Document:

EX-10.11

 Exhibit 10.11 

PURCHASE AGREEMENT 
 AND
ESCROW INSTRUCTIONS 
 Between 

GOOD BRISTOL ASSOCIATES LLC 

as Seller 
 and 

BRISTOL TRAILER REALTY COMPANY LLC 

as Buyer 
 June 23,
2022 
  

 PURCHASE AGREEMENT 

AND ESCROW INSTRUCTIONS 
  

			
	DATED:	  	Dated to be effective as of June 23, 2022 (the “Effective Date”).
		
	PARTIES:	  	This Purchase Agreement and Escrow Instructions is between GOOD BRISTOL ASSOCIATES, LLC, a Pennsylvania limited liability company, as “Seller”, and BRISTOL TRAILER REALTY COMPANY LLC, a Delaware limited liability
company, as “Buyer”.

 WHEREAS, as of the Effective Date, Seller is the fee title owner of that certain improved property located at
6200 Bristol Pike, Levittown, Bucks County, Pennsylvania, and legally described on Exhibit A attached hereto (the “Real Property”); 

WHEREAS, as of the Effective Date, the Real Property is leased to Amazon.com Services, LLC (“Tenant”) in accordance with that
certain Long Term Parking Lease, effective as of March 1, 2021 (the “Lease”), which Lease obligations are partially guaranteed by Amazon.com, Inc. pursuant to that certain Limited Parent Guaranty, dated as of February 26,
2021 (the “Guaranty”); 
 WHEREAS, pursuant to the Lease, Landlord has constructed certain improvements to the Real
Property for the operation of a parking lot (the improvements to the Real Property, collectively, the “Improvements”); 

WHEREAS, Buyer intends to purchase the Improvements, the Real Property, and all rents issued and profits due or to become due thereunder
(hereinafter collectively referred to as the “Premises”); and 
 WHEREAS, Buyer desires to purchase the Premises from
Seller and Seller desires to sell the Premises to Buyer free and clear of all liens, all as more particularly set forth in this Purchase Agreement and Escrow Instructions (the “Agreement”). 

NOW THEREFORE, in consideration of the promises set forth in this Agreement and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Seller and Buyer (each, a “Party” and, collectively, the “Parties”) hereby agree as follows: 

1. INCORPORATION OF RECITALS. All of the foregoing Recitals are hereby incorporated as agreements of the Parties. 

2. BINDING AGREEMENT. This Agreement constitutes a binding agreement between Seller and Buyer for the sale and purchase of the Premises
subject to the terms set forth in this Agreement. Subject to the limitations set forth in this Agreement, this Agreement shall bind and inure to the benefit of the Parties and their respective successors and assigns. This Agreement supersedes all
other written or verbal agreements between the Parties concerning any transaction embodied in this Agreement. No claim of waiver or modification concerning the provision of this Agreement shall be made against a Party unless based upon a written
instrument signed by such Party. 

 3. INCLUSIONS IN PREMISES. 

(a) The Premises. The term “Premises” shall also include the following: 

(1) all tenements, hereditaments and appurtenances pertaining to the Premises, as well as all rights, privileges and easements appurtenant to
the Premises and any easements, rights-of-way or other appurtenances used in connection with the beneficial use and enjoyment of the Premises; 

(2) all interest, if any, of Seller in any award made or to be made or settlement in lieu thereof for damage to the Premises or any portion
thereof by reason of condemnation, eminent domain or exercise of police power; 
 (3) all of Seller’s interest in the Improvements and
any other improvements and fixtures on the Real Property; 
 (4) all of Seller’s interest in the Lease and Guaranty now or hereafter
due thereunder; and 
 (5) all of Seller’s interest, to the extent transferable, in the following: 

(i) all of the right, title, interest, powers, privileges, benefits and options of Seller, or otherwise accruing to the owner
of the Premises, in and to all certificates, licenses, permits, authorizations, variances, consents and approvals from governmental authorities with respect to (i) the design, development, construction and installation of the Improvements or
any future improvements, (ii) vehicular ingress and egress to and from the Premises, and (iii) the use, operation and occupancy of the Improvements or any future improvements including, without limitation, the certificate(s) of occupancy
for the Improvements, if any (the “Permits”); and 
 (ii) all of the right, title, interest, powers,
privileges, benefits and options of Seller, or otherwise accruing to the owner of the Premises, in, to and under all guaranties, warranties and agreements from all contractors, subcontractors, vendors or suppliers regarding their performance,
quality of workmanship or quality of materials supplied in connection with the construction, manufacture, development, installation, repair or maintenance of the Improvements, or any component thereof, if any, including, without limitation, any
warranties covering any other part of the Improvements (the “Warranties”); and 
 (iii) all rights, title
and interests in any contract or lease rights, agreements, utility contracts, management, maintenance and service contracts or other rights relating to the ownership, use and operation of the Premises (collectively, the
“Contracts”). 

  
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 (b) The Transfer Documents. The Lease shall be transferred by that certain assignment
and assumption of lease and guaranty, the agreed upon form of which is attached hereto as Exhibit B (the “Assignment of Lease and Guaranty”); the Contracts, Permits and Warranties shall be transferred by that certain
assignment and assumption agreement, the agreed upon form of which is attached hereto as Exhibit C (the “Assignment Agreement”); and the Real Property and the Improvements shall be transferred and conveyed by execution and
delivery of Seller’s Special Warranty Deed, the agreed upon form of which is attached hereto as Exhibit D (the “Deed”). The Assignment of Lease and Guaranty, the Assignment Agreement, the
Non-Foreign Affidavit (as defined below), the Deed and the closing statement and any other documentation, instruments or materials that may be required by the Title Company in order to close the transactions
contemplated hereby and issue the Owner’s Policy in accordance with the terms and provisions of this Agreement are hereinafter collectively referred to as the “Transfer Documents”. 

4. PURCHASE PRICE. The price to be paid by Buyer to Seller for the Premises is NINETEEN MILLION FIVE HUNDRED THOUSAND and 00/100
Dollars ($19,500,000.00) (the “Purchase Price”), payable as follows: 
 (a) One Million and No/100 Dollars ($1,000,000.00)
earnest money to be deposited in escrow with Fidelity National Title Insurance Company (“Escrow Agent”) not later than two (2) business days after the Effective Date and an additional One Million and No/100 Dollars
($1,000,000.00) to be deposited in escrow with Escrow Agent not later than five (5) business days after the Effective Date (such amounts, plus all interest earned or accrued thereon, collectively, the “Earnest Money Deposit”).
The Earnest Money Deposit is to be held by Escrow Agent until released to Seller or Buyer as provided herein or paid to Seller at close of escrow (“COE”). The Earnest Money Deposit shall be
non-refundable after the expiration of the Study Period, except as otherwise specifically provided herein, including, but not limited to, the event of an uncured Seller default; and 

(b) The balance of the Purchase Price, by bank wire transfer of immediately available funds (as may be increased or decreased by such sums as
are required to take into account any additional deposits, prorations, credits, or other adjustments required by this Agreement), to be deposited in escrow with Escrow Agent on or before COE, which sum is to be held by Escrow Agent in accordance
with the terms of this Agreement. 
 5. DISPOSITION OF EARNEST MONEY DEPOSIT. Seller and Buyer hereby instruct Escrow Agent to place
the Earnest Money Deposit in a federally insured interest-bearing account on behalf of Seller and Buyer. The Earnest Money Deposit shall be applied as follows: 

(a) if Buyer cancels this Agreement as Buyer is so entitled to do as provided in this Agreement, the Earnest Money Deposit, together with all
interest earned or accrued thereon, shall be paid immediately to Buyer; 

  
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 (b) if the Earnest Money Deposit is forfeited by Buyer pursuant to this Agreement, the
Earnest Money Deposit shall be paid to Seller as Seller’s agreed and total liquidated damages, it being acknowledged and agreed that it would be difficult or impossible to determine Seller’s exact damages; and 

(c) if escrow closes, the Earnest Money Deposit, together with all interest earned or accrued thereon, shall be credited to Buyer,
automatically applied against the Purchase Price and paid to Seller at COE. 
 6. PRELIMINARY TITLE REPORT; TITLE AND SURVEY
OBJECTIONS. 
 (a) Buyer has obtained a Commitment for Title Insurance for the Premises prepared by Fidelity National Title Insurance
Company with an effective date of April 20, 2022 (the “Report”) and an ALTA/NSPS Land Title Survey depicting the Premises that was prepared by Commercial Due Diligence Services on May 18, 2022 (the
“Survey”). 
 (b) If, at any time prior to the COE, the Report is amended (the “Amended Report”) that
includes new exceptions that were not set forth in the Report, or in the event the Survey is amended (the “Amended Survey”) that includes or depict matters that were not set forth on the Survey (collectively, the
“Objectionable Matters”), Buyer shall have until the latest of (i) the expiration of the Study Period, (ii) the date that is seven (7) days after Buyer’s receipt of both such Amended Report and copies of the
documents identified in the new exceptions or new requirements and (iii) the date that is seven (7) days after Buyer’s receipt of the Amended Survey, as applicable, within which to either (Y) terminate this Agreement in which
event the Earnest Money Deposit, plus all interest earned or accrued thereon, shall be returned immediately to Buyer and, except as otherwise provided in this Agreement, neither of the Parties shall have any further liability or obligation under
this Agreement, or (Z) provisionally accept the title to the Premises conditioned upon Seller causing the removal of or otherwise curing any Objectionable Matters identified by Buyer in a written notice to Seller, in which event Seller shall
notify Buyer in writing within five (5) days after receiving Buyer’s written notice of such additional Objectionable Matters if Seller does not intend to remove (or cause Escrow Agent to endorse over, to Buyer’s satisfaction) or
otherwise cure any such Objectionable Matters, and Seller’s lack of response shall be deemed as Seller’s intent not to remove or otherwise cure such Objectionable Matters prior to COE. Notwithstanding any other provisions of this Section,
Seller covenants and agrees that, from and after the date of this Agreement, Seller shall not execute any agreement, document or other encumbrance that will bind the Real Property or Buyer after the Closing Date (a “New Defect”) and
Seller shall be obligated to cure and satisfy of record all New Defects created or permitted by Seller unless Buyer has consented in writing to such New Defects. 

(c) Subject to the terms of Section 6(d) below, in the event Buyer provisionally accepts title to the Premises subject to Seller’s
agreement to cure one or more Objectionable Matters pursuant to Sections 6(b) above or as set forth in the email from Buyer’s counsel to the Title Company attached hereto as Exhibit K, if Seller timely serves notice to Buyer that Seller
does not intend to remove or otherwise cure such Objectionable Matters before COE, or does not respond within the five (5) day period set forth in Section 6(b) above, then Buyer shall, within five (5) days after receipt of such notice
from Seller, or deemed notice, notify 

  
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Seller and Escrow Agent in writing of Buyer’s election to either (i) waive such Objectionable Matter(s); or (ii) terminate this Agreement, in which event the Earnest Money Deposit,
plus all interest earned or accrued thereon, shall be returned immediately to Buyer and, except as otherwise provided in this Agreement, neither of the Parties shall have any further liability or obligation under this Agreement. If written notice of
either satisfaction or dissatisfaction as to the Report, Survey, Amended Report or Amended Survey is not timely given by Buyer to Seller pursuant to this Section 6, then Buyer shall be deemed to have approved the condition of the title and
Survey of the Premises. 
 (d) Notwithstanding anything to the contrary contained in this Agreement, Seller shall not be obligated to remove
any Objectionable Matters other than (i) monetary liens, deeds of trusts, mortgages, judgments, mechanic’s or materialmen’s liens, tax liens or other liens that secure or evidence a monetary claim , (ii) title exceptions that can be
removed from the Owner’s Policy by Seller’s delivery of a customary owner’s title affidavit or gap indemnity, (iii) any Objectionable Matter that Seller agrees to remove pursuant to this Section 6 and (iv) New Defects
for which Buyer has not provided consent pursuant to Section 6(c) above (collectively, “Mandatory Cure Items”). Seller’s failure to cure and satisfy of record any Mandatory Cure Item shall be deemed to be a default by
Seller hereunder and the remedies set forth in Section 20 shall be available to Buyer. 
 7. BUYER’S STUDY PERIOD. 

(a) The Study Period. As of the Effective Date, Buyer agrees that it has completed its due diligence of the Premises subject to the
provisions of Section 6 hereof and except with respect to its review of the environmental condition of the Premises as further set forth in this Section 7. Buyer shall have until 11:59 p.m. EST on the date that is five (5) business
days after the date on which Commonwealth of Pennsylvania, Department of Environmental Protection (“PADEP”) provides its final approval of the PADEP Clean-Up Plan (as hereinafter defined) (the
“Study Period”), at Buyer’s sole cost, within which to conduct and approve any investigations, studies or tests deemed necessary by Buyer, in Buyer’s sole discretion, to review and approve the environmental condition of
the Premises, including, without limitation, Buyer’s right to obtain, review and approve a Phase I environmental site assessment of the Premises, but not any invasive environmental testing unless approved by Seller (collectively, without
limitation, “Environmental Due Diligence”). Promptly following the Effective Date, Buyer and Seller shall diligently and in good faith negotiate the Holdback Agreement, the Tri-Party
Agreement, the Environmental Escrow Agreement and the Environmental Access Agreement (each as hereinafter defined) in order to finalize such agreements prior to the expiration of the Study Period. 

(b) Right of Entry. Subject to the prior rights of Tenant in the Premises, Seller hereby grants to Buyer and Buyer’s agents,
employees and contractors the right to enter upon the Premises, at any time or times prior to COE, to conduct the Environmental Due Diligence. In consideration therefor, Buyer shall and does hereby agree to indemnify and hold Seller harmless from
any and all liabilities, claims, losses or damages, including, but not limited to, court costs and reasonable attorneys’ fees, actually incurred by Seller as a direct result of the Environmental Due Diligence, in each case, except to the extent
caused by the fraud, gross negligence or willful misconduct of Seller or Seller’s agents, representatives, employees or 

  
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property manager. Buyer’s indemnity and hold harmless obligation shall survive cancellation of this Agreement or COE. In addition, prior to entering upon the Premises, Buyer’s agents
shall provide a certificate of insurance evidencing general liability coverage to Seller with limits not less than One Million Dollars ($1,000,000.00) per occurrence and Two Million Dollars ($2,000,000.00) in the aggregate for bodily injury and
property damage, which policy shall name Seller, Seller’s lender, if requested, and Tenant as additional insureds. 
 (c)
Cancellation. Buyer shall have the right to terminate this Agreement as a result of its Environmental Due Diligence at any time during the period following the initial response by PADEP to the Draft
Clean-Up Plan and until the end of the Study Period; provided, however, that in the event that PADEP approves the draft Clean-Up Plan in the form attached
hereto as Exhibit J (the “Draft Clean-Up Plan”) without any modifications, requests, conditions or requirements that would expand the scope of required remediation, testing, sampling
and/or monitoring for the Real Property (e.g., any obligation relating to additional contaminants or any requirement to conduct offsite investigations and/or remediation provides for a termination right), Buyer shall not be permitted to terminate
this Agreement pursuant to this Section 7. For the avoidance of doubt, additional monitoring requirements for the same contaminants with respect to the Real Property as identified in the Draft Clean-Up
Plan shall not independently give rise to a termination right in favor of Buyer under this Section 7. In the event that Buyer notifies Seller and Escrow Agent, in writing, of its election to terminate this Agreement in accordance this
Section 7(c), the Earnest Money Deposit, plus all interest earned or accrued thereon, shall be returned immediately to Buyer in accordance with Section 5(a) and, except as otherwise provided in this Agreement, neither of the Parties shall
have any further liability or obligation under this Agreement. 
 (d) Termination of Contracts. At any time prior to the expiration
of the Study Period, Buyer shall have the right to elect to require Seller, at Seller’s sole cost and expense, to terminate any or all of the Contracts at or prior to COE. If Buyer so elects to have Seller terminate any Contract, then such
Contract shall not be assigned to Buyer, and Buyer shall not assume such Contract at COE. Any Contract with respect to which Buyer does not require Seller to terminate at or prior to the end of the Study Period shall be assigned to Buyer and Buyer
shall assume such Contract at COE. 
 (e) Communication with Tenant. Buyer and/or Buyer’s representatives, agents and designees
may interview, communicate and/or meet with Tenant with respect to any matter; provided that Buyer shall notify Seller at least two (2) business days prior to the date on which it intends to communicate with Tenant with respect to the Lease.
Seller (or its representatives, agents or designees) reserves the right to be present at any meeting with Tenant with respect to the Lease. Seller has no obligation to facilitate any such interview or meeting with Tenant. 

8. DELIVERY OF SELLER’S DILIGENCE MATERIALS. 

(a) Deliveries to Buyer. Seller agrees to deliver to Buyer on or before the Effective Date true and accurate copies of all information
in Seller’s, or Seller’s property manager’s, possession or control relating to the ownership, physical condition or the leasing, operation, management, maintenance or repair of the Premises, including, without limitation, all
environmental studies and reports contracts, leases, books and records relating to the Premises, 

  
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soil reports, property condition reports, engineering reports, surveys and subdivision plats, Tenant’s insurance certificates, the most recent title policy issued to Seller and/or
Seller’s lender drawings, plans and specifications, appraisals, zoning memoranda, tax receipts, operating statements, building systems plans and infrastructure and utilities plans, records relating to revenues and operating expenses and other
instruments and correspondence relating to the Premises, and like matters regarding the Premises and/or Tenant (collectively, “Seller’s Diligence Materials”), all at no cost to Buyer, with the right, at the cost and expense of
Buyer, to inspect the same and make copies thereof. Seller represents and warrants that Seller’s Diligence Materials provided to Buyer are true, correct and complete copies of documents in Seller’s files related to the Premises and that
Seller has no knowledge that any such documents provided contain any statement that is untrue or omits any information that is necessary for such documents or information that have been provided to be not misleading in any respect. The foregoing
deliveries shall include copies of all of the documents listed on Exhibit E attached hereto, which Seller has delivered to Buyer as of the Effective Date. Should Seller receive new or updated information regarding any of the matters set forth
in this Section 8(a) prior to COE, Seller will immediately notify Buyer of such fact and will promptly deliver complete copies thereof to Buyer. 

(b) Delivery by Buyer. If this Agreement is canceled for any reason, except Seller’s willful default hereunder, Buyer agrees to
either destroy or deliver to Seller copies of any of Seller’s Diligence Materials which Buyer may have elected to obtain, subject to any of Buyer’s corporate retention policies. 

9. THE SURVEY. Buyer may cause a surveyor licensed in the Commonwealth of Pennsylvania to complete and deliver to Escrow Agent and
Buyer the Amended Survey. The Amended Survey shall set forth the legal description and boundaries of the Real Property and all easements, encroachments and improvements thereon. 

10. IRS SECTION 1445. Seller shall furnish to Buyer in escrow by COE a sworn affidavit (the
“Non-Foreign Affidavit”) stating under penalty of perjury that Seller is not a “foreign person” as such term is defined in Section 1445(f)(3) of the Code. 

11. DELIVERY OF POSSESSION AND TRANSFER DOCUMENTS. Seller shall deliver (i) the Transfer Documents and (ii) possession of the
Premises to Buyer at COE subject only to the rights of Tenant under the Lease, and the rights of third parties as provided in Exhibit F attached hereto (collectively, the “Permitted Encumbrances”). 

12. CONDITIONS PRECEDENT TO COE; COVENANTS. 

(a) Buyer’s Conditions Precedent. In addition to all other conditions precedent set forth in this Agreement, Buyer’s
obligations to perform under this Agreement and to close escrow are expressly subject to, and Seller shall use commercially reasonable efforts to cause the satisfaction of, each of the following conditions: 

(i) the delivery by Seller to Escrow Agent, for delivery to Buyer at COE, of the executed original Transfer Documents and possession of the
Premises; 

  
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 (ii) the delivery at COE of a standard 2021 form of American Land Title Association
owner’s policy of title insurance, including survey coverage, in the amount of the Purchase Price and in the form of pro forma negotiated between Buyer and the Title Company (the “Owner’s Policy”) issued by Fidelity
National Title Insurance Company (the “Title Company”) at Buyer’s sole cost and expense, insuring that fee title to the Real Property vests in Buyer subject only to the Permitted Encumbrances (and at its option, Buyer may
direct the Title Company to issue additional title insurance endorsements at its sole cost and expense); 
 (iii) the delivery by Seller to
Buyer at COE of any pre-paid rents or other amounts under the Lease pre-paid by Tenant, if any, in the form of a credit in favor of Buyer against the Purchase Price;

 (iv) the deposit by Seller with Buyer not later than two (2) business days prior to COE of an executed estoppel certificate (the
“Tenant Estoppel”), dated not earlier than thirty (30) days prior to COE, from Tenant in Tenant’s customary form and prepared by Buyer; provided, however, that the estoppel certificate shall not be
satisfactory if it (i) indicates any default of Tenant or Seller as landlord under the Lease, (ii) does not confirm the rent and any other monthly payments due under the Lease, or (iii) indicates any conflict with, or contains
information contradictory to, the terms and conditions of the Lease or any of the representations and warranties contained in this Agreement. Without limiting the foregoing, Seller shall provide Buyer with copies of any and all estoppel certificates
received from Tenant, including, without limitation, copies of any comments or proposed revisions thereto, within one (1) business day following Seller’s receipt thereof; 

(v) the deposit with Escrow Agent of an executed affidavit of Seller required by Escrow Agent to allow for the deletion of the
mechanics’ lien exception from the Owner’s Policy and such other documentation as may be reasonably necessary to issue the Owner’s Policy, including, without limitation, final and unconditional releases and waivers of lien from all
contractors and subcontractors for the development of the Premises; 
 (vi) the deposit with Escrow Agent of a letter from Seller to Tenant
requesting that future rent under the Lease be paid to Buyer; 
 (vii) delivery to Buyer of the original, fully-executed Guaranty, Lease,
all exhibits, amendments and other modifications thereto, if available; 
 (viii) delivery to Buyer of originals of the Warranties,
Contracts, and Permits, if any, in the possession of Seller or Seller’s agents, together with such non-proprietary leasing and property manuals, files and records which are material in connection with the
continued operation, leasing and maintenance with respect to the Premises; 
 (ix) delivery to Buyer of the Bulk Sales Certificate or
written confirmation that Seller will comply with the obligations set forth in Section 38 hereof; 
 (x) delivery to Buyer an executed
copy of the Holdback Agreement (as hereinafter defined); 

  
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 (xi) delivery to Buyer of an executed copy of a Consent Order and Agreement, by and among
PADEP, Seller and Buyer, dated as of the Closing Date (the “Tri-Party Agreement”), in a form reasonably acceptable to Buyer and Seller, which Tri-Party
Agreement shall attach the PADEP Remedial Investigation Report/Clean-Up Plan approved pursuant to PADEP’s Land Recycling and Environmental Remediation Standards Act (Act 2) (the “PADEP Clean-Up Plan”); 
 (xii) delivery to Buyer of an executed copy of a post-closing escrow
agreement, in a form reasonably acceptable to Buyer and Seller, pursuant to which Seller shall deposit an amount to be reasonably agreed upon by the parties prior to the expiration of the Study Period with Escrow Agent at COE to secure Seller’s
obligations under the Tri-Party Agreement, which escrowed amount shall be no less than $100,000 (the “Environmental Escrow Agreement”); 

(xiii) delivery to Buyer of an executed copy of a post-closing access agreement for the Premises in a form reasonably acceptable to Buyer and
Seller in connection with Seller’s post-closing obligations under the Tri-Party Agreement (the “Environmental Access Agreement”); 

(xiv) performance by Seller as and when required by this Agreement of each and every term, covenant, condition and agreement required to be
performed by Seller pursuant to this Agreement; 
 (xv) the Commencement Date (as defined in the Lease) having occurred; 

(xvi) the Lease shall be in full force and effect and there shall be no default, nor shall there be any facts, circumstances or conditions
that would give rise to a default with the passage of time and/or giving of notice, under the Lease; and 
 (xvii) the representations and
warranties of Seller in this Agreement (and the substantive facts contained in any representations and warranties that are limited to Seller’s knowledge) shall be true and correct on and as of COE, in the same manner and with the same effect as
though such representations and warranties had been made on and as of COE. 
 (b) If the foregoing conditions have not been satisfied by the
specified date or COE as the case may be, then Buyer shall have the right, at Buyer’s sole option, by giving written notice to Seller and Escrow Agent, to (i) terminate this Agreement, in which event the Earnest Money Deposit, plus all
interest earned or accrued thereon, shall be returned immediately to Buyer and, except as otherwise provided in this Agreement, neither of the Parties shall have any further liability or obligation under this Agreement, or (ii) extend such
specified date or COE for such amount of time as Buyer deems reasonably necessary to allow Seller to satisfy such conditions. In the event this Agreement is canceled, the Earnest Money Deposit, plus all interest earned or accrued thereon, shall be
paid immediately by Escrow Agent to Buyer and, except as otherwise provided in this Agreement, neither of the Parties shall have any further liability or obligation under this Agreement. 

  
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 13. SELLER’S REPRESENTATIONS WARRANTIES AND COVENANTS. 

(a) Seller hereby represents and warrants to Buyer as of the Effective Date and again as of COE that: 

(i) there are no occupancy agreements or unrecorded leases (other than the Lease and any leases for which Tenant has agreed to fulfill the
obligations of landlord thereunder), and as described in Exhibit F, which may affect title to the Premises; any existing financing secured by Seller’s interest in the Premises shall be satisfied and discharged in full at or prior to COE
and any liens or encumbrances relating thereto shall be terminated and released of record at or prior to COE; and Seller does not have any defeasance, lender approval or prepayment obligations with respect to any existing financing which will delay
COE; 
 (ii) to Seller’s knowledge, the Premises are not in violation of any applicable regulation, ordinance, requirement, covenant,
condition or restriction relating to the present use or occupancy of the Premises, and the Premises is in compliance with all applicable laws and regulations, including, without limitation, all applicable zoning laws. Seller has obtained and
currently holds all Permits required for the continued operation and maintenance of the Premises in its current use and in accordance with all applicable laws and regulations. Seller has provided Buyer with true, correct and complete copies of all
Permits, and all such Permits are valid and in full force and effect; 
 (iii) there is no pending or, to Seller’s knowledge,
contemplated or threatened, condemnation or taking proceeding with respect to the Premises, or any portion thereof, by any governmental authorities; 

(iv) except for the Tax Contest, there is no pending, and to Seller’s knowledge, contemplated or threatened, litigation, action, suit,
proceeding or claim with respect to or in any manner affecting the Premises or the Tenant, nor does Seller have knowledge of any circumstances which should or could reasonably form the basis for any such litigation, action, suit, proceeding or
claim; 
 (v) except as set forth on Exhibit H attached hereto, which contains a true and complete list of all Contracts in effect
with respect to the Premises, neither Seller nor Seller’s property manager (with respect to the Premises) is party to any contract or agreement currently in effect which is not (i) disclosed in this Agreement or (ii) a Permitted
Encumbrance. Seller has provided Buyer with a true, correct and complete copy of each Contract. Neither Seller nor Seller’s property manager has received any notice of a default under any reciprocal easement agreement or declaration of
covenants related to the Premises and, to Seller’s knowledge, there is no default under any such reciprocal easement agreement or declaration of covenants. Seller has not entered into and there is not existing any other agreement, contract,
option or commitment, written or oral, under which Seller is or could become obligated to sell, convey, assign, transfer or otherwise dispose the Premises, or any portion thereof; 

(vi) Seller has not taken any action before any governmental authority having jurisdiction thereover, the object of which would be to change
the present zoning of or other land-use limitations, upon the Premises, or any portion thereof, or its potential use, and, to Seller’s knowledge, there are no zoning or other land-use regulation proceedings which would affect the current use and operation of the Premises; 

  
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 (vii) Seller is a validly existing limited liability company duly organized and in good
standing under the laws of the Commonwealth of Pennsylvania and the transactions contemplated hereby will not in any way violate any other agreements to which Seller is subject; 

(viii) Seller has full legal power and authority to execute, deliver and perform under this Agreement as well as under the Transfer
Documents; 
 (ix) Seller has delivered to Buyer a true, correct and complete copy of the Lease (including all amendments thereto and all
guaranties and similar agreements related thereto), which Lease is in full force and effect. Other than the billboard lease described in that certain Memorandum of Purchase and Sale of Lease and Successor Lease, dated as of January 25, 2005 and
recorded on February 25, 2005 as instrument number 2005026606, the Lease is the only lease, license, tenancy, possession agreement or occupancy agreement affecting the Premises (including all amendments thereto and all guaranties and similar
agreements related thereto) and there are no other leases, licenses, tenancies, possession agreements or occupancy agreements affecting the Premises (including any amendments thereto or guaranties or similar agreements related thereto). Seller, as
lessor under the Lease, (i) is not in default under the Lease, nor are there any facts, circumstances or conditions that would give rise to a default with the passage of time and/or giving of notice under the Lease, (ii) has not received
any written notice of any claimed default of any of its obligations under the Lease which has not been cured and (iii) has not received any security deposit or letter of credit from Tenant pursuant to the Lease. Tenant (x) is not in
default under the Lease, nor are there any facts, circumstances or conditions that would give rise to a default with the passage of time and/or giving of notice under the Lease, (y) is not in arrears in the payment of base rent for any period
in excess of thirty (30) days and (z) has not paid any rent more than thirty (30) days in advance. There are no outstanding credits due and payable by Seller to Tenant under the Lease, all tenant improvement work to be performed by
Seller under the Lease has been completed in accordance with the terms and provisions of the Lease and there are no leasing commissions, landlord work costs or tenant improvement costs due and payable with respect to the Lease or any renewals or
extensions thereof, which shall not be paid in full by Seller prior to COE; 
 (x) no consent of any third party is required in order for
Seller to enter into this Agreement and perform Seller’s obligations hereunder; 
 (xi) the execution, delivery and performance of
this Agreement and the Transfer Documents have not and will not constitute a breach or default under any other agreement, instrument, law, judgment or court order under which Seller is a party or may be bound; 

(xii) the list of environmental reports set forth on Exhibit I is a true, correct and complete list of all environmental reports relating to
the Premises in Seller’s possession and control (collectively, the “Environmental Reports”) and Seller has delivered to Buyer a true, correct and complete copy of each Environmental Report. Except as set forth in the
Environmental Reports: (i) no Hazardous Substances presently exist or have been discharged, disbursed, released, stored, treated, generated, disposed of, or allowed to escape on, in, or under the Real Property in violation of Environmental
Laws; (ii) no asbestos or asbestos containing materials have been installed, used, incorporated into, or disposed of on the Real Property; (iii) no PCBs are located on or in the Real Property, whether in electrical transformers,
fluorescent light fixtures with ballasts, cooling oils, or otherwise; (iv) no underground storage tanks are 

  
 11 

 
located on the Real Property or, to Seller’s knowledge, were located on the Real Property and were subsequently removed or filled; and (v) no investigation, administrative order,
consent order or agreement, litigation, or settlement with respect to Hazardous Substances is proposed, threatened, anticipated or in existence with respect to the Premises. Seller has not received any notice, citation, summons, directive, order or
other communication, written or oral, from, and Seller has no knowledge of the filing or giving of any such notice, citation, summons, directive, order or other communication by, any governmental or quasi-governmental authority or agency or any
other person or party concerning the presence, generation, treatment, storage, transportation, transfer, disposal, release, or other handling of any hazardous substance within, on, from, related to, or affecting the Real Property. For purposes
hereof, “Environmental Laws” shall mean all statutes, laws, ordinances, codes, regulations, rules, rulings, orders, decrees, directives, policies and requirements by any federal, state or local governmental authority regulating,
relating to, or imposing liability or standards of conduct on or concerning Hazardous Substances (as defined below), public health and safety or the environment now or existing or hereafter enacted or effective; and “Hazardous
Materials” shall mean all hazardous waste, hazardous substances, hazardous constituents, hazardous materials, toxic substances, or related substances or materials, whether solids, liquids or gases including, but not limited to,
polychlorinated biphenyl (commonly known as PCBs), per- and polyfluoroalkyl substances, asbestos, radon, urea formaldehyde, petroleum products (including gasoline and diesel oil), toxic substances, hazardous
chemicals, spent solvents, sludge, ash, containers with hazardous waste residue, spent solutions from manufacturing processes, pesticides, explosives, organic chemicals, inorganic pigments and other similar substances, as each of the foregoing terms
are defined under, or regulated or governed by, any and all Environmental Laws including, but not limited to, (i) the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. S 9601 et seq.,
(ii) the Hazardous Materials Transportation Act, as amended, 49 U.S.C. S 1801 et seq., (iii) the Resource, Conservation and Recovery Act of 1976, as amended, 42 U.S.C. S 6901 et seq., (iv) the Clean Water Act, as amended, 33 U.S.C. S
1251 et seq., (v) the Toxic Substances Control Act of 1976, as amended, 15 U.S.C. S 2601 et seq., (vi) the Clean Air Act, as amended, 42 U.S.C. S 7401 et seq., or (vii) any so-called
“superfund” or “superlien” law; 
 (xiv) other than that certain a tax proceeding pending for an increase of the
assessed real estate tax valuation of the Real Property for 2021 (Case No. 2021-06759) (the “Tax Contest”), there is no tax proceeding pending for the reduction or increase of the assessed real estate tax valuation of the
Premises or any portion thereof; 
 (xv) Seller has no, and has never had any, employees; 

(xvi) Seller is not an “employee benefit plan”, as defined in Section 3(3) of Employee Retirement Income Security Act
(“ERISA”), or a “plan”, as defined in Section 4975(e) of the Internal Revenue Code of 1986, as amended (the “Code”), and the assets of Seller are not deemed to be “plan assets” of one or more such
plans for purposes of Title I of ERISA or Section 4975 of the Code. In addition, Seller is not a “governmental plan” within the meaning of Section 3(32) of ERISA, and no transaction by or with Seller is subject to or in violation
of any state statutes applicable to regulation of investments of and fiduciary obligations with respect to governmental plans; 
 (xvii)

  
 12 

 (a) Seller is in compliance with the requirements of Executive Order No. 13224, 66
Fed. Reg. 49079 (Sept. 25, 2001) (the “Order”) and other similar requirements contained in the rules and regulations of the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and in any enabling legislation or
other Executive Orders or regulations in respect thereof (the Order and such other rules, regulations, legislation, or orders are collectively called the “Orders”). 

(b) None of Seller nor any beneficial owner of Seller: 

(i) is listed on the Specially Designated Nationals and Blocked Persons List maintained by OFAC pursuant to the Order and/or
on any other list of terrorists or terrorist organizations maintained pursuant to any of the rules and regulations of OFAC or pursuant to any other applicable Orders (such lists are collectively referred to as the “Lists”); 

(ii) is a person or entity who has been determined by competent authority to be subject to the prohibitions contained in the
Orders; or 
 (iii) is owned or controlled by, or acts for or on behalf of, any person or entity on the Lists or any other
person or entity who has been determined by competent authority to be subject to the prohibitions contained in the Orders. 
 (c) Seller
hereby covenants and agrees that if Seller obtains knowledge that Seller or any of the beneficial owners of Seller becomes listed on the Lists or is indicted, arraigned, or custodially detained on charges involving money laundering or predicate
crimes to money laundering, Seller shall immediately notify Buyer in writing, and in such event, Buyer shall have the right to terminate this Agreement without penalty or liability to Seller immediately upon delivery of written notice thereof to
Seller; 
 (xviii) Seller has not: (i) made a general assignment for the benefit of creditors; (ii) filed any voluntary petition
in bankruptcy or suffered the filing of any involuntary petition by Seller’s creditors; (iii) suffered the appointment of a receiver to take possession of all, or substantially all, of Seller’s assets; (iv) suffered the
attachment or other judicial seizure of all, or substantially all, of Seller’s assets; (v) admitted in writing its inability to pay its debts as they become due; or (vi) made an offer of settlement, extension or composition to its
creditors generally; and the transaction contemplated hereby shall not render Seller insolvent; and 
 (xix) Seller has provided to Buyer
all material documents and written information about the Premises in Seller’s or Seller’s property manager’s possession or control, including, without limitation, with respect to the environmental condition of the Premises. 

(b) Further, Seller hereby covenants to Buyer as of the Effective Date that:  

(i) Seller will not enter into nor execute any agreement, written or oral, under which Seller is or could become obligated to sell, transfer,
encumber or change the status of title with respect to the Premises, or any portion thereof, without Buyer’s prior written consent. From and after the date hereof, Seller shall not solicit or accept any offers or engage in any discussions with
any third parties with respect to the sale, financing, refinancing or recapitalization of the Premises; 

  
 13 

 (ii) Seller will not, without the prior written consent of Buyer, take any action before
any governmental authority having jurisdiction thereover, the object of which would be to change the present zoning of or other land-use limitations, upon the Premises, or any portion thereof, or its potential
use, including, without limitation, terminating or amending any Permit; 
 (iii) except for any item to be prorated at COE in accordance
with this Agreement, all bills or other charges, costs or expenses arising out of or in connection with or resulting from Seller’s use, ownership, or operation of the Premises up to COE shall be paid in full by Seller; 

(iv) Seller will not make any alterations or additions to the Premises; 

(v) between the Effective Date and COE or any earlier termination of this Agreement, Seller shall not execute or enter into any lease with
respect to the Premises, or terminate, amend, modify, extend or waive any rights under the Lease or Guaranty without Buyer’s prior written consent, which consent may be withheld at Buyer’s discretion; 

(vi) Seller will provide copies to Buyer of any and all notices received from Tenant within one (1) business day of receipt thereof;

 (vii) Seller shall take no action under Act 2 or any other remedial action plan without first obtaining Buyer’s consent, except for
any on-going work set forth in the executed Tri-Party Agreement and, without duplication, the second sampling contemplated under the Draft
Clean-Up Plan; 
 (viii) between the Effective Date and COE or any earlier termination of this
Agreement, Seller shall: 
 (1) continue to operate the Premises as heretofore operated by Seller and consult with Buyer
with respect to, and Buyer shall have input on, all operational, management and leasing decisions affecting the Premises; 

(2) request Tenant to maintain the Premises in its current condition; 

(3) request Tenant to comply with all governmental requirements applicable to the Premises; 

(4) not restrict, rezone, file or modify any development plan or zoning plan or establish or participate in the establishment
of any improvement district with respect to all or any portion of the Premises without Buyer’s prior written consent; 

  
 14 

 (5) without Buyer’s prior written consent, Seller shall not, by
voluntary or intentional act, further cause or create any easement, encumbrance, or mechanic’s or materialmen’s liens, and/or similar liens or encumbrances to arise or to be imposed upon the Premises or any portion thereof that affects
title thereto, or to allow any amendment or modification to any existing easements or encumbrances; and 
 (6) not enter
into any other agreement affecting the Premises which would be binding on the Buyer after COE. 
 (vii) Seller shall and hereby does assign
to Buyer, effective as of COE, all claims, counterclaims, defenses, or actions, whether at common law, or pursuant to any other applicable federal or state or other laws which Seller may have against any third parties relating to the existence of
any Hazardous Materials in, at, on, under or about the Premises (including Hazardous Materials released on the Premises prior to COE and continuing in existence on the Premises at COE); and 

(viii) should Seller become aware of any information regarding any of the matters set forth in this Section 13 after the Effective Date
and prior to COE, Seller will immediately notify Buyer of the same in writing. 
 (c) The representations and warranties of Seller contained
in this Agreement shall be in full force and effect on the Effective Date and at COE and such representations and warranties shall be reaffirmed and restated by Seller as of COE. If, at any time prior to COE, Seller learns of, or has a reason to
believe that, any of its representations and warranties contained in this Agreement are not, or may cease to be, true and correct, then Seller shall immediately notify Buyer of the same in writing (which notice shall include copies of any reasonably
supporting instrument, correspondence or document upon which Seller’s notice is based), in which case Buyer may (i) terminate this Agreement, in which event the Earnest Money Deposit, plus all interest earned or accrued thereon, shall be
returned immediately to Buyer and, except as otherwise provided in this Agreement, neither of the Parties shall have any further liability or obligation under this Agreement or (ii) waive any objection to such modification to the applicable
representation and warranty. 
 (d) Each of Seller’s representations and warranties contained in this Agreement shall survive COE, the
delivery of the Transfer Documents and the payment of the Purchase Price, provided that, other than Seller’s representation and warranty contained in Section 16 hereof, (i) such representations and warranties (but not such provisions)
shall cease and terminate six (6) months after COE, except to the extent that Buyer or Seller, as the case may be, shall have notified the other in writing, on or before the expiration of such six (6) month period, of a breach thereof as
of the Closing Date; (ii) the maximum total liability for which Seller shall be responsible following COE with respect to all representations and warranties shall not exceed $200,000; and (iii) no claim for breach of representation or
warranty may be made following COE unless the claims, individually or in the aggregate, shall be in excess of $25,000 after taking into account all prior claims, in which case, Seller shall be responsible for the full amount of such claim. In
consideration of Seller’s obligations in this Section 13(d), at COE, Seller and Buyer shall enter into a Post-Closing Escrow Agreement with Escrow Agent (the “Holdback Agreement”) in a form reasonably acceptable to Buyer
and Seller pursuant to which Seller shall deposit $200,000 with Escrow Agent at COE to secure Seller’s obligations under this Section 13(d), as more specifically set forth in the Holdback Agreement. 

 

  
 15 

 (e) AS-IS. EXCEPT AS EXPRESSLY SET
FORTH IN THIS AGREEMENT AND IN THE CLOSING DOCUMENTS DELIVERED BY SELLER PURSUANT TO THE TERMS HEREOF, IT IS UNDERSTOOD AND AGREED THAT SELLER IS NOT MAKING AND HAS NOT AT ANY TIME, MADE ANY WARRANTIES OR REPRESENTATIONS OR ANY KIND OR CHARACTER,
EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OR REPRESENTATIONS AS TO HABITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE (OTHER THAN SELLER’S WARRANTY OF TITLE TO BE SET
FORTH IN THE DEED), ZONING, TAX CONSEQUENCES, LATENT OR PATENT PHYSICAL OR ENVIRONMENTAL CONDITION, UTILITIES, OPERATING HISTORY OR PROJECTIONS, VALUATION, GOVERNMENTAL APPROVALS, THE COMPLIANCE OF THE PREMISES WITH GOVERNMENTAL APPROVALS, THE
ACCURACY OR COMPLETENESS OF THE PREMISES DOCUMENTS OR ANY OTHER INFORMATION PROVIDED BY OR ON BEHALF OF SELLER TO BUYER (EXCEPT THAT SELLER REPRESENTS AND WARRANTS THAT IT HAS PROVIDED BUYER WITH COMPLETE AND ACCURATE COPIES OF THE LEASE AND ALL
AMENDMENTS, ASSIGNMENTS, AND ANY GUARANTIES AND OPERATING STATEMENTS OF SELLER WHICH ARE TRUE, CORRECT AND COMPLETE IN ALL MATERIAL RESPECTS), OR ANY OTHER MATTER OR THING REGARDING THE PREMISES. BUYER ACKNOWLEDGES AND AGREES THAT UPON COE, SELLER
SHALL SELL AND CONVEY TO BUYER AND BUYER SHALL ACCEPT THE PREMISES AS IS, WHERE IS, WITH ALL FAULTS AND SELLER IS NOT LIABLE FOR OR BOUND BY, ANY EXPRESS OR IMPLIED WARRANTIES, GUARANTEES, STATEMENTS, REPRESENTATIONS OR INFORMATION PERTAINING TO THE
PREMISES OR RELATING THERETO MADE OR FURNISHED BY SELLER, THE MANAGER OF THE PREMISES, OR AGENT REPRESENTING OR PURPORTING TO REPRESENT SELLER, TO WHOMEVER MADE OR GIVEN DIRECTLY OR INDIRECTLY, VERBALLY OR IN WRITING, UNLESS SPECIFICALLY SET FORTH
IN THIS AGREEMENT OR THE DEED AND OTHER CLOSING DOCUMENTS DELIVERED BY SELLER PURSUANT TO THE TERMS HEREOF. BUYER REPRESENTS TO SELLER THAT BUYER HAS CONDUCTED, OR WILL CONDUCT PRIOR TO COE, SUCH NON-INVASIVE
INVESTIGATIONS OF THE PREMISES, INCLUDING, BUT NOT LIMITED TO, THE PHYSICAL AND ENVIRONMENTAL CONDITIONS THEREOF, INCLUDING, WITHOUT LIMITATION, THE EXISTENCE OR NONEXISTENCE OF, OR CURATIVE ACTION TO BE TAKEN WITH RESPECT TO ANY HAZARDOUS
SUBSTANCES OR TOXIC SUBSTANCES ON OR DISCHARGED FROM THE PREMISES, AND WILL RELY SOLELY UPON ITS OWN INVESTIGATION AND NOT UPON ANY INFORMATION PROVIDED BY OR ON BEHALF OF SELLER OR ITS AGENTS OR EMPLOYEES WITH RESPECT THERETO, OTHER THAN ANY
REPRESENTATIONS AND WARRANTIES OF SELLER SPECIFICALLY SET FORTH IN THIS AGREEMENT OR THE DEED AND OTHER CLOSING DOCUMENTS DELIVERED BY SELLER PURSUANT TO THE TERMS HEREOF. 

  
 16 

 14. BUYER’S REPRESENTATIONS WARRANTIES AND COVE NANTS. 

(a) Buyer hereby represents and warrants to Seller as of the Effective Date and again as of COE that: 

(i) Buyer has full power and authority to execute, deliver and perform under this Agreement as well as under the Transfer Documents, as
applicable; 
 (ii) there are no actions or proceedings pending or to Buyer’s knowledge, threatened against Buyer which may in any
manner whatsoever affect the validity or enforceability of this Agreement or any of the documents, the agreed upon forms of which are attached hereto as Exhibits; and 

(iii) the execution, delivery and performance of this Agreement and the Transfer Documents have not and will not constitute a breach or
default under any other agreement, law or court order under which Buyer is a party or may be bound. 
 (b) Further, Buyer hereby covenants
to Seller as of the Effective Date that should Buyer receive notice or knowledge of any information regarding any of the matters set forth in this Section 14 after the Effective Date and prior to COE, Buyer will promptly notify Seller of the
same in writing. 
 15. RENTS AND DEPOSITS. Seller and Buyer agree that, in addition to all other conditions and covenants contained
herein, Seller shall deliver to Buyer and Escrow Agent not later than three (3) business days immediately prior to COE a rent roll certified by Seller to be true, correct and complete as of the date thereof and as of COE, which rent roll shall
include, without limitation, the current month rents, the amount thereof and the date to which such rents have been paid. 
 16.
BROKER’S COMMISSION. Concerning any brokerage commission, the Parties agree as follows: 
 (a) the Parties represent and
warrant to one another that they have not dealt with any finder, broker or realtor in connection with this Agreement, other than JLL (the “Broker”) who shall be paid a commission by Seller at COE for which Buyer shall have no
obligation to pay; and 
 (b) if any person shall assert a claim to a finder’s fee or brokerage commission on account of alleged
employment as a finder or broker in connection with this Agreement, including the Broker, the Party under whom the finder or broker is claiming shall indemnify and hold the other Party harmless from and against any such claim and all costs, expenses
and liabilities incurred in connection with such claim or any action or proceeding brought on such claim, including, but not limited to, counsel and witness fees and court costs in defending against such claim. The provisions of this subsection
shall survive any termination of this Agreement or COE. 

  
 17 

 17. CLOSE OF ESCROW. COE shall occur ten (10) days after Buyer’s receipt of
a fully-executed copy of the Tri-Party Agreement (as such date may be extended pursuant to the terms and provisions hereof, the “Closing Date”); provided, that in the event that COE does not
occur on or prior to September 30, 2022, then Buyer may terminate this Agreement, in which event the Earnest Money Deposit, plus all interest earned or accrued thereon, shall be returned immediately to Buyer and, except as otherwise provided in
this Agreement, neither of the Parties shall have any further liability or obligation under this Agreement. On the Closing Date, Buyer shall deposit the amount due from Buyer under this Agreement with Escrow Agent no later than 5:00 p.m. EST and
Seller shall deliver possession of the Premises to Buyer and the Transfer Documents in accordance with Section 11 hereof. 
 18.
ASSIGNMENT. This Agreement may not be assigned by Seller without the prior written consent of Buyer. Notwithstanding the foregoing, Buyer may assign its rights under this Agreement to one or more affiliates of Buyer without seeking or
obtaining Seller’s consent, provided, that, Buyer shall be responsible for one hundred percent (100%) of any transfer taxes incurred as a result of any such assignment. Such assignment shall not become effective until the assignee executes an
instrument whereby such assignee expressly assumes the obligations of Buyer under this Agreement, including specifically, without limitation, all obligations concerning the Earnest Money Deposit. 

19. RISK OF LOSS. Seller shall bear all risk of loss, damage or taking of the Premises which may occur prior to COE. In the event of
any loss, damage or taking with respect to the Premises prior to COE, which allows the Tenant to terminate the Lease or abate rent in whole or in part for more than ninety (90) days, Buyer may, at Buyer’s sole option, by written notice to
Seller and Escrow Agent, terminate this Agreement, whereupon the Earnest Money Deposit shall be paid immediately to Buyer and, except as otherwise provide in this Agreement, neither of the Parties shall have any further liability or obligation
hereunder. In the absence of such written notice to terminate, this Agreement shall continue in full force and effect with respect to all Premises. In the event of any loss, damage or taking which does not result in a termination of this Agreement,
Seller shall at COE and as a condition precedent thereto, (a) credit Buyer against the Purchase Price the amount of any insurance or condemnation proceeds received by Seller, or assign to Buyer, as of COE and in a form acceptable to Buyer, all
rights or claims for relief to the same, and (b) credit Buyer the amount of any rent abatement that the Tenant may be entitled to from and after COE. 

20. REMEDIES. 
 (a)
Seller’s Breach. If Seller breaches this Agreement, including, without limitation, a breach of any representation or warranty of Seller set forth herein and/or the failure of Seller to satisfy any conditions precedent to COE specified in
Section 12 (other than Sections 12(ii), (iv) and (xi) to the extent the failure of any such condition is not caused by any act or omission of Seller), and such breach or failure is not cured within ten (10) days after written notice
from Buyer, Buyer may, at Buyer’s sole option, either (i) by written notice to Seller and Escrow Agent, cancel this Agreement, whereupon the Earnest Money Deposit, plus all interest earned or accrued thereon, shall be paid immediately by
Escrow Agent to Buyer and Seller shall reimburse Buyer for all of Buyer’s out-of-pocket expenses incurred by Buyer in connection with the transactions contemplated
hereby in an aggregate amount not to exceed $200,000.00, and, except as otherwise provided in this Agreement, neither of the Parties shall have any further liability or obligation hereunder; or (ii) seek specific performance against Seller in
which event COE shall be automatically extended as necessary. 

  
 18 

 (b) Buyer’s Breach. If the purchase and sale of the Premises is not consummated
due to the failure of Buyer to close the transactions contemplated hereunder on the Closing Date in violation of its obligations set forth in this Agreement, then Seller shall promptly deliver to Buyer written notice, which such notice shall state
with particularity the alleged failure by Buyer and the action required by Buyer to cure such failure, and Buyer shall have ten (10) days after receipt of the written notice to cure such failure (and COE shall be delayed, if necessary, until
the end of such ten (10) day period). Seller, as its sole remedy, shall be entitled to retain the Earnest Money Deposit in accordance with subsection 5(b) as Seller’s agreed and total liquidated damages. Seller hereby waives any right to
seek any equitable or legal remedies against Buyer. 
 21. ATTORNEYS’ FEES. If there is any litigation to enforce any provisions
or rights arising under this Agreement, the unsuccessful party in such litigation, as determined by the court, agrees to pay the successful party, as determined by the court, all costs and expenses, including, but not limited to, reasonable
attorneys’ fees incurred by the successful party, such fees to be determined by the court. For purposes of this Section 21, a party will be considered to be the “successful party” if (a) such party initiated the litigation
and substantially obtained the relief which it sought (whether by judgment, voluntary agreement or action of the other party, trial, or alternative dispute resolution process), (b) such party did not initiate the litigation and either
(i) received a judgment in its favor, or (ii) did not receive judgment in its favor, but the party receiving the judgment did not substantially obtain the relief which it sought, or (c) the other party to the litigation withdrew its
claim or action without having substantially received the relief which it was seeking, except in the event of a compromise or settlement. 

22. NOTICES. 
 (a)
Addresses. Except as otherwise required by law, any notice required or permitted hereunder shall be in writing and shall be given by personal delivery, or by deposit in the U.S. Mail, certified or registered, return receipt requested, postage
prepaid, addressed to the Parties at the addresses set forth below, or at such other address as a Party may designate in writing pursuant hereto or by e-mail, or any express or overnight delivery service
(e.g., Federal Express), delivery charges prepaid: 
  

			
	if to Seller:	  	c/o Goodman Properties, LLC
		  	636 Old York Road, 2nd Floor
		  	Jenkintown, PA 19046
		  	Attn: Adam Goodman
		  	Tel.: (215) 885-8383
		  	Email: adam@goodmanproperties.org
		
	With a copy to:	  	Jeffrey R. Hoffmann, Esquire
		  	Law Offices of Jeffrey R. Hoffmann, LLC
		  	636 Old York Road, 2nd Floor
		  	Jenkintown, PA 19046
		  	Tel: (215) 690-5637
		  	Email: jhoffmann@jhoffmannlaw.com

  
 19 

			
	if to Buyer:	  	J.P. Morgan Investment Management, Inc.
		  	277 Park Avenue, 9th Floor
		  	New York, NY 10172
		  	Tel.: 212-648-0543
		  	Email: ryan.f.kavanaugh@jpmorgan.com
		  	Attn: Ryan Kavanaugh
		
	With a copy to:	  	Debevoise & Plimpton LLP
		  	919 Third Avenue
		  	New York, NY 10022
		  	Tel: (212) 909-6040
		  	Email: emrishty@debevoise.com
		  	Attn: Edward M. Rishty
		
	if to Escrow Agent:	  	Fidelity National Title Insurance Company
		  	485 Lexington Avenue, 18th Floor
		  	New York, NY 10017
		  	Tel.: (212) 471-3713
		  	Email: Terence.mullin@fnf.com
		  	Attn: Terence Mullin

 (b) Effective Date of Notices. Notice shall be deemed to have been given on the date on which such
notice is delivered, if notice is given by personal delivery, or e-mail, and on the date of deposit in the mail, if mailed or deposited with the overnight carrier, if used. Notice shall be deemed to have been
received on the date on which the notice is received, if notice is given by personal delivery, telecopy or e-mail; on the first (1st) business day following
deposit with any nationally recognized express or overnight delivery service; and on the second (2nd) day following deposit in the U.S. Mail, if notice is mailed. If escrow has opened, a copy of any notice given to a party shall also be given to
Escrow Agent by regular U.S. Mail or by any other method provided for herein. 
 23. CLOSING COSTS. 

(a) Closing Costs. At COE, Seller shall pay (i) the costs of releasing all liens, judgments, and other encumbrances that are to be
released and of recording such releases, (ii) all costs and expenses of obtaining the estoppel certificate required under this Agreement, (iii) one-half (1/2) of any realty transfer taxes, excluding
any such transfer tax incurred because of an assignment by Buyer, (iv) the costs of any endorsements requested by Seller and approved by Buyer in order to cure any Mandatory Cure Items and (v) all other costs to be paid by Seller under
this Agreement. At COE, Buyer shall pay (i) the cost of the Owner’s Policy and any endorsements requested by Buyer (other than any endorsements requested by Seller and approved by Buyer in order to cure any Mandatory Cure Items); (ii) one-half (1/2) of any realty transfer taxes and one hundred percent (100%) of any transfer taxes incurred as a result of an assignment by Buyer; and (iii) all other costs to be paid by Buyer as expressly set
forth in this Agreement. Except as otherwise provided for in this Agreement, Seller and Buyer will each be solely responsible for and bear all of their own respective expenses, including, without 

  
 20 

 
limitation, expenses of legal counsel, accountants, and other advisors incurred at any time in connection with pursuing or consummating the transaction contemplated herein. All prorations shall
be calculated through escrow as of COE based upon the latest available information, including, without limitation, a credit to Buyer for any rent and other amounts payable by Tenant under the Lease which are prepaid by Tenant for the period
beginning with and including the date on which COE occurs through and including the last day of the month in which COE occurs. All other credits to Buyer shall be similarly prorated. Any other closing costs not specifically designated as the
responsibility of either Party in the Escrow Instructions attached hereto as Exhibit G, and by this reference incorporated herein (the “Escrow Instructions”), or in this Agreement shall be paid by Seller and Buyer according
to the usual and customary allocation of the same by Escrow Agent. Buyer and Seller agrees to deposit with Escrow Agent sufficient cash to pay all of their respective closing costs at or prior to COE. Except as provided in this Section 23(a) or
elsewhere in this Agreement, Seller and Buyer shall each bear their own costs in regard to this Agreement. 
 (b) Adjustments.
Notwithstanding anything to the contrary contained herein, all items of income and expense shall be adjusted as of 11:59 p.m. of the day immediately preceding COE, including: 

i. Taxes. Real estate and personal property taxes with respect to the Premises. Assessments, if any, for improvements completed prior
to the Closing Date, whether assessment therefor has been levied or not, shall be paid by Seller on the Closing Date. Buyer shall credit Seller for any taxes paid by Seller for periods applicable after the Closing Date at COE. If the Closing Date
shall occur before the tax rate or assessment is fixed for the tax year in which the Closing Date occurs, the apportionment of taxes shall be upon the basis of the tax rate or assessment for the next preceding year applied to the latest assessed
valuation and Seller and Buyer shall readjust real estate taxes promptly upon the fixing of the tax rate or assessment for the tax year in which the Closing Date occurs. 

ii. Operating Expenses. Operating Expenses (as such term is defined in the Lease) shall be adjusted and reconciled and Seller shall
provide Buyer with an Operating Expense reconciliation at least five (5) days prior to COE and Buyer and Seller shall agree upon the credits or debits to the Parties on the Settlement Statement based upon such reconciliation. If there are
meters on the Real Property measuring the consumption of water, gas or electric current, Seller shall, not more than two (2) Business Days prior to the Closing Date, cause such meters (for utilities for which Seller, and not tenants, is
responsible) to be read and shall pay promptly all utility bills for which Seller is liable upon receipt of statements therefor. Buyer shall be liable for and shall pay all utility bills for services rendered after such meter readings. On the
Closing Date, Buyer shall post such security deposits as are required by the utility companies in order to continue service to the Real Property in replacement of the security deposits previously deposited by Seller with such utility companies. 

iii. Rents. All rents (including base rent and all other rental amounts under the Lease), 

 

  
 21 

 (c) True-Up. Any prorations or adjustments of revenue or expenses which cannot be
ascertained with certainty as of COE (including, without limitation, real property and personal property taxes) shall be prorated on the basis of the parties’ reasonable estimate of such amounts and shall be
re-prorated once the final amounts are determined. Until the date that is eight (8) months from the Closing Date, Seller and Buyer agree to cooperate in good faith to determine if and to what extent any
prorations proved to be incorrect. If any of the prorations or adjustments made pursuant to this Section 23 shall prove incorrect for any reason, the party in whose favor the error was made will promptly pay to the other party the amount
necessary to correct such error. Seller and Buyer shall each be deemed to have waived any right to seek such readjustment of the prorations if it has not sent written notice to the other party prior to the date that is eight (8) months after
COE of a dispute that has not been resolved. 
 (d) Tax Contest. Prior to COE, Seller shall not file any appeal or petition
contesting any real estate taxes for the Premises (other than with respect to the Tax Contest, provided that Seller shall reasonably consult with Buyer prior to taking any action with respect thereto). After Closing and subject to the rights of
Tenant under the Lease, Buyer shall have the exclusive right to control the progress of and to make all decisions with respect to any tax contest of the real estate taxes for the Premises, including, without limitation, with respect to the Tax
Contest. After Closing, Seller shall reasonably cooperate with Buyer and Tenant (if requested by Buyer), in all respects with respect to the Tax Contest. All real property tax refunds and credits received after Closing with respect to the Premises
shall be apportioned between Buyer and Seller in accordance with Section 23 hereof after payment by Buyer of its actual, out-of-pocket costs and expenses (including
reasonable attorneys’ fees, expenses and disbursements) incurred in connection with obtaining such tax refund or credit. 
 (e)
Instructions. This Agreement, together with the Escrow Instructions, shall constitute escrow instructions for the transaction contemplated herein. Such escrow instructions shall be construed as applying principally to Escrow Agent’s
employment. 
 (f) Survival. The provisions of this Section 23 shall survive the Closing. 

24. ESCROW PROVISIONS, CANCELLATION CHARGES. 

(a) If escrow fails to close because of Seller’s default, Seller shall be liable for any cancellation charges of Escrow Agent. If escrow
fails to close because of Buyer’s material default or Buyer terminating this Agreement in accordance with terms of this Agreement, Buyer shall be liable for any cancellation charges of Escrow Agent. If escrow fails to close for any other
reason, Seller and Buyer shall each be liable for one-half of any cancellation charges of Escrow Agent. The provisions of this Section 24 shall survive cancellation of this Agreement. 

(b) Escrow Agent shall not be liable or responsible for, and shall have no liability in the event of, any failure, insolvency, refusal or
inability of any depositary to pay the Deposit at Escrow Agent’s direction, or for levies by taxing authorities based upon the taxpayer identification number used to establish the interest-bearing account contemplated hereunder. Escrow Agent
shall not be responsible for any interest except for such interest as is actually received (which interest received shall be added to and considered part of the Deposit), nor shall Escrow Agent be responsible for the loss of any interest arising
from the closing of any account or the sale of any certificate of deposit or other instrument prior to maturity. 

  
 22 

 (c) The duties and obligations of Escrow Agent hereunder shall be entirely administrative
and ministerial and not discretionary. Escrow Agent shall be under no responsibility in respect of the Earnest Money Deposit other than to faithfully follow the instructions herein contained. Escrow Agent may conclusively rely upon any instructions
or documents delivered to it by Buyer and Seller and purportedly executed by a duly authorized officer, partner or member of each party and shall be under no duty of independent inquiry with respect to any facts or circumstances recited therein. In
the event that any notice or instruction required to be delivered to Escrow Agent hereunder is not so delivered, Escrow Agent may hold the Earnest Money Deposit, if any, pending delivery to Escrow Agent of such instruction or notice and may exercise
all of Escrow Agent’s rights and remedies hereunder or otherwise provided by law. The parties hereto jointly and severally agree to reimburse and indemnify Escrow Agent for, and hold Escrow Agent harmless against, any loss, liability, cost or
expense, including but not limited to, reasonable attorney’s fees, which may be asserted against Escrow Agent or to which Escrow Agent may be exposed or which may be incurred by reason of the acceptance of, or the performance of duties and
obligations under this Agreement, except any arising from Escrow Agent’s negligence or willful misconduct. 
 (d) In the event of any
dispute or disagreement in connection with the performance by Escrow Agent of its duties under this Agreement, including, but not limited to, the respective rights of the parties to the Earnest Money Deposit, Escrow Agent may consult with counsel
selected and employed by Escrow Agent, and Escrow Agent shall suffer no liability for any action taken or suffered in good faith in accordance with the opinion of such counsel, if any; provided, however, that the Earnest Money Deposit shall be
disbursed in accordance with the terms of this Agreement. Notwithstanding any other provision of this Agreement, if any dispute or difference arises among the parties or if any conflicting demand shall be made upon Escrow Agent, Escrow Agent shall
not be required to determine the same or take any action thereon; rather, Escrow Agent may place the Earnest Money Deposit with the court and, upon giving notice thereof to the parties hereto, Escrow Agent shall be fully released and discharged from
all further obligations hereunder with respect to the Earnest Money Deposit except arising from gross negligence or willful and wanton misconduct of Escrow Agent. 

(e) Escrow Agent shall not have any duties or responsibilities except those set forth in this Agreement and shall not incur any liability in
acting upon any signature, notice, request, waiver, consent, receipt or other paper or document believed by Escrow Agent in good faith without gross negligence or willful misconduct to be genuine, and Escrow Agent may assume that any person
purporting to give it any notice on behalf of any party in accordance with the provisions hereof has been duly authorized to do so. 
 25.
APPROVALS. Concerning all matters in this Agreement requiring the consent or approval of any Party, the Parties agree that any such consent or approval shall not be unreasonably withheld unless otherwise provided in this Agreement. 

26. RELEASES. Except as expressly provided in this Agreement, Seller and anyone claiming through Seller hereby releases Tenant from any
and all claims of whatever kind or nature, in law or equity, whether now known or unknown to Seller, whether contingent or matured, that Seller may now have or hereafter acquire against Tenant for any costs, loss, liability, damage, expenses,
demand, action or cause of action arising from or related to the Lease arising from events occurring after COE. This release shall not impact any rights of Buyer as they may relate to the Tenant and any claims. 

  
 23 

 27. ADDITIONAL ACTS. The Parties agree to execute promptly such other documents and
to perform such other acts as may be reasonably necessary to carry out the purpose and intent of this Agreement. 
 28. GOVERNING
LAW/JURISDICTION/VENUE. This Agreement shall be governed by and construed or enforced in accordance with the laws of the Commonwealth of Pennsylvania. 

29. CONSTRUCTION. The terms and provisions of this Agreement represent the results of negotiations among the Parties, each of which has
been represented by counsel of its own choosing, and neither of which has acted under any duress or compulsion, whether legal, economic or otherwise. Consequently, the terms and provisions of this Agreement shall be interpreted and construed in
accordance with their usual and customary meanings, and the Parties each hereby waive the application of any rule of law which would otherwise be applicable in connection with the interpretation and construction of this Agreement that ambiguous or
conflicting terms or provisions contained in this Agreement shall be interpreted or construed against the Party whose attorney prepared the executed Agreement or any earlier draft of the same. 

30. TIME OF ESSENCE. Time is of the essence of this Agreement. However, if this Agreement requires any act to be done or action to be
taken on a date which is a Saturday, Sunday or legal holiday, such act or action shall be deemed to have been validly done or taken if done or taken on the next succeeding day which is not a Saturday, Sunday or legal holiday, and the successive
periods shall be deemed extended accordingly. 
 31. INTERPRETATION. If there is any specific and direct conflict between, or any
ambiguity resulting from, the terms and provisions of this Agreement and the terms and provisions of any document, instrument or other agreement executed in connection herewith or in furtherance hereof, including any Exhibits hereto, the same shall
be consistently interpreted in such manner as to give effect to the general purposes and intention as expressed in this Agreement which shall be deemed to prevail and control. 

32. HEADINGS. The headings of this Agreement are for reference only and shall not limit or define the meaning of any provision of this
Agreement. 
 33. COUNTERPARTS; ELECTRONIC SIGNATURES. This Agreement may be executed simultaneously or in counterparts, each of
which shall be deemed an original, but all of which together shall constitute one and the same instrument. This Agreement shall be deemed validly executed and delivered by a party if a party executes this Agreement by manual signature or by affixing
its signature hereto by means of an electronic signature tool, application, or software (e.g. DocuSign). 
 34. INCORPORATION OF EXHIBITS
BY REFERENCE. All Exhibits to this Agreement are fully incorporated herein as though set forth at length herein. 

  
 24 

 35. SEVERABILITY. If any provision of this Agreement is unenforceable, the remaining
provisions shall nevertheless be kept in effect. 
 36. ENTIRE AGREEMENT. This Agreement contains the entire agreement between the
Parties and supersedes all prior agreements, oral or written, with respect to the subject matter hereof. The provisions of this Agreement shall be construed as a whole and not strictly for or against any Party. 

37. SECTION 1031 EXCHANGE. Buyer and Seller acknowledge that the other party may effect a like-kind exchange under Section 1031 of
the Code. Accordingly, Buyer and Seller agree that they will cooperate with the other party to effect a tax-free exchange in accordance with the provisions of Section 1031 of the Code and the regulations
promulgated with respect thereto. The requesting party shall be solely responsible for any additional fees, costs or expenses incurred in connection with the like-kind exchange contemplated by this paragraph, and the other party shall not be
required to incur any debt, obligation or expense in accommodating the non-requesting party hereunder. In no event shall the requesting party’s ability or inability to effect a like-kind exchange, as
contemplated hereby, in any way delay COE or relieve the requesting party from its obligations and liabilities under this Agreement. The requesting party hereby agrees to indemnify and hold harmless the
non-requesting party from any liability, losses or damages incurred by the non-requesting party in connection with or arising out of the Section 1031 like-kind
exchange, including but not limited to any tax liability. 
 38. BULK SALES. As a condition to Closing, Seller shall provide Buyer
with a Bulk Sales Clearance Certificate (the “Bulk Sales Certificate”) required pursuant to 43 P.S. § 788.3, 69 P.S. § 529 and 72 P.S. § 1403, 72 P.S. § 7240 and 72 P.S. § 7321.1
(the “Bulk Sales Statutes”). If Seller reasonably determines that it is unable to provide the Bulk Sales Clearance Certificate prior to COE, Seller may elect to (i) represent and warrant that all taxes due and payable by Seller
to the Commonwealth of Pennsylvania have been or will be satisfied by Seller in the ordinary course of business, and (ii) indemnify, defend and hold harmless Buyer from and against any and all liability, and related expenses (including
reasonable attorney’s fees and costs), arising under Bulk Sales Statutes by reason of the failure of Seller to pay any taxes or other sums payable to the Commonwealth of Pennsylvania or any agency thereof, or by reason of Seller’s failure
to obtain and deliver to Buyer the Bulk Sales Clearance Certificate required to be obtained under such statutes. Seller represents and warrants to Buyer that the transactions contemplated hereby will not result in any liability under any of the Bulk
Sales Statutes. This provisions of this Section 38 shall survive COE. 
 39. CONFIDENTIALITY. Seller and Buyer shall, prior to
COE, maintain the confidentiality of this sale and purchase and shall not, except as required by law or governmental regulation applicable to Seller or Buyer, disclose the terms of this Agreement or of such sale and purchase to any third parties
whomsoever other than the principals of the Broker, Escrow Agent, the Title Company and such other persons whose assistance is required in carrying out the terms of this Agreement, including any consultants, advisors or other third parties assisting
Buyer with the transactions contemplated by this Agreement. Neither Seller nor Buyer shall at any time issue a press release or otherwise communicate with media representatives regarding this sale and purchase unless such release or communication
has received the prior approval of the other party hereto. At no time shall Seller, without Buyer’s express written consent, disclose the identity of Buyer, J.P. Morgan Investment Management Inc. or JPMorgan Chase Bank, N.A. This
Section 39 shall survive the Closing or termination of the Agreement. 

  
 25 

 40. BOOKS AND RECORDS; FINANCIAL INFORMATION. Buyer has advised Seller that Buyer (or
any direct or indirect owner of Buyer or affiliate thereof) may be required to file, in compliance with certain laws and regulations (including, without limitation, Regulation S-X of the Securities and
Exchange Commission rules), audited financial statements, pro forma financial statements and other financial information related to the Premises (the “Financial Information”). If requested by Buyer or any of its affiliates following the
Closing, Seller agrees to (1) use its commercially reasonable efforts, at no material cost or expense to Seller, to cooperate with Buyer and its affiliates in preparing the Financial Information, including, if requested by Buyer or any of its
affiliates, using commercially reasonable efforts to (i) make available to Buyer information regarding the Premises that is in the possession of Seller or of any manager of the Premises and that is reasonably necessary for Buyer and its
representatives and agents to prepare the Financial Information and (ii) make employees of Seller or of any manager of the Premises who have knowledge of the Premises, and any accountant of Seller, available for interview by Buyer or its
affiliates, and (2) deliver a customary representation letter in such form as is reasonably required by Buyer’s third-party accountants (the “Accountants”), with such facts and assumptions as reasonably determined by the
Accountants to make such certificate accurate, signed by the individual(s) responsible for Seller’s financial reporting, as prescribed by generally accepted auditing standards promulgated by the Public Company Accounting Oversight Board. In
addition, at the request of Buyer or any of its affiliates, to the extent that Seller’s financial statements for the Premises have been previously audited, Seller also agrees to (1) provide a copy of such financial statements to Buyer and
(2) use commercially reasonable efforts to cause the auditor of Seller’s financial statements to provide its consent to the inclusion of its report, without exception or qualification, with respect to such audited financial statements, and
to provide to Buyer and/or their affiliates or the underwriters or purchaser in any financing with appropriate comfort letters in accordance with the American Institute of Public Accountants’ professional standards. The provisions of this
Section 40 shall survive COE. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK.] 

  
 26 

 IN WITNESS WHEREOF, Seller and Buyer have executed this Agreement as of the Effective Date.

  

							
	SELLER:	 		 	GOOD BRISTOL ASSOCIATES LLC
				
		 		 	By:	 	 /s/ Bruce A. Goodman

		 		 	          Bruce A. Goodman, Manager
			
	BUYER:	 		 	BRISTOL TRAILER REALTY COMPANY LLC
				
		 		 	By:	 	 /s/ Bryan Kavanaugh

		 		 	Bryan Kavanaugh, Authorized Signatory

 ESCROW AGENT’S ACCEPTANCE 

The foregoing fully executed Agreement is accepted by the undersigned this 22nd day of June, 2022. Escrow Agent hereby accepts the engagement to handle the
escrow established by this Agreement in accordance with the terms set forth in this Agreement. 
  

			
	FIDELITY NATIONAL TITLE INSURANCE COMPANY
		
	By:	 	 /s/ Sheila Ortiz

		 	Name: Sheila Ortiz
		 	Title: National Underwriter

 EXHIBIT A 

LEGAL DESCRIPTION OF REAL PROPERTY 

(see attached) 

  
 Exhibit A -1 

 

 
 EXHIBIT “A” Legal Description For APN/Parcel ID(s):
05-073-118 and 05-073-118-001 Premises A”:
ALL THAT CERTAIN tract of land, and buildings and improvements thereon erected, SITUATE in the Township of Bristol, County of Bucks, Commonwealth of Pennsylvania, bounded and described according to a Survey and Plan thereof made by Yerkes
Associates, Inc., Registered Surveyors, dated May 18, 1978 and last revised June 28, 1978 and recorded in Bucks County in Plan Book No. 173, Page 47 & c., as follows, to wit: BEGINNING at a point on the Southeasterly side of Bristol Pike
(LR 150 U.S. Rte. 13) (180 feet wide), which point is measured North 43 degrees 24 minutes East 247.67 feet from the point of intersection of the Southeasterly side of Bristol Pike and the Easterly side of the Pennsylvania Canal; thence extending
along the Southeasterly side of Bristol Pike, North 43 degrees, 24 minutes East 356.81 feet to a point; thence extending along lands of Boise-Cascade, South 52 degrees 57 minutes, 30 seconds East 851.98 feet to a point; thence extending along lands
of Amtrack, South 37 degrees, 02 minutes, 30 seconds West 385.00 feet to a point; thence extending along Lot #2 as shown on said Plan the five following courses and distances: (1) North 52 degrees, 57 minutes, 30 seconds West 245.00 feet to a
point; (2) North 37 degrees, 02 minutes 30 seconds East 95.00 feet to a point; (3) North 52 degrees, 57 minutes, 30 seconds West 214.00 feet to a point; (4) South 37 degrees, 02 minutes, 30 seconds West 64.62 feet to a point;
(5) North 52 degrees, 57 minutes, 30 seconds West 432.50 feet to the point and place of beginning. BEING Lot No. 1 on said plan. EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PREMISES: ALL THAT CERTAIN parcel or piece of ground with the
improvements thereon, SITUATE in the Township of Bristol, County of Bucks and Commonwealth of Pennsylvania, bounded and described in accordance with and as shown on a certain Plan No. R-694, last revised
October 15, 1980, prepared by Christian & Moran, Inc., Engineers and Surveyors, Langhorne, Pennsylvania, which Plan is recorded at Doylestown, Pennsylvania in Plan Book 203, Page 10, as follows, to wit: BEGINNING at a point on the
Southeasterly legal right-of-way line of Bristol Pike (L.R. 150, Traffic Route U.S. Route 13), said legal
right-of-way line being 70 feet from the original centerline of the said Bristol Pike, said point of beginning being measured the following three (3) courses from
the intersection of the Northeast sideline of the Pennsylvania Turnpike (200.00 feet wide) and the This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule 8, Part II-Exceptions; and a counter-signature by the Company or
its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of
use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Printed; 05.13.22@ 09:06 AM ALTA Commitment for Title Insurance (08/01/2016) PA-FT-FA59-03000.480082-SPS-1-22-PHI221424 Page 5 

 

 
 EXHIBIT “A” Legal Description Southeast sideline of the Pennsylvania Canal (94.00 feet wide); (1) along said sideline of the
Pennsylvania Canal North 27 degrees, 17 minutes East, crossing a 20.00 feet wide drainage easement, the distance of 127.99 feet to a point on the original Southeast sideline of Bristol Pike aforesaid (120.00 feet wide); (2) thence along the said
sideline of Bristol Pike and partly along the Northwest side of a 20.00 feet wide drainage easement, North 43 degrees, 24 minutes East, the distance of 247.67 feet to a point; and, (3) along a line dividing Lot No. 1 from Lot No. 2 as
shown on a certain Plan recorded in the Office of the Recorder of Deeds, Doylestown, Pennsylvania in Plan Book 173, Page 47, South 52 degrees, 57 minutes, 30 seconds East, the distance of 10.06 feet to the point of beginning; thence from said point
of beginning, along the new legal right-of-way line of Bristol Pike, North 43 degrees, 24 minutes East, the distance of 356.81 feet to a point, a corner of lands now or
late of Justine Realty Company: thence along said lands, South 52 degrees, 57 minutes, 30 seconds East, the distance of 382.92 feet to a point; thence through lands now or late of Moore Street Associates, from which this parcel is being taken, and
beyond through other lands of Moore Street Associates, South 37 degrees, 02 minutes, 30 seconds West, the distance of 354.62 feet to a point; thence along said lands of Moore Street Associates, North 52 degrees, 57 minutes, 30 seconds West, the
distance of 422.44 feet to the first mentioned point and place of beginning. BEING Lot No. 1, as shown on the said plan. Premises “B”: ALL THAT CERTAIN tract of land and buildings and improvements thereon erected, SITUATE in the
Township of Bristol, County of Bucks, Commonwealth of Pennsylvania, bounded and described according to a Survey and Plan thereof made by Yerkes Associates Inc., Registered Surveyors, dated 5/18/78 and last revised 6/28/78 and recorded in Bucks
County Plan Book 173, Page 47, as follows, to wit: BEGINNING at a point marking the intersection of the Northeast side line of the Pennsylvania Turnpike (200.00 feet wide) and the Southeast side line of the Pa. Canal (94.00 feet wide); thence from
said beginning point, along said side line of the Pa. Canal, North 27 degrees 17 minutes East crossing a 20.00 feet wide drainage easement 127.99 feet to a point on the Southeast side line of Bristol Pike (L.R. 150, U.S. Rte. 13) (120.00 feet wide);
thence along same and partly along the Northwest side line of 20.00 feet wide drainage easement North 43 degrees 24 minutes East 247.67 feet to a point in line of other land of Warner Co., of which this is a part; thence along the same the five
following courses and distances: (1) South 52 degrees 57 minutes 30 seconds East 432.50 feet to a point; (2) North 37 degrees 02 minutes 30 seconds East 64.62 feet to a point; (3) South 52 degrees 57 minutes 30 seconds East, partly
crossing a 30.00 feet wide access easement, 214.00 feet to a point on the Southwest side line of said easement; (4) along said side This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Fidelity National Title
Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members
in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Printed: 05.13.22 @ 09:06 AM ALTA Commitment for Title Insurance (08/01/2016) PA-FT-FA59-03000.480082-SPS-1-22-PHI221424 Page
6 

 

 
 EXHIBIT “A” Legal Description line South 37 degrees 02 minutes 30 seconds West 95.00 feet to a point; (5) South 52
degrees 57 minutes 30 seconds East, crossing a 30.00 feet wide access easement, 245.00 feet to a point in line of land of Amtrak; thence along same the two following courses and distances: (1) South 37 degrees 02 minutes 30 seconds West 90.00
feet Northwest of and parallel to the railroad center line crossing a 60.00 feet wide rail easement, 132.79 feet to a point on the Southeast side line of said rail easement; thence along same South 82 degrees 00 minutes West 72.66 feet to a point on
the Northeast side line of the Pennsylvania Turnpike, aforesaid; thence along same North 63 degrees 30 minutes 45 seconds West recrossing the rail easement and the 30.00 feet wide access easement 860.48 feet to the place of beginning. As to Premises
“A” Being part of the same premises which Warner Company, a Delaware corporation by Deed dated 10/26/1979 and recorded 11/1/1979 in Bucks County in Deed Book 2360 Page 450 conveyed unto Moore Street Associates, a partnership, in fee. As to
Premises “B” Being the same premises which Bucks County Industrial Development Authority, by Deed dated 1/28/1994 and recorded 3/2/1994 in Bucks County in Land Record Book 858 Page 993 conveyed unto Moore Street Associates, a partnership,
in fee. As to Both Premises: Being the same premises which Moore Street Associates, a Pennsylvania general partnership by Deed dated 12/30/2020 and recorded 1/8/2021 in Bucks County in Instrument # 2021002102 conveyed unto Good Bristol Associates
LLC, a Pennsylvania limited liability company, in fee. This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment
to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic
form. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted
under license from the American Land Title Association. Printed; 05.13.22 @ 09;06 AM ALTA Commitment for Title Insurance (08/01/2016) PA-FT-FA59-03000.480082-SPS-1-22-PHI221424 Page 7 

 EXHIBIT B 

ASSIGNMENT AND ASSUMPTION OF LEASE 

This Assignment and Assumption of Lease (the “Assignment”), dated as of _____________, 2022 (the “Effective
Date”), is by and between ____________________________, a _____________ (“Assignor”), and ________________________, a __________ (“Assignee”). 

WHEREAS, Assignor is presently the holder of the lessor’s interest under the lease, as amended (collectively, the
“Lease”) listed on Exhibit A attached hereto and by this reference incorporated herein. The Lease affects the real property described on Exhibit B attached hereto. 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Assignor and Assignee agree
as follows: 
 1. Assignment. As of the Effective Date, Assignor hereby assigns, conveys, transfers and sets over unto Assignee all of
Assignor’s right, title and interest in, to and under the Lease, including, without limitation, all of Assignor’s right, title and interest in and to security, cleaning or other deposits and in and to any claims for rent, or any other
claims arising under the Lease against any lessee thereunder, subject to the rights of the lessees under the Lease. 
 2. Assumption.
Assignee hereby assumes and agrees to pay all sums, and perform, fulfill and comply with all covenants and obligations, which are to be paid, performed, fulfilled and complied with by the lessor under the Lease, from and after the Effective Date.

 3. Binding Effect. This Assignment shall inure to the benefit of and shall be binding upon the parties hereto and their respective
successors and assigns. 
 4. Counterparts. The parties agree that this Assignment may be executed by the parties in one or more
counterparts and each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. 
 IN
WITNESS WHEREOF, Assignor and Assignee have executed this Assignment as of the date set forth above. 
  

							
	ASSIGNOR:	 		 	_______________________________________________________,
				
		 		 	By:	 	________________________________________________
				
		 		 	Its:	 	________________________________________________
			
	ASSIGNEE:	 		 	_______________________________________________________,
				
		 		 	By:	 	________________________________________________
				
		 		 	Its:	 	________________________________________________

  
 Exhibit B - 1 

 EXHIBIT A TO 

ASSIGNMENT AND ASSUMPTION OF LEASE 

Lease Description 
  

							
	LANDLORD:	 		 	______________________________________________________
		 		 	______________________________________________________
		 		 	______________________________________________________
			
	TENANT:	 		 	______________________________________________________
		 		 	______________________________________________________
		 		 	______________________________________________________
			
	DATE:	 		 	______________________________________________________
			
	PREMISES:	 		 	______________________________________________________
			
	TERM:	 		 	Commencing on _________________________________________
		 		 	and ending on ___________________________________________.

  
 Exhibit B - 2 

 EXHIBIT B TO 

ASSIGNMENT AND ASSUMPTION OF LEASE 

Legal Description 

  
 Exhibit B - 3 

 EXHIBIT C 

ASSIGNMENT AGREEMENT 

This Assignment Agreement (the “Agreement”) dated as of _____________, 2022 (the “Effective Date”), is by
and between _________________________, a _____________ (“Assignor”), and ________________________, a _____________ (“Assignee”). 

WHEREAS, Assignor, as Seller, and__________________________, as Buyer (“Buyer”), have entered into that certain Purchase
Agreement and Escrow Instructions dated as of ______________________ ____, 2022 [as modified by amendment dated ________________,] ([collectively, ](the “Purchase Agreement”), providing for, among other things, the transfer and sale
by Assignor to Buyer of Warranties, Contracts, and Permits (capitalized terms used herein and otherwise not defined shall have the meaning given in the Purchase Agreement); and 

WHEREAS, Assignor desires to assign to Assignee all of Assignor’s right, title and interest in and to the Warranties, Contracts, and
Permits relating to the Premises being conveyed by Assignor to Assignee, including, without limitation, as more particularly listed in Exhibit A attached hereto (collectively, the “Assigned Instruments” and individually an
“Assigned Instrument”); 
 NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Assignor and Assignee agree as follows: 
 1. Assignment. Assignor does hereby convey and assign to Assignee, its
successors and assigns, all of Assignor’s right, title and interest in and to the Assigned Instruments (and Assignor covenants to cooperate with Assignee to secure performance by any warrantor for any work under such Assigned Instruments). 

2. Binding Agreement. The terms and conditions of this Agreement shall be binding upon and inure to the benefit of Assignor and
Assignee and their respective successors and assigns. 
 3. Interpretation. If there is any conflict as to the terms of this
Agreement and the Purchase Agreement, the terms of the Purchase Agreement shall prevail. 
 4. Governing Law. This Agreement shall be
governed by and construed in accordance with the laws of Pennsylvania applicable to contracts made and performed entirely therein. 
 5.
Headings. The headings of this Agreement are for reference only and shall not limit or define the meaning of any provision of this Agreement. 
  

  
 Exhibit C - 1 

 6. Counterparts. The parties agree that this Agreement may be executed by the parties
in one or more counterparts and each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. 

IN WITNESS WHEREOF, Assignor and Assignee have executed this Agreement as of the date set forth above. 

 

					
	ASSIGNOR:	  		  	_______________________________
			
		  		  	By:  ___________________________
			
		  		  	Its:  ___________________________
			
	ASSIGNEE:	  		  	_______________________________
			
		  		  	By:   ___________________________
			
		  		  	Its:  ___________________________

 [INSERT CONTRACTOR ACKNWOLEDGEMENT TO ASSIGNMENT OF WARRANTIES] 

  
 Exhibit C - 2 

 EXHIBIT A 

LIST OF WARRANTIES, CONTRACTS AND PERMITS 

  
 Exhibit C - 3 

 EXHIBIT D 

DEED 
  

	
	 Prepared by:
  

Record and return to:
  

Tax Parcel No.

 THIS INDENTURE, made the _______ day of _____________________, 20___, [NOTE: THE DATE OF THE DEED
MUST BE THE SAME AS THE DATE OF THE NOTARY ACKNOWLEDGMENT (earliest if more than one) IF A LATER DATE IS DESIRED, ADD AN “EFFECTIVE AS OF” DATE.] 

BETWEEN 
  

                          
                                         
                                         
                                         
                                         
                   
 (hereinafter called the
Grantor), of the one part, and 
  

                          
                                         
                                         
                                         
                                         
                   
 (hereinafter called the
Grantee), of the other part, 
 WITNESSETH, that the said Grantor for and in consideration of the sum of
_______________________________ Dollars and 00/100 ($________.00) [NOTE: IF THE ACTUAL CONSIDERATION IS NOT STATED IN THE DEED, THEN A PA TRANSFER TAX STATEMENT OF VALUE MUST BE PRESENTED ALONG WITH THE DEED FOR RECORDING.]
lawful money of the United States of America, unto it well and truly paid by the said Grantee at or before the sealing and delivery hereof, the receipt whereof is hereby acknowledged, has granted and conveyed, bargained and sold, released
and confirmed, and by these presents does grant and convey, bargain and sell, release and confirm unto the said Grantee, its successors and assigns. 

  
 Exhibit D - 1 

 ALL THAT CERTAIN real property which is more particularly described on
Exhibit A attached hereto and made a part hereof. 
 TOGETHER WITH all and singular the buildings and
improvements, ways, streets, alleys, passages, waters, water-courses, rights, liberties, privileges, hereditaments and appurtenances, whatsoever unto the hereby granted premises belonging, or in anywise appertaining, and the reversions and
remainders, rents, issues, and profits thereof; and all the estate, right, title, interest, property, claim and demand whatsoever of it, the said Grantor, as well at law as in equity, of, in and to the same. 

TO HAVE AND TO HOLD the said lot or piece of ground above described, with the buildings and improvements thereon erected, hereditaments
and premises hereby granted, or mentioned and intended so to be, with the appurtenances, unto the said Grantee, its successors and assigns, to and for the only proper use and behoof of the said Grantee, its successors and assigns, forever. 

AND the said Grantor, for itself and its successors and assigns, does covenant, promise and agree, to and with the said Grantee, its
successors and assigns, by these presents, that it, the said Grantor, and its successors and assigns, all and singular the hereditaments and premises hereby granted or mentioned and intended so to be, with the appurtenances, unto the said Grantee,
its successors and assigns, against it, the said Grantor and its successors and assigns, and against all and every person and persons whosoever lawfully claiming or to claim the same or any part thereof, by, from or under, it, them or any of them,
shall and will WARRANT and forever DEFEND. 

  
 Exhibit D - 2 

 IN WITNESS WHEREOF, the party of the first part has caused these presents to be executed by its duly
authorized officer. This Indenture dated the day and year first above written. 
  

	
	 GRANTOR
 [Insert Name of Grantor
entity]
  

By:                         
                                         
        
 Name:

Title:

 Commonwealth of Pennsylvania 

County of _______________ 
 On this, the
_____day of ___________________, 20___, before me, a Notary Public for the Commonwealth of Pennsylvania, the undersigned officer, personally appeared [Insert name of officer] who acknowledged
himself/herself to be the     [Insert title of officer] of [Insert name of grantor entity]    ,
a [Insert state of domicile and type of entity] , and that he/she as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained by signing the name
of the [Insert type of entity]     by himself/herself as such officer. 

In Witness Whereof, I hereunto set my hand and official seal. 
  

                       
                                         
     
 Notary Public 

My commission expires: _________________________ 

[Notarial Seal] 
 The precise residence and the
complete post office 
 address of the above-named Grantee is: 

 

	
	  
  

 
 On behalf of the Grantee

  

  
 Exhibit D - 3 

 EXHIBIT A 

Legal Description 

  
 Exhibit D - 4 

 EXHIBIT E 

SELLER’S DILIGENCE MATERIALS 
  

	1.	 Final Land Development Plans recorded 3/15/2022 

 

	2.	 HOP Plans 

  

	3.	 As Built Plan dated 5/19/2022 revised 5/25/2022 

 

	4.	 ALTA Survey 

  

	5.	 Roadway Drainage Report dated 6/2021 

 

	6.	 AIA Agreement with Scott Building Corp., final lien waivers and 1 year warranty 

 

	7.	 AIA Agreement with Malco Electric, final lien waivers and 1 year warranty 

 

	8.	 Galbally AIA Document G702 and conditional lien waiver for final payment with 1 year warranty

  

	9.	 AIA Agreement with EC Fence & Iron Works, affidavit of release of liens and 1 year warranty

  

	10.	 Lease Agreement and Parent Guaranty 

 

	11.	 Alliance 6200 Bristol LLC Phase I Environmental Site Assessment dated 7/28/2020 

 

	12.	 Alliance 6240 Bristol LLC Phase II Investigation dated 7/21/2020 

 

	13.	 ATC Summary of Phase II ESA Activities dated 4/2/2021 

 

	14.	 Whitestone Stormwater Management Area Evaluation & Limited Geotechnical Investigation dated 10/21/2020

  

	15.	 DEP Underground Storage Tank System Closure Report Form prepared 9/25/2021 

 

	16.	 Atlas Remedial Investigation Report and Clean up Plan dated March 2022 

 

	17.	 2021 & 2022 Real Estate Tax Bills 

 

	18.	 Landlord’s Insurance Certificates 

 

	19.	 Owner’s Policy 

  

	20.	 Reciprocal Easement Agreements for Billboards 

 

	21.	 Bristol Township Zoning Determination Letter dated 12/3/2020 

 

	22.	 Bristol Township Zoning Determination Letter dated 6/2/2022 

 

	23.	 Use & Occupancy Permit 

 

	24.	 Prior Estoppel Certificate for Amazon with First National Bank signed 5/26/2021 

 

	25.	 CAM Budget for Year 1 with bids to support operating expense budget 

 

	26.	 Rent Commencement Package for Amazon with rent commencement date of 4/29/2022 

  
 Exhibit E - 1 

 EXHIBIT F 

PERMITTED ENCUMBRANCES 

(attached) 

  
 Exhibit F - 1 

 

 
 OWNER’S POLICY NO. PROFORMA FIDELITY NATIONAL TITLE INSURANCE COMPANY PHI221424 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy
does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees or expenses that arise by reason of: In the event that one or more of the Exceptions listed below references covenants, conditions and/or restrictions,
please note that the Exception(s) specifically exclude any covenants or restrictions, if any, based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of
income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law. 1. Intentionally omitted. 2. Intentionally omitted. 3. Any lien, or right to a lien, for services, labor
or materials heretofore or hereafter furnished, imposed by law and not shown by the public records. NOTE: Due to recent construction at the property this exception may only be removed with approval by senior underwriting counsel. 4. Easements,
encroachments, overlaps, shortages of area, boundary line disputes and other matters affecting title that an accurate and complete survey would disclose. NOTE: Removed by PA endorsement 301 attached hereto. 5. Real estate taxes for the current and
prior tax years which are hereafter assessed and are not yet due and payable, none now due and payable. 6. Agreement as in Deed Book 1666 page 467. 7. Deed of Easement as in Deed Book 1909 page 658. 8. Conditions disclosed by survey recorded in Plan
Books 173 page 47 and 203 page 10:-building set back lines, various conditions, easements and notes. 9. Subject to Agreements as in Deed Books 1007 page 123 and 1007 page 129. 10. Subject to all rights of Pennsylvania Turnpike to maintain slopes,
cuts, embankments as well as the right to appropriate abutting lands necessary for ramps, tunnels and maintenance sheds for all other purposes and facilities necessary. 11. Easements as in Deed Book 2312 page 717. 12. Rights granted to Philadelphia
Electric Company in Land Record Book 901 page 1651. 13. Rights granted to Bell Atlantic in Land Record Book 1441 page 165. 14. Terms and Conditions contained in Memorandum of Lease and Option between Moore Street Associates and Omnipoint
Communications Enterprises, L.P., dated 5/28/2001 and recorded 8/21/2001 in Land Record Book 2391 page 2042, said lease includes an option. This is a PROFORMA Policy. It does not reflect the present state of the Title and is not a commitment to
(i) insure the Title or (ii) issue any of the attached endorsements. Any such commitment must be an express written undertaking on appropriate forms of the Company. Copyright American Land Title Association. All rights reserved. The use of
this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Owner’s Policy
(as modified by TIRBOP) (06/17/2006) Printed: 06.20.22 @ 02:45 PM PA-FT-FA59-03000.480082-SPS-1-PH1221424 Page 8 

 

 
 OWNER’S POLICY NO. PROFORMA FIDELITY NATIONAL TITLE INSURANCE COMPANY PHI221424 SCHEDULE B EXCEPTIONS FROM COVERAGE (continued) 15.
Terms and Conditions contained in Memorandum of Lease and Right of First Refusal between Moore Street Associates, and Telcom Acquistion Group, L.P., dated 8/18/2003 and recorded 11/3/2003 in Land Record Book 3692 page 437, said lease includes a
right of first refusal. 16. The Land abuts but does not have direct access to the Pennsylvania Turnpike, a limited access highway. 17. Deed of Easement as in Land Record Book 4197 page 1866. Exhibit thereto recorded in Plan Book 322 page 51. 18.
Memorandum of Purchase and Sale of Lease and Successor Lease with Media Realty Opportunity Fund LLC recorded in Land Record Book 4329 page 1792, as tenant only without any rights of first offer or refusal or purchase options. NOTE: Seller to confirm
in their owner’s affidavit that the tenant has no rights of first offer or refusal or purchase options under the lease.. 19. Billboard Sign Grant of Permanent Perpetual Easement Agreement & Deed Restriction as in Land Record Book 4329
page 1849. 20. Premises A is an interior tract of ground with no road frontage and relies on Premises B for access to a public road. 21. The following matters as disclosed by ALTA/NSPS Land Title Survey prepared by Ludgate Engineering Corporation
[Thomas Bryan Ludgate, PLS# 053115] and coordinated by CDS Commercial Due Diligence Services, under Job No. / CDS Project No. 22-05-0100, dated May 23, 2022 (the
“Survey”): a. Fence encroaches onto adjoiners property by 15.4 feet, more or less. b. Billboard encroaches onto subject premises by 19.7 feet, more or less. 22. Standard Stormwater Facilities Maintenance and Monitoring Agreement as in
Instrument# 2022010089. 23. Notes, conditions, setback lines, easements, reservations, covenants and restrictions as shown and set forth on Plan recorded in Instrument# 2022018021, but omitting any covenants or restrictions, if any, based upon race,
color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction
is permitted by applicable law. 24. Lease to Amazon.Com Services LLC. 25. Municipal water and sewer charges from and after [last paid-in-full date for water and sewer
accounts to be inserted.] (if applicable). END OF SCHEDULE B This is a PROFORMA Policy. It does not reflect the present state of the Title and is not a commitment to (i) insure the Title or (ii) issue any of the attached endorsements. Any
such commitment must be an express written undertaking on appropriate forms of the Company. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA
members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Owner’s Policy (as modified by TIRBOP) (06/17/2006) Printed: 06.20.22 @ 02:45 PM PA-FT-FA59-03000.480082-SPS-1-PH1221424 Page 9 

 EXHIBIT G 

ESCROW INSTRUCTIONS 

1. Escrow Agent is authorized to take all appropriate action necessary to comply with this Agreement. 

2. All money payable shall be paid to Escrow Agent, unless otherwise specified. Disbursement of any funds may be made by check of Escrow
Agent. Unless otherwise specified, all funds received by Escrow Agent shall be deposited by Escrow Agent in any State or National Bank (FDIC insured), or as otherwise directed in writing by Seller and Buyer. Escrow Agent shall be under no obligation
to disburse any funds represented by check or draft and no check or draft shall be payment to Escrow Agent in compliance with any of the requirements hereof until it is advised by the bank in which it is deposited that such check or draft has been
honored. 
 3. Buyer and Seller shall deposit with Escrow Agent all documents necessary to complete the sale as established by the terms of
this Agreement. 
 4. When this Agreement and all title requirements have been complied with (including without limitation all conditions
set forth in any closing instructions agreed to by Escrow Agent), Escrow Agent shall deliver, file or record in the appropriate public office all necessary documents, disburse all funds and instruct the title company to issue the appropriate title
insurance policy(ies). 
 5. Escrow Agent may resign upon ten (10) days written notice to the parties; provided that Escrow Agent shall
transfer the Escrow together with all documents and funds to an escrow agent acceptable to both Seller and Buyer, or if Seller and Buyer cannot agree upon an acceptable escrow agent, then Escrow Agent shall have the right to resign and interplead
all funds and documents to a court of competent jurisdiction. 
 6. Escrow Agent may at its election, in the event of any conflicting
demands or is unsure of its duties concerning the Agreement, hold any money and documents deposited hereunder until it receives mutual instructions by all parties or until a civil action shall have been concluded in a court of competent
jurisdiction, determining the rights of the parties. In the alternative, Escrow Agent may at anytime, at its discretion, commence a civil action to interplead any conflicting demands to a court of competent jurisdiction. 

  
 Exhibit G - 1 

 EXHIBIT H 

CONTRACTS 
 None. 

  
 Exhibit H - 1 

 EXHIBIT I 

ENVIRONMENTAL REPORTS 
  

	1.	 Alliance 6240 Bristol LLC Phase II Investigation – dated 7/21/2020 

 

	2.	 Alliance 6200 Bristol LLC Phase I Environmental Site Assessment – dated 7/28/2020 

 

	3.	 Whitestone Stormwater Management Area Evaluation & Limited Geotechnical Investigation – dated
10/21/2020 

  

	4.	 ATC Summary of Phase II ESA Activities dated 4/2/2021 

 

	5.	 DEP – Underground Storage Tank System Closure Report Form – prepared 9/25/2021 

 

	6.	 Atlas Remedial Investigation Report and Clean up Plan - dated March 2022 

  
 Exhibit I - 1 

 EXHIBIT J 

DRAFT CLEAN-UP PLAN 

(attached) 

  
 Exhibit J - 1 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN FORMER WINDOW WIZARDS 6200 BRISTOL PIKE (ROUTE 13) BRISTOL TOWNSHIP, BUCKS COUNTY
LEVITTOWN, PENNSYLVANIA 19057 ATLAS PROJECT NO. 5033600028 MARCH 2022 Prepared by: Atlas Technical Consultants LLC 920 Germantown Pike, Suite 200 Plymouth Meeting, PA 19462 Phone: (610) 313-3100 Prepared for:
Good Bristol Associates LLC 636 Old York Road, 2nd Floor Jenkintown, PA 19046 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY 1 2.0 INTRODUCTION 3 2.1 Site Description 3 2.1.1 Current Property Use 3 2.1.2 Historic Use Information 4 2.1.3 Current and Past Adjoining Property Uses 4 3.0 CONCEPTUAL SITE MODEL 6 3.1 Conceptual Site
Model Narrative 8 4.0 SITE SETTING 11 4.1 Bedrock Geology 11 4.2 Hydrogeology 11 4.3 Soils 11 5.0 SITE CHARACTERIZATION 12 5.1 Site Background 12 5.2 Soil Characterization 12 5.2.1 Initial Soil Investigation 12 5.2.2 Additional Investigation
Activities 13 5.2.3 UST Removal 14 5.2.4 Sandblast Material Excavation and Disposal 16 5.3 Groundwater Characterization 16 5.3.1 Monitoring Well Installation 17 5.3.3 Groundwater Contour 17 5.3.4 Groundwater Sampling Method 17 5.3.5 Groundwater
Sample Analytical Results 18 5.4 Vapor Intrusion 19 6.0 FATE AND TRANSPORT OF CONTAMINANTS 20 7.0 ECOLOGICAL IMPACT ASSESSMENT 21 8.0 CLEANUP PLAN 22 8.1 Remedial Alternative 22 8.2 Treatability Studies 22 8.3 Design Plans and Specifications 22 8.4
Post Remedial Care Plan 22 8.5 Cooperation or Agreement of Third Party 22 8.6 Public Comments 22 9.0 CONCLUSIONS 23 10.0 REFERENCES 24 Project No. 5033600028 i 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 TABLE OF CONTENTS (Continued) FIGURES Figure 1 Site Vicinity Map Figure 2 Site Plan – Boehler C-906 Aerial Plan Figure 3 Underground Basin #1 – Drawing
C-201 Figure 4 Underground Basin #2 – Drawing C-201 Figure 5 Arcadis Area of Concern and Sample Location Map Figure 6 Atlas Soil Boring Plan - January 2021 Figure 7
5,000-Gallon Diesel UST Soil Sampling Map Figure 8 1,000-Gallon Leaded Gasoline UST (T1) Soil Sampling Map Figure 9 1,000-Gallon
Heating Oil UST (T2) Soil Sampling Map Figure 10 1,000-Gallon Heating Oil UST (T3) Soil Sampling Map Figure 11 Groundwater Elevation Contour Map – September 2020 Figure 12 Groundwater Elevation Contour
Map - November 2020 Figure 13 Groundwater Elevation Contour Map – March 2021 Figure 14 Groundwater Elevation Contour Map – June 2021 TABLES Table 1 Site Sampling Summary Table 2 Soil Sample
Analytical Results Table 3 5,000-Gallon Diesel UST Soil Sample Analytical Results Table 4 Unregulated USTs Soil Sample Analytical Results Table 5 Post-Excavation Soil Sample Analytical Results - 1,000 Gallon
Leaded Gas UST Table 6 Post-Excavation Surface Soil Sample Analytical Results Table 7 Historical Groundwater Monitoring Data Table 8 Historical Groundwater Sample Analytical Results APPENDICES Appendix A Arcadis Phase I Environmental Site Assessment
(July 2020) Appendix B Arcadis Phase II Environmental Site Assessment (July 2020) Appendix C 5,000-Gallon Regulated Diesel UST Closure Appendix D Monitoring Well Logs Appendix E Summary of Phase II ESA
Activities (Atlas, April2021) Appendix F UST Closure Photographs Appendix G Unregulated UST Closure Soil Sample Analytical Results Appendix H Post Excavation Soil Sample Analytical Results - 1,000 Gallon Leaded Gas UST Appendix I Post Excavation
Surface Soil Sample Analytical Results Appendix J Groundwater Sample Laboratory Analytical Results Project No. 5033600028 ii 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 Professional Geologist’s Certification By affixing my seal to this report, I am certifying that the information is true and correct. I further certify that I am licensed to practice in the State of Pennsylvania and that it is within my
professional expertise to verify the correctness of the information. Philip F. Gray, Jr., P.G. Environmental Division Manager PADEP Licensed Professional Geologist PG003972 Signed and sealed the 31st day of March, 2022 Project No. 5033600028 iii

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 1.0 EXECUTIVE SUMMARY Good Bristol Associates, LLC (Good Bristol) retained Atlas Technical Consultants LLC (Atlas) to provide professional geological services for the former Window Wizards located at 6200 Bristol Pike (Route 13), in Bristol
Township, Bucks County, Levittown, Pennsylvania (the Subject Property). The purpose of this Remedial Investigation Report and Cleanup Plan is to provide Good Bristol and the Pennsylvania Department of Environmental Protection (PADEP) with the
results of site characterization activities in accordance with Title 25, §250 , also known as Act 2. The Subject Property was used for agricultural purposes until sometime between 1951 and 1953, when several of the buildings, which were used by
Window Wizards and subsequent tenants, were constructed. All of the buildings built on the Subject Property after 1953 existed until they were recently demolished in 2021. Initially the buildings were occupied by Frankford Supply, a lumber yard, and
then Window Wizards from 1978 until 2011. Most recently the buildings were occupied by the following: Equipment Services LLC, a forklift and high-lift maintenance and repair business; Granite Jewels, a custom granite countertop business; High Level
Maintenance, an automobile repair business; All-Star Transportation, a tractor trailer repair business. The buildings on the Subject Property have been demolished and the Subject Property has been paved for
use as a parking lot. As part of a due diligence investigation in June 2020 Arcadis identified several areas of concern on the Subject Property, which included: 1) an temporarily
out-of-use diesel underground storage tank (UST); 2) suspect abandoned USTs; 3) a black sand material, which Atlas subsequently discovered was just sand blast material
on the ground surface; and, 4) groundwater impacted with benzene, MTBE, 1,2,4- trimethylbenzne and tetrachloroethylene (PCE). Atlas removed the 5,000-gallon regulated
UST, one (1) 1,000-gallon leaded gasoline UST that was filled with grout and two (2) 1,000-gallon heating oil USTs. No petroleum contamination was discovered around the 5,000-gallon diesel UST or the heating oil UST removed near Building 5. Petroleum impacted soil was excavated from the 1,000-gallon leaded gasoline UST excavation and the 1,000-gallon heating oil UST removed from the north side of Building 2. None of the UST post-excavation soil samples contain concentrations of volatile organic compounds in excess of the PADEP Non-Residential or Residential, Used Aquifer, Medium Specific Concentrations or Statewide Health Standards (SHS). No further investigation of the soil is required. The black sandblast material that Arcadis sampled
contained concentrations of antimony, arsenic, cobalt and lead in excess of the PADEP Non-Residential SHS. The sand blast material was removed and disposed. Eight (8) systematic random samples were
collected from a six (6) inch deep area covering approximately 5,000 square feet or 93 cubic yards. The post-excavation soil samples did not contain concentrations of antimony, arsenic, cobalt or lead above the PADEP Non-Residential SHS. No further investigation of this area of concern is required. Groundwater samples were collected from the monitoring well network in February 2021, May 2021, August 2021 and November 2021.
Concentrations of benzene, MTBE, PCE, 1,2,4-trimethylbenzene and manganese exceed the PADEP Residential and Non-Residential SHS. Benzene, MTBE, 1,2,4- trimethylbenzene and manganese attain the Residential SHS at the downgradient property boundary (point-of-compliance). PCE is
just above the Residential and Non-Residential SHS at the downgradient property boundary (point-of-compliance). Eight (8)
quarters of groundwater sampling is proposed to monitor groundwater quality. Since equipment and vehicle repair activities have ceased on the Subject Property, concentrations of PCE in groundwater Project No. 5033600028 1 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 should decrease below the Residential, Used Aquifer SHS at the point-of-compliance. If after eight (8) quarters of attainment sampling, the PCE concentration
in groundwater still exceeds the Residential, Used Aquifer SHS at the point-of-compliance, then An Environmental Covenant will be recorded with the deed prohibiting the
use of groundwater for potable purposes. Project No. 5033600028 2 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 2.0 INTRODUCTION Good Bristol retained Atlas to provide professional geological services at the former Window Wizards located at 6200 Bristol Pike (Route 13), in Bristol Township, Bucks County, Pennsylvania. The purpose of this Remedial
Investigation Report and Cleanup Plan is to provide Good Bristol and the Department with the results of site characterization activities in accordance with Title 25, §250. 2.1 Site Description A description of the Subject Property location and
ownership information is provided below: Owner of Re cord: Good Bristol Associates, LLC Parcel Information: 05-073-118 (3.59 ac) & 05-073-118-001 (6.143 ac) Street Address: 6200 Bristol Pike (previously identified as 6200-6240 Bristol Pike) Municipality: Bristol Township County: Bucks County State:
PA Zip Code: 19057 Latitude: 40° 07’ 13” North Longitude: 74° 50’ 23” West According to the Bristol, PA, 7.5-Minute Topographic Quadrangle Map, the elevation of the Subject Property
is between 30 and 35 feet above mean sea level (“amsl”). The Subject Property is relatively flat. The Delaware River is located approximately 1,900 feet east-southeast of the Subject Property. The surrounding area within 1,000 feet of the
Subject Property is relatively flat. A portion of the Bristol topographic map depicting the Subject Property location is included as Figure 1. The Subject Property is located at 6200 Bristol Pike, which is also known as PA Route 13. Interstate 95,
which is also known as the PA Turnpike bridge connecting to the NJ Turnpike, is located along the southern property boundary. The Bristol, PA exit from the PA Turnpike is approximately 0.5 miles west of the Subject Property. There is no direct
access from the Subject Property to the PA Turnpike bridge. An aerial photograph depicting the site boundaries is included as Figure 2. 2.1.1 Current Property Use The Subject Property is zoned M-2 Heavy
Manufacturing and is currently used as a parking lot for Amazon vehicles. All previous buildings were demolished and paving was completed in March 2022. Vehicular access to the Subject Property is possible from the northbound lanes of Bristol Pike
(Route 13), which is located along the northwest property boundary. The ground surface is primarily covered with impervious surface (e.g. asphalt) with some landscaped areas in the islands between rows of parking. Stormwater detention basins are
located beneath the central and southeastern portion of the parking lot. Stormwater catchment basins are located throughout the parking lot. The locations of underground basin No.1 and basin No. 2 are depicted on Figures 3 and 4, respectively.
Utility Service Provider Location on Property Water: Lower Bucks County Joint Municipal Authority Northwestern property boundary from Bristol Pike Electric: PECO Northwestern property boundary from Bristol Pike Sewer: Bristol Township Sewer
Department Northwestern property boundary from Bristol Pike Heating: PECO (electric) Northwestern property boundary from Bristol Pike Project No. 5033600028 3 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 2.1.2 Historic Use Information Historic aerial photographs from 1937, 1940, 1946 and 1951 indicate the Subject Property was used for agricultural purposes. The Subject Property and surrounding area were not developed, except for residential
use along the Delaware River and west of the Subject Property. The former large warehouse building in the southwestern corner of Subject Property is present in the 1953 aerial photograph. This building is identified in the Arcadis Phase I
Environmental Site Assessment (July 2020) as Building 1. The Arcadis plan identifying the buildings is included as Figure 5. Buildings 2, and portions of Buildings 3 and 5 are also constructed in 1953. According to the previous owner, the Subject
Property was occupied by Frankford Supply, a lumber yard, prior to Window Wizards. In the 1970 aerial photograph, all of the buildings are present except for Building 4, which was not constructed until sometime between 1983 and 1989. There are rows
of materials stacked outside the buildings in aerial photographs between 1953 and 1983, which could be lumber or other building materials. According to the previous owner, Window Wizards occupied all of the Subject Property buildings from 1978
through 2011. The Arcadis plan identifying the buildings and Areas of Concern is included as Figure 5 of this report. Please note that Arcadis switched the numbering for Buildings 1 and 2 from the owners numbering system. For consistency, this
report uses the Arcadis numbering for Buildings 1 and 2. The asbestos abatement contractors used the owners numbering system. When Arcadis completed the Phase I site visit in May 2020 the following tenants occupied the buildings: Building 1 –
vacant Building 2 – vacant Building 3 – vacant Building 4 – Equipment Services LLC, a forklift and high-lift maintenance and repair business Operations include equipment maintenance and repair Building 5 – Granite Jewels, a
custom granite countertop business Operations include cutting and manufacture of granite countertops Building 6 – Equipment Services LLC A 60-foot long spray booth was located along the eastern side of
the building Building 7A – High Level Maintenance Automobile repair Building 7B – vacant Building 8A – vacant Building 8B – All-Star Transportation Tractor trailer repair A copy of the
Arcadis Phase I Environmental Site Assessment is included in Appendix A. 2.1.3 Current and Past Adjoining Property Uses Current adjoining property uses are: Direction Description Northern Property Boundary:
U-Haul Storage and Amazon warehouse Eastern Property Boundary: Amtrak high speed rail and Septa regional rail; heavy manufacturing east of the railroad Project No. 5033600028 4 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 Southern Property Boundary Pennsylvania Turnpike easement; electrical sub-station access Road Western Property Boundary: Bristol Pike (Route 13); John’s Service Center (former gas station); Hammock
Hotel (Clarion Inn); Indian Nosh restaurant Project No. 5033600028 5 

  
 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 3.0 CONCEPTUAL SITE MODEL This conceptual site model was developed in accordance with the Standard Guide for Developing Conceptual Site Models for Contaminated Sites, E 1689-95. Property Use: Parking
lot; previously Window Wizards and prior Frankford Supply (lumber yard) Identified Compounds of Concern: Petroleum hydrocarbons associated with unregulated USTs and chlorinated solvents in groundwater Volume Released: The volume released was unknown
Date of Release: The date or timeframe of the release is unknown Source of Release: Source of release for the petroleum hydrocarbons is from the former unregulated USTs. The source of the low levels of tetrachloroethylene (PCE) in groundwater is
from intermittent use of solvents during equipment and vehicle repair. Depth to Groundwater: Shallow Unconsolidated Aquifer - depth to groundwater in the monitoring wells ranges between approximately 15-feet and 20-feet bgs. The shallow aquifer is
comprised of material from the Trenton Gravel Formation. Bedrock Aquifer – bedrock was not encountered. Groundwater Flow Direction: Groundwater beneath the Subject Property in the shallow unconfined aquifer flows in an easterly direction
towards the Delaware River. Depth to Bedrock: Competent bedrock was not encountered. Subsurface Profile: During well installation several feet of fill material were encountered. The fill material consisted of gravel, crushed concrete, brick, silt
and sand. Beneath the fill material was brown to reddish-brown fine to coarse sand with sub-rounded to sub-angular gravel indicative of the Trenton Gravel Formation. Refusal was encountered in well MW-4 at 17-feet bgs which was believed to be
cobbles. Migration Pathways: Soil Petroleum hydrocarbons were released into the subsurface around the heating oil tanks and pre-Act gasoline UST. The petroleum impacted soil was excavated and disposed. Post-excavation soil samples attained the
Non-Residential, Used Aquifer SHS. Concentrations of PCE were not detected in any of the soil samples above the Non-Residential, Used Aquifer SHS. Groundwater Petroleum hydrocarbons migrated into the groundwater as a result of releases from the
unregulated tanks. Groundwater samples collected from the regulated 5,000-gallon diesel UST excavation are below the PADEP Non-Residential, Used Aquifer SHS. Low levels of PCE in the groundwater are the result of equipment repairs and maintenance on
the unpaved parking lot. The concentrations exceed the PADEP Non-Residential SHS at the point of compliance. The Amtrak high speed line and Septa regional rail Project No. 5033600028 6 ATLAS 

  
 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 Project No. 5033600028 lines are located immediately downgradient. Soil Arcadis collected surface samples of black sand used for sandblasting and determined the solid material was impacted with antimony, arsenic, cobalt and lead. The black
sand was excavated and disposed. Post-excavation soil samples meet the Non-Residential SHS. Petroleum impacted soil was excavated from the UST excavations and disposed. The post-excavation soil results meet the PADEP
Non-Residential SHS. Soil samples collected by Arcadis and Atlas did not contain concentrations of PCE or related reductive dechlorination by-products which exceeded the PADEP Residential or Non-Residential SHS. Groundwater Contaminated Media: Concentrations of benzene, MTBE, PCE, 1,2,4-trimethylbenzene and manganese exceed the PADEP Residential and
Non-Residential SHS. Benzene, MTBE, 1,2,4-trimethylbenzene and manganese attain the Residential SHS at the downgradient property boundary
(point-of-compliance). PCE is just above the Residential and Non-Residential SHS at the downgradient property boundary (point-of-compliance). Vapor Impacted soil was excavated and post-excavation soil analytical results meet the Residential SHS. Vapor intrusion from soil is not a concern. VOC
concentrations in groundwater are below the Residential Groundwater Screening Values, except for benzene which is below the Non-Residential Groundwater Screening Value. The Residential Groundwater Screening
Value for benzene is 23 ug/L and the concentrations in MW-2 was 29.7 ug/L. The Subject Property is currently a parking lot and planned future use is a parking lot. Soil Impacted soil was excavated and
post-excavation soil analytical results meet the Residential SHS. There is no exposure pathway. Groundwater Potential Exposure Pathways for Each Contaminated Media: Groundwater is not used for potable purposes, so there is no complete exposure
pathway. Vapor VOC concentrations in groundwater are below the Residential Groundwater Screening Values, except for benzene which is below the Non-Residential Groundwater Screening Value. atlas 7 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 Potable Wells – According to the Pennsylvania Ground Water Information System (PaGWIS)i databases, no potable water wells were identified within a 1/4-mile radius of the subject property and there
are none reported downgradient between the Subject Property and Delaware River. Sensitive Receptors Surface Water – The Delaware River is located approximately 1,900-feet hydraulically downgradient of the
Subject Property. Wetlands – According to the Pennsylvania Natural Heritage Program (PNHP) no wetlands exist at the property. The closest wetland are those associated with the Delaware River which is 1,900 east of the Subject Property. 3.1
Conceptual Site Model Narrative The Subject Property was used for agricultural purposes until sometime between 1951 and 1953, when several of the buildings, which were used by Window Wizards and subsequent tenants, were constructed. All of the
buildings built on the Subject Property after 1953 existed until they were recently demolished in 2021. Initially the buildings were occupied by Frankford Supply, a lumber yard, and then Window Wizards from 1978 until 2011. Most recently the
buildings were occupied by the following: Equipment Services LLC, a forklift and high-lift maintenance and repair business; Granite Jewels, a custom granite countertop business; High Level Maintenance, an automobile repair business; All-Star Transportation, a tractor trailer repair business. Arcadis completed a Phase I ESA on the Subject Property in May 2020 and the Phase I report is dated July 2020. A copy of the Phase I ESA is included in
Appendix A. The Phase I identified the following Recognized Environmental Conditions (RECs): A 5,000-gallon diesel UST and dispenser were located near the eastern wall of Building 2. The diesel UST was
registered with the PADEP as Temporarily Out of Service, which means the tank was emptied and not in use. A 10,000-gallon diesel UST was also identified, but was listed in the database report as Closed Without a Permit. Arcadis reviewed the PADEP
files and determined the 10,000-gallon diesel UST was removed in 1995 prior to the installation of the 5,000-gallon diesel UST. The 10,000-gallon UST was installed prior
to 1980 and the date of removal is unknown. A UST closure report was submitted to the PADEP in May 1995 and subsequently approved with no further action required in June 1997. In an effort to ensure the 10,000-gallon UST was not present, Arcadis
completed a geophysical survey around the buildings in July 2020. Arcadis identified another UST on the north side of Building 1. Based on the dimensions, the UST was estimated to be 1,000-gallons. The use of this UST was unknown. Another suspect
UST was identified on the west side of Building 5 and the UST volume was estimated to be 1,000-gallons. A black sand material was identified on the ground surface southwest of Building 1, between the building and the PA Turnpike bridge. Atlas
determined this sand material was grit for sandblasting. Arcadis completed a Phase II ESA in June 2020 to investigate the above referenced RECs, which included soil and groundwater sampling and a geophysical survey. The Arcadis Phase II ESA is
included in Appendix B of this report. The Phase II investigation determined the following: Project No. 5033600028 ATLAS 8 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 Soil and groundwater samples collected in the vicinity of the 5,000-gallon diesel UST did not contain concentrations of the PADEP diesel target compounds listed in the Short List of Petroleum Products
table above the PADEP Non-Residential, Used Aquifer SHS. Arcadis determined the 10,000-gallon diesel UST was removed and no further investigation was required since the
PADEP approved the UST closure report in June 1997. Soil and groundwater samples collected from the vicinity of the suspected 1,000-gallon UST located north of Building 1 contained concentrations of benzene,
ethylbenzene, 1,2,4-trimethylbenzene and naphthalene above the PADEP Non-residential, Use Aquifer SHS. Additional investigation and / or remediation was recommended.
Soil samples collected in the vicinity of the suspect 1,000-gallon UST west of Building 5 did not contain concentrations of VOCs above the PADEP Non-Residential, Used
Aquifer SHS. The black sandblasting material contained concentrations of antimony, arsenic, cobalt and lead above PADEP Non-Residential, Used Aquifer SHS. Eight (8) temporary monitoring wells were
installed. Arcadis determined groundwater was impacted with benzene, 1,2,4-trimethylbenzne and PCE above the PADEP Non-Residential, Used Aquifer SHS. The Arcadis plan
identifying the buildings and Areas of Concern is included as Figure 5 of this report. Please note that Arcadis switched the numbering for Buildings 1 and 2 from the owners numbering system based on maps at the Subject Property. For consistency,
this report uses the Arcadis numbering for Buildings 1 and 2. The asbestos abatement contractors used the owners numbering system. As a result of the Arcadis Phase I and Phase II, three (3) main areas of concern were identified requiring
additional characterization: The soil and groundwater impacted with VOCs in the vicinity of the suspect 1,000-gallon UST located north of Building 1 needed to be further investigated. The black sandblasting
material located on the ground surface southwest of Building 1 needed to be removed and disposed. Groundwater beneath the Subject Property needed to be further delineated. Atlas was retained by Good Bristol Associates to further investigate soil and
groundwater in order to obtain a release of liability from the PADEP. Throughout 2021, Atlas completed the following: The 5,000-gallon regulated diesel UST was removed and permanently closed. Atlas was the
certified tank contractor. The soil and groundwater samples collected from the diesel system closure did not contain concentrations of the PADEP diesel target compounds above the PADEP Action Levels for regulated UST closure, which was consistent
with the findings of the Arcadis Phase II investigation. Therefore, no further investigation of this area of concern is required. A copy of the UST Closure Report is included in Appendix C. The suspect
1,000-gallon UST north of Building 1 was excavated on August 31, 2021. Based on the piping configuration on top of the UST, and the elevated PID readings from the impacted soil, Atlas determined this must
have been a leaded gasoline UST. The tank was filled with grout which was subsequently disposed with the impacted soil. Petroleum impacted soil was excavated on August 31, 2021 and again on October 29, 2021. Post-excavation soil sample
analytical results indicate the Non-Residential and Residential, Used Aquifer SHS had been attained for this area of concern. Therefore, no further investigation of this area of concern is required. The
suspect 1,000-gallon UST located west of Building 5 was excavated on August 31, 2021. Based on copper supply and return piping, Atlas determined this was a heating oil UST. No petroleum impacted soil was
encountered around this UST and no holes were observed. Post-excavation soil sample analytical results indicate the Non-Residential and Residential, Used Aquifer SHS had been attained for this area of concern.
Therefore, no further investigation of this area of concern is required. Project No. 5033600028 ATLAS 9 

  
 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 During excavation of the USTs, Atlas discovered a fourth heating oil UST located north of Building 2, near the former transformer building. Post-excavation soil sample analytical results indicate the
Non-Residential and Residential, Used Aquifer SHS had been attained for this area of concern. Therefore, no further investigation of this area of concern is required. The black sandblasting material was
removed and disposed. Eight (8) post-excavation soil samples were collected using the PADEP’s systematic random sampling methodology. Post-excavation soil sample analytical results indicate the
Non-Residential and Residential, Used Aquifer SHS had been attained for this area of concern. Therefore, no further investigation of this area of concern is required. Atlas has installed 12 monitoring wells at
various location throughout the Subject Property to delineate the VOC and manganese concentrations in groundwater. Good Bristol intends to demonstrate attainment of the Non-Residential, Used Aquifer SHS for
VOCs, antimony, arsenic, cobalt and lead in soil, the Non-Residential, Used Aquifer SHS for VOCs and manganese in groundwater, and the Site Specific Standard via pathway elimination for PCE in groundwater.
Project No. 5033600028 10 ATLAS 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 4.0 SITE SETTING A description of the geographic location of the Subject Property, development of the Subject Property, structures and layout of the Subject Property and the surrounding properties is included in Section 2.1 of this report. The
following sections describe the geology, hydrogeology and soils beneath the Subject Property and surrounding area, based on field investigation and technical publications. 4.1 Bedrock Geology The Subject Property is located within the Atlantic
Coastal Plain Physiographic Province (DCNR, Map 13, Physiographic Provinces of Pennsylvania, 1996). The Atlantic Coastal Plain is generally characterized by “flat upper terrace surface cut by shallow valleys; Delaware River floodplain.”
The bedrock beneath this formation is predominantly underlain by schist, gneiss, and other metamorphic rocks. The unconsolidated sediments are underlain by complexly folded and faulted bedrock. Relief is generally between 0-feet and 200-feet.
According to the Pennsylvania Department of ConseNation and Natural Resources (“DCNR”) Interactive Map, the Subject Property is located within the Trenton Gravel (“Qt’’). The DCNR interactive map states, “The Trenton
Gravel consists of gray to pale-reddish-brown, very gravelly sand and interbedded crossbedded sand and clay-silt layers. Owens and Minard (1979) divided it into the upper Spring Lake beds, which can be greater than 75 feet thick, and the lower Van
Sciver Lake beds, which are up to 55 feet thick (Low and others, 2002).” 4.2 Hydrogeology According to the Bristol, PA, 7.5-Minute Topographic Quadrangle Map, the elevation of the Subject Property is between 30 and 35 feet amsl. The Subject
Property is relatively flat. The Delaware River is located approximately 1,900 feet east-southeast of the Subject Property. The surrounding area within 1,000 feet of the Subject Property is relatively flat. Groundwater was measured in the shallow
unconfined aquifer between four (4) and 18 feet bgs. Groundwater beneath the Subject Property generally flows to the east towards the Delaware River. The monitoring well logs are included in Appendix A. The FEMA Flood Map SeNice Center provides
flood zone delineation for the 1 00-year and 500-year flood plains. According to the Flood Insurance Rate Map for the Subject Property (Panel 42017C0527 J), the target property is not located within a 100-year of 500-year flood plain. 4.3 Soils
According to the National Resources ConseNation SeNice Web Soil SuNey, a large portion of the property lies within the Urban Land complex soil type (0 to 8 percent slopes). The parent material for the Urban Land soil type is described as
“pavement, buildings, and other artificially covered areas.” During drilling activities fill material consisting of gravel, brick, concrete, silt and sand was encountered within the first five (5) feet of ground surface, indicative of fill
material. Project No. 5033600028 11 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 5.0 SITE CHARACTERIZATION The following sections provide a detailed description of soil and groundwater characterization activities performed at the Subject Property in accordance with Title 25 §250. 5.1 Site Background The facility is
located at 6200 Bristol Pike, Bristol Township, Bucks County, Levittown, PA 19057, as shown on Figure 1. The general layout of Subject Property features are depicted on Figure 2. The investigative activities have included geophysical surveys,
regulated and unregulated UST removal, soil boring advancement, soil sampling, monitoring well installation, monitoring, and sampling, from 2020 through the date of this report. The Subject Property was used for agricultural purposes until sometime
between 1951 and 1953, when several of the buildings, which were used by Window Wizards and subsequent tenants, were constructed. All of the buildings built on the Subject Property after 1953 existed until they were recently demolished in 2021.
Initially the buildings were occupied by Frankford Supply, a lumber yard, and then Window Wizards from 1978 until 2011. Most recently the buildings were occupied by the following: Equipment Services LLC, a forklift and high-lift maintenance and
repair business; Granite Jewels, a custom granite countertop business; High Level Maintenance, an automobile repair business; All-Star Transportation, a tractor trailer repair business. 5.2 Soil Characterization The following sections provide a
detailed description of soil characterization activities performed at the Subject Property in accordance with Title 25 §250. 5.2.1 Initial Soil Investigation Arcadis completed a Phase I ESA on the Subject Property in May 2020 and the Phase I
report is dated July 2020. The Phase I is included in Appendix A and identified the following REGs: A 5,000-gallon diesel UST and dispenser were located near the eastern wall of Building 2. A 1 0,000-gallon diesel UST was also identified, but was
listed in the database report as Closed Without a Permit. Arcadis reviewed the PADEP files and determined the 10,000-gallon diesel UST was removed in 1995 prior to the installation of the 5,000-gallon diesel UST. Arcadis identified another UST on
the north side of Building 1 during a geophysical survey. Based on the dimensions, the UST was estimated to be 1 ,000-gallons. Another suspect UST was identified on the west side of Building 5 and the UST volume was estimated to be 1 ,000-gallons. A
black sand material was identified on the ground surface southwest of Building 1, between the building and the PA Turnpike bridge. Arcadis completed a Phase II ESA in June 2020 to investigate the above referenced REGs, which included soil and
groundwater sampling and a geophysical survey. The Phase II ESA is included in Appendix Band determined the following: Arcadis completed soil borings SB-101 through SB-104 around the diesel UST on June 16, 2020. Soil samples collected in the
vicinity of the 5,000-gallon diesel UST did not contain concentrations of the PADEP diesel target compounds listed in the Short List of Petroleum Products above the PADEP Non-Residential, Used Aquifer SHS. Arcadis did not recommend any further
investigation other than removal of the UST and sampling required by the PADEP UST closure guidance. Project No. 5033600028 12 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 Arcadis determined the 10,000-gallon diesel UST was removed and no further investigation was required since the PADEP approved the UST closure report in June 1997. Soil borings SB-113, SB-114 and SB-115 were drilled adjacent to the suspected
1,000-gallon UST located north of Building 1 on June 16, 2020. Soil samples collected from these borings were analyzed for VOGs and SVOGs. All three (3) soil samples contained concentrations of benzene, ethylbenzene, 1,2,4-trimethylbenzene and
naphthalene above the PADEP Non-Residential, Used Aquifer SHS. Additional investigation and I or remediation was recommended. Soil borings SB-116, SB-117, SB-118, SB-119, and SB-120 were drilled adjacent to the location of the suspect 1,000-gallon
UST west of Building 5 on June 16, 2020. The soil samples collected from these borings were analyzed for VOGs and SVOGs and they did not contain concentrations of VOGs or SVOGs above the PADEP Non-Residential, Used Aquifer SHS. Soil boring SB-1 05
was completed within the area of the black sandblasting material. The soil samples collected from the surface (0-0.5 feet) and 4-feet to 4.5-feet were analyzed for VOGs, SVOGs and TAL metals. VOGs and SVOG concentrations in both samples were below
the Residential, Used Aquifer SHS. The surface sample contained concentrations of antimony, arsenic, cobalt and lead above PADEP Non-Residential, Used Aquifer SHS. The sample collected from 4-feet to 4.5-feet did not contained concentrations of
antimony, arsenic, cobalt otr lead above PADEP Non-Residential, Used Aquifer SHS. Soil samples SB-121, SB-122 and SB-131 were collected from 0.5-feet to 1-feet bgs adjacent to transformers and analyzed for PGBs. Low level concentrations of PGBs were
detected in the soil samples, but the concentrations did not exceed the Residential or Non-Residential, Used Aquifer SHS. No further investigation was recommended. 5.2.2 Additional Investigation Activities In order to investigate REGs referenced in
the July 2020 Phase II ESA completed by Arcadis, Atlas mobilized to the Subject Property on January 22 through 28, 2021 to complete geophysical pre-clearance activities, install soil borings, and collect soil samples. The Summary of Phase II ESA
Activities letter report completed by Atlas and dated April2, 2021 is included in Appendix E. Atlas mobilized to the Subject Property on January 22, 2021 to complete a geophysical investigation utilizing electromagnetic (EM) and ground-penetrating
radar (GPR) technology in the vicinity of the suspected UST and proposed sample locations with their subcontractor, Enviroprobe Service, Inc. (Enviroprobe) of Mount Laurel, NJ. A copy of the Geophysical Investigation Report by Enviroprobe is
included in the Summary of Phase II ESA Activities letter report. The geophysical investigation indicated the abandoned UST near Building 1 remained in place (based on the presence of a 7-feet by 13-feet anomaly in the suspected UST location), but
no other significant anomalies were detected during these activities. Atlas returned to the Subject Property with Enviroprobe on January 26 through 28, 2021 to install a series of thirteen (13) soil borings in the vicinity of the suspected REGs. The
soil sampling activities are detailed on Table 1, Site Sampling Summary. A total of seven (7) soil borings (RR-1 through RR-7) were installed in the observed suspect black sand at the former railroad spur. Soil boring RR-1, at center of the sampling
area, was converted to monitoring well MW-1. A total of four (4) soil borings (UST-1 through UST -4) were installed around the UST at Building 1, with UST-1 at center (adjacent to the UST) converted Project No. 5033600028 13 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 to monitoring well MW-2. Soil borings SB-3 and SB-4 were installed at the southern and southeastern ends of the Subject Property and eventually converted into monitoring wells MW-3 and MW-4. No significantly elevated PID readings, odors, or
other indications of a volatile discharge were observed in the RR- series soil samples. PID readings as high as 15,000 ppm (maximum value on Atlas’ PI D) were observed at soil boring UST -1, at depths ranging from 5 to 11 feet below ground
surface (ft-bgs). Readings then decreased to 268 ppm at a depth of 13 feet bgs. Readings in the surrounding borings ranged from 4.9 to 757 ppm. Strong petroleum-like odors were observed and recorded in all four (4) UST-series borings. As proposed,
USTseries soil samples were collected from surface (1.5 to 2.0 ft-bgs), suspected UST invert (8.0 to 11.0 ftbgs), and “clean” PID delineation below invert (13.0 to 18.0 ft-bgs). PID readings as high as 15 ppm were recorded in soil boring
SB-4/MW-4. PID readings were 0.0 except for one detection of 0.4 ppm in soil boring SB-3/MW-3. No petroleum-like odors, staining, or other evidence of a discharge were noted in these borings. All soil boring and monitoring well locations are
depicted on Figure 6. The soil boring and monitoring well logs are included in Appendix D. Each soil sample was submitted to SGS North America Inc. of Dayton, NJ, a Pennsylvania-accredited laboratory, for analysis. Each groundwater sample was
submitted to Pace Analytical of Mount Juliet, TN, a Pennsylvania-accredited laboratory, for analysis. Requested analyses are detailed on Table 1, Site Sampling Summary. Despite various detections of arsenic, barium, cadmium, chromium, lead, mercury,
and silver, no exceedances of applicable Non-Residential Direct Contact Surface (0-2’) or Soil to Groundwater NonResidential Used Aquifer Generic TDS<=2500 SHS. Based on these results, no further investigation of the black sand material was
recommended. Benzene was reported in exceedance of the Soil to Groundwater Non-Residential Used Aquifer Generic TDS<=2500 SHS in soil samples UST1 B, UST2B, and UST 4B. 1 ,2,4-trimethylbenzene was also reported in exceedance of the Soil to
Groundwater Non-Residential Used Aquifer Generic TDS<=2500 SHS in soil samples UST2B and UST4B. All exceedances reported in the UST sampling were identified within 8 to 11 ft-bgs, which corresponds to the suspected UST invert. No other
exceedances of the applicable Non-Residential SHS were noted in review of the analytical results. 5.2.3 UST Removal Atlas removed one (1) 5,000-gallon regulated diesel UST, one (1) 1,000-gallon leaded gasoline UST and two (2) 1 ,000-gallon heating
oil USTs from the Subject Property on August 31, 2021. 5,000-Gallon Regulated Diesel UST The 5,000-gallon diesel UST was registered with the PADEP as temporarily out-of-service. As such, there was no liquid or product in the UST. Atlas (ATC)
submitted a 30-day closure notification form to the PADEP. Project No. 5033600028 14 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 On August 31, 2021 J&J Spill Service cleaned the UST. Scott Contractors excavated the UST under the direct supervision of Atlas. Soil samples were collected from beneath the dispenser and sidewalls of the UST excavation because groundwater
was encountered in the excavation. The soil and groundwater samples were analyzed for the PADEP diesel fuel target compounds specified in the UST Closure Requirements for Underground Storage Tank Systems technical document. None of the soil or
groundwater samples contained concentrations of compounds that exceeded the PADEP Unsaturated Soil Action Levels included in the closure guidance. This is consistent with Arcadis’ soil and groundwater sampling data from June 16, 2020. A copy of
the UST closure forms for the regulated 5,000-gallon diesel UST are included in Appendix C. A copy of the UST closure document was submitted to the PADEP Southeast Regional Office via the OnBase document submittal website. No further investigation
of this area of concern is required. 1,000-Gallon Unregulated Leaded Gasoline UST The 1,000-gallon UST located north of Building 1 was initially identified by Arcadis when they completed a geophysical scan. Arcadis personnel confused this tank with
the 1 0,000-gallon UST identified in the regulatory database search in their Phase I as “Closed Without a Permit”. Arcadis further clarifies in their Phase I that the 10,000-gallon UST was removed prior to installation of the 5,000-gallon
diesel UST and PADEP approved the UST closure report in June 1997 requiring no further action. Both Arcadis and Atlas identified petroleum contaminated soil surrounding the 1,000-gallon UST. During excavation of the UST on August 31, 2021, Atlas
discovered the UST was completely filled with cement and the product piping configuration on top of the UST, combined with the elevated PID readings detected in the soil, indicated it was a leaded gasoline UST. Based on the piping, the dispenser was
located on top of the UST. PID readings of the excavated soil ranged from 100 ppm to greater than 400 ppm. The soil was a brown moist sand with sub-rounded to sub-angular fine to coarse gravel and cobbles consistent with the Trenton Gravel
Formation. Approximately 50 tons of petroleum impacted soil was excavated and staged on plastic. Five (5) soil samples were collected from the soil/groundwater interface at approximately six (6) feet bgs in the tank excavation on August 31, 2021 and
submitted to Pace Laboratories to be analyzed for the PADEP leaded gasoline target compounds. Benzene was detected in soil sample T1, S4 at a concentration of 1.68 mg/Kg which exceeded the PADEP Residential and Non-Residential, Used Aquifer SHS of
0.5 mg/Kg. None of the other leaded gasoline target compounds exceeded the PADEP Non-Residential, Used Aquifer SHS. The soil sample locations are illustrated on Figure 8 and the soil sample analytical results are presented in Table 4. The laboratory
analytical report is included as Appendix G. On October 29, 2021 Atlas returned to the Subject Property with Scott Contractors to over-excavate petroleum impacted soil around the former leaded gasoline UST location. This tank was identified as T1 in
the laboratory analytical report. Approximately 150 tons of soil was removed from the excavation and disposed at Clean Earth of Southeastern PA in Morrisville. Post-excavation soil samples identified as P-1 through P-8 were collected from
approximately six (6) feet bgs along the four (4) sidewalls of the excavation at the soil/groundwater interface. The soil samples were submitted to Pace Analytical to be analyzed for the PADEP leaded gasoline parameters. Project No. 5033600028 15

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 None of the post-excavation soil samples collected from the leaded gasoline UST excavation contained concentrations of the leaded gasoline target compounds in excess of the PADEP Residential or Non-Residential Standards. The post-excavation
soil sample analytical results are presented in Table 5 and the sample locations are illustrated on Figure 8. The laboratory analytical report is included in Appendix H. 1,000-Gallon Unregulated Heating Oil UST Excavation- Building 5 The
1,000-gallon heating oil UST was excavated from the northwest side of Building 5 on August 31, 2021. The UST was empty at the time of removal and no obvious contamination was observed. Five (5) soil samples were collected from the four (4) sidewalls
and base of the excavation. The soil samples were submitted to Pace Analytical to be analyzed for the PADEP fuel oil #2 (heating oil) target compounds. This heating oil UST is identified in the laboratory report as T2. None of the soil samples
contained concentrations of the PADEP fuel oil #2 in excess of the Residential or Non-Residential, Used Aquifer SHS. The soil sample locations are illustrated on Figure 9. The analytical results are presented in Table 4. The laboratory analytical
report is included as Appendix G. 1,000-Gallon Unregulated Heating Oil UST Excavation- Building 2 The 1,000-gallon heating oil UST was excavated from the northeast side of Building 2 on August 31, 2021. The UST contained some heating oil which was
pumped out and disposed by J&J Tank Service. Minor contamination was observed below the bottom of the UST. Approximately 30 tons of petroleum impacted soil was excavated and disposed at Clean Earth of Morrisville. Five (5) soil samples were
collected from the four (4) sidewalls and base of the excavation. The soil samples were submitted to Pace Analytical to be analyzed for the PADEP fuel oil #2 (heating oil) target compounds. This heating oil UST is identified in the laboratory report
as T3. None of the soil samples contained concentrations of the PADEP fuel oil #2 in excess of the Residential or Non-Residential, Used Aquifer SHS. The soil sample locations are illustrated on Figure 10. The analytical results are presented in
Table 4. The laboratory analytical report is included as Appendix G. 5.2.4 Sandblast Material Excavation and Disposal Arcadis collected surface samples of black sand used for sandblasting and determined the solid material was impacted with antimony,
arsenic, cobalt and lead. The black sand was excavated and disposed. Systematic random sampling was completed on October 29, 2021 to demonstrate attainment of the Non-Residential SHS, if possible. The post-excavation soil samples were submitted to
Pace Nalytical to be analyzed for TAL metals. The post-excavation soil samples meet the Non-Residential SHS and no further investigation is required at this time. The post-excavation surface soil sample analytical results are presented in Table 6.
The laboratory analytical report is included in Appendix I. 5.3 Groundwater Characterization During the subsurface investigation, groundwater was encountered within the shallow unconfined aquifer between four (4) and 18-feet bgs feet bgs. Bedrock
was not encountered. The following is a description of the characterization of the groundwater quality in the unconfined aquifer in accordance with Title 25 §250. Project No. 5033600028 16 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 5.3.1 Monitoring Well Installation Monitoring wells MW-1 through MW-4 were installed on the Subject Property between January 28 and 28, 2021. Monitoring well MW-1 was installed south of Building 1 near the southern property boundary.
Monitoring well MW-2 is installed immediately adjacent to the leaded gasoline UST north of Building 1. Monitoring well MW-3 is installed east of Building 1 and near Building 4. Monitoring well MW-4 was installed on the eastern portion of the Subject
Property The subsurface soils generally consist of fill material underlain by brown fine to coarse sand with subrounded to sub-angular gravel and cobbles of the Trenton Gravel Formation. Monitoring wells MW-5 through MW-7 were installed on April?,
2021. Monitoring well MW-5 was installed on the southwestern portion of the Subject Property, along Bristol Pike. Monitoring well MW- 6 was installed to the east of Building 8. Monitoring well MW-7 was installed northeast of Building 6 near the
downgradient property boundary. On July 29, 2021 Atlas returned to the Subject Property to install MW-8 through MW-1 0. Monitoring well MW-8 was installed to the southeast of Building 4, downgradient of wells MW-1, MW-2, MW-3 and MW-5. Monitoring
well MW-9 was installed southeast of Building 6 along the downgradient property boundary. Monitoring well MW-1 0 was installed on the southeastern corner of the Subject Property. The wells were constructed using 0.020-inch factory slotted, 2-inch
diameter, schedule 40 PVC well screen and 2-inch diameter, schedule 40 PVC solid riser pipe. The annular space was filled with No. 2 sand to approximately 1 foot above the screened interval. The remaining annulus was filled with bentonite and capped
with cement. The wells were completed with a locking well cap and a steel manhole cover with bolts. The monitoring well logs are included in Appendix D. 5.3.3 Groundwater Contour Groundwater monitoring and sampling events occurred on February 17,
2021, May 5, 2021, August 25, 2021 and November 19, 2021. The top of the well casings were surveyed by Atlas personnel as described in the preceding section. Groundwater Contour Maps were prepared using the static water levels measured from the top
of the monitoring well PVC casings. Table 7 provides a summary of the water level measurements and well casing elevations. Groundwater flow in the shallow aquifer is in an easterly direction towards the Delaware River. Contour maps depicting the
groundwater surface for the following groundwater events are included as Figures 11 through 14. 5.3.4 Groundwater Sampling Method Groundwater samples were collected from site-related wells using the EPA and ASTM low-flow sampling technique. The
low-flow sampling involved using a decontaminated, stainless-steel, submersible, sampling pump and “X-inch diameter, dedicated polyethylene tubing. The pump was set at the depth equivalent to the water-bearing zone identified in each well
during borehole advancement. The groundwater was pumped at a flow rate of approximately 250 ml!min into a flow cell equipped with a multimeter capable of measuring pH, conductivity, turbidity, dissolved oxygen (DO), temperature, total dissolved
solid (TDS) and oxidation reduction potential (ORP). Upon stabilization of the field measured parameters, the groundwater samples were collected directly from the dedicated discharge tubing into the appropriate laboratory glassware. Project No.
5033600028 17 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 Upon completion of sampling each well, the pump was decontaminated in the following manner according to standard ASTM procedures: Control water and detergent (laboratory grade Alconox soap) wash/scrub Control water rinse/scrub Deionized water
rinse Solvent (acetone) rinse Air dry Deionized water rinse New discharge tubing was placed on the pump prior to purging and sampling activities at each additional monitoring well. The samples collected from each monitoring well were immediately
transferred into appropriate glassware, labeled, chilled to 4° Celsius and delivered to the selected laboratory for analysis. The groundwater samples were analyzed for TCL VOCs including MTBE, naphthalene, 1,2,4- trimethylbenzene, 1
,3,5-trimethylbenzene using USEPA Method 8260B, and TAL metals. 5.3.5 Groundwater Sample Analytical Results February 17. 2021 During the February 17, 2021 sampling event three (3) wells were sampled. MW-4 was dry. Benzene exceeded PADEP Residential
Used Aquifer Statewide Health Standard- GW (TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) in MW-2 (12.9 ug/L) Tetrachloroethane exceeded PADEP Residential Used Aquifer Statewide Health Standard- GW
(TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) in MW-2 (49.4 ug/L ) and MW-3 (29.3 ug/L) 1 ,2,4-Trimethylbenzene exceeded PADEP Residential Used Aquifer Statewide Health StandardGW (TDS <2500)
and PADEP Non-Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) in MW-2 (159 ug/L) May 5. 2021 During the May 5, 2021 sampling event six (6) wells were sampled; MW-1 through MW-3 and MW-5 through MW-7. MW-4 was dry. Benzene
exceeded PADEP Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard - GW (TDS <2500) in MW-2 (20.4 ug/L). Tetrachloroethane exceeded PADEP Residential Used Aquifer
Statewide Health Standard- GW (TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard - GW (TDS <2500) in MW-2 (68.7 ug/L), MW-3 (23.3 ug/L), MW-6 (11.3 ug/L) and MW-7 (12.9 ug/L). 1 ,2,4-Trimethylbenzene exceeded PADEP
Residential Used Aquifer Statewide Health StandardGW (TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) in MW-2 (85.1 ug/L). Project No. 5033600028 18 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 August24,25,2021 Atlas returned to the Site on August 24-25, 2021 to complete low-flow sampling from MW-1 through MW-3 and MW-5 through MW-10. Benzene exceeded PADEP Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) and
PADEP Non-Residential Used Aquifer Statewide Health Standard - GW (TDS <2500) in MW-2 (7.30 ug/L). Tetrachloroethane exceeded PADEP Residential Used Aquifer Statewide Health Standard-GW (TDS <2500) and PADEP Non-Residential Used Aquifer
Statewide Health Standard- GW (TDS <2500) MW-3 (27.5 ug/L), MW-7 (6.3 ug/L), MW-8 (8.49 ug/L) and MW-9 (5.39 ug/L) November 19, 2021 Atlas returned to the Site November 24, 2021 to complete low-flow sampling on MW-1 through MW-3 and MW-5 through
MW-1 0. Benzene exceeded PADEP Residential Used Aquifer Statewide Health Standard - GW (TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard - GW (TDS <2500) in MW-2 (29.7 ug/L). Tetrachloroethane exceeded PADEP
Residential Used Aquifer Statewide Health Standard-GW (TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) MW-3 (82.1 ug/L), MW-3 (7.82 ug/L), MW -6 (1 0.7 ug/L), MW-7 (9.48 ug/L), MW-8 (8.27ug/L) and
MW-9 (6.97 ug/L). 1,2,4-Trimethylbenzene exceeded PADEP Residential Used Aquifer Statewide Health Standard - GW (TDS <2500) and PADEP Non-Residential Used Aquifer Statewide Health Standard- GW (TDS <2500) in MW-2 (98.3 ug/L). A summary of the
groundwater sample analytical results is provided in Table 8. Reproductions of the groundwater sample laboratory analytical reports are included in Appendix J. 5.4 Vapor Intrusion Vapor intrusion is not a concern because the Subject Property is a
parking lot. There is a small kiosk at the entrance gate with no basement. Furthermore, post-excavation soil data has demonstrated attainment of the Non-Residential, Used Aquifer SHS and does not exceed the PADEP Soil Vapor Intrusion Screening
Values. Concentrations of VOCs in groundwater do not exceed the PADEP Groundwater Vapor Intrusion Screening Values. No further evaluation of the vapor intrusion pathway is necessary. Project No. 5033600028 19 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 6.0 FATE AND TRANSPORT OF CONTAMINANTS The soil investigation at the Subject Property identified VOCs that exceeded the PADEP Non-Residential, Used Aquifer SHS. Specifically, concentrations of benzene, ethylbenzene, 1,2,4-trimethylbenzene and
naphthalene exceeded the Non-Residential SHS. The petroleum impacted soil was identified around the 1,000-gallon former leaded gasoline UST located north of Building 1, which has been excavated and post-excavation soil samples do not contain
concentrations of these compounds above the PADEP Residential or Non-Residential SHS. Antimony, arsenic, cobalt and lead detected in the black sandblasting material is no longer a contaminant transport risk, because it was excavated and disposed.
Post excavation soil samples demonstrate attainment of the Non-Residential SHS. Concentrations of benzene, MTBE, 1,2,4-trimethylbenzene and manganese in groundwater attain the Residential, Used Aquifer SHS at the downgradient property boundary or
point-of-compliance. Therefore, no additional fate and transport is required. Concentrations of PCE in groundwater slightly exceeded the Residential and Non-Residential SHS of 5 ug/L at the downgradient property boundary or point-of-compliance and
is not expected to exceed the SHS beyond the railroad tracks. An Environmental Covenant will be recorded with the deed prohibiting the use of groundwater for potable purposes. Therefore, the Site Specific Standard via pathway elimination for PCE in
groundwater has been attained. Project No. 5033600028 20 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 7.0 ECOLOGICAL IMPACT ASSESSMENT According to the U.S. Fish and Wildlife Service’s National NWI, the Subject Property is not located within any identified wetlands. The closest downgradient wetlands is the Schuylkill River, located
approximately 1,500-feet north of the Site. The system is identified as riverine and permanently flooded (R2UBH). Project No. 5033600028 21 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 8.0 CLEANUP PLAN The information below details the institutional controls that will be employed to demonstrate compliance with the site-specific standard for PCE in groundwater in accordance with Title 25, Chapter 250. The Non-Residential,
Used Aquifer SHS was attained in soil samples collected from the former 1,000- gallon leaded gasoline UST excavation located on the north side of Building 1 and the area where the black sandblasting material was identified southwest of Building 1.
No other areas of concern were identified in the soil based on sampling results collected throughout the Subject Property by Atlas and Arcadis. 8.1 Remedial Alternative Based on the PCE concentration in groundwater, monitored natural attenuation is
proposed. There was no remedial alternative analysis completed since the PCE concentration slightly exceeds the Residential, Used Aquifer SHS at the downgradient property boundary or point-of-compliance. Eight (8) quarters of groundwater sampling is
proposed to monitor groundwater quality. Since equipment and vehicle repair activities have ceased on the Subject Property, concentrations of PCE in groundwater could decrease below the Residential, Used Aquifer SHS at the point-of-compliance. 8.2
Treatability Studies Based on the concentration of PCE in the groundwater, no treatability studies are necessary. Concentrations of the other VOCs and manganese in groundwater attain the Residential, Used Aquifer SHS at the downgradient property
boundary or point-of-compliance. 8.3 Design Plans and Specifications No design plans are required for this investigation. Impacted soil has been excavated and demonstrates attainment of the Non-Residential SHS. No cap or other engineering control is
required to eliminate exposure pathways. Natural attenuation of PCE in groundwater is proposed. 8.4 Post Remedial Care Plan Engineering controls are not required to demonstrate attainment of a standard at the Subject Property. If after eight (8)
quarters of attainment sampling, the PCE concentration in groundwater still exceeds the Residential, Used Aquifer SHS at the point-of-compliance, then An Environmental Covenant will be recorded with the deed prohibiting the use of groundwater for
potable purposes. 8.5 Cooperation or Agreement of Third Party The current owner of the Subject Property anticipates entering into a Buyer/Seller Agreement with the PADEP and a potential buyer. 8.6 Public Comments Any comments obtained during the
public and municipal comment period will be forwarded to the PADEP, if any, and the responses to those public comments. Project No. 5033600028 22 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 9.0 CONCLUSIONS Atlas removed the 5,000-gallon regulated UST, one (1) 1 ,000-gallon leaded gasoline UST that was filled with grout and two (2) 1 ,000-gallon heating oil USTs. No petroleum contamination was discovered around the 5,000-gallon
diesel UST or the heating oil UST removed near Building 5. Petroleum impacted soil was excavated from the 1 ,000-gallon leaded gasoline UST excavation and the 1 ,000-gallon heating oil UST removed from the north side of Building 2. None of the UST
post-excavation soil samples contain concentrations of volatile organic compounds in excess of the PADEP Non-Residential or Residential, Used Aquifer, Medium Specific Concentrations or Statewide Health Standards (SHS). No further investigation of
the soil is required. The black sandblast material that Arcadis sampled contained concentrations of antimony, arsenic, cobalt and lead in excess of the PADEP Non-Residential SHS. The sand blast material was removed and disposed. Eight (8) systematic
random samples were collected from a six (6) inch deep area covering approximately 5,000 square feet or 93 cubic yards. The post-excavation soil samples did not contain concentrations of antimony, arsenic, cobalt or lead above the PADEP
Non-Residential SHS. No further investigation of this area of concern is required. Groundwater samples were collected from the monitoring well network in February 2021, May 2021, August 2021 and November 2021. Concentrations of benzene, MTBE, PCE, 1
,2,4-trimethylbenzene and manganese exceed the PADEP Residential and Non-Residential SHS. Benzene, MTBE, 1 ,2,4- trimethylbenzene and manganese attain the Residential SHS at the downgradient property boundary (point-of-compliance). PCE is just above
the Residential and Non-Residential SHS at the downgradient property boundary (point-of-compliance). Eight (8) quarters of groundwater sampling is proposed to monitor groundwater quality. Since equipment and vehicle repair activities have ceased on
the Subject Property, concentrations of PCE in groundwater should decrease below the Residential, Used Aquifer SHS at the point-of-compliance. If after eight (8) quarters of attainment sampling, the PCE concentration in groundwater still exceeds the
Residential, Used Aquifer SHS at the point-of-compliance, then An Environmental Covenant will be recorded with the deed prohibiting the use of groundwater for potable purposes. Project No. 5033600028 23 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 10.0 REFERENCES ASTM International, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, ASTM Designation E1527-13. November 2013. Arcadis, Phase I Environmental Site Assessment, July 2020
Arcadis, Phase II Environmental Site Assessment, July 2020 ATC/Atlas, Summary of Phase II ESA Activities, April2021 Federal Emergency Management Agency (FEMA), Flood Insurance Rate Map (FIRM), New Castle County, Community Panel Number 135 of 475,
Map Number 1 0003C0135K, February 4, 2015. United States Fish & Wildlife Service, National Wetlands Inventory, Wetlands Mapper Website, http:l/www.fws.gov/wetlands!Data!Mapper.html, accessed December 2, 2019. United States Department of
Agriculture, Natural Resources Conservation Service, Web Soil Survey Website, http://websoilsurvey.nrcs.usda.govlapp!HomePage.htm, accessed November 27, 2019. United States Geological Survey Topographic Map, Bristol, Pennsylvania, Quadrangle Map,
7.5 Minute Series, dated 2014. Pennsylvania Ground Water Information System, Department of Conservation and Natural Resources, Pennsylvania Topographic and Geologic Survey, http://www.dcnr.state.pa.us/topogeo/groundwater/PaGWIS/, (September 3, 2019)
Project No. 5033600028 24 

 

 
 REMEDIAL INVESTIGATION REPORT AND CLEANUP PLAN Former Window Wizards 6200 Bristol Pike Bristol Township, Bucks County, Pennsylvania
19057 FIGURES Project No. 5033600028 

 EXHIBIT K 

BUYER’S TITLE OBJECTIONS 

Schedule B-1 Requirements 
  

	 	•	 Items 5, 11 & 26: Seller to confirm that they are able to provide evidence satisfactory to title
company so that Buyer is able to obtain full mechanics’ lien coverage on title policy at closing. SELLER CONFIRMS 

  

	 	•	 Item 6: Seller to coordinate with Title Company to determine what terms of leases are required,
particularly the billboard leases. SELLER CONFIRMS 

  

	 	•	 Item 12: Seller to provide receipts for paid taxes. SELLER TO PROVIDE 

 

	 	•	 Item 13: Seller to provide receipts for water, storm water and sewer rents. SELLER TO PROVIDE

  

	 	•	 Items 15 & 17: Seller to conform that payoff will occur at closing. CONFIRMED 

  
 Exhibit K - 1Exhibit
10.1

 

SIDECHANNEL,
INC. 

EXECUTIVE
EMPLOYMENT AGREEMENT

 

THIS
EXECUTIVE EMPLOYMENT AGREEMENT (this “Agreement”) is entered into this July 1, 2022, to be effective as
of the Effective Date as defined below between SIDECHANNEL, INC., a Delaware corporation (the “Company”), and
Brian Haugli (“Executive”) (each of the Company and Executive are referred to herein as a “Party”,
and collectively referred to herein as the “Parties”).

 

W
I T N E S S E T H:

 

WHEREAS,
the Executive currently serves as the Chief Executive Officer of the Company, provided that the Executive and the Company are
not currently party to an employment agreement regarding such employment; and

 

WHEREAS,
the Company desires to continue to the employment of Executive, and Executive desires to continue to be employed by the Company upon
the terms and conditions hereinafter set forth.

 

NOW,
THEREFORE, in consideration of the premises, the agreements herein contained and other good and valuable consideration, receipt and
sufficiency of which are hereby acknowledged, the Parties hereto agree as of the Effective Date as follows:

 

I.
EMPLOYMENT; TERM; DUTIES

 

I.1.
Employment. Pursuant to the terms and conditions hereinafter set forth, the Company hereby employs Executive, and Executive hereby
accepts such employment on an at-will basis, as the Chief Executive Officer of the Company for a period beginning on the Effective Date.

 

I.2.
Duties and Responsibilities. Executive, as the Chief Executive Officer, shall perform such administrative, managerial,
and executive duties for the Company (i) as are prescribed by applicable job specifications for officers of a public company the size
and nature of the Company, (ii) as may be prescribed by the Bylaws of the Company, (iii) as are customarily vested in and incidental
to such position, and (iv) as may be assigned to him from time to time by the President, Chief Executive Officer or Board of Directors
of the Company (the “Board”).

 

I.3.
Non-Competition. Executive agrees to (a) devote substantially all of Executive’s business time, energy and efforts to the
business of the Company (except as specifically provided for in Section 1.4 below), (b) to use Executive’s best efforts
and abilities faithfully and diligently to promote the business interests of the Company and (c) to comply with the other terms and conditions
of this Section 1.3. For so long as Executive is employed hereunder, and for a period of twelve (12) months thereafter (the “Non-Compete
Period”), Executive (whether through Executive’s employers or employees or agents or otherwise, and whether on Executive’s
own behalf or on behalf of any other Person) shall not, directly or indirectly, either as an employee, employer, consultant, agent, investor,
principal, partner, stockholder (except as the holder of less than 2% of the issued and outstanding stock of a publicly held corporation),
own, manage, operate, control, be employed by, act as an officer, director, agent or consultant for, or be in any other way connected
with or provide services or products to or for, any Person in the business of manufacturing, selling, creating, distributing, marketing,
producing, undertaking, developing, supplying, or otherwise dealing with or in Restricted Services or Restricted Products in the Restricted
Area (the “Post-Employment Non-Competition Requirement”).

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 1 of 34	 

     

    

 

I.3.1.
For purposes of this Section 1.3, the following terms shall have the following meanings:

 

(i)
“Person” means any individual, corporation, partnership, joint venture, limited liability company, trust, unincorporated
organization or governmental entity.

 

(ii)
“Restricted Area” means (A) any State (in the United States); and/or (B) any other geographic area (Providence,
if such Restricted Area is in Canada, or country, if such Restricted Area is in a country other than the United States or Canada), in
which the Company or any of its Subsidiaries provides Restricted Services or Restricted Products, directly or indirectly, during the
twelve months preceding the Termination Date of Executive’s employment hereunder.

 

(iii)
“Restricted Products” means products sold by the Company including, but not limited to encryption technology
and software and any other product, that the Company or any of its Subsidiaries has provided or is researching, developing, manufacturing,
distributing, selling and/or providing at any time during the two years immediately preceding the Termination Date, or which the Executive
obtained any trade secret or other Confidential/Trade Secret Information (as defined in Section 4.2, below) about at any time
during the two years immediately preceding the Termination Date as a result of Executive’s employment with the Company, consulting
services provided to the Company or which Executive became aware of as a result of Executive’s position with the Company.

 

(iv)
“Restricted Services” means the sale, licensing, or distribution of Restricted Products and any other services
that the Company or any of its Subsidiaries has provided or is researching, developing, performing and/or providing at any time during
the two years immediately preceding the Termination Date, or which Executive obtained any trade secret or other Confidential/Trade Secret
Information (as defined in Section 4.2, below) about at any time during the two years immediately preceding the Termination Date
as a result of Executive’s employment with the Company, consulting services provided to the Company, or which Executive became
aware of as a result of Executive’s position with the Company.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 2 of 34	 

     

    

 

(v)
“Subsidiary” or “Subsidiaries” means any or all Persons of which the Company owns
directly or indirectly through another Person, a nominee arrangement or otherwise (a) at least a 20% of the outstanding capital stock
(or other shares of beneficial interest) entitled to vote generally or otherwise have the power to elect a majority of the board of directors
or similar governing body or the legal power to direct the business or policies of such Person or (b) at least 20% of the economic interests
of such Person.

 

I.4.
Other Activities. Subject to the foregoing prohibition and provided such services or investments do not violate any applicable
law, regulation or order, or interfere in any way with the faithful and diligent performance by Executive of the services to the Company
otherwise required or contemplated by this Agreement, the Company expressly acknowledges that Executive may:

 

I.4.1.
make and manage personal business investments of Executive’s choice without consulting the Board;

 

I.4.2.
serve in any capacity with any non-profit civic, educational or charitable organization;

 

I.4.3.
undertake any other actions, business transactions, agreements and undertakings which the Executive has received approval of from the
Board. For clarity, the Board and Company are aware of Executive’s involvement with and undertakings in RealCISO Inc, and RoundView
Risk LLC, and such involvement and undertakings have been approved by the Board as of the Effective Date of this Agreement; and

 

I.4.4.
Executive shall undertake only such actions or services that do not interfere with the Executive’s obligations hereunder.

 

I.5.
Covenants of Executive.

 

I.5.1.
Best Efforts. Executive shall devote Executive’s best efforts to the business and affairs of the Company. Executive shall
perform Executive’s duties, responsibilities and functions to the Company hereunder to the best of Executive’s abilities
in a diligent, trustworthy, professional and efficient manner and shall comply, in all material respects, with all rules and regulations
of the Company (and special instructions of the Board, if any) and all other rules, regulations, guides, handbooks, procedures and policies
applicable to the Company and its business in connection with Executive’s duties hereunder, including all United States federal
and state securities laws applicable to the Company.

 

I.5.2.
Records. Executive shall use Executive’s best efforts and skills to truthfully, accurately, and promptly prepare, maintain,
and preserve all records and reports that the Company may, from time to time, request or require, fully account for all money, records,
equipment, materials, or other property belonging to the Company of which Executive may have custody, and promptly pay and deliver the
same whenever Executive may be directed to do so by the Board.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 3 of 34	 

     

    

 

I.5.3.
Compliance. Executive shall use Executive’s best efforts to maintain the Company’s compliance with all rules and regulations
of the Securities and Exchange Commission (“SEC”), and reporting requirements for publicly traded companies
under the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Executive shall at all times comply,
and cause the Company to comply, with the then-current good corporate governance standards and practices as prescribed by the SEC, any
exchange on which the Company’s capital stock or other securities may be traded and any other applicable governmental entity, agency
or organization.

 

I.5.4.
Exchange Act Filing Requirements. The Executive agrees and acknowledges that due to the Executive’s status as a Section
16(a) “officer” of the Company (as described in Rule 16a-1(f) of the Exchange Act), Executive has an obligation
to file various beneficial ownership reports and forms with the Securities and Exchange Commission, including Form’s 3, 4 and 5
(where applicable) and that such obligation is solely the Executive’s regardless of whether the Company assists the Executive in
filing such forms or not. The Executive agrees to use Executive’s best efforts to timely and adequately file all required beneficial
ownership reports and forms required under the Exchange Act.

 

I.6.
Effective Date. The “Effective Date” of this Agreement shall be July 1, 2022.

 

II.
COMPENSATION AND OTHER BENEFITS

 

II.1.
Base Salary. So long as this Agreement remains in effect, for all services rendered by Executive hereunder and all covenants and
conditions undertaken by the Parties pursuant to this Agreement, the Company shall pay, and Executive shall accept, as compensation,
an annual base salary (“Base Salary”) of $300,000.00. The Base Salary shall be payable in regular
installments in accordance with the normal payroll practices of the Company, in effect from time to time, but in any event no less frequently
than on a monthly basis. For so long as Executive is employed hereunder, beginning on September 30, 2023, and on each September 30th
thereafter, the Base Salary may be increased as determined by the Compensation Committee or the Board (the “Compensation
Committee”), in its sole and absolute discretion. Such increase in salary shall be documented in the Company’s records,
but shall not require the Parties enter into a new or amended form of this Agreement.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 4 of 34	 

     

    

 

II.2.
Equity Bonus. Executive shall be eligible for an annual equity bonus (payable in shares of stock (restricted or otherwise) or
options) (an “Equity Bonus”) equal to $200,000.00. This is fixed for the first award. In subsequent
years, the Equity Bonus may be increased or decreased as determined by the appropriate Committee and/or the Board of Directors in its
sole and absolute discretion. Such increase or decrease in Equity Bonus shall be documented in the Company’s records, but shall
not require the Parties enter into a new or amended form of this Agreement. An initial Equity Bonus is being granted in restricted stock
which is evidenced by, documented by, and subject in all cases to, the Restricted Stock Grant Agreement, which is attached hereto as
Exhibit E (the “Restricted Stock”). Executive confirms that Executive has a preexisting business relationship
with the Company or any of its officers, directors or controlling persons has the capacity to protect Executive’s own interests
in connection with Executive’s acquisition of the Restricted Stock. Executive has such knowledge and experience in financial, tax
and business matters to enable Executive and/or them to utilize the information made available to Executive and/or them in connection
with the acquisition of the Restricted Stock to evaluate the merits and risks of the prospective investment and to make an informed investment
decision with respect thereto.

 

II.3.
Discretionary Cash Bonus and other Bonuses. Executive shall be eligible for a yearly discretionary cash bonus (a “Cash
Bonus”) with the target amount of 50% of Base Salary with the actual payment amount to be determined by the
Board of Directors and based on the condition of the Company’s business and results of operations, the Board’s evaluation
of Executive’s individual performance for the relevant period, and the satisfaction of goals that may be established by the Committee.
Each Cash Bonus shall be paid in the Board’s discretion.

 

II.4.
Performance Standards. The Executive and the Company agree that the Executive’s discretionary Cash Bonus, Equity Bonus and
equity-based compensation will be based on the Executive’s and the Company’s achievement of performance goals that may be
established by the Board after discussion with the Executive and Executive’s supervisors (if any). Until or unless the Company
and the Board establish performance goals, the Executive’s discretionary Cash Bonus, Equity Bonus and equity-based compensation
will be wholly discretionary.

 

II.5.
Business Expenses. So long as this Agreement is in effect, the Company shall reimburse Executive for all reasonable, out-of-pocket
business expenses incurred in the performance of Executive’s duties hereunder consistent with the Company’s policies and
procedures, in effect from time to time, with respect to travel, entertainment, communications, technology/equipment and other business
expenses customarily reimbursed to senior executives of the Company in connection with the performance of their duties on behalf of the
Company.

 

II.6.
Vacation. Executive will be entitled to paid time-off (“PTO”). There is no PTO limit; and therefore,
no annual carryover of PTO. Executive will not have an accrued PTO balance. Other than the use of PTO days for illness or personal emergencies,
PTO days must be pre-approved by the Company.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 5 of 34	 

     

    

 

II.7.
Other Benefits. While Executive is employed by the Company, the Executive shall be entitled to participate in any employee benefit
plans or programs for which Executive is eligible that are provided by the Company to its management employees, such as retirement, health,
life insurance, and disability plans, vacation and sick leave policies, business expense reimbursement policies that the Company has
in effect from time to time, and stock option plan, life, health, accident, disability insurance plans, pension plans and retirement
plans, in effect from time to time (including, without limitation, any incentive program or discretionary bonus program of the Company
which may be implemented in the future by the Board), to the extent and on such terms and conditions as the Company customarily makes
such plans available to its senior executives. The Company retains the right to terminate or alter the terms of any benefit programs
that it may establish, provided that no such termination or alteration shall adversely affect any vested benefit under any benefit program.

 

II.8.
Withholding. The Company may deduct from any compensation payable to Executive (including payments made pursuant to this ARTICLE
II or in connection with the termination of employment pursuant to ARTICLE III of this Agreement) amounts sufficient to cover
Executive’s share of applicable federal, state and/or local income tax withholding, social security payments, state disability
and other insurance premiums and payments.

 

III.
TERMINATION OF EMPLOYMENT

 

III.1.
Termination of Employment. Executive’s employment pursuant to this Agreement shall terminate on the earliest to occur of
the following:

 

III.1.1.
upon the death of Executive;

 

III.1.2.
upon the delivery to Executive of written notice of termination by the Company if Executive shall suffer a physical or mental disability
which renders Executive, in the reasonable judgment of the Committee, unable to perform Executive’s duties and obligations under
this Agreement for either 90 consecutive days or 180 days in any 12-month period;

 

III.1.3.
upon delivery to the Company of written notice of termination by Executive for any reason other than for Good Reason;

 

III.1.4.
upon delivery to Executive of written notice of termination by the Company for Cause;

 

III.1.5.
upon delivery of written notice of termination from Executive to the Company for Good Reason, provided, however, prior to any such termination
by Executive pursuant to this Section 3.1.5, Executive shall have advised the Company in writing within fifteen (15) days of the
occurrence of any circumstances that would constitute Good Reason, and the Company has not cured such circumstances within 15 days following
receipt of Executive’s written notice, with the exception of only five (5) days written notice in the event the Company reduces
Executive’s salary without Executive’s consent or fails to pay Executive any compensation due to Executive; or

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 6 of 34	 

     

    

 

III.1.6.
upon delivery to Executive of written notice of termination by the Company without Cause.

 

III.2.
Termination in Connection with a Change of Control. In the event that Executive’s employment is terminated for any reason
(not including, however, a termination by the Company for Cause (Section 3.1.4) or a termination as a result of the Executive’s
death (Section 3.1.1) or disability (Section 3.1.2)(and for clarity, which shall include termination by Executive for Good
Reason (Section 3.1.5)))(a “Change of Control Termination”) during the twelve-month period following
a Change of Control (as defined in Section 3.3) or in anticipation of a Change of Control, the Company shall pay Executive, within
60 days following the later of (i) the date of such Change of Control Termination; and (ii) the date of such Change of Control, a cash
severance payment in a lump sum in an amount equal to twenty-four (24) months of the current annual Base Salary of the Executive, less
applicable withholding (the “Change of Control Payment”), which amount shall be payable within 30 days of the
later of (i) the date of such Change of Control Termination; and (ii) the date of such Change of Control. If Executive’s employment
ends due to a Change of Control Termination within six (6) months prior to a Change of Control, it will be deemed to be “in
anticipation of a Change of Control” for purposes of this paragraph. In addition, in the event of a Change of Control,
all of Executive’s equity-based compensation shall vest over one (1) year regardless of whether the Executive is retained by the
Company or successor following the Change of Control and any outstanding stock options held by the Executive shall be able to be exercised
by the Executive until the earlier of (A) one (1) year from the date of termination and (B) the latest date upon which such stock options
would have expired by their original terms under any circumstances.

 

III.3.
Certain Definitions. For purposes of this Agreement, the following terms shall have the following meanings:

 

III.3.1.
“Cause” shall mean, in the context of a basis for termination by the Company of Executive’s employment
with the Company, that:

 

(i)
Executive materially breaches any material obligation, duty, covenant or agreement under this Agreement, which breach is not cured or
corrected within thirty (30) days of written notice thereof from the Company (except for breaches of Section 1.3 and ARTICLE
IV of this Agreement, which cannot be cured and for which the Company need not give any opportunity to cure); or

 

(ii)
Executive commits any act of misappropriation of funds or embezzlement; or

 

(iii)
Executive commits any act of fraud; or

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 7 of 34	 

     

    

 

(iv)
Executive is charged with, or pleads guilty or nolo contendere with respect to, theft, fraud, a crime involving moral turpitude, or a
felony under federal or applicable state law.

 

III.3.2.
“Change of Control” shall mean the happening of any of the following without the prior written consent of the
Executive:

 

(i)
Any “Person” (as such term is used in Sections 13(d) and 14(d) of the Exchange Act is or becomes the “Beneficial
Owner” (as defined in Rule 13d-3 under the Exchange Act), directly or indirectly, of securities of the Company representing
more than 50% of the total voting power represented by the Company’s then outstanding voting securities without the approval of
not fewer than two-thirds of the Board of Directors of the Company voting on such matter, unless the Board of Directors specifically
designates such acquisition to be a change of control;

 

(ii)
A merger or consolidation of the Company whether or not approved by the Board of Directors of the Company, other than a merger or consolidation
that would result in the voting securities of the Company outstanding immediately prior thereto continuing to represent (either by remaining
outstanding or by being converted or into voting securities of the surviving entity) at least 50% of the total voting power represented
by the voting securities of the Company or such surviving entity outstanding immediately after such merger or consolidation, or the shareholders
of the Company approve a plan of complete liquidation of the Company or an agreement for the sale or disposition by the Company of all
or substantially all of the Company’s assets; or

 

(iii)
As a result of the election of members to the Board of Directors, a majority of the Board of Directors consists of persons who are not
members of the Board of Directors as of the Effective Date (including Executive as a member of the Board of Directors as of the Effective
Date), except in the event that such slate of directors is proposed by the Committee.

 

(iv)
Notwithstanding the foregoing, if the definition of “Change of Control” in the Company’s Stock Incentive
Plans or Equity Compensation Plans (each as amended from time to time) is more favorable to the Executive, then such definition shall
be controlling for purposes of this Agreement.

 

III.3.3.
“Good Reason” shall mean, in the context of a basis for termination by Executive of Executive’s employment
with the Company (a) without Executive’s consent, Executive’s position or duties are modified by the Company to such an extent
that Executive’s duties are no longer consistent with the position of the Chief Executive Officer of the Company, (b) there
has been a material breach by the Company of a material term of this Agreement or Executive reasonably believes that the Company is violating
any law which would have a material adverse effect on the Company’s operations and such violation continues uncured following thirty
(30) days after such breach and after notice thereof has been provided to the Company by the Executive, or (c) Executive’s compensation
as set forth hereunder is reduced without Executive’s consent, or the Company fails to pay to Executive any compensation due to
him hereunder upon five (5) days written notice from Executive informing the Company of such failure.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 8 of 34	 

     

    

 

III.3.4.
“Termination Date” shall mean the date on which Executive’s employment with the Company hereunder is
terminated.

 

III.4.
Effect of Termination. In the event that Executive’s employment hereunder is terminated in accordance with the provisions
of this Agreement, Executive shall be entitled to the following:

 

III.4.1.
If Executive’s employment is terminated pursuant to Sections 3.1.1 (death), Section 3.1.2 (disability), Section
1.1.1 (without Good Reason by the Executive), or Section 3.1.4 (by the Company for Cause), Executive shall be entitled to
salary accrued through the Termination Date and no other benefits other than as required under the terms of employee benefit plans in
which Executive was participating as of the Termination Date. Additionally, any unvested stock options or equity compensation held by
Executive shall immediately terminate and be forfeited (unless otherwise provided in the applicable award) and any previously vested
stock options (or if applicable equity compensation) shall be subject to terms and conditions set forth in the applicable Stock Incentive
Plan or Equity Compensation Plan, or award agreement, as such may describe the rights and obligations upon termination of employment
of Executive.

 

III.4.2.
If Executive’s employment is terminated by Executive pursuant to Section 3.1.5 (Good Reason), or pursuant to Section
3.1.6 (without Cause by the Company), (a) Executive shall be entitled to continue to receive the salary at the rate in effect upon
the Termination Date of employment for twenty-four (24) months following the Termination Date, payable in accordance with the Company’s
normal payroll practices and policies, as if Executive’s employment had not terminated; and (b) provided Executive elects to receive
continued health insurance coverage through COBRA, the Company will pay Executive’s monthly COBRA contributions for health insurance
coverage, as may be amended from time to time (less an amount equal to the premium contribution paid by active Company employees, if
any) for twenty-four (24) months following the Termination Date; provided, however, that if at any time Executive is covered by a substantially
similar level of health insurance through subsequent employment or otherwise, the Company’s health benefit obligations shall immediately
cease, and the Company shall have no further obligation to make COBRA contributions on Executive’s behalf. Additionally, unvested
benefits (whether equity or cash benefits and bonuses (subject to this Section 3.4.2 in connection with the Cash Bonus)) will
vest immediately upon such termination and any outstanding stock options or equity previously granted to the Executive will vest immediately
upon such termination and shall be exercisable by the Executive until the earlier of (A) one (1) year from the date of termination and
(B) the latest date upon which such stock options or equity would have expired by their original terms under any circumstances. Executive
shall be entitled to no other post-employment benefits except as provided for under this Section 3.4.2 and for benefits payable
under applicable benefit plans in which Executive is entitled to participate pursuant to Section 2.7 hereof through the Termination
Date, subject to and in accordance with the terms of such plans.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 9 of 34	 

     

    

 

III.4.3.
As a condition to Executive’s right to receive any benefits pursuant to Section 3.4.2 of this Agreement, (A) Executive must
execute and deliver to the Company a written release in form and substance to Exhibit A hereto; and (B) Executive must not breach
any of Executive’s covenants and agreements under Section 1.3 and ARTICLE IV of this Agreement, which shall continue
following the Termination Date.

 

III.4.4.
In the event of termination of Executive’s employment pursuant to Section 3.1.4 (by the Company for Cause), and subject
to applicable law and regulations, the Company shall be entitled to offset against any payments due Executive the loss and damage, if
any, which shall have been suffered by the Company as a result of the acts or omissions of Executive giving rise to termination. The
foregoing shall not be construed to limit any cause of action, claim or other rights, which the Company may have against Executive in
connection with such acts or omissions.

 

III.4.5.
Upon termination of Executive’s employment hereunder, or on demand by the Company during the Term of this Agreement, Executive
will immediately deliver to the Company, and will not keep in Executive’s possession, recreate or deliver to anyone else, any and
all Company property, as well as all devices and equipment belonging to the Company (including computers, handheld electronic devices,
telephone equipment, and other electronic devices), Company credit cards, records, data, notes, notebooks, reports, files, proposals,
lists, correspondence, specifications, drawings blueprints, sketches, materials, photographs, charts, all documents and property, and
reproductions of any of the aforementioned items that were developed by Executive pursuant to Executive’s employment with the Company,
obtained by Executive in connection with Executive’s employment with the Company, or otherwise belonging to the Company, its successors
or assigns, including, without limitation, those records maintained pursuant to this Agreement.

 

III.4.6.
Executive also agrees to keep the Company advised of Executive’s home and business address for a period of three (3) years after
termination of Executive’s employment hereunder, so that the Company can contact Executive regarding Executive’s continuing
obligations provided by this Agreement. In the event that Executive’s employment hereunder is terminated, Executive agrees to grant
consent to notification by the Company to Executive’s new employer about Executive’s obligations under this Agreement.

 

III.4.7.
Consulting. During the sixty-day period following any termination of this Agreement pursuant to Section 3.1.5 or Section
3.1.6, Executive shall be available, subject to Executive’s other reasonable commitments or obligations made or incurred in
mitigation of the termination of Executive’s employment, by telephone, email or fax, as a consultant to the Company, without further
compensation, to consult with its officers and directors regarding outstanding projects and/or tasks related to Executive’s employment.
The Company will reimburse Executive for all reasonable expenses incurred to comply with this obligation.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 10 of 34	 

     

    

 

IV.
INVENTIONS; CONFIDENTIAL/TRADE SECRET INFORMATION

AND
RESTRICTIVE COVENANTS

IV.1.
Inventions Retained and Licensed. Executive has attached hereto, as Exhibit B, a list describing all inventions, original
works of authorship, developments, improvements, and trade secrets which were made by Executive prior to Executive’s employment
with the Company (collectively referred to as “Prior Inventions”), which belong to Executive, which relate to the Company’s
proposed business, products or research and development, and which are not assigned to the Company hereunder; or, if no such list is
attached, Executive represents that there are no such Prior Inventions. If in the course of Executive’s employment with the Company,
Executive incorporates into a Company product, process or service a Prior Invention owned by Executive or in which Executive has an interest,
Executive hereby grants to the Company a non-exclusive, royalty-free, fully paid-up, irrevocable, perpetual, worldwide license to make,
have made, modify, use and sell such Prior Invention as part of or in connection with such product, process or service, and to practice
any method related thereto.

 

IV.2.
Assignment of Inventions. Executive agrees that Executive will promptly make full written disclosure to the Company, will hold
in trust for the sole right and benefit of the Company, and hereby assign to the Company, or its designee, all Executive’s right,
title, and interest in and to any and all inventions, original works of authorship, developments, concepts, improvements, designs, discoveries,
ideas, trademarks or trade secrets, whether or not patentable or registrable under copyright or similar laws, which Executive may solely
or jointly conceive or develop or reduce to practice, or cause to be conceived or developed or reduced to practice, during the entire
period of time Executive is in the employ of the Company (whether before or after the execution of this Agreement) (collectively referred
to as “Inventions”). Executive further acknowledges that all original works of authorship which are made by Executive (solely
or jointly with others) within the scope of and during the period of Executive’s employment with the Company (whether before or
after the execution of this Agreement) and which are protectable by copyright are “works made for hire,” as that term is
defined in the United States Copyright Act. Executive understands that this means that the Company will have the right to undertake any
of the actions set forth in section 106 of the United States Copyright Act (17 U.S.C. § 106) with respect to such copyrightable
works prepared by Executive within the scope of Executive’s employment. Executive understands that this includes, without limitation,
the right to sell, license, use, reproduce and have reproduced, create derivative works of, distribute, display, transmit and otherwise
commercially exploit such copyrightable works by all means without further compensating Executive. Executive understands and agrees that
the decision whether or not to commercialize or market any invention developed by Executive solely or jointly with others is within the
Company’s sole discretion and for the Company’s sole benefit and that no royalty will be due to Executive as a result of
the Company’s efforts to commercialize or market any such invention.

 

IV.3.
Assignment of Other Rights. In addition to the foregoing assignment of Inventions to the Company, Executive hereby irrevocably
transfers and assigns to the Company: (i) all worldwide patents, patent applications, copyrights, mask works, trade secrets and other
intellectual property rights in any Assigned Inventions; and (ii) any and all “Moral Rights” (as defined below) that Executive
may have in or with respect to any Inventions. Executive also hereby forever waives and agrees never to assert any and all Moral Rights
that Executive may have in or with respect to any Inventions, even after termination of Executive’s work on behalf of the Company.
“Moral Rights” means any rights to claim authorship of any Inventions, to object to or prevent the modification of any Inventions,
or to withdraw from circulation or control the publication or distribution of any Inventions, and any similar right, existing under judicial
or statutory law of any country in the world, or under any treaty, regardless of whether or not such right is denominated or generally
referred to as a “moral right”.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 11 of 34	 

     

    

 

IV.4.
Inventions Assigned to the United States. Executive agrees to assign to the United States government all Executive’s right,
title, and interest in and to any and all Inventions whenever such full title is required to be in the United States by a contract between
the Company and the United States or any of its agencies.

 

IV.5.
Maintenance of Records. Executive agrees to keep and maintain adequate and current written records of all Inventions made by Executive
(solely or jointly with others) during the term of Executive’s employment with the Company. The records will be in the form of
notes, sketches, drawings, and any other format that may be specified by the Company. The records will be available to and remain the
sole property of the Company at all times.

 

IV.6.
Patent and Copyright Registrations. Executive agrees to assist the Company, or its designee, at the Company’s expense, in
every proper way to secure the Company’s rights in the Inventions and any copyrights, patents, mask work rights or other intellectual
property rights relating thereto in any and all countries, including the disclosure to the Company of all pertinent information and data
with respect thereto, the execution of all applications, specifications, oaths, assignments and all other instruments which the Company
shall deem necessary in order to apply for and obtain such rights and in order to assign and convey to the Company, its successors, assigns,
and nominees the sole and exclusive rights, title and interest in and to such Inventions, and any copyrights, patents, mask work rights
or other intellectual property rights relating thereto. Executive further agrees that my obligation to execute or cause to be executed,
when it is in my power to do so, any such instrument or papers shall continue after the termination of this Agreement. If the Company
is unable because of Executive’s mental or physical incapacity or for any other reason to secure Executive’s signature to
apply for or to pursue any application for any United States or foreign patents or copyright registrations covering Inventions or original
works of authorship assigned to the Company as above, then Executive hereby irrevocably designates and appoints the Company and its duly
authorized officers and agents as Executive’s agent and attorney-in-fact, to act for and in Executive’s behalf and stead
to execute and file any such applications and to do all other lawfully permitted acts to further the prosecution and issuance of letters
patent or copyright registrations thereon with the same legal force and effect as if executed by Executive.

 

IV.7.
Confidential/Trade Secret Information/Non-Disclosure.

 

IV.7.1.
Confidential/Trade Secret Information Defined. During the course of Executive’s employment, Executive will have access to
various Confidential/Trade Secret Information of the Company and information developed for the Company. For purposes of this Agreement,
the term “Confidential/Trade Secret Information” is information that is not generally known to the public and,
as a result, is of economic benefit to the Company in the conduct of its business, and the business of the Company’s subsidiaries.
Executive and the Company agree that the term “Confidential/Trade Secret Information” includes but is not limited
to all information developed or obtained by the Company, including its affiliates, and predecessors, and comprising the following items,
whether or not such items have been reduced to tangible form (e.g., physical writing, computer hard drive, disk, tape, e-mail, etc.):
all methods, techniques, processes, ideas, research and development, product designs, engineering designs, plans, models, production
plans, business plans, add-on features, trade names, service marks, slogans, forms, pricing structures, business forms, marketing programs
and plans, layouts and designs, financial structures, operational methods and tactics, cost information, the identity of and/or contractual
arrangements with customers, partners, suppliers and/or vendors, accounting procedures, and any document, record or other information
of the Company relating to the above. Confidential/Trade Secret Information includes not only information directly belonging to the Company
which existed before the date of this Agreement, but also information developed by Executive for the Company, including its subsidiaries,
affiliates and predecessors, during the term of Executive’s employment with the Company. Confidential/Trade Secret Information
does not include any information which (a) was in the lawful and unrestricted possession of Executive prior to its disclosure to Executive
by the Company, its subsidiaries, affiliates or predecessors, (b) is or becomes generally available to the public by lawful acts other
than those of Executive after receiving it, or (c) has been received lawfully and in good faith by Executive from a third party who is
not and has never been an employee of the Company, its subsidiaries, affiliates or predecessors, and who did not derive it from the Company,
its subsidiaries, affiliates or predecessors.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 12 of 34	 

     

    

 

IV.7.2.
Restriction on Use of Confidential/Trade Secret Information. Executive agrees that use of Confidential/Trade Secret Information
is subject to the following restrictions for an indefinite period of time so long as the Confidential/Trade Secret Information has not
become generally known to the public:

 

(i)
Non-Disclosure. Executive agrees not to publish or disclose, or allow to be published or disclosed, Confidential/Trade Secret
Information to any person without the prior written authorization of the Company unless pursuant to or in connection with Executive’s
job duties to the Company under this Agreement; and

 

(ii)
Non-Removal/Surrender. Executive agrees not to remove any Confidential/Trade Secret Information from the offices of the Company
or the premises of any facility in which the Company is performing services, except pursuant to Executive’s duties under this Agreement.
Executive further agrees that Executive shall surrender to the Company all documents and materials in Executive’s possession or
control which contain Confidential/Trade Secret Information and which are the property of the Company upon the termination of Executive’s
employment with the Company, and that Executive shall not thereafter retain any copies of any such materials. Executive specifically
agrees that, at the time of leaving the employ of the Company, Executive will deliver to the Company (and will not keep in Executive’s
possession, recreate or deliver to anyone else) any and all devices, records, data, notes, reports, proposals, lists, correspondence,
specifications, drawings, blueprints, sketches, materials, equipment, other documents or property, or reproductions of any aforementioned
items developed by Executive pursuant to Executive’s employment with the Company or otherwise belonging to the Company, its successors
or assigns, including, without limitation, those records maintained pursuant to Section IV.5. Executive also agree to share information,
including passwords, that will allow the Company to access online accounts used for Company business. In the event of the termination
of Executive’s employment, Executive agrees to sign and deliver the “Termination Certification” attached hereto as
Exhibit C.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 13 of 34	 

     

    

 

IV.7.3.
Prohibition Against Unfair Competition/ Non-Solicitation of Customers. Executive agrees that at no time after Executive’s
employment with the Company will Executive engage in competition with the Company while making any use of the Confidential/Trade Secret
Information, or otherwise exploit or make use of the Confidential/Trade Secret Information. Executive agrees that during the twelve-month
(12) period following the Termination Date, Executive will not directly or indirectly accept or solicit, in any capacity, the business
of any customer of the Company with whom Executive worked or otherwise had access to the Confidential/Trade Secret Information pertaining
to the Company’s business with such customer during the last year of Executive’s employment with the Company, or solicit,
directly or indirectly, or encourage any of the Company’s customers or suppliers to terminate their business relationship with
the Company, or otherwise interfere with such business relationships.

 

I.1.
Non-Solicitation of Employees. Executive agrees that during the twelve-month (12) period following the Termination Date, Executive
shall not, directly or indirectly, solicit or otherwise encourage any employees of the Company to leave the employ of the Company, or
solicit, directly or indirectly, any of the Company’s employees for employment. This provision does not include, and therefore
does not prohibit, solicitation, recruitment or hiring of an employee if the employee was identified by Executive solely as a result
of the employee’s response to a general advertisement or other similar general solicitation or if the Company provided notice of
the employee’s termination.

 

I.2.
Non-Solicitation During Employment. During Executive’s employment with the Company, Executive shall not: (a) interfere with
the Company’s business relationship with its customers or suppliers, (b) solicit, directly or indirectly, or otherwise encourage
any of the Company’s customers or suppliers to terminate their business relationship with the Company, or (c) solicit, directly
or indirectly, or otherwise encourage any employees of the Company to leave the employ of the Company, or solicit any of the Company’s
employees for employment.

 

I.3.
Conflict of Interest. During Executive’s employment with the Company, Executive must not engage in any work, paid or unpaid,
that creates an actual conflict of interest with the Company. If the Company or the Executive have any question as to the actual or apparent
potential for a conflict of interest, either shall raise the issue formally to the other, and if appropriate and necessary the issue
shall be put to the Audit Committee of the Company for consideration and approval or non-approval, which approval or non-approval the
Executive agrees shall be binding on the Executive. Executive also agrees to diligently adhere to the Conflict of Interest Guidelines
attached as Exhibit D hereto.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 14 of 34	 

     

    

 

I.4.
Breach of Provisions. If Executive materially breaches any of the provisions of this ARTICLE IV, or in the event that any
such breach is threatened by Executive, in addition to and without limiting or waiving any other remedies available to the Company at
law or in equity, the Company shall be entitled to immediate injunctive relief in any court, domestic or foreign, having the capacity
to grant such relief, to restrain any such breach or threatened breach and to enforce the provisions of this ARTICLE IV.

 

I.5.
Reasonable Restrictions. The Parties acknowledge that the foregoing restrictions, as well as the duration and the territorial
scope thereof as set forth in this ARTICLE IV, are under all of the circumstances reasonable and necessary for the protection
of the Company and its business.

 

I.6.
Specific Performance. Executive acknowledges and agrees that the Company’s remedies at law for a breach or threatened breach
of any of the provisions of ARTICLE IV hereof would be inadequate and, in recognition of this fact, Executive agrees that, in
the event of such a breach or threatened breach, in addition to any remedies at law, the Company, without posting any bond, shall be
entitled to obtain equitable relief in the form of specific performance, temporary restraining order, temporary or permanent injunction
or any other equitable remedy which may then be available.

 

II.
INDEMNIFICATION

 

II.1.
The Company agrees to indemnify Executive and hold Executive harmless from and against any and all losses, claims, damages, liabilities
and costs (and all actions in respect thereof and any legal or other expenses in giving testimony or furnishing documents in response
to a subpoena or otherwise), including, without limitation, the costs of investigating, preparing or defending any such action or claim,
whether or not in connection with litigation in which Executive is a party, as and when incurred, directly or indirectly caused by, relating
to, based upon or arising out of any work performed by Executive in connection with this Agreement to the full extent permitted by the
Delaware General Corporation Law (the “DGCL”) (or the business law of the Company’s then jurisdiction of organization),
and by the Articles of Incorporation and Bylaws of the Company, as may be amended from time to time, and pursuant to any indemnification
agreement between Executive and the Company.

 

II.2.
The indemnification provision of this ARTICLE V shall be in addition to any liability which the Company may otherwise have to
Executive.

 

II.3.
If any action, proceeding or investigation is commenced as to which Executive proposes to demand such indemnification, Executive shall
notify the Company with reasonable promptness. Executive shall have the right to retain counsel of Executive’s own choice to represent
Executive and the Company shall pay all reasonable fees and expenses of such counsel; and such counsel shall, to the fullest extent consistent
with such counsel’s professional responsibilities, cooperate with the Company and any counsel designated by the Company. The Company
shall be liable for any settlement of any claim against Executive made with the Company’s written consent, which consent shall
not be unreasonably withheld or delayed, to the fullest extent permitted by the DGCL (or the business law of the Company’s then
jurisdiction of organization) and the Articles of Incorporation and Bylaws of the Company, as may be amended from time to time.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 15 of 34	 

     

    

 

III.
ARBITRATION

 

III.1.
Arbitration. The Parties agree that any and all controversies, claims, or disputes with anyone (including the Company and any
employee, officer, director, stockholder or benefit plan of the Company in their capacity as such or otherwise) arising out of, relating
to, or resulting from Executive’s employment with the Company or the termination of Executive’s employment with the Company,
including any breach of this Agreement, will be subject to binding arbitration, to the fullest extent permitted by law. Disputes which
Executive agrees to arbitrate, and thereby agree to waive any right to a trial by jury, include any statutory claims under state or federal
law, including, but not limited to, claims under Title VII of the Civil Rights Act of 1964, the Americans with Disabilities Act of 1990,
the Age Discrimination in Employment Act of 1967, the Older Workers Benefit Protection Act, claims of harassment, discrimination or wrongful
termination and any statutory claims. Executive further understands that this Agreement applies to any disputes that the Company may
have with Executive.

 

III.2.
Procedure. The Parties agree that any arbitration will be administered by the American Arbitration Association (“AAA”)
in accordance with its current rules for employment disputes and that the neutral arbitrator will be selected in a manner consistent
with its national rules for the resolution of employment disputes. The Parties agree that the arbitrator will have the power to decide
any motions brought by any party to the arbitration, including motions for summary judgment and/or adjudication and motions to dismiss
and demurrers, prior to any arbitration hearing. The Parties also agree that the arbitrator will have the power to award any remedies,
including attorneys’ fees and costs, available under applicable law. The Company will pay for any administrative or hearing fees
charged by the arbitrator or AAA except that Executive will pay the filing fees associated with the arbitration if initiated by the Executive.
The Parties agree that the decision of the arbitrator will be in writing.

 

III.3.
Remedy. Except as provided by law and this Agreement (or provided for in any employment agreement or understanding between myself
and the Company), arbitration will be the sole, exclusive and final remedy for any dispute between the Executive and the Company. Accordingly,
except as provided for by law and this Agreement, neither Party will be permitted to pursue court action regarding claims that are subject
to arbitration. Notwithstanding, the arbitrator will not have the authority to disregard or refuse to enforce any lawful Company policy,
and the arbitrator will not order or require the Company to adopt a policy not otherwise required by law which the Company has not adopted.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 16 of 34	 

     

    

 

III.4.
Availability of Injunctive Relief. In addition to any right under applicable law that the Parties may have to petition a court
of competent jurisdiction for provisional relief, any party may also petition the arbitrator for provisional injunctive relief where
either party alleges or claims a violation of the employment, confidential information, invention assignment agreement between the Executive
and the Company or any other agreement regarding trade secrets, confidential information, or non-solicitation. The Executive understands
that any breach or threatened breach of such an agreement will cause irreparable injury and that money damages will not provide an adequate
remedy therefor and both parties hereby consent to the issuance of an injunction. In the event either party seeks injunctive relief,
the prevailing party will be entitled to recover reasonable costs and attorney fees.

 

III.5.
Administrative Relief. The Executive understands that this Agreement does not prohibit Executive from pursuing an administrative
claim with a local, state or federal administrative body. This Agreement does, however, preclude Executive from pursuing court action
regarding any such claim.

III.6.
EXECUTIVE UNDERSTAND THAT THIS PROVISION MEANS THAT EXECUTIVE IS WAIVING A RIGHT TO A JURY TRIAL.

 

IV.
MISCELLANEOUS

 

IV.1.
Binding Effect; Assignment. This Agreement shall be binding upon and inure to the benefit of the Parties and their respective
legal representatives, heirs, successors and assigns. Executive may not assign any of Executive’s rights or obligations under this
Agreement. The Company may assign its rights and obligations under this Agreement to any successor entity.

 

IV.2.
Notices. Any notice provided for herein shall be in writing and shall be deemed to have been given or made (a) when personally
delivered or (b) when sent by telecopier or email and confirmed within 48 hours by letter mailed or delivered to the Party to be notified
at its or Executive’s address set forth herein; or three (3) days after being sent by registered or certified mail, return receipt
requested (or by equivalent currier with delivery documentation such as FEDEX or UPS) to the address of the other Party set forth or
to such other address as may be specified by notice given in accordance with this Section 7.2:

 

	 	If
    to the Company:	SIDECHANNEL,
                                            INC.

    146
    Main St, Suite 405

    Worcester,
    MA 01608

    Attention:
    Secretary

    [Email
    Address]

 

	 	If
    to the Executive:	Brian
                                            Haugli

    (Address
    and contact information on file)

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 17 of 34	 

     

    

 

IV.3.
Severability. If any provision of this Agreement, or portion thereof, shall be held invalid or unenforceable by a court of competent
jurisdiction, such invalidity or unenforceability shall attach only to such provision or portion thereof, and shall not in any manner
affect or render invalid or unenforceable any other provision of this Agreement or portion thereof, and this Agreement shall be carried
out as if any such invalid or unenforceable provision or portion thereof were not contained herein. In addition, any such invalid or
unenforceable provision or portion thereof shall be deemed, without further action on the part of the Parties hereto, modified, amended
or limited to the extent necessary to render the same valid and enforceable.

 

IV.4.
Waiver. No waiver by a Party of a breach or default hereunder by the other Party shall be considered valid, unless expressed in
a writing signed by such first Party, and no such waiver shall be deemed a waiver of any subsequent breach or default of the same or
any other nature.

 

IV.5.
Entire Agreement. This Agreement sets forth the entire agreement between the Parties with respect to the subject matter hereof,
and supersedes any and all prior agreements between the Company and Executive, whether written or oral, relating to any or all matters
covered by and contained or otherwise dealt with in this Agreement. This Agreement does not constitute a commitment of the Company with
regard to Executive’s employment, express or implied, other than to the extent expressly provided for herein.

 

IV.6.
Amendment. No modification, change or amendment of this Agreement or any of its provisions shall be valid, unless in a writing
signed by the Parties and approved by the Compensation Committee.

 

IV.7.
Authority. The Parties each represent and warrant that they have the power, authority and right to enter into this Agreement and
to carry out and perform the terms, covenants and conditions hereof.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 18 of 34	 

     

    

 

IV.8.
Attorneys’ Fees. If either Party hereto commences an arbitration or other action against the other Party to enforce any
of the terms hereof or because of the breach by such other Party of any of the terms hereof, the prevailing Party shall be entitled,
in addition to any other relief granted, to all actual out-of-pocket costs and expenses incurred by such prevailing Party in connection
with such action, including, without limitation, all reasonable attorneys’ fees, and a right to such costs and expenses shall be
deemed to have accrued upon the commencement of such action and shall be enforceable whether or not such action is prosecuted to judgment.

 

IV.9.
Construction. When used in this Agreement, unless a contrary intention appears: (i) a term has the meaning assigned to it; (ii)
“or” is not exclusive; (iii) “including” means including without limitation; (iv)
words in the singular include the plural and words in the plural include the singular, and words importing the masculine gender include
the feminine and neuter genders; (v) any agreement, instrument or statute defined or referred to herein or in any instrument or certificate
delivered in connection herewith means such agreement, instrument or statute as from time to time amended, modified or supplemented and
includes (in the case of agreements or instruments) references to all attachments thereto and instruments incorporated therein; (vi)
the words “hereof”, “herein” and “hereunder” and words
of similar import when used in this Agreement shall refer to this Agreement as a whole and not to any particular provision hereof; (vii)
references contained herein to Article, Section, Schedule and Exhibit, as applicable, are references to Articles, Sections, Schedules
and Exhibits in this Agreement unless otherwise specified; (viii) references to “writing” include printing,
typing, lithography and other means of reproducing words in a visible form, including, but not limited to email; (ix) references to “dollars”,
“Dollars” or “$” in this Agreement shall mean United States dollars; (x) reference
to a particular statute, regulation or Law means such statute, regulation or Law as amended or otherwise modified from time to time;
(xi) any definition of or reference to any agreement, instrument or other document herein shall be construed as referring to such agreement,
instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such amendments,
supplements or modifications set forth herein); (xii) unless otherwise stated in this Agreement, in the computation of a period of time
from a specified date to a later specified date, the word “from” means “from and including”
and the words “to” and “until” each mean “to but excluding”;
(xiii) references to “days” shall mean calendar days; and (xiv) the paragraph headings contained in this Agreement
are for convenience only, and shall in no manner be construed as part of this Agreement.

 

IV.10.
Governing Law. This Agreement, and all of the rights and obligations of the Parties in connection with the employment relationship
established hereby, shall be governed by and construed in accordance with the substantive laws of the State of Delaware without giving
effect to principles relating to conflicts of law.

 

IV.11.
Survival. The termination of Executive’s employment with the Company pursuant to the provisions of this Agreement shall
not affect Executive’s obligations to the Company hereunder which by the nature thereof are intended to survive any such termination,
including, without limitation, Executive’s obligations under Section 1.3 and ARTICLE IV of this Agreement.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 19 of 34	 

     

    

 

IV.12.
Section 280G Safe Harbor Cap. In the event it shall be determined that any payment or distribution or any part thereof of any
type to or for the benefit of Executive whether pursuant to the Agreement or any other agreement between Executive and the Company, or
any person or entity that acquires ownership or effective control the Company or ownership of a substantial portion of the Company’s
assets (within the meaning of Section 280G of the Internal Revenue Code of 1986, as amended, and the regulations thereunder (the “Code”))
whether paid or payable or distributed or distributable pursuant to the terms of the Agreement or any other agreement, (the “Total
Payments”), is or will be subject to the excise tax imposed by Section 4999 of the Code (the “Excise Tax”),
then the Total Payments shall be reduced to the maximum amount that could be paid to Executive without giving rise to the Excise Tax
(the “Safe Harbor Cap”), if the net after-tax payment to Executive after reducing Executive’s Total Payments
to the Safe Harbor Cap is greater than the net after-tax (including the Excise Tax) payment to Executive without such reduction. The
reduction of the amounts payable hereunder, if applicable, shall be made by reducing first the payment made pursuant to the Agreement
and then to any other agreement that triggers such Excise Tax, unless an alternative method of reduction is elected by Executive. All
mathematical determinations, and all determinations as to whether any of the Total Payments are “parachute payments”
(within the meaning of Section 280G of the Code), that are required to be made under ARTICLE III, including determinations as
to whether the Total Payments to Executive shall be reduced to the Safe Harbor Cap and the assumptions to be utilized in arriving at
such determinations, shall be made by a nationally recognized accounting firm selected by the Company (the “Accounting Firm”).
If the Accounting Firm determines that the Total Payments to Executive shall be reduced to the Safe Harbor Cap (the “Cutback
Payment”) and it is established pursuant to a final determination of a court or an Internal Revenue Service (the “IRS”)
proceeding which has been finally and conclusively resolved, that the Cutback Payment is in excess of the limitations provided in this
Section 7.12 (hereinafter referred to as an “Excess Payment”), such Excess Payment shall be deemed for
all purposes to be an overpayment to Executive made on the date such Executive received the Excess Payment and Executive shall repay
the Excess Payment to the Company on demand; provided, however, if Executive shall be required to pay an Excise Tax by reason of receiving
such Excess Payment (regardless of the obligation to repay the Company), Executive shall not be required to repay the Excess Payment
(if Executive has already repaid such amount, the Company shall refund the amount to the Executive), and the Company shall pay Executive
an amount equal to the difference between the Total Payments and the Safe Harbor Cap (provided that such amount has previously been repaid
by the Executive or not previously paid by the Company).

 

IV.13.
Section 409A and 457A Compliance. To the extent applicable, this Agreement is intended to meet the requirements of Section 409A
and 457A of the Code, and shall be interpreted and construed consistent with that intent. For purposes of this Agreement, each payment
under this Agreement shall be considered a “separate payment” and not as part of a series of payments for purposes
of Section 409A.

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 20 of 34	 

     

    

 

IV.14.
Clawback. Notwithstanding any provision in this Agreement to the contrary, any portion of the payments and benefits provided under
this Agreement, as well as any other payments and benefits which the Executive receives pursuant to a Company plan or other arrangement,
shall be subject to a clawback to the extent necessary to comply with the requirements of the Dodd-Frank Wall Street Reform and Consumer
Protection Act or any Securities and Exchange Commission rule.

 

IV.15.
Legal Counsel. Executive acknowledges and warrants that (A) Executive has been advised that Executive’s interests may be
different from the Company’s interests, (B) Executive has been afforded a reasonable opportunity to review this Agreement to understand
its terms and to discuss it with an attorney and/or financial advisor of Executive’s choice and (C) Executive knowingly and voluntarily
entered into this Agreement. The Company and Executive shall each bear their own costs and expenses in connection with the negotiation
and execution of this Agreement.

 

This
Agreement contains provisions requiring binding arbitration of disputes and non-compete restrictions. By signing this Agreement, Executive
acknowledges that Executive (i) has read and understood the entire Agreement; (ii) has received a copy of it (iii) has had the opportunity
to ask questions and consult counsel or other advisors about its terms; and (iv) agrees to be bound by it. 

 

IV.16.
Counterparts, Effect of Facsimile, Emailed and Photocopied Signatures. This Agreement and any signed agreement or instrument entered
into in connection with this Agreement, and any amendments hereto or thereto, may be executed in one or more counterparts, all of which
shall constitute one and the same instrument. Any such counterpart, to the extent delivered by means of a facsimile machine or by .pdf,
..tif, .gif, .jpeg or similar attachment to electronic mail (any such delivery, an “Electronic Delivery”) shall
be treated in all manners and respects as an original executed counterpart and shall be considered to have the same binding legal effect
as if it were the original signed version thereof delivered in person. At the request of any Party, each other Party shall re-execute
the original form of this Agreement and deliver such form to all other Parties. No Party shall raise the use of Electronic Delivery to
deliver a signature or the fact that any signature or agreement or instrument was transmitted or communicated through the use of Electronic
Delivery as a defense to the formation of a contract, and each such Party forever waives any such defense, except to the extent such
defense relates to lack of authenticity.

 

[Remainder
of page left intentionally blank. Signature page follows]

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 21 of 34	 

     

    

 

IN
WITNESS WHEREOF, the Parties hereto have executed this Agreement as of the day and year first above written.

 

	“COMPANY”	 
	 	SIDECHANNEL,
    INC.
	 	a
    Delaware corporation
	 	 	 
	 	By:
    	 
	 	Name:
    	Ryan
    Polk
	 	Title:
    	Chief
    Financial Officer
	 	 	 
	“EXECUTIVE”	 	 
	 	 	 
	 	Brian
    Haugli

 

    	 	Haugli Executive Employment Agreement	 
	 	___________________	 
	 	Page 22 of 34	 

     

    

 

EXHIBIT
A

 

Employee
initials to acknowledge receipt at time of hiring ___________

 

RELEASE

	1.	Consideration
    

 

In
consideration of my release of claims against ______________ (the “Company”) and the Releasees as that term is defined herein
and as set forth more fully in Section 3 hereof, I understand that the Company will make certain payments as set forth in Section
3 of the employment agreement that I entered into with the Company on or about _______________ (“Employment Agreement”).
A true and accurate copy of the Employment Agreement is attached hereto as Exhibit A.

 

	2.	No
    Other Consideration

 

Except
for the consideration noted above in Section 1 of this Release (the “Release”), I expressly admit, acknowledge and
agree that no other consideration, compensation or reimbursement of any kind shall be provided by the Company to me and that I have no
entitlement to, or any right to make a claim for, any additional consideration, compensation or reimbursement by the Company, its affiliates
including its parents, subsidiaries and other entities of their corporate group, joint ventures, and its respective current and former
directors, officers, members, employees, agents, insurers, stockholders, shareholders, representatives, predecessors, successors and
assigns, of any kind or under any circumstances whatsoever. I further admit, acknowledge, and agree that no promises of any future payments
have been made to me by the Company, its affiliates including its parents, subsidiaries and other entities of its corporate group, joint
ventures, and its respective current and former directors, officers, members, employees, agents, insurers, stockholders, shareholders,
representatives, predecessors, successors, and assigns.

 

	3.	Release
    of Claims

 

In
consideration for the compensation and other consideration set forth above and more fully in the Employment Agreement, I and my heirs,
executors, administrators, successors, assigns and trustees, and anyone claiming for or through me (collectively, the “Releasors”)
hereby fully waive, release, give up and forever discharge the Company, including, without limitation, all of the Company and its affiliates
including its parents, subsidiaries and other entities of its corporate group, joint ventures, and their respective current and former
directors, officers, members, employees, agents, insurers, stockholders, shareholders, representatives, predecessors, successors and
assigns, and all persons acting by, through, under, or in concert with any of them (collectively the “Releasees”), of and
from any and all rights, liability, damages, claims, causes of action and demands of whatsoever kind, in law or in equity, under federal
and state constitutions, statutes or common law, whether direct or indirect, known or unknown, arising out of or relating in any way
to your employment with the Company, any agreement concerning such employment, or the termination of that employment arising before the
date of this Release Agreement.

 

I
acknowledge and understand that by entering into this Release I am waiving and releasing any legal claims I may have relating to my employment
at the Company and the termination of that employment.

 

    	 

     

    

 

This
release includes, but is not limited to, any claims for additional compensation, reimbursement, benefits, or wages in any form, damages,
reemployment, or reinstatement. This release also includes, but is not limited to, all claims under any state, federal or local laws,
including ERISA, 29 USC § 1001 et seq.; Title VII of the Civil Rights Act of 1964, 42 USC § 2000e et seq. as amended; the Pregnancy
Discrimination Act; the Post Civil War Civil Rights Acts, 42 USC §§ 1981-88; the Civil Rights Act of 1991; the Equal Pay Act;
the Age Discrimination in Employment Act; the Americans with Disabilities Act; the Federal Family and Medical Leave Act; the Worker Adjustment
and Retraining Notification Act; the Rehabilitation Act of 1973; the Occupational Safety and Health Act; the Labor Management Relations
Act; the National Labor Relations Act; the Uniformed Services Employment and Reemployment Rights Act; the Fair Labor Standards Act; and
Executive Order 11246, all as amended, including any regulations or guidelines thereunder, and any other applicable or analogous state
or federal law or statutory, local or common law regulating employment including claims for retaliation, wrongful discharge, contract
and tort claims, and any and all claims under any other federal, state or local labor law, civil rights law, fair employment practice
law, or human rights law, any and all claims of slander, libel, defamation, invasion of privacy, intentional or negligent infliction
of emotional distress, intentional or negligent misrepresentation, fraud, violation of public policy, breach of contract, breach of implied
covenant of good faith and fair dealing, personal injury, mental anguish, injury to health and/or personal reputation, prima facie tort,
and any other claim arising out of my employment with or the termination of my employment with the Company, or under any other facts
or circumstances whatsoever, any and all claims for monetary recovery, including but not limited to, back pay, front pay, liquidated,
compensatory, and punitive damages, and attorneys’ fees, experts’ fees, disbursements and costs, which any of the Releasors
ever had, now have, or hereafter can, shall, or may have, for, upon, or by reason of any matter, cause, or thing whatsoever from the
beginning of time to the execution date of this Agreement, against any of the Releasees.

 

	4.	Exceptions
    to Release

 

Notwithstanding
the foregoing, I do not waive (i) any rights and obligations under this Release or the Employment Agreement, (ii) any claim to enforce
my non-forfeitable rights to accrued benefits (within the meaning of Sections 203 and 204 of the Employee Retirement Income Security
Act of 1974, as amended), as of the date of termination of my employment, under applicable retirement or pension plans; (iii) any rights,
if any, to a defense or indemnification from the Company or its insurers for actions I took or failed to take during my employment with
the Company; (iv) any claims to enforce rights under the Consolidated Omnibus Budget Reconciliation Act of 1985 (COBRA) to continue group
health coverage; (v) any rights, if any, as an owner of equity in the Company or as a holder of any stock options, restricted stock units
or performance stock units previously granted to me by the Company; (vii) claims based on events which occur after the date on which
I sign this Release or (vi) any claims that cannot be waived by law or private agreement.

 

In
addition, nothing in this Release prevents me from filing a charge or complaint, reporting to, cooperating with, communicating with,
or participating in any proceeding before the Equal Employment Opportunity Commission, the Occupational Safety and Health Administration,
the United States Department of Labor, the National Labor Relations Board, or other similar federal, state or local agency (the “Government
Agencies”), or from taking any action protected under the whistleblower provisions of any federal or state law (“Protected
Activities”), none of which activities shall constitute a breach of the release or any other non-disparagement or confidentiality
clauses to which I may have agreed to comply. I acknowledge and agree, however, that I am waiving my right to seek or accept any damages,
relief, monetary recovery or award in any proceeding before any of the Government Agencies as that term is defined herein, and in any
proceeding involving any alleged Protected Activities as that term is defined herein. I understand that in connection with any Protected
Activity, I am permitted to disclose documents or other information as permitted by law, and without giving notice to, or receiving authorization
from, the Company. Notwithstanding the foregoing, I agree to take all reasonable precautions to prevent any unauthorized use or disclosure
of any information that may constitute confidential information to any parties other than the Government Agencies.

 

	5.	Time
    for Consideration and Additional Acknowledgements

 

I
acknowledge that I received this Release on [DATE]. I may consider this Release for a period of twenty-one (21 days), until 5:00 PM (Eastern
Time) on [DATE]. In the event I have not executed this Release by the end of this consideration period, the offer shall expire. I can
accept the offer earlier, by executing this Release. If I choose to sign this Release before this twenty-one (21) day period expires,
I acknowledge that I did so voluntarily and that I had the opportunity to take twenty-one (21) days to consider this Release Agreement.

 

    	 

     

    

 

If
I execute this Release, I shall have a period of seven (7) days from the date immediately following the date of my execution of this
Release during which I may revoke this Release. Notice of revocation of this Release shall be made in accordance with Section VII.2
of the Employment Agreement.

 

	6.	Severability

 

If
one or more of the provisions in this Release are deemed void by law, then the remaining provisions will continue in full force and effect.

 

	7.	Applicable Law

 

This
Release will be governed by the laws of the State of Delaware. I hereby expressly consent to the personal jurisdiction of the state and
federal courts located in Delaware for any lawsuit filed there against me by the Company arising from or relating to this Release.

 

	Date:		 	 
	 	 	 	Employee
    Signature
	 	 	 	 
	 	 	 	Brian
    Haugli
	 	 	 	Name
    of Employee

 

    	 

     

    

 

EXHIBIT
B

 

LIST
OF PRIOR INVENTIONS

AND ORIGINAL WORKS OF AUTHORSHIP

 

	Title	 	Date	 	Identifying
    Number or Brief Description
	 	 	 	 	 
	RealCISO
    Inc	 	2020+	 	Risk
    Assessment Company
	 	 	 	 	 
	RealCISO.io
    & .app	 	2020+	 	Domain
    Name Registered
	 	 	 	 	 
	RealCISO	 	2020+	 	Trademark
	 	 	 	 	 
	Cybersecurity
    Risk Management “Mastering the Fundamentals Using the NIST Cybersecurity Framework” Book	 	©
    2022	 	Co-Author
                                            and copywrite holder on book published by Wiley, first edition

     

    ISBN
    9781119816287 (hardback)

	 	 	 	 	 
	RoundView
    Risk LLC	 	2022+	 	Joint
    Venture Insurance Underwriting Platform
	 	 	 	 	 
	CISOlifeTM
    (and variations)	 	2017+	 	Trademark
    and hashtag
	 	 	 	 	 
	brianhaugli.com	 	2017+	 	Domain
    Name Registered
	 	 	 	 	 
	cyberwallofshame.com	 	2018+	 	Domain
    Name Registered
	 	 	 	 	 
	nyciso.com	 	2017+	 	Domain
    Name Registered
	 	 	 	 	 
	newyorkciso.com	 	2017+	 	Domain
    Name Registered
	 	 	 	 	 
	smallciso.com	 	2018+	 	Domain
    Name Registered
	 	 	 	 	 
	shadowkitten.com	 	2022+	 	Domain
    Name Registered – Juliana Haugli

 

Signature
of Employee: ______________________________________

 

Print
Name of Employee: Brian Haugli

 

Date:

 

    	 

     

    

 

EXHIBIT
C

 

Employee
initials to acknowledge receipt at time of hiring ___________

 

TERMINATION
CERTIFICATION

 

This
is to certify that I do not have in my possession, nor have I failed to return, any devices, records, data, notes, reports, proposals,
lists, correspondence, specifications, drawings, blueprints, sketches, materials, equipment, other documents or property, or reproductions
of any aforementioned items belonging to SIDECHANNEL, INC., a Delaware corporation, and/or its subsidiaries, affiliates, partners, predecessors,
successors or assigns (together, the “Company”). I have also provided passwords and access to online line accounts
belonging to the Company.

 

I
further certify that I have complied with all the terms of the Employment Agreement, including the reporting of any inventions and original
works of authorship (as defined therein), conceived or made by me (solely or jointly with others) covered by that agreement.

 

	Date:	 
	 	 
	 	Employee’s
    Signature
	 	 
	 	Brian
    Haugli
	 	Name
    of Employee

 

    	 

     

    

 

EXHIBIT
D

 

Employee
initials to acknowledge receipt at time of hiring ___________

 

CONFLICT
OF INTEREST GUIDELINES

 

It
is the policy of SideChannel, Inc., a Delaware corporation (the “Company”) to conduct its affairs in strict
compliance with the letter and spirit of the law and to adhere to the highest principles of business ethics. Accordingly, all officers,
employees and independent contractors must avoid activities which are in conflict, or give the appearance of being in conflict, with
these principles and with the interests of the Company. The following are potentially compromising situations which must be avoided.
Any exceptions must be reported to an authorized officer of the Company (other than me) and written approval for continuation must be
obtained.

 

1.
Revealing confidential information to outsiders or misusing confidential information. Unauthorized divulging of information is a violation
of this policy whether or not for personal gain and whether or not harm to the Company is intended. (The At-Will Employment, Confidential
Information, Invention Assignment and Arbitration Agreement elaborates on this principle and is binding).

 

2.
Accepting or offering substantial gifts, excessive entertainment, favors or payments which may be deemed to constitute undue influence
or otherwise be improper or embarrassing to the Company.

 

3.
Participating in civic or professional organizations that might involve divulging confidential information of the Company.

 

4.
Initiating or approving personnel actions affecting reward or punishment of employees or applicants where there is a family relationship
or is or appears to be a personal or social involvement.

 

5.
Initiating or approving any form of personal or social harassment of employees.

 

6.
Investing or holding outside directorship in suppliers, customers, or competing companies, including financial speculations, where such
investment or directorship might influence in any manner a decision or course of action of the Company.

 

7.
Borrowing from or lending to employees, customers or suppliers.

 

8.
Acquiring real estate of interest to the Company.

 

9.
Improperly using or disclosing to the Company any proprietary information or trade secrets of any former or concurrent employer or other
person or entity with whom obligations of confidentiality exist.

 

10.
Unlawfully discussing prices, costs, customers, sales or markets with competing companies or their employees.

 

11.
Making any unlawful agreement with distributors with respect to prices.

 

12.
Improperly using or authorizing the use of any inventions which are the subject of patent claims of any other person or entity.

 

13.
Engaging in any conduct which is not in the best interest of the Company.

 

Each
officer, employee and independent contractor must take every necessary action to ensure compliance with these guidelines and to bring
problem areas to the attention of higher management for review. Violations of this conflict of interest policy may result in discharge
without warning.

 

    	 

     

    

 

EXHIBIT
E

 

Employee
initials to acknowledge receipt at time of hiring ___________

 

SIDECHANNEL,
INC.

RESTRICTED STOCK UNIT AWARD GRANT NOTICE

(2021 Omnibus Equity Incentive Plan) 

 

As
a key leader in our business, you are in a position to have significant influence on the performance and success of SideChannel, Inc.
(the “Company”). I am pleased to inform you that, in recognition of the role you play in our collective success, you
have been granted a Restricted Stock Unit Award. This award is subject to the terms and conditions of the Cipherloc Corporation 2021
Omnibus Equity Incentive Plan (the “Plan”), this Grant Notice, and the following Restricted Stock Unit Agreement.
Notwithstanding the foregoing, this Restricted Stock Unit Award shall only become effective, and shall be deemed made, at the time the
Plan becomes effective pursuant to its terms (i.e., upon the approval of the Plan by the Company’s stockholders). The details of
this award are indicated below.

 

	Grantee:
	[___]

	 	 
	Date
                                            of Grant:
	
	 	 
	Number
                                            of Restricted Stock Units:
	[___]

	 	 
	Vesting
                                            Commencement Date:
	
	 	 
	Vesting:
	[___]

	 	 
	Delivery
                                            Dates:
	[___]

 

Name:_______

Title:________

 

Acknowledged
and Agreed as of ____ day of ______, ______.

 

Name:
____________________________________

 

    	 

     

    

 

RESTRICTED
STOCK UNIT AWARD AGREEMENT

 

THIS
RESTRICTED STOCK UNIT AWARD AGREEMENT (together with the above grant notice (the “Grant Notice”), this “Agreement”)
is made and entered into as of the date set forth on the Grant Notice by and between the Company and the individual (the “Grantee”)
set forth on the Grant Notice. Notwithstanding the foregoing, this Agreement shall only become effective, and shall be deemed made, at
the time the Plan becomes effective pursuant to its terms (i.e., upon the approval of the Plan by the Company’s stockholders).

 

WHEREAS,
pursuant to the Cipherloc Corporation 2021 Omnibus Equity Incentive Plan (the “Plan”), the Administrator (the “Administrator”)
has determined that it is to the advantage and best interest of the Company to grant to the Grantee this award of Restricted Stock Units
(the “Restricted Stock Units”) as set forth in the Grant Notice and subject to the terms and provisions of the Plan,
which is incorporated herein by reference, and this Agreement (the “Award”).

 

NOW,
THEREFORE, in consideration of the mutual agreements contained herein, the Grantee and the Company hereby agree as follows:

 

1.
Acceptance of Agreement. Grantee has reviewed all of the provisions of the Plan, the Grant Notice and this Restricted Stock
Unit Award Agreement. By accepting this Award, Grantee agrees that this Award is granted under and governed by the terms and conditions
of the Plan, the Grant Notice and this Restricted Stock Unit Award Agreement, and the applicable provisions contained in a written employment
agreement (if any) between the Company or an Affiliate and the Grantee. Grantee hereby agrees to accept as binding, conclusive and final
all decisions or interpretations of the Administrator on questions relating to the Plan, the Grant Notice, this Agreement and, solely
in so far as they relate to this Award, the applicable provisions contained in a written employment agreement (if any) between the Company
or an Affiliate and the Grantee. If Grantee signs this Agreement and Grant Notice electronically, Grantee’s electronic signature
of this Agreement shall have the same validity and effect as a signature affixed by hand.

 

2.
Grant of Award. The Restricted Stock Units granted hereunder pursuant to Section 9 of the Plan shall be subject to the terms
and provisions of the Plan, and all capitalized terms not otherwise defined herein shall have the meaning ascribed to them in the Plan.
For purposes of this Agreement, “Termination” shall mean the termination of the employment or provision of services
of the Grantee with the Company and all Affiliates thereof (including because of the Grantee’s employer ceasing to be an Affiliate
of the Company); and “Termination Date” shall mean the date of the Termination. For purposes of this Agreement, Termination
will not occur when Grantee goes on a military leave, a sick leave or another bona fide leave of absence that was approved by the Company
in writing if the terms of the leave provide for continued service crediting, or when continued service crediting is required by Applicable
Laws. Notwithstanding the foregoing, an approved leave of absence for six months or less, which does not in fact exceed six months, will
not result in Termination for purposes of this Agreement. However, Termination will occur when approved leave described in this Section
2 ends, unless Grantee immediately returns to active work. Grantee shall be entitled to receive dividends declared during the Restricted
Period with respect to the number of Shares covered by Restricted Stock Units, which dividends will be paid to Grantee at the time (and
to the extent) Shares in respect of the related Restricted Stock Units are delivered to the Grantee under the terms of this Agreement.

 

    	 

     

    

 

3.
Vesting.

 

3.1
Subject to the provisions of the Plan and Section 3.2 of this Agreement, and except as otherwise provided in a written employment
agreement between the Company or an Affiliate and the Grantee (if any), the Restricted Stock Units shall vest in installments as described
in the Grant Notice (each applicable vesting date, a “Vesting Date”), subject to the Grantee not experiencing a Termination
prior to each applicable Vesting Date.

 

3.2
If the Grantee experiences a Termination for any reason other than due to death or Disability following the first anniversary of
the Date of Grant, but prior to an applicable Vesting Date, as of the Termination Date, the Grantee shall forfeit any unvested Restricted
Stock Units. [If the Grantee experiences a Termination due to death or Disability following the first anniversary of the Date of Grant,
but prior to an applicable Vesting Date, all then-unvested Restricted Stock Units which could by their terms otherwise become vested
during the 90-day period following such Termination will remain outstanding for 90 days (and all other Restricted Stock Units will become
forfeited on the date of such Termination). Any such unvested Restricted Stock Units which do not become vested during such 90-day period
will be forfeited upon expiration of such 90-day period.]1

 

4.
Transfer and Settlement of Restricted Stock Units. The Restricted Stock Units issued under this Agreement may not be sold,
transferred or otherwise disposed of and may not be pledged or otherwise hypothecated (each, a “Transfer”). In addition,
Grantee shall not sell any Shares received with respect to Restricted Stock Units (even following settlement of Restricted Stock Units)
at a time when Applicable Laws, regulations or Company’s or underwriter trading policies prohibit such sale. The applicable portion
of this Award (to the extent vested) shall be settled by the Company by the issuance and delivery of Shares as soon as reasonably practical
after (but no later than 60 days after) the Delivery Dates, as indicated in the Grant Notice, to the Grantee (or if applicable, the beneficiaries
of the Grantee). Any issuance of Shares shall be made only in whole Shares, and any fractional shares shall be distributed in an equivalent
cash amount.

 

5.
General.

 

5.1
Governing Law. This Agreement shall be governed by and construed under the laws of the State of Delaware.

 

5.2
Community Property. Without prejudice to the actual rights of the spouses as between each other, for all purposes of this
Agreement, the Grantee shall be treated as agent and attorney-in-fact for that interest held or claimed by his or her spouse with respect
to this Award and the parties hereto shall act in all matters as if the Grantee was the sole owner of this Award. This appointment is
coupled with an interest and is irrevocable.

 

 

 

1
NOTE: To discuss if applicable based on vesting terms.

 

    	 

     

    

 

5.3
No Employment Rights. Nothing contained herein shall be construed as an agreement by the Company or any of its subsidiaries,
express or implied, to employ the Grantee or contract for the Grantee’s services, to restrict the Company’s or such subsidiary’s
right to discharge the Grantee or cease contracting for the Grantee’s services or to modify, extend or otherwise affect in any
manner whatsoever the terms of any employment agreement or contract for services which may exist between the Grantee and the Company
or any Affiliate.

 

5.4
Application to Other Stock. In the event any capital stock of the Company or any other corporation shall be distributed on,
with respect to or in exchange for Shares underlying Restricted Stock Units as a stock dividend, stock split, reclassification, recapitalization
or similar transaction in connection with any merger or reorganization or otherwise, all restrictions, rights and obligations set forth
in this Agreement shall apply with respect to such other capital stock to the same extent as they are, or would have been applicable,
to the Shares underlying Restricted Stock Units on or with respect to which such other capital stock was distributed, and references
to “Company” in respect of such distributed stock shall be deemed to refer to the company to which such distributed stock
relates.

 

5.5
No Third-Party Benefits. Except as otherwise expressly provided in this Agreement, none of the provisions of this Agreement
shall be for the benefit of, or enforceable by, any third-party beneficiary.

 

5.6
Successors and Assigns. Except as provided herein to the contrary, this Agreement shall be binding upon and inure to the benefit
of the parties, their respective successors and permitted assigns.

 

5.7
No Assignment. Except as otherwise provided in this Agreement, the Grantee may not assign any of his or her rights under this
Agreement without the prior written consent of the Company, which consent may be withheld in its sole discretion. The Company shall be
permitted to assign its rights or obligations under this Agreement so long as such assignee agrees to perform all of the Company’s
obligations hereunder.

 

5.8
Severability. The validity, legality or enforceability of the remainder of this Agreement shall not be affected even if one
or more of the provisions of this Agreement shall be held to be invalid, illegal or unenforceable in any respect.

 

5.9
Equitable Relief. The Grantee acknowledges that, in the event of a threatened or actual breach of any of the provisions of
this Agreement, damages alone will be an inadequate remedy, and such breach will cause the Company great, immediate and irreparable injury
and damage. Accordingly, the Grantee agrees that the Company shall be entitled to injunctive and other equitable relief, and that such
relief shall be in addition to, and not in lieu of, any remedies it may have at law or under this Agreement.

 

5.10
Jurisdiction. Any suit, action or proceeding with respect to this Agreement, or any judgment entered by any court in respect
of any thereof, shall be brought in any court of competent jurisdiction in the State of Delaware, and the Company and the Grantee hereby
submit to the exclusive jurisdiction of such courts for the purpose of any such suit, action, proceeding or judgment. The Grantee and
the Company hereby irrevocably waive (i) any objections which it may now or hereafter have to the laying of the venue of any suit, action
or proceeding arising out of or relating to this Agreement brought in any court of competent jurisdiction in the State of Delaware and
(ii) any claim that any such suit, action or proceeding brought in any such court has been brought in any inconvenient forum.

 

    	 

     

    

 

5.11
Taxes. By agreeing to this Agreement, the Grantee represents that he or she has reviewed with his or her own tax advisors
the federal, state, local and foreign tax consequences of the transactions contemplated by this Agreement and that he or she is relying
solely on such advisors and not on any statements or representations of the Company or any of its agents. The Company shall be entitled
to require a cash payment by or on behalf of the Grantee and/or to deduct from the Shares or cash issuable hereunder or from other compensation
payable to the Grantee the minimum amount of any sums required by federal, state or local tax law to be withheld (or other such sums
that that will not cause adverse accounting consequences for the Company and is permitted under applicable withholding rules promulgated
by the Internal Revenue Service or another applicable governmental entity) with respect to the Restricted Stock Unit Award.

 

5.12
Section 409A Compliance. The intent of the parties is that payments and benefits under this Agreement comply with Section
409A of Code to the extent subject thereto, and, accordingly, to the maximum extent permitted, this Agreement shall be interpreted and
be administered to be in compliance therewith. Notwithstanding anything contained herein to the contrary, to the extent required to avoid
accelerated taxation and/or tax penalties under Section 409A of the Code, the Grantee shall not be considered to have separated from
service with the Company for purposes of this Agreement and no payment shall be due to the Grantee under this Agreement on account of
a separation from service until the Grantee would be considered to have incurred a “separation from service” from the Company
within the meaning of Section 409A of the Code. Any payments described in this Agreement that are due within the “short-term deferral
period” as defined in Section 409A of the Code shall not be treated as deferred compensation unless applicable law requires otherwise.
Notwithstanding anything to the contrary in this Agreement, to the extent that any amounts are payable upon a separation from service
and such payment would result in accelerated taxation and/or tax penalties under Section 409A of the Code, such payment, under this Agreement
or any other agreement of the Company, shall be made on the first business day after the date that is six (6) months following such separation
from service (or death, if earlier). The Company makes no representation that any or all of the payments described in this Agreement
will be exempt from or comply with Section 409A of the Code and makes no undertaking to preclude Section 409A of the Code from applying
to any such payment. If it is determined that the terms of this Agreement have been structured in a manner that would result in adverse
tax treatment under Section 409A of the Code, the parties agree to cooperate in taking all reasonable measures to restructure the arrangement
to minimize or avoid such adverse tax treatment without materially impairing Grantee’s economic rights. The Grantee shall be solely
responsible for the payment of any taxes and penalties incurred under Section 409A.

 

    	 

     

    

 

5.13
Headings. The section headings in this Agreement are inserted only as a matter of convenience, and in no way define, limit,
extend or interpret the scope of this Agreement or of any particular section.

 

5.14
Number and Gender. Throughout this Agreement, as the context may require, (a) the masculine gender includes the feminine and
the neuter gender includes the masculine and the feminine; (b) the singular tense and number includes the plural, and the plural tense
and number includes the singular; (c) the past tense includes the present, and the present tense includes the past; (d) references to
parties, sections, paragraphs and exhibits mean the parties, sections, paragraphs and exhibits of and to this Agreement; and (e) periods
of days, weeks or months mean calendar days, weeks or months.

 

5.15
Electronic Delivery and Disclosure. The Company may, in its sole discretion, decide to deliver or disclose, as applicable,
any documents related to this Award granted under the Plan, future awards that may be granted under the Plan, the prospectus related
to the Plan, the Company’s annual reports or proxy statements by electronic means or to request Grantee’s consent to participate
in the Plan by electronic means, including, but not limited to, the Securities and Exchange Commission’s Electronic Data Gathering,
Analysis, and Retrieval system or any successor system (“EDGAR”). Grantee hereby consents to receive such documents
delivered electronically or to retrieve such documents furnished electronically (including on EDGAR), as applicable, and agrees to participate
in the Plan through any online or electronic system established and maintained by the Company or another third party designated by the
Company.

 

5.16
Data Privacy. Grantee agrees that all of Grantee’s information that is described or referenced in this Agreement and
the Plan may be used by the Company, its affiliates and the designated broker and its affiliates to administer and manage Grantee’s
participation in the Plan.

 

5.17
Acknowledgments of Grantee. Grantee has reviewed the Plan and this Agreement in their entirety, has had an opportunity to
obtain the advice of counsel prior to executing this Agreement, fully understands all provisions of the Plan and this Agreement and,
by accepting the Grant Notice, acknowledges and agrees to all of the provisions of the Plan and this Agreement.

 

5.18
Complete Agreement. The Grant Notice, this Agreement, the Plan and applicable provisions (if any) contained in a written employment
agreement between the Company or an Affiliate and the Grantee constitute the parties’ entire agreement with respect to the subject
matter hereof and supersede all agreements, representations, warranties, statements, promises and understandings, whether oral or written,
with respect to the subject matter hereof.

 

5.19
Waiver of Jury Trial. TO THE EXTENT EITHER PARTY INITIATES LITIGATION INVOLVING THIS AGREEMENT OR ANY ASPECT OF THE RELATIONSHIP
BETWEEN US (EVEN IF OTHER PARTIES OR OTHER CLAIMS ARE INCLUDED IN SUCH LITIGATION), ALL OF THE PARTIES WAIVE THEIR RIGHT TO A TRIAL BY
JURY. THIS WAIVER WILL APPLY TO ALL CAUSES OF ACTION THAT ARE OR MIGHT BE INCLUDED IN SUCH ACTION, INCLUDING CLAIMS RELATED TO THE ENFORCEMENT
OR INTERPRETATION OF THIS AGREEMENT, ALLEGATIONS OF STATE OR FEDERAL STATUTORY VIOLATIONS, FRAUD, MISREPRESENTATION, OR SIMILAR CAUSES
OF ACTION, AND IN CONNECTION WITH ANY LEGAL ACTION INITIATED FOR THE RECOVERY OF DAMAGES BETWEEN OR AMONG US OR BETWEEN OR AMONG ANY
OF OUR OWNERS, AFFILIATES, OFFICERS, EMPLOYEES OR AGENTS.

 

5.20
Waiver. The Grantee acknowledges that a waiver by the Company of a breach of any provision of this Agreement shall not operate
or be construed as a waiver of any other provision of this Agreement, or of any subsequent breach by the Grantee.

 

5.21
Signature in Counterparts. This Agreement may be signed in counterparts, each of which shall be an original, with the same
effect as if the signatures thereto and hereto were upon the same instrument.

 

5.22
Amendments and Termination. To the extent permitted by the Plan, this Agreement may be wholly or partially amended, altered
or terminated at any time or from time to time by the Administrator or the Board, but no amendment, alteration or termination shall be
made that would materially impair the rights of a Grantee under this Restricted Stock Unit Award Agreement without such Grantee’s
consent.

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