Document:

Exhibit
10.7

 

SUBLEASE
AGREEMENT

 

This
Sublease Agreement (“Sublease”), dated as of the 29th day of June, 2021 (the “Effective Date”),
is entered into between Assure Fertility Partners of Atlanta II, LLC, a Delaware limited liability company, having a principal business
address at 6750 West Loop South, Ste 395, Bellaire, TX 77401 (“Sublandlord”) and Bloom INVO, LLC, a Delaware
limited liability company, having an address at 6 Concourse Pkwy, Suite 250, Atlanta, GA 30328 (“Subtenant” and, together
with Sublandlord, collectively referred herein as the “Parties” or individually as a “Party”).

 

RECITALS

 

WHEREAS,
Sublandlord is the Subtenant under that certain Office Lease Agreement dated February 28, 2017 (“Primary Lease”) with
REJV CONCOURSE ATLANTA, LLC (“Landlord”); and

 

WHEREAS,
pursuant to the Primary Lease, Landlord leased those certain premises consisting of approximately 9,968 square feet located on a portion
of the second floor designated as Suite 250 (the “Demised Premises”) more particularly described in the Primary Lease
and located in the building having a street address of 6 Concourse Pkwy, Atlanta, GA 30328 (“Building”); and

 

WHEREAS,
Sublandlord desires to Sublease a portion of the Demised Premises to Subtenant, and Subtenant desires to Sublease a portion of Demised
Premises from Sublandlord, in accordance with the terms and conditions of this Sublease.

 

NOW,
THEREFORE, in consideration of the mutual covenants, terms, and conditions set forth herein, and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

 

1.
Demise.

 

Sublandlord
hereby Subleases to Subtenant, and Subtenant hereby Subleases from Sublandlord, the premises (“Subleased Premises”)
shown on Exhibit A attached to and made a part of this Sublease, located on a portion of the second floor in the Building and
comprising a portion of the Demised Premises containing Six Thousand Eighty (6,080) square feet.

 

2.
Term.

 

(a)
The term of this Sublease (“Term”) shall commence on the earlier of : (i) August 1, 2021; and (ii) the date on which
Subtenant obtains a certificate of occupancy (“Sublease Commencement Date”), and shall expire at midnight on October
31, 2027 (“Sublease Expiration Date”), unless sooner terminated or cancelled in accordance with the terms and conditions
of this Sublease. Subtenant shall have the right to relocate items into the Subleased Premises fifteen (15) days prior to the Sublease
Commencement Date.

 

(b)
Subtenant shall be entitled to exercise the option to extend set forth in Section 1 of Exhibit H of the Primary Lease as set forth in
Landlord’s consent.

 

    	 

    	 

    

 

3.
Permitted Use.

 

Subtenant
shall use and occupy the Subleased Premises solely in accordance with, and as permitted under, the terms of the Primary Lease and for
no other purpose.

 

4.
Payment of Base Rent.

 

(a)
Throughout the Term of this Sublease, Subtenant shall pay to Sublandlord fixed base rent (“Base Rent”) at the rate
of: (i) Eighty Thousand Twelve Dollar and 80/100 ($80,012.80) per annum from the Sublease Commencement Date to July 30, 2022;
and (ii) and each anniversary thereof until the expiration of the Sublease will increase by two percent (2%) with respect to the prior
year’s Base Rent, payable in equal monthly installments as more particularly set forth in Section 4(d). Subtenant shall pay to
Sublandlord the first monthly installment of Base Rent at the time of execution and delivery of this Sublease by Subtenant to Sublandlord
and shall pay all other monthly installments of Base Rent no less than five (5) days prior to the date same is due under the Primary
Lease. Notwithstanding anything to the contrary contained herein, so long as there is no default under this Sublease, Subtenant has paid
on a timely basis all Base Rent and is occupying the entire Premises subject to the Sublease, monthly Base Rent shall abate for the first
four (4) full calendar months after the Commencement Date (the “Rent Abatement Period”). The total amount of monthly Base
Rent abated during the Rent Abatement Period shall be referred to herein as the “Abated Rent.”

 

(b)
All Base Rent shall be due and payable without demand therefor and without any deduction, offset, abatement, counterclaim, or defense
except as otherwise set forth herein. The monthly installments of Base Rent payable on account of any partial calendar month during the
Term of this Sublease, if any, shall be prorated.

 

(c)
Sublandlord and Subtenant acknowledge and agree that this is intended to be a full service Sublease. Subtenant shall not be responsible
for any portion of Tenant’s Proportionate Share of Operating Charges or Real Estate Taxes or additional rent throughout the Term.

 

(d)
Rental Schedule: Base Rent for the Term shall be the following amounts for the following periods of time (calculated on the basis of
a starting rental rate at $19.74 with annual two (2%) percent increases):

 

 

	DATES	 	 	 	 	TERM	 	 	MONTHLY RENT	 	 	ANNUAL RENT	 
	Time period	 	# Months	 	 	Rate / RSF	 	 	Rent/ Month	 	 	Per Diem	 	 	Total Rent	 
	08/01/21	 	11/30/21	 	 	4.00	 	 	$	19.74	 	 	$	10,001.60	 	 	 		 	 	$	0.00	 
	12/01/21	 	07/30/22	 	 	8.00	 	 	$	19.74	 	 	$	10,001.60	 	 	 	 	 	 	$	80,012.80	 
	08/01/22	 	07/30/23	 	 	12.00	 	 	$	20.13	 	 	$	10,201.63	 	 	 	 	 	 	$	122,419.58	 
	08/01/23	 	07/30/24	 	 	12.00	 	 	$	20.54	 	 	$	10,405.66	 	 	 	 	 	 	$	124,867.98	 
	08/01/24	 	07/30/25	 	 	12.00	 	 	$	20.95	 	 	$	10,613.78	 	 	 	 	 	 	$	127,365.34	 
	08/01/25	 	07/30/26	 	 	12.00	 	 	$	21.37	 	 	$	10,826.05	 	 	 	 	 	 	$	129,912.64	 
	08/01/26	 	07/30/27	 	 	12.00	 	 	$	21.79	 	 	$	11,042.57	 	 	 	 	 	 	$	132,510.89	 
	08/01/27	 	10/31/27	 	 	3.00	 	 	$	22.23	 	 	$	11,263.43	 	 	 	 	 	 	$	33,790.28	 

 

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Security
Deposit.

 

Simultaneously
with the execution and delivery of this Sublease, Subtenant shall deposit with Sublandlord a security deposit (“Security Deposit”)
in the amount of Ten Thousand and One and 60/100 Dollars ($10,001.60) as security for the full and faithful performance by Subtenant
of Subtenant’s obligations hereunder. The Security Deposit may be in the form of cash or a clean, stand-by, irrevocable letter
of credit, in form and substance and issued by and drawn on a bank satisfactory to Sublandlord.

 

5.
Furniture, Fixtures and Equipment. Effective as of the Sublease Commencement Date, Sublandlord shall leave certain existing furniture
fixtures and equipment more particularly described on Exhibit C attached hereto (the “FF&E”)
in the Subleased Premises. Subtenant acknowledges that all such FF&E is being made available to Subtenant in their “as is”
condition and that Sublandlord makes no representation or warranty (express or implied) about the condition of such FF&E. In addition,
Any millwork that is removed from the remaining
portion of the Demised Premises (outside of the Subleased Premises) may be re-used by Subtenant if such millwork is not required by the
adjacent subtenant.

 

6.
Generator. Sublandlord will deliver to Subtenant (i) an inspection report (the “Generator
Inspection Report”) from a certified engineer regarding the condition of the generator more
particularly described on Exhibit E (the “Generator”), and (ii) all maintenance
records related to the Generator on or before the Effective Date. Sublandlord will transfer to Subtenant the Generator and Sublandlord
will execute and deliver to Subtenant a Bill of Sale to Subtenant in the form attached hereto as Exhibit E attached hereto, in consideration
of Subtenant’s payment to Sublandlord of the sum of Fifty Thousand and No/100 Dollars ($50,000.00). If the Generator Inspection
Report or maintenance reports reveal any necessary repairs or replacements to the Generator are required in order to bring the Generator
to a condition of good working order and repair, Subtenant shall have the right to offset such repair or replacement costs from the next
succeeding payment or payments of Base Rent due and owing under this Sublease.

 

7.
HVAC System; Equipment. Sublandlord hereby represents and warrant to Subtenant that the
HVAC system for the lab and the equipment located in the mechanical room (collectively, the HVAC/Equipment”) are in good
working order and repair. Sublandlord will deliver to Subtenant (i) an inspection report regarding the condition of such HVAC system
and equipment (the “HVAC/Equipment Report”), and (ii) copies of all maintenance reports with respect to the HVAC/Equipment.
If the HVAC/Equipment Report or maintenance reports reflect that any necessary repairs or replacements are required in order to bring
the HVAC/Equipment to a condition of good working order and repair, Subtenant shall have the right to offset such repair or replacement
costs from the next succeeding payment or payments of Base Rent due and owing under this Sublease

 

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8.
Parking. Subtenant shall have the right to use the parking spaces in accordance with and subject to all the terms and conditions
of Section 1.17 and Section 23.1 of the Primary Lease.

 

9.
Signage. Sublandlord agrees to remove Sublandlord’s signage and install Subtenant’s signage at the following locations:
(a) the exterior glass at the entry of the Demised Premises, and (b) at the entrance of the suite.

 

10.
Incorporation of Primary Lease by Reference.

 

The
terms, covenants, and conditions of the Primary Lease are incorporated herein by reference, except to the extent they are expressly deleted
or modified by the provisions of this Sublease. Every term, covenant, and condition of the Primary Lease binding on or inuring to the
benefit of Landlord shall, in respect of this Sublease, be binding on or inure to the benefit of Sublandlord and every term, covenant,
and condition of the Primary Lease binding on or inuring to the benefit of Sublandlord shall, in respect of this Sublease, be binding
on and inure to the benefit of Subtenant. Whenever the term “Lessor” appears in the Primary Lease, the word “Sublandlord”
shall be substituted therefore; whenever the term “Lessee” appears in the Primary Lease, the word “Subtenant”
shall be substituted therefore; and whenever the word “Premises” appears in the Primary Lease, the word “Subleased
Premises” shall be substituted therefore. If any of the express provisions of this Sublease shall expressly conflict with any
of the Incorporated Provisions, such conflict shall be resolved in every instance in favor of the express provisions of this Sublease.

 

Subtenant
shall be entitled to receive all of the services and facilities to the extent received by or made available to Sublandlord from Landlord
with respect to the Subleased Premises pursuant to and in accordance with the Primary Lease (including, without limitation, heating,
air-conditioning, ventilation, cleaning, water, electricity, elevator or other utility service), repairs, restorations, alterations,
replacements and similar obligations of the Landlord under the Primary Lease with respect to the Subleased Premises (collectively sometimes
referred to herein as the “Landlord’s Obligations”). In the event Subtenant needs supplemental services from
the Landlord, Subtenant shall have the right to make such requests for such supplemental services directly from Landlord and further
agrees to pay directly to Landlord (if so requested by Landlord), when due, any and all charges for any such supplemental services which
are charged by Landlord relating to the Subleased Premises pursuant to the terms of the Primary Lease. Subtenant hereby acknowledges
and agrees that Subtenant shall look solely to Landlord for the performance of all of Landlord’s Obligations under the Primary
Lease and that Sublandlord shall not be obligated to provide any services to Subtenant or otherwise perform any obligations in connection
with this Sublease, except as otherwise expressly set forth herein. In implementation of the foregoing, Subtenant shall reimburse Sublandlord
for any costs of such services requested by Subtenant to the extent Landlord charges Sublandlord therefor, and Sublandlord shall have
no right to charge Subtenant a mark-up or other fee with respect thereto. In the event that Landlord is unwilling to deal directly with
Subtenant with regard to any supplemental services, Sublandlord shall agree to discuss with Landlord, on behalf of Subtenant, any material
concerns or issues raised by Subtenant in good faith regarding supplemental services and invoices in respect thereof. Subtenant shall
pay for all supplemental services at the rates set forth in the Primary Lease or as billed by the Landlord to Sublandlord, as applicable,
and Sublandlord shall have no right to charge Subtenant a mark-up or other fee with respect thereto.

 

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If
Landlord defaults in the performance of any of its Landlord’s Obligations under the Primary Lease and such default has an adverse
effect on Subtenant’s use and occupancy of the Subleased Premises (an “Interruption”) then upon Subtenant’s
written request, Sublandlord shall make commercially reasonable efforts to enforce the applicable provisions of the Lease for Subtenant’s
benefit in an attempt to cause Landlord to cure such default. Notwithstanding the foregoing, if an Interruption has occurred and an action
with respect to such Interruption against Landlord by Subtenant in Subtenant’s own name is barred by reason of lack of privity,
non-assignability or otherwise, then upon Subtenant’s written request, Sublandlord shall execute all documents reasonably required
to allow Subtenant to bring such action in Sublandlord’s name, provided the same is without cost and expense to, or recourse against,
Sublandlord. To the extent that Sublandlord is entitled to any abatement of rent or additional rent payable by Sublandlord under the
Primary Lease as a result of any fire, other casualty, condemnation, or the exercise of the right of eminent domain, in each case affecting
the Subleased Premises, or as a result of any other cause affecting the Subleased Premises, and Sublandlord actually receives any such
abatement then, in such event, Subtenant shall be entitled to a corresponding proportionate abatement of the Base Rent payable hereunder
(taking into account the square footage involved and the difference in rental rates payable by Sublandlord and Subtenant).

 

11.
Subordination to Primary Lease.

 

This
Sublease is subject and subordinate to the Primary Lease. A copy of the Primary Lease is attached hereto as Exhibit B and made
a part of this Sublease.

 

12.
Representations of Sublandlord.

 

Sublandlord
represents and warrants the following is true and correct as of the date hereof:

 

(a)
Sublandlord is the Tenant under the Primary Lease and has the capacity to enter into this Sublease with Subtenant, subject to Landlord’s
consent.

 

(b)
The Primary Lease attached hereto as Exhibit B is a true, correct, and complete copy of the Primary Lease, is in full force and
effect, and has not been further modified, amended, or supplemented except as expressly set out herein.

 

Sublandlord
has not received any notice, and has no actual knowledge, of any default by Sublandlord under the Primary Lease.

 

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13.
Sublandlord’s Obligations. Sublandlord covenants and agrees that all obligations of Sublandlord under the Primary Lease
shall be done or performed by Sublandlord with respect to the Demised Premises (excluding the Sublease Premises); provided, however,
Sublandlord shall not exercise any right to terminate or any other right under the Primary Lease that would impair any of its rights
under the terms and provisions of this Sublease except as expressly provided by this Sublease. Except as otherwise provided by this Sublease,
and Sublandlord’s rights under the Primary Lease shall run to Subtenant. Sublandlord agrees that Subtenant shall be entitled to
receive all services and repairs to be provided by Landlord to Sublandlord under the Primary Lease. Subtenant shall use reasonable efforts
to look to Landlord for all such services, including without limitation, Landlord’s obligations to repair and maintain the structural
components of the Building, the Building systems and the common areas.

 

14.
Condition of Subleased Premises.

 

(a)
Except as otherwise expressly set forth herein, Subtenant accepts the Subleased Premises in its current, “as-is” condition.
Sublandlord shall have no obligation to furnish or supply any work, services, furniture, fixtures, equipment, or decorations, except
Sublandlord shall deliver the Subleased Premises in broom clean condition with the FF&E described above. On or before the Sublease
Expiration Date or earlier termination or expiration of this Sublease, Subtenant shall leave the Subleased Premises in broom clean condition.

 

(b)
Subtenant may perform improvements to the Subleased Premises and Sublandlord shall pay to Subtenant the sum of Twelve Thousand Five Hundred
and 00/100 Dollars ($12,500.00) (the “Demised Premises Reimbursement”) as a contribution toward the cost of leasehold
improvements to the Subleased Premises including (i) reworking the entrance to the suite, and (ii) reworking the shared waiting room,
(iii) architect fees; (iv) construction of a demising wall for the waiting room, (v) painting, (vi) construction and/or installation
of a check-in/out area; (vii) revisions to the pre-op-post op area and (viii) adding millwork and plumbing to the exam room (the “Tenant
Reimbursement”). Landlord will pay the Demised Premises Reimbursement within ten (10) days after Tenant’s written request
therefor.

 

15.
Performance by Sublandlord.

 

Notwithstanding
any other provision of this Sublease, Sublandlord shall have no obligation: (a) to furnish or provide, or cause to be furnished or provided,
any repairs, restoration, alterations, or other work, or electricity, heating, ventilation, air-conditioning, water, elevator, cleaning,
or other utilities or services; or (b) to comply with or perform or, except as expressly provided in this Sublease, to cause the compliance
with or performance of, any of the terms and conditions required to be performed Landlord under the terms of the Primary Lease. Subtenant
hereby agrees that Landlord is solely responsible for the performance of the foregoing obligations. Notwithstanding the foregoing, on
the written request of Subtenant, Sublandlord shall make a written demand on Landlord to perform its obligations under the Primary Lease
with respect to the Subleased Premises if Landlord fails to perform same within the time frame and in the manner required under the Primary
Lease; provided, however, Subtenant shall not be required to bring any action against the Landlord to enforce its obligations. If Sublandlord
makes written demand on Landlord or brings an action against Landlord to enforce Landlord’s obligations under the Primary Lease
with respect to the Subleased Premises, all costs and expenses (including, without limitation, reasonable attorneys’ fees and expenses)
so incurred by Sublandlord in connection therewith shall be deemed additional rent and shall be due and payable by Subtenant to Sublandlord
within ten (10) days after notice from Sublandlord.

 

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16.
No Privity of Estate; No Privity of Contract.

 

Nothing
in this Sublease shall be construed to create privity of estate or privity of contract between Subtenant and Landlord.

 

17.
No Breach of Primary Lease.

 

Subtenant
shall not do or permit to be done any act or thing, or omit to do anything, which may constitute a breach or violation of any term, covenant,
or condition of the Primary Lease, notwithstanding such act, thing, or omission is permitted under the terms of this Sublease.

 

18.
Subtenant Defaults.

 

(a)
If Subtenant fails to cure a default under this Sublease within any applicable grace or cure period contained in the Primary Lease (as
such applicable grace or cure period is modified herein), Sublandlord, after ten (10) days’ notice to Subtenant, shall have the
right, but not the obligation, to seek to remedy any such default on the behalf of, and at the expense of, Subtenant, provided, however,
that in the case of: (i) a life safety or property related emergency; or (ii) a default which must be cured within a time frame set out
in the Primary Lease which does not allow sufficient time for prior notice to be given to Subtenant, Sublandlord may remedy any such
default without being required first to give notice to Subtenant. Any reasonable cost and expense (including, without limitation, reasonable
attorneys’ fees and expenses) so incurred by Sublandlord shall be deemed additional rent and shall be due and payable by Subtenant
to Sublandlord within ten (10) days after notice from Sublandlord.

 

(b)
If Subtenant fails to pay any installment of Base Rent within ten (10) days from the due date of such payment, in addition to the payment
of the late charge set out immediately above, Subtenant shall also pay to Sublandlord, as additional rent, interest at the Default Rate
(hereinafter defined) from the due date of such payment to the date payment is made. “Default Rate” shall mean a rate
per annum equal to the lesser of: (i) Eighteen percent (18%) in excess of the prime rate published by the Wall Street Journal
on the due date of such Base Rent; and (ii) the highest rate of interest permitted by applicable laws.

 

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19.
Termination of the Lease.. Sublandlord expressly agrees not to voluntarily surrender or terminate the term of the Primary Lease
pursuant to the terms and provisions of the Primary Lease without Subtenant’s written consent, which Subtenant may withhold in
its sole and absolute discretion. If for any reason the term of the Primary Lease shall terminate prior to the Sublease Expiration Date,
then this Sublease shall automatically be terminated and Sublandlord shall not be liable to Subtenant by reason thereof unless
said termination of the Primary Lease shall have been caused by either by: (i) the default of Sublandlord under this Sublease or the
Primary Lease, or (ii) the voluntary termination of the Primary Lease without the prior consent of Subtenant, in which event Sublandlord’s
liability shall not be discharged on account of such termination of the Primary Lease and/or this Sublease.

 

20.
Alterations and Improvements. Except as set forth
below, Subtenant shall make no alterations or changes (collectively, “Alterations”) to the Subleased Premises
or any other portion of the Building of any kind or nature without Sublandlord’s prior written consent, which consent shall not
be unreasonably withheld, conditioned or delayed. It is agreed that it will be reasonable for Sublandlord to withhold its consent to
any Alterations if Subtenant has not obtained Landlord’s consent to such Alterations (to the extent that Landlord’s consent
to such Alterations is required pursuant to terms of the Lease). Notwithstanding the foregoing, Sublandlord’s consent shall not
be required with respect to those interior decorating alterations which are permitted to be performed pursuant to the terms of Lease
without the prior consent of Landlord. Subtenant and Sublandlord agree that all of the terms and conditions of Article VII of the Primary
Lease shall be applied mutatis mutandis; provided, however, the word “Landlord” in the Lease shall be
construed to mean Sublandlord and/or Landlord, as the context requires, and the word “Tenant” shall be construed to mean
Subtenant. Notwithstanding anything to the contrary, Sublandlord shall not charge Subtenant any construction and/or supervisory fee in
connection with any Alterations to be performed by or on behalf of Subtenant.

 

21.
Consents.

 

Whenever
the consent or approval of Sublandlord is required, Subtenant shall also be obligated to obtain the written consent or approval of Landlord,
if required under the terms of the Primary Lease. Sublandlord shall promptly make such consent request on behalf of Subtenant and Subtenant
shall promptly provide any information or documentation that Prime Sublandlord may request. Subtenant shall reimburse Sublandlord, not
later than ten (10) days after written demand by Sublandlord, for any fees and disbursements of attorneys, architects, engineers, or
others charged by Landlord in connection with any consent or approval. Sublandlord shall have no liability of any kind to Subtenant for
Landlord’s failure to give its consent or approval.

 

22.
Landlord Consent to Sublease.

 

This
Sublease is expressly conditioned on obtaining the written consent of Landlord and the written consent of any mortgagee, ground lessor,
or other third party required under the Primary Lease (collectively, “ Landlord Consent”).

 

(a)
Any fees and expenses incurred by the Landlord or any mortgagee, ground lessor, or other third party in connection with requesting and
obtaining the Landlord Consent shall be paid by Sublandlord and shall thereafter be reimbursed by Subtenant to Sublandlord not later
than ten (10) days after written demand by Sublandlord. Subtenant agrees to cooperate with Landlord and supply all information and documentation
requested by Landlord within ten (10) days of its request therefor. Sublandlord shall not be required to perform any acts, expend any
funds, or bring any legal proceedings to obtain the Landlord Consent and Subtenant shall have no right to any claim against Sublandlord
if the Landlord Consent is not obtained.

 

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(b)
If the Landlord Consent is not obtained within sixty (60) days from the date of this Sublease, either party may terminate this Sublease
on written notice to the other, whereupon Sublandlord shall promptly refund to Subtenant the first month’s Base Rent and the Security
Deposit paid to Sublandlord, and neither party shall have any further obligation to the other under this Sublease, except to the extent
that the provisions of this Sublease expressly survive the termination of this Sublease.

 

(c)
This Section 23 shall survive the expiration or earlier termination of this Sublease.

 

23.
Assignment or Subletting.

 

Subtenant
shall not sublet all or any portion of the Subleased Premises or assign, encumber, mortgage, pledge, or otherwise transfer this Sublease
(by operation of law or otherwise) or any interest therein, without the prior written consent of Sublandlord, which consent shall not
be unreasonably withheld, conditioned or delayed, or Landlord. Notwithstanding anything to the contrary contained herein, Subtenant may,
without Sublandlord’s consent, (a) assign this Sublease or sublease the Subleased Premises to any entity (i) controlling Subtenant,
controlled by Subtenant or under common control with Subtenant or to any entity resulting from the merger or consolidation with Subtenant,
or to any person or entity which acquires all (or substantially all) of the assets of Subtenant, or to any successor of Subtenant by
reason of public offering, reorganization, dissolution, or sale of stock, membership or partnership interests or assets; or (ii) that
will use the Subleased Premises for the same use as Subtenant subject to the terms of the Primary Lease, and Subtenant shall be released
from its obligations under this Sublease from and after the date of such transfer provided that such transferee assumes all of Subtenant’s
obligations under the Sublease in a form reasonably satisfactory to Sublandlord and Landlord; and/or (b) sublease a portion of the Subleased
Premises to Cryobiology, Inc. for storage purposes.

 

24.
Indemnity.

 

(a)
Subtenant’s Indemnification. Subtenant shall indemnify and hold harmless Sublandlord from any claims, liabilities, and damages
that Sublandlord may sustain resulting from a breach by Subtenant of this Sublease. Notwithstanding the foregoing or anything to the
contrary in this Sublease, in no event shall Subtenant be liable to Sublandlord hereunder for, or be obligated to indemnify Sublandlord
against (x) any consequential, punitive or indirect damages or (y) any damages, claims, actions, liabilities, costs and expenses (including,
without limitation, reasonable attorneys’ fees and disbursements) to the extent caused by Sublandlord’s gross negligence,
willful misconduct or fraud.

 

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(b)
Sublandlord’s Indemnification. Sublandlord hereby agrees to indemnify and hold Subtenant harmless from and against any and
all damages, claims, actions, liabilities, costs and expenses (including, without limitation, reasonable attorneys’ fees and disbursements)
to the extent resulting from (i) a default by Sublandlord under this Sublease, (ii) any gross negligence or willful misconduct of Sublandlord
or any of Sublandlord’s agents, employees, contractors or invitees or (iii) the termination of this Sublease by reason of (x) a
default by Sublandlord under the Primary Lease (provided such default is not directly caused by a default of Subtenant under this Sublease)
and/or (y) any termination of the Primary Lease without the prior consent of Subtenant (which consent may be withheld by Subtenant in
its sole and absolute discretion). Notwithstanding the foregoing or anything to the contrary in this Sublease, in no event shall Sublandlord
be liable to Subtenant hereunder for, or be obligated to indemnify Subtenant against (x) any consequential, punitive or indirect damages
or (y) any damages, claims, actions, liabilities, costs and expenses (including, without limitation, reasonable attorneys’ fees
and disbursements) to the extent caused by Subtenant’s gross negligence, willful misconduct or fraud.

 

25.
Release.

 

Subtenant
hereby releases Sublandlord or anyone claiming through or under Sublandlord by way of subrogation or otherwise to the extent that Sublandlord
releases Landlord under the terms of the Primary Lease. Subtenant hereby releases Landlord or anyone claiming through or under Landlord
by way of subrogation or otherwise to the extent that Sublandlord releases Landlord under the terms of the Primary Lease. Subtenant shall
cause its insurance carriers to include any clauses or endorsements in favor of Sublandlord, Landlord, and any additional parties, which
Sublandlord is required to provide under the provisions of the Primary Lease.

 

26.
Notices.

 

All
notices and other communications required or permitted under this Sublease shall be given in the same manner as in the Primary Lease.
Notices shall be addressed to the addresses set out below:

 

	To
    Subtenant at:	6
    Concourse Pkwy, Suite 250, Atlanta, GA 30328
	To
    Sublandlord at:	6750
    West Loop South, Ste 395, Bellaire, TX 77401

 

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27.
Brokers.

 

Sublandlord
and Subtenant each represent to the other that it has not dealt with any other broker other than Crown Subtenant Advisors (“Subtenant’s
Broker”) and Cushman and Wakefield (“Sublandlord’s Broker,” and collectively with Subtenant’s
Broker, “Broker”) in connection with this Sublease and the transactions contemplated hereby. Townsend Interests, Inc.
and Cushman Wakefield have a separate Co-Broker Agreement in connection with the is sublease. Sublandlord shall compensate (i) Subtenant’s
Broker within sixty (60) days after execution of the sublease document per the listing agreement, and (ii) Sublandlord’s Broker
in accordance with a separate written agreement. Sublandlord and Subtenant each indemnify and hold harmless the other from and against
all claims, liabilities, damages, costs, and expenses (including without limitation reasonable attorneys’ fees and other charges)
arising out of any claim, demand, or proceeding for commissions, fees, reimbursement for expenses, or other compensation by any person
or entity who shall claim to have dealt with the indemnifying party in connection with the Sublease other than Broker. This Section 27
shall survive the expiration or earlier termination of this Sublease.

 

28.
Entire Agreement.

 

This
Sublease contains the entire agreement between the parties regarding the subject matter contained herein and all prior negotiations and
agreements are merged herein. If any provisions of this Sublease are held to be invalid or unenforceable in any respect, the validity,
legality, or enforceability of the remaining provisions of this Sublease shall remain unaffected.

 

29.
Amendments and Modifications.

 

This
Sublease may not be modified or amended in any manner other than by a written agreement signed by the party to be charged.

 

30.
Successors and Assigns.

 

The
covenants and agreements contained in this Sublease shall bind and inure to the benefit of Sublandlord and Subtenant and their respective
permitted successors and assigns.

 

31.
Counterparts.

 

This
Sublease may be executed in any number of counterparts, each of which when so executed and delivered shall be deemed an original for
all purposes, and all such counterparts shall together constitute but one and the same instrument. A signed copy of this Sublease delivered
by either facsimile or email shall be deemed to have the same legal effect as delivery of an original signed copy of this Sublease.

 

32.
Defined Terms.

 

All
capitalized terms not otherwise defined in this Sublease shall have the definitions contained in the Primary Lease.

 

33.
Choice of Law.

 

This
Sublease shall be governed by, and construed in accordance with, the laws of the State of Georgia, without regard to conflict of law
rules.

 

[signature
page follows]

 

    	11

     

    

 

IN
WITNESS WHEREOF, the parties have caused this Sublease to be executed as of the Effective Date.

 

	 	SUBLANDLORD: 
	 	 
	 	ASSURE FERTILITY PARTNERS OF ATLANTA II, LLC, a Delaware limited liability company
	 	 
	 	By	/s/ Mark Kehoe
	 	Name:	 Mark Kehoe
	 	Title:	 COO
	 	 	 
	 	SUBTENANT:
	 	 
	 	BLOOM INVO, LLC, Delaware limited liability company
	 	 
	 	By	/s/ Andrea Goren
	 	Name:	Andrea Goren
	 	Title:	CFO

  

    	12Exhibit 10.8

 

GUARANTEE
OF SUBLEASE

 

THIS
GUARANTY (the “Guaranty”) is made and entered into as of this 29th day of June, 2021, by the undersigned (the
“Guarantor”) who, having received a copy of that certain Sublease dated as of June 28, 2021 (the “Sublease”),
between ASSURE FERTILITY PARTNERS OF ATLANTA II, LLC (“Sublandlord”), and BLOOM INVO, LLC, (“Subtenant”)
for property located at 6 Concourse Parkway, Suite 250, Atlanta, GA 30328, has examined the Sublease and is familiar with all the terms,
covenants and provisions contained therein, and as an inducement to Sublandlord to enter into the Sublease does hereby absolutely, unconditionally
and irrevocably guarantee to Sublandlord: (i) the full and prompt payment of all Base Rent due under the Sublease (collectively, “Rent”)
and all other sums and charges payable by Subtenant under the Sublease; (ii) the full and timely performance and observance of all of
the covenants, terms, conditions, and agreements therein provided to be performed and observed by Subtenant; (iii) the full and prompt
payment of all costs, expenses and reasonable attorneys’ fees incurred by Sublandlord in enforcing the Sublease and/or this Guaranty;
and (iv) the full and prompt payment to Sublandlord of the amount of any payments made to Sublandlord which are recovered from Sublandlord
by a trustee, receiver or creditor of Guarantor or Subtenant pursuant to applicable law; and Guarantor hereby covenants and agrees to
and with Sublandlord that if default shall at any time be made by Subtenant in the payment of any Rent or any other sum or charge payable
by Subtenant under the Sublease, or if Subtenant should default in the performance and observance of any of the covenants, terms, conditions,
or agreements contained in the Sublease, Guarantor will forthwith pay such Rent and such other sums and charges to Sublandlord, and any
arrears thereof, and shall forthwith faithfully perform and fulfill all of such terms, covenants, conditions, and agreements.

 

Guarantor
further agrees as follows:

 

	 	1.	This
    Guaranty is an absolute, unconditional and irrevocable guaranty of payment and of performance, and not of collection. It shall be
    enforceable against Guarantor without the necessity of any suit or proceedings on Sublandlord’s part of any kind or nature
    whatsoever against Subtenant and without the necessity of any notice of nonpayment, nonperformance or nonobservance or of any notice
    of acceptance of this Guaranty or of any other notice or demand to which Guarantor might otherwise be entitled, all of which Guarantor
    hereby expressly waives; and Guarantor hereby expressly agrees that the validity of this Guaranty and the obligations of Guarantor
    hereunder shall in no way be terminated, affected, diminished, or impaired by reason of the assertion or the failure to assert by
    Sublandlord against Subtenant, or against Subtenant’s successors and assigns, any of the rights or remedies reserved to Sublandlord
    pursuant to the provisions of the Sublease or by relief of Subtenant from any of Subtenant’s obligations under the Sublease
    or otherwise, including, without limitation, the rejection of the Sublease in connection with proceedings under the bankruptcy laws
    now or hereafter in effect.
	 	 	 
	 	2.	The
    failure of Sublandlord to insist in any one or more instances upon strict performance or observance of any of the terms, provisions,
    or covenants of the Sublease or to exercise any right therein contained shall not be construed or deemed to be a waiver or relinquishment
    for the future of such term, provision, covenant or right, but the same shall continue and remain in full force and effect. Receipt
    by Sublandlord of Rent or other payments with knowledge of the breach of any provision of the Sublease shall not be deemed a waiver
    of such breach.

 

    	 

     

    

 

	 	3.	Guarantor’s
    liability hereunder shall be primary, and that in any right to action which shall accrue to Sublandlord under the Sublease, Sublandlord
    may, at its option, proceed against the undersigned and Subtenant, jointly and severally, and may proceed against the undersigned
    without having commenced any action or having obtained any judgment against Subtenant. Sublandlord may proceed either against Subtenant
    alone or jointly against Subtenant and the undersigned or against any of the undersigned alone (if there is more than one Guarantor)
    without the requirement to first prosecute or exhaust any remedy or claim against Subtenant and any one Guarantor.
	 	 	 
	 	4.	This
    Guaranty shall be a continuing guaranty throughout the Term of the Sublease, as may be extended, renewed or modified and the liability
    of Guarantor hereunder shall in no way be affected, modified or diminished by reason of any assignment, renewal, modification, termination
    or extension of the Sublease or by reason of any modification or waiver of or change in any of the terms, covenants, conditions,
    or provisions of the Sublease, or by reason of any extension of time that may be granted by Sublandlord to Subtenant, or a changed
    or different use of the Premises, or by reason of any dealings or transactions or matters or things occurring between Sublandlord
    and Subtenant, whether or not notice thereof is given to Guarantor.
	 	 	 
	 	5.	Guarantor
    hereby unconditionally waives (a) presentment, notice of dishonor, protest, demand for payment, and all notices of any kind, including,
    without limitation, notice of acceptance hereof; notice of nonpayment, non-performance, or other default under the Sublease; and
    notice of any action taken to collect upon or enforce any of the terms and provisions of the Sublease; (b) any subrogation to the
    rights of Sublandlord against Subtenant until all of the obligations of Subtenant under the Sublease have been fully complied with
    and the Sublease has expired or terminated and such payments made by Guarantor are not subject to a right of recovery; (c) all suretyship
    defenses; (d) any setoffs or counterclaims against Sublandlord which would otherwise impair Sublandlord’s rights against Guarantor
    hereunder; and, (e) any defenses or claims (i) this Guaranty or the Sublease was made without consideration or is not supported by
    adequate consideration, and (ii) the Sublease is unenforceable in whole or in part against Subtenant, whether because of a lack of
    validity or enforceability of or defect or deficiency in the Sublease or because Subtenant has any valid defense, claim or offset
    with respect thereto, or because Subtenant’s obligations under the Sublease ceases to exist by operation of law, or because
    of any other reason or circumstance, it being agreed that Guarantor shall remain liable hereon regardless of whether Subtenant be
    found not liable on the Guaranteed Obligations, or any part thereof, for any reason, in which event this Guaranty shall continue
    to be in full force and effect and Guarantor shall be liable under this Guaranty as if the Sublease were in full force and effect.

 

    	 

     

    

 

	 	6.	The
    assignment by Sublandlord of the Sublease and/or the rents, profits, avails, and/or proceeds thereof made either with or without
    notice to Guarantor shall in no manner whatsoever release Guarantor from any liability as Guarantor.
	 	 	 
	 	7.	All
    actions or proceedings arising directly or indirectly hereunder may, at the option of Sublandlord, be litigated in courts having
    situs within the State of Illinois and Guarantor hereby expressly consents to the jurisdiction of any local, state or federal court
    located within the State of Texas and consents that any service of process in such action or proceeding may be made by personal service
    upon any Guarantor wherever Guarantor may then be located or by certified or registered mail to Guarantor at the address specified
    below Guarantor’s signature.
	 	 	 
	 	8.	GUARANTOR
    HEREBY AGREES TO NOT ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO
    THAT EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND VOLUNTARILY
    BY GUARANTOR, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD
    OTHERWISE ACCRUE.
	 	 	 
	 	9.	Upon
    the filing of a petition under any section or chapter of Title 11 of the United States Code or under any similar federal or state
    bankruptcy law or statute by or against Guarantor (said included bankruptcy filing as aforesaid is hereinafter referred to as the
    “Bankruptcy Filing”), any automatic stay or other injunction against Sublandlord resulting from the Bankruptcy
    Filing shall be immediately and automatically modified and terminated with respect to Sublandlord, without further notice, hearing
    or said order of court, so that Sublandlord may proceed to exercise its rights and remedies against any property pledged to Sublandlord
    to secure the Sublease in accordance with applicable law as if no such filing had taken place. Guarantor will not contest (i) any
    motion or application of Sublandlord made in any court of competent jurisdiction seeking enforcement of this paragraph or otherwise
    seeking modification or termination of such automatic stay or other injunction in a manner consistent herewith, or (ii) any motion
    or application of Sublandlord made in any court of competent jurisdiction seeking the appointment of a receiver after the Bankruptcy
    Filing. Guarantor acknowledges and agrees that Sublandlord is specifically relying upon the covenants and agreements of Guarantor
    contained in this paragraph and that such covenants and agreements constitute a material inducement to Sublandlord’s entering
    into the Amendment.
	 	 	 
	 	10.	All
    of Sublandlord’s rights and remedies under the Sublease or under this Guaranty are intended to be distinct, separate and cumulative
    and no such right or remedy therein or herein mentioned is intended to be in exclusion of or a waiver of any of the others.
	 	 	 
	 	11.	Notice
    of acceptance of this Guaranty and any obligations or liabilities contracted or incurred by Subtenant are all hereby waived by the
    Guarantor.

 

    	 

     

    

 

	 	12.	This
    Guaranty shall be governed by and construed in accordance with the laws of the State of Texas.
	 	 	 
	 	13.	All
    of the provisions of this Guaranty shall inure to the benefit of Sublandlord and its grantees, successors and assigns and shall inure
    to the benefit of any future owner of the fee title of which the Premises are a part, and all the provisions of this Guaranty shall
    be binding upon Guarantor and its heirs, legal representatives, successors, and assigns.
	 	 	 
	 	14.	If
    Guarantor consists of more than one person or entity, each person or entity comprising Guarantor shall be jointly and severally liable
    with every other person or entity comprising Guarantor. The death, resignation or withdrawal of any Guarantor from any partnership,
    association, corporation or other entity comprising Subtenant shall not release the liability of any other Guarantor unless and until
    Sublandlord shall have consented in writing to such release.
	 	 	 
	 	15.	Guarantor
    shall not have the right to assign this Guaranty, or its rights or obligations hereunder, or transfer all or substantially all of
    its assets, whether voluntarily or by operation of law without the prior written consent of Sublandlord, which consent Sublandlord
    may withhold in its sole discretion and such restrictions shall be binding upon any assignee to which Sublandlord has consented.
    If Guarantor is a corporation, any transaction or series of transactions (including without limitation any dissolution, merger, consolidation
    or other reorganization of Guarantor, or any issuance, sale, gift, transfer or redemption of any capital stock of Guarantor, whether
    direct or indirect, voluntary, involuntary or by operation of law, or any combination of any of the foregoing transactions) resulting
    in the transfer of control of Guarantor, other than by reason of death, shall be deemed to be a voluntary assignment of this Guaranty
    by Guarantor subject to the provisions of this Paragraph. If Guarantor is a partnership or limited liability company, any transaction
    or series of transactions (including without limitation any withdrawal or admittance of a partner or member or any change in any
    partner’s or member’s interest in Guarantor, whether voluntary, involuntary or by operation of law, or any combination
    of any of the foregoing transactions) resulting in the transfer of control of Guarantor, other than by reason of death, shall be
    deemed to be a voluntary assignment of this Guaranty by Guarantor subject to the provisions of this Paragraph. The term “control”
    as used in this Guaranty means the power to directly or indirectly direct or cause the direction of the management or policies of
    Guarantor.
	 	 	 
	 	16.	Initially
    capitalized terms used but not otherwise defined herein have the same meanings given them in the Sublease.
	 	 	 
	 	17.	If
    this Guaranty is held ineffective or unenforceable by any court of competent jurisdiction or in the event of any limitation of liability
    of Guarantor other than as expressly provided in it, then Guarantor will be deemed to be a Subtenant under the Sublease with the
    same force and effect as if Guarantor were expressly named jointly and severally liable with respect to the obligations of Subtenant.
	 	 	 
	 	18.	Signatures
    sent by electronic mail or signed electronically may be used in the place of original signatures on this Guaranty. The Guarantor
    intends to be bound by the electronically mailed or signed signature, and hereby waives any defenses to the enforcement of the terms
    of this Guaranty based on the form of the signature.

 

[SIGNATURE
PAGE FOLLOWS]

 

    	 

     

    

 

	GUARANTOR :

INVO
Bioscience Inc., a Nevada Corporation

	 
	 	 	 
	By	/s/
    Steven Shum	 
	Name	Steven
    Shum:	 
	Title:	CEO

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