracts” has the meaning set forth in Section 4.07(a).

 

“Material
Customers” has the meaning set forth in Section 4.13(a). “Material Suppliers” has the meaning set forth
in Section 4.13(b).

 

“Net
Sales Revenue” means the net amount of the purchase order, from the entities which NewAge merges and acquires after the Closing
Date, received by Buyer.

 

    	9

     

    

 

“Permits”
means all permits, licenses, franchises, approvals, authorizations, registrations, certificates, variances and similar rights obtained,
or required to be obtained, from Governmental Authorities.

 

“Person”
means an individual, corporation, partnership, joint venture, limited liability company, Governmental Authority, unincorporated organization,
trust, association or other entity.

 

“Purchase
Price” has the meaning set forth in Section 2.02. “Purchased Assets” has the meaning set forth in Section
2.01.

 

“Release”
means any actual or threatened release, spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching,
dumping, abandonment, disposing or allowing to escape or migrate into or through the environment (including, without limitation, ambient
air (indoor or outdoor), surface water, groundwater, land surface or subsurface strata or within any building, structure, facility or
fixture).

 

“Representative”
means, with respect to any Person, any and all directors, officers, employees, consultants, financial advisors, counsel, accountants
and other agents of such Person.

 

“Restricted
Business” means manufacture of beverages. “Restricted Period” has the meaning set forth in Section 6.07(a).

 

“Royalty
Term” means the period commencing on the Closing Date and ending on the fifth anniversary of the Closing Date.

 

“Seller”
and “Sellers’” have the meaning set forth in the preamble. “Sellers’ Closing Certificate”
has the meaning set forth in Section 7.02(i).

 

“Taxes”
means all federal, state, local, foreign and other income, gross receipts, sales, use, production, ad valorem, transfer, documentary,
franchise, registration, profits, license, lease, service, service use, withholding, payroll, employment, unemployment, estimated, excise,
severance, environmental, stamp, occupation, premium, property (real or personal), Leased Real Property gains, windfall profits, customs,
duties or other taxes, fees, assessments or charges of any kind whatsoever, together with any interest, additions or penalties with respect
thereto and any interest in respect of such additions or penalties.

 

“Tax
Return” means any return, declaration, report, claim for refund, information return or statement or other document relating
to Taxes, including any schedule or attachment thereto, and including any amendment thereof.

 

“Territory”
means the United States of America.

 

    	10

     

    

 

“Third
Party Claim” has the meaning set forth in Section 8.03(a).

 

“Transition
Services Agreement” has the meaning set forth in Section 3.02(a)(iii).

 

“WARN
Act” means the federal Worker Adjustment and Retraining Notification Act of 1988, and similar state, local and foreign laws
related to plant closings, relocations, mass layoffs and employment losses.

 

ARTICLE
II

PURCHASE
AND SALE

 

Section
2.01 Purchase and Sale of Assets. Subject to the terms and conditions set forth herein, and effective as at the Closing Date, Sellers
shall sell, assign, transfer, convey and deliver to Buyer, and Buyer shall purchase from Sellers, free and clear of any Encumbrances,
all of Sellers’ right, title and interest in, to and under all of the assets as identified on Exhibit A hereto, as well as all
of Seller’s rights under warranties, indemnities and all similar rights against third parties to the extent related thereto, and
originals, or where not available, copies, of all books and records, including, but not limited to, machinery and equipment maintenance
files, customer lists, customer purchasing histories, price lists, distribution lists, supplier lists, production data, quality control
records and procedures, customer complaints and inquiry files, records and data (including all correspondence with any Governmental Authority),
sales material and records (including pricing history, total sales, terms and conditions of sale, sales and pricing policies and practices),
and marketing and promotional surveys (“Books and Records”, such Books and Records shall include the documents specified
in Exhibit B) (collectively, the “Purchased Assets”).

 

Section
2.02 Purchase Price. The aggregate purchase price for the Purchased Assets shall be $3,500,000, as increased to purchase any inventory
by Buyer pursuant to Section 2.05 (the “Purchase Price”). The Purchase Price shall be paid as provided in Section
3.02. The Purchase Price shall be paid by or on behalf of the Buyer to the Sellers as provided in Section 3.02.

 

Section
2.03 Withholding Tax. Buyer shall be entitled to deduct and withhold from the Purchase Price all Taxes that Buyer may be required
to deduct and withhold under any provision of Tax Law. All such withheld amounts shall be treated as delivered to Sellers hereunder.

 

Section
2.04 Post-Closing Payments.

 

(a)
Royalty Amount. During the Royalty Term, Buyer will pay NewAge an amount equal to three percent (3%) of its Net Sales Revenue,
which is fully paid by the clients, for the applicable semiannual periods (the “Royalty Amount”). Payment of the Royalty
Amount will be due and payable on a semiannual basis within forty-five (45) days from June 30 and December 31 in each year. Upon expiration
of the Royalty Term, Buyer’s obligation to pay any Royalty will terminate and Seller will not be entitled to any other Royalty
payment from Buyer.

 

    	11

     

    

 

ARTICLE
III

CLOSING

 

Section
3.01 Closing. Subject to the terms and conditions of this Agreement, the consummation of the transactions contemplated by this Agreement
(the “Closing”) shall take place at the offices of Parr Brown Gee & Loveless, 101 So. 200 E., Ste. 700, Salt Lake
City, Utah or remotely by exchange of documents and signatures (or their electronic counterparts), at 12:00 p.m. Mountain Daylight Time,
on October 1, 2021 if all of the conditions to Closing set forth in ARTICLE VII are either satisfied or waived (other than conditions
which, by their nature, are to be satisfied on the Closing Date), or at such other time, date or place as Sellers and Buyer may mutually
agree upon in writing. The date on which the Closing is to occur is herein referred to as the “Closing Date”. The
Closing shall be deemed effective as of 12:01 a.m.

 

Section
3.02 Closing Deliverables; Payment of Purchase
Price; Payment for Inventory.

 

(a)
At the Closing, Sellers shall deliver to Buyer the following:

 

(i)
a bill of sale in the form and substance as attached
hereto as Exhibit C (the “Bill of Sale”) and duly executed by Sellers, transferring the tangible property included
in the Purchased Assets to Buyer;

 

(ii)
with respect to the Lease, the Assignment of Lease and
Option agreement (each, an “Assignment and Assumption of Lease”) duly executed by Sellers and the Subordination Non-Disturbance
and Attornment Agreement duly executed by the Mortgagee of the property;

 

(iii)
the Transition Services Agreement (the “Transition
Services Agreement”) duly executed by Sellers;

 

(iv)
a power of attorney in form and substance satisfactory
to Buyer and duly executed by Sellers;

 

(v)
the Seller Closing Certificates;

 

(vi)
such other customary instruments of transfer, assumption,
filings or documents, in form and substance reasonably satisfactory to Buyer, as may be required to give effect to this Agreement; and

 

(vii)
the written evidence that all Purchased Assets are clear
of any Encumbrances.

 

(b)
At the Closing, Buyer shall deliver to Sellers the following:

 

    	12

     

    

 

(i)
with respect to each Lease, an Assignment and Assumption
of Lease duly executed by Buyer and Landlord;

 

(ii)
the Transition Services Agreement duly executed by Buyer;
and

 

(iii)
the Buyer Closing Certificate.

 

(c)
The Initial Purchase Price Payment shall be paid by
wire transfer of immediately available funds to an account designated in writing by NewAge to Buyer within the 10 Business Days from
the Closing Date. Within 3 Business Days after completion of the services set forth in the Transition Services Agreement (determined
as provided for in the Transition Services Agreement), Buyer shall pay to Seller the Final Purchase Price Payment by wire transfer of
immediately available funds to an account designated in writing by NewAge to Buyer.

 

ARTICLE
IV

REPRESENTATIONS
AND WARRANTIES OF SELLERS

 

Except
as set forth in the correspondingly numbered Section of the Disclosure Schedules, each Seller, jointly and severally, represents and
warrants to Buyer that the statements contained in this ARTICLE IV are true and correct as of the date hereof.

 

Section
4.01 Organization and Qualification of Sellers. Morinda, Morinda Holdings and Tropical are corporations duly incorporated, validly
existing and in good standing under the Laws of the state of Utah, NewAge is a corporation duly incorporated, validly existing and in
good standing under the Laws of the state of Delaware, and each Seller has full corporate power and authority to own, operate or lease
the properties and assets now owned, operated or leased by it and to carry on the Business as currently conducted.

 

Section
4.02 Authority of Sellers. Each Seller has full corporate power and authority to enter into this Agreement and the Ancillary Documents
to which it is a party, to carry out its obligations hereunder and thereunder and to consummate the transactions contemplated hereby
and thereby. The execution and delivery by each Seller of this Agreement and any Ancillary Document to which it is a party, the performance
by it of its obligations hereunder and thereunder and the consummation by it of the transactions contemplated hereby and thereby have
been duly authorized by all requisite corporate action on the part of Seller. This Agreement has been duly executed and delivered by
it, and (assuming due authorization, execution and delivery by Buyer) this Agreement constitutes a legal, valid and binding obligation
of such Seller enforceable against it in accordance with its terms. When each Ancillary Document to which Seller is or will be a party
has been duly executed and delivered by such Seller (assuming due authorization, execution and delivery by each other party thereto),
such Ancillary Document will constitute a legal and binding obligation of such Seller enforceable against it in accordance with its terms.

 

Section
4.03 No Conflicts; Consents. The execution, delivery and performance by each Seller of this Agreement and the Ancillary Documents
to which it is a party, and the consummation of the transactions contemplated hereby and thereby, do not and will not: (a) conflict with
or result in a violation or breach of, or default under, any provision of its certificate of incorporation, by-laws or other organizational
documents; (b) conflict with or result in a violation or breach of any provision of any Law or Governmental Order applicable to Seller,
the Business or the Purchased Assets; (c) require the consent, notice or other action by any Person under, conflict with, result in a
violation or breach of, constitute a default or an event that, with or without notice or lapse of time or both, would constitute a default
under, result in the acceleration of or create in any party the right to accelerate, terminate, modify or cancel any Contract or Permit
to which Seller is a party or by which it or the Business is bound or to which any of the Purchased Assets are subject (including any
Assigned Contract); or (d) result in the creation or imposition of any Encumbrance on the Purchased Assets. No consent, approval, Permit,
Governmental Order, declaration or filing with, or notice to, any Governmental Authority is required by or with respect to any Seller
in connection with the execution and delivery of this Agreement or any of the Ancillary Documents and the consummation of the transactions
contemplated hereby and thereby.

 

    	13

     

    

 

Section
4.04 Financial Statements. Complete copies of the audited financial statements consisting of the balance sheet of the Business as
at December 31 in each of the years 2020, 2019 and 2018 and the related statements of income and retained earnings, stockholders’
equity and cash flow for the years then ended (the “Audited Financial Statements”), and unaudited financial statements
consisting of the balance sheet of the Business as at June,30, 2021 and the related statements of income and retained earnings, stockholders’
equity and cash flow for the [three-/six-/nine- month] period then ended (the “Interim Financial Statements” and together
with the Audited Financial Statements, the “Financial Statements”) have been delivered to Buyer. The Financial Statements
have been prepared in accordance with GAAP applied on a consistent basis throughout the period involved, subject, in the case of the
Interim Financial Statements, to normal and recurring year-end adjustments (the effect of which will not be materially adverse) and the
absence of notes (that, if presented, would not differ materially from those presented in the Audited Financial Statements). The Financial
Statements are based on the books and records of the Business, and fairly present in all material respects the financial condition of
the Business as of the respective dates they were prepared and the results of the operations of the Business for the periods indicated.
The balance sheet of the Business as of December 31, 2020 is referred to herein as the “Balance Sheet” and the date
thereof as the “Balance Sheet Date”. Seller maintains a standard system of accounting for the Business established
and administered in accordance with GAAP.

 

Section
4.05 Undisclosed Liabilities. No Seller has any Liabilities with respect to the Business, except (a) those which are adequately reflected
or reserved against in the Balance Sheet as of the Balance Sheet Date, and (b) those which have been incurred in the ordinary course
of business consistent with past practice since the Balance Sheet Date and which are not, individually or in the aggregate, material
in amount.

 

Section
4.06 Absence of Certain Changes, Events and Conditions. Since the Balance Sheet Date, and other than in the ordinary course of business
consistent with past practice, there has not been any:

 

(a)
event, occurrence or development that has had, or could
reasonably be expected to have, individually or in the aggregate, a Material Adverse Effect;

 

(b)
material change in any method of accounting or accounting
practice for the Business, except as required by GAAP or as disclosed in the notes to the Financial Statements;

 

    	14

     

    

 

(c)
entry into any Contract that would constitute a Material
Contract;

 

(d)
incurrence, assumption or guarantee of any indebtedness
for borrowed money in connection with the Business except unsecured current obligations and Liabilities incurred in the ordinary course
of business consistent with past practice;

 

(e)
transfer, assignment, sale or other disposition of any
of the Purchased Assets shown or reflected in the Balance Sheet, except for the sale of Inventory in the ordinary course of business;

 

(f)
cancellation of any debts or claims or amendment, termination
or waiver of any rights constituting Purchased Assets;

 

(g)
transfer or assignment of or grant of any license or
sublicense under or with respect to any Intellectual Property Assets or Intellectual Property Agreements (except non- exclusive licenses
or sublicenses granted in the ordinary course of business consistent with past practice;

 

(h)
material damage, destruction or loss, or any material
interruption in use, of any Purchased Assets, whether or not covered by insurance;

 

(i)
acceleration, termination, material modification to
or cancellation of any Assigned Contract or Permit;

 

(j)
imposition of any Encumbrance upon any of the Purchased
Assets;

 

(k)
(i) grant of any bonuses, whether monetary or otherwise,
or increase in any wages, salary, severance, pension or other compensation or benefits in respect of any current or former employees,
officers, directors, independent contractors or consultants of the Business, other than as provided for in any written agreements or
required by applicable Law, (ii) change in the terms of employment for any employee of the Business or any termination of any employees
for which the aggregate costs and expenses exceed $10,000, or (iii) action to accelerate the vesting or payment of any compensation or
benefit for any current or former employee, officer, director, consultant or independent contractor of the Business;

 

(l)
hiring or promoting any person as or to (as the case
may be) an officer or hiring or promoting any employee below officer except to fill a vacancy in the ordinary course of business;

 

(m)
adoption, modification or termination of any: (i) employment,
severance, retention or other agreement with any current or former employee, officer, director, independent contractor or consultant
of the Business, (ii) Benefit Plan, or (iii) collective bargaining or other agreement with a Union, in each case whether written or oral;

 

    	15

     

    

 

(n)
any loan to (or forgiveness of any loan to), or entry
into any other transaction with, any current or former directors, officers or employees of the Business;

 

(o)
adoption of any plan of merger, consolidation, reorganization,
liquidation or dissolution or filing of a petition in bankruptcy under any provisions of federal or state bankruptcy Law or consent to
the filing of any bankruptcy petition against it under any similar Law;

 

(p)
purchase, lease or other acquisition of the right to
own, use or lease any property or assets in connection with the Business for an amount in excess of $25,000, individually (in the case
of a lease, per annum) or $100,000 in the aggregate (in the case of a lease, for the entire term of the lease, not including any option
term), except for purchases of Inventory or supplies in the ordinary course of business consistent with past practice;

 

(q)
any Contract to do any of the foregoing, or any action
or omission that would result in any of the foregoing.

 

Section
4.07 Material Contracts.

 

(a)
Section 4.07(a) of the Disclosure Schedules lists each
of the following Contracts(x)  by which any of the Purchased Assets are bound or affected or (y) to which a Seller or Owner is a
party or by which a Seller or Owner is bound in connection with the Business or the Purchased Assets (such Contracts, together with all
Contracts concerning the occupancy, management or operation of any Leased Real Property (including without limitation, brokerage contracts)
listed or otherwise disclosed in the Disclosure Schedules and all Intellectual Property Agreements set forth in Error! Reference source
not found. of the Disclosure Schedules a Seller, being “Material Contracts”):

 

(i)
all Contracts involving aggregate consideration in excess
of $50,000 and which, in each case, cannot be cancelled without penalty or without more than 30 days’ notice;

 

(ii)
all Contracts that require Seller to purchase or sell
a stated portion of the requirements or outputs of the Business or that contain “take or pay” provisions;

 

(iii)
all Contracts that provide for the indemnification of
any Person or the assumption of any Tax, environmental or other Liability of any Person;

 

(iv)
all Contracts that relate to the acquisition or disposition
of any business, a material amount of stock or assets of any other Person or any Leased Real Property (whether by merger, sale of stock,
sale of assets or otherwise);

 

(v)
all broker, distributor, dealer, manufacturer’s
representative, franchise, agency, sales promotion, market research, marketing consulting and advertising Contracts;

 

    	16

     

    

 

(vi)
all employment agreements and Contracts with independent
contractors or consultants (or similar arrangements) and which are not cancellable without material penalty or without more than 30 days’
notice;

 

(vii)
except for Contracts relating to trade payables, all
Contracts relating to indebtedness (including, without limitation, guarantees);

 

(viii)
all Contracts with any Governmental Authority (“Government
Contracts”);

 

(ix)
all Contracts that limit or purport to limit the ability
of a Seller or Owner to compete in any line of business or with any Person or in any geographic area or during any period of time;

 

(x)
all joint venture, partnership or similar Contracts;

 

(xi)
all Contracts for the sale of any of the Purchased Assets
or for the grant to any Person of any option, right of first refusal or preferential or similar right to purchase any of the Purchased
Assets;

 

(xii)
all powers of attorney with respect to the Business
or any Purchased Asset;

 

(xiii)
all collective bargaining agreements or Contracts with
any Union; and

 

(xiv)
all other Contracts that are material to the Purchased
Assets or the operation of the Business and not previously disclosed pursuant to this Section 4.07.

 

(b)
Each Material Contract is valid and binding on the Seller
or Owner, as the case may be, in accordance with its terms and is in full force and effect. Neither Seller or Owner, as the case may
be, or, to Sellers’ Knowledge, any other party thereto is in breach of or default under (or is alleged to be in breach of or default
under), or has provided or received any notice of any intention to terminate, any Material Contract. No event or circumstance has occurred
that, with notice or lapse of time or both, would constitute an event of default under any Material Contract or result in a termination
thereof or would cause or permit the acceleration or other changes of any right or obligation or the loss of any benefit thereunder.
Complete and correct copies of each Material Contract (including all modifications, amendments and supplements thereto and waivers thereunder)
have been made available to Buyer. There are no material disputes pending or threatened under any Contract included in the Purchased
Assets.

 

Section
4.08 Title to Purchased Assets. Sellers
have good and valid title to all of the Purchased Assets. All such Purchased Assets are free and clear of Encumbrances.

 

Section
4.09 Condition and Sufficiency of Assets. The
machinery, equipment, and other items of tangible personal property included in the Purchased Assets are structurally sound, are in good
operating condition and repair, and are adequate for the uses to which they are being put, and none of such machinery, equipment, and
other items of tangible personal property is in need of maintenance or repairs except for ordinary, routine maintenance and repairs.
The Purchased Assets are sufficient for the continued conduct of the Business after the Closing in substantially the same manner as conducted
prior to the Closing and constitute all of the rights, property and assets necessary to conduct the Business as currently conducted.
Except as stated in this Section 4.09, the Purchased Assets are sold as is where is.

 

    	17

     

    

 

Section
4.10 Leased Real Property.

 

(a)
None of the Sellers owns any real property that is part
of this transaction.

 

(b)
the Real Property leased by Seller under the Assigned
Lease and the to-be- assigned to Buyer UDOT parking-area lease are the only Real Property used in or necessary for the conduct of the
Business as currently conducted (together with all rights, title and interest of a Seller in and to leasehold improvements relating thereto,
including, but not limited to, security deposits, reserves or prepaid rents paid in connection therewith, collectively, the “Leased
Real Property”), and no other Real Property is leased by any Seller in connection with the Business. With respect to the Assigned
Lease:

 

(i)
such Lease is valid, binding, enforceable and in full
force and effect, and the applicable Seller enjoys peaceful and undisturbed possession of the Leased Real Property;

 

(ii)
No Seller is in breach or default under such Lease,
and no event has occurred or circumstance exists which, with the delivery of notice, passage of time or both, would constitute such a
breach or default, and Seller has paid all rent due and payable under such Lease;

 

(iii)
No Seller has received nor given any notice of any default
or event that with notice or lapse of time, or both, would constitute a default by such Seller under the Lease and, to the Knowledge
of Sellers, no other party is in default thereof, and no party to the Lease has exercised any termination rights with respect thereto;

 

(iv)
No Seller has subleased, assigned or otherwise granted
to any Person the right to use or occupy such Leased Real Property or any portion thereof; and

 

(v)
No Seller has pledged, mortgaged or otherwise granted
an Encumbrance on its leasehold interest in the Leased Real Property.

 

(c)
  No Seller has received any written notice of
(i) violations of building codes and/or zoning ordinances or other governmental or regulatory Laws affecting the Leased Real Property,
(ii) existing, pending or threatened condemnation proceedings affecting the Leased Real Property, or (iii) existing, pending or threatened
zoning, building code or other moratorium proceedings, or similar matters which could reasonably be expected to adversely affect the
ability to operate the Leased Real Property as currently operated. Neither the whole nor any material portion of any Leased Real Property
has been damaged or destroyed by fire or other casualty.

 

    	18

     

    

 

(d)
The Leased Real Property is sufficient for the continued
conduct of the Business after the Closing in substantially the same manner as conducted prior to the Closing and constitutes all of the
Leased Real Property necessary to conduct the Business as currently conducted.

 

Section
4.11 Business IT.

 

(a)
  All Business IT Systems are in good working condition
and are sufficient for the operation of the Business as currently conducted and as proposed to be conducted. In the past three years,
there has been no malfunction, failure, continued substandard performance, denial-of- service, or other cyber incident, including any
cyberattack, or other impairment of the Business IT Systems that has resulted or is reasonably likely to result in disruption or damage
to the Business. Seller has taken all commercially reasonable steps to safeguard the confidentiality, availability, security, and integrity
of the Business IT Systems, including implementing and maintaining appropriate backup, disaster recovery, and Software and hardware support
arrangements.

 

(b)
Each Seller has complied with all applicable Laws and
all internal or publicly posted policies, notices, and statements concerning the collection, use, processing, storage, transfer, and
security of personal information in the conduct of the Business. In the past three years, no Seller has (i) experienced any actual, alleged,
or suspected data breach or other security incident involving personal information in its possession or control or (ii) been subject
to or received any notice of any audit, investigation, complaint, or other Action by any Governmental Authority or other Person concerning
the Company’s collection, use, processing, storage, transfer, or protection of personal information or actual, alleged, or suspected
violation of any applicable Law concerning privacy, data security, or data breach notification, in each case in connection with the conduct
of the Business, and there are no facts or circumstances that could reasonably be expected to give rise to any such Action.

 

Section
4.12 Inventory. All Inventory, whether or not reflected in the Balance Sheet, consists of a quality and quantity usable and salable
in the ordinary course of business consistent with past practice, except for obsolete, damaged, defective or slow-moving items that have
been written off or written down to fair market value or for which adequate reserves have been established. All Inventory is owned by
a Seller free and clear of all Encumbrances, and no Inventory is held on a consignment basis. The quantities of each item of Inventory
(whether raw materials, work-in-process or finished goods) are not excessive, but are reasonable in the present circumstances of Seller.

 

Section
4.13 Customers and Suppliers.

 

(a)
  Section 4.13(a) of the Disclosure Schedules sets
forth with respect to the Business (i) each customer who has paid aggregate consideration to Seller for goods or services rendered in
an amount greater than or equal to $10,000 for each of the three most recent fiscal years (collectively, the “Material Customers”);
and (ii) the amount of consideration paid by each Material Customer during such periods. No Seller has received any notice, and has no
reason to believe, that any of the Material Customers has ceased, or intends to cease after the Closing, to use the goods or services
of the Business or to otherwise terminate or materially reduce its relationship with the Business.

 

    	19

     

    

 

(b)
Section 4.13(b) of the Disclosure Schedules sets forth
with respect to the Business (i) each supplier to whom Seller has paid consideration for goods or services rendered in an amount greater
than or equal to $10,000 for each of the three most recent fiscal years (collectively, the “Material Suppliers”);
and (ii) the amount of purchases from each Material Supplier during such periods. No Seller has received any notice, and has no reason
to believe, that any of the Material Suppliers has ceased, or intends to cease, to supply goods or services to the Business or to otherwise
terminate or materially reduce its relationship with the Business.

 

Section
4.14 Insurance. Section 4.14 of the Disclosure Schedules sets forth (a) a true and complete list of all current policies or binders
of fire, liability, product liability, umbrella liability, real and personal property, workers’ compensation, vehicular, fiduciary
liability and other casualty and property insurance maintained by Seller or its Affiliates and relating to the Business, the Purchased
Assets (collectively, the “Insurance Policies”); and (b) with respect to the Business, the Purchased Assets, a list
of all pending claims and the claims history for Seller since December 31, 2020. There are no claims related to the Business or the Purchased
Assets pending under any such Insurance Policies as to which coverage has been questioned, denied or disputed or in respect of which
there is an outstanding reservation of rights. No Seller nor any Affiliates of a Seller has received any written notice of cancellation
of, premium increase with respect to, or alteration of coverage under, any of such Insurance Policies. All premiums due on such Insurance
Policies have either been paid or, if not yet due, accrued. All such Insurance Policies (a) are in full force and effect and enforceable
in accordance with their terms; (b) are provided by carriers who are financially solvent; and (c) have not been subject to any lapse
in coverage. No Seller nor any Affiliate of a Seller is in default under, or has otherwise failed to comply with, any provision contained
in any such Insurance Policy. The Insurance Policies are of the type and in the amounts customarily carried by Persons conducting a business
similar to the Business and are sufficient for compliance with all applicable Laws and Contracts to which a Seller is a party or by which
a Seller bound. True and complete copies of the Insurance Policies have been made available to Buyer.

 

Section
4.15 Legal Proceedings; Governmental Orders.

 

(a)
There are no Actions pending or, to Sellers’ Knowledge,
threatened against or by Seller (a) relating to or affecting the Business or the Purchased Assets; or (b) that challenge or seek to prevent,
enjoin or otherwise delay the transactions contemplated by this Agreement. No event has occurred or circumstances exist that may give
rise to, or serve as a basis for, any such Action.

 

(b)
There are no outstanding Governmental Orders and no
unsatisfied judgments, penalties or awards against, relating to or affecting the Business. No event has occurred or circumstances exist
that may constitute or result in (with or without notice or lapse of time) a violation of any such Governmental Order.

 

Section
4.16 Compliance With Laws; Permits.

 

(a)
Each Seller has complied, and is now complying, with
all Laws applicable to the conduct of the Business as currently conducted or the ownership and use of the Purchased Assets.

 

    	20

     

    

 

(b)
All Permits required for a Seller to conduct the Business
as currently conducted or for the ownership and use of the Purchased Assets (collectively, the “Required Permits”)
have been obtained by such Seller and are valid and in full force and effect. All fees and charges with respect to such Permits as of
the date hereof have been paid in full. Section 4.16(b) of the Disclosure Schedules lists all current Permits issued to a Seller which
are related to the conduct of the Business as currently conducted or the ownership and use of the Purchased Assets, including the names
of the Permits and their respective dates of issuance and expiration. No event has occurred that, with or without notice or lapse of
time or both, would reasonably be expected to result in the revocation, suspension, lapse or limitation of any Permit set forth in Section
4.16(b) of the Disclosure Schedules.

 

(c)
Each Seller has complied, and is now complying, with
all applicable Declaration of Covenants to the conduct of the Business as currently conducted or the ownership and use of the Purchased
Assets. “Declaration of Covenants” means a recorded written instrument or instruments in the nature of covenants running
with the land which subject the land comprising the community to the jurisdiction and control of an association or associations in which
the owners of the parcels, or their association representatives.

 

Section
4.17 Environmental Matters.

 

(a)
The operations of each Seller with respect to the Business
and the Purchased Assets are currently and have been in compliance with all Environmental Laws. No Seller has received from any Person,
with respect to the Business or the Purchased Assets, any: (i) Environmental Notice or Environmental Claim; or (ii) written request for
information pursuant to Environmental Law, which, in each case, either remains pending or unresolved, or is the source of ongoing obligations
or requirements as of the Closing Date.

 

(b)
Each Seller has obtained and is in material compliance
with all Environmental Permits (each of which is disclosed in Section 4.17(b) of the Disclosure Schedules) necessary for the conduct
of the Business as currently conducted or the ownership, lease, operation or use of the Purchased Assets and all such Environmental Permits
are in full force and effect and shall be maintained in full force and effect by Sellers through the Closing Date in accordance with
Environmental Law, and no Seller is aware of any condition, event or circumstance that might prevent or impede, after the Closing Date,
the conduct of the Business as currently conducted or the ownership, lease, operation or use of the Purchased Assets. With respect to
any such Environmental Permits, the respective Seller has undertaken, or will undertake prior to the Closing Date, all measures necessary
to facilitate transferability of the same, and such Seller is not aware of any condition, event or circumstance that might prevent or
impede the transferability of the same, and has not received any Environmental Notice or written communication regarding any material
adverse change in the status or terms and conditions of the same.

 

(c)
None of the Business or the Purchased Assets or any
Leased Real Property currently or formerly owned, leased or operated by a Seller in connection with the Business (including but not limited
to the Assigned Lease) is listed on, or has been proposed for listing on, the National Priorities List (or CERCLIS) under CERCLA, or
any similar state list.

 

(d)
There has been no Release of Hazardous Materials in
contravention of Environmental Law with respect to the Business or the Purchased Assets or any Leased Real Property currently or formerly
owned, leased or operated by Seller in connection with the Business, and Seller has not received an Environmental Notice that any of
the Business or the Purchased Assets or Leased Real Property currently or formerly owned, leased or operated by Seller in connection
with the Business (including soils, groundwater, surface water, buildings and other structure located thereon) has been contaminated
with any Hazardous Material which could reasonably be expected to result in an Environmental Claim against, or a violation of Environmental
Law or term of any Environmental Permit by, Seller.

 

    	21

     

    

 

(e)
There are no active or abandoned aboveground or underground
storage tanks owned or operated by a Seller in connection with the Business or the Purchased Assets.

 

(f)
There are no off-site Hazardous Materials treatment,
storage, or disposal facilities or locations used by a Seller and any predecessors in connection with the Business or the Purchased Assets
as to which a Seller may retain liability, and none of these facilities or locations has been placed or proposed for placement on the
National Priorities List (or CERCLIS) under CERCLA, or any similar state list, and no Seller has received any Environmental Notice regarding
potential liabilities with respect to such off-site Hazardous Materials treatment, storage, or disposal facilities or locations used
by a Seller.

 

(g)
No Seller has retained or assumed, by contract or operation
of Law, any liabilities or obligations of third parties under Environmental Law.

 

(h)
Each Seller has provided or otherwise made available
to Buyer and listed in Section 4.17(h) of the Disclosure Schedules: (i) any and all environmental reports, studies, audits, records,
sampling data, site assessments, risk assessments, economic models and other similar documents with respect to the Business or the Purchased
Assets or any Leased Real Property currently or formerly owned, leased or operated by a Seller in connection with the Business which
are in the possession or control of a Seller related to compliance with Environmental Laws, Environmental Claims or an Environmental
Notice or the Release of Hazardous Materials; and (ii) any and all material documents concerning planned or anticipated capital expenditures
required to reduce, offset, limit or otherwise control pollution and/or emissions, manage waste or otherwise ensure compliance with current
or future Environmental Laws (including, without limitation, costs of remediation, pollution control equipment and operational changes).

 

(i)
No Seller is aware of or reasonably anticipates, as
of the Closing Date, any condition, event or circumstance concerning the Release or regulation of Hazardous Materials that might, after
the Closing Date, prevent, impede or materially increase the costs associated with the ownership, lease, operation, performance or use
of the Business or the Purchased Assets as currently carried out. Sellers have received a copy of a January 2021 Phase I environmental
report for the property, and for Knowledge of Sellers, no act or activity since then would alter the conclusions of that Phase I report.

 

(j)
The Sellers own and control all Environmental Attributes
(a complete and accurate list of which is set forth in Section 4.17(j) of the Disclosure Schedules) and have not entered into any contract
or pledge to transfer, lease, license, guarantee, sell, mortgage, pledge or otherwise dispose of or encumber any Environmental Attributes
as of the date hereof. No Seller is aware of any condition, event or circumstance that might prevent, impede or materially increase the
costs associated with the transfer (if required) to Buyer of any Environmental Attributes after the Closing Date.

 

    	22

     

    

 

Section
4.18 Taxes.

 

(a)
All Tax Returns required to be filed by a Seller for
any Pre-Closing Tax Period have been, or will be, timely filed. Such Tax Returns are, or will be, true, complete and correct in all respects.
All Taxes due and owing by a Seller (whether or not shown on any Tax Return) have been, or will be, timely paid.

 

(b)
Each Seller has withheld and paid each Tax required
to have been withheld and paid in connection with amounts paid or owing to any Employee, independent contractor, creditor, customer,
shareholder or other party, and complied with all information reporting and backup withholding provisions of applicable Law.

 

(c)
No extensions or waivers of statutes of limitations
have been given or requested with respect to any Taxes of a Seller.

 

(d)
All deficiencies asserted, or assessments made, against
a Seller as a result of any examinations by any taxing authority have been fully paid.

 

(e)
No Seller is a party to any Action by any taxing authority.
There are no pending or threatened Actions by any taxing authority.

 

(f)
There are no Encumbrances for Taxes upon any of the
Purchased Assets nor is any taxing authority in the process of imposing any Encumbrances for Taxes on any of the Purchased Assets (other
than for current Taxes not yet due and payable).

 

(g)
No Seller is a “foreign person” as that
term is used in Treasury Regulations Section 1.1445-2.

 

(h)
No Seller is, nor has been, a party to, or a promoter
of, a “reportable transaction” within the meaning of Section 6707A(c)(1) of the Code and Treasury Regulations Section 1.6011
4(b).

 

(i)
None of the Purchased Assets is (i) required to be treated
as being owned by another person pursuant to the so-called “safe harbor lease” provisions of former Section 168(f)(8) of
the Internal Revenue Code of 1954, as amended, (ii) subject to Section 168(g)(1)(A) of the Code, or (iii) subject to a disqualified leaseback
or long-term agreement as defined in Section 467 of the Code.

 

(j)
None of the Purchased Assets is tax-exempt use property
within the meaning of Section 168(h) of the Code.

 

    	23

     

    

 

Section
4.19 Brokers. No broker, finder or investment banker is entitled to any brokerage, finder’s or other fee or commission in connection
with the transactions contemplated by this Agreement or any Ancillary Document based upon arrangements made by or on behalf of a Seller.

 

Section
4.20 Full Disclosure. No representation or warranty by a Seller in this Agreement and no statement contained in the Disclosure Schedules
to this Agreement or any certificate or other document furnished or to be furnished to Buyer pursuant to this Agreement contains any
untrue statement of a material fact, or omits to state a material fact necessary to make the statements contained therein, in light of
the circumstances in which they are made, not misleading.

 

ARTICLE
V

REPRESENTATIONS
AND WARRANTIES OF BUYER

 

Except
as set forth in the correspondingly numbered Section of the Disclosure Schedules, Buyer represents and warrants to Seller that the statements
contained in this ARTICLE V are true and correct as of the date hereof.

 

Section
5.01 Organization of Buyer. Buyer
is a corporation duly organized, validly existing and in good standing under the Laws of Taiwan.

 

Section
5.02 Authority of Buyer. Buyer has full corporate power and authority to enter into this Agreement and the Ancillary Documents to
which Buyer is a party, to carry out its obligations hereunder and thereunder and to consummate the transactions contemplated hereby
and thereby. The execution and delivery by Buyer of this Agreement and any Ancillary Document to which Buyer is a party, the performance
by Buyer of its obligations hereunder and thereunder and the consummation by Buyer of the transactions contemplated hereby and thereby
have been duly authorized by all requisite corporate action on the part of Buyer. This Agreement has been duly executed and delivered
by Buyer, and (assuming due authorization, execution and delivery by Seller) this Agreement constitutes a legal, valid and binding obligation
of Buyer enforceable against Buyer in accordance with its terms. When each Ancillary Document to which Buyer is or will be a party has
been duly executed and delivered by Buyer (assuming due authorization, execution and delivery by each other party thereto), such Ancillary
Document will constitute a legal and binding obligation of Buyer enforceable against it in accordance with its terms.

 

Section
5.03 No Conflicts; Consents. The execution, delivery and performance by Buyer of this Agreement and the Ancillary Documents to which
it is a party, and the consummation of the transactions contemplated hereby and thereby, do not and will not: (a) conflict with or result
in a violation or breach of, or default under, any provision of the certificate of incorporation, by-laws or other organizational documents
of Buyer; (b) conflict with or result in a violation or breach of any provision of any Law or Governmental Order applicable to Buyer;
or (c) require the consent, notice or other action by any Person under any Contract to which Buyer is a party. No consent, approval,
Permit, Governmental Order, declaration or filing with, or notice to, any Governmental Authority is required by or with respect to Buyer
in connection with the execution and delivery of this Agreement and the Ancillary Documents and the consummation of the transactions
contemplated hereby and thereby.

 

    	24

     

    

 

Section
5.04 Brokers. No broker, finder or investment banker is entitled to any brokerage, finder’s or other fee or commission in connection
with the transactions contemplated by this Agreement or any Ancillary Document based upon arrangements made by or on behalf of Buyer.

 

ARTICLE
VI

COVENANTS

 

Section
6.01 Conduct of Business Prior to the Closing. From the date hereof until the Closing, except as otherwise provided in this Agreement
or consented to in writing by Buyer (which consent shall not be unreasonably withheld, conditioned or delayed), each Seller shall (x)
conduct the Business in the ordinary course of business consistent with past practice; and (y) use reasonable best efforts to maintain
and preserve intact its current business organization, operations and franchise and to preserve the rights, franchises, goodwill and
relationships of its employees, customers, lenders, suppliers, regulators and others having relationships with the Business (z) maintain
and repair the Purchased Assets in good working condition Without limiting the foregoing, from the date hereof until the Closing Date,
each Seller shall:

 

(a)
preserve and maintain all Permits required for the conduct
of the Business as currently conducted or the ownership and use of the Purchased Assets;

 

(b)
pay the debts, Taxes and other obligations of the Business
when due;

 

(c)
maintain the properties and assets included in the Purchased
Assets in the same condition as they were on the date of this Agreement, subject to reasonable wear and tear;

 

(d)
continue in full force and effect without modification
all Insurance Policies, except as required by applicable Law;

 

(e)
defend and protect the properties and assets included
in the Purchased Assets from infringement or usurpation;

 

(f)
perform all of its obligations under all Assigned Contracts;

 

(g)
maintain the Books and Records in accordance with past
practice;

 

(h)
comply in all material respects with all Laws applicable
to the conduct of the Business or the ownership and use of the Purchased Assets; and

 

(i)
not take or permit any action that would cause any of
the changes, events or conditions described in Section 4.06 to occur.

 

    	25

     

    

 

Section
6.02 Access to Information. From the date hereof until the Closing, each Seller shall (a) afford Buyer and its Representatives full
and free access to and the right to inspect all of the Leased Real Property, properties, assets, premises, Books and Records, Contracts
and other documents and data related to the Business; (b) furnish Buyer and its Representatives with such financial, operating and other
data and information related to the Business as Buyer or any of its Representatives may reasonably request; and (c) instruct its Representatives
to cooperate with Buyer in its investigation of the Business. Without limiting the foregoing, Sellers shall permit Buyer and its Representatives
to conduct environmental due diligence of the Leased Real Property, including the collecting and analysis of samples of indoor or outdoor
air, surface water, groundwater or surface or subsurface land on, at, in, under or from the Leased Real Property. Any investigation pursuant
to this Section 6.02 shall be conducted in such manner as not to interfere unreasonably with the conduct of the Business or any other
businesses of Seller. No investigation by Buyer or other information received by Buyer shall operate as a waiver or otherwise affect
any representation, warranty or agreement given or made by Seller in this Agreement.

 

Section
6.03 No Solicitation of Other Bids.

 

(a)
  No Seller shall authorize or permit any of its
Affiliates or any of its or their Representatives to, directly or indirectly, (i) encourage, solicit, initiate, facilitate or continue
inquiries regarding an Acquisition Proposal; (ii) enter into discussions or negotiations with, or provide any information to, any Person
concerning a possible Acquisition Proposal; or (iii) enter into any agreements or other instruments (whether or not binding) regarding
an Acquisition Proposal. Each Seller and Owner shall immediately cease and cause to be terminated, and shall cause its Affiliates and
all of its and their Representatives to immediately cease and cause to be terminated, all existing discussions or negotiations with any
Persons conducted heretofore with respect to, or that could lead to, an Acquisition Proposal. For purposes hereof, “Acquisition
Proposal” means any inquiry, proposal or offer from any Person (other than Buyer or any of its Affiliates) relating to the
direct or indirect disposition, whether by sale, merger or otherwise, of all or any portion of the Business or the Purchased Assets.

 

(b)
In addition to the other obligations under this Section
6.03, each Seller and Owner shall promptly (and in any event within three Business Days after receipt thereof by it or its Representatives)
advise Buyer orally and in writing of any Acquisition Proposal, any request for information with respect to any Acquisition Proposal,
or any inquiry with respect to or which could reasonably be expected to result in an Acquisition Proposal, the material terms and conditions
of such request, Acquisition Proposal or inquiry, and the identity of the Person making the same.

 

(c)
  Each Seller and Owner agrees that the rights
and remedies for noncompliance with this Section 6.03 shall include having such provision specifically enforced by any court having equity
jurisdiction, it being acknowledged and agreed that any such breach or threatened breach shall cause irreparable injury to Buyer and
that money damages would not provide an adequate remedy to Buyer.

 

Section
6.04 Notice of Certain Events.

 

(a)
From the date hereof until the Closing, each Seller
and Owner shall promptly notify Buyer in writing of:

 

    	26

     

    

 

(i)
any fact, circumstance, event or action the existence,
occurrence or taking of which (A) has had, or could reasonably be expected to have, individually or in the aggregate, a Material Adverse
Effect, (B) has resulted in, or could reasonably be expected to result in, any representation or warranty made by a Seller or Owner hereunder
not being true and correct or (C) has resulted in, or could reasonably be expected to result in, the failure of any of the conditions
set forth in Section 7.02 to be satisfied;

 

(ii)
any notice or other communication from any Person alleging
that the consent of such Person is or may be required in connection with the transactions contemplated by this Agreement;

 

(iii)
any notice or other communication from any Governmental
Authority in connection with the transactions contemplated by this Agreement; and

 

(iv)
any Actions commenced or, to Sellers’ Knowledge,
threatened against, relating to or involving or otherwise affecting the Business or the Purchased Assets that, if pending on the date
of this Agreement, would have been required to have been disclosed pursuant to Section 4.15 or that relates to the consummation of the
transactions contemplated by this Agreement.

 

(b)
Buyer’s receipt of information pursuant to this
Section 6.04 shall not operate as a waiver or otherwise affect any representation, warranty or agreement given or made by a Seller or
Owner in this Agreement (including Section 8.02 and Section 9.01(b)) and shall not be deemed to amend or supplement the Disclosure Schedules.

 

Section
6.05 Employees and Employee Benefits.

 

(a)
Commencing on the date of termination of the Transition
Services Agreement, each Seller shall terminate employees of the Business who are actively at work on the Closing Date, and, at Buyer’s
sole discretion, Buyer may offer employment, on an “at will” basis, to any or all of such employees. Sellers shall bear any
and all obligations and liability under the WARN Act resulting from employment losses pursuant to this Section 6.05.

 

(b)
Sellers shall be solely responsible, and Buyer shall
have no obligations whatsoever for, any compensation or other amounts payable to any current or former employee, officer, director, independent
contractor or consultant of the Business, including, without limitation, hourly pay, commission, bonus, salary, accrued vacation, fringe,
pension or profit sharing benefits or severance pay for any period relating to the service with a Seller at any time on or prior to the
Closing Date and Sellers shall pay all such amounts to all entitled persons on or prior to the Closing Date.

 

(c)
  Sellers shall remain solely responsible for the
satisfaction of all claims for medical, dental, life insurance, health accident or disability benefits brought by or in respect of current
or former employees, officers, directors, independent contractors or consultants of the Business or the spouses, dependents or beneficiaries
thereof, which claims relate to events occurring on or prior to the Closing Date. Sellers also shall remain solely responsible for all
worker’s compensation claims of any current or former employees, officers, directors, independent contractors or consultants of
the Business which relate to events occurring on or prior to the Closing Date. Sellers shall pay, or cause to be paid, all such amounts
to the appropriate persons as and when due.

 

    	27

     

    

 

Section
6.06 Confidentiality. From and after the Closing, each Seller and Owner shall, and shall cause its Affiliates to, hold, and shall
use its reasonable best efforts to cause its or their respective Representatives to hold, in confidence any and all information, whether
written or oral, concerning the Business, except to the extent that Sellers can show that such information (a) is generally available
to and known by the public through no fault of a Seller or Owner, any Affiliates of a Seller or Owner or their respective Representatives;
or (b) is lawfully acquired by a Seller or Owner, any of its Affiliates or their respective Representatives from and after the Closing
from sources which are not prohibited from disclosing such information by a legal, contractual or fiduciary obligation. If a Seller or
Owner or any of their Affiliates or their respective Representatives are compelled to disclose any information by judicial or administrative
process or by other requirements of Law, Sellers shall promptly notify Buyer in writing and shall disclose only that portion of such
information which a Seller or Owner, as the case may be, is advised by its counsel in writing is legally required to be disclosed, provided
that Sellers shall use reasonable best efforts to obtain an appropriate protective order or other reasonable assurance that confidential
treatment will be accorded such information.

 

Section
6.07 Non-Competition; Non-Solicitation.

 

(a)
For a period of two years commencing on the Closing
Date (the “Restricted Period”), Sellers and shall not, and shall not permit any of its Affiliates to, directly or
indirectly: (i)  engage in or assist others in engaging in the Restricted Business in
the Territory; (ii) have an interest in any Person that engages directly or indirectly in the Restricted Business in the Territory in
any capacity, including as a partner, shareholder, member, employee, principal, agent, trustee or consultant; or (iii) cause, induce
or encourage any material actual or prospective client, customer, supplier or licensor of the Business (including any existing or former
client or customer of Seller and any Person that becomes a client or customer of the Business after the Closing), or any other Person
who has a material business relationship with the Business, to terminate or modify any such actual or prospective relationship. Notwithstanding
the foregoing, Sellers may own, directly or indirectly, solely as an investment, securities of any Person traded on any national securities
exchange if such Seller is not a controlling Person of, or a member of a group which controls, such Person and does not, directly or
indirectly, own or more of any class of securities of such Person.

 

(b)
During the Restricted Period, each Seller shall not permit any of their Affiliates to, directly or indirectly, hire or solicit any person
who is offered employment by Buyer pursuant to Section 6.05(a) or is or was employed in the Business during the Restricted Period, or
encourage any such employee to leave such employment or hire any such employee who has left such employment, except pursuant to a general
solicitation which is not directed specifically to any such employees; provided, that nothing in this Section 6.07(b) shall prevent
Sellers or any of their Affiliates from hiring (i) any employee whose employment has been terminated by Buyer or (ii) after 180 days
from the date of termination of employment, any employee whose employment has been terminated by the employee.

 

    	28

     

    

 

(c)
Each Seller and Owner acknowledges that a breach or threatened breach of this Section 6.07 would give rise to irreparable harm to Buyer,
for which monetary damages would not be an adequate remedy, and hereby agrees that in the event of a breach or a threatened breach by
a Seller or Owner of any such obligations, Buyer shall, in addition to any and all other rights and remedies that may be available to
it in respect of such breach, be entitled to equitable relief, including a temporary restraining order, an injunction, specific performance
and any other relief that may be available from a court of competent jurisdiction (without any requirement to post bond).

 

(d)
Each Seller and Owner acknowledges that the restrictions contained in this Section 6.07 are reasonable and necessary to protect the legitimate
interests of Buyer and constitute a material inducement to Buyer to enter into this Agreement and consummate the transactions contemplated
by this Agreement. In the event that any covenant contained in this Section 6.07 should ever be adjudicated to exceed the time, geographic,
product or service or other limitations permitted by applicable Law in any jurisdiction, then any court is expressly empowered to reform
such covenant, and such covenant shall be deemed reformed, in such jurisdiction to the maximum time, geographic, product or service or
other limitations permitted by applicable Law. The covenants contained in this Section 6.07 and each provision hereof are severable and
distinct covenants and provisions. The invalidity or unenforceability of any such covenant or provision as written shall not invalidate
or render unenforceable the remaining covenants or provisions hereof, and any such invalidity or unenforceability in any jurisdiction
shall not invalidate or render unenforceable such covenant or provision in any other jurisdiction.

 

Section
6.08 Governmental Approvals and Consents.

 

(a)
Each party hereto shall, as promptly as possible, (i)
make, or cause or be made, all filings and submissions required under any Law applicable to such party or any of its Affiliates; and
(ii) use reasonable best efforts to obtain, or cause to be obtained, all consents, authorizations, orders and approvals from all Governmental
Authorities that may be or become necessary for its execution and delivery of this Agreement and the performance of its obligations pursuant
to this Agreement and the Ancillary Documents. Each party shall cooperate fully with the other party and its Affiliates in promptly seeking
to obtain all such consents, authorizations, orders and approvals. The parties hereto shall not willfully take any action that will have
the effect of delaying, impairing or impeding the receipt of any required consents, authorizations, orders and approvals.

 

(b)
Sellers and Buyer shall use reasonable best efforts
to give all notices to, and obtain all consents from, all third parties that are described in Section 4.03 of the Disclosure Schedules.

 

(c)
Without limiting the generality of the parties’
undertakings pursuant to subsections (a) and (b) above, each of the parties hereto shall use all reasonable best efforts to:

 

(i)
respond to any inquiries by any Governmental Authority
regarding antitrust or other matters with respect to the transactions contemplated by this Agreement or any Ancillary Document;

 

    	29

     

    

 

(ii)
avoid the imposition of any order or the taking of any
action that would restrain, alter or enjoin the transactions contemplated by this Agreement or any Ancillary Document; and

 

(iii)
in the event any Governmental Order adversely affecting
the ability of the parties to consummate the transactions contemplated by this Agreement or any Ancillary Document has been issued, to
have such Governmental Order vacated or lifted.

 

(d)
All analyses, appearances, meetings, discussions, presentations,
memoranda, briefs, filings, arguments, and proposals made by or on behalf of either party before any Governmental Authority or the staff
or regulators of any Governmental Authority, in connection with the transactions contemplated hereunder (but, for the avoidance of doubt,
not including any interactions between Sellers with Governmental Authorities in the ordinary course of business, any disclosure which
is not permitted by Law or any disclosure containing confidential information) shall be disclosed to the other party hereunder in advance
of any filing, submission or attendance, it being the intent that the parties will consult and cooperate with one another, and consider
in good faith the views of one another, in connection with any such analyses, appearances, meetings, discussions, presentations, memoranda,
briefs, filings, arguments, and proposals. Each party shall give notice to the other party with respect to any meeting, discussion, appearance
or contact with any Governmental Authority or the staff or regulators of any Governmental Authority, with such notice being sufficient
to provide the other party with the opportunity to attend and participate in such meeting, discussion, appearance or contact.

 

(e)
Notwithstanding the foregoing, nothing in this Section
6.08 shall require, or be construed to require, Buyer or any of its Affiliates to agree to (i) sell, hold, divest, discontinue or limit,
before or after the Closing Date, any assets, businesses or interests of Buyer or any of its Affiliates; (ii) any conditions relating
to, or changes or restrictions in, the operations of any such assets, businesses or interests which, in either case, could reasonably
be expected to result in a Material Adverse Effect or materially and adversely impact the economic or business benefits to Buyer of the
transactions contemplated by this Agreement and the Ancillary Documents; or (iii) any material modification or waiver of the terms and
conditions of this Agreement.

 

Section
6.09 Books and Records.

 

(a)
In order to facilitate the resolution of any claims
made against or incurred by Sellers prior to the Closing, or for any other reasonable purpose, for a period of three years after the
Closing, Sellers shall:

 

(i)
retain the Books and Records (including personnel files)
relating to periods prior to the Closing in a manner reasonably consistent with the prior practices of Sellers; and

 

(ii)
upon reasonable notice, afford the Seller’s Representatives
reasonable access (including the right to make, at Seller’s expense, photocopies), during normal business hours, to such Books
and Records.

 

    	30

     

    

 

Section
6.10 Closing Conditions From the date hereof until the Closing, each party hereto shall use reasonable best efforts to take such
actions as are necessary to expeditiously satisfy the closing conditions set forth in ARTICLE VII hereof.

 

Section
6.11 Public Announcements. Unless otherwise required by applicable Law (based upon the reasonable advice of counsel), no party to
this Agreement shall make any public announcements in respect of this Agreement or the transactions contemplated hereby or otherwise
communicate with any news media without the prior written consent of the other party (which consent shall not be unreasonably withheld,
conditioned or delayed), and the parties shall cooperate as to the timing and contents of any such announcement.

 

Section
6.12 Bulk Sales Laws. The parties hereby waive compliance with the provisions of any bulk sales, bulk transfer or similar Laws of
any jurisdiction that may otherwise be applicable with respect to the sale of any or all of the Purchased Assets to Buyer.

 

Section
6.13 Transfer Taxes. All transfer, documentary, sales, use, stamp, registration, value added and other such Taxes and fees (including
any penalties and interest) incurred in connection with this Agreement and the Ancillary Documents (including any Leased Real Property
transfer Tax and any other similar Tax) shall be borne and paid by Sellers when due. Each Seller shall, at its own expense, timely file
any Tax Return or other document with respect to such Taxes or fees (and Buyer shall cooperate with respect thereto as necessary).

 

Section
6.14 Tax Clearance Certificates. If requested by Buyer, Sellers shall notify all of the taxing authorities in the jurisdictions that
impose Taxes on Sellers or where a Seller has a duty to file Tax Returns of the transactions contemplated by this Agreement in the form
and manner required by such taxing authorities, if the failure to make such notifications or receive any available tax clearance certificate
(a “Tax Clearance Certificate”) could subject the Buyer to any Taxes of a Seller. If any taxing authority asserts
that a Seller is liable for any Tax, Sellers shall promptly pay any and all such amounts and shall provide evidence to the Buyer that
such liabilities have been paid in full or otherwise satisfied.

 

Section
6.15 Further Assurances. Following the Closing, each of the parties hereto shall, and shall cause their respective Affiliates to,
execute and deliver such additional documents, instruments, conveyances and assurances and take such further actions as may be reasonably
required to carry out the provisions hereof and give effect to the transactions contemplated by this Agreement and the Ancillary Documents.

 

Section
6.16 Business Cooperation. After the Closing Date, Buyer shall manufacture the products with Seller’s own brand that have been
previously manufactured at the Leased Real Property. Buyer has the right to arrange the manufacturing of such products based on its own
business judgment. For the efficiencies and upgrades of the Leased Real Property, both Parties will discuss, cooperate in good faith
and use commercially reasonable efforts to incrementally reduce the costs of such products manufactured for Seller and its affiliates
that Buyer will manufacture at the Leased Real Property. The Parties acknowledge that it is hard to control raw material, packaging and
overhead costs which fluctuate from time to time under certain circumstances. However, the Parties are willing to cooperate and exert
reasonable good faith efforts with a desired target of reducing Seller’s current costs of goods manufactured by up to 20% over
36 months after the Closing Date.

 

    	31

     

    

 

Section
6.17 Business Transition. Before Closing Date, Seller shall use its best efforts to transfer the all business relationship of its
existing clients (specified in Exhibit D) to Buyer, including but not limited to arrange the meetings with such clients, assign the contract
and purchase order, transfer the business information (including but not limited to specifications, bill of materials, working orders,
sales records, sales forecasts and other relevant information requested by Buyer).

 

Section
6.18 Inventory. In order to manufacture Seller’s own brand products, Buyer is willing to, under reasonable circumstances and
conditions, purchase, at Seller’s cost, Seller’s existing stock of raw materials after being inspected and accepted by Buyer,
which raw materials will be of merchantable quality. Seller shall provide the raw material inventory list, receipt, certificate of analysis
and other relevant documents under the request from Buyer. The specifics items and details of such raw materials will be determined and
confirmed in writing.

 

Section
6.19 Roof Repairing. Seller acknowledges that at all times prior to the Closing Date Seller has the obligation to keep the Leased
Real Property in good order and condition, and also has the obligation to make all repairs, replacements, and improvements thereof and
thereto, interior and exterior, structural and non-structural, ordinary and extraordinary, all as provided in the Lease, including but
not limited to the specific repairs listed in Exhibit E (“Repairs”). Notwithstanding Seller’s obligations to make the
Repairs pursuant to the terms of the lease agreement, both Parties agree that Buyer will, in the manner Buyer determines in its sole
reasonable discretion, carry out and complete such Repairs. All costs and expenses reasonably incurred by Buyer in connection with the
Repairs will be borne by Seller, and each Seller shall promptly pay Buyer for such reasonable costs and expenses upon written request
from Buyer, except that both parties have negotiated in good faith and reached a consensus on how to allocate such costs and expenses.
Unless otherwise agreed by both Parties, Seller will grant the credits, at the amount equal to the costs and expenses of Repairs, to
Buyer allowing the Buyer to deduct the costs and expenses and of Repair set forth in this Section 6.19 from any payment Buyer owes to
Seller. Such credits shall be expired on 31 December 2021. Upon expiration of the credits, Seller shall pay Buyer in cash for all expired
credits.

 

Section
6.20 Support. From the date hereof until the termination of the Transition Service Agreement or December 31, 2021 (whichever is later),
the Seller shall provide support to the Buyer to obtain applicable good manufacturing practice certifications, business license, Food
and Drug Administration relationship, approvals and licenses (including but not limited to the Required Permits), make utility service
transitions, and arrange any other administrative functions related to the Business or the Leased Real Property, including but not limited
to provide consulting services on the procedure, documentation, information and/or other relevant support.

 

ARTICLE
VII

CONDITIONS
TO CLOSING

 

Section
7.01 Conditions to Obligations of All Parties. The obligations of each party to consummate the transactions contemplated by this
Agreement shall be subject to the fulfillment, at or prior to the Closing, of each of the following conditions:

 

    	32

     

    

 

(a)
No Governmental Authority shall have enacted, issued,
promulgated, enforced or entered any Governmental Order which is in effect and has the effect of making the transactions contemplated
by this Agreement illegal, otherwise restraining or prohibiting consummation of such transactions or causing any of the transactions
contemplated hereunder to be rescinded following completion thereof.

 

(b)
Sellers shall have received all consents, authorizations,
orders and approvals from the Governmental Authorities referred to in Section 4.03 and Buyer shall have received all consents, authorizations,
orders and approvals from the Governmental Authorities referred to in Section 5.03, in each case, in form and substance reasonably satisfactory
to Buyer, and no such consent, authorization, order and approval shall have been revoked.

 

(c)
Both Party have executed the Transition Services Agreement
or otherwise agreed in writing by both Parties.

 

Section
7.02 Conditions to Obligations of Buyer. The obligations of Buyer to consummate the transactions contemplated by this Agreement shall
be subject to the fulfillment or Buyer’s waiver, at or prior to the Closing, of each of the following conditions:

 

(a)
Other than the representations and warranties of Sellers
contained in Section 4.01, Section 4.02, Section 4.04 and Section 4.19, the representations and warranties of Sellers contained in this
Agreement, the Ancillary Documents and any certificate or other writing delivered pursuant hereto shall be true and correct in all respects
(in the case of any representation or warranty qualified by materiality or Material Adverse Effect) or in all material respects (in the
case of any representation or warranty not qualified by materiality or Material Adverse Effect) on and as of the date hereof and on and
as of the Closing Date with the same effect as though made at and as of such date (except those representations and warranties that address
matters only as of a specified date, the accuracy of which shall be determined as of that specified date in all respects). The representations
and warranties of Sellers contained in Section 4.01, Section 4.02, Section 4.04 and Section 4.19 shall be true and correct in all respects
on and as of the date hereof and on and as of the Closing Date with the same effect as though made at and as of such date (except those
representations and warranties that address matters only as of a specified date, the accuracy of which shall be determined as of that
specified date in all respects).

 

(b)
Sellers shall have duly performed and complied in all
material respects with all agreements, covenants and conditions required by this Agreement and each of the Ancillary Documents to be
performed or complied with by it prior to or on the Closing Date.

 

(c)
  No Action shall have been commenced against Buyer,
or Sellers, which would prevent the Closing. No injunction or restraining order shall have been issued by any Governmental Authority,
and be in effect, which restrains or prohibits any transaction contemplated hereby.

 

(d)
All approvals, consents and waivers that are listed
on Section 4.03 of the Disclosure Schedules shall have been received, and executed counterparts thereof shall have been delivered to
Buyer at or prior to the Closing.

 

    	33

     

    

 

(e)
From the date of this Agreement, there shall not have
occurred any Material Adverse Effect, nor shall any event or events have occurred that, individually or in the aggregate, with or without
the lapse of time, could reasonably be expected to result in a Material Adverse Effect.

 

(f)
Sellers, as the case may be, shall have delivered to
Buyer duly executed counterparts to the Ancillary Documents and such other documents and deliveries set forth in Section 3.02(a).

 

(g)
Buyer shall have received all Permits that are necessary
for it to conduct the Business as conducted by a Seller as of the Closing Date.

 

(h)
All Encumbrances relating to the Purchased Assets shall
have been released in full and Sellers shall have delivered to Buyer written evidence, in form satisfactory to Buyer in its sole discretion,
of the release of such Encumbrances.

 

(i)
Buyer shall have received a certificate, dated the Closing
Date and signed by duly authorized officers of each Seller, that each of the conditions set forth in Section 7.02(a) and Section 7.02(b)
have been satisfied (the “Seller Closing Certificate”).

 

(j)
Buyer shall have received a certificate of the Secretary
or an Assistant Secretary (or equivalent officer) of each Seller certifying that attached thereto are true and complete copies of all
resolutions adopted by the board of directors of each Seller authorizing the execution, delivery and performance of this Agreement and
the Ancillary Documents and the consummation of the transactions contemplated hereby and thereby, and that all such resolutions are in
full force and effect and are all the resolutions adopted in connection with the transactions contemplated hereby and thereby.

 

(k)
Buyer shall have received a certificate of the Secretary
or an Assistant Secretary (or equivalent officer) of each Seller certifying the names and signatures of the officers of each Seller authorized
to sign this Agreement, the Ancillary Documents and the other documents to be delivered hereunder and thereunder.

 

(l)
Buyer shall have completed its due diligence and pre-Closing
inspection of the Purchased Assets in a manner satisfactory to Buyer in its sole discretion.

 

(m)
Each Seller shall have delivered to Buyer such other
documents or instruments as Buyer reasonably requests and are reasonable to keep conduct the Seller’s existing business in the
Lease Real Property and to consummate the transactions contemplated by this Agreement.

 

(n)
Seller shall agree the schedule, quotation and payment
of the roof repairing conducted by the Buyer or Buyer’s suppliers.

 

(o)
Seller shall complete an inspection of the overall mechanical
and electrical equipment of the Leased Real Property.

 

    	34

     

    

 

(p)
Seller shall remove the items in the Leased Real Property
before Closing Date, except for the Purchased Asset and the items that both Parties agree to leave in Leased Real Property and transfer
to Buyer.

 

Section
7.03 Conditions to Obligations of Sellers. The
obligations of Sellers to consummate the transactions contemplated by this Agreement shall be subject to the fulfillment or Sellers’
waiver, at or prior to the Closing, of each of the following conditions:

 

(a)
Other than the representations and warranties of Buyer
contained in Section 5.01, Section 5.02 and Section 5.04, the representations and warranties of Buyer contained in this Agreement, the
Ancillary Documents and any certificate or other writing delivered pursuant hereto shall be true and correct in all respects (in the
case of any representation or warranty qualified by materiality or Material Adverse Effect) or in all material respects (in the case
of any representation or warranty not qualified by materiality or Material Adverse Effect) on and as of the date hereof and on and as
of the Closing Date with the same effect as though made at and as of such date (except those representations and warranties that address
matters only as of a specified date, the accuracy of which shall be determined as of that specified date in all respects). The representations
and warranties of Buyer contained in Section 5.01, Section 5.02 and Section 5.04 shall be true and correct in all respects on and as
of the date hereof and on and as of the Closing Date with the same effect as though made at and as of such date.

 

(b)
Buyer shall have duly performed and complied in all
material respects with all agreements, covenants and conditions required by this Agreement and each of the Ancillary Documents to be
performed or complied with by it prior to or on the Closing Date; provided, that, with respect to agreements, covenants and conditions
that are qualified by materiality, Buyer shall have performed such agreements, covenants and conditions, as so qualified, in all respects.

 

(c)
No injunction or restraining order shall have been issued
by any Governmental Authority, and be in effect, which restrains or prohibits any material transaction contemplated hereby.

 

(d)
Buyer shall have delivered to Sellers duly executed
counterparts to the Ancillary Documents and such other documents and deliveries set forth in Section 3.02(b).

 

(e)
Sellers shall have received a certificate, dated the
Closing Date and signed by a duly authorized officer of Buyer, that each of the conditions set forth in Section 7.03(a) and Section 7.03(b)
have been satisfied (the “Buyer Closing Certificate”).

 

ARTICLE
VIII

INDEMNIFICATION

 

Section
8.01 Survival. Subject
to the limitations and other provisions of this Agreement, the representations and warranties contained herein shall survive the Closing
and shall remain in full force and effect until the date that is three years from the Closing Date; provided, that the representations
and warranties in (i) Section 4.01, Section 4.02, Section 4.08, Section 4.09, , Section 5.01, Section 5.02 and Section 5.04 shall survive
indefinitely, and (ii) Section 4.18 shall survive for the full period of all applicable statutes of limitations (giving effect to any
waiver, mitigation or extension thereof). All covenants and agreements of the parties contained herein shall survive the Closing indefinitely
or for the period explicitly specified therein. Notwithstanding the foregoing, any claims asserted in good faith with reasonable specificity
(to the extent known at such time) and in writing by notice from the non-breaching party to the breaching party prior to the expiration
date of the applicable survival period shall not thereafter be barred by the expiration of the relevant representation or warranty and
such claims shall survive until finally resolved.

 

Section
8.02 Indemnification By Sellers. Subject to the other terms and conditions of this ARTICLE VIII, Sellers, jointly and severally (at
Buyer’s discretion), shall indemnify and defend each of Buyer and its Affiliates and their respective Representatives (collectively,
the “Buyer Indemnitees”) against, and shall hold each of them harmless from and against, and shall pay and reimburse
each of them for, any and all Losses incurred or sustained by, or imposed upon, the Buyer Indemnitees based upon, arising out of, with
respect to or by reason of:

 

(a)
any inaccuracy in or breach of any of the representations
or warranties of a Seller contained in this Agreement, the Ancillary Documents or in any certificate or instrument delivered by or on
behalf of a Seller pursuant to this Agreement, as of the date such representation or warranty was made or as if such representation or
warranty was made on and as of the Closing Date (except for representations and warranties that expressly relate to a specified date,
the inaccuracy in or breach of which will be determined with reference to such specified date);

 

(b)
any breach or non-fulfillment of any covenant, agreement
or obligation to be performed by a Seller or Owner pursuant to this Agreement, the Ancillary Documents or any certificate or instrument
delivered by or on behalf of a Seller pursuant to this Agreement;

 

(c)
  any Third Party Claim based upon, resulting from
or arising out of the business, operations, properties, assets or obligations of a Seller or any of their Affiliates (other than the
Purchased Assets) conducted, existing or arising on or prior to the Closing Date; OR

 

Section
8.03 Indemnification Procedures. The
party making a claim under this ARTICLE VIII is referred to as the “Indemnified Party”, and the party against whom
such claims are asserted under this ARTICLE VIII is referred to as the “Indemnifying Party”.

 

    	35

     

    

 

(a)
  Third Party Claims. If any Indemnified Party
receives notice of the assertion or commencement of any Action made or brought by any Person who is not a party to this Agreement or
an Affiliate of a party to this Agreement or a Representative of the foregoing (a “Third Party Claim”) against such
Indemnified Party with respect to which the Indemnifying Party is obligated to provide indemnification under this Agreement, the Indemnified
Party shall give the Indemnifying Party reasonably prompt written notice thereof, but in any event not later than 30 calendar days after
receipt of such notice of such Third Party Claim. The failure to give such prompt written notice shall not, however, relieve the Indemnifying
Party of its indemnification obligations, except and only to the extent that the Indemnifying Party forfeits rights or defenses by reason
of such failure. Such notice by the Indemnified Party shall describe the Third Party Claim in reasonable detail, shall include copies
of all material written evidence thereof and shall indicate the estimated amount, if reasonably practicable, of the Loss that has been
or may be sustained by the Indemnified Party. The Indemnifying Party shall have the right to participate in, or by giving written notice
to the Indemnified Party, to assume the defense of any Third Party Claim at the Indemnifying Party’s expense and by the Indemnifying
Party’s own counsel, and the Indemnified Party shall cooperate in good faith in such defense; provided, that if the Indemnifying
Party is a Seller, such Indemnifying Party shall not have the right to defend or direct the defense of any such Third Party Claim that
(x) is asserted directly by or on behalf of a Person that is a supplier or customer of the Business, or (y) seeks an injunction or other
equitable relief against the Indemnified Party. In the event that the Indemnifying Party assumes the defense of any Third Party Claim,
subject to Section 8.03(b), it shall have the right to take such action as it deems necessary to avoid, dispute, defend, appeal or make
counterclaims pertaining to any such Third Party Claim in the name and on behalf of the Indemnified Party. The Indemnified Party shall
have the right to participate in the defense of any Third Party Claim with counsel selected by it subject to the Indemnifying Party’s
right to control the defense thereof. The fees and disbursements of such counsel shall be at the expense of the Indemnified Party, provided,
that if in the reasonable opinion of counsel to the Indemnified Party, (A) there are legal defenses available to an Indemnified Party
that are different from or additional to those available to the Indemnifying Party; or (B) there exists a conflict of interest between
the Indemnifying Party and the Indemnified Party that cannot be waived, the Indemnifying Party shall be liable for the reasonable fees
and expenses of counsel to the Indemnified Party in each jurisdiction for which the Indemnified Party determines counsel is required.
If the Indemnifying Party elects not to compromise or defend such Third Party Claim, fails to promptly notify the Indemnified Party in
writing of its election to defend as provided in this Agreement, or fails to diligently prosecute the defense of such Third Party Claim,
the Indemnified Party may, subject to Section 8.03(b), pay, compromise, defend such Third Party Claim and seek indemnification for any
and all Losses based upon, arising from or relating to such Third Party Claim. Sellers, Owners and Buyer shall cooperate with each other
in all reasonable respects in connection with the defense of any Third Party Claim, including making available (subject to the provisions
of Section 6.06) records relating to such Third Party Claim and furnishing, without expense (other than reimbursement of actual out-of-pocket
expenses) to the defending party, management employees of the non- defending party as may be reasonably necessary for the preparation
of the defense of such Third Party Claim.

 

(b)
Settlement of Third Party Claims. Notwithstanding any
other provision of this Agreement, the Indemnifying Party shall not enter into settlement of any Third Party Claim without the prior
written consent of the Indemnified Party, except as provided in this Section 8.03(b). If a firm offer is made to settle a Third Party
Claim without leading to liability or the creation of a financial or other obligation on the part of the Indemnified Party and provides,
in customary form, for the unconditional release of each Indemnified Party from all liabilities and obligations in connection with such
Third Party Claim and the Indemnifying Party desires to accept and agree to such offer, the Indemnifying Party shall give written notice
to that effect to the Indemnified Party. If the Indemnified Party fails to consent to such firm offer within ten days after its receipt
of such notice, the Indemnified Party may continue to contest or defend such Third Party Claim and in such event, the maximum liability
of the Indemnifying Party as to such Third Party Claim shall not exceed the amount of such settlement offer. If the Indemnified Party
fails to consent to such firm offer and also fails to assume defense of such Third Party Claim, the Indemnifying Party may settle the
Third Party Claim upon the terms set forth in such firm offer to settle such Third Party Claim. If the Indemnified Party has assumed
the defense pursuant to Section 8.03(a), it shall not agree to any settlement without the written consent of the Indemnifying Party (which
consent shall not be unreasonably withheld, conditioned or delayed).

 

    	36

     

    

 

(c)
Direct Claims. Any Action by an Indemnified Party on
account of a Loss which does not result from a Third Party Claim (a “Direct Claim”) shall be asserted by the Indemnified
Party giving the Indemnifying Party reasonably prompt written notice thereof, but in any event not later than 30 days after the Indemnified
Party becomes aware of such Direct Claim. The failure to give such prompt written notice shall not, however, relieve the Indemnifying
Party of its indemnification obligations, except and only to the extent that the Indemnifying Party forfeits rights or defenses by reason
of such failure. Such notice by the Indemnified Party shall describe the Direct Claim in reasonable detail, shall include copies of all
material written evidence thereof and shall indicate the estimated amount, if reasonably practicable, of the Loss that has been or may
be sustained by the Indemnified Party. The Indemnifying Party shall have 30 days after its receipt of such notice to respond in writing
to such Direct Claim. The Indemnified Party shall allow the Indemnifying Party and its professional advisors to investigate the matter
or circumstance alleged to give rise to the Direct Claim, and whether and to what extent any amount is payable in respect of the Direct
Claim and the Indemnified Party shall assist the Indemnifying Party’s investigation by giving such information and assistance (including
access to the Indemnified Party’s premises and personnel and the right to examine and copy any accounts, documents or records)
as the Indemnifying Party or any of its professional advisors may reasonably request. If the Indemnifying Party does not so respond within
such 30 day period, the Indemnifying Party shall be deemed to have rejected such claim, in which case the Indemnified Party shall be
free to pursue such remedies as may be available to the Indemnified Party on the terms and subject to the provisions of this Agreement.

 

Section
8.04 Payments

 

(a)
Once a Loss is agreed to by the Indemnifying Party or
finally adjudicated to be payable pursuant to this ARTICLE VIII, the Indemnifying Party shall satisfy its obligations within 15 Business
Days of such final, non-appealable adjudication by wire transfer of immediately available funds. The parties hereto agree that should
an Indemnifying Party not make full payment of any such obligations within such 15 Business Day period, any amount payable shall accrue
interest from and including the date of agreement of the Indemnifying Party or final, non-appealable adjudication to and including the
date such payment has been made at a rate per annum equal to 5.0%. Such interest shall be calculated daily on the basis of a 365 day
year and the actual number of days elapsed, without compounding.

 

(b)
Any Losses payable to a Buyer Indemnitee pursuant to
this ARTICLE VIII shall be satisfied from Sellers.

 

Section
8.05 Tax Treatment of Indemnification Payments. All indemnification payments made under this Agreement shall be treated by the parties
as an adjustment to the Purchase Price for Tax purposes, unless otherwise required by Law.

 

Section
8.06 Effect of Investigation. The representations, warranties and covenants of the Indemnifying Party, and the Indemnified Party’s
right to indemnification with respect thereto, shall not be affected or deemed waived by reason of any investigation made by or on behalf
of the Indemnified Party (including by any of its Representatives) or by reason of the fact that the Indemnified Party or any of its
Representatives knew or should have known that any such representation or warranty is, was or might be inaccurate or by reason of the
Indemnified Party’s waiver of any condition set forth in Section 7.02 or Section 7.03, as the case may be.

 

    	37

     

    

 

Section
8.07 Exclusive Remedies. Subject to Section 6.07 and Section 10.11, the parties acknowledge and agree that their sole and exclusive
remedy with respect to any and all claims (other than claims arising from fraud, criminal activity or willful misconduct on the part
of a party hereto in connection with the transactions contemplated by this Agreement) for any breach of any representation, warranty,
covenant, agreement or obligation set forth herein or otherwise relating to the subject matter of this Agreement, shall be pursuant to
the indemnification provisions set forth in this ARTICLE VIII. In furtherance of the foregoing, each party hereby waives, to the fullest
extent permitted under Law, any and all rights, claims and causes of action for any breach of any representation, warranty, covenant,
agreement or obligation set forth herein or otherwise relating to the subject matter of this Agreement it may have against the other
parties hereto and their Affiliates and each of their respective Representatives arising under or based upon any Law, except pursuant
to the indemnification provisions set forth in this ARTICLE VIII. Nothing in this Section 8.07 shall limit any Person’s right to
seek and obtain any equitable relief to which any Person shall be entitled or to seek any remedy on account of any party’s fraudulent,
criminal or intentional misconduct.

 

ARTICLE
IX

TERMINATION

 

Section
9.01 Termination. This
Agreement may be terminated at any time prior to the Closing:

 

(a)
by the mutual written consent of Sellers and Buyer;

 

(b)
by Buyer by written notice to Sellers if:

 

(i)
Buyer is not then in material breach of any provision
of this Agreement and there has been a breach, inaccuracy in or failure to perform any representation, warranty, covenant or agreement
made by a Seller or Owner pursuant to this Agreement that would give rise to the failure of any of the conditions specified in ARTICLE
VII and such breach, inaccuracy or failure has not been cured by Sellers or Owners within ten days of Sellers’ receipt of written
notice of such breach from Buyer;

 

(ii)
any of the conditions set forth in Section 7.01 or Section
7.02 shall not have been, or if it becomes apparent that any of such conditions will not be, fulfilled by November 1, 2021, unless such
failure shall be due to the failure of Buyer to perform or comply with any of the covenants, agreements or conditions hereof to be performed
or complied with by it prior to the Closing; or

 

(iii)
Buyer deems its due diligence findings or pre-Closing
inspection of the Purchased Assets to be unsatisfactory in its sole discretion.

 

(c)
by Sellers by written notice to Buyer if:

 

    	38

     

    

 

(i)
No Seller is then in material breach of any provision
of this Agreement and there has been a breach, inaccuracy in or failure to perform any representation, warranty, covenant or agreement
made by Buyer pursuant to this Agreement that would give rise to the failure of any of the conditions specified in ARTICLE VII and such
breach, inaccuracy or failure has not been cured by Buyer within ten days of Buyer’s receipt of written notice of such breach from
Seller; or

 

(ii)
any of the conditions set forth in Section 7.01 or Section
7.03 shall not have been, or if it becomes apparent that any of such conditions will not be, fulfilled by November 1, 2021, unless such
failure shall be due to the failure of a Seller or Owner to perform or comply with any of the covenants, agreements or conditions hereof
to be performed or complied with by it prior to the Closing; or

 

(d)
by Buyer or Sellers in the event that (i) there shall
be any Law that makes consummation of the transactions contemplated by this Agreement illegal or otherwise prohibited or (ii) any Governmental
Authority shall have issued a Governmental Order restraining or enjoining the transactions contemplated by this Agreement, and such Governmental
Order shall have become final and non-appealable.

 

Section
9.02 Effect of Termination. In
the event of the termination of this Agreement in accordance with this Article, this Agreement shall forthwith become void and there
shall be no liability on the part of any party hereto except:

 

(a)
as set forth in this ARTICLE IX and Section 6.06 and
ARTICLE X hereof; and

 

(b)
that nothing herein shall relieve any party hereto from
liability for any willful breach of any provision hereof.

 

(c)
Sellers shall be jointly and severally liable for the
due diligence and other costs of Buyer in relation to the transaction contemplated hereby where termination is as a result of any of
the matters under Section 9.01(b).

 

ARTICLE
X

MISCELLANEOUS

 

Section
10.01 Expenses. Except as otherwise expressly provided herein, all costs and expenses, including, without limitation, fees and disbursements
of counsel, financial advisors and accountants, incurred in connection with this Agreement and the transactions contemplated hereby shall
be paid by the party incurring such costs and expenses, whether or not the Closing shall have occurred

 

Section
10.02 Notices. All notices, requests, consents, claims, demands, waivers and other communications hereunder shall be in writing and
shall be deemed to have been given (a) when delivered by hand (with written confirmation of receipt); (b) when received by the addressee
if sent by a nationally recognized overnight courier (receipt requested); (c) on the date sent by e-mail of a PDF document (with confirmation
of transmission) if sent during normal business hours of the recipient, and on the next Business Day if sent after normal business hours
of the recipient or (d) on the third day after the date mailed, by certified or registered mail, return receipt requested, postage prepaid.
Such communications must be sent to the respective parties at the following addresses (or at such other address for a party as shall
be specified in a notice given in accordance with this Section 10.02):

 

	If
    to Sellers:	NewAge,
                                            Inc.

    2420
    17th Street, Suite 220

    Denver,
    CO 80202

    E-mail:
    Brent_Willis@newage.com

    Attention:
    CEO

	 	 
	 	

    With
    a copy to:

    H.
    Michael Drake

    NewAge,
    Inc.

    737
    East 1180 South

    American
    Fork, UT 84003

    Mike_Drake@newage.com

	 	 
	 

    If
    to Buyer:
	

    TCI
    Co., Ltd.

    E-mail:
    remi.lee@tci-bio.com

    Attention:
    Remi Lee, Manage of the TCI USA OFFICE

	 	 
	 

    with
    a copy to:
	

    Parr
    Brown Gee & Loveless

    E-mail:
    djohansen@parrbrown.com

    Attention:
    Dane Johansen

 

Section
10.03 Interpretation. For purposes of this Agreement, (a) the words “include,” “includes” and “including”
shall be deemed to be followed by the words “without limitation”; (b) the word “or” is not exclusive; and (c)
the words “herein,” “hereof,” “hereby,” “hereto” and “hereunder” refer to
this Agreement as a whole. Unless the context otherwise requires, references herein: (x) to Articles, Sections, Disclosure Schedules
and Exhibits mean the Articles and Sections of, and Disclosure Schedules and Exhibits attached to, this Agreement; (y) to an agreement,
instrument or other document means such agreement, instrument or other document as amended, supplemented and modified from time to time
to the extent permitted by the provisions thereof and (z) to a statute means such statute as amended from time to time and includes any
successor legislation thereto and any regulations promulgated thereunder. This Agreement shall be construed without regard to any presumption
or rule requiring construction or interpretation against the party drafting an instrument or causing any instrument to be drafted. The
Disclosure Schedules and Exhibits referred to herein shall be construed with, and as an integral part of, this Agreement to the same
extent as if they were set forth verbatim herein.

 

    	39

     

    

 

Section
10.04 Headings. The
headings in this Agreement are for reference only and shall not affect the interpretation of this Agreement.

 

Section
10.05 Severability. If any term or provision of this Agreement is invalid, illegal or unenforceable in any jurisdiction, such invalidity,
illegality or unenforceability shall not affect any other term or provision of this Agreement or invalidate or render unenforceable such
term or provision in any other jurisdiction. Except as provided in Section 6.07(d), upon such determination that any term or other provision
is invalid, illegal or unenforceable, the parties hereto shall negotiate in good faith to modify this Agreement so as to effect the original
intent of the parties as closely as possible in a mutually acceptable manner in order that the transactions contemplated hereby be consummated
as originally contemplated to the greatest extent possible.

 

Section
10.06 Entire Agreement. This Agreement and the Ancillary Documents constitute the sole and entire agreement of the parties to this
Agreement with respect to the subject matter contained herein and therein, and supersede all prior and contemporaneous understandings
and agreements, both written and oral, with respect to such subject matter. In the event of any inconsistency between the statements
in the body of this Agreement and those in the Ancillary Documents, the Exhibits and Disclosure Schedules (other than an exception expressly
set forth as such in the Disclosure Schedules), the statements in the body of this Agreement will control.

 

Section
10.07 Successors and Assigns. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their
respective successors and permitted assigns. Neither party may assign its rights or obligations hereunder without the prior written consent
of the other party, which consent shall not be unreasonably withheld, conditioned or delayed; provided, however, that prior to
the Closing Date, Buyer may, without the prior written consent of Sellers, assign all or any portion of its rights under this Agreement
to one or more of its direct or indirect wholly-owned subsidiaries. No assignment shall relieve the assigning party of any of its obligations
hereunder.

 

Section
10.08 No Third-party Beneficiaries. Except as provided in ARTICLE VIII, this Agreement is for the sole benefit of the parties hereto
and their respective successors and permitted assigns and nothing herein, express or implied, is intended to or shall confer upon any
other Person or entity any legal or equitable right, benefit or remedy of any nature whatsoever under or by reason of this Agreement.

 

Section
10.09 Amendment and Modification; Waiver. This Agreement may only be amended, modified or supplemented by an agreement in writing
signed by each party hereto. No waiver by any party of any of the provisions hereof shall be effective unless explicitly set forth in
writing and signed by the party so waiving. No waiver by any party shall operate or be construed as a waiver in respect of any failure,
breach or default not expressly identified by such written waiver, whether of a similar or different character, and whether occurring
before or after that waiver. No failure to exercise, or delay in exercising, any right, remedy, power or privilege arising from this
Agreement shall operate or be construed as a waiver thereof; nor shall any single or partial exercise of any right, remedy, power or
privilege hereunder preclude any other or further exercise thereof or the exercise of any other right, remedy, power or privilege.

 

    	40

     

    

 

Section
10.10 Governing Law; Submission to Jurisdiction; Waiver of Jury Trial.

 

(a)
This Agreement shall be governed by and construed in
accordance with the internal laws of the State of Utah without giving effect to any choice or conflict of law provision or rule (whether
of the State of Utah or any other jurisdiction).

 

(b)
ANY LEGAL SUIT, ACTION OR PROCEEDING ARISING OUT OF
OR BASED UPON THIS AGREEMENT, THE ANCILLARY DOCUMENTS OR THE TRANSACTIONS CONTEMPLATED HEREBY OR THEREBY MAY BE INSTITUTED IN THE FEDERAL
COURTS OF THE UNITED STATES OF AMERICA OR THE COURTS OF THE STATE OF UTAH IN EACH CASE LOCATED IN THE CITY OF SALT LAKE CITY AND COUNTY
OF SALT LAKE COUNTY, AND EACH PARTY IRREVOCABLY SUBMITS TO THE EXCLUSIVE JURISDICTION OF SUCH COURTS IN ANY SUCH SUIT, ACTION OR PROCEEDING.
SERVICE OF PROCESS, SUMMONS, NOTICE OR OTHER DOCUMENT BY MAIL TO SUCH PARTY’S ADDRESS SET FORTH HEREIN SHALL BE EFFECTIVE SERVICE
OF PROCESS FOR ANY SUIT, ACTION OR OTHER PROCEEDING BROUGHT IN ANY SUCH COURT. THE PARTIES IRREVOCABLY AND UNCONDITIONALLY WAIVE ANY
OBJECTION TO THE LAYING OF VENUE OF ANY SUIT, ACTION OR ANY PROCEEDING IN SUCH COURTS AND IRREVOCABLY WAIVE AND AGREE NOT TO PLEAD OR
CLAIM IN ANY SUCH COURT THAT ANY SUCH SUIT, ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS BEEN BROUGHT IN AN INCONVENIENT FORUM.

 

(c)
EACH PARTY ACKNOWLEDGES AND AGREES THAT ANY CONTROVERSY
WHICH MAY ARISE UNDER THIS AGREEMENT OR THE ANCILLARY DOCUMENTS IS LIKELY TO INVOLVE COMPLICATED AND DIFFICULT ISSUES AND, THEREFORE,
EACH SUCH PARTY IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LEGAL ACTION ARISING
OUT OF OR RELATING TO THIS AGREEMENT, THE ANCILLARY DOCUMENTS OR THE TRANSACTIONS CONTEMPLATED HEREBY OR THEREBY. EACH PARTY TO THIS
AGREEMENT CERTIFIES AND ACKNOWLEDGES THAT (A) NO REPRESENTATIVE OF ANY OTHER PARTY HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH
OTHER PARTY WOULD NOT SEEK TO ENFORCE THE FOREGOING WAIVER IN THE EVENT OF A LEGAL ACTION, (B) SUCH PARTY HAS CONSIDERED THE IMPLICATIONS
OF THIS WAIVER, (C) SUCH PARTY MAKES THIS WAIVER VOLUNTARILY, AND (D) SUCH PARTY HAS BEEN INDUCED TO ENTER INTO THIS AGREEMENT BY, AMONG
OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS IN THIS SECTION 10.10(c).

 

Section
10.11 Specific Performance. The parties agree that irreparable damage would occur if any provision of this Agreement were not performed
in accordance with the terms hereof and that the parties shall be entitled to specific performance of the terms hereof, in addition to
any other remedy to which they are entitled at law or in equity.

 

Section
10.12 Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together
shall be deemed to be one and the same agreement. A signed copy of this Agreement delivered by facsimile, e-mail or other means of electronic
transmission shall be deemed to have the same legal effect as delivery of an original signed copy of this Agreement.

 

[SIGNATURE
PAGE FOLLOWS]

 

    	41

     

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date first written above by their respective
officers thereunto duly authorized.

 

	 	Morinda
  Holdings, Inc.
	 	 
	 	By	/s/
    Brent D. Willis
	 	Name:	Brent
    D. Willis
	 	Title:	President

 

	 	Morinda,
    Inc.
	 	 
	 	By	/s/
    Brent D. Willis
	 	Name:	Brent
    D. Willis
	 	Title:	President

 

	 	NewAge,
    Inc.
	 	 
	 	By	/s/
    Brent D. Willis
	 	Name:	Brent
    D. Willis
	 	Title:	Chief
    Executive Officer

 

	 	Tropical
    Resources, Inc.
	 	 
	 	By	/s/
    Brent D. Willis
	 	Name:	Brent
    D. Willis
	 	Title:	President

 

	 	TCI
    Co., Ltd.
	 	 
	 	By	/s/
    Yung Hsiang Lin
	 	Name:	Yung
    Hsiang Lin
	 	Title:	Chairman
    of the Board

 

    	42Exhibit
10.5

 

SUBLEASE
AGREEMENT

(1700
E. 68th Ave., Denver, CO)

 

THIS
SUBLEASE AGREEMENT (the “Sublease”), dated effective as of the 13th day of July, 2021, is made by and between NEWAGE,
INC., a Washington corporation f/k/a New Age Beverages Corporation (the “Sublessor”), whose address is 2420 17th
Street, Suite 2200, Denver, CO 80202 and CENTRAL BAG & BURLAP CO., a Colorado corporation (the “Sublessee”),
whose address is 5601 N. Logan Street, Denver,

co
80216.

 

WHEREAS,
Sublessor as tenant (the “Tenant”) entered into that certain Lease of Space (Office/Warehouse) with Vision 68th, LLC, a Colorado
limited liability company (the “Landlord”) which commenced on April 3, 2017 (“Lease”), for approximately 82,394
square feet of space (the “Premises”) which comprises the entirety of the building located at 1700 East 68th Avenue, Denver,
CO 80229 (the “Building”). The Premises are more fully depicted and/or described in the Lease. All capitalized terms used
but not separately defined herein shall have the meanings set forth in the Lease; and

 

WHEREAS,
Sublessor desires to sublease to Sublessee and Sublessee desires to sublease from Sublessor the entirety of Premises (the “Sublease
Premises”) for the operation of Sublessee’s packaging materials distribution business on the terms and conditions set forth
below.

 

NOW
THEREFORE, for and in consideration of the mutual covenants hereinafter contained and for other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:

 

1.
Sublease Premises. Subject to and in accordance with the terms hereof, Sublessor hereby subleases to Sublessee and Sublessee
hereby subleases from Sublessor, the Sublease Premises on the terms and conditions hereof Except as otherwise specifically provided in
the Landlord Consent to Sublease (Exhibit A hereto) (“Landlord Consent”), Sublessee shall use the Sublease Premises subject
to and strictly in accordance with the terms and provisions of the Lease and this Sublease, and Sublessee shall not take or fail to take
any action that would constitute a breach of any of the terms and provisions of the Lease.

 

2.
Term. The term of this Sublease shall commence upon master Landlord’s consent to this Sublease as reflected in the
Landlord Consent (the “Commencement Date”) and shall continue until April 29, 2027 (the “Term”). Sublessee agrees
it shall indemnify and save Sublessor harmless from and against all damages, costs, claims, loss or liability resulting from delay by
Sublessee in surrendering the Sublease Premises upon the expiration or sooner termination of the Term, including, without limitation,
any claims made by any succeeding subtenant or the Landlord founded on such delay. Such obligation shall survive the expiration or sooner
termination of the Term with respect to the Sublease Premises.

 

3.
Base Rent; Additional Rent. Sublessee agrees to pay to Landlord on Sublessor’s behalf the following base rent (“Base
Rent”) per month in advance on the first day of each month during the Term:

 

	Period	 	Monthly Base Rent	 
	Commencement Date - 11/30/2021	 	$	0	 
	12/1/2021 - 11/30/2022	 	$	27,121.36	 
	12/1/2022 - 11/30/2023	 	$	29,181.21	 
	12/1/2023 - 11/30/2024	 	$	30,211.13	 
	12/1/2024 - 11/30/2025	 	$	31,241.06	 
	12/1/2025 - 11/30/2026	 	$	32,270.98	 
	12/1/2026 - 4/29/2027	 	$	33,300.91	 

 

    	 

     

    

 

Sublessee
shall pay the first months’ Base Rent with its execution of this Sublease. Base Rent
for any period during the Term hereof
which is for less than one month shall be a pro rata portion of the monthly
installment. Base Rent shall be payable
in lawful money of the United States to Landlord on Sublessor’s behalf, at Landlord’s address set forth on the Summary of
Basic Lease Terms attached
to the Lease, or to such other persons or other places as Landlord may designate by notice to Sublessor and Sublessee. Sublessee
shall also pay (or reimburse) Landlord,
on Sublessor’s behalf, for all Additional Rent (as defined and applied under Section 4.5 of the Lease) and Monthly Deposits (as
defined and applied under Section 4.7
of the Lease) applicable to the Sublease Premises during the Term within thirty (30) days after receipt of an invoice and reasonable
supporting documentation from either Sublessor or master Landlord, which obligation shall
expressly survive the expiration or sooner termination of the Term, unless such termination was caused by Landlord’s termination
of the master Lease due to Sublessor’s default thereunder. Sublessor shall use its best efforts to give prompt written notice to
Sublessee, of each payment of Base Rent, Additional Rent or Monthly Deposits, made directly by Sublessor to Landlord under the Lease,
such notice to be sent to Sublessee by email at the following address: Elly@centralbag.com and Dovid@centralbag.com.

 

4.
Security Deposit. Sublessee shall provide Sublessor a security deposit of $40,891 which is an amount equal to one month’s
average of Base Rent ($30,315) plus taxes and the insurance
portion of Additional Rent ($10,337).
The security deposit shall be retained by Sublessor and may be applied by Sublessor, to the extent necessary, to pay and cover any loss,
cost, damage
or expense, including reasonable attorneys’ fees sustained by Sublessor by reason of the failure of Sublessee to comply with
any provision, covenant or agreement
of Sublessee contained in this Sublease Agreement. To the extent not necessary to cover such loss, cost, damage or expense, the security
deposit, without any
interest thereon, shall be returned to Sublessee within thirty (30) days after the expiration of the Term or as may be otherwise provided
by law.

 

5.
Condition of the Sublease Premises; Ongoing Maintenance; HVAC. Sublessor warrants to Sublessee that
as of the Commencement Date the HVAC,
plumbing, electrical, and glass window and door components of the Sublease Premises are in a good working condition (“Sublessor’s
Warranty”). If any component of Sublessor’s Warranty breaks down during the period of 180 days after the Commencement Date
(which is not caused by the acts or omissions of Sublessee or its agents, employees, contractors or invitees), then Sublessor shall either
repair such item at its sole cost and expense, or cause the master Landlord to repair such item to the extent required under the Lease.
Subject to this Sublessor’s Warranty, Sublessee accepts the Sublease Premises in its “as
is” condition and acknowledges
and agrees that (i) Sublessee has inspected the Sublease Premises and is familiar and comfortable with all aspects of its present condition,
(ii) the Sublease Premises is adequate to meet its needs, (iii) Sublessor has
made no representation or warranty with
respect to the Sublease
Premises or the suitability of the Sublease Premises for the conduct of Sublessee’s business, (iv) Sublessor has no obligation
to provide Sublessee with any allowance, abatement or reimbursement to demise the Sublease Premises or make any other alterations or
improvements to the Sublease Premises, and (v) Sublessor shall have no responsibility for, and shall assume no liability for, the condition
of the Sublease Premises upon delivery of same to Sublessee.

 

As
between Sublessee and Sublessor (and except as expressly provided to the contrary in this Sublease), Sublessee shall be solely responsible
for all maintenance, repair and replacement of the Sublease Premises during the Term consistent with the terms and conditions of the
Lease (including but not limited to Section
7.3 thereof). The master Landlord is
obligated to perform certain maintenance,
repair and replacement with respect to the structural elements of the Building and the roof (under Section 7.4 of the Lease). Sublessor
agrees (after notice from Sublessee of the need for a specific repair or replacement to the structural elements of the
Building) to use all commercially
reasonable efforts
to cause the master Landlord to
timely and properly discharge its maintenance, repair and replacement obligations under the Lease.

 

    	2

     

    

 

Notwithstanding
the foregoing, in the event that the HVAC unit(s) serving the Sublease Premises breakdown during the Term and reasonable repair: (i)
is not commercially viable and replacement is warranted; and (ii) the Landlord is not obligated to perform the repair or replacement
under the terms of the Lease, then in such limited instance Sublessee shall replace the HVAC unit(s) serving the Sublease Premises (after
consultation and agreement with Sublessor on the need for replacement, and the type and cost of said replacement unit(s)) and Sublessor
shall reimburse Sublessee for the unamortized portion of such capital expense (with respect to the balance of the Term of this Lease,
as extended) over the reasonable life of such expenditure in accordance with such reasonable life and amortization schedules as shall
be reasonably determined by Sublessee in consultation with Sublessor.

 

6.
Use. Sublessee may utilize the Sublease Premises as part of its packaging materials distribution business, but such use
shall be subject to and in accordance with every applicable statute, law, by-law, rule, regulation, permit, ordinance and order applicable
to the Building or the use therein (the “Applicable Laws”), as well as insurance underwriting requirements applicable to
any of Landlord’s, Sublessor’s and/or Sublessee’s insurance policies applicable to the Sublease Premises, and the terms
and provisions of the Lease and this Sublease. In no event shall Sublessee bring any products, materials or other property or equipment
in the Sublease Premises which (a) which are prohibited under the Lease or this Sublease (except as otherwise expressly provided in the
Landlord Consent), or (b) would exceed the load bearing capacity of the floor of the Sublease Premises. Sublessor warrants and represents
that there are no underwriting requirements under its insurance policies applicable to the Sublease Premises, that none are anticipated,
and that it will promptly notify Sublessee if any such requirements are imposed in the future. Sublessor acknowledges and agrees that
notwithstanding anything to the contrary contained in Section 8.2 of the master Lease, Sublessee may sell and distribute packaging materials
to customers in the cannabis industry.

 

7.
Utilities. Sublessee shall be responsible for the cost of all utilities used at the Sublease Premises in accordance with
the Lease. At the earliest practicable opportunity, Sublessor shall use its best efforts to arrange for Xcel Energy, Denver Water and
any other utility providers to bill Sublessee directly for such utilities, and until such time, Sublessor shall immediately submit all
invoices it receives for such utilities to Sublessee for payment.

 

8.
Insurance.

 

A.
Sublessee shall maintain during the Term, at its own cost and expense, the policies of insurance required of the tenant under the Lease.

 

B.
Upon final execution of this Sublease, Sublessee shall deliver to Sublessor certificates of the required insurance and thereafter
copies of renewals as required and the certificate shall provide that thirty (30) days notice shall be given to Sublessor in
the event of cancellation or non-renewal of the policy. All such policies shall name Sublessor and Landlord, and any other party in
interest designated by Sublessor, as an additional insured.

 

C.
The required certificates of insurance shall state that these policies are endorsed to indicate that the policies are primary, without
right of contribution from any insurance which may be carried by Sublessor.

 

D.
Landlord, by giving Landlord’s consent to the Sublease, and Sublessee (and Sublessor), hereby mutually waive their respective
rights of recovery against each other for any loss of, or damage to, either parties’ property to the extent that such loss or
damage is insured by an insurance policy actually maintained by such party, or required to be in effect at the time of such loss or
damage whether under the Lease or this Sublease. Each party shall obtain any special endorsements, if required by its insurer
whereby the insurer waives its rights of subrogation against the other party. This provision is intended to waive fully, and for the benefit
of the parties hereto, any rights and/or claims which might give rise to a right of subrogation in favor of any insurance
carrier.

 

    	3

     

    

 

9.
Compliance with Applicable Laws and Rules; Prohibition
Against Liens.

 

A.
Sublessee shall, at Sublessee’s expense, comply with all Applicable Laws and environmental statutes, ordinances, rules, regulations,
orders of any federal, state or municipal government in effect at any time during the Term, restrictions of record, and requirements
in effect during the Term or any part of the Term hereof regulating the use by Sublessee of the Sublease Premises. Sublessee shall not
use or permit the use of the Sublease Premises in any manner that will tend to create waste or a nuisance.

 

B.
Sublessee will not take any action which could result in a lien being imposed on the Sublease Premises by the state or federal government
under any environmental statute. Furthermore, Sublessee shall not generate, store or dispose of any hazardous, toxic or regulated waste,
materials or substances on or at the Sublease Premises or the Property without Sublessor’s prior written consent, which consent
may be withheld in Sublessor’s sole and unlimited discretion. Notwithstanding the foregoing, Sublessee may utilize the Sublease
Premises for the storage and distribution of janitorial and cleaning supplies, sanitizers and disinfectants suitable for ordinary home,
office, food service, hospitality, health care or industrial use.

 

C.
Sublessee shall comply with all reasonable rules and regulations imposed by the master Landlord regarding the use and occupancy of the
Sublease Premises. Sublessor warrants and represents that as of the Effective Date, the only such rules and regulations are those set
forth in Exhibit C of the Lease.

 

10.
Indemnification by Sublessee. Sublessee agrees to indemnify, defend (with counsel reasonably approved by Sublessor), and save
Landlord, Sublessor and the members, managers, directors, officers, shareholders, trustees, employees, and agents of each harmless from
and against any claims (including, without limitation, third party claims for personal injury or real or personal property damage), actions,
administrative proceedings, judgments, damages, punitive damages, penalties, fines, costs, liabilities (including sums paid in settlement
of claims), interest, or losses, including reasonable attorneys’ and paralegals’ fees and expenses (and including, without
limitation, any such fees and expenses incurred in enforcing this Indemnity or collecting any sums due hereunder), consultant fees, and
expert fees, together with all other costs and expenses of any kind or nature (collectively, the “Costs”) that arise directly
or indirectly from or in connection with (i) the acts or omissions of Sublessee or its agents, contractors or employees; (ii) Sublessee’s
breach of the obligations, representations and warranties herein contained; or (iii) any occurrence in, upon or at the Sublease Premises
during the Term (unless caused by the gross negligence or willful misconduct of Sublessor); (iv) any obligation Sublessor may have to
indemnify Landlord under the Lease, to the extent related to the Sublease Premises and/or the acts or omissions of Sublessee, its agents,
contractors, suppliers, employees or customers; or (v) the presence, suspected presence, release, or suspected release of any regulated,
hazardous or toxic substances, materials or wastes or any other contaminants (“Hazardous Materials”) in or into the air,
soil, groundwater, or surface water at, on, about, under, or within the Sublease Premises, or any portion thereof as a result of any
act or omission of the Sublessee or its agents, contractors or employees, or which have migrated from the Sublease Premises as a result
of any act or omission of the Sublessee or its agents, contractors or employees. In the event Sublessor and/or Landlord shall pay or
incur or be found liable for payment of any such Costs, Sublessee shall pay to Sublessor and/or Landlord the total of all such Costs
reasonably and actually incurred by Sublessor or Landlord promptly upon demand therefor by Sublessor and/or Landlord. In addition to
the foregoing, Sublessor may perform for the account of Sublessee any obligation of Sublessee under this Sublease which Sublessee has
failed to perform, the cost of which shall be deemed rent and shall be payable by Sublessee to Sublessor on demand.

 

    	4

     

    

 

11. Indemnification
by Sublessor. Sublessor agrees to indemnify, defend (with counsel reasonably approved by Sublessee), and save Sublessee, its
members, managers, directors, officers, shareholders, trustees, employees, and agents, harmless from and against any claims
(including, without limitation, third party claims for personal injury or real or personal property damage), actions, administrative
proceedings, judgments, damages, punitive damages, penalties, fines, costs, liabilities (including sums paid in settlement of
claims), interest, or losses, including reasonable attorneys’ and paralegals’ fees and expenses (and including, without
limitation, any such fees and expenses incurred in enforcing this Indemnity or collecting any sums due hereunder), consultant fees,
and expert fees, together with all other costs and expenses of any kind or nature (collectively, the “Costs”) that arise
directly or indirectly from or in connection with (i) the acts or omissions of Sublessor or its agents, contractors or employees;
(ii) Sublessor’s breach of the obligations, representations and warranties under the master Lease or this Sublease; or (iii)
any occurrence in, upon or at the Sublease Premises caused by the acts or omissions of Sublessor or its agents, contractors or
employees); or (iv) the presence, suspected presence, release, or suspected release of any regulated, hazardous or toxic substances,
materials or wastes or any other contaminants (“Hazardous Materials”) in or into the air, soil, groundwater, or surface
water at, on, about, under, or within the Sublease Premises, or any portion thereof as a result of any act or omission of the
Sublessor or its agents, contractors or employees, or which have migrated from the Sublease Premises as a result of any act or
omission of the Sublessor or its agents, contractors or employees. In the event Sublessee shall pay or incur or be found liable for
payment of any such Costs, Sublessor shall pay to Sublessee the total of all such Costs reasonably and actually incurred by
Sublessee promptly upon demand therefor by Sublessee. In addition to the foregoing, Sublessee may perform for the account of
Sublessor any obligation of Sublessor under this Sublease which Sublessor has failed to perform, the cost of which shall be payable
by Sublessor to Sublessee on demand. Upon the commencement of the Term hereof, Sublessor shall deposit the sum of$275,000 in good
funds (the “Escrow Deposit”) in escrow with Sublessee’s counsel, Carl H. Tessler, P.C. (“Escrow
Agent”), under written instructions providing that (a) in the absence of a default by Sublessor, one-sixth (1/6) of the Escrow
Deposit will be released to Sublessor at the end of April each year of the Term, and (b) upon termination of the Lease by the
Landlord due to a default by Sublessor, Escrow Agent shall immediately release the remaining Escrow Deposit to Sublessee, unless
such default was caused by Sublessee’s non-payment or non-performance under this Sublease.

 

12.
Alterations and Signage. Subject to obtaining any required consent of master Landlord under the Lease (including Sections
8.10 and 8.12) Sublessor acknowledges Sublessee’s intent to install exterior signage on the Building, new lighting in the Sublease
Premises, and to renovate and upgrade the office and warehouse portions of the Sublease Premises at Sublessee’s sole cost and expense.
Except as set forth above, Sublessee shall not alter, modify, add to or change all or any part of the Sublease Premises and shall not
undertake any construction in the Sublease Premises, change or alter existing systems or installations, nor affix or attach any signage,
fixtures or improvements to the Sublease Premises either prior to or during the Term, without first receiving the prior written approval
of Sublessor hereunder and the master Landlord as required under the Lease. Any such alterations, signage or improvements as may be approved
by Sublessor may be required to be removed, in whole or in part, at the expiration of the Term. Sublessor acknowledges its receipt and
approval of Sublessee’s proposed alterations and improvements as described on Exhibit B annexed hereto and made a part hereof,
and waives any requirement of formal drawings, plans, specifications or as-builts that might otherwise apply under Section 8.12 of the
master Lease.

 

    	5

     

    

 

13.
Conduct of Business/ Maintenance/ Access.

 

	 	A.	Sublessee
    shall conduct its business in the Sublease Premises in a manner consistent with comparable businesses in the Denver metropolitan
    area, perform all maintenance, repairs and replacements to the Sublease Premises required to be performed by the Tenant under the
    Lease, repair all damage to the Sublease Premises caused by Sublessee, its agents, employees, contractors and invitees, abide by
    the terms and provisions of the Lease (including without limitation all reasonable rules and regulations of Landlord applicable to
    the Sublease Premises) and abide by all reasonable rules and regulations, if any, existing or established by Landlord from time to
    time. Sublessee, at its expense, hereby assumes sole responsibility for obtaining, keeping effective and remaining in compliance
    with all licenses, permits and approvals necessary to allow the lawful operation of the business described in Section 6 hereof,
    and shall otherwise comply with all Applicable Laws concerning such operation and with the requirements of Landlord’s and Sublessor’s
    insurance carriers, if any. Sublessor warrants and represents that its insurance carriers have imposed no such requirements, that
    none are anticipated, and that it will promptly notify Sublessee if any such requirements are imposed in the future.
	 	 	 
	 	B.	Sublessor
    shall have the right to enter the Sublease Premises at any time without prior notice: (i) to perform any repair or replacement required
    of it under this Sublease (and to inspect such items it is obligated to maintain, repair or replace hereunder); and (ii) in the event
    of emergency involving imminent threat to person or property. Except as set forth above, Sublessor will not access the Sublease Premises
    during the Term without coordinating such access with Sublessee at least one (1) business day in advance.

 

14.
Expiration or Termination/Surrender and Holdover.

 

A.
Expiration or Termination: Sublessee understands and agrees that upon Sublessee’s breach of its obligations under this Sublease,
Sublessee’s rights under this Sublease (including all rights to use the Sublease Premises) may be terminated at any time by Sublessor,
upon prior written notice to Sublessee, and Sublessee’s failure to cure such breach within three (3) business days in the case
of non-payment of Base Rent or other sums due hereunder, or within twenty (20) days for non-monetary defaults.

 

B.
Surrender: Upon expiration of the Term, or sooner termination of this Sublease, Sublessee shall immediately remove all persons
and items of its property including, but not limited to signage, from the Sublease Premises and shall vacate the Sublease Premises and
at such time deliver the Sublease Premises to Sublessor in the condition which Sublessor is required under the Lease to deliver the Sublease
Premises to Landlord upon the expiration or sooner termination of the Term of the Lease, but in no event in a condition which is less
than the condition of the Sublease Premises when possession of the Sublease Premises was delivered to Sublessee, reasonable wear and
tear excepted. In the event Sublessee shall not remove its property from the Sublease Premises upon the expiration or sooner termination
of the Term, then such property shall be deemed abandoned by Sublessee and Sublessor may enter the Sublease Premises and either sell
or use such property for its own purposes or remove, dispose of and/or store the same, all at Sublessee’s expense and without liability
to Sublessor.

 

C.
Holdover: In the event that Sublessee fails to surrender the Sublease Premises or any portion thereof in the condition required
under this Sublease, upon the expiration or earlier termination hereof, then, in addition to Sublessor’s other rights and remedies,
and in addition to Sublessee’s obligation to indemnify Sublessor as set forth herein, until such surrender is accomplished and/or
such defect(s) in the Sublease Premises’ condition shall be corrected, Sublessee shall be obligated to pay on a per diem basis
an amount equal to 200% of the monthly rent payable hereunder and shall remain liable for all other obligations and liabilities imposed
on Sublessor under this Sublease. No holding-over by Sublessee, nor the payment to Sublessor of the amounts specified above, shall operate
to extend the Term of this Sublease with respect to the Sublease Premises. Nothing herein contained shall be deemed to permit Sublessee
to retain possession of the Sublease Premises after the expiration or sooner termination of the Term, and no acceptance by Sublessor
of payments from Sublessee after the expiration or sooner termination of the Term shall be deemed to be other than on account of the
amount to be paid by Sublessee in accordance with the provisions of this Section 14.

 

    	6

     

    

 

D.
The obligations and liabilities of Sublessee pursuant to this Section 14 shall survive the expiration or sooner termination of
the Term of this Sublease.

 

15.
Events of Default/Remedies. In the event that Sublessee shall default in the performance, keeping, or observance of any
covenant, condition or undertaking to be performed, kept, or observed by Sublessee hereunder and fails to cure such default on or before
twenty (20) days (three (3) days in the case of non-payment of Base Rent or other sums due to Sublessor) following the receipt of written
notice of such default by Sublessor to Sublessee, Sublessor shall have all remedies as described in the master Lease, or Sublessor may
terminate this Sublease and repossess the Sublease Premises or Sublessor may exercise any and all rights as provided under the law of
the State where the Sublease Premises are located.

 

16.
Assignment/Subletting: Sublessee may not assign this Sublease or its rights under this Sublease or sublease the Sublease
Premises or any part thereof without the reasonable prior written consent of the Sublessor and the prior consent of master Landlord,
which consent may be given or withheld by master Landlord as set forth in the Lease. Sublessor acknowledges that Sublessee is a family-owned
business, and agrees that notwithstanding anything to the contrary contained in the Lease, intrafamily transfers of ownership interests
in Sublessee, irrespective of the percentage involved, or changes in the management or board membership of the Sublessee, shall not constitute
a “Transfer” within the meaning of Section 8.6 of the Lease, nor shall the transfer of a controlling interest in Sublessee
to one or more non-family members (or an entity controlled by non-family members), constitute a “Transfer” under Section
8.6 of the Lease, so long as the transferee(s) has/have substantially equal or greater financial strength than Sublessee.

 

17.
Sublessee’s Compliance With Lease Provisions.

 

A.
This Sublease shall be expressly subject and subordinate to all of the terms, covenants, conditions, provisions and agreements contained
in the Lease. A true, correct and complete copy of the Lease, has been delivered to, and reviewed by, Sublessee and is annexed hereto
and made a part hereof as Exhibit C.

 

B.
Sublessee covenants and agrees to observe and perform all of the terms, covenants, conditions, provisions and agreements to be performed
by Sublessor, as Tenant pursuant to the Lease, with respect to the Sublease Premises (except for the obligation to pay rent in addition
to the rent required hereunder) used by Sublessor, and further covenants and agrees not to do or suffer or permit anything to be done
which would result in a default under or cause the Lease to be terminated. Notwithstanding the foregoing, and except as otherwise expressly
provided in Sections 14(A) and 15 above, the grace periods specified in the Lease shall, for purposes of determining compliance by Sublessee
with the provisions hereof, be each reduced by five (5) days.

 

C.
Sublessor does not assume any obligation to perform the terms, covenants, conditions, provisions and agreements contained in the Lease
on the part of Landlord to be performed. In the event Landlord shall fail to perform any of the terms, covenants, conditions, provisions
and agreements contained in the Lease on its part to be performed, and except as otherwise specifically provided in Section 5 above,
Sublessor shall be under no obligation or liability whatsoever to Sublessee. Notwithstanding the forgoing, Sublessor shall exercise commercially
reasonable efforts to obtain the performance of Landlord under the Lease. Sublessee shall not be allowed any abatement or diminution
of the rent or other monetary obligations under this Sublease because of Landlord’s failure to perform any of its obligations under
the Lease.

 

D.
This Sublease is at all times subject and subordinate to the Lease. Except as otherwise expressly provided in Section 5 above, Sublessor
does not assume the obligations of Landlord under the Lease nor shall Sublessor be liable to Sublessee for Landlord’s failure to
perform its obligations under the Lease.

 

    	7

     

    

 

E.
Landlord Consents. Notwithstanding any provision of this Sublease to the contrary, whenever the consent or approval of Sublessor and
Landlord is required for a particular act, event or transaction (a) any such consent or approval by Sublessor will be subject to the
consent or approval of Landlord, and (b) should Landlord refuse to grant such consent or approval, under all circumstances, Sublessor
will be released from any obligation to grant its consent or approval.

 

F.
Conflicting Terms. If this Sublease purports to convey any right to Sublessee that Sublessor does not have the right to convey or that
conflicts with the terms of the Lease, the provision granting such right shall be unenforceable. Sublessee agrees that it will not exercise
or attempt to exercise any right granted herein that would conflict with the rights of Landlord under the Lease or cause a default under
the Lease. Sublessee acknowledges that it has reviewed the Lease. Sublessee shall, within ten (10) business days following demand therefor
execute, acknowledge and deliver any and all instruments reasonably requested to evidence the subordination of this Sublease to the Lease.

 

G.
Termination of Lease. If the Lease terminates at anytime during the Term of this Sublease, then this Sublease shall automatically terminate
without any liability on the part of either Sublessor or Sublessee (except as otherwise expressly provided herein).

 

H.
Third Party Beneficiary. Sublessor and Sublessee acknowledge and agree that Landlord is a third-party beneficiary of this Sublease.

 

18.
Attorneys’ Fees. If Sublessor or Sublessee brings an action to enforce the terms hereof or to declare rights hereunder,
the prevailing party in any such action, following all appeals, shall be entitled to his reasonable costs and attorneys’ fees to
be paid by the losing party.

 

19.
OFAC. Sublessee represents and warrants that (i) neither Sublessee nor any person or entity that directly or indirectly
owns an interest in it nor any of its officers, directors, or managing members is a person or entity (each, a “Prohibited Person”)
with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”)
of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any
statute, executive order (including Executive Order 13224 (the “Executive Order”) signed on September 24, 2001 and entitled
“Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism”), or other
governmental action, (ii) Sublessee’s activities do not violate the International Money Laundering Abatement and Financial Anti-Terrorism
Act of 2001 or the regulations or orders promulgated thereunder (as amended from time to time, the “Money Laundering Act”)
(i.e., Title III of the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism
Act of 2001 (the “Patriot Act”), and (iii) throughout the Term Sublessee shall comply with the Executive Order, the Money
Laundering Act, and the Patriot Act.

 

20.
Brokers. Each party warrants to the other that it has had no dealings with any broker or agent in connection with this
Sublease except for Cushman & Wakefield, as Sublessee’s agent, and Unique Properties, as Sublessor’s agent (the “Brokers”).
Sublessor shall be responsible for any commissions or fees due the Brokers pursuant to a separate written agreement. In the event any
other broker claims to be entitled to any commission or fee, the party against whom any such claim is made covenants to pay, hold harmless,
and indemnify the other party from and against any and all costs (including reasonable attorneys’ fees), expenses, or liabilities
for any compensation, commissions, and charges claimed by such broker or other agent.

 

    	8

     

    

 

21.
No Option to Renew. In accordance with Section 2(d) of the Addendum to Lease of Space dated April 3, 2017, Sublessor, as
Tenant under the Lease, has an option to extend the Lease Term for two (2) successive five (5) year periods. Such option, however, is
personal to Sublessor and automatically terminates in the event of any “Transfer by Tenant” under the Lease. As such, Sublessor
cannot grant Sublessee an option to renew this Sublease. If Sublessee has not committed a default (beyond any applicable notice and cure
period) at any time during the Term, Sublessee may have direct negotiations with the Landlord to enter into a new lease agreement.

 

22.
Additional Provisions.

 

A.
Notice. If at any time after the execution of this Sublease, it shall become necessary or convenient for one of the parties hereto
to serve any notice, demand or communication upon the other party, such notice, demand or communication shall be in writing signed by
the party serving the same, deposited in the registered or certified United States mail, return receipt requested, postage prepaid, or
by prepaid air courier service, and sent to the recipient’s address set forth at the beginning of this Sublease, or such other
address as may be designated by the recipient by notice given in accordance with this Section 22. Any notice so given shall be deemed
effective upon receipt.

 

B.
Governing Law. This Sublease shall be governed by the laws of the state where the Sublease Premises are located. Any dispute arising
hereunder shall be determined in a court of competent jurisdiction in the county and state where the Sublease Premises are located. The
parties will endeavor in good faith to resolve any such dispute by negotiation or mediation before resorting to litigation.

 

C.
Successors and Assigns. Subject to the limitations on assignment in Section 16 above, all covenants, promises, conditions, representations
and agreements herein contained shall be binding upon, apply and inure to the benefit of the parties hereto and their respective heirs,
executors, administrators, successors and assigns.

 

D.
Estoppels and SNDAs. Sublessee shall deliver such estoppel certificates, subordination and attornment agreements and other like
documents and agreements with respect to the Sublease Premises to the same extent, and at the same time and in the same manner, that
Sublessor is required to do so with respect to the Sublease Premises.

 

E.
Costs of Obtaining Landlord Consent. Sublessor shall be solely responsible for any costs, fees or expenses due or payable to master
Landlord in obtaining its consent to this Sublease including but not limited to those costs and expenses set forth in Section 8.16 of
the Lease.

 

F.
Counterparts. This Sublease may be executed in multiple counterparts each of which is deemed an original but together constitute
one and the same instrument. The parties acknowledge and agree that notwithstanding any law or presumption to the contrary, an electronic
or telefaxed signature of either party, whether upon this Sublease or any related document shall be deemed valid and binding and admissible
by either party against the other as if same were an original ink signature.

 

G.
Mutual Authority. Each party warrants and represents to the other that (i) it has obtained all necessary approvals and is otherwise
fully authorized to enter into and perform under this Sublease and (ii) this Sublease is a legal and valid obligation binding upon it
and enforceable in accordance with its terms.

 

H.
Authority of Signatories. By their signatures below, the signatory for each of the parties warrants and represents that he has
been duly authorized by his principal to execute this Sublease on its behalf and to bind said principal to the terms set forth herein.

 

    	9

     

    

 

IN
WITNESS WHEREOF, the undersigned have executed this Sublease Agreement as of the date and year first above written.

 

	(SUBLESSEE)	 	(SUBLESSOR)

	 	 	 	 
	CENTRAL
    BAG & BURLAP CO.,	 	NEWAGE, INC., a Washington corporation

	a
    Colorado corporation	 	f/k/a New Age Beverages Corporation
	 	 	 	 	 
	By:	/s/
    David Zussman	 	By:	/s/
                                            Brent D. Willis 

    

	 	David
    Zussman, CEO	 	 	Brent
                                            D. Willis, CEO

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