Document:

Exhibit
10.4

 

MEMBERSHIP
INTEREST PURCHASE AGREEMENT

 

THIS
MEMBERSHIP INTEREST PURCHASE AGREEMENT (hereinafter the “Agreement”) is made and entered into effective as of the
17th day of November, 2021 (the “Effective Date”), by and among Russell Kim (the “Seller”),
the sole member and holder of membership interests in Primo Laboratories LLC (“Company”), an Oklahoma company, and
Agro Capital Management Corp., a Nevada Corporation (the “Buyer”).

 

RECITALS

 

WHEREAS,
Seller is the only member, owner, and operator of Company, a licensed cannabis processing company located at 2222 W. Hefner Road, Suite
C (the “Property”);

 

WHEREAS,
Buyer desires to purchase from Seller, and Seller desires to sell to Buyer, subject to the terms and conditions of this Agreement, one
hundred percent (100%) of all membership interests in Company;

 

WHEREAS,
Seller further desires to convey to Buyer, all of the assets, whether tangible or intangible, and business personal property utilized
in the Company’s business operations, subject only to the express terms and conditions limiting the transfer thereof;

 

WHEREAS,
in connection with the sale and transfer of the Company’s membership interests and assets utilized in connection with its business,
the Parties further desire for Buyer to enter into Lease Agreement(s) in the form and upon the terms set forth in Exhibit A hereto;
and

 

WHEREAS,
upon closing of the transactions contemplated in this Agreement, it is the Parties’ intent and understanding that Buyer shall be
the exclusive owner of all membership interests of the Company and shall gain full management and control of Company’s operations
from Seller. Provided, however, that Buyer shall be contemporaneously issuing interests in the Company to third-parties such that the
Company’s membership interests are held in compliance with applicable Oklahoma state law. And provided further, that Seller may
remain the record owner of such membership interests of the Company following Closing as is necessary to accomplish the specific and
limited purpose of effecting the transfer of any licenses, registrations, and permits held by the Company (the “Licenses”)
to Buyer and its designated transferees or assignees, and that such membership interests do not carry with them rights of management,
control, or the right to receive distributions or profits from the Company during the time in which such Licenses are being transferred
from Seller to Buyer and its designated transferees or assignees names.

 

NOW,
THEREFORE, in consideration of the mutual promises and covenants contained herein, the parties hereto, intending to be legally bound,
agree as follows:

 

ARTICLE
I

PURCHASE
AND SALE

 

Section
1.1 Sale and Transfer of Membership Interests. Effective as of the Effective Date, Seller hereby sells, assigns, transfers and
conveys to Buyer, and Buyer hereby purchases and acquires from Seller, free and clear of all liens, claims and encumbrances of any kind
or nature (“Encumbrances”), one hundred percent (100%) of the membership interests of the Company, along with all
attendant rights thereto, including ownership of all of the Company’s assets, including, but not limited to, the Company’s
contract rights, customer lists, leases, furniture, fixtures, equipment, trademarks, trade names, intellectual property, goodwill, materials,
supplies, telephone numbers, business records, cash, accounts receivable and accounts payable; insurance policies; and other assets and
properties owned or leased by Seller and used or useful in the Company’s Business and related operations, including but not limited
to all of those specific items identified in that Assignment and Bill of Sale, and all schedules thereto, which is attached as Exhibit
B hereto (collectively the “Assets”).

 

    	 

    	 

    

 

Section
1.2 Limitation on Assumption of Liabilities. Except as otherwise set forth herein, Buyer shall not assume, or in any way be responsible
or liable for, any liability, obligation, claim or expense of Seller or Company, whether absolute, contingent, known or unknown, to the
extent that such liability, claim, or expense accrued prior to the Effective Date of this Agreement, including any Company loan obligations
incurred prior to the Effective Date. Except as otherwise set forth specifically herein, the Buyer shall assume no liabilities or obligations
of the Company other than obligations arising on or after the Effective Date of this Agreement. Said liabilities to which Buyer does
not assume shall specifically and expressly include any of the Company or the Seller’ tax liability accrued prior to the Effective
Date of this Agreement.

 

ARTICLE
II

CONSIDERATION;
CLOSING

 

Consideration.
In exchange for the transfer of the Membership Interests and all Assets identified on Exhibit A hereto, along with the other and further
obligations assumed by the Seller and rights granted to the Buyer as described in this Agreement, Buyer shall deliver to Seller Two Hundred
Thousand (200,000) shares of Buyer’s Common Stock upon the terms and conditions described herein (the “Shares”).
The Shares shall be issued to Seller upon the closure of this transaction. Further buyer shall register a minimum of 40,000 of the shares
upon the filing of the buyers next S-1In further consideration of the issuance of the Shares, Seller also agrees to the following:

 

(a)
To enter into that certain Commercial Lease Agreement for the Property in the form and upon the specific terms set forth on Exhibit
A hereto;

 

(b)
To grant Buyer an exclusive option for a period of sixty (60) days from the Closing (defined below) to enter into that certain Commercial
Lease Agreement in the form and upon the terms set forth on Exhibit A hereto for the adjoining suite to the Property, 2222 W.
Hefner Road, Suite D (the “Adjoining Property”), for purposes of Buyer, or its designated assignee, operating a retail
marijuana dispensary on such Adjoining Property; and

 

(c)
To perform all reasonable requests, and to execute any documents that are necessary to facilitate an update or transfer of any Licenses
held by the Company or Seller for use in the Company’s operation.

 

Section
2.2 The Closing. The closing of the transactions contemplated by this Agreement (the “Closing”) shall occur
contemporaneously with the execution of this Agreement by the Parties. The date on which the Closing actually occurs shall be the “Closing
Date.” At Closing, the following documents shall be delivered and the following events shall occur, the execution of each document
and the occurrence of each event being a condition precedent to the others and each being deemed to have occurred simultaneously with
the others:

 

(a)
The Parties shall execute that certain Commercial Lease Agreement in the form and upon the specific terms set forth on Exhibit A
hereto.

 

(b)
The Parties shall execute and deliver the Assignment and Bill of Sale in the form attached hereto as Exhibit B;

 

(c)
Buyer shall execute, acknowledge and deliver such other documents, instruments and certificates as Seller may reasonably require for
the consummation of the transactions contemplated by this Agreement; and

 

    	2

    	 

    

 

(d)
Seller shall execute, acknowledge and deliver such other documents, instruments and certificates as Buyer may reasonably require for
the consummation of the transactions contemplated by this Agreement, including the provision of complete account information for all
company accounts, and, importantly, any operating agreement needed to submit to the OMMA for the purpose of effecting the transfer of
any Licenses to reflect the Company’s new membership.

 

The
failure of any of the preceding conditions precedent shall render this Agreement and the parties’ obligations hereunder voidable
by the Buyer. It being the understanding that some of the obligations contemplated in Section 2.2(d) may

 

Section
2.3 Management and Operation of Company following Closing. Following the Closing of this Agreement, Company’s management
shall be immediately restructured such that the Company shall be governed by a manager, or managers, as determined by Buyer in its sole
discretion. Any managers of Company prior to the Closing Date, including but not limited to Seller, shall be deemed removed from their
position and shall have no further rights to act on behalf of the Company. Further, any Operating Agreement of Company shall be deemed
forfeit, void, and of no effect. Buyer shall be permitted to establish and execute an Amended Operating Agreement of its own design in
its sole discretion, and Seller shall only hold such interests therein to the extent necessary for facilitating an update and/or transfer
of the Company’s Licenses to reflect the Company’s new membership pursuant in accordance with this Agreement.

 

ARTICLE
III

REPRESENTATIONS,
WARRANTIES, AND CONTINGENCIES

 

Section
3.1 Representations and Warranties by Company and Seller. Seller and Company each represent and warrant to Buyer as follows:

 

(a)
Organization of Company. Company is duly organized, validly existing and in good standing under the laws of its jurisdiction of
formation.

 

(b)
Authorization of Transaction. Each has the full power and authority to execute and deliver this Agreement and to perform his/its
obligations hereunder. This Agreement constitutes the valid and legally binding obligation of such Party, and is enforceable against
same in accordance with its terms.

 

(c)
Licenses and Permits. Seller and Company possess all material governmental Licenses and permits (both State and local) necessary
for the operation of the Company’s cannabis business at the Property, copies of which are identified on Schedule 1 hereto, and
that all such Licenses and permits are in full force and effect. No violations of such licenses or permits have been recorded and no
proceedings are pending, or to such Party’s knowledge, threatened concerning the revocation or limitation of any such License or
permit.

 

(d)
Litigation. The Party is not engaged in or threated with any legal proceedings relating to or affecting, or which may materially
affect the Company’s business, and there are no proceedings, claims, or investigations of any kind pending or, to the Party’s
knowledge, threatened against either the Seller or Company concerning the Company’s business, and the Party has no knowledge of
any investigation by either a third party or any governmental agency of Seller, Company, or their business.

 

(e)
Insurance. To the extent the Company maintains polic(ies) of general liability insurance covering the Company’s operations.
Such Party is not in default of any such polic(ies) of insurance. Further, there have been no material claims against the Company throughout
the term of the Company’s operation, and such Party know of no basis for such a claim.

 

    	3

    	 

    

 

(f)
No Material Misstatements. No representation or warranty in this Agreement, or any information contained in any document provided
to Buyer in connection with this Agreement and the purchase of membership interests in Company, contains any untrue statement or a material
fact or omits to state a material fact necessary to make the statements contained therein not misleading.

 

(g)
Compliance with Laws. Each Party has complied in all material respects with all State and local laws, rules, regulations, and
orders applicable to Seller and Company’s operation of their cannabis company.

 

(h)
Non-contravention. Neither the execution and delivery of this Agreement, nor the consummation of the transactions contemplated
hereby, will (i) violate any, statute, regulation, rule, injunction, judgment, order, decree, ruling, charge, or other restriction of
any government, governmental agency, or court to which Seller or Company are subject (including but not limited to any tax lien of any
federal, state, or local governmental agency) or any provision of its articles of organization or operating agreement, or (ii) conflict
with, result in a breach of, constitute a default under, result in the acceleration of, create in any party the right to accelerate,
terminate, modify, or cancel, or require any notice under any agreement, contract, lease, license, instrument, or other arrangement in
a manner that would result in adverse consequences to Buyer hereunder.

 

(i)
Contracts. Neither Seller nor Company are parties to any contract or agreement with any party not otherwise specifically identified
on Schedule 1 hereto and no oral agreements or promises have been made by Seller or Company which create a duty or obligation on the
part of Company or Seller concerning Buyer’s management of Company following the Effective Date hereof.

 

(j)
Title and Condition to Membership Interests and Assets. Buyer shall obtain upon closing the transactions contemplated hereby,
good title to both the Company’s membership interests and the Assets free and clear of all Encumbrances. Furthermore, all of the
Assets sold, assigned and conveyed to Buyer are in good working order and fit for the purposes for which such Assets are intended and
contemplated to be used in furtherance of the Company’s business.

 

Section
3.2 Representations and Warranties by Buyer. Buyer hereby represents and warrants to Seller as follows:

 

(a)
Organization of Buyer. Buyer is duly organized, validly existing and in good standing under the laws of its jurisdiction of formation.

 

(b)
Authorization of Transaction. Buyer has full power and authority to execute and deliver this Agreement and to perform its obligations
hereunder. This Agreement constitutes the valid and legally binding obligation of Buyer and is enforceable against it in accordance with
its terms.

 

(c)
Non-contravention. Neither the execution and the delivery of this Agreement, nor the consummation of the transactions contemplated
hereby, will (i) violate any statute, regulation, rule, injunction, judgment, order, decree, ruling, charge, or other restriction of
any government, governmental agency, or court to which Buyer is subject or any provision of its articles of organization or other governing
document, or (ii) conflict with, result in a breach of, constitute a default under, result in the acceleration of, create in any party
the right to accelerate, terminate, modify, or cancel, or require any notice under any agreement, contract, lease, license, instrument,
or other arrangement to which Buyer is a party or by which it is bound or to which any of its assets are subject.

 

    	4

    	 

    

 

ARTICLE
IV

CERTAIN
COVENANTS OF THE PARTIES

 

Section
4.1 Further Assurances. After Closing, Buyer and Seller shall execute and deliver, or shall cause to be executed and delivered,
from time to time such further instruments of conveyance and transfer, and shall take such other actions as any party may reasonably
request, to convey and deliver the Membership Interests and Assets to Buyer and to consummate the transactions hereunder, including the
transfer of information necessary to obtain access to and transfer ownership of the licenses detailed on Schedule 1 hereto.

 

Section
4.2 Compliance with Laws. Seller has at all times while managing and operating the Company complied in all material respects with
all applicable state and local laws, rules, regulations, and orders applicable to its operations.

 

Section
4.3 Trade Names/Marks. It is understood and agreed among the Parties that the Company shall hold and/or retain, as applicable,
all trade names and marks associated with Company’s use of “Primo Laboratories” in Company’s operations, which
shall remain the exclusive property of the Company, and Seller shall retain no rights, title, or interest therein following the Effective
Date of this Agreement.

 

Section
4.4 Tax Liability. Seller shall be responsible for and shall pay when due any taxes incurred in connection with the consummation
of the transactions contemplated under this Agreement as well as any and all income and sales tax liability incurred by Seller and Company
prior to the Effective Date of this Agreement. Seller further covenants and warrants that any and all such tax liability accrued prior
to the Effective Date has been paid in full or shall be paid in full once due.

 

Section
4.5 Employees of Company. The parties herein agree and understand that Buyer shall have no obligation to retain any of Company’s
employees and that no rights of employment held by Company’s employees shall accrue against or be construed to apply to Buyer or
Company following the Effective Date. Provided, however, that Company shall initially retain the services of existing employees for the
purpose of transitioning the Company into operations under its new membership, and that Buyer will utilize this period of time to evaluate
such employees for retention. Nothing herein is intended to grant any right of employment to any such Company employee or create any
contract or term of employment for same.

 

ARTICLE
V

INDEMNIFICATION

 

Section
5.1 Seller shall indemnify and hold Buyer and Company harmless from and against any and all losses, damages, claims, actions, costs and
expenses of whatever nature, including reasonable attorneys’ fees, asserted against or incurred by Buyer as a result of, in connection
with, or arising out of (a) the operation or ownership of the Company and/or the Assets by Seller or Company prior to the Effective Date,
(b) any breach of any representation, warranty or covenant of Seller contained herein, (c) any failure by Seller to comply with any state
or local law governing its operations as a cannabis company prior to the Effective Date, (d) any third-party claim including, without
limitation, any litigation or other action of any nature arising out of any act performed, transaction entered into, or state of facts
alleged to have existed prior to the Effective Date of this Agreement, or (e) any liability created by Seller, Company, or their agents
following the Effective Date to the extent that such liability stems from the Seller or their agent’s representations of rights
of ownership or management of the Company.

 

    	5

    	 

    

 

Section
5.2 Buyer shall indemnify and hold both Seller harmless from and against any and all losses, damages, claims, actions, costs and expenses
of whatever nature, including reasonable attorneys’ fees, asserted against or incurred by Seller (or any of them) as a result of,
in connection with or arising out of or relating to (y) the operation or ownership of the Company by Buyer from and after the Effective
Date, or (z) any breach of any representation, warranty or covenant of Buyer contained herein.

 

ARTICLE
VI

NON-SOLICITATION
AND NON-DISCLOSURE

 

Section
6.1 Acknowledgment. Seller acknowledges that one of Buyer’s fundamental expectations in purchasing all of the outstanding
membership interests and assets of the Company is that the Company’s existing business relationships and goodwill shall be maintained
and that the restrictions set forth in this Article VI are reasonable and necessary for the protection of the legitimate business interests
and expectations of the Buyer for the Company in entering into this Agreement.

 

Section
6.2 Non-Solicitation, Non-Acceptance, and Non-Competition. Seller shall not, directly or indirectly, interfere, compete with,
solicit, or accept contact with any of Company’s established and existing customers, vendors, employees, or other third-parties
with whom Company engages in business in any manner or action which is designed, intended, or would be reasonably anticipated to have
the effect of (i) adversely affecting the Buyer or Company’s interests with respect to its relationship with such customer, vendor,
employee, or third-party, or (ii) discourages such individual or entity from maintaining its business relationship with the Buyer or
Company.

 

Section
6.3 Non-Disclosure. Without the prior written consent of the Company, Seller shall not disclose, sell, or grant access to any
information related to Company’s business to any other third-party or person apart from those exceptions specifically set forth
in this Agreement.

 

Section
6.4 Severability. If at any time any provision of this Article of the Agreement shall be determined to be invalid or unenforceable,
whether by reason of being vague or unreasonable in any manner, such provision shall be considered divisible and shall become and be
immediately amended to carry out the intent of the parties to the furthest extent permitted by the applicable law, and to render the
remaining provisions of this Article reasonable and enforceable by the court or other body having jurisdiction over the matter. Each
of the parties hereto shall be valid and binding as though any invalid or unenforceable provision had not been included herein.

 

ARTICLE
VII

CONFIDENTIALITY

 

Section
7.1 The Parties acknowledge that any oral or written information exchanged among them with respect to this Agreement, including the form
and terms thereof, constitutes confidential information. Each Party shall maintain the confidentiality of all such information, and without
obtaining the written consent of other Parties, it shall not disclose any relevant information to any third parties, except in the following
circumstances: (a) such information is or will be in the public domain (provided that this is not the result of a public disclosure by
the receiving party); (b) information disclosed as required by applicable laws or rules or regulations of any stock exchange; or (c)
information required to be disclosed by any Party to its legal counsel or financial advisor regarding the transaction contemplated hereunder,
and such legal counsel or financial advisors are also bound by confidentiality duties similar to the duties in this Section. Disclosure
of any confidential information by the staff members or agents hired by any Party shall be deemed disclosure of such confidential information
by such Party, which Party shall be held liable for breach of this Agreement. This Section shall survive the termination of this Agreement
for any reason.

 

    	6

    	 

    

 

ARTICLE
VIII

MISCELLANEOUS

 

Section
8.1 Expenses. All costs and expenses incurred by a party hereto in connection with all things required to be done by it hereunder,
including but not limited to attorneys’ fees, shall be borne by the party incurring same.

 

Section
8.2 Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Oklahoma without
reference to the choice of law principles thereof.

 

Section
8.3 Entire Agreement. This Agreement and the recitals, exhibits and schedules attached hereto contains the entire agreement and
understanding between the parties, and supersedes any and all prior agreements, arrangements and understandings relating to the subject
matter hereof. There are no written or oral agreements, understandings, representations or warranties between the parties other than
those set forth or referred to in this Agreement. No amendment, modification or waiver of this Agreement shall be binding unless consented
to in writing by all of the parties hereto.

 

Section
8.4 Notices. All notices or other communications required or permitted hereunder shall be in writing and shall be deemed given
when delivered personally or on the third business day after being mailed by registered or certified mail, postage prepaid, addressed
as follows:

 

Seller:

 

	 	Buyer:	Agro
  Capital Inc
	 	 	2620
  Regatta Dr Suite 102
	 	 	Las
  Vegas, NV 8912
	 	 	Attn:
  Ted Hicks

 

With,
in all circumstances, a copy to:

 

Overman
Legal Group, PLLC,

Attn:
Justin R. Williams

809
NW 36th Street

Oklahoma
City, OK 73118

 

Any
party may change its address for receiving notices by giving written notice of such change to the other parties in accordance with this
Section 8.4.

 

Section
8.5 Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective
heirs, legal representatives, successors and permitted assigns. No party may assign either this Agreement or any of its rights, interests
or obligations hereunder without the prior written approval of the other parties hereto.

 

Section
8.6 Waiver. No waiver of any term, provision or condition of this Agreement shall be effective unless in writing, signed by the
party against whom such waiver is sought to be enforced, and no such waiver shall be deemed to be or construed as a further or continuing
waiver of any such term, provision or condition or as a waiver of any other term, provision or condition of this Agreement, unless specifically
so stated in such written waiver.

 

Section
8.7 Counterparts and Electronic Signatures. This Agreement may be executed simultaneously in any number of counterparts, each
of which shall be deemed an original, but all of which shall constitute one and the same instrument. Electronic or scanned copies (pdf)
of signatures on this Agreement shall be deemed to be original signatures for all purposes.

 

Section
8.8 Severability. Any term or provision of this Agreement that is invalid or unenforceable in any situation shall not affect the
validity or enforceability of the remaining terms and provisions hereof.

 

Section
8.9 Construction. The parties have participated jointly in the negotiation and drafting of this Agreement. In the event an ambiguity
or question of intent or interpretation arises, this Agreement shall be construed as if drafted jointly by the parties and no presumption
or burden of proof shall arise favoring or disfavoring any party by virtue of the authorship of any of the provisions of this Agreement.

 

Section
8.10 Incorporation of Recitals. The Recitals to this Agreement are incorporated into and made a part of this Agreement as if set
forth fully and completely herein.

 

Section
8.11 Litigation Expense. In any action brought by a party hereto to enforce the obligations of any other party hereto, the prevailing
party shall be entitled to collect from the other parties to such action such party’s reasonable attorneys’ and accountants’
fees, court costs and other expenses incidental to such litigation.

 

Section
8.12 Survival. All of the representations and warranties of the parties contained in this Agreement shall survive the closing
of the transactions contemplated herein until the expiration of the applicable statute of limitations. Likewise, any covenant or agreement
of any party which contemplates performance after the closing, including, without limitation, the covenants and agreements set forth
herein, shall survive until the expiration of the applicable statute of limitations.

 

[Signature
Page Follows]

 

    	7

    	 

    

 

IN
WITNESS WHEREOF, the parties hereto have executed this Membership Interest Purchase Agreement to be closed for all purposes as of the
17th day of November 2021.

 

	“Seller”	RUSSELL
    KIM
	 	 	 
	 	By:	
	 	 	 
	“Company”	PRIMO
    LABORATORIES LLC
	 	 	 
	 	By:	
	 	Printed
    Name:	Russell
    Kim
	 	Title:	Member
    and Manager
	 	 	 
	“Buyer”	AGRO
    CAPITAL MANAGEMENT CORP.
	 	 	 
	 	By:	
	 	Printed
    name: 	Scott
    Benson
	 	Title:
    	CEO

 

    	 

    	 

    

 

SCHEDULE
1 TO MEMBERSHIP INTEREST PURCHASE AGREEMENT

 

LICENSES
AND PERMITS HELD BY COMPANY:

 

OMMA
LICENSE NO.: ________________

 

OBNDD
REGISTRATION NO.: __________

 

LOGIN
CREDENTIALS FOR COMPANY’S ACCOUNTS:

 

	No.	 	Account	 	Username	 	Password
	1	 	Company’s
    OMMA Complia Account	 	 	 	 
	2	 	Company’s
    OBNDD Registration Account	 	 	 	 
	3	 	Company
    Email Account to Which Company’s OMMA Complia Account is Linked	 	 	 	 
	4	 	Company
    Email Account to Which Company’s OBNDD Registration Account is Linked	 	 	 	 
	5	 	Company’s
    Oklahoma Sales Tax Account	 	 	 	 
	6	 	 	 	 	 	 
	7	 	 	 	 	 	 
	8	 	 	 	 	 	 
	9	 	 	 	 	 	 
	10	 	 	 	 	 	 

 

CONTRACTS
TO WHICH THE COMPANY IS A PARTY OR OBLIGOR/OBLIGEE:

 

    	 

    	 

    

 

EXHIBIT
A

 

Form
of Commercial Lease Agreement(s) between the Parties:

 

(see
attached)

 

Pertinent
Agreed Lease Terms for the Property:

 

	 	●	1700
    Square Feet mol.

 

	 	●	One
    (1) year initial lease term with three (3) additional three (3) year renewal options in Lessee’s favor

 

	 	●	Triple
    net Terms at $14.00 annual rental rate per square foot plus $3.00 in additional annual common area maintenance fees per square foot,
    equating to a $2,408.33 monthly rental payment.

 

	 	●	Lessee’s
    right to remove all non-permanent improvements from the property upon applicable lease term expiration.

 

	 	●	Lessor’s
    covenant that use of the Property for operation of a commercial cannabis business shall not be grounds for termination or breach
    thereof, or otherwise be used as a defense to performance under the lease agreement, due to illegality of the possession or trade
    of cannabis under federal law. 

 

Pertinent
Agreed Lease Terms for the Adjoining Property:

 

	 	●	1650
    Square Feet mol.

 

	 	●	One
    (1) year initial lease term with three (3) additional three (3) year renewal options in Lessee’s favor

 

	 	●	Triple
    net Terms at $14.00 annual rental rate per square foot plus $3.00 in additional annual common area maintenance fees per square foot,
    equating to a $2,337.50 monthly rental payment.

 

	 	●	Lessee’s
    right to remove all non-permanent improvements from the property upon applicable lease term expiration.

 

	 	●	Lessor’s
    covenant that use of the Property for operation of a commercial cannabis business shall not be grounds for termination or breach
    thereof, or otherwise be used as a defense to performance under the lease agreement, due to illegality of the possession or trade
    of cannabis under federal law. 

 

Lease
to commence upon approval of the retail cannabis license.

 

    	 

    	 

    

 

EXHIBIT
B

 

Assignment
and Bill of Sale and Schedule 1 Thereto

 

(see
attached)

 

    	 

    	 

    

 

ASSIGNMENT
AND BILL OF SALE

 

This
Assignment and Bill of Sale is executed and delivered pursuant to that certain Membership Interest Purchase Agreement dated as the date
hereof (the “Agreement”) by and among Agro Capital Management Corp. (the “Buyer”), Russell Kim
(the “Seller”), and Primo Laboratories LLC (the “Company”). Capitalized terms appearing in this
Assignment and Bill of Sale and not otherwise defined in this Assignment and Bill of Sale shall have the meanings assigned to such terms
in the Agreement.

 

1)
Seller hereby SELLS, CONVEYS, TRANSFERS, ASSIGNS and DELIVERS to Buyer all of Seller’s right, title and interest in and to the
Company’s membership interests and Assets, free and clear of all Encumbrances of any kind or nature.

 

2)
THIS BILL OF SALE IS EXECUTED PURSUANT TO THE AGREEMENT, AND THE TERMS AND CONDITIONS OF THE AGREEMENT, INCLUDING THE REPRESENTATIONS
AND WARRANTIES CONCERNING THE MEMBERSHIP INTERESTS AND ASSETS CONVEYED HEREBY, APPLY TO THIS ASSIGNMENT AND BILL OF SALE AS IF FULLY
INCORPORATED HEREIN. THE MEMBERSHIP INTERESTS AND ASSETS ARE TRANSFERRED AND SOLD SUBJECT TO AND WITH THE BENEFIT OF ALL THE REPRESENTATIONS,
WARRANTIES AND COVENANTS CONTAINED IN THE AGREEMENT.

 

3)
This Assignment and Bill of Sale is made without assumption of any liabilities, obligations or debts of Seller, except as otherwise provided
in the Agreement.

 

4)
At any time or from time to time after the date hereof, Seller shall execute and deliver or cause to be executed and delivered to the
Buyer, its successors and assigns such other instruments and take or cause to be taken such other actions as may reasonably be requested
in order to carry out the intent and purposes of the Agreement and this Assignment and Bill of Sale and to more effectively vest title
to the Assets in the Buyer and its applicable transferees and assigns.

 

IN
WITNESS WHEREOF, Seller has executed this instrument effective as of the ____ day of __________________, 2021.

 

	“Seller”	RUSSELL
    KIM
	 	 	 
	 	By:	/s/ Russell Kim

	 	 	 
	“Company”	PRIMO
    LABORATORIES LLC
	 	 	 
	 	By:	/s/ Russell Kim

	 	Printed
    Name:	Russell
    Kim
	 	Title:	Member
    and Manager
	 	 	 
	“Buyer”	AGRO
    CAPITAL MANAGEMENT CORP.
	 	 	 
	 	By:	/s/
    Scott Benson 
	 	Printed
    name: 	Scott Benson

	 	Title:
    	CEO

 

    	 

    	 

    

 

SCHEDULE
1 TO EXHIBIT B

 

NON-EXCLUSIVE
LIST OF SPECIFIC ASSETS AND EQUIPMENT

CONVEYED
TO BUYER AND/OR WITHHELD BY COMPANY

TO
SELLER’S EXCLUSION WITH RESPECT TO CANNABIS PRODUCTS

 

	Shop-Vac
    16-Gallon Corded Portable Wet/Dry Shop Vacuum	 	For
    cleaning and vacuuming	 	1
	Hefty
    Kitchen Trash cans	 	Medium
    trash cans	 	2
	Commercial
    Mop	 	Mop
    with ringer	 	1
	Dehumidifier	 	For
    removing moisture from the air of the lab	 	2
	Hash
    Washing Work Platform	 	Platform Holds x1 65
    gallon vessel	 	1
	Open
    Ice Water Hash Washing Liners × 2	 	Workbags for washing
    hash in 65 gallon Vessel	 	2
	Frenchy
    Full Mesh 44 Gallon 8 Bag Kit by Boldt Bags	 	Bubble Bag set for
    44gallon vessel	 	2
	5
    gallon Food grade nested bucket set	 	For test washes	 	5
	Rosin
    Evolution 5 gallon Bubble Bags 8 bag set	 	Bubble Bag set for
    5 gallon vessel	 	2
	Plumbing
    to run lines from RO system to Tank and ice machine	 	Dads Plumbing line
    running service	 	1
	Food
    Grade Paddles	 	For churning material
    during washes	 	2
	Food
    Grade Wash Bag Shovel	 	Food grade work shovel
    for moving biomass	 	1
	Brute
    Trash cans	 	For test washes	 	5
	Bruteless
    Hash Washing System	 	15,000 grams per wash	 	1
	Bruteless
    Hash Washing System extra parts	 	Hoses, Clamps, Ball
    Valves, Wye connect	 	1
	Anti-fatique
    Anti-slip mats	 	Helps
    with drainage and slip proofing	 	2
	Food
    Grade Plastic Buckets for transfering ice	 	For
    moving ice from machine to wash vessel	 	2
	Ice
    Machine Bin	 	Ice
    storage bin	 	1
	Stackable
    Crescent Ice Machine	 	Manitowoc
    489 lbs ice per 24hrs	 	1
	Ice
    Machine Bin Stand	 	Custom
    built raised platform base for ice machine	 	1
	Extra
    Stainless Steel Harvest Right Freeze Dryer Trays	 	Freeze
    Dryer Tray extra set	 	8
	Air
    Compressor	 	175 PSI 20 gallon to
    power Rosin Press	 	1

 

    	 

    	 

    

 

	Harvest
    Right pharmaceutical Freeze Dryer Large	 	For
    drying out wet hash.	 	1
	Harvest
    Right Oil Free Scroll Freeze Dryer Vacuum Pump	 	For
    powering vacuum of freeze dryer	 	1
	Magnetic
    Stirrer heating plate	 	For
    heating and homogonizing oil	 	1
	Across
    International Benchtop Decarb Oven	 	For
    decarbing waxes for edibles	 	2
	Cascade
    Sciences Vacuum Oven	 	10.75 sf ft of tray
    space	 	1
	Ohaus
    Triple point Lab Grade Scale	 	Large
    weight Lab Scale	 	1
	Ohaus
    Triple point Lab Grade Scale	 	Small
    weight Lab Scale	 	3
	PurePressure
    Rosin Press Extended Warranty	 	Rosin Press Warranty	 	1
	Longs
    Peak Rosin Press w/ Auto Pressure	 	Press: 8 tons of force	 	1
	Cold
    Gold Rosin Press Flux Plate	 	Flux Plate for cooling
    rosin on parchment paper	 	1
	Longs
    Peak Complete Accessory Kit	 	Rosin Press Accessories	 	1
	Metal
    Packing Trays	 	Trays
    for making pre-rolls	 	20
	Futurola
    SUPER OG SHREDDER	 	Destems
    and grinds flower with partical size settings	 	1
	Knockbox
    100	 	For
    regular pre-rolls, the Knockbox packs 100 rolls	 	1
	Knockbox
    100 extra unload station trays	 	Extra
    unload trays to accelerate pre-roll production	 	5
	Buddies
    Bump Box	 	For
    hand packing small quantities of pre-rolls	 	1
	Chest
    Freezer	 	Solid
    Top Chest Freezer, 18.5 Cu. Ft. Capacity	 	1
	Coleman
    Cooler	 	For
    transporting small batches of Fresh Frozen	 	3
	One
    section freezer	 	For
    Storing finished Hash Rosin Products	 	1
	Water
    Filtration System	 	Reverse
    Osmosis Triple Filter 15 GPM .2micron rating	 	1
	RO
    Water Reservoir	 	500
    gallons NSF water tank	 	1
	RO
    System installation and finalization	 	KILLR
    Coffee RO system service and setup	 	1
	5
    Gallon Water Jugs	 	For
    transporting backup water supply in emergency	 	6
	Mason
    Jars for Storing hash	 	Airtight
    storage for hash	 	1
	6ft
    Step Ladder	 	For
    accessing storage areas	 	2
	Wire
    Shelving	 	General
    Storage	 	1
	Large
    Stackable Storage Totes	 	Product
    Storage	 	10

 

    	 

    	 

    

 

	8
    Pan End Load Undercounter Work Top Cart	 	Rolling
    rack for Ice Water Hash trays	 	1
	6
    ft Stainless Steel Prep Table with built in Shelf	 	Workstation
    for hash extraction area	 	1
	6
    ft Stainless Steel Prep Table	 	Table
    for Lab Finishing equipment	 	1
	Workstation
    w/ Power Apron and shelf	 	For
    pre-roll production and packaging with stool	 	2
	Truffly
    Square Candy Mold, TM-SQ-012	 	For depositing and
    processing candy	 	10
	Fleetwood
    Commercial 20qt Stand Mixer	 	Commercial
    Tabletop mixers	 	1
	Commerical
    Oven Range	 	4
    Burners 1 Baker Oven	 	2
	Proofing
    Sheet Storage Racks	 	End
    Load Enclosed Bun / Sheet Pan	 	2
	Tabletop
    Commercial Scales	 	Approved
    for Trade Industrial cooking scales	 	1
	Large
    folding stepping ladder	 	Folding step ladder	 	1
	Kitchen
    Utensils	 	Pans, Spoons, Bowls,
    Containers, Pots	 	1
	Reach
    in Single Fridge	 	9
    Cubic feet	 	2
	Undercounter
    Reach in Single Fridge	 	4
    Cubic Feet	 	2
	Reach
    in Double Freezer	 	18 Cubic feet	 	1
	Wire
    Shelving	 	General
    Storage	 	2
	Stand
    for Commercial 20qt Mixer	 	Stand
    for commercial mixer	 	1
	6
    ft Stainless Steel Prep Table	 	Workstation
    for infusion kitchen	 	2
	Branding
    Packaging and Design plus existing packaging	 	 	 	1Exhibit 10.9

 

DIAMOND
REAL ESTATE, LLC 

LEASE
AGREEMENT

(THIS
IS A COMMERCIAL TRIPLE NET LEASE.)

 

THIS
LEASE AGREEMENT, is made and entered into this 20th day of November, 2021, by and between “Landlord” and “Tenant”
hereinafter named:

 

Definitions
and certain Basic Provisions:

 

	 	A.
    	“Landlord”:
    Diamond Real Estate, LLC.
	 	 	Landlord’s
    address for Notices and Requests:
	 	 	Diamond
    Real Estate, LLC
	 	 	10404
    Vineyard Blvd., Suite D
	 	 	Oklahoma
    City OK 73120

 

	 	B.	“Tenant”:
    Agro Capital Mangaement Corp dba Primo Laboratories
	 	 	 
	 	 	Tenant’s
    address for Notices and Requests:
	 	 	 
	 	 	2620
    Regatta Drive,
	 	 	Suite
    102,
	 	 	Las
    Vegas, NV 89128

 

	 	C.	The
    “Building”: For the purpose of this Lease Agreement, the “Building” shall be known as the Village Town Center,
    which is located at 2222 W. Hefner Road, Oklahoma City, Suite C, together with all improvements located thereon and the surrounding
    land and parking areas, are collectively referred to herein as the “Building.”

 

	 	D.	“Premises”
    or “Leased Premises”: 1,700 square feet, more or less.
	 	 	 
	 	E.	“Term”
    (3) Three years and 3 months
	 	 	 
	 	F.	“Term
    Commencement Date”: November 20, 2021
	 	 	 
	 	G.	“Term
    Expiration Date”: December 31, 2024

 

1. RENT. TENANT agrees to pay Landlord as rental for the above described property the sum of $2,408.33 per month, payable
on or before the first day of each month during the term of this Lease. ($1,983.33 rent, plus $425.00 CAM charges). First monthly lease
payment shall start on December 1, 2021.

 

    	 

    	 

    

 

2. LATE CHARGE. A late charge of $200.00 shall be assessed on any such payment made after the 5th of the month in which said payment
is due. Late charges shall be considered an additional rental and if not paid as required shall constitute a default by TENANT .

 

3. SECURITY DEPOSIT. Beginning with Tenant’s occupancy of the Leased Premises and at all times thereafter during the Term
of this Lease, Tenant shall maintain a Security Deposit with Landlord in the amount of $2,408.33 The Security Deposit may be applied
toward the payment of accrued rent and the amount, if any, of damages Landlord has suffered by reason of Tenant’s noncompliance
with this Lease. If Landlord applies any portion of the Security Deposit against accrued rent or damages, the remainder shall be refunded
to Tenant at the conclusion of the Lease. Tenant expressly understands that under no circumstances shall the Security Deposit be deemed
an advance payment of the last monthly rent payment. Landlord shall not be required to keep this deposit separate from its general funds,
and Tenant shall not be entitled to interest on such deposit.

 

4. USE OF PREMISES. TENANT agrees to take good care of the Premises and not use them for an purpose other than PROCESSING AND SELLING
PRODUCTS AND GENERAL OFFICE AND ITS RELATED BUSINESSES and related items. TENANT agrees to require all employees to park in the parking
area provided by LANDLORD in order that parking spaces most convenient for customers will be available at all times.

 

5. TENANT MAINTENANCE. Except as set forth in Section 6, TENANT shall maintain in good order, condition and repair the interior
of the Premises, including all heating and air conditioning equipment and electrical and lighting facilities, and plumbing, and the improvements
and equipment installed by TENANT in the Premises, and shall replace all broken glass, including plate glass and exterior show windows,
and repair any broken doors. TENANT shall make all other repairs to the interior of the Premises, whether of a like or different nature,
including damages caused by unauthorized breaking and entering, except those which LANDLORD is specifically obligated to make.

 

In
the event TENANT fails to maintain the Premises in good order, condition and repair, LANDLORD shall give TENANT notice to do such acts
as reasonably required as to maintain the Premises, using only licensed or bonded contractors. In the event TENANT fails to promptly
to commence such work or diligently prosecute the same to completion, LANDLORD may, but is not obligated to, do such acts and expend
such funds at the expense of the TENANT as are reasonably required to perform such work. Any amount so expended by LANDLORD shall be
paid by TENANT promptly after with demand with interest of eighteen (18%) per annum from the date of such work. LANDLORD shall have no
liability to TENANT for any damage, inconvenience or interference with the use of the Premises by the TENANT as a result of performing
any such work or by reason of undertaking the repairs.

 

6. LANDLORD
MAINTENANCE. LANDLORD shall repair and maintain the structural portion of the Premises, including exterior walls and roof,
unless such maintenance and repair is caused in whole or in part by the neglect, fault or omission of TENANT , its agents, employees
or invitees, or by unauthorized breaking and entering, in which event TENANT shall pay to LANDLORD the cost of maintenance and
repair. LANDLORD shall have no obligation to repair until a reasonable time after the receipt by LANDLORD of written notice of the
need for repairs. Unless otherwise specifically provided in this Lease, there shall be no abatement of rent and no liability of
LANDLORD by reason of any injury to or interference with TENANT ’S business arising from the making of any repairs,
alterations or improvements in or to any portion of the Premises, or parking lot.

 

    	 

    	 

    

 

Any
provision of Section 5 to the contrary notwithstanding, LANDLORD shall pay for all “major repairs” to the Premises. As used
herein, a “major repair” is any repair to damage not caused by the negligence or intentional acts of the TENANT , its agents,
employees or invitees, the aggregate cost of which exceeds $100.00, such as repairs or replacements to the compressor in the A/C unit,
the blower in the furnace or the roof.

 

7. ALTERATION. TENANT shall not erect or place any signs or advertising on or visible from the exterior of the Premises, nor alter
the exterior or make any alterations or additions to the Premises without the LANDLORD’S prior written consent, not to be unreasonably
withheld. All alterations, additions, and improvements made by TENANT to or upon Premises, except furniture, equipment and fixtures,
shall at once when made or installed been deemed to have been attached to the freehold and to have become the property of LANDLORD; provided,
however, if prior to termination of this Lease or within fifteen (15) days thereafter, LANDLORD may direct written notice to TENANT ,
TENANT shall promptly remove the additions, improvements, fixtures and installation which were placed in the Premises by TENANT and which
are designated in said notice and shall repair any damage occasioned by such removal and in default thereof LANDLORD may effect said
removal and repairs at TENANT ’S expense.

 

Any
improvements, alterations, repairs or maintenance will be performed in a workmanlike manner by qualified and licensed firms. TENANT further
agrees not to allow any liens for non-payment to be placed on the Premises, and, if any liens do appear, TENANT agrees to deposit sufficient
funds with LANDLORD to satisfy said lien or to bond said lien as permitted by law.

 

8. POSSESSION; QUIET ENJOYMENT. LANDLORD warrants that it has good title to the Premises, and that it will, at the beginning of
the term hereof, deliver possession of the Premises to TENANT in good condition, free of all other tenancies. Each party hereto affirms
and states it has full right and authority to enter into this Lease Agreement.

 

LANDLORD
covenants and agrees that, so long as TENANT performs its obligations hereunder, TENANT shall have the undisturbed right to peaceable
possession of the Leased Premises.

 

9. TAXES. During the term of the Lease, Tenant shall pay all taxes assessed against the personal property of TENANT located on
the Premises as and when such taxes are due.

 

    	 

    	 

    

 

10. COMMENCEMENT.
Notwithstanding the Term Commencement Date, if for any reason LANDLORD cannot deliver possession of the Premises to TENANT on said
date, LANDLORD shall not be subject to any liability therefor, nor shall such failure affect the validity of the Lease or
obligations of TENANT hereunder or extend the term hereof, but in such case TENANT shall not be obligated to pay rent until
possession of the Premises is tendered to TENANT ; provided, however, that if LANDLORD shall not have delivered possession of the
Premises within thirty (30) days from said commencement date, TENANT may at TENANT ’S option, by notice in writing to LANDLORD
within ten (10) days thereafter, cancel this Lease, in which event the parties shall be discharged from their respective obligations
hereunder. If TENANT occupies the Premises prior to said commencement date, such occupancy shall not advance the termination date,
and TENANT shall pay rent for such period at the initial monthly rates set forth.

 

11. SUBLEASE. TENANT shall NOT assign or transfer this Lease or any interest therein nor sublet said Premises or any part thereof
without the written consent of the LANDLORD but such consent shall not be unreasonably withheld; nor shall this Lease be assignable or
transferable by operation of law or by any process or proceeding of any court, or otherwise without the written consent of the LANDLORD.

 

12. TENANT
’S PRIVATE AREA. The square footage computed by LANDLORD is enclosed within a perimeter line consisting of the outer wall
or glass line of the Building and midpoint of the common walls separating the TENANT ’S private area from common area of other
tenants of the Building.

 

13. SUBORDINATION. This Lease and all the rights of the TENANT hereunder at the option of the LANDLORD will be subject and subordinate
to all encumbrances created by LANDLORD. TENANT agrees to execute and deliver to LANDLORD from time to time within ten (10) days after
written request by LANDLORD all instruments which might be required by LANDLORD to confirm such subordination.

 

14. INSOLVENCY. In the event of attempted assignment of this Lease to creditors, the institution of bankruptcy, corporate reorganization,
trustee or receivership proceedings involving TENANT , any of such events shall forthwith and of themselves cancel and void this Lease,
and possession of the Premises shall immediately pass to LANDLORD, at its option. If LANDLORD exercises its option to recover possession
of the Premises upon the occurrence of one of such events, it shall not be held to have waived its cause of action against TENANT for
its failure to perform fully the terms of this Lease prior to such event.

 

15. SALE BY LANDLORD. In the event LANDLORD transfers its interest in the Building, LANDLORD will thereby be released from any further
obligation hereunder and LEESEE agrees to look solely to the transferee for the performance of such obligations. The agreement of TENANT
to attorn to the transferee of the LANDLORD will survive any termination of rights of the LANDLORD in the Building and the TENANT agrees
to execute and deliver to the designee of the LANDLORD from time to time within ten (10) days after written request therefore all instruments
which might be required by the LANDLORD to confirm such attornment.

 

    	 

    	 

    

 

16. INDEMNITY. TENANT agrees to carry public liability insurance covering the Leased Premises and the business conducted therein,
which insurance shall be in amount not less than $100,000.00 each person and $300,000.00 each occurrence. Such policies shall be for
the benefit of LANDLORD and TENANT as their interest may appear, and TENANT shall furnish LANDLORD a certificate of said insurance. TENANT
further agrees to indemnify LANDLORD from any and all damages to the contents of any portion of the Building herein leased, and from
any action, claim or injuries arising from the maintenance, operation or use by TENANT , its employees, customers or invitees of the
Premises by any person, or for any condition existing on said Premises under the control of TENANT or which condition is the responsibility
of TENANT . In any suit or action for damages arising from alleged negligence of TENANT in which LANDLORD is included as a defendant,
TENANT will assume all the burdens, costs and expenses of the defense thereof.

 

17. DESTRUCTION. In the event said Premises are partially destroyed or rendered partially unfit for their accustomed uses by fire,
tornado, or any other casualty, LANDLORD shall at its expense, promptly restore the Premises to substantially the condition in which
they were immediately prior to such casualty. From the date of such casualty until said Premises are restored, rent shall abate in such
portion as the part of said Premises thus destroyed or rendered unfit bears to the total Premises. In the event the premises are totally
destroyed or rendered wholly unfit for their accustomed uses by any casualty, LANDLORD may , at its option, elect to restore said Premises
at its expense to substantially the condition they were in prior to such casualty, or LANDLORD may elect to terminate this Lease, such
option to be exercised by notice from LANDLORD to Tenant not later than thirty days following such casualty. If LANDLORD fails to give
such notice, this Lease shall terminate and TENANT shall be liable for rent only to the time of the casualty. The Premises shall be totally
destroyed if the cost of restoration exceeds 50% of the fair market value of the improvements thereon prior to such casualty. TENANT
shall receive pro rata refund of any sum paid in advance for the period during which the Premises are unfit for use, and rent shall abate
during such time.

 

18. DEFAULT.
If TENANT vacates or abandons said Premises or defaults in the payment of the rent reserved or any installation thereof, LANDLORD
may, at its option, terminate this Lease or without such termination enter said Premises, remove TENANT ’S property therefrom,
and re-let the same for the account of TENANT for such rent and upon such terms as may be satisfactory to LANDLORD, without such
reentry working a forfeiture of past or future rents to be paid or the covenants to be performed by TENANT during the full term
hereof. In any event, TENANT shall pay any rent deficiency, each month thereafter, during the balance of the term hereof.

 

19. LIEN. All property of TENANT in or upon said Premises, whether or not exempt from execution, shall be subject to a lien for
payment of the rent reserved and for any damages arising from any breach by TENANT of any of covenants herein. If default is made in
the payment of any installation of the rent, or any part thereof, and if such default continues for ten (10) days after written notice
thereof to TENANT , LANDLORD may take possession of said property of TENANT or any part thereof and sell it at public or private sale
with or without auction, to the highest bidder for cash, and apply the proceeds of said sale first toward the cost of sale and then toward
said debt or damages, any remainder to be paid to TENANT . In the event it becomes necessary for either party to take legal action for
the enforcement of any obligation imposed upon the other by this Lease, the non-prevailing party will bear all of the costs and expenses
of such auction, including reasonable attorney fees.

 

    	 

    	 

    

 

20. WAIVER AND NOTICE. Any assent, expressed or implied, by LANDLORD to any breach of any covenant or condition herein shall operate
as such only in the specific instance and shall not be an assent or waiver thereof generally or of any specific breach thereof. The various
rights, powers, elections and remedies of LANDLORD contained herein are cumulative, and no one of them shall be exclusive of other or
of any allowed law. No right shall be exhausted by being exercised on one or more occasions. Time is of the essence hereof. Where provision
is made herein for notice of any kind, it shall be deemed sufficient, if such notice is to TENANT , if addressed to TENANT at the Leased
Premises; and if so to LANDLORD, if addressed to LANDLORD at the address shown in LEASE. Such notice shall be given by mail with postage
prepaid. The provision contained herein, including any additional provisions, are the complete terms of the Lease, and no alterations
or modifications of said terms shall be binding unless signed by both parties.

 

21. SUITABILITY.
TENANT acknowledges that neither LANDLORD nor any agent of LANDLORD had made any representation or warranty with respect to the
Premises or the suitability of the Premises for the conduct of TENANT ’S business, nor has LANDLORD agreed to undertake any
modification, alteration or improvement to the Premises except as provided in the Lease. The taking of possession of the Premises by
TENANT shall conclusively establish that the Premises were at such time in satisfactory condition unless within fifteen (15) days
after such date TENANT shall give LANDLORD written notice specifying in reasonable detail the respects in which the Premises or the
Building were not in the satisfactory condition. By execution hereto, TENANT and LANDLORD acknowledge that they have investigated
all representation of agents, and as such agents shall be relieved of all liability for future claims.

 

22. PROHIBITED USES. TENANT shall not use said Premises for any use other than that which is specified in the Lease, and shall not
permit them to be used, for any other purpose, without first obtaining the written consent of LANDLORD. TENANT shall promptly and continuously
comply with all laws, orders, and regulations of the State, County and City, affecting the use, occupation, safety and cleanliness of
the Premises and the equipment of TENANT .

 

TENANT
may not display or sell items or allow carts, portable signs, devices or any other objects to be stored or to remain outside the exterior
walls and permanent doorways of the Premises. TENANT further agrees not to install any exterior lighting, amplifiers or similar devices
or use in or about the Premises any advertising medium which may be heard or seen outside the Premises, such as flashing lights, searchlights,
loudspeakers, phonographs or radio broadcasts.

 

TENANT
shall not do or permit anything to be done in or about the Premises nor bring or keep anything therein which will in any way
increase the existing rate or affect any fire or other insurance upon the Premises or the Building or any of its contents, nor shall
TENANT sell or permit any articles to be kept, used or sold in or about the Premises, which may be prohibited by a standard form
policy of fire insurance. If LANDLORD’S insurance premium is increased as a result of TENANT ’S business operation,
TENANT agrees to pay said increase.

 

    	 

    	 

    

 

In
the event Premises represent a section of a larger Building, TENANT shall not do or permit anything to be done in or about the Premises
which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building of which the Premises may be
a part or injure or annoy them, or use or allow the Premises to be used for any unlawful or objectionable purpose, nor shall TENANT cause,
maintain or permit any nuisance in, on, or about the Premises. TENANT shall not commit or allow to be committed any waste in or upon
Premises. TENANT shall keep the Premises in a clean and wholesome condition, free of any objectionable noises, odors or nuisances.

 

23. TENANT HOLDOVER. If TENANT fails to surrender the Premises upon the termination or expiration of this Lease, with or without
the express or implied consent of LANDLORD, such tenancy shall be at sufferance only, and shall not constitute a renewal hereof or an
extension for any further term.

 

23.1.
Rent. Under such tenancy at sufferance, Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%)
of the Base Rent applicable during the last rental period under this Lease, prorated based on the actual number of holdover days.

 

23.2.
Rights Reserved. Such tenancy at sufferance shall be subject to every other applicable term, covenant and agreement contained
in this Agreement. Nothing contained in this Article shall be construed as consent by Landlord to any holding over by TENANT, and LANDLORD
expressly reserves the right to require TENANT to surrender possession of the Premises to LANDLORD as provided in this Lease upon the
expiration or other termination of this Lease. The provisions of this Article shall not be deemed to limit or constitute a waiver of
any other rights or remedies of Landlord provided in this Agreement or at law.

 

23.3
Indemnification. If TENANT fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any
other liabilities to LANDLORD accruing there from, TENANT shall protect, defend, indemnify and hold LANDLORD harmless from all loss,
costs (including reasonable attorney fees) and liability resulting from such failure, including any claims made by any succeeding tenant
founded upon such failure to surrender (excluding such TENANT’S lost profits) and any lost profits to LANDLORD resulting therefrom,
but only if the holdover continues beyond thirty (30) days and LANDLORD has notified TENANT of the existence of the new lease.

 

24. RIGHT TO SHOW SPACE. LANDLORD may show the Premises to prospective TENANT s at any reasonable hour during the last sixty (60)
days of the term hereof. This Lease shall not be deemed renewed except upon written agreement to that effect. TENANT agrees that it will,
without notice, deliver possession of said Premises to LANDLORD upon the expiration of the term hereof. In the event TENANT remains in
possession of said Premises after the expiration of this Lease, without executing a new Lease, TENANT shall be deemed to occupy the Premises
as a tenant from month to month, subject to all the terms hereof insofar as they are applicable to such a tenancy.

 

    	 

    	 

    

 

25. WAIVER OF SUBROGATION. LANDLORD releases and discharges TENANT from all liability which may arise out of the loss or destruction
by fire or other casualty of the Leased Premises caused by the act or omission of TENANT or its agents. TENANT releases and discharges
LANDLORD from all liability which may arise out of the loss or destruction by fire or other casualty of any property of TENANT which
may be located upon the Premises caused by the act of LANDLORD or its agents. Each of the parties agrees to give notice of this provision
to all companies which issue a policy of fire insurance upon the Premises, fixtures or contents.

 

26. CONDEMNATION. If during the term of the Lease more than forty (40%) of the parking lot and/or Building should be taken by eminent
domain or condemnation for public or quasi-public use, or by private purchase in lieu thereof, this Lease shall terminate upon the election
of either party by giving written notice to the other party within sixty (60) days after the taking of possession by the condemning authority.
All funds derive from condemnation proceedings shall be paid direct to LANDLORD, and TENANT hereby assigns its interests in any such
award to LANDLORD; provided, however, LANDLORD shall have no interest in any award made to TENANT for loss of business, fixtures or moving.
If such a separate award is made to TENANT , then the LANDLORD shall not pay for moving expenses. Otherwise, LANDLORD agrees to pay for
moving expenses to TENANT in such event.

 

27. DAMAGE TO PROPERTY. SUBJECT TO NORMAL WEAR AND TEAR OF THE USE OF THE SAID PREMISES, TENANT shall bear all risks of damage to
the equipment, fixtures, furnishings, inventory, and supplies located on and situated in said Leased Premises and shall maintain adequate
insurance thereof for his own protection as a result thereof. LANDLORD is relieved absolutely of any liability thereof, including, but
not limited to, damages to any such property caused by gas, water, smoke, rain or snow, which may leak into, issue or form from any part
said Building of which the Leased Premises are a part, or from pipes or plumbing work of said Building, or from any other place.

 

28. INTEREST ON PAST DUE OBLIGATION. Except as expressly herein provided, any amount not paid to LANDLORD when due shall bear interest
at eighteen percent (18%) per annum from the due date. Payment of such interest shall not excuse or cure any default by TENANT under
this Lease.

 

29. CORPORATE AUTHORITY. If TENANT is a corporation, each individual executing this Lease on behalf of said corporation represents
and warrants that they are duly authorized to execute and deliver this Lease on behalf of said corporation in accordance with the By-laws
of said corporation, and that this Lease is binding upon said corporation in accordance with its terms.

 

30. INABILITY TO PERFORM. If either party hereto shall be delayed or prevented from the performance if any act required hereunder
by reasons of strike, labor or trouble, acts of God or any other cause beyond the reasonable control of such party (financial inability
excepted), and such party is otherwise without fault, then performance of such act shall be excused for the period of the delay, provided
that the foregoing shall not excuse TENANT from the prompt payment of any rental or other charge required of TENANT hereunder unless
otherwise specifically so stated in this Lease.

 

    	 

    	 

    

 

31. BINDING EFFECT. The covenants, terms, conditions, and agreements herein contained shall extend to and be binding upon the respective
heirs, trustees, successors, executors, administrators, and assigns of the parties.

 

32. COMPLETE AGREEMENT. The covenants and conditions herein contained, together with any exhibits and addenda attached, are the
full and complete terms of this Lease Agreement, and no alterations, amendments, or modifications of the same shall be binding, unless
first reduced to writing and signed by both parties.

 

33. RESERVATION. The submission of this Lease for examination does not constitute a reservation of or option for the Premises, and
this Lease is effective as a lease upon execution and delivery thereof by LANDLORD and TENANT .

 

34. UTILITIES. TENANT agrees to pay for gas, electric current and all other utilities supplied to the Premises. If any utilities
are not separately metered, then the rates charged to the Premises shall not exceed those of the local public utility company if its
services were furnished directly to TENANT and shall not be less than its pro rata share of any jointly metered service as reasonably
determined by LANDLORD. LANDLORD shall not be liable in damages or otherwise for any failure or interruption of any utility service being
furnished to the Premises, and such failure or interruption shall not entitle TENANT to terminate this Lease, unless it continues interrupted
in excess of ten business days.

 

35. COMMON AREAS. LANDLORD shall maintain and repair the common areas of the Building in first class condition, to include the parking
areas, sidewalks, landscaping, lawns, trash receptacles and enclosures and lighting. LANDLORD shall be responsible for snow and ice removal
from the parking areas and sidewalks, for bulb replacement in the lighting, for utility charges for the common areas, for striping the
parking areas as needed, and for security in the common areas.

 

36.
TENANT IMPROVEMENTS ALL TENANT IMPROVEMENTS WILL BE THE RESPONSIBILITY OF THE TENANT.

 

37.
ADDITIONAL COVENANTS. 1. Tenant agrees to vacate the space within 30 days after written notice from the Landlord, if the Landlord suffers
damages from any Federal or State law that will damage the Landlord in any way by having Tenant occupy said space. 2. No cash payments
for rent.

 

    	 

    	 

    

 

Commercial
Lease

(Signature
page)

 

	TENANT :	Agro Capital Management Corp
	 	 
	 	By:	/s/ Mr.
    Scott Benson
	 	Mr. Scott Benson
	 	Its CEO
	 	Date:	            
	 	 	 
	LANDLORD:	Diamond Real Estate, LLC
	 	 
	 	By:	/s/
Russell Kim
	 	Russell Kim – ITS Manager
	 	Date:	 

 

    	 

    	 

    

 

	STATE
    OF OKLAHOMA	)	 
	 	)	SS:
	COUNTY
    OF OKLAHOMA	)	 

 

Before
me, the undersigned, a Notary Public, within and for said State, on this _____ day of _________________, 2022, personally appeared Scott
Benson, to me known to be the identical person who subscribed the name of Scott Benson, the maker thereof to the within and
foregoing instrument as its President and acknowledged to me that she executed the same as her free, voluntary act and deed, and as the
free and voluntary act and deed of such corporation, for the uses and purposes set forth.

 

In
Testimony Whereof, I have hereunto set my hand and official seal the day and year last above written.

 

	 	 	 	Notary
    Public
	My
    Commission Expires:	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	STATE
    OF OKLAHOMA	)	 	 
	 	)	SS:	 
	COUNTY
    OF OKLAHOMA	)	 	 

 

Before
me, the undersigned, a Notary Public, within and for said State, on this _____ day of _________________, 2022, personally appeared Russell
Kim, to me known to be the identical person who subscribed the name of Diamond Real Estate, LLC, the maker thereof to the within
and foregoing instrument as its President and acknowledged to me that he executed the same as his free, voluntary act and deed, and as
the free and voluntary act and deed of such corporation, for the uses and purposes set forth.

 

In
Testimony Whereof, I have hereunto set my hand and official seal the day and year last above written.

 

	 	 	Notary
    Public
	My
    Commission Expires:	 	 
	 	 	 
	 	 	 

 

    	 

    	 

    

 

PERSONAL
GUARANTY

 

FOR
VALUE RECEIVED, and in consideration of the execution of the within Lease by Landlord, the undersigned guarantees to the Landlord, its
successors and assigns, the full performance and observance of all the covenants, conditions and agreements therein contained to be performed
and observed by the Tenant without requiring any notice of non-payment, non-performance, or non-observance, or proof of notice or demand
whereby to charge the undersigned therefore, nor shall failure of the Landlord to enforce its rights against the Tenant or concessions
made by the Landlord to the Tenant, affect the liability hereunder.

 

DATED
this _____ day of ____________, 2021

 

	 	 	 	Scott
    Benson, Individually
	 	 	 	 
	STATE
    OF OKLAHOMA	)	 	 
	 	)	SS:	 
	COUNTY
    OF OKLAHOMA	)	 	 

 

Before
me, the undersigned, a Notary Public, in and for said State, on this _____ day of ____________, August, personally appeared Scott Benson
to me personally known to be the identical person who executed the within and foregoing instrument, and acknowledged to me that she executed
the same as her free and voluntary act and deed for the uses and purposes therein set forth.

 

In
Testimony Whereof, I have hereunto set my hand and official seal the day and year last above written.

 

	 	 	Notary
    Public
	My
    Commission Expires:

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