Document:

FORM OF EMPLOYMENT AGREEMENT

    

    

    This Employment Agreement (this “Agreement”) is entered into and made effective as of October 23, 2021 (the “Effective Date”), by and between PyraMax Bank, FSB, a federally chartered savings bank (the “Bank”) and Daniel Kempel (the “Executive”). 

      The Bank and Executive are sometimes collectively referred to herein as the “parties.”  Any reference to the “Company” shall mean 1895 Bancorp of Wisconsin, Inc., the Maryland chartered stock holding company of
      the Bank.  The Company is a signatory to this Agreement for the purpose of guaranteeing the Bank’s performance hereunder.

    WITNESSETH

    WHEREAS, Executive has been promoted to fill the role of Senior Vice President and Chief Credit Officer of the Bank upon
      the resignation and retirement of the existing Chief Credit Officer;

    WHEREAS, the Bank desires to assure itself of the continued availability of the Executive’s services as provided in this Agreement; and

    

    

     WHEREAS, the
        Executive is willing to serve the Bank on the terms and conditions hereinafter set forth.

    

    

    NOW, THEREFORE, in consideration of the mutual covenants herein contained, and upon the terms and conditions hereinafter
      provided, the parties hereby agree as follows:

    1. POSITION AND RESPONSIBILITIES.

    During the term of this Agreement Executive shall serve as Senior Vice President and Chief Credit Officer of the Bank, and Executive accepts such employment,
      subject to the terms and conditions set forth in this Agreement.  Executive shall have such duties, responsibilities and powers as are set forth by the Board of Directors of the Bank, the Chief Executive Officer and/or the President of the Bank
      provided that such duties are generally consistent with those as Senior Vice President and Chief Credit Officer.

    2. TERM AND DUTIES.

    

    (a) Eighteen-Month Contract with Annual Renewal.  The term (“Term”) of this Agreement shall commence as of the Effective Date and shall continue, initially, through  December 31, 2022.  On January
        8, 2022 (for these purposes, referred to herein as the “Anniversary Date”), the disinterested members of the Board of Directors of the Bank (the “Board”) will meet to
        consider the renewal or nonrenewal of this Agreement.  In connection with such consideration, the Compensation Committee of the Board, with input from the Bank’s President, shall conduct a comprehensive performance evaluation of Executive for
        purposes of determining whether to extend this Agreement through July 8, 2023, which decision shall be included in the minutes of the Board’s meeting.  If the decision is not to renew this Agreement, then the Board shall provide Executive with a
        written notice of non-renewal (“Non-Renewal Notice”) that this Agreement shall terminate at the end of its then Term (i.e., December 31, 2022).  Assuming the renewal of the Agreement on January 8, 2022, the
        Agreement shall have a Term ending July 8, 2023.  Thereafter, each following January 8th, commencing January 8, 2023, the Board shall again perform a comprehensive performance evaluation to determine whether to again extend the agreement
        for twelve months beyond its’ then Term.  Notwithstanding the foregoing, in the event that the Company or the Bank has entered into an agreement to effect a transaction which would be considered a Change in Control as defined below, then, unless
        Executive has previously been informed that this Agreement shall not be renewed) the term of this Agreement shall be extended and shall terminate eighteen (18) months following the date on which the Change in Control occurs.

    
      1

      
        

    

    

    (b) Termination of Employment.  Notwithstanding anything contained in this Agreement to the contrary, either Executive or the Bank may terminate Executive’s employment with the Bank at any time during the term of this Agreement, subject
        to the terms and conditions of this Agreement.

    (c) Continued
          Employment Following Expiration of Term.  Nothing in this Agreement shall mandate or prohibit a continuation of Executive’s employment following the expiration of the term of this Agreement, upon such terms and conditions as the Bank and
        Executive may mutually agree.

    

    

    (d) Duties; Membership on Other Boards.  During the term of this Agreement, except for periods of absence occasioned by illness, reasonable vacation periods, and reasonable leaves of absence approved by the Board, Executive shall devote
        substantially all of his business time, attention, skill, and efforts to the faithful performance of his duties hereunder, including activities and services related to his position as Senior Vice President and Chief Credit Officer; provided,
        however, that, Executive may serve, or continue to serve, on the boards of directors of, and hold any other offices or positions in, business companies or business or civic organizations, which, in the Board’s judgment, will not present any
        conflict of interest with the Bank, or materially affect the performance of Executive’s duties pursuant to this Agreement.  Executive shall provide the Board of Directors annually for its approval a list of organizations for which the Executive
        acts as a director or officer.

    
      	
              3.

            	
                       COMPENSATION, BENEFITS AND REIMBURSEMENT.

            

    

    (a) Base Salary. 

        In consideration of Executive’s performance of the duties set forth in Section 2, the Bank shall provide Executive the compensation specified in this Agreement.  The Bank shall pay Executive a salary of $128,000.08 per year (“Base Salary”).  The Base Salary shall be payable biweekly, or with such other frequency as officers of the Bank are generally paid. During the term of this Agreement, the Base Salary shall be reviewed from time
        to time by the Board or by a committee designated by the Board, and the Bank may increase, but not decrease (except for a decrease that is generally applicable to all senior management employees) Executive’s Base Salary.  Any increase in Base
        Salary shall become the “Base Salary” for purposes of this Agreement.

    
      2

      
        

    

    

    

    (b) Bonus
          Compensation.

    (i) Annual
          Bonus. Executive will be eligible for an annual performance-based bonus, based on the criteria determined by the Board.  Additionally, Executive will be eligible for a discretionary bonus in the sole discretion of the Board.  Executive shall
        be entitled to equitable participation in incentive compensation and bonuses in any plan or arrangement of the Bank or the Company in which Executive is eligible to participate.  Nothing paid to Executive under any such plan or arrangement will be
        deemed to be in lieu of other compensation to which Executive is entitled under this Agreement.

    (c) Employee
          Benefits.  The Bank shall provide Executive with employee benefit plans, arrangements and perquisites substantially equivalent to those in which Executive was participating or from which he was deriving benefit immediately prior to the
        commencement of the term of this Agreement, and the Bank shall not, without Executive’s prior written consent, make any changes in such plans, arrangements or perquisites that would adversely affect Executive’s rights or benefits thereunder, except
        as to any changes that are applicable to all participating employees.  Without limiting the generality of the foregoing provisions of this Section 3(c), Executive will be entitled to participate in and receive benefits under any employee benefit
        plans including, but not limited to, retirement plans, supplemental retirement plans, pension plans, profit-sharing plans, health-and-accident insurance plans, medical coverage or any other employee benefit plan or arrangement made available by the
        Bank and/or the Company in the future to its senior executives, including any stock benefit plans, subject to and on a basis consistent with the terms, conditions and overall administration of such plans and arrangements.

    (d) Paid Time
          Off.  Executive shall be entitled to paid vacation time each year during the term of this Agreement (measured on a fiscal or calendar year basis, in accordance with the Bank’s usual practices), as well as sick leave, holidays and other paid
        absences in accordance with the Bank’s policies and procedures for senior executives.  Any unused paid time off during an annual period shall be treated in accordance with the Bank’s personnel policies as in effect from time to time.

    (e) Expense
          Reimbursements.  The Bank shall also pay or reimburse Executive for all reasonable travel, entertainment and other reasonable expenses incurred by Executive during the course of performing his obligations under this Agreement, including,
        without limitation, fees for memberships in such clubs and organizations as Executive and the Board shall mutually agree are necessary and appropriate in connection with the performance of his duties under this Agreement, upon presentation to the
        Bank of an itemized account of such expenses in such form as the Bank may reasonably require, provided that such payment or reimbursement shall be made as soon as practicable but in no event later than March 15 of the year following the year in
        which such right to such payment or reimbursement occurred.

    4. PAYMENTS TO EXECUTIVE UPON AN EVENT OF TERMINATION.

    (a) Upon the
        occurrence of an Event of Termination (as herein defined) during the term of this Agreement, the provisions of this Section 4 shall apply; provided, however, that in the event such Event of Termination occurs within eighteen (18) months following a
        Change in Control (as defined in Section 5 hereof), Section 5 shall apply instead. As used in this Agreement, an “Event of Termination’’ shall mean and include any one or more of the following:

    
      3

      
        

    

    
      	
              (i)

            	
              the involuntary termination of Executive’s employment hereunder by the Bank for any reason other than termination governed by
                Section 5 (in connection with or following a Change in Control), Section 6 (due to Disability or death), Section 7 (due to Retirement), or  Section 8 (for Cause), provided that such termination constitutes a “Separation from Service” within
                the meaning of Section 409A of the Internal Revenue Code (“Code”); or

            

    

    
      	
              (ii)

            	
              Executive’s resignation from the Bank’s employ upon any of the following, unless consented to by Executive:

            

    

    (A) failure to appoint Executive to the position set forth in Section 1, or a material change in Executive’s function, duties, or responsibilities, which change would cause Executive’s position to become one of lesser
        responsibility, importance, or scope from the position and responsibilities described in Section 1, to which Executive has not agreed in writing (and any such material change shall be deemed a continuing breach of this Agreement by the Bank);

    (B) a relocation of Executive’s principal place of employment to a location that is more than 35 miles from the location of the Bank’s principal executive offices as of the date of this
        Agreement;

    (C) a material reduction in the benefits and perquisites, including Base Salary, to Executive from those being provided as of the Effective Date (except for any reduction that is part of a reduction in pay or benefits that is
        generally applicable to officers or employees of the Bank);

    

    

    (D) a liquidation or dissolution of the Bank; or

    (E) a material breach of this Agreement by the Bank.

    Upon the occurrence of any event described in clause (ii) above, Executive shall have the right to elect to terminate his employment under this Agreement by resignation for “Good
      Reason” upon not less than thirty (30) days prior written notice given within a reasonable period of time (not to exceed ninety (90) days) after the event giving rise to the right to elect, which termination by Executive shall be an Event of
      Termination.  The Bank shall have thirty (30) days to cure the condition giving rise to the Event of Termination, provided that the Bank may elect to waive said thirty (30) day period.  For the avoidance of doubt, the non-renewal of this Agreement
      under Section 2(a) hereof, without the occurrence of an Event of Termination under this Section 4(a)(ii) prior to the end of the term of this Agreement, shall not be considered an event that would permit the Executive to resign for Good Reason and
      receive a severance payment.

    
      4

      
        

    

    (b) Upon the
        occurrence of an Event of Termination, the Bank shall pay Executive, or, in the event of his subsequent death, his beneficiary or beneficiaries, or his estate, as the case may be, as severance pay or liquidated damages, or
        both, the Base Salary and bonus(es) that Executive would be entitled to for the remaining unexpired term of the Agreement.  For purposes of determining the bonus(es) payable hereunder, the bonus(es) will be deemed to be equal to the average annual
        bonus paid over the prior two years, and (ii) otherwise paid at such time as such bonus would have been paid absent an Event of Termination (i.e., if only one bonus would otherwise be paid during the remaining term, then one bonus will be included
        in the calculation).  Such payments shall be paid in a lump sum on or before the 30th day following the Executive’s Separation from Service (within the meaning of Section 409A of the Code), unless the payment is due in connection with a
        termination program involving more than one employee, in which case the payment shall be due within no more than the 60th day following Executive’s Separation from Service, and shall not be reduced in the event Executive obtains other
        employment following the Event of Termination.  Notwithstanding the foregoing, Executive shall not be entitled to any payments or benefits under this Section 4 unless and until (i) Executive executes a release of his claims against the Bank, the
        Company and any affiliate, and their officers, directors, successors and assigns, releasing said persons from any and all claims, rights, demands, causes of action, suits, arbitrations or grievances relating to the employment relationship,
        including claims under the Age Discrimination in Employment Act, but not including claims for benefits under tax-qualified plans or other benefit plans in which Executive is vested, claims for benefits required by applicable law or claims with
        respect to obligations set forth in this Agreement that survive the termination of this Agreement (the “Release”), and (ii) the payments and benefits shall begin on the 30th day following the date
        of the Executive’s Separation from Service, provided that before that date, the Executive has signed (and not revoked) the Release and the Release is irrevocable under the time period set forth under applicable law.

    (c) Upon the occurrence of an Event of Termination, the Bank shall provide, at the Bank’s expense, for the remaining unexpired term of the Agreement, nontaxable medical and dental coverage and life insurance coverage
        substantially comparable, as reasonably available, to the coverage maintained by the Bank for Executive and his dependents prior to the Event of Termination, except to the extent such coverage may be changed in its application to all Bank employees
        and then such coverage provided to Executive and his dependents shall be commensurate with such changed coverage.  Notwithstanding the foregoing, if applicable law prohibits (including, but not limited to, laws
        prohibiting discriminating in favor of highly compensated employees), or, if participation by the Executive is not permitted under the terms of the applicable health or life insurance plans, or if providing such benefits would subject the Bank to
        penalties, then the Bank shall pay the Executive a cash lump sum payment reasonably estimated to be equal to the value (or the remaining value) of such non-taxable medical and dental benefits, with such payment to be made by lump sum within ten
        (10) business days of the Date of Termination, or if later, the date on which the Bank determines that such insurance coverage (or the remainder of such insurance coverage) cannot be provided for the foregoing reasons.

    (d) For purposes
        of this Agreement, a “Separation from Service” shall have occurred if the Bank and Executive reasonably anticipate that either no further services will be performed by the Executive after the date of the Event of Termination (whether as an employee
        or as an independent contractor) or the level of further services performed will not exceed 49% of the average level of bona fide services in the thirty-six (36) months immediately preceding the Event of Termination.  For all purposes hereunder,
        the definition of Separation from Service shall be interpreted consistent with Treasury Regulation Section 1.409A-1(h)(ii).  If Executive is a Specified Employee, as defined in Code Section 409A and any payment to be made under sub-paragraph (b) or
        (c) of this Section 4 shall be determined to be subject to Code Section 409A, then if required by Code Section 409A, such payment or a portion of such payment (to the minimum extent possible) shall be delayed and shall be paid on the first day of
        the seventh month following Executive’s Separation from Service.

    
      5

      
        

    

    5. CHANGE IN CONTROL.

    (a) Any payments
        made to Executive pursuant to this Section 5 are in lieu of any payments that may otherwise be owed to Executive pursuant to this Agreement under Section 4, such that Executive shall either receive payments pursuant to Section 4 or pursuant to
        Section 5, but not pursuant to both Sections.

    

    

    (b) For purposes
        of this Agreement, the term “Change in Control” shall mean:

    	

          	(1)	
            Merger:  The Company or the Bank merges into or consolidates with another entity, or merges another Bank or corporation into the Bank or the Company, and as a result, less than a majority of the combined
              voting power of the resulting corporation immediately after the merger or consolidation is held by persons who were stockholders of the Company or the Bank immediately before the merger or consolidation;

          

    	

          	(2)	
            Acquisition of Significant Share Ownership:  A person or persons acting in concert has or have become the beneficial owner of 25% or more of a class of the Company’s or the Bank’s voting securities;
              provided, however, this clause (2) shall not apply to beneficial ownership of the Company’s or the Bank’s voting shares held in a fiduciary capacity by an entity of which the Company directly or indirectly beneficially owns 50% or more of its
              outstanding voting securities;

          

    	

          	(3)	
            Change in Board Composition:  During any period of two consecutive years, individuals who constitute the Company’s or the Bank’s Board of Directors at the beginning of the two-year period cease for any
              reason to constitute at least a majority of the Company’s or the Bank’s Board of Directors; provided, however, that for purposes of this clause (c), each director who is first elected by the board (or first nominated by the board for election
              by the stockholders or corporators) by a vote of at least two-thirds (2/3) of the directors who were directors at the beginning of the two-year period shall be deemed to have also been a director at the beginning of such period; or

          

    	

          	(4)	
            Sale of Assets:  The Company or the Bank sells to a third party all or substantially all of its assets.

          

     

      

    
      6

      
        

    

    (c) Upon the
        occurrence of a Change in Control followed within eighteen (18) months by an Event of Termination (as defined in Section 4 hereof), Executive shall receive as severance pay or liquidated damages, or both, a lump sum cash payment equal to one and
        one half times the sum of (i) Executive’s highest annual rate of Base Salary paid to Executive at any time under this Agreement, plus (ii) the highest bonus paid to Executive with respect to the three completed fiscal years prior to the Change in
        Control.  Such payment shall be paid in a lump sum within ten (10) days of the Executive’s Separation from Service (within the meaning of Section 409A of the Code) and shall not be reduced in the event Executive obtains other employment following
        the Event of Termination.

    (d)         Upon
        the occurrence of a Change in Control followed within eighteen (18) months by an Event of Termination (as defined in Section 4 hereof), the Bank (or its successor) shall provide at the Bank’s (or its successor’s) expense, nontaxable medical and
        dental coverage and life insurance coverage substantially comparable, as reasonably available, to the coverage maintained by the Bank for Executive and his dependents prior to his termination, except to the extent such coverage may be changed in
        its application to all Bank employees and then the coverage provided to Executive and his dependents shall be commensurate with such changed coverage.  Such coverage shall cease eighteen (18) months following the termination of Executive’s
        employment.  Notwithstanding the foregoing, if applicable law prohibits (including, but not limited to, laws prohibiting discriminating in favor of highly compensated employees), or, if participation by the Executive is not permitted under the
        terms of the applicable health or life insurance plans, or if providing such benefits would subject the Bank to penalties, then the Bank shall pay the Executive a cash lump sum payment reasonably estimated to be equal to the value (or the remaining
        value) of such non-taxable medical and dental benefits, with such payment to be made by lump sum within ten (10) business days of the Date of Termination, or if later, the date on which the Bank determines that such insurance coverage (or the
        remainder of such insurance coverage) cannot be provided for the foregoing reasons.  

    
      	
              6.

            	
                    TERMINATION FOR DISABILITY OR DEATH.

            

    

    (a) Termination of
        Executive’s employment based on “Disability” shall be construed to comply with Section 409A of the Internal Revenue Code and shall be deemed to have occurred if: (i) Executive is unable to engage in any substantial gainful activity by reason of any
        medically determinable physical or mental impairment that can be expected to result in death, or last for a continuous period of not less than 12 months, and as a result, Executive is receiving income replacement benefits for a period of not less
        than three months under an accident and health plan covering employees of the Bank or the Company; or (ii) Executive is determined to be totally disabled by the Social Security Administration. The provisions of Sections 6(b) shall apply upon the
        termination of the Executive’s employment based on Disability.  Upon the determination that Executive has suffered a Disability, disability payments hereunder shall commence within thirty (30) days.

    (b) To the extent
        permitted by applicable law, the Bank shall cause to be continued life insurance coverage and non-taxable medical and dental coverage substantially comparable, as reasonably available, to the coverage maintained by the Bank for Executive and
        Executive’s dependents prior to the termination of his employment based on Disability (in accordance with its customary co-pay percentages), except to the extent such coverage may be changed in its application to all Bank employees or not available
        on an individual basis to an employee terminated based on Disability.  This coverage shall cease upon the earlier of (i) the date Executive returns to the full-time employment of the Bank; (ii) Executive’s full-time employment by another employer;
        or (iii) twelve (12) months after the date of termination of Executive’s employment based on Disability. Nothing herein shall be construed to prevent Executive from continuing such
        coverage for the remainder of the applicable COBRA period at his own expense.  If participation by the Executive is not permitted under the terms of an applicable plan (i.e., such as the group life insurance plan), the Bank shall provide Executive
        with reimbursement (payable on a monthly basis) of premiums paid by the Executive to obtain similar benefits for the period specified above; provided, however, that the reimbursement shall not exceed the cost of the monthly premiums for active
        employees.

    
      7

      
        

    

    (c) In the event of Executive’s death during the term of this Agreement, his estate, legal representatives or named beneficiaries (as directed by Executive in writing) shall be paid Executive’s Base Salary at the rate in effect at the time of
        Executive’s death in accordance with the regular payroll practices of the Bank for a period of six (6) months from the date of Executive’s death.  Such payments are in addition to any life insurance benefits that Executive’s beneficiaries may be
        entitled to receive under any employee benefit plan maintained by the Bank for the benefit of Executive, including, but not limited to, the Bank’s tax-qualified retirement plans.  In addition, the Bank shall continue to provide for twelve (12)
        months after Executive’s death non-taxable medical, dental and other insurance benefits substantially comparable to the coverage maintained by the Bank for Executive’s dependents prior to his death (in accordance with the customary co-pay
        percentages).  Nothing herein shall be construed to prevent Executive’s eligible dependents from continuing such coverage for the remainder of any applicable COBRA period at their own expense.

    
      	
              7.

            	
                    TERMINATION UPON RETIREMENT.

            

    

    Termination of Executive’s employment based on “Retirement” shall mean termination of Executive’s employment at any time (other than a termination pursuant to
      Section 5) after Executive reaches age 65 or in accordance with any retirement policy established by the Board with Executive’s consent as it applies to him.  Upon termination of Executive based on Retirement, no amounts or benefits shall be due
      Executive under this Agreement, and Executive shall be entitled to all benefits under any retirement plan of the Bank and other plans to which Executive is a party, subject to the terms of such plan.

    
      	
              8.

            	
                    TERMINATION FOR CAUSE.

            

    

    (a) The Bank may terminate Executive’s employment at any time, but any termination other than termination for “Cause,” as defined herein, shall not prejudice Executive’s right to compensation or other benefits under this Agreement.  Executive
        shall have no right to receive compensation or other benefits for any period after termination for “Cause.”  The term “Cause” as used herein, shall exist when there has been a good faith determination by the Board that there shall have occurred one
        or more of the following events with respect to the Executive:

    
      	
              (1)

            	
              personal dishonesty in performing Executive’s duties on behalf of the Bank;

            

    

    

    

    
      8

      
        

    

    
      	
              (2)

            	
              incompetence in performing Executive’s duties on behalf of the Bank;

            

    

    

    

    
      	
              (3)

            	
              willful misconduct that in the judgment of the Board will likely cause economic damage to the Bank or injury to the business reputation of the Bank;

            

    

    

    

    
      	
              (4)

            	
              breach of fiduciary duty involving personal profit;

            

    

    

    

    
      	
              (5)

            	
              material breach of the Bank’s Code of Ethics;

            

    

    

    

    
      	
              (6)

            	
              intentional failure to perform stated duties under this Agreement after written notice thereof from the Board;

            

    

    

    

    
      	
              (7)

            	
              willful violation of any law, rule or regulation (other than traffic violations or similar offenses) that reflect adversely on the reputation of the Bank, any felony conviction, any violation
                of law involving moral turpitude, or any violation of a final cease-and-desist order; or

            

    

    

    

    
      	
              (8)

            	
              material breach by Executive of any provision of this Agreement.

            

    

    

    

    Notwithstanding the foregoing, Cause shall not be deemed to exist unless there shall have been delivered to the Executive a copy of a resolution duly adopted by the affirmative
      vote of not less than a majority of the entire membership of the Board at a meeting of the Board called and held for the purpose (after reasonable notice to the Executive and an opportunity for the Executive to be heard before the Board), finding
      that in the good faith opinion of the Board the Executive was guilty of conduct described above and specifying the particulars thereof.  Prior to holding a meeting at which the Board is to make a final determination whether Cause exists, if the Board
      determines in good faith at a meeting of the Board, by not less than a majority of its entire membership, that there is probable cause for it to find that the Executive was guilty of conduct constituting Cause as described above, the Board may
      suspend the Executive from his duties hereunder for a reasonable period of time not to exceed fourteen (14) days pending a further meeting  at which the Executive shall be given the opportunity to be heard before the Board.  Upon a finding of Cause,
      the Board shall deliver to the Executive a Notice of Termination, as more fully described in Section 9 below.

    (b) For purposes
        of this Section 8, no act or failure to act, on the part of Executive, shall be considered “willful” unless it is done, or omitted to be done, by Executive in bad faith or without reasonable belief that Executive’s action or omission was in the
        best interests of the Bank.  Any act, or failure to act, based upon the direction of the Board or based upon the advice of counsel for the Bank shall be conclusively presumed to be done, or omitted to be done, by Executive in good faith and in the
        best interests of the Bank.

    

    

    
      	
              9.     NOTICE.

              

            	
              

              

            

    

    (a) Any purported
        termination by the Bank for Cause shall be communicated by Notice of Termination to Executive.  If, within thirty (30) days after any Notice of Termination for Cause is given, Executive notifies the Bank that a dispute exists concerning the
        termination, the parties shall promptly proceed to arbitration, as provided in Section 19.  Notwithstanding the pendency of any such dispute, the Bank shall discontinue paying Executive’s compensation until the dispute is finally resolved in
        accordance with this Agreement.  If it is determined that Executive is entitled to compensation and benefits under Section 4 or 5, the payment of such compensation and benefits by the Bank shall commence immediately following the date of resolution
        by arbitration, with interest due Executive on the cash amount that would have been paid pending arbitration (at the prime rate as published in The Wall Street Journal from time to time).

    
      9

      
        

    

    (b) Any other
        purported termination by the Bank or by Executive shall be communicated by a “Notice of Termination” (as defined in Section 9(c)) to the other party.  If, within thirty (30) days after any Notice of Termination is given, the party receiving such
        Notice of Termination notifies the other party that a dispute exists concerning the termination, the parties shall promptly proceed to arbitration as provided in Section 19.  Notwithstanding the pendency of any such dispute, the Bank shall continue
        to pay Executive his Base Salary, and other compensation and benefits in effect when the notice giving rise to the dispute was given (except as to termination of Executive for Cause); provided, however, that such payments and benefits shall not
        continue beyond the remaining unexpired Term of this Agreement.  In the event the voluntary termination by Executive of his employment is disputed by the Bank, and if it is determined in arbitration that Executive is not entitled to termination
        benefits pursuant to this Agreement, he shall return all cash payments made to him pending resolution by arbitration, with interest thereon at the prime rate as published in The Wall Street Journal from
        time to time, if it is determined in arbitration that Executive’s voluntary termination of employment was not taken in good faith and not in the reasonable belief that grounds existed for his voluntary termination.  If it is determined that
        Executive is entitled to receive severance benefits under this Agreement, then any continuation of Base Salary and other compensation and benefits made to Executive under this Section 9 shall offset the amount of any severance benefits that are due
        to Executive under this Agreement.

    (c) For purposes
        of this Agreement, a “Notice of Termination” shall mean a written notice that shall indicate the specific termination provision in this Agreement relied upon and shall set forth in reasonable detail the facts and circumstances claimed to provide a
        basis for termination of Executive’s employment under the provision so indicated.

    
      	
              10.

            	
                    POST-TERMINATION OBLIGATIONS.

            

    

    (a) One-Year Non-Solicitation.  Executive hereby covenants and agrees that, for a period of one year following his termination of employment with the Bank, he shall not, without the written consent of the
        Bank, either directly or indirectly solicit, offer employment to, or take any other action intended (or that a reasonable person acting in like circumstances would expect) to have the effect of causing any officer or employee of the Bank or the
        Company, or any of their respective subsidiaries or affiliates, to terminate his or her employment and accept employment or become affiliated with, or provide services for compensation in any capacity whatsoever to, any business whatsoever that
        competes with the business of the Bank or the Company, or any of their direct or indirect subsidiaries or affiliates or has headquarters or offices within 35 miles  of the locations in which the Bank or the Company has business operations or has
        filed an application for regulatory approval to establish an office;

    
      10

      
        

    

    

    

    (b) One-Year Non-Competition.  Executive hereby covenants and agrees that, for a period of one year following his termination of employment with the Bank, he shall not, without the written consent of the Bank,
        either directly or indirectly become an officer, employee, consultant, director, independent contractor, agent, sole proprietor, joint venturer, greater than 5% equity owner or stockholder, partner or trustee of any savings association, savings and
        loan association, savings and loan holding company, credit union, bank or bank holding company, insurance company or agency, any mortgage or loan broker or any other financial services entity or business that competes with the business of the Bank
        or its affiliates or has headquarters or offices within 35 miles of Greenfield, Wisconsin  Notwithstanding the foregoing, this non-competition restriction shall not apply if Executive’s employment is terminated following a Change in Control (as
        defined in this Agreement).

    

    

    (c)   As used in
        this Agreement, “Confidential Information” means information belonging to the Bank which is of value to the Bank in the course of conducting its business and the disclosure of which could result in a competitive or other disadvantage to the Bank.
        Confidential Information includes, without limitation, financial information, reports, and forecasts; inventions, improvements and other intellectual property; trade secrets; know-how; designs, processes or formulae; software; market or sales
        information or plans; customer lists; and business plans, prospects and opportunities (such as possible acquisitions or dispositions of businesses or facilities) which have been discussed or considered by the management of the Bank. Confidential
        Information includes information developed by the Executive in the course of the Executive’s employment by the Bank, as well as other information to which the Executive may have access in connection with the Executive’s employment.  Confidential
        Information also includes the confidential information of others with which the Bank has a business relationship. Notwithstanding the foregoing, Confidential Information does not include information in the public domain.  The Executive understands
        and agrees that the Executive’s employment creates a relationship of confidence and trust between the Executive and the Bank with respect to all Confidential Information.  At all times, both during the Executive’s employment with the Bank and after
        its termination, the Executive will keep in confidence and trust all such Confidential Information, and will not use or disclose any such Confidential Information without the written consent of the Bank, except as may be necessary in the ordinary
        course of performing the Executive’s duties to the Bank.

    

    

    (d) Executive shall, upon reasonable notice, furnish such information and assistance to the Bank as may reasonably be required by the Bank, in connection with any litigation in which it or any of its subsidiaries or affiliates is, or may become,
        a party; provided, however, that Executive shall not be required to provide information or assistance with respect to any litigation between the Executive and the Bank or any of its subsidiaries or affiliates.

    (e) All payments
        and benefits to Executive under this Agreement shall be subject to Executive’s compliance with this Section 10.  The parties hereto, recognizing that irreparable injury will result to the Bank, its business and property in the event of Executive’s
        breach of this Section 10, agree that, in the event of any such breach by Executive, the Bank will be entitled, in addition to any other remedies and damages available, to an injunction to restrain the violation hereof by Executive and all persons
        acting for or with Executive. Executive represents and admits that Executive’s experience and capabilities are such that Executive can obtain employment in a business engaged in other lines and/or of a different nature than the Bank, and that the
        enforcement of a remedy by way of injunction will not prevent Executive from earning a livelihood.  Nothing herein will be construed as prohibiting the Bank or the Company from pursuing any other remedies available to them for such breach or
        threatened breach, including the recovery of damages from Executive.

    
      11

      
        

    

    

    

    
      	
              11.         SOURCE OF PAYMENT.

              

            	
              

              

            

    

    All payments provided in this Agreement shall be timely paid in cash or check from the general funds of the Bank. The Company may accede to this Agreement but
      only for the purposed of guaranteeing payment and provision of all amounts and benefits due hereunder to Executive.

    
      	
              12.

            	
                   EFFECT ON PRIOR AGREEMENTS AND EXISTING BENEFITS PLANS.

            

    

    This Agreement contains the entire understanding between the parties hereto and supersedes any prior employment agreement between the Bank or any predecessor of
      the Bank and Executive, except that this Agreement shall not affect or operate to reduce any benefit or compensation inuring to Executive of a kind elsewhere provided.  No provision of this Agreement shall be interpreted to mean that Executive is
      subject to receiving fewer benefits than those available to him without reference to this Agreement.

    
      	
              13.        NO ATTACHMENT; BINDING ON SUCCESSORS.

            	
              

              

            

    

    (a) Except as
        required by law, no right to receive payments under this Agreement shall be subject to anticipation, commutation, alienation, sale, assignment, encumbrance, charge, pledge, or hypothecation, or to execution, attachment, levy, or similar process or
        assignment by operation of law, and any attempt, voluntary or involuntary, to effect any such action shall be null, void, and of no effect.

    (b) This Agreement
        shall be binding upon, and inure to the benefit of, Executive and the Bank and their respective successors and assigns.

    
      	
              14.        MODIFICATION AND WAIVER.

            	
              

              

            

    

    (a) This Agreement
        may not be modified or amended except by an instrument in writing signed by the parties hereto.

    (b) No term or
        condition of this Agreement shall be deemed to have been waived, nor shall there be any estoppel against the enforcement of any provision of this Agreement, except by written instrument of the party charged with such waiver or estoppel.  No such
        written waiver shall be deemed a continuing waiver unless specifically stated therein, and each such waiver shall operate only as to the specific term or condition waived and shall not constitute a waiver of such term or condition for the future as
        to any act other than that specifically waived.

    
      12

      
        

    

    
      	
              15.     REQUIRED PROVISIONS.

            	
              

              

            

    

    (a) The Bank may terminate Executive’s employment at any time, but any termination by the Board other than termination for Cause shall not prejudice Executive’s right to compensation or other benefits under this Agreement.  Executive shall have
        no right to receive compensation or other benefits for any period after termination for Cause.

    (b) If Executive is suspended from office and/or temporarily prohibited from participating in the conduct of the Bank’s affairs by a notice served under Section 8(e)(3) [12 USC §1818(e)(3)] or 8(g)(1) [12 USC §1818(g)(1)] of the Federal Deposit
        Insurance Act, the Bank’s obligations under this contract shall be suspended as of the date of service, unless stayed by appropriate proceedings.  If the charges in the notice are dismissed, the Bank may in its discretion (i) pay Executive all or
        part of the compensation withheld while its contract obligations were suspended and (ii) reinstate (in whole or in part) any of its obligations which were suspended.

    (c) If Executive is removed and/or permanently prohibited from participating in the conduct of the Bank’s affairs by an order issued under Section 8(e)(4) [12 USC §1818(e)(4)] or 8(g)(1) [12 USC §1818(g)(1)] of the Federal Deposit Insurance Act,
        all obligations of the Bank under this Agreement shall terminate as of the effective date of the order, but vested rights of the contracting parties shall not be affected.

    (d) If the Bank is in default as defined in Section 3(x)(1) [12 USC §1813(x)(1)] of the Federal Deposit Insurance Act, all obligations of the Bank under this Agreement shall terminate as of the date of default, but this paragraph shall not
        affect any vested rights of the contracting parties.

    (e) All obligations under this Agreement shall be terminated, except to the extent determined that continuation of the contract is necessary for the continued operation of the Bank, (i) by either the Office of the Comptroller of the Currency or
        the Board of Governors of the Federal Reserve System (collectively, the “Regulator”) or his or her designee, at the time the FDIC enters into an agreement to provide assistance to or on behalf of the Bank
        under the authority contained in Section 13(c) [12 USC §1823(c)] of the Federal Deposit Insurance Act; or (ii) by the Regulator or his or her designee at the time the Regulator or his or her designee approves a supervisory merger to resolve
        problems related to operation of the Bank or when the Bank is determined by the Regulator to be in an unsafe or unsound condition.  Any rights of the parties that have already vested, however, shall not be affected by such action.

    (f) Notwithstanding anything herein contained to the contrary, any payments to Executive by the Bank or the Company, whether pursuant to this Agreement or otherwise, are subject to and conditioned upon their compliance with Section 18(k) of the
        Federal Deposit Insurance Act, 12 U.S.C. Section 1828(k), and the regulations promulgated thereunder in 12 C.F.R. Part 359.

    
      	
              16.     SEVERABILITY.

            	
              

              

            

    

    If, for any reason, any provision of this Agreement, or any part of any provision, is held invalid, such invalidity shall not affect any other provision of this
      Agreement or any part of such provision not held so invalid, and each such other provision and part thereof shall to the full extent consistent with law continue in full force and effect.

    
      13

      
        

    

    
      	
              17.     HEADINGS FOR REFERENCE ONLY.

            	
              

              

            

    

    The headings of sections and paragraphs herein are included solely for convenience of reference and shall not control the meaning or interpretation of any of the
      provisions of this Agreement.

    
      	
              18.     GOVERNING LAW.

            	
              

              

            

    

    This Agreement shall be governed by the laws of the State of Wisconsin except to the extent superseded by federal law.

    
      	
              19.     ARBITRATION.

            	
              

              

            

    

    Any dispute or controversy arising under or in connection with this Agreement shall be settled exclusively by binding arbitration, as an alternative to civil
      litigation and without any trial by jury to resolve such claims, conducted by a panel of three arbitrators sitting in a location selected by Executive within fifty (50) miles from the main office of the Bank, in accordance with the rules of the
      American Arbitration Bank’s National Rules for the Resolution of Employment Disputes (“National Rules”) then in effect.  One arbitrator shall be selected by Executive, one arbitrator shall be selected by the
      Bank and the third arbitrator shall be selected by the arbitrators selected by the parties.  If the arbitrators are unable to agree within fifteen (15) days upon a third arbitrator, the arbitrator shall be appointed for them from a panel of
      arbitrators selected in accordance with the National Rules.  Judgment may be entered on the arbitrator’s award in any court having jurisdiction.

    
      	
              20.     INDEMNIFICATION.

            	
              

              

            

    

    (a) Executive
        shall be provided with coverage under a standard directors’ and officers’ liability insurance policy, and shall be indemnified for the term of this Agreement and for a period of six years thereafter to the fullest extent permitted under applicable
        law against all expenses and liabilities reasonably incurred by him in connection with or arising out of any action, suit or proceeding in which he may be involved by reason of his having been a director or officer of the Bank or any affiliate
        (whether or not he continues to be a director or officer at the time of incurring such expenses or liabilities), such expenses and liabilities to include, but not be limited to, judgments, court costs and attorneys’ fees and the cost of reasonable
        settlements (such settlements must be approved by the Board), provided, however, Executive shall not be indemnified or reimbursed for legal expenses or liabilities incurred in connection with an action, suit or proceeding arising from any illegal
        or fraudulent act committed by Executive.  Any such indemnification shall be made consistent with Section 18(k) of the Federal Deposit Insurance Act, 12 U.S.C. §1828(k), and the regulations issued thereunder in 12 C.F.R. Part 359.

    (b) Any indemnification by the Bank shall be subject to compliance with any applicable regulations of the Federal Deposit Insurance Corporation.

    
      14

      
        

    

    
      	
              21.     NOTICE.

            	
              

              

            

    

    For the purposes of this Agreement, notices and all other communications provided for in this Agreement shall be in writing and shall be deemed to have been duly
      given when delivered or mailed by certified or registered mail, return receipt requested, postage prepaid, addressed to the respective addresses set forth below:

    	
            To the Bank:

          	
            Chairman of the Board

            PyraMax Bank, FSB

            7001 W. Edgerton Ave.

            Greenfield, WI 53220

             

          
	
            To Executive:

             

          	
            Daniel Kempel

            At the most recent address appearing in

            the personnel records of the Bank

             

          
	 	 

    

    

    [Signature Page Follows]

    
      15

      
        

    

    

    

    IN WITNESS WHEREOF, the Bank and the Company have caused this Agreement to be executed by their duly authorized
      representatives, and Executive has signed this Agreement, on the date first above written.

    	 	
            PYRAMAX BANK, FSB

          
	 	 
	 	 
	 	 
	 	
            By: 

                  Richard B. Hurd

          
	 	
                  Chief Executive Officer

             

            

          
	 	
            1895 BANCORP OF WISCONSIN, INC.

          
	 	 
	 	 
	 	
            By: 

                  Richard B. Hurd

          
	 	
                  Chief Executive Officer

          
	 	 
	 	 
	 	
            EXECUTIVE

          
	 	 
	 	 
	 	
              

            Daniel Kempel

          

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

  

  16EXHIBIT 10.1

 

 

 

ASSET PURCHASE
AGREEMENT 

 

 

dated as of

 

 

October 6,
2021 

 

 

by and between

 

 

SALINAS
DIVERSIFIED VENTURES, INC.,

a California
Corporation, and Wholly Owned Subsidiary of 

MARIJUANA
COMPANY OF AMERICA, INC., a Utah Corporation, 

 

 and

 

VBF BRANDS, INC.,
a California Corporation, a Wholly Owned Subsidiary of SUNSET 

ISLAND GROUP,
INC., a Colorado Corporation, 

 

 and

 

LORI LIVACICH,
Individually, and as an Affiliate of VBF BRANDS, INC., SUNSET 

ISLAND GLOBAL,
INC., 

 

 and

 

ST.
GEORGE INVESTMENTS, LLC, a Utah Limited Liability Company ASSET PURCHASE AGREEMENT

This Asset
Purchase Agreement (this “Agreement”) is dated as of October 6, 2021 (the “Effective Date”), by
and among Salinas Diversified Ventures, Inc., a California corporation, and wholly owned subsidiary of Marijuana Company of America, Inc.,
a Utah corporation (“Buyer”), VBF Brands, Inc., a California corporation (“VBF”), and wholly owned subsidiary
of Sunset Island Group, Inc., a California corporation (“SIGO”),” Lori Livacich, an individual (“Livacich”),
and St. George Investments, LLC, a Utah limited liability company (“St. George”). Buyer, VBF, SIGO, Livacich and St. George
may be collectively referred to as the “Parties.” Capitalized terms used herein without definition are defined in Article
8.

 

     

     

    

 

RECITALS

 

WHEREAS,
VBF holds licenses and permits in good standing and in full force and effect authorizing it to operate a cannabis nursery, cultivation,
manufacturing, and distribution business located in Salinas, California. VBF additionally owns various fixed assets including machinery
and equipment, a lease for real property located at 20420 Spence Road, Salinas, California, 93908, leasehold improvements, good-will,
inventory, tradenames including “VBF Brands” value and purpose, trade secrets, intellectual property, and other tangible and
intangible properties concerning the operation of a California licensed cannabis nursery, cultivation facility, and operations for the
manufacturing and distribution of cannabis and cannabis products, hereafter referred to as VBF’s “Business.”

WHEREAS,
VBF is a California corporation in good standing with 27,000,000 shares authorized and 5,924,640 shares issued and outstanding as of September
16, 2021.

WHEREAS,
on December 8, 2017, SIGO issued to St. George a secured convertible promissory note in the original face amount of $170,000.00 (“Note
1”), issued pursuant to that certain Securities Purchase Agreement by and between SIGO and St. George of even date therewith.

WHEREAS,
on February 13, 2018, SIGO issued to St. George a secured convertible promissory note, in the original face amount of $4,245,000.00 (“Note
2”), issued pursuant to that certain Securities Purchase Agreement by and between Assignor and the Company of even date therewith.
As part of Note 2, SIGO also issued warrants to St. George to purchase shares in SIGO in regards to Note 2, and fifty (50) shares of Series
A Preferred Stock in SIGO. Note 1 and Note 2 shall be referred to as the “SIGO Notes.”

WHEREAS,
VBF desires to sell, transfer, assign, convey and deliver to Buyer all of VBF’s outstanding stock, and to appoint Buyer or its designee
as President of VBF, and vest sole management control, authority, and responsibility of VBF and its Business in and to Buyer or its designee,
and Buyer desires purchase, acquire, assume, and accept the same, subject to the terms and conditions set forth in this Agreement, and
the attached Management Services Agreement, Cooperation Agreement and Executive Employment Agreement, including all related Exhibits and
Schedules thereto.

WHEREAS,
as consideration for Buyer’s acquisition of VBF and its common stock and Business, Buyer agrees to assume, upon the execution of
this Agreement and other Transaction Documents, and subject to VBF and Livacich’s compliance with the terms and conditions of this
Agreement and the attached Management Services Agreement, Cooperation Agreement and Executive Employment Agreement, 100% of SIGO’s
Note 1 and Note 2. The Parties further agree that after six months and one day from the Effective Date, Buyer will forgive all of the
debt associated with the SIGO Notes in favor of VBF and SIGO. Concurrently, on the Effective Date, St. George shall cancel the SIGO warrants
issued to St. George in connection with the SIGO Notes, and to cancel and return to SIGO’s treasury fifty (50) shares of Series
A Preferred Stock of SIGO.

 

 AGREEMENT

 

NOW, THEREFORE,
in consideration of the mutual covenants and agreements contained in this Agreement, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows:

ARTICLE
1 PURCHASE AND SALE OF ASSETS AND ASSUMPTION OF LIABILITIES

1.1 Sale
and Transfer of Assets. Upon the terms and subject to the conditions set forth in this Agreement, at the Closing, VBF shall sell,
transfer, assign, convey, and deliver to Buyer, and Buyer shall purchase, acquire and accept from VBF, all of VBF’s right, title,
and interest in and to one hundred percent (100%) of VBF’s issued and outstanding common stock, and all of VBF’s fixed assets
including VBF’s machinery and equipment, leasehold improvements, good-will, inventory, tradenames including “VBF Brands”
value and purpose, trade secrets, intellectual property, and other tangible and intangible properties concerning the operation of VBF’s
California licensed cannabis nursery, cultivation facility, and operations for the manufacturing and distribution of cannabis and cannabis
products, and the related properties, rights, and assets concerning VBF’s Business (excluding the Excluded Assets), as and to the
extent existing on the Closing Date (such properties, rights and assets are hereinafter collectively referred to as the “Acquired
Assets”), free and clear of all Liens other than Permitted Liens, including:

    	2 

    	 

    

 

 

		•	all Contracts associated with the Business, including, without limitation, the Assumed Contracts set forth
on Schedule 1.1(a) (the “Assumed Contracts,” including an Executive Employment Agreement with Livacich, a Management
Services Agreement and Cooperation Agreement between the Buyer, VBF and Livacich; and a Joint Venture Agreement between Jane, Inc., and
VBF dated March 5, 2020, each containing material terms and conditions;

		•	all VBF fixed assets, including fixtures and equipment, good-will, inventory, tradenames including “VBF
Brands” value and purpose, trade secrets, intellectual property and other tangible and intangible properties of any kind concerning
the operation of VBF’s California licensed cannabis nursery, cultivation facility, and operations for the manufacturing and distribution
of cannabis and cannabis products, and the related properties, rights, and assets and all leasehold improvements associated with the Business;

		•	all VBF leases associated with the Business that are assignable with landlord authorization;

		•	all Customer Accounts associated with the Business;

		•	all of VBF’s claims, demands, deposits (including damage deposits for leases, utilities and any
third parties that VBF paid), refunds, rebates, causes of action, rights of recovery, rights of setoff and rights of recoupment relating
to the foregoing, arising on or after the Closing Date;

		•	all general, financial and personnel records, ledgers, sales invoices, accounts receivable records, files,
books and documents, correspondence and other files and records, including customer lists and sales records, of VBF relating to the Business;

		•	conditioned upon VBF’s and Livacich’s compliance with the terms and conditions of the Management
Services Agreement, the Executive Employment Agreement and Cooperation Agreement, Buyer will assume, upon the Closing of this Agreement,
one hundred percent (100%) of the SIGO Notes. The Parties further agree that after six months and one day from the Effective Date, Buyer
will forgive all of the debt associated with the SIGO Notes in favor of VBF and SIGO. The assignment and assumption agreement is included
as Schedule 1.1(b). Concurrently, on the Effective Date, St. George shall cancel the SIGO warrants issued to St. George in connection
with the SIGO Notes, and to cancel and return to SIGO’s treasury fifty (50) shares of Series A Preferred Stock of SIGO all prepaid
charges, expenses, sums, and fees of VBF;

		•	all trade names, logos, common law trademarks, trade dress, registered trademarks and service marks of
the Business and all other Intellectual Property used in the Business, including “VBF Brands” value and purpose;

		•	all goodwill of the Business owned by VBF; and

		•	all other properties, assets and rights, tangible, or intangible, owned or held by VBF as of the Closing
Date that are used in the operation of the Business, and which are not otherwise Excluded Assets.

		•	all licenses and permits associated with the operation of the Business, including all cannabis licenses
issued by the City of Salinas, County of Monterey, and the State of California, and VBF, and Livacich’s compliance with affecting
a change of ownership over VBF’s cannabis licenses with the City of Salinas, County of Monterey, and the State of California cannabis
licenses and permits in favor of Buyer; Licenses and Permits set forth on Schedule 1.1(c).

    	3 

    	 

    

 

1.2 Excluded
Assets. Buyer is not acquiring, and VBF shall retain after the Closing, the following assets, rights, and properties not specifically
included in the Acquired Assets (collectively, the “Excluded Assets”). Without limiting the generality of the foregoing,
and notwithstanding anything to the contrary contained in Section 1.1 or elsewhere in this Agreement, the Excluded Assets shall
include:

		•	the Contracts to which VBF is a party that are not Assumed Contracts;

		•	all amounts due to VBF from customers related to services or products provided or sold by VBF prior to
the Closing Date;

		•	all VBF cash, accounts receivable and cash equivalents as of the Closing Date.

1.3 Assumed
Liabilities. Subject to the terms and conditions set forth in this Agreement, at the Closing, Buyer shall assume and thereafter pay,
perform, and discharge as and when due only the following Liabilities (and specifically excluding the Excluded Liabilities) of VBF and
SIGO (the “Assumed Liabilities”):

		•	subject to VBF, Livacich’s compliance with all terms and conditions of the Management Services Agreement,
Executive Employment Agreement and Cooperation Agreement, Buyer will assume, upon the Closing of this Agreement, one hundred percent (100%)
of the SIGO Notes. The Parties further agree that after six months and one day from the Effective Date, Buyer will forgive all of the
debt associated with the SIGO Notes in favor of VBF and SIGO.

		•	all prepaid charges, expenses, sums, and fees of VBF, and all Liabilities otherwise incurred by Buyer
under the Assumed Contracts and Assumed Customer Accounts, in each case excluding any such Liabilities to the extent arising from any
occurrence or breach, default, misconduct, negligence or other form of noncompliance by VBF and/or SIGO thereunder after the Closing Date;

		•	all Liabilities for or in respect of Taxes in respect of the Acquired Assets arising after the Closing
Date with respect to periods after the Closing Date;

1.4 Liabilities
Not Assumed. Buyer shall not assume or otherwise be responsible for any of the Excluded Liabilities. The Excluded Liabilities shall
be retained by and shall remain the sole responsibility of VBF and/or SIGO, and VBF and/or SIGO shall pay, perform, and discharge the
Excluded Liabilities as and when due. “Excluded Liabilities” shall mean every Liability of VBF and/or SIGO other than
the Assumed Liabilities, including:

		•	any Liability relating to, based in whole or in part on events or conditions occurring or existing in
connection with, or arising out of, the Business as operated prior to the Closing Date, or the ownership, possession, use, operation or
sale or other disposition prior to the Closing Date of any Acquired Assets (or any other assets, properties, rights, or interests associated,
at any time prior to the Closing Date, with the Business);

		•	any Liability under the Assumed Contracts to the extent arising from any indemnification obligation, breach,
default, misconduct, negligence, or other form of noncompliance by VBF and/or SIGO thereunder prior to the Closing Date;

		•	any Liability arising from any Contract of VBF and/or SIGO (other than the Assumed Contracts, prior to
the Closing Date subject to the limitations set forth herein), including the Excluded Contracts;

		•	any Liability related to any Claim based in whole or in part on events or conditions occurring or existing
in connection with, or arising out of, or otherwise relating to, the Business as operated by VBF, SIGO or any of their respective Affiliates
(or any of their respective predecessors-in-interest) prior to the Closing Date, or the ownership, possession, use, operation, sale or
other disposition prior to the Closing Date of any of the Acquired Assets (or any other assets, properties, rights or interests associated,
at any time prior to the Closing Date, with the Business);

    	4 

    	 

    

 

 

		•	except for the executive employment agreement with Livacich included in Schedule 1.1(a), any Liability
with respect to any Employee Plan or any Employee Benefit Arrangement of VBF (including under any employment, severance, deferred compensation,
retention, or termination agreement with any employee of VBF and/or SIGO or relating to employee payroll, vacation, sick leave, workers
compensation or unemployment benefits accrued through the Closing Date or thereafter;

		•	any Liability arising out of or relating to any employment-related claim or grievance of any current or
former employee of VBF and/or SIGO arising out of or relating to events occurring prior to the Closing Date;

		•	any Liability of VBF and/or SIGO to any stockholder or other equity holder or former stockholder or other
former equity holder of VBF and/or SIGO prior to the Closing Date;

		•	any Liability of VBF and/or SIGO for Taxes prior to the Closing Date;

		•	any Liability arising from any failure by VBF and/or SIGO to comply with any applicable Law or Order prior
to the Closing Date;

		•	any Indebtedness of VBF and/or SIGO (other than Assumed Liabilities as provided herein), including amounts
owed to Affiliates of VBF and/or SIGO prior to the Closing Date;

		•	any Liability relating to litigation of or involving VBF and/or SIGO or otherwise affecting any of their
respective assets prior to the Closing Date;

		•	any Liability of VBF and/or SIGO under this Agreement or any other Transaction Document prior to the Closing
Date;

		•	any Liability of VBF and/or SIGO arising in connection with the consummation of the Transactions prior
to the Closing Date;

		•	any Liability of VBF and/or SIGO to the extent relating to any property or facility presently or formerly
owned, operated, leased, or used by VBF and/or SIGO or their corporate predecessors, including any such Liability arising under or relating
to Environmental, Health and Safety Laws prior to the Closing Date; and

		•	any other Liability relating to the Excluded Assets.

ARTICLE
2 CLOSING/PURCHASE PRICE

2.1
The Closing. Subject to the terms and conditions of this Agreement, the consummation of the transactions contemplated by this
Agreement, the closing (the “Closing”), shall take place remotely via the electronic exchange of documents and signatures
on the date and at the time on which the Parties mutually agree (the “Closing Date”). The Closing will be deemed effective
as of 5:01 p.m. Pacific Daylight Savings Time on the Closing Date.

2.2
Purchase Price. The aggregate purchase price for the Acquired Business, Assets and the Assumed Liabilities shall be Buyer’s
assumption of one hundred percent (100%) of the SIGO Notes. The Parties further agree that after six months and one day from the Effective
Date, Buyer will forgive all of the debt associated with the SIGO Notes in favor of VBF and SIGO. Concurrently, on the Effective Date,
St. George shall cancel the SIGO warrants issued to St. George in connection with the SIGO Notes, and to cancel and return to SIGO’s
treasury fifty (50) shares of Series A Preferred Stock of SIGO all prepaid charges, expenses, sums, and fees of VBF; Additionally, Buyer
agrees to retain Livacich as an officer and consultant upon Closing (see the Executive Employment Agreement in Schedule 1.1(a).

    	5 

    	 

    

 

2.3
Payment. Upon the execution of this Agreement and the other Transaction Documents, Buyer, SIGO and St. George shall concurrently
execute the assignment and assumption agreement for the SIGO Notes with St. George (Schedule 1.1(b). Buyer, SIGO and VBF will execute
the appropriate shareholder/member consents and director/manager resolutions approving this Agreement and the Transaction, the Management
Services Agreement and Cooperation Agreement between VBF, SIGO and Buyer referenced in the Cooperation Agreement and Management Services
Agreement, included herewith as material to this Transaction. VBF shall accept the resignation of Livacich as a director and officer,
and concurrently: (i) appoint Buyer, or Buyer’s designee, as sole director, President and Chief Executive Officer of VBF; (ii) appoint
Livacich as officer; and, VBF shall concurrently begin the regulatory processes with the City of Salinas, County of Monterey, and the
State of California (“Licensing Authorities”) for the change of ownership over the Licenses and Permits reflecting Buyer as
owner operator of the Licenses and Permits.

2.4
Condition Precedent. The Closing is conditioned upon (i) VBF and SIGO’s full corporate authorization, consent and execution
of this Agreement; (ii) VBF’s sale to Buyer of 100% of the issued and outstanding shares of VBF; (iii) VBF and Livacich’s
full corporate authorization, consent compliance with and execution of the Management Services Agreement and Cooperation Agreement; (iv)
SIGO’s disclosure of the Agreement on Form 8-K with the Securities and Exchange Commission; (v) VBF and Livacich’s full cooperation
in Buyer’s financial auditing of VBF in accordance with ASC 805, including providing unrestricted access to all VBF corporate and
financial records and providing all necessary cooperation with VBF financial personnel; (vi) VBF and Livacich’s full cooperation
in aiding and assisting Buyer with its change of ownership applications with the Licensing Authorities; (vii) VBF’s and Livacich’s
truthful representations and execution of and compliance with the terms and conditions of the Executive Employment Agreement, Management
Services Agreement and the Cooperation Agreement.

2.5
Closing Deliveries by VBF and SIGO. On the Closing Date, VBF shall deliver or cause to be delivered to Buyer:

		•	resolutions of VBF and SIGO’s respective shareholders, directors, managers, and members required
to authorize the execution, delivery and performance of this Agreement, the Management Services Agreement, Cooperation Agreement, and
the consummation of the Transactions and a certificate of the Secretary of VBF and SIGO, dated as of the Closing Date, that such resolutions
were duly adopted, approved and are in full force and effect;

		•	a Bill of Sale and Assignment and Assumption, duly executed by VBF, in the form attached hereto as Exhibit
A;

		•	a properly executed statement described in Treasury Regulations § 1.1445-2(b)(2) certifying that
VBF is not a foreign person for purposes of Code Section 1445 in the form attached hereto as Exhibit B;

		•	copies of all consents to assignment to Buyer of each Acquired Asset, to the extent necessary for transfer,
included in the Schedules; and,

		•	such other documents and instruments as may be required under this Agreement, or as are customary and
reasonable and requested by Buyer to affect the Transactions contemplated by this Agreement.

2.6
Closing Deliveries by Buyer. On the Closing Date, Buyer shall deliver or cause to be delivered to VBF:

		•	resolutions of Buyer’s respective shareholders and directors required to authorize the execution,
delivery and performance of this Agreement and the consummation of the Transactions and a certificate of the Secretary of Buyer, dated
as of the Closing Date, that such resolutions were duly adopted and are in full force and effect;

    	6 

    	 

    

 

 

		•	subject to the terms and conditions in Article 2, the Purchase Price and executed associated Transaction
Documents;

		•	an Assignment and Assumption Agreement duly executed by Buyer, VBF, SIGO and St. George for Buyer’s
assumption of the SIGO Notes; and,

		•	such other documents and instruments as may be required under this Agreement, or as are customary and
reasonable and requested by VBF to affect the Transactions contemplated by this Agreement.

2.7
Transaction Taxes. After Closing, Buyer shall be responsible for paying, shall promptly discharge when due, and shall reimburse,
indemnify, and hold harmless VBF from, any sales or use, transfer, real property gains, excise, stamp, value added or other similar Taxes,
imposed on VBF or Buyer resulting from the sale of the Acquired Assets (“Transaction Taxes”) after the Closing Date.
Buyer and VBF shall cooperate to the extent commercially reasonable and legally permitted to minimize any Transaction Taxes.

ARTICLE
3 REPRESENTATIONS AND WARRANTIES OF VBF and SIGO

Except as
set forth in the Disclosure Schedules, VBF and SIGO represents and warrants to Buyer that the statements contained in this Article 3 are
true and correct in all material respects as of the Effective Date:

3.1
Organization, Power, Standing.  VBF is a corporation duly organized, validly existing and in good standing under the laws of the
state of California. SIGO is a corporation duly organized, validly existing and in good standing under the laws of the state of Colorado.
Each of VBF and SIGO have all requisite corporate power and authority to own, operate or lease their respective assets owned, operated,
and leased by them to conduct the Business as currently conducted as of the date of this Agreement. VBF is duly authorized to conduct
business and are in good standing in each jurisdiction where such authorization is required to conduct the Business as currently conducted
by it as of the date of this Agreement. True and complete copies of the Articles of Organization of VBF, as the same may have been amended
to-date, have been made available to Buyer. Such organizational documents are in full force and effect, and VBF is not in violation of
any provision of such organizational documents.

3.2
Authorization and Approval of Agreements.  VBF and SIGO have the respective sole power and authority to execute this Agreement
and the Transaction Documents to which they are a party. The execution, delivery, and performance by VBF and SIGO of the Transaction Documents,
and the consummation by them of the Transactions, have been duly authorized by all necessary company action by VBF and SIGO and no further
action by VBF and SIGO or any of its directors or shareholders is required. This Agreement has been, and each other Transaction Document
will be, at the Closing, duly executed and delivered by VBF and SIGO and constitute, or will, when delivered, constitute the legal, valid,
and binding obligation of VBF and SIGO, enforceable against VBF and SIGO in accordance with their respective terms, except as may be limited
by bankruptcy, insolvency, reorganization, moratorium and other similar Laws and equitable principles relating to or limiting creditors’
rights generally.

3.3
No Conflict; Third-Party Consents. The execution and delivery of this Agreement, and the other Transaction Documents do not, and
the performance and consummation of the Transactions will not (i) violate or conflict with the provisions of the Articles of Organization,
Incorporation, By-Laws or Operating Agreement of VBF and SIGO, (ii) require any consent, approval or notice under, violate or result in
the violation of, conflict with or result in a breach of any provisions of, constitute a default (or an event which, with notice or lapse
of time or both, would constitute a default) under, result in the termination of, accelerate the performance required by or result in
a right of termination or acceleration, result in the loss of a benefit under or result in the creation of any Lien upon any of the Acquired
Assets under the terms, conditions or provisions of any Contract, instrument, or other obligation to which VBF and SIGO are parties or
any of VBF and SIGO properties or assets are subject, (iii) result in a breach or violation by VBF and SIGO and of any of the terms, conditions
or provisions of any Law or Order, or (iv) require on the part of VBF and SIGO and any Permit to be obtained or made.

    	7 

    	 

    

 

3.4
Approvals. Except for such approvals required to transfer the Acquired Assets with the Licensing Authorities, no consent, approval,
or authorization of, or registration or filing with, any Person or Governmental Entity is required in connection with the execution or
delivery this Agreement or any other Transaction Document by VBF and SIGO or the consummation of the Transactions by VBF and SIGO.

3.5
Financial Information; No Undisclosed Liabilities.  VBF delivered to Buyer financial statements (Section 3.5(a) with true and
complete copies of the profit and loss statements of VBF as of November 1, 2020 through March 19, 2021 (collectively, the “Financial
Statements”). The Financial Statements (i) fairly present, in all material respects, the financial condition of the Business as
of such date, the results of the Business’ operations and changes in members’ equity, and cash flows at and as of the dates
and during the periods specified, and (ii) were compiled from books and records regularly maintained by management of VBF used to prepare
the Financial Statements of the Business. To the Knowledge of VBF, VBF has no liabilities other than as set forth in the Financial Statements
or other liabilities incurred in the ordinary course of business and consistent with past practice as disclosed in Section 3.5(a) of the
VBF Disclosure Schedules. VBF has no material liabilities, obligations or commitments of any nature whatsoever, asserted or unasserted,
known or unknown, absolute or contingent, accrued or unaccrued, matured or unmatured or otherwise that would have a Material Adverse Effect
on VBF’s Business, except (a) those which are adequately reflected or reserved against in the Financial Statements, and (b) those
which have been incurred in the ordinary course of business consistent with past practice since which are not, individually or in the
aggregate, material in amount.

3.6
Contracts. Prior to the date hereof, VBF has made available to Buyer true, correct and complete copies of all of such material
written Contracts, each such material written Contract is legal, valid, binding, enforceable, and in full force and effect, and except
for any case where a material written Contract expires in accordance with its terms after the date of this Agreement, VBF is not in breach
or default in any material respect under any such Contract, and to the Knowledge of VBF, no other party to any such Contract is in breach
or default thereof. None of the material written Contracts is between VBF and any member, officer, director, Affiliate of family member
thereof.

3.7 Leased
Real Property; Tangible Property; Title to Acquired Assets. VBF has not acquired or disposed of any ownership interest in any
real property. Section 3.7(a) of the VBF Disclosure Schedule contains a list of all the addresses of all real property leased by
VBF (to the extent applicable to the Business), indicating the name and address of the lessor and/or sublessor together with any amendments,
modifications, extensions, or other agreements thereto (the “Real Property Leases”). With respect to the premises subject
of the Real Property Leases, (i) VBF has quiet possession thereof, and has valid leasehold interests providing exclusive and legally enforceable
rights to use such premises, free and clear of all Liens other than Permitted Liens; (ii) the current use of the premises by VBF does
not violate the certificate of occupancy thereof, any local zoning or similar land use or other Laws or any of the terms and conditions
of the applicable Real Property Lease; and (iii) VBF has not received written notice of any pending or threatened condemnation proceeding,
or of any sale or other disposition in lieu of condemnation, affecting any of the same. There are no leases, subleases, licenses, concessions,
or other agreements granting to any party or parties other than VBF the right of use or occupancy of any portion of, or any interest in,
any of the premises that are the subject of the Real Property Leases, and, to the Knowledge of VBF, there are no outstanding options or
rights of first refusal to purchase any of the same. No premises that are the subject of any Real Property Lease are used for any material
purpose other than the conduct of the Business.

VBF has good,
marketable, and valid title to, or a valid license and/or leasehold interest in, all of the Acquired Assets, subject to the SIGO Notes.
The properties and Acquired Assets of the Business are suitable for the purposes for which they are intended, have been maintained in
accordance with normal industry practices and are in good operating condition and repair in all material respects and are usable in the
ordinary course of business.

    	8 

    	 

    

 

The Acquired
Assets constitute all of the property and assets (real, personal, tangible and intangible) used by VBF in the Business as presently conducted
and are sufficient to enable Buyer to operate the Business immediately after the Closing in substantially the same manner as VBF conducted
the Business on the Closing Date.

3.8 Intellectual
Property.

		•	Business Intellectual Property. Section 3.8(a) of VBF’s Disclosure Schedule contains
a complete and accurate list of the material Business Intellectual Property that is used to conduct the Business by VBF.

		•	License Agreements. VBF is not a party to any license, sublicense or other agreement relating to
Business Intellectual Property pursuant to which VBF either licenses any Business Intellectual Property owned by VBF or relating to the
right of VBF to use the intellectual property or proprietary rights of any Person.

		•	No Infringement. To the Knowledge of VBF, VBF’s operation of the Business does not infringe
upon the Intellectual Property rights of any other Person. To the Knowledge of VBF, no Person or any of such Person’s products or
services, Intellectual Property or other operation of such Person’s business is infringing upon (including infringement by dilution),
violating, or misappropriating any Business Intellectual Property.

		•	No Liens/Ownership. To the Knowledge of VBF, VBF has all right, title and interest in to or all
required rights to use the Business Intellectual Property free and clear of all Liens other than Permitted Liens.

		3.9	Tax Matters.

VBF has or
will have (i) timely filed with the appropriate Taxing Authority (taking into account all available extensions) all Tax Returns concerning
Taxes applicable to the Acquired Assets or the Business that are required to be filed by applicable Law in all federal, state, local or
foreign jurisdictions in which such Tax Returns are required to be filed, and all such Tax Returns are correct and complete in all material
respects, and (ii) timely paid in full all Taxes required to be paid with respect to the Acquired Assets or the Business (whether or not
shown as due on such Tax Returns).

There is no
Action pending, nor to the Knowledge of VBF, threat or contemplation of Action, with regard to Taxes, that primarily or exclusively relates
to the Acquired Assets or the Business and that would be binding on Buyer or give rise to a Lien with respect to Taxes upon any of the
Acquired Assets.

VBF has not
received (nor is subject to) any ruling from any Taxing Authority, nor has it entered into (nor are any of them subject to) any election,
consent, or agreement (including a closing agreement) with a Taxing Authority with respect to any Acquired Asset or the Business that
would be binding on Buyer.

		3.10	Litigation. There is no Action pending, nor to the Knowledge of VBF, threatened against VBF
or that relates to the Acquired Assets, the Assumed Liabilities, or the Business, and (ii) there is no Order to which VBF is subject.
There is no unsatisfied judgment or any Order applicable to VBF, the Business, or the Acquired Assets.

		3.11	Employee Matters.

To the Knowledge
of VBF, VBF is and, since the date of VBF’s organization, has been in compliance in all material respects with all Laws relating
to employment matters, including provisions thereof relating to wages, hours, equal opportunity, collective bargaining, classification
of employees, immigration, occupational health and safety, discrimination against race, color, national origin, religious creed, physical
or mental disability, sex, age, ancestry, medical condition, marital status or sexual orientation, and the withholding and payment of
social security and other Taxes. No Actions are pending or, to the Knowledge of VBF, threatened in any forum by or on behalf of any present
employee of VBF alleging breach of any express or implied Contract of employment, any Laws governing employment, or other unlawful, discriminatory,
wrongful, tortuous conduct in connection with the employment relationship. VBF is not bound by or subject to (and none of their assets
or properties are bound by or subject to) any collective bargaining agreement. There has never been any strike, slowdown, work stoppage
or lockout involving VBF or the Business, and no such strike, slowdown, work stoppage, or lockout is pending, or to the Knowledge of VBF,
threatened.

    	9 

    	 

    

 

No employee
of VBF will become entitled to any bonus, retirement, severance or similar benefit or enhanced benefit, nor will the vesting of, entitlement
to, or receipt of any such benefit be accelerated, solely as a result of the Transactions.

		3.12	Compliance with Laws.

To the Knowledge
of VBF, VBF is and at all times has been and the Business has been operated in compliance in all material respects with all applicable
Laws and Orders. VBF has not nor, to the Knowledge of VBF, has any officer, director, employee, subsidiary, wholly owned subsidiary, or
equity holder of VBF received any notice and there are, to the Knowledge of VBF, any threatened or alleged claims of violations, Liability
or potential responsibility under any Law or Order to which any VBF is subject. VBF has not conducted any internal investigation with
respect to any actual, potential, or alleged material violations of any Law or Order by any of its directors, officers, subsidiary, wholly
owned subsidiary, partners, or employees.

Neither VBF,
nor to the Knowledge of VBF, any officer, director, employee, partner, subsidiary, wholly-owned subsidiary, or equity holder of VBF has,
directly or indirectly (i) offered or paid any illegal remuneration, in cash or in kind, to, or made any illegal financial arrangements
with, any current or former customers suppliers, contractors or third party payors of any VBF in order to obtain business or payments
from such Persons, (ii) made or agreed to make, or is aware that there has been made or that there is any agreement to make, any contribution,
payment or gift of funds or property to, or for the private use of, any governmental official, employee or agent where either the contribution,
payment or gift is or was illegal under state or federal Law.

Notwithstanding
anything to the contrary in this Agreement or any other Transaction Document, VBF and the Business make no representations or warranties
regarding compliance with the federal laws relating to controlled substances and aiding and abetting a criminal offense.

Environmental
Matters. To VBF’s Knowledge, VBF is in compliance with all Environmental Laws and any other limitations, restrictions, conditions,
standards, prohibitions, requirements, obligations, schedules, and timetables contained in such Environmental Laws, insofar as failure
to comply with the same could result in any liability affecting, or other reduce the value of the Business and Acquired Assets. VBF has
no Knowledge of any liabilities arising in connection with or in any way relating to the Business and Acquired Assets of any kind whatsoever,
whether accrued, contingent, absolute, determined, determinable or otherwise, arising under or relating to any Environmental Law, and
there are no facts, events, conditions, situations or set of circumstances which could reasonably be expected to result in or be the basis
for any such liability. VBF is not aware of any event, condition, circumstance, activity, practice, incident, action or plan which will
interfere with or prevent continued compliance with or which would give rise to any liability under any Environmental Law or give rise
to any common law or statutory liability, based on or resulting from VBF’s or its agents’ manufacture, processing, distribution,
use, treatment, storage, disposal, transport, or handling, or the emission, discharge, or release into the environment, of any Hazardous
Substance, that could result in any liability affecting, or other reduce the value of, the Acquired Assets or Business. To VBF’s
Knowledge, VBF has taken all actions necessary under applicable requirements of Environmental Law to register any products or materials
required to be registered by VBF (or any of its agents) thereunder. To VBF’s Knowledge, there is no Proceeding, notice or demand
letter pending or threatened against VBF relating in any way to Environmental Laws, or notice or demand letter issued, entered, promulgated,
or approved thereunder. To VBF’s Knowledge, no property now or previously owned, leased or operated by VBF, nor any property to
which Hazardous Substances located on or resulting from the use of any Asset or the Premises have been transported, is listed or, proposed
for listing on the National Priorities List promulgated pursuant to CERCLA, on CERCLIS (as defined in CERCLA) or on any similar federal,
state, local or foreign list of sites requiring investigation or cleanup.

    	10 

    	 

    

 

3.13
Material Customers. There are no outstanding material disputes with any customers. The terms under which customers purchase services
from VBF are at market rates and are the result of armslength Transactions. VBF is in compliance with all material conditions and compliance
requirements contained in any agreement between VBF and any customer. No customer has notified VBF that it will stop, or materially decrease
the rate of, buying services from the Business or otherwise materially change the terms of its relationship with the Business after, or
as a result of, the consummation of any of the Transactions.

3.14
Insurance. VBF has been covered since January 1, 2020 by insurance in amount and scope customary and reasonable for the business
in which it has engaged during such period.

3.15
Permits.  VBF possess all material Permits and have made all notifications, registrations, certifications, and filings with all
Governmental Authorities, necessary for the operation of the Business as presently conducted by VBF. VBF is in compliance in all material
respects with all such Permits and all such Permits are in full force and effect. VBF has not received written notice from any Governmental
Authority, which remains outstanding, regarding any proposed modification, nonrenewal, suspension, or cancellation of any such Permits,
and to the Knowledge of VBF, no event has occurred which could reasonably be expected to result in the modification, non-renewal, suspension,
or cancellation of any such Permits. There is no Action pending, or to the Knowledge of VBF, threatened by any Governmental Authority
with respect to (i) any alleged violation by VBF of any Law, policy, or guideline of any Governmental Authority, (ii) any alleged failure
by VBF to have any Permit required in connection with the operation of the Business, or (iii) any revocation, cancellation, rescission,
modification, or refusal to renew in the ordinary course, any of the Permits. No material Permit has ever been revoked, cancelled, rescinded,
modified or been subject to a refusal to renew.

3.16
Satisfaction of Financial Obligations. VBF has not, at any time, (i) made a general assignment for the benefit of creditors, (ii)
filed, or had filed against it, any bankruptcy or insolvency petition or similar filing, (iii) admitted in writing its inability to pay
its debts as they become due, (iv) been convicted of, or pleaded guilty or no contest to, any felony, or (v) taken or been the subject
of any action that could reasonably be expected to have an adverse effect on its ability to comply with or perform any of its covenants
or obligations under the Transaction Documents.

3.17
Brokers and Finders. VBF has not enlisted the services of a broker having any valid right, interest or claim against or upon Buyer
for any commission, fee, or other compensation pursuant to VBF’s agreement with Buyer or any other agreement, arrangement or understanding
entered into by or on behalf of VBF.

    	11 

    	 

    

 

3.18
Other Representations and Warranties. Since the date of the Financial Statements, and other than in the ordinary course of business
consistent with past practice, there has not been, with respect to the Business, any: (a) event, occurrence or development that has had,
or could reasonably be expected to have, individually or in the aggregate, a Material Adverse Effect; (b) amendment of the charter, by-laws
or other organizational documents of VBF; (c) material change in any method of accounting or accounting practice of the Company, except
as required by GAAP or as disclosed in the notes to the Financial Statements; (d) material change in the Company’s cash management
practices and its policies, practices and procedures with respect to collection of accounts receivable, establishment of reserves for
uncollectible accounts, accrual of accounts receivable, inventory control, prepayment of expenses, payment of trade accounts payable,
accrual of other expenses, deferral of revenue and acceptance of customer deposits; (e) entry into any Contract that would constitute
a Material Contract; (f) incurrence, assumption or guarantee of any indebtedness for borrowed money except unsecured current obligations
and Liabilities incurred in the ordinary course of business consistent with past practice; (g) transfer, assignment, sale or other disposition
of any of the Acquired Assets shown or reflected in the Financial Statements or cancellation of any debts or entitlements; (h) transfer
or assignment of or grant of any license or sublicense under or with respect to any material Company Intellectual Property or Company
Intellectual Property Agreements except non-exclusive licenses or sublicenses granted in the ordinary course of business consistent with
past practice; (i) abandonment or lapse of or failure to maintain in full force and effect any material Company IP Registration, or failure
to take or maintain reasonable measures to protect the confidentiality or value of any material Trade Secrets included in the Company
Intellectual Property; (j) material damage, destruction or loss whether or not covered by insurance to the Business or Acquired Assets;
(k) any capital investment in, or any loan to, any other Person; (l) acceleration, termination, material modification to or cancellation
of any material Contract (including, but not limited to, any Material Contract) to which VBF is a party or by which it is bound; (m) any
material capital expenditures; (n) imposition of any Encumbrance upon any of the Business or Acquired Assets, tangible or intangible;
(o) grant of any bonuses, whether monetary or otherwise, or increase in any wages, salary, severance, pension or other compensation or
benefits in respect of its current or former employees, officers, directors, independent contractors or consultants, other than as provided
for in any written agreements or required by applicable Law, (ii) change in the terms of employment for any employee or any termination
of any employees for which the aggregate costs and expenses exceed ten thousand dollars ($10,000), or (iii) action to accelerate the vesting
or payment of any compensation or benefit for any current or former employee, officer, director, independent contractor or consultant;
(p) hiring or promoting any person or employee except to fill a vacancy in the ordinary course of business; (q) adoption, modification
or termination of any: (i) employment, severance, retention or other agreement with any current or former employee, officer, director,
independent contractor or consultant, (ii) Benefit Plan or (iii) collective bargaining or other agreement with a Union, in each case whether
written or oral; (r) any loan to (or forgiveness of any loan to), or entry into any other transaction with, any of its stockholders or
current or former directors, officers and employees; (s) entry into a new line of Business or abandonment or discontinuance of existing
lines of Business; (t) adoption of any plan of merger, consolidation, reorganization, liquidation or dissolution or filing of a petition
in bankruptcy under any provisions of federal or state bankruptcy Law or consent to the filing of any bankruptcy petition against it under
any similar Law; (u) purchase, lease or other acquisition of the right to own, use or lease any property or assets for an amount in excess
of ten thousand dollars ($10,000); (v) acquisition by merger or consolidation with, or by purchase of a substantial portion of the assets
or stock of, or by any other manner, any business or any Person or any division thereof; or, (w) action by VBF to make, change or rescind
any Tax election, amend any Tax Return or take any position on any Tax Return, take any action, omit to take any action or enter into
any other transaction that would have the effect of increasing the Tax liability or reducing any Tax asset of Buyer in respect of any
Post-Closing Tax Period; or any Contract to do any of the foregoing, or any action or omission that would result in any of the foregoing.

    	12 

    	 

    

 

3.19
Fair Consideration; No Fraudulent Conveyance. VBF is not entering into this Agreement and the other agreements referenced in this
Agreement with the intent to defraud, delay or hinder its creditors and the consummation of the Transactions, and the other agreements
referenced in this Agreement, will not have any such effect. The Transaction will not constitute a fraudulent conveyance, or otherwise
give rise to any right of any creditor of VBF whatsoever to any of the Business and Acquired Assets after the Closing.

 

ARTICLE
4 REPRESENTATIONS AND WARRANTIES OF BUYER REGARDING PURCHASE OF SECURITIES

4.1
Purchase Entirely for Own Account. Buyer confirms that the shares of VBF Common Stock to be acquired by Buyer or their respective
designees will be acquired for investment for its own account, not as a nominee or agent, and not with a view to the resale or distribution
of any part thereof, and that Buyer has no present intention of selling, granting any participation in, or otherwise distributing the
same. By executing this Agreement, Buyer further represents that Buyer does not presently have any contract, undertaking, agreement or
arrangement with any person to sell, transfer or grant participations to such person or to any third person, with respect to any of such
shares of VBF Common Stock. Buyer has not been formed for the specific purpose of acquiring such shares of VBF Common Stock.

4.2
Disclosure of Information. Buyer has had an opportunity to discuss VBF’s business, management, financial affairs and the
terms and conditions of the offering of the shares of VBF Common Stock to be acquired by Buyer with VBF’s management and has had
an opportunity to review VBF’s facilities. Buyer understands that such discussions, as well as any written information delivered
by VBF to Buyer, were intended to describe the aspects of VBF’s business which VBF believes to be material. Buyer reviewed SIGO
and VBF’s filings with the Securities and Exchange Commission and/or OTC Markets, including all of Buyer’s audited financial
statements, current reports, and material quarterly and annual disclosures. further acknowledges and agrees that its purchase of the restricted
securities involves risks. Buyer (i) either alone or together with its representatives, has such knowledge and experience in financial
and business matters as to be capable of evaluating the merits and risks of this investment, and make an informed decision to so invest,
and has so evaluated the risks and merits of such investment; (ii) has the ability to bear the economic risks of this investment and can
afford a complete loss of such investment; (iii) understands the terms of, and the risks associated with the acquisition of the restricted
shares, including, without limitation, a lack of liquidity, price transparency or pricing availability and risks associated with the industry
in which VBF operates; and, (iv) has had the opportunity to review such disclosures regarding its business, financial condition and its
prospects as Buyer determined to be necessary in connection with the acquisition of the VBF Common Stock. Buyer is an “accredited
investor" as that term is defined in Regulation D promulgated under the 1933 Securities and Exchange Act.

4.3
Restricted Securities. Buyer understands that the shares of VBF Common Stock to be acquired by Buyer have not been registered
under the Securities Act. Buyer understands that the shares of VBF Common Stock are being issued to Buyer pursuant to Section 4(2) under
the Securities Act or Regulation D promulgated under the Securities Act. Buyer understands that such shares of VBF Common Stock are “restricted
securities” under applicable U.S. federal and state securities laws and agrees to resell the shares of VBF Common Stock only pursuant
to registration under the Securities Act, or pursuant to an available exemption from registration. Buyer agrees not to engage in hedging
transactions with regard to the shares of VBF Common Stock unless in compliance with the Securities Act.

    	13 

    	 

    

 

4.4
Rule 144. Buyer is familiar with the provisions of Rule 144 promulgated under the Securities Act, which, in substance, permits
limited public resale of “restricted securities” acquired, directly or indirectly, from the issuer of the securities (or from
an affiliate of such issuer), in a non-public offering subject to the satisfaction of certain conditions. Buyer understands that VBF provides
no assurances as to whether it will be able to resell any or all of the shares of VBF Common Stock pursuant to Rule 144, which rule requires,
among other things, that Buyer be subject to the reporting requirements of the Securities Exchange Act of 1934, as amended, that resales
of securities take place only after the holder of the shares has held the shares for certain specified time periods, and under certain
circumstances, that resales of securities be limited in volume and take place only pursuant to brokered transactions. Notwithstanding
this Section, Buyer acknowledges and agrees to the restrictions set forth in Section 4.5 below.

4.5
Resale Securities Restrictions. Buyer further understands that in the event all of the applicable requirements of Rule 144 are
not satisfied, registration under the Securities Act, compliance with Regulation A promulgated under the Securities Act, or some other
registration exemption will be required; and that, notwithstanding the fact that Rule 144 is not exclusive, the staff of the Securities
and Exchange Commission has expressed its opinion that Persons proposing to sell private placement securities other than in a registered
offering and otherwise than pursuant to Rule 144 will have a substantial burden of proof in establishing that an exemption from registration
is available for such offers or sales, and that such persons and their respective brokers who participate in such transactions do so at
their own risk.

4.6
No General Solicitation. Buyer acknowledges that neither Buyer, nor any of its officers, employees, agents, directors, members
or partners (a) has engaged the services of a broker, investment banker or finder to contact any potential investor nor has VBF or any
of VBF’s officers, employees, agents, directors, members or partners, agreed to pay any commission, fee or other remuneration to
any third party to solicit or contact any potential investor; (b) engaged in any general solicitation; or (c) published any advertisement
in connection with the offer and sale of the shares of VBF Common Stock being issued hereunder.

4.7
Reliance on Exemptions. Buyer understands that the VBF Common Stock being offered and issued to it in reliance on specific exemptions
from the registration requirements of United States federal and state securities laws and that VBF is relying in part upon the truth and
accuracy of, and Buyer’s compliance with, the representations, warranties, agreements, acknowledgements and understandings of Buyer
set forth in this Article 4 in order to determine the availability of such exemptions and the eligibility of Buyer to acquire the VBF
Common Stock.

 

ARTICLE
5 REPRESENTATIONS AND WARRANTIES OF BUYER

As a material
inducement to VBF to enter into and perform its obligations under this Agreement, as of the Closing Date, Buyer represent and warrant
to VBF as follows:

5.1
Organization, Corporate Power and Authority. Buyer is a corporation duly organized, validly existing and in good standing under
the laws of the states of California and is duly qualified to do business as a foreign corporation in the jurisdictions in which Buyer
conducts business, except where the failure to so qualify will not have a material adverse effect on Buyer’s ability to perform
its obligations under the Transaction Documents to which it is a party. Buyer has all requisite corporate power and authority to execute
and deliver the Transaction Documents to which it is a party and to perform its obligations thereunder.

    	14 

    	 

    

 

5.2
Authorization of Agreement. The execution, delivery, and performance by Buyer of the Transaction Documents to which it is a party,
and the consummation by it of the Transactions, have been duly authorized by all necessary corporate action by Buyer. This Agreement has
been, and each other Transaction Document to which Buyer is a party will be at the Closing, duly executed and delivered by Buyer and constitute,
or will, when delivered, constitute, the legal, valid and binding obligations of Buyer, enforceable against Buyer, as the case may be,
in accordance with their respective terms, except as may be limited by bankruptcy, insolvency, reorganization, moratorium and other similar
Laws and equitable principles relating to or limiting creditors’ rights generally.

5.3 Effect
of Agreement. The execution, delivery and performance by Buyer of the Transaction Documents to which it is a party, and the consummation
by it of the Transactions, will not violate the charter documents or bylaws of Buyer or any Law to which Buyer is subject, or any judgment,
award or decree or any material indenture, material agreement or other material instrument to which Buyer is a party, or by which Buyer
or its properties or assets are bound, or conflict with, result in a breach of or constitute (with due notice or lapse of time or both)
a default under, any such indenture, agreement or other instrument, or result in the creation or imposition of any Lien of any nature
whatsoever upon any of the properties or assets of Buyer, except to the extent the effect thereof will not be materially adverse to Buyer’s
ability to fulfill its obligations under the Transaction Documents to which it is a party.

 

5.4 Approvals.
No Approval or Order or Action of, or filing with, any Governmental Entity or other Person is required to be obtained by Buyer for the
execution and delivery by Buyer of the Transaction Documents to which it is a party or the consummation by Buyer of the Transactions other
than such filings that may be required under applicable Securities Law and California law and the Licensing Authorities.

5.5 Legal
Proceedings. There is no Order or Action pending, or, to the knowledge of Buyer, threatened, against or affecting Buyer in connection
with Buyer’s performance of the Transactions. There is no matter as to which Buyer or, to the knowledge of Buyer, any Affiliate
of Buyer has received any notice, claim or assertion, or, to the knowledge of Buyer, which otherwise has been threatened against or affecting
Buyer in connection with Buyer’s performance of the Transactions.

5.6
Independent Investigation.  Buyer has conducted its own independent investigation, review and analysis of the Business, Acquired
Assets, and Assumed Liabilities, and acknowledges that it has been provided adequate access to the personnel, properties, assets, premises,
books and records, and other documents and data of VBF for such purpose. Buyer acknowledges and agrees that: (a) in making its decision
to enter into this Agreement and to consummate the Transactions, Buyer has relied solely upon its own investigation and the express representations
and warranties of VBF in Article 3; and (b) neither VBF nor any other Person has made any representation or warranty as to the
Business, the Acquired Assets, the Assumed Liabilities, or this Agreement, except as expressly set forth in Article 3 of this Agreement.

ARTICLE 6

ADDITIONAL
COVENANTS

6.1
Confidentiality. All non-public information disclosed by any party to any other party, whether before or after the date hereof,
in connection with the Transactions, or the discussions and negotiations preceding this Agreement shall be kept confidential by the receiving
party and shall not be used by any receiving party other than as contemplated by this Agreement, except to the extent that such information
shall have become public knowledge other than through a breach of this Agreement by receiving party seeking to disclose the information,
may otherwise be required by Law, or to the extent such duty as to confidentiality is waived in writing by the disclosing party.

VBF, shall
not, and VBF shall use all reasonable efforts to cause its representatives and Affiliates to not, at any time after the Closing, make
use of, divulge or otherwise disclose, directly or indirectly, any trade secret, other proprietary data (including, but not limited to,
any customer list, record or financial information), or other confidential information, concerning the Acquired Assets, except to the
extent that such information may otherwise be required by Law or to the extent such duty as to confidentiality is waived in writing by
Buyer.

    	15 

    	 

    

 

The obligations
under this Section 6.1 shall not expire.

6.2
License Change of Ownership Application Cooperation.  Consistent with the Management Services Agreement, the Cooperation Agreement
and the Executive Employment Agreement, after the Closing, VBF and Livacich shall provide Buyer, or cause to be provided to Buyer, any
records and all other information in their respective possession (or reasonably available to them) as may be reasonably requested and
determined to be necessary by Buyer in connection with the preparation of Buyer’s license change of ownership applications Buyer’s
obligations to conduct an independent audit of VBF in order to comply with any financial reporting obligations in connection with the
consummation of the Transactions.

6.3
Tax/Audit Cooperation.  After the Closing, VBF and Lori Livacich shall provide Buyer any applicable records and other information
in their respective possession (or reasonably available to them) requested by Buyer in connection with the preparation of any Tax Returns
or in connection with any Tax investigation, or financial audit or other proceeding. Any information obtained pursuant to this Section
6.3, or pursuant to any other Section hereof providing for the sharing of confidential information, shall be subject to Section
6.1.

6.4
All Reasonable Efforts. Subject to the terms and conditions herein provided, each of VBF and Livacich shall use all commercially
reasonable efforts to take, or cause to be taken, all action, and to do, or cause to be done, all things necessary, proper, and advisable
under applicable Laws and regulations to consummate and make effective as promptly as practicable the sale of the Acquired Assets to Buyer
and their compliance with the terms and conditions of the Management Services Agreement, Executive Employment Agreement, Cooperation Agreement,
sub-lease option agreement. If at any time after the Closing any further action is necessary to carry out the purposes of the Transaction
Documents, including, without limitation, the execution of additional documents or instruments, the parties to the Transaction Documents
shall take all such necessary action.

6.5
Post-Closing Cooperation Relating to Acquired Assets. For a period of 12 months following the Closing Date, if reasonably requested
by Buyer and reasonably performable by VBF and Livacich, (a) VBF, and Livacich shall exercise all commercially reasonable efforts to cooperate
with Buyer in enforcing the terms of any agreements between VBF and any third party involving the activities associated with the Business
and Acquired Assets (at the cost and expense of Buyer, if any); and (b) VBF and Livacich shall cooperate fully with Buyer and make all
commercially reasonable efforts to provide access to any records or personnel of VBF (that are then reasonably available to VBF) to the
extent Buyer finds such access necessary in order to transition ownership of Acquired Assets into service of Buyer.

6.6 Non-competition
and Non-Solicitation.

With the exception
of Livacich’s involvement with, and participation in, the Calamus and Potter Road, LLC projects, VBF and Livacich covenants and
agrees that, commencing on the Closing Date and ending on the third (3rd) anniversary of the Closing Date (the “Noncompetition
Period”), neither VBF nor Livacich shall, without the prior written consent of Buyer, directly or indirectly, in any capacity
(including as an officer, director, manager, member, stockholder, partner, employee, consultant, contractor, investor or lender), engage
in or have any direct or indirect ownership interest in, any Competing Business located, operating or engaged in business in the State
of California utilizing the Business or Acquired Assets sold to Buyer.

“Competing
Business” means operating a cannabis dispensary business operating under a Marijuana Cultivation license, and a Marijuana Product
Manufacturer license businesses in the State of California.

Unless agreed
to in advance by Buyer, VBF and Lori Livacich covenants and agrees that during the Noncompetition Period, neither shall employ, retain,
engage, or solicit the employment or engagement of services of any current or former employee of VBF employed by Buyer after the Closing,
in a full or part-time basis in a Competing Business and VBF and Livacich will fully comply with the Cooperation Agreement.

    	16 

    	 

    

 

VBF and Livacich
acknowledges that any violation of this Section 6.6 may result in irreparable injury to Buyer and the Business and Acquired Assets
and agrees that Buyer shall be entitled to seek an injunction against VBF and Livacich from any court having jurisdiction over the matter,
restraining any further violation of this Section 6.6, which rights shall be cumulative and in addition to any other rights or
remedies to which Buyer may be entitled. VBF and Livacich acknowledges that each has carefully read this Agreement and has considered
the restraints imposed upon such VBF and Livacich by this Section 6.6 and is in full accord as to their necessity for the reasonable
and proper protection of confidential information and other legitimate business interests relating to the Business now existing and to
be developed in the future. VBF and Livacich expressly acknowledges and agrees that each and every restraint imposed by this Section
6.6 is reasonable with respect to subject matter, time period and geographical area.

In the event
that any covenant contained in this Section 6.6 should ever be adjudicated to exceed the time, geographic, product or service or
other limitations permitted by applicable Law in any jurisdiction, then any court is expressly empowered to reform such covenant, and
such covenant shall be deemed reformed, in such jurisdiction to the maximum time, geographic, product or service or other limitations
permitted by applicable Law. The covenants contained in this Section 6.6 and each provision thereof are severable and distinct
covenants and provisions. The invalidity or unenforceability of any such covenant or provision as written shall not invalidate or render
unenforceable the remaining covenants or provisions hereof, and any such invalidity or unenforceability in any jurisdiction shall not
invalidate or render unenforceable such covenant or provision in any other jurisdiction.

ARTICLE
7 INDEMNIFICATION; SURVIVAL

7.1
Indemnification by VBF, SIGO and Livacich. Subject to the terms and conditions of this ARTICLE 7, following the Closing,
VBF, SIGO and Livacich shall indemnify, defend and hold harmless Buyer and each of its Affiliates, and their respective stockholders,
members, successors, assigns, directors, officers, and representatives and each of their respective successors and assigns (collectively,
the “Buyer Indemnified Parties”), and hold them harmless from, any Loss suffered or incurred by any such Buyer Indemnified
Party, whether such Loss exists or accrues prior to, or subsequent to or on the Closing Date, to the extent such Loss arose or resulted
from:

		•	any inaccuracy or breach as of the date hereof or as of the Closing Date of any representation or warranty
of VBF, SIGO and Livacich contained in this Agreement or any other Transaction Document;

		•	the nonfulfillment, nonperformance or other breach of any agreement, covenant, obligation or undertaking
of VBF, SIGO and Livacich contained in this or any other Transaction Document;

		•	any Excluded Asset or Excluded Liability;

		•	any Tax imposed on VBF, SIGO and Livacich as a result of the Transactions;

		•	any liability including costs and attorney fees should the Conditions to this Agreement in Section 2.4
fail; and,

		•	the operation of the Business, including all liabilities of any kind, prior to the Closing Date.

For purposes
of determining whether there has been a breach and the amount of any losses that are the subject matter of a claim for indemnification,
each representation and warranty in this Agreement will be read without regard and without giving effect to the term “material”
or “material adverse effect” (fully as if any such word or phrase were deleted from such representation and warranty).

    	17 

    	 

    

 

7.2
Indemnification by Buyer. Subject to the terms and conditions of this ARTICLE 7, following the Closing, Buyer shall indemnify
the VBF, SIGO and Livacich and their respective officers, directors, shareholders, affiliates, employees, assigns, agents and Representatives
and each of their respective successors and assigns, heirs and beneficiaries (collectively, the “VBF Indemnified Parties”)
against, and hold them harmless from, any Loss suffered or incurred by any such VBF Indemnified Party, whether such Loss exists or accrues
prior or subsequent to the Closing Date, arising or resulting from or based upon:

		•	any inaccuracy or breach of any representation or warranty of Buyer contained in this Agreement or any
other Transaction Document;

		•	the nonfulfillment, nonperformance or other breach of any agreement, covenant, obligation or undertaking
of Buyer or Buyer contained in this or any other Transaction Document; and

		•	the operation of the Business by Buyer or Buyer after the Closing Date.

For purposes
of determining whether there has been a breach and the amount of any losses that are the subject matter of a claim for indemnification,
each representation and warranty in this Agreement will be read without regard and without giving effect to the term “material”
or “material adverse effect” (fully as if any such word or phrase were deleted from such representation and warranty).

		7.3	Termination of Indemnification. The obligations to indemnify and hold harmless an Indemnified
Party (i) pursuant to Section 7.1 and Section 7.2 shall terminate when the applicable representation or warranty terminates
pursuant to Section 7.6; provided, however, that such obligations to indemnify and hold harmless shall not terminate with respect
to any specific matter as to which the Person to be indemnified shall have, before the expiration of the applicable period, previously
made a claim by delivering a written notice thereof (stating in reasonable detail the basis of such claim) (a “Claim Notice”)
to the Indemnifying Person.

		7.4	Procedures Relating to Indemnification for Third-Party Claims.

In order for
an Indemnified Person to be entitled to any indemnification provided for under this ARTICLE 7 in respect of, arising out of or
involving a claim or demand made by any third-party against the Indemnified Person (a “Third-Party Claim”), such Indemnified
Person must provide the Indemnifying Person with a Claim Notice regarding the Third-Party Claim promptly and in any event within thirty
(30) days after receipt by such Indemnified Person of written notice of the Third-Party Claim; provided, however, that failure to give
such notification shall not affect the indemnification provided hereunder except, and solely to the extent that, the Indemnifying Person
shall have been actually and materially prejudiced as a result of such failure; provided, further that only VBF, or VBF’s successors
or assigns, may make claims on behalf of VBF.

If a Third-Party
Claim is made against an Indemnified Person, the Indemnifying Person will be entitled to participate in the defense thereof and, if it
so chooses, to assume the defense thereof with counsel selected by the Indemnifying Person; provided, however, that any such assumption
of the defense by the Indemnifying Person shall constitute an acknowledgement and acceptance by the Indemnifying Person of its obligation
to indemnify the Indemnified Person for all Losses arising out of such ThirdParty Claim. If the Third-Party Claim includes allegations
for which the Indemnifying Person both would and would not be obligated to indemnify the Indemnified Person, the Indemnifying Person and
the Indemnified Person shall in that case jointly assume the defense thereof. If in the reasonable good faith opinion of any Indemnified
Person a conflict of interest exists in respect of such claim (including that the Indemnified Person has defenses available to it that
may conflict with those of the Indemnifying Person), such Indemnified Person shall have the right to employ separate counsel to represent
such Indemnified Person and in that event the legal fees and expenses subsequently incurred by the Indemnified Person in connection with
the defense thereof shall be paid by the

    	18 

    	 

    

 

Indemnifying
Person. If the Indemnifying Person assumes such defense, the Indemnified Person shall have the right to participate in the defense thereof
and, at its own expense, to employ counsel reasonably acceptable to the Indemnifying Person, separate from the counsel employed by the
Indemnifying Person, it being understood that the Indemnifying Person shall control such defense. The Indemnifying Person shall be liable
for the fees and expenses of counsel employed by the Indemnified Person for any period during which the Indemnifying Person has not assumed
the defense thereof. The Indemnified Person shall cooperate with the Indemnifying Person in the defense or settlement thereof, and the
Indemnifying Person shall reimburse the Indemnified Person for all its reasonable out-of-pocket expenses in connection therewith. The
Indemnifying Person shall not, in the defense of a third party claim, make any payment of any of such claims, consent to the entry of
any judgment or enter into any settlement with respect to any third party claim without the prior written consent of the Indemnified Person
(which consent shall not be unreasonably withheld or delayed) unless the judgment or proposed settlement (i) involves only the payment
of money damages and does not involve any finding or admission of any violation of Law, (ii) includes, as an unconditional term thereof,
a release of such Indemnified Person given by the claimant or the plaintiff from any liabilities arising from such Third Party Claim,
and (iii) does not impose an injunction or other equitable relief, directly or indirectly, upon such Indemnified Person or result in an
admission of any wrongdoing by the Indemnified Person. If the Indemnifying Person fails to vigorously defend the Third Party Claim, then
the Indemnified Person will have the right to defend, at the sole cost and expense of the Indemnifying Person, the Third Party Claim by
all appropriate proceedings, which proceedings will be prosecuted by the Indemnified Person (with the consent of the Indemnifying Person,
which consent will not be unreasonable withheld conditioned or delayed), but only to the extent that the Indemnified Person is entitled
to indemnification pursuant to this ARTICLE 7.

		7.5	Procedures Relating to Indemnification for Non-Third-Party Claims.  In order for an Indemnified
Person to be entitled to any indemnification provided for under this Agreement in respect of, arising out of or involving a claim or demand
that is not a Third-Party Claim, such Indemnified Person must provide the Indemnifying Person with a Claim Notice; provided, however,
that failure to give such notification shall not affect the indemnification provided hereunder except, and solely to the extent that,
the Indemnifying Person shall have been actually and materially prejudiced as a result of such failure provided. The Claim Notice shall
set forth the amount, if known, or, if not known, an estimate of the foreseeable maximum amount of claimed Losses (which estimate shall
not be conclusive of the final amount of such Losses) and a description of the basis for such claim. The Indemnifying Person will have
thirty (30) days from receipt of such Claim Notice to dispute the claim and will reasonably cooperate and assist the Indemnified Person
in determining the validity of the claim for indemnification. If the Indemnifying Person does not give notice to the Indemnified Person
that it disputes such claim (which such dispute notice shall set forth in reasonable detail the reasons for such dispute) within thirty
(30) days after its receipt of the Claim Notice, the claim specified in such Claim Notice shall be conclusively deemed a Loss subject
to indemnification hereunder.

		7.6	Survival of Representations, Warranties, Covenants and Agreements.  The representations
and warranties of VBF, SIGO and Livacich contained in this Agreement and the other Transaction Documents shall survive the Closing and
remain in full force (i) indefinitely, including, without limitation, with respect to Section 3.1 (Organization, Power, Standing),
Section 3.2 (Authorization and Approval of Agreements), and Section 3.7 (Leased Real Property; Tangible Property; Title
to Acquired Assets), (ii) for a period of sixty (60) days following the expiration of the applicable statute of limitations (including
extensions), with respect to matters covered by Section 3.9 (Tax Matters), and (iii) for a period of twenty-four (24) months following
the Closing Date with respect to all other representations, warranties and covenants, except that any representation or warranty that
would otherwise terminate and will continue to survive if a written notice of a breach thereof shall have been timely given to the breaching
party by the other party on or prior to such termination date, until the related claim for indemnification is satisfied or otherwise resolved
as

    	19 

    	 

    

 

		7.7	provided in this ARTICLE 7. The representations and warranties of Buyer or Buyer contained in this
Agreement and the other Transaction Documents shall survive the Closing and remain in full force (x) indefinitely, with respect to Section
4.1 (Organization, Corporate Power, Authority), Section 4.2 (Authorization of Agreement), and (y) for a period of period of
twenty-four (24) months following the Closing Date with respect to all other representations, warranties and covenants, except that any
representation or warranty that would otherwise terminate in accordance with clause (x) and (y) will continue to survive if a written
notice of a breach thereof shall have been timely given to the breaching party by the other party on or prior to such termination date,
until the related claim for indemnification is satisfied or otherwise resolved as provided in this ARTICLE 7.

		7.8	Sole Remedy. Provided that Closing has occurred, except with respect to claims related to
fraud or willful misconduct, claims made pursuant to this ARTICLE 7 shall constitute the sole remedy for Losses under the terms
of this Agreement and in connection with the Transactions.

		7.9	Right to Indemnification. The rights of Buyer to indemnification or any other remedy under
this Agreement shall not be impacted or limited by any knowledge that Buyer may have acquired, or could have acquired, whether before
or after the Closing Date, nor by any investigation or diligence by Buyer. VBF hereby acknowledges that, regardless of any investigation
made (or not made) by or on behalf of Buyer, and regardless of the results of any such investigation, Buyer has entered into the Transactions
in express reliance upon the representations and warranties of VBF and SIGO made in this Agreement.

		7.10	Characterization of Indemnification Payments. The Parties shall treat any indemnification
payment made pursuant to this Article 7 as an adjustment to the purchase price unless the Indemnified Person provides an opinion
of a nationally recognized tax counsel that any such amount will not constitute an adjustment to the purchase price for federal income
tax purposes.

ARTICLE
8 GENERAL

8.1 Amendments;
Waivers. This Agreement and any Exhibit and Schedule attached hereto may be amended only by agreement in writing of all Parties.
No waiver of any provision nor consent to any exception to the terms of this Agreement shall be effective unless in writing and signed
by the party to be bound and then only to the specific purpose, extent and instance so provided.

8.2
Exhibits; Integration.  Each Exhibit and Schedule delivered pursuant to the terms of this Agreement shall be in writing and shall
constitute a part of this Agreement. This Agreement, together with such Exhibits and Schedules, constitutes the entire agreement among
the parties pertaining to the subject matter hereof and supersedes all prior agreements and understandings of the parties in connection
therewith.

8.3 Governing
Law; Submission to Jurisdiction. This Agreement shall be governed by, and construed in accordance with, the internal Laws of the
State of California without regard to the choice of Law principles thereof. Each of the parties hereto irrevocably submits to the exclusive
jurisdiction of the courts of the State of California located in Los Angeles and the United States District Court for Central District
of California for the purpose of any suit, action, proceeding, or judgment relating to or arising out of this Agreement and the Transactions.
Service of process in connection with any such suit, action or proceeding may be served on each party hereto anywhere in the world by
the same methods as are specified for the giving of notices under this Agreement. Each of the parties hereto irrevocably consents to the
jurisdiction of any such court in any such suit, action or proceeding and to the laying of venue in such court. Each party hereto irrevocably
waives any objection to the laying of venue of any such suit, action or proceeding brought in such courts and irrevocably waives any claim
that any such suit, action or proceeding brought in any such court has been brought in an inconvenient forum

    	20 

    	 

    

 

8.4
No Assignment. Neither this Agreement nor any rights or obligations hereunder are assignable without the prior written consent
of the other parties.

8.5 Headings.
The descriptive headings of the Articles, Sections and subsections of this Agreement are for convenience only and do not constitute a
part of this Agreement.

8.6
Counterparts. This Agreement and any amendment hereto or any other agreement (or document) delivered pursuant hereto may be executed
in one or more counterparts and by different parties in separate counterparts. All of such counterparts shall constitute one and the same
agreement (or other document) and shall become effective (unless otherwise provided therein) when one or more counterparts have been signed
by each party and delivered to the other party. A signed copy of this Agreement or any other Transaction Documents delivered by facsimile
or by other means of electronic transmission is deemed to have the same legal effect as delivery of an original signed copy.

8.7
Publicity and Reports. No party shall issue a press release, public statement or other public notice relating to this Agreement,
or the Transactions, without obtaining the prior consent of the other party.

8.8
Remedies Cumulative. All rights and remedies existing under this Agreement are cumulative to, and not exclusive of, any rights
or remedies otherwise available. In addition, Article 8 shall not be deemed to preclude or otherwise limit in any way the exercise
of any other rights or pursuit of other remedies for the breach of this Agreement or with respect to any misrepresentation.

8.9
Parties in Interest. This Agreement shall be binding upon and inure to the benefit of each party, and nothing in this Agreement,
express or implied, is intended to confer upon any other Person any rights or remedies of any nature whatsoever under or by reason of
this Agreement. Nothing in this Agreement is intended to relieve or discharge the obligation of any third Person to any party to this
Agreement.

8.10
Notices. All notices and other communications required or permitted under this Agreement or any other Transaction Documents shall
be in writing and shall be either hand delivered in person, sent by facsimile, sent by certified or registered first-class mail, postage
prepaid, or sent by nationally recognized express courier service. Such notices and other communications shall be effective upon receipt
if hand delivered or sent by facsimile, three Business Days after mailing if sent by mail, and one Business Day after dispatch if sent
by express courier, to the following addresses, or such other addresses as any party may notify the other parties in accordance with this
Section 8.10:

If to Buyer,
addressed to:

Salinas Diversified
Ventures, Inc.

633 5th
Street, Ste. 2826

Los Angeles,
CA 90071

Corporate
Phone: (305) 450-5222

Attention:
Jesus M. Quintero

Email: jesus@hempsmart.com

 

with a copy
(which shall not constitute notice) to:

 

MAILANDER
LAW OFFICE, INC.

4811 49th
Street

San Diego,
CA 92115

Phone: (619)
239-9034

Fax: (619)
537-7193

Attention:
Tad Mailander

Email: tad@mailanderlaw.net

 

    	21 

    	 

    

 

If to VBF,
addressed to:

VBF Brands,
Inc.

Ms. Lori Livacich

20420 Spence
Road

Salinas, CA
93908

Phone: 949
254-3698

Email: lori@vortextennis.com,
lori@vbfbrands.com

 

If to SIGO
and Livacich, addressed to:

 

Ms. Lori Livacich

20420 Spence
Road

Salinas, CA
93908

Phone: 949
254-3698

Email: lori@vortextennis.com,
lori@vbfbrands.com

 

If to St.
George, addressed to:

 

Mr. John Fife

303 East Wacker
Drive, Ste. 1040

Chicago, IL
60601

Phone: (312)
297-7004

Email: jfife@chicagoventure.com

 

or to such
other address or to such other Person as either party shall have last designated by such notice to the other party.

8.11
Expenses and Attorneys’ Fees. Each party shall be responsible for its own expenses and attorneys’ fees incurred in
negotiating, executing, preparing and delivering the Transaction Documents, including but not limited to all legal, accounting, broker,
finder and financial advisor fees.

8.12
Specific Performance. Each party acknowledges that, in view of the uniqueness of the Acquired Assets and the Transactions, each
party would not have an adequate remedy at Law for money damages in the event that this Agreement has not been performed in accordance
with its terms, and therefore agrees that the other party shall be entitled to specific enforcement of the terms hereof in addition to
any other remedy to which it may be entitled, at Law or in equity.

ARTICLE
9 DEFINITIONS

9.1 Definitions.
For all purposes of this Agreement, except as otherwise expressly provided:

		•	the terms defined in this Article 9 have the meanings assigned to them in this Article 9
and include the plural as well as the singular;

		•	all accounting terms not otherwise defined herein have the meanings assigned under GAAP;

		•	all references in this Agreement to designated “Articles,” “Sections” and other
subdivisions are to the designated Articles, Sections and other subdivisions of the body of this Agreement;

		•	unless the context clearly requires otherwise, the use of the terms “including,” “included,”
“such as,” or terms of similar meaning, shall not be construed to imply the exclusion of any other particular elements and
shall be deemed to be followed by the words “without limitation.”

    	22 

    	 

    

 

 

		•	pronouns of either gender or neuter shall include, as appropriate, the other pronoun forms; and

		•	the words “herein,” “hereof” and “hereunder” and other words of similar
import refer to this Agreement as a whole and not to any particular Article, Section or other subdivision.

As used in
this Agreement and the Exhibits delivered pursuant to this Agreement, the following definitions shall apply.

“Action”
means any action, complaint, petition, investigation, suit or other proceeding, whether civil or criminal, in law or in equity, or before
any arbitrator or Governmental Entity.

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

“Approval”
means any approval, authorization, consent, qualification or registration, or any waiver of any of the foregoing, required to be obtained
from, or any notice, statement or other communication required to be filed with or delivered to, any Governmental Entity or any other
Person.

“Assumed
Contracts” has the meaning set forth in Section 1.1(a).

“Assumed
Customer Accounts” has the meaning set forth in Section 1.1(b).

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

“Business
Day” means a day other than Saturday, Sunday or any day on which banks located in the States of California are authorized or obligated
to close.

“Business
Intellectual Property” means all Intellectual Property that is used in the operation of the Business.

“Closing”
has the meaning set forth in Section 2.1.

“Closing
Date” has the meaning set forth in Section 2.1.

“Contract”
means all contracts, agreements, licenses (including implied licenses), sales order, purchase order, commitments, leases, liens, debt
instruments, indentures, settlements, obligations, liabilities, partnerships, arrangements and understandings, in any case whether written
or oral, which constitute contracts under applicable Laws.

“Customer
Accounts” means the Customer Accounts listed on Schedule 1.1(b) to this Agreement.

“Employee
Benefit Arrangements” means, whether written or oral, each and all pension, supplemental pension, deferred compensation, incentive
award or benefit, option or other equitybased program, accidental death and dismemberment, insurance coverage (including self-insured
arrangements) life and health benefits (including medical, dental, vision and hospitalization), short- and long-term disability, fringe
benefit, cafeteria plan, flexible spending account programs, employment, severance and other employee benefit arrangements, plans, contracts,
policies or practices maintained by VBF or Stockholder (as applicable to the Business) that provides or provided employee or executive
compensation or benefits to or for any employees or former employees of VBF or Stockholder (as applicable to the Business), other than
the Employee Plans.

    	23 

    	 

    

 

“Employee
Plans” means each and all “employee benefit plans,” as defined in Section 3(3) of ERISA, maintained or contributed to
by VBF (as applicable to the Business) or in which VBF (as applicable to the Business) participates or participated and that provides
(or when in effect provided) benefits to or for employees of VBF that is (or when in effect was) subject to any provision of ERISA (including
Title IV of ERISA) and is maintained or contributed to by VBF or any of its Affiliates. For purposes of this Agreement, “Employee
Plan” also includes any arrangement that would be defined as an “employee benefit plan” under Section 3(3) of ERISA
if it was not (i) otherwise exempt from ERISA by another section of ERISA or (ii) maintained outside the United States.

“Environmental,
Health and Safety Laws” means, all Laws relating to or imposing Liability or standards of conduct concerning pollution or protection
of the environment, public health and safety, or employee health and safety, and all judgments, orders and decrees of any Governmental
Entity having the force and effect of law issued or promulgated thereunder, and all related common law theories (including the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, the Resource Conservation and Recovery Act of 1976, the Occupational Safety
and Health Act of 1970, each as amended).

“Exchange
Act” means the Securities Exchange Act of 1934, as amended.

“Excluded
Assets” shall have the meaning set forth in Section 1.2.

“Excluded
Contracts” has the meaning set forth in Section 1.2(a).

“Excluded
Liabilities” has the meaning set forth in Section 1.4.

“Financial
Statements” has the meaning set forth in Section 3.5.

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

“Governmental
Entity” means any government or any agency, district, bureau, board, commission, court, department, official, political subdivision,
tribunal or other instrumentality of any government, whether federal, state or local, domestic or foreign.

“Indebtedness”
means, as to any Person, without duplication, the aggregate amount of (a) all obligations for borrowed money and all accrued but unpaid
prepayment premiums or penalties and any other fees and expenses paid to satisfy such indebtedness, (b) all obligations evidenced by bonds,
debentures, notes or similar instruments, (c) all obligations upon which interest charges are customarily paid, (d) all obligations under
conditional sale or other title retention agreements relating to property purchased, (e) all obligations issued or assumed as the deferred
purchase price of property or services (excluding obligations to creditors for goods and services incurred in the ordinary course of business
and accrued expenses), (f) all capitalized lease obligations, (g) all obligations of others secured by any Lien on property or assets
owned or acquired, whether or not the obligations secured thereby have been assumed, (h) all obligations under standby letters of credit,
(i) all obligations to purchase securities (or other property) which arise out of or in connection with the sale of the same or substantially
similar securities or property, and (j) all guarantees and arrangements having the economic effect of a guarantee of any Indebtedness
(as defined in the preceding clauses) of any other Person.

“Intellectual
Property” means all intellectual property and proprietary rights throughout the world, including all forms of intellectual property
and proprietary rights, whether or not subject to registration or registered, including software, inventions (whether or not patentable
or reduced to practice) and all improvements thereto, trademarks, service marks, trade names including “VBF Brands” value
and purpose, corporate names, trade dress, logos, and other indicators of source (and the goodwill associated therewith), copyrightable
works and all works of authorship (whether or not copyrightable), “moral” rights, know-how, trade secrets, technologies, databases,
processes, techniques, protocols, methods, formulae, algorithms, layouts, designs, specifications, confidential information, testing information,
research and development information, plans, proposals and technical data, business and marketing plans, market surveys, market know-how
and customer lists, and copies and tangible embodiments of any of the forgoing.

    	24 

    	 

    

 

“Knowledge
of VBF, SIGO or Livacich” or any similar phrase means the actual knowledge of Livacich and knowledge that Livacich would acquire
upon due inquiry.

“Law”
means any constitutional provision, statute or other law, rule, regulation, or interpretation of any Governmental Entity and any Order.

“Liabilities”
means any direct or indirect liability, Indebtedness, guaranty, claim, loss, damage, deficiency, assessment, fine, penalty, obligation
or responsibility of any kind or nature, whether fixed or unfixed, choate or inchoate, liquidated or unliquidated, secured or unsecured,
asserted or unasserted, due or to become due, accrued or unaccrued, absolute, known or unknown, matured or unmatured, contingent or otherwise.

“Licensing
Authorities” means the City of Salinas, County of Monterey, and the State of California.

“Lien”
means any claim, charge, easement, encumbrance, lease, covenant, security interest, lien, option, pledge, rights of others, or restriction
(whether on voting, sale, transfer, disposition or otherwise), whether imposed by agreement, understanding, Law, equity or otherwise.

“Loss” or
“Losses” means any losses, expenses, fees, costs, damages, fines, penalties, judgments, awards, financial responsibility for
investigation, removal and clean-up costs and natural resource damage, actions, suit or proceedings and other Liabilities, including fees
and expenses of attorneys, accountants, third-party experts and consultants, less insurance recovery, if any.

“Order”
means any decree, injunction, judgment, order, ruling, assessment or writ.

“Permit”
means any license, permit, franchise, certificate of authority, or order, or any waiver of the foregoing, required to be issued by any
Governmental Entity.

“Permitted
Liens” means (i) Liens for Taxes not delinquent or being contested in good faith through appropriate proceedings, (ii) statutory
landlord’s, mechanic’s or other similar Liens arising or incurred in the ordinary course of business and for amounts which
are not delinquent and which are set forth on the face of the August 12, 2017 balance sheet, (iii) recorded easements, covenants and other
restrictions of record.

“Person”
means an association, a corporation, an individual, a partnership, a trust or any other entity or organization, including a Governmental
Entity.

“Real
Property Leases” has the meaning set forth in Section 3.7.

“Tax”
means (a) any U.S. federal, state, local, or foreign income, gross receipts, license, payroll, employment, excise, severance, stamp, occupation,
premium, windfall profits, environmental, customs duties, capital stock, franchise, profits, withholding, social security, unemployment,
disability, real property, personal property, escheat (whether or not considered a tax under applicable law), sales, use, transfer, registration,
value added, alternative or add-on minimum, estimated, healthcare (whether or not considered a tax under applicable law) or other tax
of any kind whatsoever, including any interest, penalty, or addition thereto, whether disputed or not, (b) any liability for a “Tax”
(as described in clause (a)) of another Person resulting from any transferee, secondary, contractual or other similar liability, or (c)
any liability for a “Tax” (as described in clause (a)) of another Person assumed by agreement or arising as a result of being
(or ceasing to be) a member of any affiliated group (within the meaning of Section 1504 of the Code or any similar applicable provision
of state, local or foreign law) (or being included (or required to be included) in any Tax Return relating thereto).

“Taxing
Authority” means any Governmental Entity that is authorized by law to assess, levy and collect taxes.

    	25 

    	 

    

 

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

“Transaction
Documents” means this Agreement, including all schedules and exhibits, the Bill of Sale, the Assignment and Assumption Agreement,
and the Promissory Note.

“Transactions”
means the transactions contemplated by the Transaction Documents.

 

IN WITNESS
WHEREOF, each of the parties hereto has caused this Asset Purchase Agreement to be executed by its duly authorized officers as of
the Effective Date.

 

 

 

 

Signature Page
Follows

    	26 

    	 

    

 

 

 

 

	 	BUYER:
	 	 	 
	 	SALINAS DIVERSIFIED VENTURES, INC. 
	 	A California corporation and wholly owned subsidiary of MARIJUANA COMPANY OF 
	 	AMERICA, INC., a Utah corporation 
	 	 	 
	 	 	 
	 	By:	/s/ Jesus M. Quintero
	 	Name:	Jesus M. Quintero
	 	Title:	Principal Executive Officer
	 	 	 
	 	 	 
	 	VBF BRANDS, INC.
	 	A California corporation and wholly owned subsidiary of SUNSET ISLAND GROUP, INC., a Colorado corporation. 
	 	 	 
	 	 	 
	 	By:	/s/ Lori Livacich
	 	Name:	Lori Livacich
	 	Title:	Principal Executive Officer
	 	 	 
	 	 	 
	 	LORI LIVACICH
	 	 	 
	 	 	 
	 	By:	/s/ Lori Livacich
	 	 	Lori Livacich
	 	 	 
	 	 	 
	 	ST. GEORGE INVESTMENTS, LLC
	 	 	 
	 	 	 
	 	By:	 
	 	Name:	John Fife
	 	Title:	Manager
	 	 	 

 

27

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00334-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00334-of-00352.parquet"}]]