Document:

Exhibit
10.1

 

LEASE
AGREEMENT

 

THIS
LEASE AGREEMENT (“Lease”) is made as of this 21st day of May, 2021 (the “Effective Date”), by and
between PW CO CanRE Walsenburg LLC, a Colorado LLC, with an address of which for notice purposes is C/O Power RET, 301 Winding
Road, Old Bethpage, New York 11804 (“Landlord”) and Walsenburg Cannabis LLC
(“WC”), 23054 Hwy 160, Walsenburg, CO 81089 (“Tenant”).

 

WHEREAS,
on or prior to the date hereof, Landlord has acquired all of the right, title and interest in that certain 22.2 acre parcel of land (“Property”)
located in the N2SW4, S2NW4 & NE4 lying south of Colorado State HWY 160 being more particularly described known as No. 23054 Hwy
160, Walsenburg, CO 81089, together with the interests, easements, rights, benefits, improvements and attached fixtures appurtenant thereto,
and all interest of Seller in vacated streets and alleys adjacent thereto except as herein excluded (Property);

 

WHEREAS,
the Property has five separate addresses:

 

	 	 	 	23054
    Hwy 160, Walsenburg CO 81089 - Site 1 (a 4.5-acre site)
	 	 	 	23054
    Hwy 160, Walsenburg CO 81089 - Site 2 (a 5.4-acre site)
	 	 	 	23054
    Hwy 160, Walsenburg CO 81089 - Site 3 (a 4.2-acre site)
	 	 	 	23054
    Hwy 160, Walsenburg CO 81089 - Site 4 (a 4.1-acre site)
	 	 	 	23054
    Hwy 160, Walsenburg CO 81089 - Site 5 (a 4.0-acre site)

 

WHEREAS,
as a condition of this Lease, Jared Schrader, (the “Guarantor”) has agreed to unconditional guarantee the payment and performance
of this Lease pursuant to the terms and conditions of those certain guarantees executed and delivered of even date herewith;

 

NOW,
THEREFORE, for good and valuable consideration the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant, intending
to be legally bound, enter into the Lease on the following terms, conditions and covenants:

 

1.
PROPERTY; TERM.

 

1.1
PREMISES. On or prior to the date hereof, Landlord has acquired the Property. Landlord hereby leases to Tenant and Tenant hereby leases
from Landlord the Property, being that certain property for all purposes of this Lease and irrespective of any variation thereof which
might ever be determined by measurement (together, the land and Buildings shall be referred to as the “Premises”). The Premises
is situated on the real property described in Exhibit 1 attached hereto.

 

1.2
LEASE TERM.

 

(a)
Initial Term. The initial term of this Lease (“Initial Term”) shall be two hundred forty (240) full calendar
months from the Effective Date, plus the portion of the month in which the Effective Date occurs if the Effective Date is other than
the first day of the month. Each Option Term (as defined below) shall be twenty (20) years in duration.

 

(b)
Options to Renew. Provided Tenant is not in default of any of the terms or conditions of the Lease beyond the applicable notice and cure
period at the time of exercise, Tenant is granted two (2) successive options (each, an “Option Term”,
collectively, the “Option Terms”, and successively the “First Option Term” and the “Second
Option Term”) to extend the term of the Lease following the initial Term and then following the First Option Term if so exercised,
upon the following terms and conditions. The Tenant shall deliver written notice of its intent to exercise each Option Term, delivering
such written notice to Landlord prior to but not after the date which is 365 days prior to the expiration of the initial Term (as to
the First Option Term) or 365 days prior to the expiration of the First Option Term (for the Second Option Term), but no earlier than
the date which is fifteen (15) months prior to the expiration of the then current Term. Subject to the conditions herein expressed, delivery
of the written notice of the intent to exercise the then applicable Option Term shall irrevocably commit the Tenant to the Option Term
so exercised. Each Option Term shall be subject to all the terms, covenants and conditions of the Lease, except as modified by this provision
(meaning, no further options will be re-imposed, subject only to the Second Option Term). If Tenant does not so exercise any such Option
Term in the time and manner herein provided, time being strictly of the essence, any and all of Tenant’s option rights for the
Option Term at bar (and any otherwise succeeding Option Term) shall irrevocably be deemed waived. The Base Rent and monthly installments
thereof for each year of each Option Term shall be as specified on the attached Rent Schedule, if exercised.

 

    	 

     

    

 

The
Initial Term, as so extended in accordance with the terms hereof, shall be referred to hereinafter as the “Term.” Tenant
shall have no right to operate its business on the Premises until Tenant has provided Landlord with a certificate of insurance evidencing
the insurance coverages that Tenant is obligated to maintain pursuant to this Lease together with a copy of the validly issued and currently
effective Colorado State licenses to operate a grow/processing facility for medical marijuana issued to each of the each of the Tenant
Parties that will be operating on the Premises. Notwithstanding the foregoing, Tenant is expressly permitted to make the Improvements
on the Premises prior to receipt of all Cannabis Use Permits (defined below) For these purposes the “Cannabis Use Permits”
are defined as follows is defined as follows:

 

1.2.1
Cannabis Use Permits: Tenant acknowledges and agrees and Landlord requires, that Tenant shall secure all State of Colorado and
all County of Huerfano, Colorado required licenses and approvals of all applicable jurisdictions and regulatory bodies, including those
required under the Marijuana Code, Title 44, Article 10, Section 101 et. seq. and any and all applicable rules, and regulations promulgated
pursuant thereto, as such may be amended or substituted from time to time (the “Marijuana Code”) to operate for its intended
medical marijuana cultivation facility, and any other permitted use per Tenant’s permit, including without limitation, those necessary
to be in compliance with the Marijuana Code (collectively, the “Cannabis Use Permits”). Tenant shall evidence all such Cannabis
Use Permits by providing a copy of same to Landlord. Tenant covenants and agrees that during the Term of this Lease Tenant shall use
its best efforts to keep all such Cannabis Use Permits in full force and effect with the State of Colorado at that time and to materially
comply with all applicable laws, rules and regulations including the Marijuana Code.

 

1.2.2
Zoning Approvals: Tenant Parties represent and warrant that prior to commencement of operations, they will have obtained and will
maintain all required state and local permits, licenses and approvals, including any local land use and zoning permits necessary for
their construction of the Buildings and all related improvements (together with the Cannabis Use Permits, the “Permits and Approvals”)
and none of the Permits and Approvals have been appealed. Tenant Parties further represent and warrant that they have provided copies
of all Permits and Approvals to Landlord.

 

1.2.3
Landlord’s Right of Termination for Legal Climate Risk Change: If at any time during the Term(s) of the Lease, the legal
landscape in which Colorado sanctioned and approved use herein contemplated interplays with the Federal Issues (defined below), is altered
such that there has occurred or there is imminent to occur (or actually occurring) a seizure of Landlord’s property, or imminent
to occur (or actually occurring) Federal action to impose or seek criminal sanctions or civil forfeiture upon Landlord or any of its
assets by reason of this Lease and/or the related activities contemplated herein to occur (or occurring), then Landlord may terminate
the Lease upon 30 days’ prior written notice to Tenant of termination, whereupon the Lease shall be deemed and treated as though
it had naturally expired on the indicated termination date set forth in such notice, unless Tenant is able to prevent or cure, as applicable,
the material adverse consequence prior to such termination date and provided further, during such thirty (30) day period, Tenant shall
cease any operation or activity to the extent necessary to address the actual threat to Landlord as credibly presented and communicated
in writing to Tenant. Landlord expressly acknowledges, however, that the current legal landscape as of the Effective Date hereof, including
the current status of Federal Issues, shall not in and of itself constitute such a legal climate risk change permitting any such termination.
Upon any such termination, Landlord shall not have any obligation to reimburse or recompense Tenant for any costs Tenant has incurred
related to Tenant’s improvements of the Premises; the Buildings shall remain on the Property; and in any event rents and charges
hereunder shall remain due and owing through any actual termination date arising.

 

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2.
RENT AND OTHER CHARGES.

 

2.1
BASE RENT. Tenant agrees to pay monthly rent (“Base Rent”) on the first day of each month of the Term, together with any
and all rental, sales or use taxes levied by any governmental body for the use or occupancy of the Premises and any rent or other charges
payable hereunder in accordance with the column entitled “Monthly Rent” on the Rent Schedule attached as Exhibit 3.

 

2.1.1
FEDERAL LEGALIZATION. In the event of the federal legalization of the recreational use of cannabis in the United States, the monthly
rent will be adjusted such that the amount due will be the amount listed in the column entitled “Rent if Reset” in the Rent
Schedule attached as Exhibit 3 (the “Rent if Reset”).

 

2.1.2
Rent Payment Address: Base Rent or the Rent if Reset, as applicable, (and any and all other items of rent, additional rent or
sums due Landlord hereunder) shall be paid without demand, without necessity of notice, without reduction, without set off and without
deduction in wire transfer of immediately available funds or by check or money order to Landlord at 301 Winding Road, Old Bethpage, New
York 11804 or such other address as Landlord directs in writing from time to time at least 30 days prior to next rental installment where
such writing is given in accordance with the notice provisions of this Lease. Rent may NOT be paid in cash.

 

2.2
LATE CHARGES. If any Base Rent or other payment due under this Lease is not received by Landlord within five (5) days of the due date
of such payment, Tenant shall pay, in addition to such payment a late charge equal to the greater of (i) three percent (3.0%) of the
payment which is past due or (ii) Two Hundred Fifty and No/100 Dollars ($250.00). If any payment due from Tenant shall remain overdue
for more than ten (10) days, interest shall accrue daily on the past due amount from the date such amount was due until paid or judgment
is entered at a rate equivalent to the lesser of ten percent (10%) per annum and the highest rate permitted by law. Interest on the past
due amount shall be in addition to and not in lieu of the five percent (3.0%) late charge or any other remedy available to Landlord.

 

2.3
ADDITIONAL RENT. This Lease shall be deemed to be a “triple net” lease, it being the express understanding and intent of
Landlord and Tenant that the Base Rent or Rent if Reset, as applicable, due hereunder shall be absolutely net to Landlord and that all
costs and expenses for the Premises, to the extent practicable, shall be paid directly to the applicable service provider or entity charging
such expense by Tenant. Except as otherwise expressly set forth herein, Tenant shall pay all expenses arising in connection with the
Premises, including without limitation, all Operating Expenses (as hereinafter defined). All charges payable by Tenant under the terms
of this Lease other than Base Rent or Rent if Reset, as applicable, are called “Additional Rent.” The term “Rent”
shall mean Base Rent and Additional Rent.

 

    	 	3	 

    	 

    

 

2.4
OPERATING EXPENSES.

 

2.4.1
DEFINITIONS. For all purposes of this Lease, the following terms shall have the meanings ascribed to them herein.

 

2.4.1.1
“Operating Expenses” shall mean any reasonable and actual expenses incurred whether by Landlord or by others on behalf
of Landlord, arising out of Landlord’s maintenance, operation, management, insuring, repair, replacement (if such replacement is
generally regarded in the industry as increasing operating efficiency or is required under any Applicable Law that was not in effect
or not applicable to the Property on the Effective Date) and administration of the Buildings and the Premises including, without limitation:
(i) all real estate, personal property and other ad valorem taxes, and any other levies, charges, local improvement rates, and assessments
whatsoever assessed or charged against the Buildings, the Premises and the equipment and improvements owned by Landlord therein contained,
including any amounts assessed or charged in substitution for or in lieu of any such taxes, excluding only income or capital gains taxes
imposed upon Landlord, and including all fees and costs associated with the appeal of any assessment on taxes; (ii) insurance that Landlord
is obligated or permitted to obtain under this Lease and any reasonable industry standard deductible amount applicable to any claim made
by Landlord under such insurance; and (iii) dues and assessments under any applicable deed restrictions or declarations of covenants
and restrictions.

 

2.4.1.2
Operating Expenses shall, however, exclude: (i) interest and amortization on mortgages and other debt costs or ground lease payments,
if any; (ii) depreciation of Buildings and other improvements (except permitted amortization of certain capital expenditures); (iii)
legal fees in connection with leasing, tenant disputes or enforcement of leases; (iv) real estate brokers’ commissions or marketing
costs; (v) improvements or alterations to tenant spaces not required by law or Landlord’s insurance underwriting standards; (vi)
the cost of providing any service directly to, and paid directly by, any tenant; (vii) costs of any items to the extent Landlord receives
reimbursement from insurance proceeds or from a warranty or other such third party (such proceeds to be deducted from Operating Expenses
in the year in which received); and (viii) capital expenditures, except those (a) made primarily to reduce Operating Expenses or increases
therein, or to comply with laws or insurance requirements (excluding capital expenditures to cure violations of laws or insurance requirements
that existed prior to the date of this Lease), or (b) for replacements (as opposed to additions or new improvements); provided, any such
permitted capital expenditure shall be amortized (with interest at the prevailing loan rate available to Landlord when the cost was incurred)
over: (x) the period during which the reasonable estimated savings in Operating Expenses equals the expenditure, if applicable, or (y)
the useful life of the item as reasonably determined by Landlord, but in no event fewer than five (5) years nor more than ten (10) years.

 

2.4.2
PAYMENT OF OPERATING EXPENSES. In addition to the payment of Base Rent or Rent if Reset, as applicable, Tenant shall pay to Landlord
all Operating Expenses in accordance with the terms hereof. Landlord shall bill Tenant for its Operating Expenses as incurred and such
payment will be due in full with the next monthly rent payment. All such amounts are deemed items of additional rent and are subject
to sales tax (if applicable) which Tenant shall pay together with all such moneys as and when paid to Landlord.

 

2.4.3
UTILITIES; JANITORIAL SERVICES.

 

2.4.3.1
Utilities at the Premises. Tenant shall be solely responsible for and shall promptly pay directly to the service providers all
charges for gas, heat, light, electricity, water, sewer, security, power, telephone and any other utility or service used in or servicing
the Premises exclusively and all other costs and expenses involved in the care, maintenance, and use thereof and not related to the rest
of the Premises. Such charges shall include all security deposits and other charges by utility companies.

 

2.4.3.2
Property Services. Tenant shall be solely responsible for and shall promptly pay for all window washing, janitorial service and
trash and debris removal charges relating to the Premises. Tenant shall maintain the Premises in a clean and orderly fashion.

 

    	 	4	 

    	 

    

 

3.
USE OF PROPERTY.

 

3.1
PERMITTED USES. Tenant may use the Premises for a State of Colorado officially sanctioned, approved, permitted and authorized medical
marijuana cultivation, processing or distribution facility as further described below, in compliance with all of the Permits and Approvals
described above, or for any other use permitted by the Marijuana Code (the “Permitted Use”); and for no other use or purpose
whatsoever if not in compliance with the Permits and Approvals. Tenant shall NOT be permitted to sell any product to be consumed on site
whatsoever. Landlord and Tenant acknowledge and agree that the Permitted Use is the intended use to be permitted under this Lease. Notwithstanding
anything herein to the contrary, Landlord acknowledges and agrees that Tenant’s Permitted Use shall not be a violation of this
Lease while and so long as Tenant is properly licensed, permitted and approved with all Permits and Approvals in good standing (the “Legal
Compliance Clarification”).

 

3.2
COMPLIANCE WITH LAWS.

 

3.2.1
LANDLORD’S COMPLIANCE. Tenant shall be responsible for any costs associated with making any modifications to the Buildings required
pursuant to any federal, state or local laws, ordinances, Buildings codes, and rules and regulations of governmental entities having
jurisdiction over the Premises, including but not limited to the Board of Fire Underwriters and the Americans with Disabilities Act (“ADA”),
all regulations and orders promulgated pursuant to the ADA, the Marijuana Code (collectively, “Applicable Laws”). Landlord
shall comply with any and all Marijuana Code provisions specifically relating to landlords and specifically with respect to ADA for the
structure of the Buildings. Further, Tenant shall remain responsible for ADA compliance for its employees and within the Buildings. Notwithstanding
the foregoing, Applicable Laws shall not include the Federal Controlled Substances Act and any Federal law that may be violated by virtue
of being in violation of the Controlled Substances Act.

 

3.2.2
TENANT’S COMPLIANCE. Tenant shall materially comply with all Applicable Laws and operational registrations and licenses, including
without limitation, the Marijuana Code, and shall promptly comply with all governmental orders and directives for the correction, prevention,
and abatement of any nuisances and any violation of Applicable Laws in, upon, or connected with the Premises, all at Tenant’s sole
expense. Tenant warrants that all improvements or alterations of the Premises made by Tenant or Tenant’s employees, agents or contractors,
either prior to Tenant’s occupancy of the Premises or during the Term, will comply with all Applicable Laws, including any and
all on site security requirements set forth under Applicable Laws or as otherwise reasonably required by Landlord given the safety concerns
associated with the Permitted Use hereunder. In the event that (i) Tenant’s specific use and occupancy of the Premises, or (ii)
any alterations to the Premises performed by or on behalf of Tenant pursuant to this Lease, necessitates or triggers any modifications
(including structural modifications) to the Premises or Buildings or alterations to the Buildings systems, the same shall be made by
Landlord pursuant to a budget reasonably agreed upon by Landlord and Tenant and promptly reimbursed by Tenant within thirty (30) days
after written demand by Landlord, including backup substantiating Tenant’s proportionate share of the expenses. In addition, Tenant
warrants that its use of the Premises will be in material compliance with all Applicable Laws subject to the Legal Compliance Clarification.

 

3.3
HAZARDOUS MATERIAL. Throughout the Term, Tenant will not bring upon the Premises or release, discharge, store, dispose, or transport
of any Hazardous Materials (as hereinafter defined) on, under, in, above, to, or from the Premises or the Buildings, except that de minimis
quantities of Hazardous Materials may be used in the Premises as necessary for the customary maintenance of the Premises provided that
same are used, stored and disposed of in strict compliance with Applicable Laws. For purposes of this provision, the term “Hazardous
Materials” will mean and refer to any wastes, materials, or other substances of any kind or character that are or become regulated
as hazardous or toxic waste or substances, or which require special handling or treatment, under any Applicable Laws.

 

    	 	5	 

    	 

    

 

If
Tenant’s activities at the Premises or Tenant’s use of the Premises (a) result in a release of Hazardous Materials that is
not in compliance with Applicable Laws or permits issued thereunder; (b) gives rise to any claim that requires a response under Applicable
Laws or permits issued thereunder; (c) causes a significant public health threat; or (d) causes the presence at the Premises, Buildings
of Hazardous Materials in levels that violate Applicable Laws or permits issued thereunder, then Tenant shall, at its sole cost and expense:
(i) immediately provide verbal notice thereof to Landlord as well as notice to Landlord in the manner required by this Lease, which notice
shall identify the Hazardous Materials involved and the emergency procedures taken or to be taken; and (ii) promptly take all action
in response to such situation required by Applicable Laws, provided that Tenant shall first obtain Landlord’s approval of the non-emergency
remediation plan to be undertaken. Landlord hereby represents that to the best of its knowledge and belief as of the Effective Date there
are no Hazardous Materials at the Buildings or on the Premises which exceed levels that require remediation or similar clean up or curative
action be taken.

 

Tenant
shall at all times indemnify and hold harmless Landlord against and from any and all claims, suits, actions, debts, damages, costs, losses,
obligations, judgments, charges and expenses (including reasonable attorneys’ fees) of any nature whatsoever suffered or incurred
by Landlord to the extent they were caused by the following activities of Tenant at the Premises, Buildings or Property during the Term
of this Lease and arise from events or conditions which came into existence after the Effective Date not caused by Landlord or other
tenants: (i) any release, release, or disposal of any Hazardous Materials at the Premises, Buildings or Property by Tenant, or (ii) the
violation of any Applicable Laws at the Premises, Buildings or Property pertaining to protection of the environment, public health and
safety, air emissions, water discharges, hazardous or toxic substances, solid or hazardous wastes or occupational health and safety.
The indemnification obligations of Tenant shall survive the expiration or earlier termination of this Lease.

 

3.4
ACCESS.

 

3.4.1
LANDLORD’S ACCESS. Landlord shall be entitled at all reasonable times and upon reasonable notice to enter the Premises to examine
them and to make such repairs, alterations, or improvements thereto as Landlord is required by this Lease to make or which Landlord considers
necessary or desirable; provided, Landlord shall comply with all law in respect of any such entry; Landlord may require Tenant provide
an accompanying staff member or employee with any such entry; Landlord will honor any specifically closed-off areas as may be required
by law for security and safety; but Landlord may nonetheless act as prudent and necessary in case of emergency. Tenant shall not unduly
obstruct any pipes, conduits, or mechanical or other electrical equipment so as to prevent reasonable access thereto. Landlord shall
exercise its rights under this section, to the extent possible in the circumstances, in such manner so as to reduce, if practical, interference
with Tenant’s use and enjoyment of the Premises. Subject to the foregoing, Landlord and its agents have the right to enter the
Premises at all reasonable times and upon reasonable notice to show them to prospective purchasers, lenders, or anyone having a prospective
interest in the Buildings, and, during the last six (6) months of the Term or any renewal thereof, to show them to prospective tenants.
Landlord will have the right at all times to enter the Premises with Tenant or licensed individual(s) on behalf of the Tenant to escort
the Landlord in the event of an emergency affecting the Premises, subject to any applicable limitations required by Colorado revised
statute laws and/or Colorado Department of Revenue’s Marijuana Enforcement Division regulations. Although Landlord shall not have
the right to place “For Lease” signs in the Premises, or upon the exterior of the Premises itself, nothing herein shall limit
Landlord’s rights to promote, advertise, place “For Lease” signs or otherwise market leasing of the Property in whatever
lawful manner Landlord may elect, as long as such manner(s) do not materially interfere with the Premises.

 

3.4.2
TENANT’S ACCESS. Tenant shall have access to the Premises twenty-four (24) hours per day, seven (7) days per week, 365 days per
year, subject to reasonable security measures and except in the event of an emergency, casualty, force majeure or similar event which
causes Landlord to limit access to tenants, which limitation of access shall be for the shortest duration as reasonably possible.

 

3.5
QUIET POSSESSION. Provided Tenant is not in default beyond applicable notice and cure periods, Tenant shall be entitled to peaceful and
quiet enjoyment of the Premises for the Term without interruption or interference by Landlord or any person claiming through Landlord.

 

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3.6
COVENANTS AND RESTRICTIONS. Tenant hereby acknowledges and agrees that the Buildings, and Tenant’s occupancy thereof, is subject
to all matters of Public Record.

 

4.
TENANT ALTERATIONS AND IMPROVEMENTS.

 

4.1
TENANT IMPROVEMENTS; CONDITION OF PREMISES. Except as expressly provided in this Lease, Tenant acknowledges and agrees that Landlord
has not undertaken to perform any modification, alteration or improvements to the Premises, and Tenant further waives any defects in
the Premises and acknowledges and accepts the Premises in their “AS IS” condition, and as suitable for the purpose for which
they are leased. Tenant acknowledges and agrees that if Tenant desires to expand its existing operations at the Premises or elsewhere,
Landlord shall have the ability to lease space to Tenant for such operations on comparable terms and conditions as set forth in this
Lease. Tenant shall continue to be responsible for all of its own construction and operational costs and expenses at all such additional
facilities; provided, however, Landlord and Tenant covenant and agree to use their good faith efforts to cooperate with each other to
establish a mutually agreed upon budget, lease terms and the conditions for the lease by Landlord to Tenant of all such facilities.

 

4.2
TENANT ALTERATIONS. Tenant will not make or allow to be made any alterations in or to the Premises without first obtaining the written
consent of Landlord, which consent will not be unreasonably withheld; provided, however that such Landlord consent shall not be required
for changes that are not to the exterior, or are not to the structure, or are not to Buildings systems, or which are merely cosmetic
in nature. All Tenant alterations will be accomplished in a good and workmanlike manner at Tenant’s sole expense, in conformity
with all Applicable Laws by a licensed and bonded contractor approved in advance by Landlord, such approval of contractor not to be unreasonably
withheld or delayed. All contractors performing alterations in the Premises shall carry workers’ compensation insurance, commercial
general liability insurance, automobile insurance and excess liability insurance in amounts reasonably acceptable to Landlord and shall
deliver a certificate of insurance evidencing such coverages to Landlord prior to commencing work in the Premises. Upon completion of
any such work, Tenant shall provide Landlord with “as built” plans, copies of all construction contracts, and proof of payment
for all labor and materials. All alterations or improvements, shall remain with the Premises upon Lease termination or expiration and
will be surrendered to Landlord along with the Premises at such time and will be deemed owned by Landlord at all times from and after
and upon completion thereof (but rights to the use of same and Tenant’s obligations to keep in good order, condition and repair
and maintain same, as a part of the Premises, shall remain with Tenant pursuant to this Lease during the term of this Lease). Tenant
will have no authority or power, express or implied, to create or cause any construction lien or mechanics’ or materialmen’s
lien or claim of any kind against the Premises, the Property or any portion thereof. Landlord’s interest in the Premises is not
and shall not be subject to any liens as a result of Tenant’s use or occupancy of the Premises including specifically, without
limitation, for improvements made by Tenant, and all such liens are expressly prohibited. Tenant will promptly cause any such liens or
claims to be released by payment, bonding or otherwise within thirty (30) days after request by Landlord, and will indemnify Landlord
against losses arising out of any such claim including, without limitation, legal fees and court costs. Landlord has the right, but not
the obligation, to discharge any such lien. Any amount paid by Landlord for such purpose and Landlord’s related reasonable attorneys’
fees shall be paid by Tenant to Landlord upon demand and shall accrue interest from the date paid by Landlord until Landlord is reimbursed
therefor at the highest rate permitted by Law. NOTICE IS HEREBY GIVEN THAT LANDLORD WILL NOT BE LIABLE FOR ANY LABOR, SERVICES OR MATERIAL
FURNISHED OR TO BE FURNISHED TO TENANT, OR TO ANYONE HOLDING THE PREMISES THROUGH OR UNDER TENANT, AND THAT NO MECHANICS’ OR OTHER
LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS WILL ATTACH TO OR AFFECT THE INTEREST OF LANDLORD IN THE PREMISES. TENANT WILL DISCLOSE
THE FOREGOING PROVISIONS TO ANY CONTRACTOR ENGAGED BY TENANT PROVIDING LABOR, SERVICES OR MATERIAL TO THE PREMISES.

 

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4.3
TENANT CONSTRUCTION OF IMPROVEMENTS – THE ADDITION. Tenant covenants and agrees to lawfully and on a lien free basis, construct
and install the Buildings pursuant to the plans and specifications jointly agreed upon by Landlord and Tenant, all such construction
and installation to be done in accordance with all applicable laws, rules and regulations. Such Addition shall be completed on or before
November 3), 2021 for Site 1 and such construction completion shall be guaranteed by the Guarantors pursuant to the guarantees attached
hereto. Landlord covenants and agrees to fund the cost related to the above referenced construction up to the amount described on Exhibit
2 attached hereto (the “Project Budget”). Tenant covenants and agrees that Tenant shall be responsible for any and all
costs in excess of the Project Budget. Payments for the Project Budget shall be made based on progress payments based on actual out of
pocket expenses incurred to third parties with the balance, if any, paid as a development fee upon “completion” which is
defined hereunder as the later to occur of: (i) receipt of a Certificate of Occupancy by the applicable local and State authorities,
(ii) receipt of lien waivers from all contractors who worked on site, and (iii) the commencement of lawful operations in the Addition.
All contractors must submit insurance certificates acceptable to Landlord and naming Landlord prior to commencement of work.

 

4.4
FUTURE CONSTRUCTION PROJECTS BY TENANT. Tenant covenants and agrees that Landlord shall be provided with the right (but not the obligation)
to finance future capital projects of Tenant, its key principals and Guarantors at the Property and elsewhere on similar terms to this
Lease or as otherwise mutually agreed upon by the parties, with all such leases being cross collateralized and cross defaulted with this
Lease, the Guarantees and all other leases Landlord has entered with Tenant. During the Term of this Lease, Tenant, its key principals
and Guarantors covenant and agree that they will NOT own, operate or invest in a facility that is reasonably likely to have a negative
impact on the performance of the Property or their business during the Term of this Lease unless the parties mutually agree that the
operations at this Property support the need for additional facilities. The Guarantors and key principals of Tenant will dedicate sufficient
and reasonable time and effort and their professional attention on Tenant’s activities on the Property in priority to other professional
activities until Tenant has: (A) reached stabilization of operations so that all expenses including its Base Rent, operating expenses
and all other business expenses are being paid on a current and timely basis, and (B) met the Rent Coverage Cushion and such funds are
being held in escrow at Tenant’s bank.

 

5.
INSURANCE AND INDEMNITY.

 

5.1
TENANT’S INSURANCE. Tenant will throughout the Term (and any other period when Tenant is in possession of the Premises) carry and
maintain, at its sole cost and expense, the following types of insurance, which shall provide coverage on an occurrence basis in the
amounts specified with deductible amounts reasonably satisfactory to Landlord:

 

(a)
COMMERCIAL GENERAL LIABILITY INSURANCE. Commercial general liability (“CGL”) insurance with coverage for premises/operations,
personal and advertising injury, products/completed operations and contractual liability with combined single limits of liability of
not less than $1,000,000 per occurrence, $2,000,000 in the annual aggregate for bodily injury and property damage per occurrence.

 

(b)
COMPREHENSIVE AUTOMOBILE LIABILITY INSURANCE. Comprehensive automobile liability insurance with a limit of not less than $1,000,000 per
occurrence for bodily injury, $500,000 per person and $100,000 property damage or a combined single limit of $1,000,000 for both Tenant-owned
and leased vehicles.

 

(c)
UMBRELLA COVERAGE. Tenant shall also carry and maintain umbrella coverage with a limit of not less than $5,000,000 per occurrence.

 

    	 	8	 

    	 

    

 

(d)
PROPERTY INSURANCE. Insurance of personal property, decorations, trade fixtures, furnishings, equipment, alterations, leasehold improvements
and betterments made by Tenant on a replacement cost basis, with coverage equal to not less than one hundred percent (100%) of the full
replacement value of the insured property. Such insurance shall be written on the ISO Special Perils form including but not limited to
the perils of fire, extended coverage, windstorm, vandalism, malicious mischief and sprinkler leakage, for the full replacement cost
value of the covered items and in amounts that meet any co-insurance clause of the policies of insurance with a deductible amount not
to exceed $10,000. Tenant’s policy will also include business interruption/extra expense coverage in amounts sufficient to insure
twelve (12) months of interrupted business operations at the Premises including payment of rent.

 

All
policies referred to above shall: (i) be taken out with insurers permitted to write policies in the state of Colorado having a minimum
A.M. Best’s rating of A, Class VII or as otherwise permitted by Landlord; (ii) be non-contributing with, and shall apply only as
primary and not as excess to any other insurance available to Landlord or any mortgagee of Landlord; and (iii) contain an obligation
of the insurers to endeavor to notify Landlord not less than thirty (30) days prior to any material change, cancellation or termination
of any such policy except not less than ten (10) days prior in the case of termination due to Tenant’s nonpayment of premiums.
Landlord and Landlord’s property manager, and any mortgagees named by Landlord, shall be named as additional insureds on the CGL
and automobile liability policies. Tenant shall provide certificates of insurance on or before the Effective Date and thereafter at times
of renewal or changes in coverage or insurer, and, if required by a mortgagee, copies of such insurance policies certified by Tenant’s
insurer as being complete and current promptly upon request. If (a) Tenant fails to take out or to keep in force any insurance referred
to in this Section 5.1, or should any such insurance not be approved by either Landlord or any mortgagee, and (b) Tenant does not commence
and continue to diligently cure such default within five (5) business days after notice by Landlord to Tenant specifying the nature of
such default, then Landlord has the right, without assuming any obligation in connection therewith, to procure such insurance at the
sole cost of Tenant, and all outlays by Landlord shall be paid by Tenant to Landlord without prejudice to any other rights or remedies
of Landlord under this Lease. Tenant shall not keep or use in the Premises any article that may be prohibited by any fire or casualty
insurance policy in force from time to time covering the Premises or the Buildings.

 

(e)
WORKERS’ COMPENSATION. Workers’ compensation insurance covering all employees of Tenant, as required by the laws of the State
of Colorado, and employers’ liability coverage subject to limits required by law.

 

(f)
BUILDERS RISK. During construction work on the Property, Tenant shall procure and pay for a Builders Risk related to the contemplated
construction activities reasonably acceptable to Landlord.

 

5.2
LANDLORD’S INSURANCE. During the Term, Landlord, at its option, may carry and maintain the following types of insurance: (i) property
insurance on the Buildings covering “All Risks” perils in an amount equal to the full replacement cost of the Buildings (excluding
any property with respect to which Tenant and other tenants are obliged to insure pursuant to Section 5.1 or similar sections of their
respective leases); and (ii) commercial general liability insurance with respect to Landlord’s operations on the Property. Landlord
may maintain any other commercially reasonable insurance coverages relating to the Premises, or Tenant’s activities and operations
therein. All costs of such insurance are properly includable in Operating Expenses and shall be reimbursed by Tenant.

 

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5.3
RELEASE AND WAIVER OF SUBROGATION RIGHTS. The parties hereto, for themselves and anyone claiming through or under them, hereby release
and waive any and all rights of recovery, claim, action or cause of action, against each other, their respective agents, directors, officers
and employees, for any loss or damage to all property, whether real, personal or mixed, located in the Premises or the Buildings, by
reason of any cause against which the releasing party is actually insured or, regardless of the releasing party’s actual insurance
coverage, against which the releasing party is required to be insured pursuant to the provisions of Sections 5.1 or 5.2. This mutual
release and waiver shall apply regardless of the cause or origin of the loss or damage, including negligence of the parties hereto, their
respective agents and employees except that it shall not apply to willful conduct. Each party agrees to provide the other with reasonable
evidence of its insurance carrier’s consent to such waiver of subrogation upon request. This Section 5.3 supersedes any provision
to the contrary which may be contained in this Lease.

 

5.4
INDEMNIFICATION OF THE PARTIES.

 

5.4.1
TENANT’S INDEMNITY. Tenant hereby agrees to indemnify, defend and hold harmless Landlord from and against any and all liability
for any loss, injury or damage, and all costs, expenses, court costs and reasonable attorneys’ fees, imposed on Landlord by any
person whomsoever that occurs (i) in the Premises, except for any such loss, injury or damage that is caused by or results from the gross
negligence or willful misconduct of Landlord, its employees or agents; or (ii) anywhere in the Property outside of the Premises as a
result of the gross negligence or willful misconduct of Tenant, its employees, agents or contractors; or (iii) imposed upon or suffered
by Landlord due to breach or violation of Tenant’s obligations under this Lease which breach or violation in turn give rise to
any such liability, costs, expenses, court costs and reasonable attorneys’ fees suffered by or imposed upon Landlord by operation
of any Federal Issues as defined below at Section 8.2.

 

5.4.2
LANDLORD’S INDEMNITY. Landlord hereby indemnifies Tenant from, and agrees to hold Tenant harmless against, any and all liability
for any loss, injury or damage, including, without limitation, all costs, expenses, court costs and reasonable attorneys’ fees,
imposed on Tenant by any person whomsoever, that occurs in the Buildings or anywhere in the Property and that is caused by or results
from the gross negligence or willful misconduct of Landlord or its employees or agents. Landlord expressly does not indemnify Tenant
from any consequence of any Federal Issues.

 

The
provisions of this Section 5.4 shall survive the expiration or earlier termination of this Lease.

 

6.
DAMAGE, DESTRUCTION AND CONDEMNATION.

 

6.1
DESTRUCTION OR DAMAGE TO PREMISES. If the Premises are at any time damaged or destroyed in whole or in part by fire, casualty or other
causes, Landlord shall have sixty (60) days from such damage or destruction to determine and inform Tenant whether Landlord will restore
the Premises to substantially the condition that existed immediately prior to the occurrence of the casualty. If Landlord elects to rebuild,
Landlord shall complete such repairs to the extent of insurance proceeds within one hundred eighty (180) days from the end of the sixty
(60) day period. If such repairs have not been completed within that 180-day period, and Tenant desires to terminate the Lease as a result
thereof, then Tenant must notify Landlord prior to Landlord’s completion of the repairs of Tenant’s intention to terminate
this Lease. Landlord shall then have ten (10) days after Landlord’s receipt of written notice of Tenant’s election to terminate
to complete such repairs (as evidenced by a certificate of completion). If Landlord does complete such repairs prior to the expiration
of such ten-day cure period, Tenant shall have no such right to terminate this Lease. Tenant shall, upon substantial completion by Landlord,
promptly and diligently, and at its sole cost and expense, repair and restore any improvements to the Premises made by Tenant to the
condition which existed immediately prior to the occurrence of the casualty. If, in Landlord’s architect’s or general contractor’s
reasonable estimation, the Premises cannot be restored within two hundred forty (240) days of such damage or destruction, then either
Landlord or Tenant may terminate this Lease as of a date specified in such notice, which date shall not be less than thirty (30) nor
more than sixty (60) days after the date such notice is given. Until the restoration of the Premises is complete, there shall be an abatement
or reduction of Base Rent in the same proportion that the square footage of the Premises so damaged or destroyed and under restoration
bears to the total square footage of the Premises, unless the damaging event was caused by the negligence or willful misconduct of Tenant,
its employees, officers, agents, licensees, invitees, visitors, customers, concessionaires, assignees, subtenants, contractors or subcontractors,
in which event there shall be no such abatement.

 

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Notwithstanding
the foregoing provisions of this paragraph, if damage to more than fifty percent (50%) of the Premises or destruction of the Premises
shall occur within the last year of the Term, as the same may be extended as provided hereinafter and Landlord notifies Tenant that (i)
Landlord will restore the Premises to their condition prior to the casualty, and (ii) Landlord desires to extend the Term of the Lease
with Tenant, then Landlord and Tenant shall extend the Term for an additional period so as to expire five (5) years from the date of
the completion of the repairs to the Premises, provided Tenant gives written notice to Landlord of Tenant’s agreement to extend
the Term within fifteen (15) days after receipt of Landlord’s notice. Such extension shall be on the terms and conditions provided
herein, if an option to extend this Lease remains to be exercised by Tenant hereunder, or under the terms prescribed in Landlord’s
notice, if no such further extension period is provided for herein. Upon receipt of such notice from Tenant, Landlord agrees to repair
and restore the Premises within a reasonable time. If Tenant refuses or fails to timely extend the Term as provided herein, Landlord
at its option shall have the right to terminate this Lease as of the date of the damaging event, or to restore the Premises and the Lease
shall continue for the remainder of the then unexpired Term, or until the Lease is otherwise terminated as provided herein.

 

6.2
CONDEMNATION.

 

6.2.1
TOTAL OR PARTIAL TAKING. If the whole of the Premises (provided that if 60% or more of the Premises are taken, Tenant may deem that all
of the Premises are taken), or such portion thereof as will make the Premises unusable, in Landlord’s reasonable judgment, for
the purposes leased hereunder, shall be taken by any public authority under the power of eminent domain or sold to public authority under
threat or in lieu of such taking, the Term shall cease as of the day possession or title shall be taken by such public authority, whichever
is earlier (“Taking Date”), whereupon the rent and all other charges shall be paid up to the Taking Date with a proportionate
refund by Landlord of any rent and all other charges paid for a period subsequent to the Taking Date. If less than the whole of the Premises,
or less than such portion thereof as will make the Premises unusable as of the Taking Date, is taken, Base Rent and other charges payable
to Landlord shall be reduced in proportion to the amount of the Premises taken. If this Lease is not terminated, Landlord shall repair
any damage to the Premises caused by the taking to the extent necessary to make the Premises reasonably tenantable within the limitations
of the available compensation awarded for the taking (exclusive of any amount awarded for land).

 

6.2.2
AWARD. All compensation awarded or paid upon a total or partial taking of the Premises or Buildings including the value of the leasehold
estate created hereby shall belong to and be the property of Landlord without any participation by Tenant; Tenant shall have no claim
to any such award based on Tenant’s leasehold interest. However, nothing contained herein shall be construed to preclude Tenant,
at its cost, from independently prosecuting any claim directly against the condemning authority in such condemnation proceeding for damage
to, or cost of removal of, stock, trade fixtures, furniture, and other personal property belonging to Tenant; provided, however, that
no such claim shall diminish or otherwise adversely affect Landlord’s award or the award of any mortgagee.

 

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7.
MAINTENANCE AND REPAIRS.

 

7.1
Tenant shall, at its expense, throughout the Term and all renewals and extensions thereof, maintain in good order, condition and repair
the Premises, including but not limited to heating and air conditioning equipment, walls, floors and ceilings, window exteriors, mechanical
and electrical systems and equipment exclusively serving the Premises, electric light fixtures, bulbs, tubes and tube casings, doors,
floor coverings, dock doors, levelers, plumbing system and plumbing fixtures, Tenant’s signs and utility facilities not maintained
by Landlord. Landlord shall use reasonable efforts to extend to Tenant the benefit from warranties on such items, if any, that have been
made by Landlord’s contractors or vendors and to extend to Tenant, as and if available, any bulk buying power that Landlord may
have with such contractors or vendors. If any portion of the Premises or any system or equipment in the Premises which Tenant is obligated
to repair cannot be fully repaired, Tenant shall promptly replace the same, regardless of whether the benefit of such replacement extends
beyond the Term. Tenant shall, at Tenant’s expense, maintain a preventive maintenance contract providing for the regular inspection
(at least quarterly) and maintenance of the heating and air conditioning system by a licensed and qualified heating and air conditioning
contractor, or Tenant shall perform such HVAC inspection and maintenance with duly licensed and qualified employee. The cost of such
preventive maintenance contract shall be paid by Tenant and an expense solely chargeable to Tenant; but if Landlord so elects, same may
be billed directly by Landlord to Tenant where Landlord on Tenant’s behalf enters into such preventive maintenance contract and
in such case shall be deemed Additional Rent (Landlord alone may so elect whether to enter into such preventive maintenance contract
on Tenant’s behalf). Landlord shall have the right, upon notice to Tenant, to undertake the responsibility for preventive maintenance
of any other system or component at Tenant’s expense. Tenant shall be responsible for janitorial services and trash removal from
the Premises, at Tenant’s expense. Landlord and Tenant intend that, at all times during the Term, Tenant shall maintain the Premises
in good order and condition and appearances reasonably commensurate with the balance of the Property.

 

All
of Tenant’s obligations to maintain and repair shall be accomplished at Tenant’s sole expense. If Tenant fails to maintain
and repair the Premises as required by this Section, Landlord may, on 10 days’ prior written notice (except that no notice shall
be required in case of emergency), enter the Premises and perform such maintenance or repair on behalf of Tenant; provided such entry
is made in compliance with Applicable Laws, including but not limited to, the Marijuana code. In such cases, Tenant shall reimburse Landlord
immediately upon demand for all costs incurred in performing such maintenance or repair plus an administration fee equal to 5% of such
actual and reasonable costs or expenses.

 

7.2
CONDITION UPON TERMINATION. Upon the termination of the Lease, Tenant shall surrender the Premises to Landlord, broom clean and with
all systems in good working order, condition and repair, except for damage caused by casualty, condemnation and ordinary wear and tear
which Tenant was not otherwise obligated to remedy under any provision of this Lease. However, Tenant shall not be obligated to repair
any damage that Landlord is required to repair under Section 7.1. Subject to the foregoing, Tenant shall repair, at Tenant’s expense,
any damage to the Premises and the Buildings caused by the removal of any of Tenant’s personal property. In no event shall Tenant
remove any of the following materials or equipment: any power wiring or power panels; light fixtures; environmental control systems;
heaters, air conditioners, or any other heating or air conditioning equipment (other than movable equipment brought upon the Premises
by Tenant); plumbing fixtures; or other similar Buildings operating equipment.

 

8.
DEFAULT AND REMEDIES.

 

8.1
DEFAULT BY TENANT. The following will be events of default by Tenant under this Lease:

 

(a)
Failure to pay when due any installment of Rent or any other payment required pursuant to this Lease within five (5) days of due date;

 

(b)
The filing of a petition for bankruptcy or insolvency under any applicable federal or state bankruptcy or insolvency law; an adjudication
of bankruptcy or insolvency or an admission that it cannot meet its financial obligations as they become due, or the appointment or a
receiver or trustee for all or substantially all of the assets of Tenant; in each of the foregoing cases, if not dismissed within 30
days of such filing, adjudication, admission or appointment, as applicable; the foregoing shall also apply to any party guaranteeing
the obligations of Tenant under this Lease (each, a “Guarantor”);

 

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(c)
A transfer in fraud of creditors or an assignment for the benefit of creditors, whether by Tenant or any Guarantor;

 

(d)
The filing or imposition of a lien against the Premises, the Buildings or the Property as a result of any act or omission of Tenant and
the failure of Tenant to satisfy or bond the lien in its entirety within thirty (30) days after receipt of notice of same;

 

(e)
The liquidation, termination or dissolution of Tenant or any Guarantor, or, if Tenant or any Guarantor is a natural person, the death
of Tenant or such Guarantor;

 

(f)
Failure to cure the breach of any provision of this Lease or any other lease or agreement Landlord and Tenant are a party to, other than
the obligation to pay Rent, within twenty (20) days after notice thereof to Tenant; provided, however, that if such breach cannot be
cured within such 20 day period using diligent efforts and Tenant promptly commenced efforts to cure such breach upon receipt of Landlord’s
notice thereof, then such cure period shall be extended for so long as Tenant continues to use diligent efforts to cure, not to exceed
a total of sixty (60) days from the date of Landlord’s notice;

 

(g)
Tenant’s breach of the same provision of this Lease, other than the obligation to pay Rent, more than twice (2) in any twelve (12)
month period;

 

(h)
Failure to deliver, maintain or restore the Security Deposit pursuant to Section 11.2 hereof within the timeframes provided; and

 

(i)
Failure of any of the guarantors to fulfill the terms and conditions of the Guaranty or the breach of the Guaranty by one of the Guarantors.

 

8.2
REMEDIES. Upon the occurrence of any event of default set forth in Section 8.1, Landlord shall be entitled to the following remedies:

 

(a)
Landlord may terminate this Lease, dispossess Tenant and recover as damages from Tenant all Rent that is due but unpaid as of the date
of dispossession, plus all other reasonable costs and expenses incurred by Landlord to dispossess Tenant.

 

(b)
Landlord may terminate this Lease and declare 100% of all Rent to be paid pursuant to this Lease for the remainder of the Term to be
immediately due and payable, and thereupon such amount shall be accelerated and Landlord shall be entitled to recover the net present
value thereof employing an assumed discount rate of 2% per annum for purposes of present value computation;

 

(c)
Landlord may elect to repossess the Premises and to relet the Premises for Tenant’s account, holding Tenant liable in damages for
all expenses incurred in any such reletting and for any difference between the amount of Rent received from such reletting and the amount
due and payable under the terms of this Lease; provided, however, that Tenant shall not, in such circumstances, be responsible for any
cost to retrofit or alter the Premises.

 

(d)
After the provision of notice and summary proceedings if required by law Landlord may enter the Premises and take any actions required
of Tenant under the terms of this Lease, and Tenant shall reimburse Landlord on demand for any expenses that Landlord may incur in effecting
compliance with Tenant’s obligations under this Lease, and Landlord shall not be liable for any damages resulting to Tenant from
such action.

 

    	 	13	 

    	 

    

 

(e)
If this Lease is terminated in accordance with the provisions of this Section, then Landlord agrees make good faith and commercially
reasonable efforts to mitigate its damages which efforts shall include efforts to re-let the Property.

 

The
above remedies shall be cumulative and shall not preclude Landlord from pursuing any other remedies permitted by law. Landlord’s
election not to enforce one or more of the remedies upon an event of default shall not constitute a waiver. However, notwithstanding
anything else herein, Landlord hereby expressly disclaims, relinquishes and rejects any Landlord’s lien that otherwise by law,
statute or contract might arise in or to any marijuana product and/or related products, chemicals or substances that, the ownership,
possession, use, sale or distribution of which, but for the Legal Compliance Clarification, would or might be deemed contrary to Federal
law or Federal regulations or enforcement positions by the Federal government or any agency, arm or authority thereof (“Federal
Issues”).

 

8.3
COSTS. If any litigation or other court action, arbitration or similar adjudicatory proceeding is commenced by any party to enforce its
rights under this Lease against any other party, all fees, costs and expenses, including, without limitation, reasonable attorneys’
fees and court costs, incurred by the prevailing party in such litigation, action, arbitration or proceeding shall be reimbursed by the
non-prevailing party; provided, that if a party to such litigation, action, arbitration or proceeding prevails in part, and loses in
part, the court, arbitrator or other adjudicator presiding over such litigation, action, arbitration or proceeding shall award a reimbursement
of the fees, costs and expenses incurred by such party on an equitable basis. .

 

8.4
WAIVER. No delay or omission by Landlord in exercising a right or remedy shall exhaust or impair the same or constitute a waiver of,
or acquiescence to, a default.

 

8.5
DEFAULT BY LANDLORD. In the event of any default by Landlord, Tenant’s exclusive remedy shall be an action for damages, but prior
to any such action Tenant will give Landlord written notice specifying such default with particularity, and Landlord shall have a period
of thirty (30) days following the date of such notice in which to commence the appropriate cure of such default. Unless and until Landlord
fails to commence and diligently pursue the appropriate cure of such default after such notice or complete same within a reasonable period
of time, Tenant shall not have any remedy or cause of action by reason thereof. Notwithstanding any provision of this Lease, neither
Landlord nor any officer, director, partner, shareholder, or member of Landlord shall have any individual or personal liability whatsoever
under this Lease. In the event of any breach or default by Landlord of any term or provision of this Lease, Tenant agrees to look solely
to the equity or interest then-owned by Landlord in the Premises (together with insurance proceeds, condemnation awards and sale proceeds),
and in no event shall any deficiency judgment be sought or obtained against Landlord, nor any officer, director, partner, shareholder,
or member of Landlord. Notwithstanding any provision of this Lease, Landlord shall not be liable to Tenant or any other person for consequential,
special or punitive damages, including without limitation, lost profits.

 

9.
PROTECTION OF LENDERS. Landlord represents and warrants that as of the date hereof, there either is no mortgage or ground lease affecting
the Property or if there is a mortgage, the lender holding same shall have confirmed it does not object to this Lease.

 

9.1
SUBORDINATION AND ATTORNMENT. This Lease shall be subject and subordinated at all times to the terms of each and every ground or underlying
lease which now exists or may hereafter be executed affecting the Premises under which Landlord shall claim, and to the liens of each
and every mortgage and deed of trust in any amount or amounts whatsoever now or hereafter existing encumbering the Premises, Buildings
or the Property, and to all modifications, renewals and replacements thereto without the necessity of having further instruments executed
by Tenant to effect such subordination. Tenant, upon demand, shall further evidence its subordination by executing a subordination and
attornment agreement in form and substance mutually acceptable to Tenant and Landlord and its mortgagee or ground lessor, which subordination
and attornment agreement must provide that so long as no default or event which with the passing of time or giving of notice would constitute
a default exists under this Lease, the peaceable possession of Tenant in and to the Premises, and continued Permitted Use thereof, for
the Term shall not be disturbed in the event of the foreclosure of the subject mortgage or termination of the subject ground or underlying
lease affecting the Premises. If Landlord’s interest in the Buildings or Property is acquired by any ground lessor, mortgagee,
or purchaser at a foreclosure sale or transfer in lieu thereof, Tenant shall attorn to the transferee of or successor to Landlord’s
interest in the Lease, Premises, Buildings or Property and recognize such transferee or successor as Landlord under this Lease. Notwithstanding
the foregoing, any mortgagee under any mortgage shall have the right at any time to subordinate any such mortgage to this Lease on such
terms and subject to such conditions as the mortgagee in its discretion may consider appropriate.

 

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9.2
ESTOPPEL CERTIFICATES. Within ten (10) days of receipt of written request from Landlord, any lender or prospective lender of the Buildings,
or at the request of any purchaser or prospective purchaser of the Buildings, Tenant shall deliver an estoppel certificate, attaching
a true and complete copy of this Lease, including all amendments relative thereto, and certifying with particularity, among other things,
(i) a description of any renewal or expansion options, if any; (ii) the amount of rent currently and actually paid by Tenant under this
Lease; (iii) that the Lease is in full force and effect as modified; (iv) Tenant is in possession of the Premises; (v) stating whether
either Landlord to the best of its knowledge or Tenant is in default under the Lease and, if so, summarizing such default(s) if known;
and (vi) stating whether Tenant or Landlord has any offsets or claims against the other party and, if so, specifying with particularity
the nature and amount of such offset or claim if known. Landlord shall likewise deliver a similar estoppel certificate within ten (10)
days of the receipt of a written request from Tenant, any lender or prospective lender of Tenant, or assignee approved by Landlord, certifying
the status of Tenant’s monetary obligations under this Lease.

 

9.3
TENANT’S FINANCIAL CONDITION AND OTHER OPERATING REPORTS.

 

Tenant
shall provide Landlord with:(A) certified financial statements by an authorized officer of Tenant regarding Tenant’s operations
at the Premises, including standard profit and loss statements, actual sales vs. projected sales, an income statement and balance sheet,
all of which show that Tenant has the financial wherewithal to meet its obligations as they are due within twenty (20) days after the
end of each calendar month, (B) certified financials from an authorized officer or by a third party accounting firm reasonably acceptable
to Landlord, to be delivered within 90 days of the end of each calendar year during the Term, and (C) a personal tax return for each
of the Guarantors within 30 days after April 15th of each Lease Year. Tenant hereby agrees not to make any distributions to
owners/investors of Tenant until such time as Tenant has achieved cash flow sufficient to establish a cash reserve equal to six (6) months
of Tenant’s operating expenses, including but limited to, Rent (the “Working Capital Reserve”). Once Tenant has established
the Working Capital Reserve in Tenant’s bank account (as certified to Landlord monthly), Tenant may distribute excess cash flow
earned thereafter to its owners/investors in accordance with its Operating Agreement. In addition to and not by way of limitation of
the foregoing, Tenant covenants and agrees that during the Term of this Lease, (i) the salaries for certain owners/ officers of Tenant
shall be as set forth on the attached Exhibit 4, all of which will be annually certified as such by an authorized officer of Tenant on
or before January 15th of each Lease year during the Term and (ii) absolutely no additional salary shall be paid to the identified
owners/officers of Tenant other than as set forth on Exhibit 4 until and after the Working Capital Reserve has been established and so
long as it is maintained, and (iii) absolutely no distributions will be made to owners/investors in Tenant unless and until the Working
Capital Reserve amount has been achieved and is being maintained in Tenant’s bank account. During the Term hereof, Landlord, shall
have full rights to inspect the books and records of Tenant on reasonable notice and during normal business hours and to have an audit
of such books and records done at its own expense to confirm the accuracy and completeness thereof; provided, such audit is performed
in connection with all Applicable Laws, including but not limited to, the Marijuana Code. Landlord and Tenant acknowledge and agree that
Landlord is not intended to nor will it actually have any control over Tenant’s business located at the Premises or elsewhere
rather it is intended to support the viability of Tenant and its ability to meet its financial obligations. This Lease is not intended
to enable Landlord to become a “Controlling Beneficial Owner” or “Passive Beneficial Owner” whatsoever in Tenant
as such terms are defined under the Marijuana Code.

 

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10.
LANDLORD’S LIABILITY; CERTAIN DUTIES. As used in the Lease, the term “Landlord” means only the current owner or owners
of the fee title to the Buildings or the leasehold estate under a ground lease of the Buildings at the time in question. Each landlord
is obligated to perform the obligations of Landlord under this Lease only during the time such landlord owns such interest or title.
Any landlord who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this
Lease to be performed on or after the date of transfer, provided that such transfer is not for the primary purpose of avoiding such obligations.
However, each landlord shall deliver to its transferee all funds previously paid by Tenant if such funds have not yet been applied under
the terms of this Lease.

 

11.
MISCELLANEOUS PROVISIONS.

 

11.1
SECURITY DEPOSIT. Tenant shall remit to Landlord a security deposit in the amount of Two Hundred and Fifty Thousand Dollars ($250,000.00)
by wire transfer of immediately available funds or other form acceptable to Landlord in its sole discretion (“Security Deposit”)
of which One Hundred and Twenty-Five Thousand Dollars ($125,000.00) will be funded on the Effective Date and One Hundred and Twenty-Five
Thousand Dollars ($125,000.00) whall be funed by November 30th, 2021. The Security Deposit represents security for the faithful
performance and observance by Tenant of each and every term of this Lease. Landlord may apply all or part of the Security Deposit to
any unpaid Rent or other charges due from Tenant or to cure any other default of Tenant. The Security Deposit shall not constitute liquidated
damages. If after notice, Tenant fails to cure and Landlord uses any part of the Security Deposit, Tenant shall restore the Security
Deposit to its full amount within ten (10) days after written notice from Landlord. No interest shall accrue to or for the benefit of
Tenant on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts, and no
trust relationship is created with respect to the Security Deposit. Landlord shall not be obligated to return the Security Deposit to
Tenant upon the expiration or earlier termination of the Lease unless and until all of the following events occur: (i) the payment in
full of all Rent due pursuant to the Lease; and (ii) the repair of any and all damage to the Premises beyond that caused by casualty,
condemnation and normal wear and tear.

 

11.2
INTERPRETATION. The captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease and are not a
part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include the plural
and the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other. In any provision
relating to the conduct, acts or omissions of Tenant the term “Tenant” shall include Tenant’s agents, employees, contractors,
invitees, successors or others using the Premises, Buildings or Property with Tenant’s expressed or implied permission. This Lease
will not be construed more or less favorably with respect to either party as a consequence of the Lease or various provisions hereof
having been drafted by one of the parties hereto.

 

11.3
INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS. This Lease is the only agreement between the parties pertaining to the lease of the
Premises and no other agreements either oral or otherwise shall be effective unless embodied herein. All amendments to this Lease shall
be in writing and signed by Landlord and Tenant. Any other purported amendment shall be void.

 

11.4
NOTICES. Any notice or document (other than rent) required or permitted to be delivered by the terms of this Lease shall be in writing
and delivered by: (i) hand delivery; (ii) certified mail, return receipt requested; or (iii) guaranteed overnight delivery service. Notices
to Tenant shall be delivered to the address specified in the introductory paragraph of this Lease. Notices to Landlord shall be delivered
to the address specified in the introductory paragraph of this Lease. All notices shall be effective upon delivery or attempted delivery
during normal business hours. Either party may change its notice address upon notice to the other party, given in accordance herewith
by an authorized officer, partner, or principal.

 

    	 	16	 

    	 

    

 

11.5
RADON GAS NOTICE. Radon is a naturally occurring radioactive gas that, when it has accumulated in a Buildings in sufficient quantities,
may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been
found in Buildings in Colorado. Additional information regarding radon and radon testing may be obtained from your county health department.

 

11.6
WAIVERS. All waivers must be in writing and signed by the waiving party. Either party’s failure to enforce any provision of this
Lease or its acceptance of Rent shall not be a waiver and shall not prevent such party from enforcing that provision or any other provision
of this Lease in the future. No statement on a payment check from Tenant or in a letter accompanying a payment check shall be binding
on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to the conditions of such statement.

 

11.7
NO RECORDATION. Tenant shall not record this Lease or any memorandum of lease.

 

11.8
FORCE MAJEURE. The performance by either party to this Lease of its obligations (except the payment of Rent or other sums of money) shall
be excused by delays attributable to events beyond that party’s control for a period of time that is sufficient for the party to
perform its obligations after the cessation of the Force Majeure event acting in a diligent, commercially reasonable manner. Events beyond
a party’s control include, but are not limited to, acts of the other party, acts of God (including reasonable preparation therefor),
war, civil commotion, labor disputes, strikes, fire, flood or other casualty, failure of power, shortages of labor or material, government
action, regulation or restriction (including extraordinary delay in the issuance of any permit, permit approval or Buildings permit inspection)
and unusually inclement weather conditions. Events beyond a party’s control shall not include changes in economic or market conditions,
or financial or internal problems of the non-performing party, or problems that can be satisfied by the payment of money.

 

11.9
EXECUTION OF LEASE. Submission or preparation of this Lease by Landlord shall not constitute an offer by Landlord or option for the Premises,
and this Lease shall constitute an offer, acceptance or contract only as expressly specified by the terms of this Section 11.10. In the
event that Tenant executes this Lease first, such action shall constitute an offer to Landlord, which may be accepted by Landlord by
executing this Lease, and once this Lease is so executed by Landlord and delivered to Tenant, such offer may not be revoked by Tenant
and this Lease shall become a binding contract. In the event that Landlord executes this Lease first, such action shall constitute an
offer to Tenant, which may be accepted by Tenant only by delivery to Landlord of a fully executed copy of this Lease, together with a
fully executed copy of any and all guaranty agreements and addenda provided that in the event that any party other than Landlord makes
any material or minor alteration of any nature whatsoever to any of said documents, then such action shall merely constitute a counteroffer,
which Landlord, may, at Landlord’s election, accept or reject. Notwithstanding that the Effective Date may occur and the Term may
commence after the date of execution of this Lease, upon delivery and acceptance of this Lease in accordance with the terms of this Lease,
this Lease shall be fully effective, and in full force and effect and valid and binding against the parties in accordance with, but on
and subject to, the terms and conditions of this Lease.

 

11.10
AUTHORITY.

 

11.10.1
TENANT’S AUTHORITY. As a material inducement to Landlord to enter into this Lease, Tenant, intending that Landlord rely thereon,
represents and warrants to Landlord that:

 

(i)
Tenant and the party executing on behalf of Tenant are fully and properly authorized to execute and enter into this Lease on behalf of
Tenant and to deliver this Lease to Landlord;

 

    	 	17	 

    	 

    

 

(ii)
This Lease constitutes a valid and binding obligation of Tenant, enforceable against Tenant in accordance with the terms of this Lease;

 

(iii)
Tenant is duly organized, validly existing and in good standing under the laws of the state of Tenant’s organization and has full
power and authority to enter into this Lease, to perform Tenant’s obligations under this Lease in accordance with the terms of
this Lease, and to transact business in the state in which the Premises are located; and

 

(iv)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Tenant, and the performance by Tenant
of Tenant’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or partnership action,
as the case may be, and the execution, delivery and performance of this Lease by Tenant is not in conflict with Tenant’s bylaws
or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and other charters, agreements, rules or
regulations governing Tenant’s business as any of the foregoing may have been supplemented or amended in any manner.

 

11.10.2
LANDLORD’S AUTHORITY. As a material inducement to Tenant to enter into this Lease, Landlord, intending that Tenant rely thereon,
represents and warrants to Tenant that:

 

(i)
Landlord is the fee owner of the Property.

 

(ii)
Landlord and the party executing on behalf of Landlord are fully and properly authorized to execute and enter into this Lease on behalf
of Landlord and to deliver this Lease to Tenant;

 

(iii)
This Lease constitutes a valid and binding obligation of Landlord, enforceable against Landlord in accordance with the terms of this
Lease;

 

(iv)
Landlord is duly organized, validly existing and in good standing under the laws of the state of Landlord’s organization and has
full power and authority to enter into this Lease, to perform Landlord’s obligations under this Lease in accordance with the terms
of this Lease, and to transact business in the state in which the Premises are located; and

 

(v)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Landlord, and the performance by Landlord
of Landlord’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or partnership action,
as the case may be, and the execution, delivery and performance of this Lease by Landlord is not in conflict with Landlord’s bylaws
or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and other charters, agreements, rules or
regulations governing Landlord’s business as any of the foregoing may have been supplemented or amended in any manner

 

11.11
CHOICE OF LAW. This Lease shall be governed by the laws of the State of Colorado.

 

11.12
COUNTERPART. This Lease may be executed in multiple counterparts, each counterpart of which shall be deemed an original and any of which
shall be deemed to be complete of itself and may be introduced into evidence or used for any purpose without the production of the other
counterpart or counterparts. Signatures appearing hereon that have been reproduced, applied, provided, delivered or transmitted by facsimile,
email, DocuSign or other electronic means shall be equally binding and effective as original signatures hereon, and shall be deemed duly
and effectively delivered if so transmitted or provided.

 

    	 	18	 

    	 

    

 

11.13
HOLDING OVER. If Tenant remains in possession of the Premises after the end of the Term without having executed and delivered a new lease
or an agreement extending the Term, there shall be no tacit renewal of this Lease or the Term, and Tenant shall be deemed to be occupying
the Premises from month to month at a monthly Base Rent payable in advance on the first day of each month equal to one hundred twenty-five
percent (125%) first month, one hundred fifty percent (150%) second month and two hundred percent (200%) thereafter of the monthly amount
of Base Rent payable during the last month of the Term, and otherwise upon the same terms as set forth in this Lease, so far as they
are applicable to a month to month tenancy. In addition to and not limiting any other rights or remedies which Landlord may have on account
of Tenant holding over without written consent of Landlord, Tenant shall be liable for any and all direct and consequential damages incurred
by Landlord on account of such unapproved holding over including claims by tenants entitled to future possession.

 

11.14
TIME IS OF THE ESSENCE. Time is of the essence of this Lease and all provisions contained herein.

 

11.15
APPROVAL OF PLANS AND SPECIFICATIONS. Neither review nor approval by or on behalf of Landlord of any Tenant’s plans nor any plans
and specifications for any Tenant Alterations or any other work shall constitute a representation or warranty by Landlord, any of Landlord’s
beneficiaries or any of their respective agents, partners or employees that such plans and specifications either (i) are complete or
suitable for their intended purpose, or (ii) comply with Applicable Laws, it being expressly agreed by Tenant that neither Landlord,
nor any of Landlord’s beneficiaries nor any of their respective agents, partners or employees assume any responsibility or liability
whatsoever to Tenant or to any other person or entity for such completeness, suitability or compliance.

 

11.16
RELATIONSHIP. Landlord and Tenant disclaim any intention to create a joint venture, partnership or agency relationship.

 

11.17
BROKERS. Tenant covenants, represents and warrants that there was and is no broker, finder or commissioned procuring cause or participant
in commissions associated with Tenant’s efforts (any such person being a “Tenant’s Broker”) in connection
with the negotiation and consummation of this Lease. Tenant agrees to indemnify and defend Landlord against any loss, liability, or expense
(including reasonable attorney’s fees and costs) arising out of claims for fees or commissions from anyone other than a broker
retained or hired by Landlord claiming to have represented Tenant in connection with the lease of the Premises.

 

11.18
WAIVER OF TRIAL BY JURY. LANDLORD AND TENANT EACH HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY WAIVE TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY
WAY CONNECTED WITH THIS LEASE. THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE ANY ACTION IN WHICH A JURY TRIAL HAS BEEN WAIVED
WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. 

 

11.19
RIDERS AND EXHIBITS. All Riders, Addenda and Exhibits attached hereto and referenced herein shall be deemed to be a part hereof and are
hereby incorporated.

 

11.20
TENANT ASSIGNMENT. Tenant will not assign this Lease, in whole or in part, or sublease the Premises, in whole or in part without the
prior Consent of Landlord, which shall not be unreasonably withheld.

 

    	 	19	 

    	 

    

 

Notwithstanding
anything herein to the contrary, no assignment or sublease whatsoever shall release Tenant from Tenant’s obligations and liabilities
under this Lease or alter the primary liability of Tenant to pay all rent and to perform all obligations to be paid and performed by
Tenant. Tenant shall pay to Landlord all direct costs and shall reimburse Landlord for all expenses (including reasonable attorneys’
fees) incurred by Landlord in connection with any assignment or sublease requested by Tenant. Landlord may, in its reasonable discretion,
consider all factors cognizable by law as reasonable to evaluate and consider in making its determination of whether to consent, including
making a study of the financial wherewithal and credit of any proposed successor or subtenant and, in the case of an assignment, may
require additional guaranties as appropriate to satisfy reasonable financial standards and criteria for approval. Any guaranty of an
individual offered shall be joined by spouse and shall be in Landlord’s then current commercially reasonable form. Landlord may
condition any consent to any assignment, upon the execution and delivery of Landlord’s commercially reasonable form of instrument,
executed by Landlord, Tenant, the successor (assignee) tenant, and any new guarantor(s) then so arising, under the terms of which (i)
the Tenant (as assignor) agrees and confirms to the foregoing continued obligations and liabilities and assigns all of its rights, title
and interest in and to the Lease and all moneys having been paid thereunder, including any security deposit, (ii) the successor (as assignee)
agrees to assume the Lease in all respects and to assume all obligations of payment and performance thereunder, past, present and future,
including for the express benefit of Landlord and accepts the Premises in its then as-is condition, (iii) Landlord shall not be liable
for, and Tenant and the successor (as assignee) shall, jointly and severally, hold Landlord harmless against and indemnify Landlord for
and from any commission(s) payable associated with the assignment, and (iv) the successor (as assignee) agrees to provide all proper
current evidence of insurance as called for in this Lease prior to first entry upon, on or into the Premises. Landlord may condition
any consent to any sublease, upon the execution and delivery to Landlord of a commercially reasonable form of sublease agreement as between
Tenant and such subtenant, under the terms of which (i) Tenant shall continue to remain primarily liable for the payment of all amounts
of rental and other sums and performance of all covenants required of Tenant under the Lease, (ii) there shall be no modifications or
amendments of the sublease without the prior written consent of Landlord, (iii) the subtenant shall not be granted any rights of Tenant
under the Lease nor the power to exercise same, (iv) it is provided that in the event of any default under the terms and provisions of
the Lease, Landlord shall have the right to collect the rental attributable to the subleased space directly from the subtenant without
waiving any of Landlord’s rights against Tenant, (v) Landlord shall not be liable for, and Tenant and the subtenant shall, jointly
and severally, hold Landlord harmless against and indemnify Landlord for and from any commission(s) payable associated with the sublease,
and (vi) nothing in the sublease will be deemed to amend or modify the Lease as between Tenant and Landlord, and the subtenant will expressly
confirm and acknowledge that the sublease is inferior and subordinate to the Lease in all respects.

 

11.21
LANDLORD ASSIGNMENT. Landlord will have the right to sell, transfer or assign, in whole or in part, its rights and obligations under
this Lease. Any such sale, transfer or assignment will operate to release Landlord from any and all liability under this Lease arising
after the date of such sale, assignment or transfer, so long as successor landlord assumes the obligations of landlord hereunder.

 

11.22
NOTWITHSTANDING ANY OTHER TERM OR CONDITION OF THIS LEASE THE FOLLOWING ADDITIONAL PROPERTY SPECIFIC TERMS AND CONDITIONS SHALL GOVERN
AND CONTROL:

 

A.
OUTSIDE STORAGE - Under no circumstances shall Tenant store or display its goods or merchandise outside of the Buildings with the exception
of specifically requested and approved by Landlord hard goods or materials that are specifically required for Tenant’s operations
that cannot be stored within the Buildings (e.g., soil) Tenant shall ensure any outside storage is neat and organized and in compliance
with all applicable Laws and Tenant shall not store any plants or other finished materials outside of the Buildings

 

B.
HVAC/ENVIRONMENTAL CONTROLS, GREENHOUSE ROOF AND SYSTEMS REPAIR AND MAINTENANCE: Tenant shall, at Tenant’s sole expense repair
and in accordance with the terms of this Lease, shall have a maintenance agreement for the HVAC/Environmental Controls, Greenhouse Roof
and Systems unless such work will be performed by a duly qualified employee of Tenant or of Tenant’s Affiliate, and will be responsible
for any repairs and replacement for HVAC/Environmental Controls, Greenhouse Roof and Systems at all times during the Lease Term.

 

    	 	20	 

    	 

    

 

C.
TENANT’S PRIMARY DUTY. All agreements and covenants to be performed or observed by Tenant under this Lease shall be at Tenant’s
sole cost and expense and without any abatement of rent. If Tenant fails to pay any sum of money to be paid by Tenant or to perform any
other act to be performed by Tenant under this Lease, Landlord shall have the right, but shall not be obligated, and without waiving
or releasing Tenant from any obligations of Tenant, to make any such payment or to perform any such other act on behalf of Tenant in
accordance with this Lease. All sums so paid by Landlord and all costs incurred or paid by Landlord shall be deemed additional rent hereunder
and Tenant shall pay the same to Landlord on written demand, together with interest on all such sums and costs from the date of expenditure
by Landlord to the date of repayment by Tenant at the rate of ten percent (10%) per annum.

 

D.
ABANDONED PROPERTY. If Tenant abandons the Premises, or is dispossessed by process of law or otherwise, any movable furniture,
equipment, trade fixtures or personal property belonging to Tenant and left in the Premises shall be deemed to be abandoned, at the option
of Landlord, and Landlord shall have the right to sell or otherwise dispose of such personal property in any commercially reasonable
manner.

 

E.
GUARANTY. The full and faithful performance of Tenant hereunder and the payment of all obligations, including Rent, shall be guaranteed
on a personal basis by the guarantors, if any, on a joint and several basis.

 

F.
SIGNAGE: All signage that will be visible from the exterior of the Buildings must be approved, in writing, by Landlord before installation
and be in conformance with the Marijuana Code. It is the responsibility of the Tenant to obtain all necessary governmental permits required
for signage approved by Landlord.

 

11.24
REFORMATION. This Lease and the transaction contemplated herein is subject to review and approval by one or more government agencies,
including but not limited to the Colorado Department of Revenue, Marijuana Enforcement Division (the “MED”) and the local
licensing authority (the “Local Authority” and, collectively with the MED and any other applicable government agencies the
“Governmental Authority”). If the Governmental Authority determines this Lease must be reformed, the Parties shall negotiate
in good faith to so reform this Lease according to the Governmental Authority’s requirements while effectuating the original intent
of this Lease as near as possible.

 

11.25
AMENDMENT. Unless otherwise provided in this Lease, this Lease may be amended, modified, or terminated only by a written instrument executed
by Landlord and Tenant.

 

Signature
page to that certain LEASE AGREEMENT by and between PW CO CanRE Walsenburg LLC, a Colorado limited liability company, as Landlord, and
Walsenburg Cannabis LLC, a Colorado limited liability company, as Tenant, concerning Premises located at Site 1 of No. 23054 Hwy
160, Walsenburg, CO 81089.

 

    	 	21	 

    	 

    

 

IN
WITNESS WHEREOF, Tenant and Landlord have caused this Lease to be duly executed as of the date first above written by their respective
duly authorized officers.

 

	SIGNED,
                                            SEALED AND DELIVERED

    IN
    THE PRESENCE OF THE

    FOLLOWING
    WITNESSES:
	 	TENANT:
	 

     
	 	Walsenburg
Cannabis LLC a Colorado limited liability company

	 	 	 	 
	1st
    Witness for Tenant	 	By:	 
	Sign
    Above;	 	 	 
	 Print
    Name: ____________	 	Print
    Name:________________________
	 	 	Title:	*
    [__] Manager or [__] Member or
	 	 	 	[__]
    Managing Member or
	 	 	 	[__]
    President as duly authorized officer 
	 	 	 	[__]
    Other [Specify: ____________]** 
	 	 	*Signatory
    above warrants and represents that he or she is duly and properly authorized and empowered with signature authority to sign for the
    entity above and bind it to the terms and conditions hereof. ** 
	 	 	 
	 	 	**If
    the individual signing the Lease for Tenant is indicated having a title of “Other” above, then as a condition to full
    execution and delivery hereof, there must be attached to this Lease, lawfully taken entity resolutions which establish
    his or her authority and empowerment to execute the Lease and bind the Tenant in all respects hereto.

 

	 	 	LANDLORD:
	 		PW CO
    CanRe Walsenburg LLC, a
	1st Witness for Landlord	 	Colorado LLC
	Sign Above;	 	 	 
	 Print Name: ____________	 	By:	 
	 	 	 	David H. Lesser 
	 	 	 	Authorized Signatory

 

    	 	22	 

    	 

    

 

EXHIBIT
1

 

PROPERTY
DESCRIPTION

 

 

This
Exhibit is diagrammatic and is intended only for the purpose of indicating the approximate location of constructed areas comprising the
Property and/or the Buildings and the approximate location of the Premises, and for the purposes of indicating approximately the boundaries
of the Property if so indicated thereon. It does not in any way supersede any of Landlord’s rights set forth in the Lease, including
in respect of arrangements and/or locations of shared-use parts of the common areas and changes in such arrangements and/or locations,
including without limitation parking areas. It is not to be scaled; any measurements or distances shown or parking counts should be taken
as approximate. Dimensions indicated (if any) are not exact nor to scale and in any case are approximate. It does not purport to show
the exact or final location of columns, division walls or other required architectural, structural, mechanical or electrical elements.
References to tenants (if any) are not and shall not be deemed representations of existing or future tenancies nor of any particular
tenant-mix or tenant physical arrangement or placement or operation or use or closures, now or in the future anticipated.

 

Balance
of this page purposefully blank

 

    	 	23	 

    	 

    

 

Exhibit
2 – Budget of Landlord Funded Costs – Site 1

 

	Building	 	Square Feet	 
	Greenhouse	 	 	88,000	 
	Metal Building	 	 	11,000	 
	Office	 	 	3,800	 
	Commercial Space	 	 	2,000	 
	Total	 	 	102,800.00	 

 

 

    	 	24	 

    	 

    

 

 

    	 	25	 

    	 

    

 

Exhibit
3 – Rent Schedule 

 

	Month	 	Date	 	Monthly Rent	 	Monthly Rent if Reset
	1	 	1-Jun-21	 	-	 	NA
	2	 	1-Jul-21	 	-	 	NA
	3	 	1-Aug-21	 	-	 	NA
	4	 	1-Sep-21	 	-	 	NA
	5	 	1-Oct-21	 	-	 	NA
	6	 	1-Nov-21	 	-	 	NA
	7	 	1-Dec-21	 	109,350.00	 	NA
	8	 	1-Jan-22	 	109,350.00	 	NA
	9	 	1-Feb-22	 	109,350.00	 	NA
	10	 	1-Mar-22	 	109,350.00	 	NA
	11	 	1-Apr-22	 	109,350.00	 	NA
	12	 	1-May-22	 	109,350.00	 	NA
	13	 	1-Jun-22	 	109,350.00	 	NA
	14	 	1-Jul-22	 	109,350.00	 	NA
	15	 	1-Aug-22	 	109,350.00	 	NA
	16	 	1-Sep-22	 	109,350.00	 	NA
	17	 	1-Oct-22	 	109,350.00	 	NA
	18	 	1-Nov-22	 	109,350.00	 	NA
	19	 	1-Dec-22	 	109,350.00	 	NA
	20	 	1-Jan-23	 	109,350.00	 	NA
	21	 	1-Feb-23	 	109,350.00	 	NA
	22	 	1-Mar-23	 	109,350.00	 	NA
	23	 	1-Apr-23	 	109,350.00	 	NA
	24	 	1-May-23	 	109,350.00	 	NA
	25	 	1-Jun-23	 	109,350.00	 	NA
	26	 	1-Jul-23	 	109,350.00	 	NA
	27	 	1-Aug-23	 	109,350.00	 	NA
	28	 	1-Sep-23	 	109,350.00	 	NA
	29	 	1-Oct-23	 	109,350.00	 	NA
	30	 	1-Nov-23	 	109,350.00	 	NA
	31	 	1-Dec-23	 	109,350.00	 	NA
	32	 	1-Jan-24	 	109,350.00	 	NA
	33	 	1-Feb-24	 	109,350.00	 	NA
	34	 	1-Mar-24	 	109,350.00	 	NA
	35	 	1-Apr-24	 	109,350.00	 	NA
	36	 	1-May-24	 	109,350.00	 	NA
	37	 	1-Jun-24	 	109,350.00	 	NA
	38	 	1-Jul-24	 	109,350.00	 	NA
	39	 	1-Aug-24	 	109,350.00	 	NA
	40	 	1-Sep-24	 	109,350.00	 	NA
	41	 	1-Oct-24	 	109,350.00	 	NA
	42	 	1-Nov-24	 	109,350.00	 	NA
	43	 	1-Dec-24	 	42,318.45	 	NA
	44	 	1-Jan-25	 	42,318.45	 	NA
	45	 	1-Feb-25	 	42,318.45	 	NA

 

    	 	26	 

    	 

    

 

	46	 	1-Mar-25	 	42,318.45	 	NA
	47	 	1-Apr-25	 	42,318.45	 	NA
	48	 	1-May-25	 	42,318.45	 	NA
	49	 	1-Jun-25	 	42,318.45	 	NA
	50	 	1-Jul-25	 	42,318.45	 	NA
	51	 	1-Aug-25	 	42,318.45	 	NA
	52	 	1-Sep-25	 	42,318.45	 	NA
	53	 	1-Oct-25	 	42,318.45	 	NA
	54	 	1-Nov-25	 	42,318.45	 	NA
	55	 	1-Dec-25	 	43,588.00	 	NA
	56	 	1-Jan-26	 	43,588.00	 	NA
	57	 	1-Feb-26	 	43,588.00	 	NA
	58	 	1-Mar-26	 	43,588.00	 	NA
	59	 	1-Apr-26	 	43,588.00	 	NA
	60	 	1-May-26	 	43,588.00	 	NA
	61	 	1-Jun-26	 	43,588.00	 	NA
	62	 	1-Jul-26	 	43,588.00	 	NA
	63	 	1-Aug-26	 	43,588.00	 	NA
	64	 	1-Sep-26	 	43,588.00	 	NA
	65	 	1-Oct-26	 	43,588.00	 	NA
	66	 	1-Nov-26	 	43,588.00	 	NA
	67	 	1-Dec-26	 	44,895.64	 	NA
	68	 	1-Jan-27	 	44,895.64	 	NA
	69	 	1-Feb-27	 	44,895.64	 	NA
	70	 	1-Mar-27	 	44,895.64	 	NA
	71	 	1-Apr-27	 	44,895.64	 	NA
	72	 	1-May-27	 	44,895.64	 	NA
	73	 	1-Jun-27	 	44,895.64	 	29,524.50
	74	 	1-Jul-27	 	44,895.64	 	29,524.50
	75	 	1-Aug-27	 	44,895.64	 	29,524.50
	76	 	1-Sep-27	 	44,895.64	 	29,524.50
	77	 	1-Oct-27	 	44,895.64	 	29,524.50
	78	 	1-Nov-27	 	44,895.64	 	29,524.50
	79	 	1-Dec-27	 	46,242.51	 	29,524.50
	80	 	1-Jan-28	 	46,242.51	 	29,524.50
	81	 	1-Feb-28	 	46,242.51	 	29,524.50
	82	 	1-Mar-28	 	46,242.51	 	29,524.50
	83	 	1-Apr-28	 	46,242.51	 	29,524.50
	84	 	1-May-28	 	46,242.51	 	29,524.50
	85	 	1-Jun-28	 	46,242.51	 	30,410.24
	86	 	1-Jul-28	 	46,242.51	 	30,410.24
	87	 	1-Aug-28	 	46,242.51	 	30,410.24
	88	 	1-Sep-28	 	46,242.51	 	30,410.24
	89	 	1-Oct-28	 	46,242.51	 	30,410.24
	90	 	1-Nov-28	 	46,242.51	 	30,410.24

 

    	 	27	 

    	 

    

 

	91	 	1-Dec-28	 	47,629.79	 	30,410.24
	92	 	1-Jan-29	 	47,629.79	 	30,410.24
	93	 	1-Feb-29	 	47,629.79	 	30,410.24
	94	 	1-Mar-29	 	47,629.79	 	30,410.24
	95	 	1-Apr-29	 	47,629.79	 	30,410.24
	96	 	1-May-29	 	47,629.79	 	30,410.24
	97	 	1-Jun-29	 	47,629.79	 	31,322.54
	98	 	1-Jul-29	 	47,629.79	 	31,322.54
	99	 	1-Aug-29	 	47,629.79	 	31,322.54
	100	 	1-Sep-29	 	47,629.79	 	31,322.54
	101	 	1-Oct-29	 	47,629.79	 	31,322.54
	102	 	1-Nov-29	 	47,629.79	 	31,322.54
	103	 	1-Dec-29	 	49,058.68	 	31,322.54
	104	 	1-Jan-30	 	49,058.68	 	31,322.54
	105	 	1-Feb-30	 	49,058.68	 	31,322.54
	106	 	1-Mar-30	 	49,058.68	 	31,322.54
	107	 	1-Apr-30	 	49,058.68	 	31,322.54
	108	 	1-May-30	 	49,058.68	 	31,322.54
	109	 	1-Jun-30	 	49,058.68	 	32,262.22
	110	 	1-Jul-30	 	49,058.68	 	32,262.22
	111	 	1-Aug-30	 	49,058.68	 	32,262.22
	112	 	1-Sep-30	 	49,058.68	 	32,262.22
	113	 	1-Oct-30	 	49,058.68	 	32,262.22
	114	 	1-Nov-30	 	49,058.68	 	32,262.22
	115	 	1-Dec-30	 	50,530.44	 	32,262.22
	116	 	1-Jan-31	 	50,530.44	 	32,262.22
	117	 	1-Feb-31	 	50,530.44	 	32,262.22
	118	 	1-Mar-31	 	50,530.44	 	32,262.22
	119	 	1-Apr-31	 	50,530.44	 	32,262.22
	120	 	1-May-31	 	50,530.44	 	32,262.22
	121	 	1-Jun-31	 	50,530.44	 	33,230.08
	122	 	1-Jul-31	 	50,530.44	 	33,230.08
	123	 	1-Aug-31	 	50,530.44	 	33,230.08
	124	 	1-Sep-31	 	50,530.44	 	33,230.08
	125	 	1-Oct-31	 	50,530.44	 	33,230.08
	126	 	1-Nov-31	 	50,530.44	 	33,230.08
	127	 	1-Dec-31	 	52,046.36	 	33,230.08
	128	 	1-Jan-32	 	52,046.36	 	33,230.08
	129	 	1-Feb-32	 	52,046.36	 	33,230.08
	130	 	1-Mar-32	 	52,046.36	 	33,230.08
	131	 	1-Apr-32	 	52,046.36	 	33,230.08
	132	 	1-May-32	 	52,046.36	 	33,230.08
	133	 	1-Jun-32	 	52,046.36	 	34,226.99
	134	 	1-Jul-32	 	52,046.36	 	34,226.99
	135	 	1-Aug-32	 	52,046.36	 	34,226.99

 

    	 	28	 

    	 

    

 

	136	 	1-Sep-32	 	52,046.36	 	34,226.99
	137	 	1-Oct-32	 	52,046.36	 	34,226.99
	138	 	1-Nov-32	 	52,046.36	 	34,226.99
	139	 	1-Dec-32	 	53,607.75	 	34,226.99
	140	 	1-Jan-33	 	53,607.75	 	34,226.99
	141	 	1-Feb-33	 	53,607.75	 	34,226.99
	142	 	1-Mar-33	 	53,607.75	 	34,226.99
	143	 	1-Apr-33	 	53,607.75	 	34,226.99
	144	 	1-May-33	 	53,607.75	 	34,226.99
	145	 	1-Jun-33	 	53,607.75	 	35,253.80
	146	 	1-Jul-33	 	53,607.75	 	35,253.80
	147	 	1-Aug-33	 	53,607.75	 	35,253.80
	148	 	1-Sep-33	 	53,607.75	 	35,253.80
	149	 	1-Oct-33	 	53,607.75	 	35,253.80
	150	 	1-Nov-33	 	53,607.75	 	35,253.80
	151	 	1-Dec-33	 	55,215.98	 	35,253.80
	152	 	1-Jan-34	 	55,215.98	 	35,253.80
	153	 	1-Feb-34	 	55,215.98	 	35,253.80
	154	 	1-Mar-34	 	55,215.98	 	35,253.80
	155	 	1-Apr-34	 	55,215.98	 	35,253.80
	156	 	1-May-34	 	55,215.98	 	35,253.80
	157	 	1-Jun-34	 	55,215.98	 	36,311.41
	158	 	1-Jul-34	 	55,215.98	 	36,311.41
	159	 	1-Aug-34	 	55,215.98	 	36,311.41
	160	 	1-Sep-34	 	55,215.98	 	36,311.41
	161	 	1-Oct-34	 	55,215.98	 	36,311.41
	162	 	1-Nov-34	 	55,215.98	 	36,311.41
	163	 	1-Dec-34	 	56,872.46	 	36,311.41
	164	 	1-Jan-35	 	56,872.46	 	36,311.41
	165	 	1-Feb-35	 	56,872.46	 	36,311.41
	166	 	1-Mar-35	 	56,872.46	 	36,311.41
	167	 	1-Apr-35	 	56,872.46	 	36,311.41
	168	 	1-May-35	 	56,872.46	 	36,311.41
	169	 	1-Jun-35	 	56,872.46	 	37,400.75
	170	 	1-Jul-35	 	56,872.46	 	37,400.75
	171	 	1-Aug-35	 	56,872.46	 	37,400.75
	172	 	1-Sep-35	 	56,872.46	 	37,400.75
	173	 	1-Oct-35	 	56,872.46	 	37,400.75
	174	 	1-Nov-35	 	56,872.46	 	37,400.75
	175	 	1-Dec-35	 	58,578.63	 	37,400.75
	176	 	1-Jan-36	 	58,578.63	 	37,400.75
	177	 	1-Feb-36	 	58,578.63	 	37,400.75
	178	 	1-Mar-36	 	58,578.63	 	37,400.75
	179	 	1-Apr-36	 	58,578.63	 	37,400.75
	180	 	1-May-36	 	58,578.63	 	37,400.75

 

    	 	29	 

    	 

    

 

	181	 	1-Jun-36	 	58,578.63	 	38,522.78
	182	 	1-Jul-36	 	58,578.63	 	38,522.78
	183	 	1-Aug-36	 	58,578.63	 	38,522.78
	184	 	1-Sep-36	 	58,578.63	 	38,522.78
	185	 	1-Oct-36	 	58,578.63	 	38,522.78
	186	 	1-Nov-36	 	58,578.63	 	38,522.78
	187	 	1-Dec-36	 	60,335.99	 	38,522.78
	188	 	1-Jan-37	 	60,335.99	 	38,522.78
	189	 	1-Feb-37	 	60,335.99	 	38,522.78
	190	 	1-Mar-37	 	60,335.99	 	38,522.78
	191	 	1-Apr-37	 	60,335.99	 	38,522.78
	192	 	1-May-37	 	60,335.99	 	38,522.78
	193	 	1-Jun-37	 	60,335.99	 	39,678.46
	194	 	1-Jul-37	 	60,335.99	 	39,678.46
	195	 	1-Aug-37	 	60,335.99	 	39,678.46
	196	 	1-Sep-37	 	60,335.99	 	39,678.46
	197	 	1-Oct-37	 	60,335.99	 	39,678.46
	198	 	1-Nov-37	 	60,335.99	 	39,678.46
	199	 	1-Dec-37	 	62,146.07	 	39,678.46
	200	 	1-Jan-38	 	62,146.07	 	39,678.46
	201	 	1-Feb-38	 	62,146.07	 	39,678.46
	202	 	1-Mar-38	 	62,146.07	 	39,678.46
	203	 	1-Apr-38	 	62,146.07	 	39,678.46
	204	 	1-May-38	 	62,146.07	 	39,678.46
	205	 	1-Jun-38	 	62,146.07	 	40,868.81
	206	 	1-Jul-38	 	62,146.07	 	40,868.81
	207	 	1-Aug-38	 	62,146.07	 	40,868.81
	208	 	1-Sep-38	 	62,146.07	 	40,868.81
	209	 	1-Oct-38	 	62,146.07	 	40,868.81
	210	 	1-Nov-38	 	62,146.07	 	40,868.81
	211	 	1-Dec-38	 	64,010.45	 	40,868.81
	212	 	1-Jan-39	 	64,010.45	 	40,868.81
	213	 	1-Feb-39	 	64,010.45	 	40,868.81
	214	 	1-Mar-39	 	64,010.45	 	40,868.81
	215	 	1-Apr-39	 	64,010.45	 	40,868.81
	216	 	1-May-39	 	64,010.45	 	40,868.81
	217	 	1-Jun-39	 	64,010.45	 	42,094.88
	218	 	1-Jul-39	 	64,010.45	 	42,094.88
	219	 	1-Aug-39	 	64,010.45	 	42,094.88
	220	 	1-Sep-39	 	64,010.45	 	42,094.88
	221	 	1-Oct-39	 	64,010.45	 	42,094.88
	222	 	1-Nov-39	 	64,010.45	 	42,094.88
	223	 	1-Dec-39	 	65,930.77	 	42,094.88
	224	 	1-Jan-40	 	65,930.77	 	42,094.88
	225	 	1-Feb-40	 	65,930.77	 	42,094.88
	226	 	1-Mar-40	 	65,930.77	 	42,094.88
	227	 	1-Apr-40	 	65,930.77	 	42,094.88
	228	 	1-May-40	 	65,930.77	 	42,094.88
	229	 	1-Jun-40	 	65,930.77	 	43,357.72
	230	 	1-Jul-40	 	65,930.77	 	43,357.72
	231	 	1-Aug-40	 	65,930.77	 	43,357.72
	232	 	1-Sep-40	 	65,930.77	 	43,357.72
	233	 	1-Oct-40	 	65,930.77	 	43,357.72
	234	 	1-Nov-40	 	65,930.77	 	43,357.72
	235	 	1-Dec-40	 	67,908.69	 	43,357.72
	236	 	1-Jan-41	 	67,908.69	 	43,357.72
	237	 	1-Feb-41	 	67,908.69	 	43,357.72
	238	 	1-Mar-41	 	67,908.69	 	43,357.72
	239	 	1-Apr-41	 	67,908.69	 	43,357.72
	240	 	1-May-41	 	67,908.69	 	43,357.72

 

    	 	30	 

    	 

    

 

Option
Period 1:

 

	241	 	1-Jun-41	 	67,908.69	 	44,658.46
	242	 	1-Jul-41	 	67,908.69	 	44,658.46
	243	 	1-Aug-41	 	67,908.69	 	44,658.46
	244	 	1-Sep-41	 	67,908.69	 	44,658.46
	245	 	1-Oct-41	 	67,908.69	 	44,658.46
	246	 	1-Nov-41	 	67,908.69	 	44,658.46
	247	 	1-Dec-41	 	69,945.95	 	44,658.46
	248	 	1-Jan-42	 	69,945.95	 	44,658.46
	249	 	1-Feb-42	 	69,945.95	 	44,658.46
	250	 	1-Mar-42	 	69,945.95	 	44,658.46
	251	 	1-Apr-42	 	69,945.95	 	44,658.46
	252	 	1-May-42	 	69,945.95	 	44,658.46
	253	 	1-Jun-42	 	69,945.95	 	45,998.21
	254	 	1-Jul-42	 	69,945.95	 	45,998.21
	255	 	1-Aug-42	 	69,945.95	 	45,998.21
	256	 	1-Sep-42	 	69,945.95	 	45,998.21
	257	 	1-Oct-42	 	69,945.95	 	45,998.21
	258	 	1-Nov-42	 	69,945.95	 	45,998.21
	259	 	1-Dec-42	 	72,044.33	 	45,998.21
	260	 	1-Jan-43	 	72,044.33	 	45,998.21
	261	 	1-Feb-43	 	72,044.33	 	45,998.21
	262	 	1-Mar-43	 	72,044.33	 	45,998.21
	263	 	1-Apr-43	 	72,044.33	 	45,998.21
	264	 	1-May-43	 	72,044.33	 	45,998.21
	265	 	1-Jun-43	 	72,044.33	 	47,378.16
	266	 	1-Jul-43	 	72,044.33	 	47,378.16
	267	 	1-Aug-43	 	72,044.33	 	47,378.16
	268	 	1-Sep-43	 	72,044.33	 	47,378.16
	269	 	1-Oct-43	 	72,044.33	 	47,378.16
	270	 	1-Nov-43	 	72,044.33	 	47,378.16
	271	 	1-Dec-43	 	74,205.66	 	47,378.16
	272	 	1-Jan-44	 	74,205.66	 	47,378.16
	273	 	1-Feb-44	 	74,205.66	 	47,378.16
	274	 	1-Mar-44	 	74,205.66	 	47,378.16
	275	 	1-Apr-44	 	74,205.66	 	47,378.16
	276	 	1-May-44	 	74,205.66	 	48,799.50
	277	 	1-Jun-44	 	74,205.66	 	48,799.50
	278	 	1-Jul-44	 	74,205.66	 	48,799.50
	279	 	1-Aug-44	 	74,205.66	 	48,799.50
	280	 	1-Sep-44	 	74,205.66	 	48,799.50
	281	 	1-Oct-44	 	74,205.66	 	48,799.50
	282	 	1-Nov-44	 	74,205.66	 	48,799.50
	283	 	1-Dec-44	 	76,431.83	 	48,799.50
	284	 	1-Jan-45	 	76,431.83	 	48,799.50
	285	 	1-Feb-45	 	76,431.83	 	48,799.50
	286	 	1-Mar-45	 	76,431.83	 	48,799.50
	287	 	1-Apr-45	 	76,431.83	 	48,799.50
	288	 	1-May-45	 	76,431.83	 	50,263.48
	289	 	1-Jun-45	 	76,431.83	 	50,263.48
	290	 	1-Jul-45	 	76,431.83	 	50,263.48
	291	 	1-Aug-45	 	76,431.83	 	50,263.48
	292	 	1-Sep-45	 	76,431.83	 	50,263.48
	293	 	1-Oct-45	 	76,431.83	 	50,263.48
	294	 	1-Nov-45	 	76,431.83	 	50,263.48
	295	 	1-Dec-45	 	78,724.78	 	50,263.48
	296	 	1-Jan-46	 	78,724.78	 	50,263.48
	297	 	1-Feb-46	 	78,724.78	 	50,263.48
	298	 	1-Mar-46	 	78,724.78	 	50,263.48
	299	 	1-Apr-46	 	78,724.78	 	50,263.48
	300	 	1-May-46	 	78,724.78	 	50,263.48

 

    	 	31	 

    	 

    

 

Option
Period 2:

 

	301	 	1-Jun-46	 	78,724.78	 	51,771.39
	302	 	1-Jul-46	 	78,724.78	 	51,771.39
	303	 	1-Aug-46	 	78,724.78	 	51,771.39
	304	 	1-Sep-46	 	78,724.78	 	51,771.39
	305	 	1-Oct-46	 	78,724.78	 	51,771.39
	306	 	1-Nov-46	 	78,724.78	 	51,771.39
	307	 	1-Dec-46	 	81,086.53	 	51,771.39
	308	 	1-Jan-47	 	81,086.53	 	51,771.39
	309	 	1-Feb-47	 	81,086.53	 	51,771.39
	310	 	1-Mar-47	 	81,086.53	 	51,771.39
	311	 	1-Apr-47	 	81,086.53	 	51,771.39
	312	 	1-May-47	 	81,086.53	 	51,771.39
	313	 	1-Jun-47	 	81,086.53	 	53,324.53
	314	 	1-Jul-47	 	81,086.53	 	53,324.53
	315	 	1-Aug-47	 	81,086.53	 	53,324.53
	316	 	1-Sep-47	 	81,086.53	 	53,324.53
	317	 	1-Oct-47	 	81,086.53	 	53,324.53
	318	 	1-Nov-47	 	81,086.53	 	53,324.53
	319	 	1-Dec-47	 	83,519.12	 	53,324.53
	320	 	1-Jan-48	 	83,519.12	 	53,324.53
	321	 	1-Feb-48	 	83,519.12	 	53,324.53
	322	 	1-Mar-48	 	83,519.12	 	53,324.53
	323	 	1-Apr-48	 	83,519.12	 	53,324.53
	324	 	1-May-48	 	83,519.12	 	53,324.53
	325	 	1-Jun-48	 	83,519.12	 	54,924.27
	326	 	1-Jul-48	 	83,519.12	 	54,924.27
	327	 	1-Aug-48	 	83,519.12	 	54,924.27
	328	 	1-Sep-48	 	83,519.12	 	54,924.27
	329	 	1-Oct-48	 	83,519.12	 	54,924.27
	330	 	1-Nov-48	 	83,519.12	 	54,924.27
	331	 	1-Dec-48	 	86,024.70	 	54,924.27
	332	 	1-Jan-49	 	86,024.70	 	54,924.27
	333	 	1-Feb-49	 	86,024.70	 	54,924.27
	334	 	1-Mar-49	 	86,024.70	 	54,924.27
	335	 	1-Apr-49	 	86,024.70	 	54,924.27
	336	 	1-May-49	 	86,024.70	 	54,924.27
	337	 	1-Jun-49	 	86,024.70	 	54,924.27
	338	 	1-Jul-49	 	86,024.70	 	56,572.00
	339	 	1-Aug-49	 	86,024.70	 	56,572.00
	340	 	1-Sep-49	 	86,024.70	 	56,572.00
	341	 	1-Oct-49	 	86,024.70	 	56,572.00
	342	 	1-Nov-49	 	86,024.70	 	56,572.00
	343	 	1-Dec-49	 	88,605.44	 	56,572.00
	344	 	1-Jan-50	 	88,605.44	 	56,572.00
	345	 	1-Feb-50	 	88,605.44	 	56,572.00
	346	 	1-Mar-50	 	88,605.44	 	56,572.00
	347	 	1-Apr-50	 	88,605.44	 	56,572.00
	348	 	1-May-50	 	88,605.44	 	56,572.00
	349	 	1-Jun-50	 	88,605.44	 	56,572.00
	350	 	1-Jul-50	 	88,605.44	 	56,572.00
	351	 	1-Aug-50	 	88,605.44	 	56,572.00
	352	 	1-Sep-50	 	88,605.44	 	58,269.15
	353	 	1-Oct-50	 	88,605.44	 	58,269.15
	354	 	1-Nov-50	 	88,605.44	 	58,269.15
	355	 	1-Dec-50	 	91,263.60	 	58,269.15
	356	 	1-Jan-51	 	91,263.60	 	58,269.15
	357	 	1-Feb-51	 	91,263.60	 	58,269.15
	358	 	1-Mar-51	 	91,263.60	 	58,269.15
	359	 	1-Apr-51	 	91,263.60	 	58,269.15
	360	 	1-May-51	 	91,263.60	 	58,269.15

 

    	 	32	 

    	 

    

 

Exhibit
4 – Salaries of Tenant Owner

 

Jared
Schrader - None

 

    	 	33EX-10.2

 Exhibit 10.2 

DEED OF IRREVOCABLE UNDERTAKING 
  

	To:	 Xeris Pharmaceuticals, Inc. (“Xeris”) 

180 N. LaSalle Street, Suite 1600, 

Chicago, IL 60601 
 United States
of America 
 Xeris Biopharma Holdings, Inc. (“Holdco”) 

180 N. LaSalle Street, Suite 1600, 

Chicago, IL 60601 
 United States
of America 
 24 May 2021 
 Dear Sirs 

PROPOSED ACQUISITION OF STRONGBRIDGE BIOPHARMA PLC BY HOLDCO, AN AFFILIATED COMPANY OF XERIS PHARMACEUTICALS, INC. 

We, Caxton Alternative Management LP (hereinafter “we”, “us”, and “our”), acting as investment manager of CDK Associates, LLC and
Third Street Holdings, LLC refer to the proposed acquisition of Strongbridge Biopharma plc (the “Company”) by Holdco, a newly incorporated company and affiliate of Xeris. Under the proposed transaction, Holdco will offer to acquire
the entire issued and to be issued ordinary share capital of the Company pursuant to a Scheme or Takeover Offer (as defined in paragraph 6) (the “Proposed Transaction”) substantially on the terms and subject to the conditions set
out in the Rule 2.5 announcement to be issued on today’s date (or such later date as Xeris and the Company may agree) (the “Rule 2.5 Announcement”) (attached at Schedule 2 to this Undertaking) and on such additional terms and
subject to such additional conditions as may be required to comply with any Applicable Requirements. 
 We understand that the Proposed Transaction is
currently proposed to be implemented by way of a Scheme and that it is proposed that the terms of the Scheme will be contained in a document prepared and issued by the Company (and addressed, inter alia, to the shareholders of the Company) that
would be a scheme circular for the purpose of the Rules and the Act (the “Scheme Document”). 
 This Undertaking sets out the terms and
conditions on which we will vote (or procure a vote) in favour of the Proposed Transaction and the Scheme in respect of the Subject Shares, or if applicable, accept the Takeover Offer (as defined in paragraph 6). 

Capitalised terms used in this Undertaking shall have the meaning given to such terms in paragraph 12 below unless otherwise defined. 

 

	1.	 Shareholdings 

Subject to the announcement of the Proposed Transaction pursuant to the Rule 2.5 Announcement, we hereby irrevocably and unconditionally represent and warrant
to you that: 
  

	1.1	 set out in part 1 of Schedule 1 are true, complete and accurate details of the ordinary shares of $0.01 each in
the share capital of the Company of which we are the registered and/or beneficial owner (or am otherwise able to control the exercise of all rights attaching to such shares) and we confirm that we own these free of any encumbrances or third party
rights of any kind (the “Company Shares”); 

  

	1.2	 set out in part 2 of Schedule 1 are true, complete and accurate details of all options, warrants or other
rights to subscribe for, purchase, convert into, exchange or exercise for or otherwise acquire or call for delivery of any shares of the Company, including, without limitation, the Company Options, (together with any further such options, warrants
and other such rights which we, or the Nominee, may become entitled to and/or receive at any time after the date of this Undertaking (the “Convertible Shares”); 

  
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	1.3	 other than as set out in Schedule 1 and save for any rights provided for in the articles of association of the
Company and/or pursuant to company law in favour of the holders of Company shares generally, we do not have any interest (as defined in the Rules) in any shares of the Company or any direct or indirect right to subscribe for, purchase, convert into,
exchange or exercise for or otherwise acquire or call for delivery of any such shares; and 

  

	1.4	 We have all necessary power and authority to direct the actions of any nominee or custodian who holds legal
title to the Subject Shares (as defined in paragraph 2.2 below) on our behalf (the “Nominee”) to enable us to comply with the Obligations. 

  

	1.5	 We have full power and authority, and the right (free from any legal or other restrictions), and will at all
times continue to have all relevant power and authority and the right, to enter into and perform the Obligations. 

  

	2.	 Dealings and undertakings 

 

	2.1	 Subject to the announcement of the Proposed Transaction pursuant to the Rule 2.5 Announcement on today’s
date (or such other date as Xeris and the Company may agree), we hereby unconditionally and irrevocably agree and undertake to you that (other than in connection with the Proposed Transaction) before this Undertaking lapses in accordance with
paragraph 8, we shall not, and shall procure that the Nominee shall not directly or indirectly: 

  

	 	2.1.1	 sell, transfer, assign, tender in any tender or exchange offer, dispose of, charge, pledge or otherwise
encumber or grant any option or award or other right over or otherwise deal with any of the Company Shares, Convertible Shares or Further Company Shares (together, the “Subject Shares”) or any interest in any of them (whether
conditionally or unconditionally), except as set forth in the Transaction Agreement; 

  

	 	2.1.2	 vote in favour of any resolution to approve, or otherwise in connection with (i) an acquisition of any
shares in the Company by any person other than Holdco (or any member of the Xeris Group, or (ii) any other transaction which is proposed by any person other than Holdco (or any member of the Xeris Group) which relates to the shares of the
Company or which could otherwise hinder or impede the implementation of the Scheme; 

  

	 	2.1.3	 withdraw the votes in favour of the Scheme referred to in paragraph 3 or, except as provided in paragraph 6.4,
the acceptance(s) in the case of a Takeover Offer referred to in paragraph 6 in respect of all or any of the Subject Shares notwithstanding that we may have become entitled to effect such withdrawal by virtue of the Rules or otherwise by the terms
of the Proposed Transaction, and shall procure that any vote by us in favour of the Scheme (or acceptance in the case of a Takeover Offer, except as provided in paragraph 6.4) in respect of the Subject Shares is not withdrawn; 

 

	 	2.1.4	 deposit any Subject Shares into a voting trust or enter into a voting agreement or arrangement or grant any
proxy or power of attorney with respect thereto that is inconsistent with this Undertaking; 

  

	 	2.1.5	 in our capacity as shareholder of the Company, without the consent of Xeris, take any step, including voting
the Subject Shares, requisitioning, or joining in requisitioning of, any general or class meeting of the Company, or taking any other action, that would or might reasonably be expected to restrict or impede the Scheme becoming effective or, as the
case may be and except as provided in paragraph 6.4, the Takeover Offer becoming unconditional; 

  

	 	2.1.6	 accept or give any undertaking to accept any offer made or proposed to be made in respect of any shares in the
Company (by whatever means the same is to be implemented) by any person other than Holdco (or any member of the Xeris Group); or 

  

	 	2.1.7	 enter into any agreement or arrangement (whether or not legally binding) with any person, whether conditionally
or unconditionally, or give any public indication of intent which is in any way inconsistent with this paragraph 2.1 or which would or might reasonably be expected to restrict the acquisition of the Subject Shares by Xeris or Holdco under the
Proposed Transaction. 

  

  
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	2.2	 We further undertake to you that we shall not, until this Undertaking lapses in accordance with paragraph 8,
acquire any interests (as defined in the Rules) or otherwise deal or undertake any dealing (also as defined in the Rules) in any Relevant Securities of the Company (including, for the avoidance of doubt, the exercising, exchange or conversion of any
Convertible Shares), except as set forth in the Transaction Agreement. 

  

	3.	 Undertaking to vote in favour of the Scheme 

We hereby irrevocably and unconditionally agree and undertake to you that: 
  

	3.1	 We shall exercise, or (as appropriate) procure the exercise of, all voting rights attaching to the Subject
Shares to vote in favour of all resolutions (including a Relevant Resolution) to approve the Proposed Transaction, the Scheme, and any related matters proposed at any general or class meeting or adjourned or postponed meeting of the Company in
connection with the Scheme (“EGM”) and any meeting or class meeting or adjourned or postponed meeting of the Company convened pursuant to section 450 of the Act to approve the Scheme (a “Scheme Meeting”) or at any
adjournment or postponement of any such meeting (all such resolutions collectively, the “Scheme Resolutions”); 

  

	3.2	 We shall execute, or (as appropriate) procure the execution of, any forms of proxy in respect of the Subject
Shares required by Xeris validly appointing the Chairman of the meeting or any person nominated by Xeris to attend and vote at any EGM and/or Scheme Meeting (or any adjournment or postponement thereof) in respect of the Scheme Resolutions, and shall
ensure that any such executed forms of proxy are received by the Company’s registrars not later than 5:00 p.m. (Irish Time) on the tenth Business Day after the Company sends the Scheme Document to the Company’s shareholders (or, in respect
of any Further Company Shares, within five days of acquiring an interest in such shares, if later); 

  

	3.3	 We shall not revoke (or seek to cause the revocation of) the terms of any proxy submitted in accordance with
paragraph 3.2, either in writing or by attendance at any EGM or Scheme Meeting (or any adjournment or postponement thereof) or otherwise; and 

  

	3.4	 We shall not exercise any voting rights attaching to the Subject Shares to vote in favour of any competing
scheme of arrangement. 

  

	3.5	 A “Relevant Resolution” means: 

 

	 	3.5.1	 any Scheme Resolution; 

 

	 	3.5.2	 any other resolution (whether or not amended) proposed at a general or class meeting of the Company, or at an
adjourned meeting, the passing of which is necessary to implement the Scheme; and 

  

	 	3.5.3	 a resolution to adjourn a general or class meeting of the Company whose business includes the consideration of
any Scheme Resolution and which is recommended by the board of directors of the Company. 

  

	4.	 Documentation 

 

	4.1	 We consent to: 

  

	 	4.1.1	 this Undertaking being disclosed to the Panel; 

 

	 	4.1.2	 the inclusion of references to us and particulars of this Undertaking and our holdings of relevant securities
of the Company being included in the Rule 2.5 Announcement (attached at Schedule 2 hereto), and any Scheme Document, and any other announcement made, or document issued, by or on behalf of the Company and/or Xeris in connection with the Proposed
Transaction; and 

  

	 	4.1.3	 this Undertaking being available for inspection as required by the Rules. 

 

  
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	4.2	 We shall promptly give you all such information with respect to our holding of Subject Shares and any
assistance as you may reasonably require for the preparation of the Rule 2.5 Announcement, any Scheme Document and any other announcement to be made, or document to be issued, by or on behalf of Xeris, Holdco or the Company in connection with the
Proposed Transaction in order to comply with the requirements of the Rules, the Panel, or any other applicable legal or regulatory requirement. 

  

	5.	 Confidentiality 

We shall keep the possibility, terms and conditions of the Proposed Transaction and the existence of this Undertaking confidential until the
Rule 2.5 Announcement is released, provided that we may disclose the same to our advisers in which case we shall procure that they observe confidentiality in the same terms. The Obligations in this paragraph 5 shall survive termination or lapse of
this Undertaking. 
  

	6.	 Implementation by way of takeover offer 

 

	6.1	 We acknowledge that Xeris shall have (in accordance with the terms of the Transaction Agreement) the right and
may elect at any time (with the consent of the Panel (if required) and whether or not the Scheme Document has then been despatched) to implement the Proposed Transaction by way of a takeover offer (the “Takeover Offer”), as opposed
to by way of a Scheme, provided that: 

  

	 	6.1.1	 Xeris has made that election in accordance with the terms of the Transaction Agreement; and

  

	 	6.1.2	 such Takeover Offer is made on terms at least as favourable in the aggregate as the terms of the Scheme (except
in relation to the acceptance condition which will be set at 80% of the shares to which such Takeover Offer relates or such lesser percentage as Xeris may, with the consent of the Panel (if required), decide). 

 

	6.2	 If such a Takeover Offer is made by Holdco (or any other member of the Xeris Group), we undertake and warrant
that, subject to paragraph 6.4, any undertakings, agreements, warranties, appointments, consents and waivers in this Undertaking shall apply mutatis mutandis to such Takeover Offer and, in particular, we undertake to accept, or procure the
acceptance of, such Takeover Offer, in respect of the Subject Shares. We further undertake, if so required by Xeris and subject to paragraph 6.4, to promptly execute or procure the execution of all such other documents as may be necessary for the
purpose of giving Xeris the full benefit of the undertakings herein with respect to such Takeover Offer. 

  

	6.3	 References in this Undertaking to: 

 

	 	6.3.1	 the Scheme becoming effective shall be read as references to the Takeover Offer becoming or being declared
unconditional in all respects; 

  

	 	6.3.2	 the Scheme lapsing or being withdrawn shall be read as references to the lapse or withdrawal of the Takeover
Offer; and 

  

	 	6.3.3	 the Scheme Document shall be read as references to the Offer Document. 

 

	6.4	 Notwithstanding anything to the contrary in this Undertaking we shall have no obligation to accept any Takeover
Offer or take any action in furtherance of any Takeover Offer, if we determine in our sole discretion (acting reasonably) that the terms of such Takeover Offer are not at least as favourable in the aggregate as the terms of the Scheme.

  

	7.	 Time of the essence 

Any time, date or period mentioned in this Undertaking may be extended by mutual agreement but as regards any time, date or period originally
fixed or as extended, time shall be of the essence. 

  
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	8.	 Lapse of undertaking 

 

	8.1	 Notwithstanding any other provision of this Undertaking, this Undertaking (and all of our Obligations) shall
lapse and cease to have any effect on and from the earliest of the following occurrences: 

  

	 	8.1.1	 the Rule 2.5 Announcement is not released on 24 May 2021 or such later date as Xeris and the Company may
agree; 

  

	 	8.1.2	 Holdco publicly announces that it does not intend to make or proceed with the Acquisition (as defined in the
Transaction Agreement); 

  

	 	8.1.3	 the Acquisition (as defined in the Transaction Agreement) lapses or is withdrawn (which, for the avoidance of
doubt, will not be deemed to have occurred only by reason of Xeris electing to switch from a Scheme to a Takeover Offer in accordance with paragraph 6); 

  

	 	8.1.4	 the Transaction Agreement is validly terminated in accordance with its terms; 

 

	 	8.1.5	 the Scheme becomes effective; or 

 

	 	8.1.6	 prior to the date of the Scheme Meeting, a third party announces in accordance with the Rules a firm intention
to make an offer (which is not subject to any pre-conditions and whether recommended or not) to acquire the entire issued and to be issued share capital of the Company not already owned by such third party (a
“Third Party Offer”) provided that the terms of any such Third Party Offer must provide for a consideration per share which is not less than 105% of the value of the consideration offered under the Scheme (including for the
avoidance of doubt the value of the CVR Consideration), as at the date on which the Third Party Offer is announced, provided that in the event of any such Third Party Offer, we will not sell or dispose of any interest in any Shares or grant any
undertaking in favour of such Third Party Offer until the expiry of 48 hours from the time of the public announcement of such Third Party Offer. 

  

	9.	 Governing law 

This Undertaking and any suit, action or proceedings that may arise out of or in connection with it shall be governed by and construed in
accordance with the laws of Ireland and we agree that the courts of Ireland are to have exclusive jurisdiction to hear and determine any suit, action or proceedings that may arise out of or in connection with this Undertaking and, for such purposes,
we irrevocably submit to the jurisdiction of such courts. 
  

	10.	 Specific performance 

Without prejudice to any other rights or remedies which you may have, we acknowledge and agree that damages may not be an adequate remedy for
any breach by us of any of the Obligations and Xeris and/or Holdco shall be entitled to the remedies of injunction, specific performance and other equitable relief for any threatened or actual breach of any of the Obligations and no proof of special
damages shall be necessary for the enforcement by you of your rights. 
  

	11.	 Severability 

The covenants and undertakings contained in this Agreement and each part of them are entirely severable and separately enforceable so that each
covenant and undertaking and each part of them shall be deemed to be a separate covenant and undertaking. 
  

	12.	 Interpretation 

 

	12.1	 In this Undertaking, the following words and expressions shall have the meaning set opposite them:

 “Act” means the Companies Act 2014, all enactments which are to be read as one with, or construed or
read together with the Companies Act 2014 and every statutory modification and re-enactment thereof for the time being in force; 

  
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 “Applicable Requirements” means the requirements of the Act, the Rules and
the requirements of any other applicable law or regulation or the requirements of any court or governmental or regulatory authority; 

“Business Day” means any day, other than a Saturday, Sunday or public holiday in Dublin or London; 

“Company Options” means any options or awards outstanding under any Company Share Plans; 

“Company Share Plans” shall have the meaning given to that term in the Transaction Agreement; 

“CVR Consideration” shall have the meaning given to that term in the Transaction Agreement; 

“Further Company Shares” means (i) any further shares in the share capital of the Company in respect of which we acquire
an interest and in respect of which we are entitled to exercise, or direct the manner of exercise of, the voting of such shares and (ii) any other shares in the share capital of the Company that are attributable to or derived from any such
further shares mentioned in limb (i) of this definition; 
 “interest” and “interested” have the
meanings given to those terms in the Rules; 
 “Obligations” means our undertakings, agreements, warranties, appointments,
consents and waivers set out in this Undertaking; 
 “Panel” means the Irish Takeover Panel; 

“Relevant Securities” has the meaning given to that term in the Rules; 

“Rules” means The Irish Takeover Panel Act 1997, Takeover Rules 2013; 

“Scheme” means the proposed scheme of arrangement under Chapter 1 of Part 9 of the Act to effect the Proposed Transaction, on
the terms (including the conditions) and for the consideration set out in the Rule 2.5 Announcement and on such other terms and in such form not being inconsistent therewith as Xeris and the Company mutually agree in writing, including any revision
hereof as may be so agreed between Xeris and the Company; 
 “Subsidiary” means in relation to any person, any corporation,
partnership, association, trust or other form of legal entity of which such person directly or indirectly owns securities or other equity interests representing more than 50% of the aggregate voting power; 

“Transaction Agreement” means the transaction agreement dated the on or around the date of this Undertaking between, amongst
others, the Company, Holdco and Xeris; 
 “Undertaking” means this deed of irrevocable undertaking; and 

“Xeris Group”, means Xeris, Holdco, and each of their respective affiliates. 

 

	12.2	 Unless otherwise defined, capitalised terms shall have the meaning given to them by the Rules.

  

	13.	 Assignment 

Xeris may not assign any of its rights and obligations under this Undertaking without our prior written consent other than to Holdco or a body
corporate under the same ultimate ownership as Xeris and then only if such body corporate is the “offeror” for the purposes of any Takeover Offer, in the event of such an assignment, any reference to “Xeris” shall be construed as
a reference to such body corporate. 
  

	14.	 Power of Attorney 

 

	14.1	 In order to secure the performance of the Obligations, for so long as this Undertaking has not lapsed in
accordance with paragraph 8, we hereby irrevocably appoint individually or collectively each and every one of the directors of Holdco (each, an “Attorney”) to be our attorney in our name and on our

  
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behalf to execute any form or forms of acceptance and/or such other documents and do such other acts or things (if any) as may be reasonably necessary to accept and/or vote in favour of the
Scheme and/or to otherwise satisfy the Obligations in respect of our Subject Shares. 

  

	14.2	 The power of attorney granted under this paragraph 14 shall at any time take effect as if it had individually
named the persons who are at that time directors of Holdco. 

  

	14.3	 Any action authorised under this power of attorney may be taken by any Attorney acting alone.

  

	14.4	 We hereby irrevocably undertake to ratify any such act committed in exercise of this power, if called upon to
do so. We also acknowledge that this power of attorney is irrevocable until this Undertaking lapses in accordance with its terms. 

  

	15.	 Acknowledgments and undertaking 

 

	15.1	 We hereby accept and acknowledge that, subject to paragraph 8, the Obligations assumed pursuant to this
Undertaking are irrevocable. 

  

	15.2	 We hereby accept and acknowledge that, other than the statements or representations made in this Undertaking
(including, without limitation, the schedules hereto) we have not entered into this Undertaking relying on any statement or representation, whether or not made by Xeris or Holdco (or any of their respective directors, officers, employees or agents)
or any other person and that nothing in this Undertaking obliges Xeris or Holdco to announce or proceed with the Scheme or despatch the Scheme Document in the event that it is not required to do so by the Rules. 

 

	15.3	 We undertake to give such directions to the Nominee to take such acts and do such things as are necessary to
give Xeris and Holdco the full benefit of this Undertaking. References in this Undertaking to Obligations on our part shall be construed to include obligations, wherever relevant, to procure that equivalent actions be taken by the Nominee.

  

	15.4	 The obligations and provisions set out in this Undertaking apply equally to the persons, if any, from whom we
are to procure votes in favour of the resolutions to implement the Scheme pursuant to paragraph 3.1 above or acceptance of the Takeover Offer pursuant to the terms of paragraph 6 above (as the case may be) in respect of the Subject Shares held by
those individuals (or, in the case of paragraph 2.2, any Relevant Securities in which we will acquire an interest, and we shall procure the observance by such persons of the terms hereof as if they were each specifically a party hereto.

  
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 Schedule 1 

Part 1 - Company Share Details 
  

									
	 Class
	  	Number	 	  	 Registered
Holder
	  	 Ultimate Beneficial

Owner

	 Ordinary
	  	 	7,529,834	 	  	Cede & Co	  	CDK Associates, LLC
	 Ordinary
	  	 	89,203	 	  	Cede & Co	  	Third Street Holdings, LLC

 Part 2 - Convertible Shares Details 

 

													
	 Date of grant
	  	Number of shares
under option/
award	 	  	Exercise Period	 	  	Exercise price	 
	12/28/2016	  	 	2,100,000	 	  	 	6/28/2022	 	  	$	2.50	 

  
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 Schedule 2 

Rule 2.5 Announcement 

  
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 In witness whereof this Deed has been duly executed and delivered as a deed poll on the date shown at the
beginning of this document 
  

					
	 EXECUTED AND DELIVERED as a deed

on behalf of

CAXTON ALTERNATIVE MANAGEMENT LP
	 		 	  

		 		 	 Signature

	 Witness to Signature
	 		 	
	  
	 		 	
	 Witness
	 		 	
	  
	 		 	
	 Print Name of Witness
	 		 	
	  
	 		 	
	 Print Address of Witness
	 		 	
	  
	 		 	
	 Occupation of Witness
	 		 	

  
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