Document:

Exhibit 10.8

  

TURNKEY DRILLING CONTRACT

 

 

THIS AGREEMENT is made and entered
into as of the 8th day of March, 2013 by and between the parties herein designated as "Partnership" and "Contractor."

 

	Partnership:	2013 Bayou City Seabreeze Offset Drilling Program, L.P. 
	Address:	632 Adams Street, Suite 710
	 	Bowling Green, Kentucky 42101
	 	 
	Contractor:	Bayou City Exploration, Inc.
	Address:	632 Adams Street, Suite 710
	 	Bowling Green, Kentucky 42101

 

IN CONSIDERATION of
the mutual promises, conditions and agreements herein contained, Partnership engages Contractor as an Independent Contractor to
furnish the equipment, labor and services to drill, test, and complete its working interest portion, as per Exhibit “1”,
of the wells to be drilled on the Partnership Prospect in Chambers County, Texas in search of oil and/or gas.

 

As a Management Fee
for the supervision and management of the affairs of the Partnership during the work over, drilling and testing periods of Initial
Operations, the Managing General Partner will receive an amount equal to the excess, if any, of the Turnkey Drilling Price over
the actual cost of such operations. Likewise, during the completion period of Initial Operations, if completion is attempted on
the Prospect Wells, the Managing General Partner will receive an amount equal to the excess, if any, of the Turnkey Completion
Price over the actual costs of such operations. The Managing General Partner intends to enter into one or more Operating Agreements
(the “Operating Agreements”) with third party operators which will perform certain services with respect to the work
over, drilling, testing and, if applicable, completion of the Prospect Wells. We cannot accurately predict the actual amount constituting
compensation to be paid to any third party operator for its services under the Operating Agreements and therefore, it also cannot
accurately predict the excess amount, if any, of the Turnkey Drilling Price over the actual cost of such operations that the Managing
General Partner will receive. Costs to be expended under the Operating Agreements are a direct result of the work over, drilling,
testing and completion risks encountered. During work over, drilling, testing and completion operations, a variety of conditions
may be encountered, such as loss of circulation, blowouts, detachment and/or loss of drilling equipment, necessity for the purchase
and installation of down-hole equipment to keep the wellbore intact, and repair of inadequate cement to hold production casing
in place. As such costs are unpredictable with any degree of certainty, in the event of totally uneventful operations, compensation
payable pursuant to the Operating Agreements could equal or exceed the actual work over, drilling, testing and completion costs.
Likewise, in the event that a series of major difficulties are encountered, these costs could equal or exceed the amount of Initial
Capital, and Bayou City Exploration, Inc. would be responsible for such excess costs. Bayou City Exploration, Inc. may use any
funds it receives from management fees and/or profits, if any, for any purpose, including payment of General and Administrative
Expenses of Bayou City Exploration, Inc. such as employee salaries and office expenses.

 

1.             LOCATION OF PARTNERSHIP
WELL(S):

 

See Exhibit "1" attached hereto
and made a part hereof.

 

    	1

    	 

    

 

2.             TERMINATION DATE:

 

Contractor agrees to use its best efforts
to complete operations for the acquisition, drilling and testing of the Partnership Wells by September 30, 2013, and Contractor
and the Partnership agree that time is of the essence under this Agreement.

  

3.             BASIS OF DETERMINING AMOUNTS PAYABLE
TO CONTRACTOR:

 

Contractor shall be paid at the following
rate for the work performed hereunder:

 

Turnkey Drilling Price
($490,167) and Completion Price in the event that completion is attempted ($402,000) = Total $892,167.

  

4.             DEPTH:

 

Subject to the right of the Partnership
to direct the stoppage of work at any time (as provided in paragraph 7), the Partnership Wells shall be drilled to the depth as
specified in Exhibit “1” or to the depth at which the production casing (production string) is set, whichever depth
is first reached, which depth is hereinafter referred to as the “Contract Depth.”

  

5.             TIME OF PAYMENT:

 

5.1 Basis: Payment by the Partnership
to the Contractor of the Drilling Price becomes due and payable upon the receipt by the Partnership of an invoice from the Contractor.
Neither commencement nor completion of Contractor’s performance shall be a condition precedent to this obligation to pay.

 

5.2 Attorneys’ Fees: If this
Agreement is placed in the hands of an attorney for collection of any sums due hereunder, or suit is brought on same, or sums due
hereunder are collected through bankruptcy or probate proceedings, then the Partnership agrees that there shall be added to the
amount due reasonable attorneys' fees and costs.

  

6.             COMPLETION PROGRAM:

 

The Contractor, in its capacity as Managing
General Partner of the Partnership (the “Managing General Partner”), along with other participating Partnership Well
working interest owners, shall determine whether Contractor shall set a production string on the Prospect Wells.  In the event
the Managing General Partner directs that drilling operations cease and to abandon the Partnership Wells, Contractor shall plug
the Partnership Wells, remove all drilling apparatus from the well sites and the obligations of the parties hereunder shall cease. 
In the event the Managing General Partner directs Contractor to set a production string on the Prospect Wells and makes timely
payment to the Contractor of the Completion Price, Contractor shall commence the operations necessary to attempt to complete the
Prospect Wells for commercial production, including the setting of a production string and the acquisition, delivery and installation
of a pump jack, holding tank and all other necessary equipment needed to extract and contain oil and/or gas from the Partnership
Wells.

  

7.             STOPPAGE OF WORK BY THE
PARTNERSHIP:

 

Notwithstanding the provisions of paragraph
3 with respect to the depth to be drilled, the Managing General Partner shall have the right to direct the stoppage of the work
to be performed by the Contractor hereunder at any time prior to reaching the Contract Depth and even though Contractor has made
no default hereunder.  If the Partnership exercises its right to discontinue drilling the well(s), the Partnership will not
receive a refund for any unused portion of the Drilling Price allocable to the discontinued well(s).

 

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8.             REPORTS TO BE FURNISHED BY CONTRACTOR:

 

8.1 Contractor shall keep and furnish
to the Partnership an accurate record of the work performed and formations drilled on the IADC-API Daily Drilling Report form or
other form acceptable to the Partnership.  A legible copy of said form signed by Contractor’s representative shall be
furnished by Contractor to the Partnership.

 

8.2 Delivery tickets, if requested
by the Partnership, covering any material or supplies furnished by the Partnership shall be turned in each day with the daily drilling
report.  The quantity, description and condition of materials and supplies so furnished shall be checked by Contractor and
such tickets shall be properly certified by Contractor.

  

9.             RESPONSIBILITY FOR A SOUND LOCATION:

 

Contractor shall prepare a sound location,
adequate in size and capable of properly supporting the drilling rig.  Contractor shall be responsible for a conductor pipe
program adequate to prevent soil and subsoil washout.  In the event subsurface conditions cause a cratering or shifting of
the location surface, and loss or damage to the rig or its associated equipment results therefrom, the Partnership shall not be
responsible for reimbursing Contractor for any such loss or damage including payment of work stoppage rate during repair and/or
demobilization if applicable.

 

10.           RESPONSIBILITY FOR ROAD AND LOCATIONS:

 

Contractor agrees at all times to maintain
roads to locations and each location in such a condition that will allow free access and movement to and from the drilling site
in an ordinarily equipped highway type vehicle.

  

11.           PAYMENT OF CLAIMS:

 

Contractor agrees to pay all claims for
labor, material, services and supplies to be furnished by Contractor hereunder, and agrees to allow no lien or charge to be fixed
upon the lease, the Partnership Wells or other property of the Partnership or the land upon which said Partnership Wells are located.

  

12.           RESPONSIBILITY FOR LOSS OR DAMAGE:

 

12.1 Contractor’s Surface Equipment:
Contractor shall assume liability at all times for damage to or destruction of Contractor’s surface equipment, including
but not limited to all drilling tools, machinery and appliances, for use above the surface, regardless of when or how such damage
or destruction occurs.

 

12.2 Contractor’s In-Hole Equipment
Basis: Contractor shall assume liability at all times for damage to or destruction of Contractor’s in-hole equipment, including
but not limited to drill pipe, drill collars and tool joints, and the Partnership shall be under no liability to reimburse Contractor
for any such loss.

 

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12.3 Partnership’s Equipment:
The Partnership shall assume liability at all times for any defective equipment owned by it, including but not limited to casing,
tubing, well head equipment, and Contractor shall be under no liability to reimburse the Partnership for any such loss or damage.

 

12.4 Fire or Blow-Out: Should a fire
or blowout occur or should the hole for any cause attributable to Contractor's operators be lost or damaged while Contractor is
engaged in the performance of work hereunder, all such loss of or damage to the hole including cost of regaining control of a fire
or blowout, shall be borne by Contractor; and if the hole is not in condition to be carried to the Contract Depth as herein provided,
Contractor shall, if requested by the Partnership, commence a new hole without delay at Contractor's cost; and the drilling of
the new hole shall be conducted under the terms and conditions of this Agreement in the same manner as though it were the first
hole and Contractor shall be responsible for replacement of any casing lost in a junked and abandoned hole as well as the cost
of preparing a new drill site for the new hole and the road thereto.  In such case, Contractor shall not be entitled to any
payment or compensation for expenditures made or incurred by Contractor on or in connection with the abandoned hole.

  

13.           NO WAIVER EXCEPT IN WRITING:

 

It is fully understood and agreed that
none of the requirements of this Agreement shall be considered as waived by either party unless the same is done in writing, and
then only by the persons executing this Agreement, or other duly authorized agent or representative of the party.

  

14.           FORCE MAJEURE:

 

If either party hereto is rendered unable,
wholly or in part (and its performance hereunder is not rendered merely commercially impracticable) by force majeure to carry out
its obligation under this Agreement, it shall give the other party prompt written notice of the force majeure with reasonably full
particulars.  Thereupon, the obligations of the notifying party, so far as they are affected by the force majeure, shall be
suspended during, but not longer than, the continuance of the force majeure, and the notifying party agrees to use reasonable diligence
to remove the force majeure as quickly as possible.  This paragraph shall not relieve either party hereto for its obligations
to expend sums of money or to indemnify the other party hereto, as provided elsewhere in this Agreement. The term "force majeure"
as herein employed shall mean an act of God, strike, lockout or other industrial disturbance, act of the public enemy, war, blockade,
public riot, lightning, fire, storm, flood, explosion, extreme weather conditions, or governmental restraint.

  

15.           INFORMATION CONFIDENTIAL:

 

Upon written request by the Partnership,
information obtained by Contractor in the conduct of drilling operation on the Partnership Wells, including, but not limited to
depth, formations penetrated, the results of coring, testing and surveying, shall be considered confidential and shall not be divulged
by Contractor or its employees, to any person, firm or any corporation other than the Partnership’s designated representative.

  

16.           NOTICES AND PLACE OF PAYMENT:

 

All notices to be given with respect to
this Agreement unless otherwise provided for shall be given to Contractor and to the Partnership respectively at the addresses
hereinabove shown.  All sums payable hereunder to Contractor shall be payable at the address hereinabove shown unless otherwise
specified herein.

 

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BAYOU CITY EXPLORATION,
INC.

 

 

 

By: /s/ Stephen C. Larkin

        Stephen C. Larkin, President &
CEO

 

 

2013
Bayou City Seabreeze Offset Drilling Program, L.P., 

A KENTUCKY LIMITED
PARTNERSHIP

 

 

By: Bayou City Exploration,
Inc.

        Managing General Partner

 

 

By: /s/ Stephen C. Larkin

       Stephen C. Larkin, President & CEO

 

 

 

 

 

 

 

 

 

 

 

 

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EXHIBIT "1" TO EXHIBIT
"C"

 

March 8, 2013

 

The primary investment
objective of the Partnership is, assuming all Units are sold, the acquisition of up to 4.16666667% of
the working interest which is approximately 3.0416666691% of the net revenue interest in the Seabreeze #2 Well and 3.33333333%
of the working interest which is approximately 2.43333333% of the net revenue interest in the Seabreeze #3 Well. The Prospect
will consist of oil and gas leases in Chambers County, Texas and the Prospect Wells will be drilled to a depth sufficient to test
the Seabreeze A-1 Sand formation.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	6Exhibit 10.1

 

COMMERCIAL
TRIPLE NET LEASE WITH PURCHASE OPTION

 

Parties:

 

This Commercial Lease Agreement (“Lease”)
is entered into between Empowered Products, Inc. (“Lessee”) and Reich Family Trust 85 (“Lessor”).

 

Premises:

 
 

Lessor rents to Lessee, and Lessee
rents from Lessor the building situated at 3375 W Oquendo Rd, in the City of Las Vegas, County of Clark, State of Nevada, also
described as Parcel 16232213005 ("the premises"), of which Lessor is the owner, together with the following furnishings
and appliances: N/A, subject to the terms and conditions in this Agreement. Rental of the premises also includes: fenced yard
of approximately 3796 Sq Ft.

 

Term:

 

The term of this Lease (“Term”)
and the rental associated with said agreement will begin on June 1, 2013 (“Commencement Date”)
and end on May 31, 2015, unless sooner terminated as herein set forth or unless extended in accordance with the provisions
hereof.

 

Definitions:

 

Adjacent Facilities - all sidewalks, grounds,
areas, vaults, chutes, sidewalk hoists, railings, gutters, water and sewer connections, streets, alleys and curbs, parking areas,
malls or passageways in front of, adjacent to or appurtenant to the Premises.

 

Requirements - all present and future laws,
statutes, rules, orders, ordinances, regulations or other requirements (including without limitation Environmental Laws) of any
governmental, public or quasi-public authority now existing or hereafter created, and of any and all of their departments and bureaus,
and of any applicable fire rating bureau or other body exercising similar functions, and all covenants or restrictions applicable
to or affecting the Premises or any Adjacent Facilities.

 

Prime - the interest rate per annum announced
from time to time by Wells FargoBank, (or any successor bank thereto) to be its base rate and may not necessarily be
the most favorable rate charged by such Bank.

 

The words “herein,” “hereof,”
“hereunder” and words of similar import refer to this Lease as a whole and not to any particular Section or Subsection
thereof unless the context shall otherwise require.

 

Use:

 

Lessee shall use and occupy the premise for the purpose
of: manufacturing

 

Lessee
shall have the right at its own expense to contest, by appropriate proceedings diligently conducted in good faith, any allegation
by public authorities that Lessee, the Premises or any Improvements are in violation of any Requirements or any certificate of
occupancy affecting the Premises, but only so long as:

 

(a) Neither
the Premises nor any part thereof would by reason of such contest be, in Lessor's sole judgment, in danger of being forfeited or
lost,

 

(b) Lessor shall not in its sole judgment be in danger of being subject to criminal liability or penalty by reason of such contest;
and

 

(c) Lessee
shall have indemnified and shall continue to indemnify Lessor with a surety bond, or other means satisfactory to Lessor in
its sole discretion, in an amount sufficient to pay any fines, penalties or other charges that may or might be
assessed against or become a charge on the Premises if such contest is unsuccessful.

 

Any such contest may be made
in the name of Lessor or Lessee or both, as Lessee shall determine; and Lessor agrees to cooperate reasonably with Lessee in any
such contest but without expense to Lessor. Lessee shall pay all costs and expenses (including, but not limited to, Lessor's attorneys'
fees) incurred by Lessor in connection therewith. If Lessee upon the conclusion of any contests or proceedings shall fail to pay
any fines, penalties or other charges thereby determined to be due, or if prior thereto Lessor, in the exercise of its
sole judgment, shall determine that either condition (a) or (b) of this Section is no longer satisfied, Lessor may apply all or
any part of any security provided under this Section to the payment, removal and discharge of such amounts and any costs, expenses
(including, but not limited to, Lessor's attorneys' fees) and other liabilities accruing in such proceedings, and shall refund to
Lessee the balance of any security not so applied, if any. Lessee shall promptly pay to Lessor any deficiency resulting from such
application, with the amount of such deficiency to be due as Additional Rent due on the next rent day after any such deficiency
is determined, with interest thereon at the rate of Prime plus three percent (3%) per annum from the date of such determination.

 

Lessee shall not suffer or
permit the Premises or any portion thereof to be used in any manner as might tend to impair Lessor's title to the Building or
Land or any portion thereof, or in such manner as might make possible a claim or claims of adverse usage or adverse possession
or of implied dedication of the Building or Land or any portion thereof for public use.

 

Notwithstanding the forgoing,
Lessee shall not use the premises for the purposes of storing, manufacturing or selling any explosives, flammables or other inherently
dangerous substance, chemical, thing or device.

 

Net Rent  - Rent Absolute

 

Lessor and Lessee agree
(a) that this is a triple net lease, (b) that Lessee accordingly shall be responsible for all obligations which are normally imposed
on the owner of real estate with respect to the Premises which may accrue during the Term including, without limitation, responsibility
for the payment of all real estate taxes, special assessments, insurance premiums and repair, replacement and maintenance costs
and expenses in connection therewith (except as otherwise expressly set forth herein), and (c) that the Rent and all payments
to be made to Lessor hereunder are to be net to Lessor, without deductions or offsets of any kind or nature whatsoever. In no
event shall there be any abatement or reduction in the Rent except as may be otherwise specifically provided in this Lease.

 

    	1

    	 

    

 
 

Except as otherwise specifically
provided herein, damage to or destruction of any portion or all of the Building or other Improvements located upon the Premises,
by fire, the elements or any other cause whatsoever , whether with or without fault on the part of Lessee, shall not terminate
this Lease or entitle Lessee to surrender the Premises or entitle Lessee to any abatement of or reduction in the Rent payable
, or otherwise affect the respective obligations of the parties hereto , any present or future law to the contrary notwithstanding.
If the use of the Premises for any purpose should , at any time during the Term , be prohibited by law or ordinance or other governmental
regulation , or prevented by injunction , or if there is any eviction by title paramount , this Lease shall not, except as otherwise
specifically provided herein, be thereby terminated nor shall Lessee be entitled by reason thereof to surrender the Premises,
or to any abatement or reduction in Rent, nor shall the respective obligations of the parties hereto be otherwise affected unless
such eviction is due to the act of Lessor or any person or persons claiming any interest in the demised premises by or under Lessor.

 

This Lease is made upon the
foregoing and following covenants, agreements and conditions, all of which Lessee agrees to perform irrespective of whether the
particular provision is in the form of a covenant, an agreement, a condition, a direction or any other form.

 

Payment of Rent:

 
 

Lessee will pay to Lessor an
annual fixed rental of Forty Eight Thousand Dollars ($48,000.00) payable in equal installments in advance of the first day of
each month , the first such payment on the Rent Commencement Date and subsequent monthly payments on the first (1st) day of each
succeeding month during the Term , except when that day falls on a weekend or a legal holiday, in which case rent is due on the
next business day. Payment shall be made to the person and at the address the Lessor shall designate in writing. Rental is to
be paid in cash, money order, cashier's check and/or certified check, or, at the option of the Lessor, in any other fashion.

 

Commencing on the Commencement Date,
Lessee also covenants and agrees to pay as “Additional Rent” prior to the respective due dates thereof all Impositions,
as defined in the Section entitled Impositions contained herein, insurance premiums, charges, costs, expenses, and payments required
to be paid by Lessee in accordance with any of the provisions of this Lease.

 

All amounts payable by Lessee under this Section
shall collectively comprise the rent due and payable under this Lease (“Rent”).

 

Late Charges:

 

Any installment
of Rent or any part thereof which is not made when due shall bear interest at the rate of Prime plus three percent (3%) per annum
from the date when the same is due hereunder until the same shall be paid (“Late Charge”). In the event of
non-payment of any Late Charge, Lessor shall have, in addition to all other rights and remedies, all rights and remedies provided
for in this Lease and by law in the case of non-payment of Rent. No failure by Lessor to insist upon strict performance by Lessee
of its obligations to pay Late Charges shall constitute a waiver by Lessor of its rights to enforce the provisions of this Section
in any instance thereafter, nor shall acceptance of Late Charges be deemed to extend the time for payment of Rent or any part
thereof under this Lease.

 

The provisions for Late Charges stated herein shall not
limit or affect Lessor’s other remedies against Lessee under this Lease or under law, including, but not limited to, Lessor’s right
to charge Lessee for all costs and expenses (including, but not limited to, Lessor’s attorneys' fees) incurred in connection with
the collection of Rent and Late Charges from Lessee.

 

Prorated first month's rent:

 
 

For the period from
Lessee's move-in date or beginning date of this agreement, whichever is earlier, through the end of the month, Lessee will pay
to Lessor a prorated monthly rent of Four Thousand Dollars ($4,000.00). This amount will be paid on or before the date the Lessee
moves in.

 

Utilities:

 

All applications and connections for
necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable
for utility charges as they become due, including those for sewer, water, gas, electricity, and telephone services.

 

Security Deposit:

 

Lessee will pay
to Lessor the sum of 0 Dollars ($0) as security deposit for the performance of Lessee’s obligations under
this lease, including without limitation the surrender of possession of the premises to Lessor as herein provided. It is expressly
understood that the Security Deposit shall not be considered an advance payment of rental or a measure of Lessor’s damages
in case of default by Lessee. Unless otherwise provided by mandatory non-waivable law or regulation, Lessor may commingle the
Security Deposit with Lessor’s other funds. Lessor may, from time to time, without prejudice to any other remedy, use the
Security Deposit to the extent necessary to make good any arrearages of rent or to satisfy any other covenant, obligation
or default of Lessee hereunder, Following any such application of the Security Deposit, Lessee shall pay to Lessor on demand the
amount so applied in order to restore the Security Deposit to its original amount. If Lessor transfers Lessor’s interest
in the premises during the term of this Lease, Lessor may assign the Security Deposit to the transferee and thereafter shall have
no further liability for the return of such Security Deposit.

 

Impositions:

 
 

Lessee covenants
and agrees to pay , before any fine, penalty, interest or cost may be added thereto for non-payment thereof , all taxes , assessments
, water and sewer rates and charges, excises, levies, license and permit fees, and other governmental charges, and charges for
public and private utilities and services (and , in the event of any non-payment in violation of the foregoing covenants, all
fines, penalties, interest and costs with respect to any of the foregoing) , general and special , ordinary and extraordinary
, foreseen and unforeseen, of any kind and nature that at any time during the Term may be assessed , levied, confirmed , imposed
upon or grow or become due and payable out of or in respect of, or charged with respect to or become a lien on, the Land or the
Building or the Premises or any Adjacent Facility or any personal property , equipment or other facility used in the operation
of the Premises, or the rent or income received therefrom , or any use or occupancy thereof , or this transaction , or the Rent
or other sums payable hereunder (except as otherwise provided in this Section) or under any sublease or license or other similar
agreement with respect to use or occupancy of any part of the Premises, or under any document to which Lessee is a party creating
or transferring an interest or estate in the Premises (all of which items are herein called "Impositions"). Each Imposition
shall be paid not later than the due date thereof, but if by Jaw any Imposition may, at the option of the taxpayer, be paid in
installments, Lessee may pay such Imposition in installments as the same becomes due. Lessee shall not be required to pay any
Imposition upon or against the Premises or any part thereof or the Improvements so Jong as Lessee shall, to the extent permitted
by law, in good faith and with due diligence , contest the same or the validity thereof by appropriate legal proceedings which
shall have the effect of preventing the collection of the Imposition so contested ; provided that, pending any such legal proceedings
Lessee shall give Lessor such security as may be demanded by Lessor in Lessor's reasonable discretion to insure payment of the
amount of the Imposition, and all interest and penalties thereon. In the event that Lessee at any time institutes suit to recover
any Imposition or charge paid by Lessee under protest in Lessor's name, Lessee shall have the right, at its sole expense, to institute
and prosecute such suit or suits in Lessor's name, in which event Lessee covenants and agrees to indemnify Lessor and save Lessor
harmless from and against all costs, expenses (including, but not limited to, Lessor's attorneys' fees), charges or liabilities
in connection with any such suit.

 

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Nothing herein contained
shall require Lessee to pay any inheritance, estate, succession , transfer or gift taxes or state or federal income taxes of Lessor,
except that if at any time during the Term the method of taxation then prevailing shall be altered so that any new tax, assessment
, levy , imposition or charge or any part thereof shall be imposed upon Lessor in place of any Imposition as heretofore defined
and shall be measured by or be based in whole or in part upon the Premises or the rents or other income therefrom, then all such
new taxes, assessments, levies, impositions or charges or part thereof, to the extent that they are so measured or based, shall
constitute Impositions for purposes hereof, and Lessee shall pay and discharge the same as herein provided with respect to Impositions.

 

Any Imposition that relates in part to
a period extending beyond the Term (including any Imposition that has been converted into installment payments as provided in
this Section, as to which the period over which such installments are payable shall be deemed to be the period to which such Imposition
relates) shall be apportioned between Lessor and Lessee at the expiration of the Term, except that Lessee shall not be entitled
to receive the funds representing such apportionment unless and until any then-existing Defaults are cured. Without limiting the
generality of the foregoing, Lessee shall pay to Lessor prior to the expiration of the Term Lessee’s estimated prorated share
of any general real estate taxes becoming due and payable after the expiration of the Term, as estimated by Lessor based upon
one hundred ten percent (110%) of the then most recent ascertainable tax bills.

 
 

If required by Lessor's
mortgagee , as security for the obligations contained in this Section, Lessee shall deposit monthly with Lessor, or such other
entity as Lessor may designate , on the first day of each and every month of the Term , a sum equal to one-twelfth (I/ 12th) of
(a) one hundred ten percent (110%) of the then most recent ascertainable amount (or at Lessor's election , if Lessor's interest
hereunder is subject to the lien of a mortgage or trust deed, a sum equal to one-twelfth (I/12th) of the mortgagee's estimate
of the current amount) of general real estate taxes and annual installments of special assessments levied with respect to the
Premises, and (b) the Lessee's insurance premiums as required under the terms of the Section entitled Insurance of this Lease.
Such monthly deposits shall be held by Lessor, or such other entity as Lessor may designate, in such account or accounts as may
be authorized by then current state or federal banking laws, rules or regulations and which monthly deposits shall be used as
a fund to be applied, to the extent thereof, to the payment of such general real estate taxes, special assessments and insurance
premiums as the same become due and payable. The existence of such fund shall not limit or alter Lessee's obligation to pay the
taxes, assessments or premiums respecting which the fund was created; provided, however, that such fund shall be fully utilized
for the payment of such taxes, assessment or premiums. The amount of the fund shall be re-adjusted annually, on the first day
of June in each year of the Term, to reflect the actual amount of such taxes, assessments or premiums for the prior calendar year.
Lessee shall not be entitled to interest on such fund and Lessor may commingle such fund with its other funds.

 

Lessee shall furnish to Lessor within ten (10)
days after the due date of any Imposition payable by Lessee official receipts of the proper taxing authority or other proof satisfactory
to Lessor evidencing payment thereof.

 

The certificate, advice
or bill indicating the non-payment of any Imposition, issued by the appropriate official designated by law to make or issue the
same or to receive payment of such Imposition, shall be prima facie evidence that the Imposition is due and unpaid at the time
of issuance of such certificate, advice or bill.

 

Lessor shall, at its option,
have the right at all times during the Term to pay any Impositions not paid by Lessee, and the amounts so paid, including expenses,
shall be so much Additional Rent due at the next rent day after any such payment, with interest thereon at the rate of Prime, plus
three percent (3%) per annum from the date of payment thereof.

 

Default:

 

Each of the following shall be an “Event of Default”:

 

		1.	If Lessee shall fail to pay rent when due, the Lessor, at his option, may terminate all rights
of the Lessee herein after not less than five (5) days written notice of such default given in a manner required by law unless
Lessee rectifies or cures the default within the said time.

		2.	If Lessee shall fail to pay any
                                                               other payment of money, costs or expenses to be paid by Lessee
                                                               under this Lease, when due, and the continuance of such failure
                                                               for a period of ten (10) days after written notice from Lessor
                                                               specifying such failure;

		3.	In the event of a default made by Lessee in any of the other covenants or
conditions to be kept, observed and performed by Lessee, Lessee shall have thirty (30) days after receipt of written notice thereof
to cure such default. In the event that the Lessee shall fail to cure any default within the time allowed under this paragraph,
Lessor may declare the term of this Lease ended and terminated by giving Lessee written notice of such intention, and if possession
of the premises is not surrendered, Lessor may reenter said premises. Lessor shall have, in addition to the remedy above provided,
any other right or remedy available to Lessor on account of any Lessee default, either in law or equity. Lessor shall use reasonable
efforts to mitigate its damages.

		4.	The filing or execution or occurrence of any of the following will be considered a Default on the
part of Lessee:

 

		(a)	A petition in bankruptcy by or against Lessee;

 

		(b)	A petition against or answer by Lessee seeking a reorganization, arrangement,
composition, readjustment, liquidation, dissolution or other relief of the same or different kind under any provision of any bankruptcy
laws;

 

		(c)	Adjudication & Lessee as a bankrupt or insolvent

 

		(d)	An assignment by Lessee for the benefit of creditors;

 

		(e)	A petition
against or proceeding by Lessee for, or the appointment of, a trustee, receiver, guardian, conservator or liquidator of Lessee
with respect to the Premises or with respect to all or substantially all of Lessee's property; or

 

		(f)	A petition against or proceeding by or against Lessee for its dissolution or liquidation or the
taking of possession of Lessee’s property by any governmental authority in connection with dissolution or liquidation.

 

Where in the case of a petition filed against Lessee
under (a), (b), (e) or (f) above, such petition is not dismissed within ninety (90) days after the filing thereof;

 

		(g)	Entry of an order, judgment or decree by any court of competent jurisdiction
granting any prayer or demand contained in any petition under (a), (b), (e) or (f) above, which order, judgment or decree is not
reversed or vacated within ninety (90) days after it is entered;

 

		(h)	Vacation or abandonment of the Premises; or

 

		(i)	Taking by any person of Lessee’s interest in this Lease upon execution, attachment or other process
of law or equity.

 
  

    	3

    	 

    

 

 

 

In
the event of Default on the part of Lessee, Lessor , at its option, without further notice or demand to Lessee, may, in
addition to all other rights and remedies provided in this Lease, at law or in equity: (a) terminate this Lease and Lessee's
right of possession of the Premises , and recover all damages to which Lessor is entitled at law, specifically including,
without limitation , the excess of the aggregate Fixed Rent and Additional Rent that would have accrued for the balance of
the Term over the then current fair market rental value of the Premises for the balance of the Term, together with all of
Lessor's expenses of re-leasing (including repairs, alterations, improvements, additions, decorations, legal fees and
brokerage commissions) or (b) terminate Lessee's right of possession of the Premises without terminating this Lease. In all
events, Lessor may re-lease the Premises, or any part thereof for the account of Lessee, for such rent and term and upon such
terms and conditions as are acceptable to Lessor. If Lessor shall have elected to pursue its right to terminate Lessee's
right of possession of the Premises without terminating the Lease, then Lessor shall have the further right and remedy to
subsequently rescind such election and terminate the Lease. For purposes of any such re-leasing, Lessor is authorized to
decorate, repair, alter and improve the Premises to the extent deemed necessary by Lessor, in its reasonable discretion, all
at Lessee's expense. If Lessor fails to re-lease the Premises, or if the Premises are re-leased and a sufficient sum is not
realized therefrom after payment of all Lessor's expenses of re-leasing (including without limitation repairs, alterations,
improvements, additions, decorations, legal fees and brokerage commissions) to satisfy the payment, when due, of Fixed Rent
and Additional Rent reserved under this Lease for any monthly period, then Lessee shall pay Lessor a sum equal to the amount
of Fixed Rent and Additional Rent due under this Lease for each such monthly period, or if the Premises have been re-leased,
Lessee shall pay any such deficiency on the rent day applicable to such month. Nothing in the foregoing sentence, however,
shall be deemed to mean that Lessor can only collect damages from Lessee hereunder in monthly installments, it
being expressly acknowledged by Lessee that Lessor shall always have the right to collect, in a lump sum, from Lessee,
damages equal to the excess of the aggregate Fixed Rent and Additional Rent that would have accrued for the balance of the
Term over the then current fair market rental value of the Premises for the balance of the Term. Lessee agrees that Lessor
may file suit to recover any sums due to Lessor hereunder at any time or from time to time and that such suit or recovery of
any amount due Lessor hereunder shall not be any defense to any subsequent action brought for any amount not theretofore
reduced to judgment in favor of Lessor. In the event Lessor elects to terminate Lessee's right of possession only, without
terminating this Lease, Lessor may, at Lessor's option, enter into the Premises, remove Lessee's signs, Lessee's property,
and other evidences of tenancy, and take and hold possession thereof; provided, however, that such entry and possession shall
not terminate this Lease or release Lessee, in whole or in part, from Lessee's obligation to pay the Fixed Rent and
Additional Rent reserved hereunder for the full Term or from any other obligation of Lessee under this Lease. Any and all
property which may be removed from the Premises by the Lessor pursuant to the authority of the Lease or of law, to which the
Lessee is or may be entitled, may be handled, removed or stored by the Lessor at the risk, cost and expense of the Lessee,
and the Lessor shall in no event be responsible for the value, preservation or safekeeping thereof Lessee shall pay to the
Lessor, upon demand, any and all reasonable expenses incurred in such removal and all storage charges against such property
so long as the same shall be in the Lessor's possession or under the Lessor's control.

 

In the event Lessor exercises any remedy
provided under this Section, all deposits theretofore made by Lessee with utility companies or under this Lease, all unearned
insurance premiums and all rights of Lessee under all insurance policies required under this Lease, any claims for refund of any
Imposition, any pending insurance claims or condemnation awards, and all fuel and supplies on the Premises shall be deemed to
be and are hereby assigned to and transferred to Lessor, to be applied in payment of Lessee’s liability under this Lease.

 

No waiver of any default of Lessee hereunder
shall be implied from any omission to take any action on account of such default if such default persists or is repeated, and
no express waiver shall affect any default other than the default specified in the express waiver and that only for the time and
to the extent therein stated. One or more waivers by Lessor or Lessee shall not be construed as a waiver of a subsequent breach
of the same covenant, term or condition.

 

Option to Renew – Right of First
Opportunity:

 
 

Prior to offering the Premises for let
to third parties following the expiration of the Term, Lessor shall first offer to re-lease the Premises to Lessee by delivering
notice thereof to Lessee not less than one hundred eighty (180) days prior to the expiration of the Term, with the Fixed Rent
during such renewal term to be equal to the then fair market rental value of the Premises ("FMV"), and otherwise on
the same terms and conditions set forth herein. Following the receipt by Lessee of such notice, Lessor and Lessee shall negotiate
in good faith to determine the FMV of the Premises and, for a period of sixty (60) days following Lessee's receipt of such notice,
Lessor shall not offer the Premises for let to any third party. In the event that Lessor and Lessee are unable to agree on the
FMV within sixty (60) days of Lessee's receipt of such notice, the right of first offer set forth in this Section shall be null
and void and Lessor shall have the right to let the Premises , following the expiration of the Term, to third parties.

 

Purchase Option:
 

It is hereby agreed that Lessee shall
have the first right of refusal to purchase real estate known as: 3375 W Oquendo, in the City of Las Vegas, County of Clark, State
of Nevada under the following terms of sale:

		·	For the purchase price of N/A Dollars ($_____)

		·	A down payment of $0 Dollars ($0) payable upon exercise of said purchase option.

		·	Other:______________________________________________________________

		·	This purchase option must be exercised in writing no later than ________, ____(year), but shall not
be effective should the Lessee be in default under any terms of this Lease or upon any termination of this Lease.

		·	For Lessee to exercise Lessee’s option under this Purchase Option, Lessee agrees to notify Lessor
in writing, sent certified mail, return receipt requested, to ____________________.

		·	If Lessee  fails to exercise this Purchase Option in strict accord with the terms and conditions herein or within
the time provided herein, Lessee agrees and acknowledges that the full consideration paid to Lessor shall be retained by Lessor
as consideration for this purchase option and neither party shall have any further rights or claims against the other by reason
of this Purchase Option.

INITIALED: Lessee__________

		·	If the Lessor fails to perform any of the covenants of this Purchase Option, the aforesaid money paid
by the Lessee, at the option of the Lesse, shall be returned to the Lessee on demand; or the Lessee shall have only the right of
specific performance.

INITIALED: Lessor__________

		·	Sales and Purchase Agreement signed within ____________ of the date Lessee exercises this Purchase
Option.

Lessor’s Failure to Deliver Possession:

If
Lessor is unable to deliver possession of the premises to Lessee for any reason not within Lessor's control, including but not
limited to partial or complete destruction of the premises, Lessee will have the right to terminate this Agreement upon proper
notice as required by law. In such event, Lessor's liability to Lessee will be limited to the return of all sums previously paid
by Lessee to Lessor. Lessee agrees to hold Lessor and Lessor's agents harmless for loss or damage for any reason not within Lessor's
control. In any case, Lessor's liability to Lessee will be limited to the return of all sums previously paid by Lessee to Lessor.

Condemnation:
 If any legally, constituted authority condemns the premises or such part thereof which shall make the premises
unsuitable for leasing, this Lease shall cease when the public authority takes possession, and Lessor and Lessee shall account
for rental as of that date. In such an event any award, compensation or damages paid as a consequence of any legal proceedings
("Award") shall be paid to and be the sole property of Lessor whether such Award shall be made as compensation for diminution
of the value of the leasehold or the fee of the Building or Land or otherwise and Lessee hereby assigns to Lessor all of Lessee's
right, title and interest in and to any such Award.

    	4

    	 

    

 
 Eminent
                                                                                                   Domain:

If the premises or any part thereof or
any estate therein, or any other part of the building materially affecting Lessee’s use of the premise, shall be taken by
eminent domain, this lease shall terminate on the date when title vests pursuant to such taking. The rent shall be apportioned
as of the termination date, and any rent paid for and period beyond that date shall be repaid to Lessee. Lessee shall not be entitled
to any part of the Award for such taking or any payment in lieu thereof.

Assignment of Agreement and Subletting:
 Lessee
shall have the right without Lessor's consent, to assign this Lease to a corporation with which Lessee may merge or consolidate,
to any subsidiary of Lessee, to any corporation under common control with Lessee, or to a purchaser of substantially all of Lessee's
assets provided that (a) the net worth of such assignee after such merger, reorganization or consolidation shall be no less than
that of Lessee immediately prior to such merger, reorganization or consolidation, (b) Lessee is not at such time in Default hereunder,
and (c) such successor shall execute an instrument in writing fully assuming all of the obligations and liabilities imposed upon
Lessee hereunder and deliver the same to Lessor, whereupon Lessee shall be discharged from any further liability hereunder.
 Except
as set forth above, Lessee will not sublet any part of the premises or assign this Agreement without the prior written consent
of Lessor. Any such assignment or subletting without consent shall be void and, at the option of the Lessor, may terminate this
lease.

No assignment or transfer of this Lease
by Lessee consented to by Lessor shall be effective, unless the assignee or transferee shall, at the time of such assignment or
transfer, assume all the terms, covenants and conditions of this Lease thereafter to be performed by Lessee and shall agree to
be bound thereby. Notwithstanding such assignment or transfer or the acceptance by Lessor from such assignee of any rent or other
monies or other performance of the obligations of Lessee hereunder, Lessee shall remain liable and obligated as a principal (and
not as a surety or guarantor) to perform all the terms, conditions and covenants, including the payment of rental and other monies,
herein provided to be performed by Lessee.

Violation of Laws:

Lessee, guests and invitees of either
Lessee or guests will not use the premises in such a manner that violates any law, ordinance, statutes or requirement of any municipal,
state or federal authority now in force, or which may hereafter be in force, pertaining to the premises, occasioned by or affecting
the use thereof by Lessee.

Lessor shall comply with all laws, orders,
ordinances, statutes or requirements now or hereafter affecting the premises.

Insurance:

Lessee, at its sole cost and expense, shall
maintain at all times during the term of this Lease policies of insurance as follows.

		(a)	Insurance against loss or damage to the Building and all other Improvements by fire and such other
hazards as may be covered by the form of “all-risk” coverage then customarily in use, in such amount as Lessor may
determine to be sufficient to cover one hundred percent (100%) of the full replacement value from time to time of the Building
and all other Improvements, the proceeds of which shall be payable to Lessor.

		(b)	Comprehensive general public liability insurance against claims for bodily injury, death, and property damage
occurring in or about the Premises or Adjacent Facilities, to afford protection in such limits as shall be reasonably requested
by Lessor from time to time, but in any event not less than Two Million Dollars ($2,000,000.00) in respect to each person , and
not less than Two Million Dollars ($2,000,000.00) in respect to any one occurrence causing injury or death, and not less than Two
Million Dollars ($2,000,000.00) in respect to property damage.

		(c)	Contractual liability endorsement if available, insuring Lessee’s contractual liability to indemnify
Lessor and others as provided in the Section entitled Lessor’s Additional Rights and Remedies.

		(d)	Boiler and machinery insurance inclusive of coverage for all steam boilers, pressure vessels, and
other such apparatus, including piping, with such limits as Lessor may require from time to time.

		(e)	Worker's compensation and employer's liability insurance to the extent of the minimum required statutory limits.

		(f)	Such other insurance, including business interruption insurance, in such amounts as may from time to time
be reasonably required by Lessor against other insurable hazards that are at the time commonly insured against in the case of premises
similarly situated.

 

All policies of insurance shall be written
by companies reasonably satisfactory to Lessor and any mortgagee of Lessor and licensed to do business in the State of Nevada
and shall name as insured Lessor and such other persons or entities as Lessor may designate, as their interests may appear, and
shall provide that losses shall be paid to such insureds as their interests may appear. At the request of Lessor, a mortgagee
clause shall be included in such policies covering Lessor's mortgagee. The originals of such policies shall be delivered to Lessor,
together with receipts or other evidence that the premiums thereon have been paid for at least one (1) year. Each policy of insurance
shall bear an endorsement that such policy shall not be cancelled or modified without at least thirty (30) days prior written
notice to Lessor and mortgagee, if any. Certificates evidencing renewals of each policy of insurance shall be delivered to Lessor
at least twenty (20) days prior to the expiration dates of the respective policies.

Lessee shall perform and satisfy all requirements
of the companies writing any insurance policies referred to in this Lease so that at all times companies of good standing satisfactory
to Lessor shall be willing to write such insurance.

Whenever (a) any loss, cost,
damage or expense resulting from fire or other casualty or occurrence is incurred by either of the parties to this Lease, or anyone
claiming by, through or under it, in connection with the Premises , and (b) such party is then covered in whole or in part by insurance
with respect to such loss, cost, damage or expense , then the party so insured hereby releases the other party from any liability
it may have on account of such loss, cost, damage or expense to the extent of any amount recovered by reason of such insurance
and waives any right of subrogation which might otherwise exist in or accrue to any person on account thereof, provided that such
release of liability and waiver of the right of subrogation shall not be operative in any case when the effect thereof is to invalidate
such insurance coverage or increase the cost thereof (provided that in the case of increased cost the other party shall have the
right, within thirty (30) days following written notice, to pay such increased cost, thereupon keeping such release and waiver
in full force and effect).

 

In case any action or proceeding shall
be commenced against Lessor growing out of any loss, cost, damage or expense under this Section, Lessor may give written notice
of the same to Lessee and thereafter Lessee shall assume and discharge all obligation to defend the same and save and keep Lessor
harmless from all costs, expenses (including, but not limited to, Lessor's attorneys' fees), liabilities, judgments and executions
in any manner growing out of, pertaining to or connected therewith.

    	5

    	 

    

In case Lessee shall at any time fail, neglect or refuse to
procure or renew any insurance hereinabove provided, then Lessor shall have the right, but not the obligation, to procure or renew
such insurance and any amounts paid therefore by Lessor shall be so much Additional Rent due at the next rent day after any such
payment, with interest thereon at the rate of Prime plus three percent (3%) per annum from the date of payment thereof.

 

Property Damage And Destruction:

 

If the Premises or any part thereof are damaged or destroyed
by any casualty or any other cause of any kind or nature, ordinary or extraordinary, foreseen or unforeseen, insured or uninsured,
Lessee shall give Lessor immediate notice thereof, and Lessee shall promptly repair, restore or rehabilitate the Premises at Lessee’s
own expense, to an extent that, upon the completion of such repairs, restoration or rehabilitation, the value and rental value
of the Building and other Improvements shall be substantially equal to the value and rental value of the Building and other Improvements
immediately prior to the happening of such casualty; provided, however, that if Lessee has met its obligations to maintain insurance
as required herein and such insurance proceeds are made available by any mortgagee of Lessor for such repair, restoration or rehabilitation,
then Lessor shall provide such funds for such repair, restoration or rehabilitation. Rent shall not abate during the period of
such repair, restoration or rehabilitation regardless of whether the Improvements are unusable by Lessee because of such damage
or destruction.

 

If any excavation or other building operation shall be made
upon the Premises or any adjoining property by Lessee, Lessee agrees to assume all obligations of both the owner and the occupant
of the Premises with respect to shoring and lateral support and to do all things necessary or desirable to preserve and protect
the Premises.

 

Lessee shall not sign any petition, consent or other instrument
in writing whereby any party shall hereafter directly or indirectly acquire the right to use or occupy any portion of any street,
driveway or alley that abuts the Premises, or the space above or under the surface thereof, without Lessor joining in such instrument
or consenting in writing to the execution thereof, which consent may be withheld in Lessor’s sole discretion.

 

Hazardous Material:

 

Lessee hereby indemnifies and holds Lessor and Lessor’s
officers, directors, shareholders, managers, members, agents and employees harmless from and against, and shall reimburse Lessor
and Lessor’s officers, directors, shareholders, managers, members, agents and employees for, any and all “Losses”
(as hereinafter defined) arising from, out of or as a consequence, directly or indirectly, of the release or presence of any Hazardous
Materials on the Premises which first occurs during the Term of this Lease, whether foreseeable or unforeseeable, and whether or
not known to Lessee, it being understood and agreed that the foregoing indemnity includes, but is not limited to, all costs of
removal, remediation of any kind, detoxification, clean up and disposal of such Hazardous Materials and the preparation of any
closure or other required plans, all costs of determining whether the Premises is in compliance and causing the Premises to be
in compliance with all applicable Environmental Laws, all costs and fees associated with claims for damages to persons, property,
or natural resources, and Lessor’s reasonable attorneys’ fees and consultants’ fees and court costs in respect
thereto whether or not litigation or administrative proceedings shall occur, including all costs and expenses incurred or suffered
by Lessor by reason of any violation of any applicable Environmental Law which occurs, or has occurred, upon the Premises during
the Term of this Lease, or by reason of the imposition of any governmental lien for the recovery of environmental clean-up costs
expended by reason of such violation, it being expressly understood and agreed that to the extent Lessor and Lessor’s officers,
directors, shareholders, managers, members, agents and employees, or any of them are strictly liable under any applicable statute
or regulation pertaining to the protection of the environment, this indemnity shall likewise be without regard to fault on the
part of Lessee with respect to the violation of law which results in such liability. “Losses” shall mean any and all
loss, claim, liability, damages, injuries to person, property or natural resources, cost, expense, action or cause of action.

 

Lessee hereby covenants and agrees that all obligations of Lessee
under this Section shall survive any termination of the Lease, it being further understood and agreed that the rights of Lessor
under this Section shall be in addition to any other rights and remedies under this Lease or at law or in equity.

 

Any amount due to Lessor under this Section not paid by Lessee
within ten (10) days after written demand therefor from Lessor shall bear interest at Prime plus three percent (3%) per annum.

 

Lessee shall comply with all Environmental Laws throughout the
Term.

 

Alterations and Repairs by Lessee:

 

Lessee shall not replace, alter or repair the Premises or any
part thereof or any equipment or appurtenance thereto if the cost thereof exceeds in the aggregate Fifty Thousand and No/100 Dollars
($50,000.00) (any such action being hereinafter referred to as a “Capital Improvement”), unless Lessee shall comply
with the following requirements, which shall be applicable to all Capital Improvements:

 

 (a) Lessee shall, before the commencement of the work, obtain Lessor’s prior consent to the proposed Capital Improvement, and shall at least ten (10) days prior to the commencement of the work furnish the Lessor with the following:

 

		1.	Complete plans and specifications for the work prepared by a licensed
architect approved by Lessor, which plans and specifications shall also meet with Lessor's approval, together with the approval
thereof by any governmental board, bureau or body then exercising jurisdiction over the Premises, which plans and specifications
shall be and become Lessor's sole and absolute property in the event that this Lease shall be terminated for any reason;

 

		2.	A fixed-sum contract in assignable form made with a reputable and
responsible contractor satisfactory to Lessor, providing for the erection, completion and terms of payment for all work, labor
and materials necessary to perform the work within the fixed price provided for in such contract;

 

		3.	An assignment to Lessor of such contract, duly executed and acknowledged
by Lessee, to be effective upon any termination of this Lease or upon Lessor's re-entry upon the Premises following an Event of
Default prior to complete performance of such contract, such assignment also to include the benefits of all payments made on account
of such contract, including payments made prior to the effective date of such assignment; and

 

		4.	A surety company completion bond, in form and from an insurer satisfactory
to Lessor, issued by an insurer licensed to do business in the State in which the Premises are located, guaranteeing the full completion
of the work and payment therefor within a reasonable time, free and clear of all mechanics' or similar liens, encumbrances, chattel
mortgages, conditional bills of sale and other charges, in accordance with the plans and specifications approved by Lessor, or
other security satisfactory to Lessor, in Lessor's sole discretion.

 

(b)Lessee shall (1) at its expense
carry or cause to be carried the necessary worker's compensation insurance and cause the insurance policies required under the
Section entitled Insurance to be endorsed to cover the additional risk during the course of the work, and (2) procure all necessary
permits from all governmental agencies and departments having jurisdiction in connection with such work. Lessee shall deliver evidence
of compliance with the foregoing requirements to Lessor prior to the commencement of the work. Whenever requested by Lessor during
the period of work, Lessee shall cause the architect in charge of the work (or if there is no architect in charge, the general
contractor performing the work) to report in writing to Lessor as to whether the work is being done promptly and in a good and
workmanlike manner, and in substantial compliance with the plans and specifications for the work. Lessee shall also deliver to
Lessor copies of any and all interim or progress certificates or other reports submitted by Lessee's architect, engineer or contractor.

    	6

    	 

    

 

c) The Capital Improvements shall be made
promptly, in a first-class and workmanlike manner, in compliance with all Requirements and shall not lessen the value of the Premises.

 
 

Title to any Building, Improvements, fixtures,
(other than Trade Fixtures), additions, alterations, restorations, repairs and replacements constructed, made or installed by
Lessee, whether or not resulting from any Capital Improvement and including, but not limited to, any repairs, restoration and
other work required to be done pursuant to the provisions of other Sections of this Lease, shall be and become Lessor's sole property
at the end of the Term without the necessity of Lessee's execution and delivery of any instrument transferring title thereto.
Notwithstanding the foregoing, Lessee covenants and agrees upon Lessor's request to execute, acknowledge and deliver to Lessor
any instrument reasonably requested by Lessor to confirm such title, and if Lessee shall fail or refuse to execute, and deliver
any such instrument, Lessor is hereby irrevocably appointed Lessee's attorney-in-.fact to execute, acknowledge and deliver such
instrument in Lessee's name.

 

Lessor’s Right to Access:

 

In the event of an emergency,
to make repairs or improvements or to show the premises to prospective buyers or Lessees or for purposes of inspection to determine
Lessee's compliance with this Lease or to conduct an annual inspection or to address a safety or maintenance problem, for the purposes
of inspecting the same, Lessor or Lessor's agents may enter the premises at reasonable hours, provided Lessor shall not thereby
unreasonably interfere with Lessee's business on the premises. Except in cases of emergency, Lessee's abandonment of the premises,
court order or where it is impractical to do so, Lessor shall give Lessee 24 hour notice before entering.

 

If Lessee
shall at any time fail to make any payment or perform any act to be made or performed by Lessee under this Lease beyond any applicable
notice and cure periods, Lessor may at its option (but shall not be required to) make any payment or perform any such act, and
for such purpose. Lessor may enter upon the Premises and take all such action thereon as may be necessary therefor and any amounts
paid by Lessor in connection therewith shall be deemed Additional Rent due on the next rent day after such payment together with
interest thereon at Prime plus three percent (3%) per annum from the date of payment thereof.

 

Lessee’s Maintenance:

 
 

Lessee shall, at its sole expense, keep
the Premises in good repair and in a clean condition and fully comply at all times with all Requirements and shall keep the Premises
and Adjacent Facilities safe and secure and in full conformance with the Requirements, including, but not limited to, the lawful
and valid requirements of any municipality in which such Premises may be situated and of all other public authorities, and shall
make, at Lessee's own expense, all additions, improvements, alterations and repairs on the Premises and on and to the Improvements,
interior and exterior, structural and nonstructural, ordinary and extraordinary, foreseen and unseen, required by any lawful authorities
or to keep the Premises in good repair or which may be made necessary by the act or neglect of any person or corporation (public
or private), including supporting the streets and alleys adjoining the Premises, and, to the fullest extent permitted by law,
Lessee shall keep Lessor harmless and indemnified at all times against any loss, damage, cost or expense by reason of the failure
so to do in any respect or by reason of any accident, loss or damage resulting to persons or property from any use which may be
made of such Premises or of any Improvements or by reason of or growing out of any act or thing done or omitted to be done upon
such Premises or in any Improvements; and Lessee agrees that it shall save, hold and keep Lessor and the Premises free and clear
of and from any and all claims, demands, penalties, liabilities, judgments, costs and expenses (including, but not limited to,
attorneys' fees), arising out of any loss or damage which may be sustained by adjoining property or adjoining owners or other
persons or property in connection with the remodeling, altering, erection, or repairing of the Improvements, except to the extent
occasioned by the acts of Lessor, its agents, employees or contractors. Lessee shall not commit or suffer, and shall use all reasonable
precautions to prevent, waste, damage or injury to all of the foregoing. Notwithstanding anything contained herein to the contrary,
Lessor shall keep in good order and repair the roof, foundation and structural walls of the Premises and Lessee shall have no
repair or maintenance obligations with respect to the foregoing except to the extent occasioned by the acts of Lessee, its agents,
employees or contractors.

 

Lessee
shall also at its own cost and expense keep the Premises fully and adequately furnished and equipped throughout the Term with all
equipment, fixtures and articles of personal property necessary for the operation of the Premises for the purposes herein permitted,
and shall make all necessary replacements, renewals, alterations and additions required to maintain all portions of the Premises
in first-class rentable condition.

 

Lessee shall also at its own cost and expense
keep the Premises and (if not so maintained by any other party having legal responsibility for such) all Adjacent Facilities clean
and reasonably free from dirt, snow, ice, rubbish, obstructions and encumbrances.

 

Lessee shall also at its own cost and expense
promptly comply (subject to its right to contest under the Section entitled Use) with any and all Requirements applicable to or
affecting the Premises or the Improvements or any Adjacent Facilities, irrespective of the nature of the work required to be done,
extraordinary as well as ordinary, whether or not the same involve or require any structural changes or additions in or to the
Premises or the Improvements and irrespective of whether or not such changes or additions be required on account of any particular
use to which the Premises or the Improvements or any part thereof may be put.

 

Lessor shall not be required to furnish
any services or facilities whatsoever to the Premises. Lessee hereby assumes full and sole responsibility for the condition, operation,
repair, alteration, improvement, replacement, maintenance and management of the Premises, except for the roof, foundation and structural
walls of the Premises as aforesaid. Lessor shall not be responsible for any loss or damage to any property of Lessee.

 

Liens:

 

Lessee shall not do any act
which shall in any way encumber the title of Lessor in and to the Premises , nor shall Lessee create or permit to be created ,
and shall promptly discharge, any such lien (including, but not limited to, any mechanic's, contractor's, subcontractor's or material
man's lien or any lien, encumbrance or charge arising out of any Imposition, conditional sale, title retention agreement, chattel
mortgage, security agreement, financing statement or otherwise) upon the Premises or any part thereof or the income therefrom or
any personal property used in connection with the operation of the Premises, and Lessee shall not suffer any other matter or thing
whereby the estate, rights and interest of Lessor in the Premises or any part thereof might be impaired.

 
 

If Lessee shall fail to cause any such
lien to be discharged of record, then Lessor, after five (5) days’ notice of its intention to do so, shall have the right,
but not the obligation, in addition to any other right or remedy, to discharge such lien either by paying the amount claimed to
be due or by procuring the discharge of such lien by deposit or bonding proceedings, and in any such event Lessor shall be entitled
if it so elects to compel the prosecution of an action for foreclosure of such lien by the lienor and to pay the amount of judgment
in favor of the lien owner with interest, costs and allowances. Any amount so paid by Lessor and all costs and expenses (including
reasonable attorneys' fees) incurred by Lessor in connection therewith shall constitute Additional Rent payable by Lessee under
this Lease, due from Lessee to Lessor at the next rent day after any such payment, with interest thereon at Prime plus three percent
(3%) per annum from the date of payment thereof.

 

This Lease shall constitute notice that
Lessor shall not be liable for any work performed or to be performed, or any materials furnished or to be furnished, at the Premises
for Lessee upon credit, and that no mechanic’s or other lien for such work or materials shall attach to or affect the estate
or interest of Lessor in and to the Premises, unless specifically ordered by Lessor in writing.

 

Lessee shall have no power to do any act
or make any contract that may create or be the foundation for any lien, mortgage or other encumbrance upon the estate of Lessor,
or any other interest of Lessor in the Premises, the Building or the other Improvements or any part thereof.

 

    	7

    	 

    

 

 

Surrender of Possession:

 
 

Lessee shall on the last day of the Term
or upon any sooner termination thereof, whether by lapse of time or by reason of Lessee's Default or otherwise, surrender and
deliver to Lessor the Premises and all Improvements in clean, wholesome, good and safe order and condition and in good repair,
ordinary wear and tear excepted, and if Lessee shall thereafter remain in possession thereof, it shall be deemed guilty of forcible
detainer of the Premises and shall be subject to all the conditions and provisions contained herein and to ejection and removal,
forcibly and otherwise, with or without process of law.

 

Upon the
termination of this Lease by lapse of time, Lessee may remove furniture, trade fixtures and other personal property belonging to
Lessee that are incident to the business of Lessee (as distinguished from personal property used in the operation of the Premises);
such furniture, trade fixtures and other personal property belonging to Lessee and incident to the business of Lessee are hereinafter
referred to as "Trade Fixtures". Lessee shall repair any injury or damage to the Premises or the Improvements that may
result from such removal. If Lessee does not remove such Trade Fixtures from the Premises prior to the end of the Term, however
ended, Lessor may, at its option, remove the same and deliver the same to any other place of business of Lessee or warehouse the
same, and Lessee shall pay the cost of such removal (including the repair of any injury or damage to the Premises or the Improvements
resulting from such removal), delivery and warehousing to Lessor on demand, or Lessor may treat such Trade Fixtures as having been
conveyed to Lessor with this Lease as a bill of sale, without further payment or credit by Lessor or Lessee.

 

Any holding over by Lessee of
the Premises after the expiration of this Lease shall operate and be construed to be a tenancy from month to month only, at one
hundred fifty percent (150%) of the monthly installments of Fixed Rent, plus Additional Rent and other sums otherwise payable hereunder
for the Tenn. Nothing contained in this Section shall be construed to give Lessee the right to hold over after the expiration of
this Lease, and Lessor may exercise any and all remedies at law or in equity to recover possession of the Premises and may seek
damages in the event of such a hold over tenancy.

 

Common Area Expenses:

 

In the event the demised premises are
situated in a shopping center or in a commercial building in which there are common areas, Lessee agrees to pay his pro-rata share
of maintenance, taxes, and insurance for the common area.

 

Signs:

 

Unless
expressly waived in writing , Lessor shall have the right, exercisable without notice, without any liability to Lessee for damage
or injury to person, property or business , without being deemed an eviction or disturbance in any manner of Lessee's use or possession
of the Premises and without relieving Lessee from its Obligation to pay Rent when due or from any other obligation under this Lease,
during the last three (3) months of the Term to install , affix and maintain "For Rent" or "For Sale" signs
on the exterior of the Premises.

 

Subordination:

 
 

This Lease
shall be subject and subordinate at all times to the lien of all mortgages and trust deeds in any amount or amounts whatsoever
now or hereafter placed on or against the Building or the Premises or on or against Lessor's interest or estate therein, all without
the necessity of having further instruments executed on the part of Lessee to effectuate such subordination; provided that in
the event of a foreclosure of any such mortgage or trust deed or any other action or proceeding for the enforcement thereof, or
of any sale thereunder, this Lease will not be barred, terminated, cut off or foreclosed nor will the rights and possession of
Lessee hereunder be disturbed if there shall exist no Event of Default with respect to the payment of Rent or any other Event
of Default hereunder. Lessee shall attorn to the purchaser at any such foreclosure, sale or other action or proceeding or, if
requested, enter into a new lease for the balance of the Term then remaining upon the same terms and provisions as are in this
Lease contained. Lessee agrees to execute and deliver upon demand such further instruments evidencing such subordination of this
Lease to the lien of any such mortgages or trust deeds as may be required by Lessor.

 

Notwithstanding the foregoing, Lessee shall
from time to time on request from Lessor execute and deliver any documents or instruments that may be required by any lender to
effectuate such subordination. If Lessee fails to execute and deliver any documents or instruments, Lessee irrevocably constitutes
and appoints Lessor as Lessee’s attorney in fact to execute and deliver such documents or instruments.

 

Agents and Authority to Receive Legal
Papers:

 
 Any notice, which either party may or is required to give, may be given by mailing the same, by certified
mail, to Lessee at the premises. The Lessor, any person managing the premises and anyone designated by the Lessor as agent are
authorized to accept service of process and receive other notices and demands, which may be delivered to

[X]  The Lessor, at the following
address:   6455 Dean Martin Dr., Suite K, Las Vegas, NV 89118       

[_]                                                    ,
at the following address:                                                                   

 

Brokerage Fees, Commissions:

 

Lessee
represents that Lessee was not shown the premises by any real estate broker or agent and that Lessee has not otherwise engaged
in, any activity which could form the basis for a claim for real estate commission, brokerage fee, finder's fee or other similar
charge, in connection with this Lease.

 

Estoppel Certificate:

 
 

At any time and from time to time but
on not less than ten (10) days prior written request by either party hereto, the other party shall execute, acknowledge and deliver
to the requesting party, promptly upon request, a certificate certifying (a) that this Lease is unmodified and in full force and
effect (or, if there have been modifications, that this Lease is in full force and effect, as modified, and stating the date and
nature of each modification), (b) the date, if any, to which Fixed Rent and other sums payable hereunder have been paid, (c) that
no notice has been received by such party of any Default which has not been cured, except as to Defaults specified in the certificate,
and (d) such other matters as may be reasonably requested by the requesting party. Any such certificate may be relied upon by
any prospective purchaser, mortgagee or beneficiary under any trust deed of the Premises or any part thereof and by any collateral
assignee of this Lease.

 

Indemnification of Lessor:

 

To the fullest extent permitted by Law,
Lessee agrees to indemnify and save Lessor and its respective agents and employees harmless from and against all liabilities, claims,
suits, fines, penalties, damages, losses, fees, costs and expenses (including, but not limited to, Lessor’s attorneys’
fees) that may be imposed upon, incurred by or asserted against Lessor by reason of :

 

		(a)	Any work or thing to be done in, on or about the Premises or any part thereof other than Lessor’s
Work;

 

		(b)	Any use, occupation, condition, operation of the Premises or any part thereof or of any Adjacent
Facility or any occurrence on any of the same;

 

    	8

    	 

    

 

 

		(c)	Any action or omission on the part of Lessee or any Sub Lessee or any of its or their agents, contractors,
servants, employees, licensees or invitees;

 

		(d)	Any accident, injury (including death) or damage, regardless of the cause thereof, to any person
or property occurring in, on or about the Premises or any part thereof or any Adjacent Facility; and/or

 

		(e)	Any failure on Lessee’s part to perform or comply with any of the covenants,
                                                                 agreements, terms or conditions in this Lease or in any sublease, license, concession or other agreement entered into by
                                                                 Lessee.

 

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

 

Lessee agrees to pay, and to
indemnify Lessor against, all costs and expenses (including, but not limited to, Lessor's reasonable attorneys' fees) incurred
by or imposed upon Lessor by or in connection with any litigation to which Lessor becomes or is made a party without fault in its
part, whether commenced by or against Lessee, or that may be incurred by Lessor in enforcing any of the covenants and agreements
of this Lease (with or without the institution of any action or proceeding relating to the Premises or this Lease) or in obtaining
possession of the Premises after an Event of Default or upon expiration or earlier termination of this Lease.

 

Lessor may, but shall not be
obligated to, cure any Default by Lessee hereunder. All sums expended and all costs and expenses (including, but not limited to,
reasonable attorneys' fees) incurred by Lessor pursuant to the provisions of this Lease or on account of any Default by Lessee
under this Lease shall bear interest thereon from the respective dates when expended or incurred by Lessor at Prime plus three
per cent (3%) per annum until repaid by Lessee to Lessor, and all such sums together with such interest shall become Additional
Rent under this Lease, payable by Lessee to Lessor on the next rent date after such expenditure.

 

All Rent
and other amounts payable by Lessee under this Lease shall be and are hereby declared to be a valid and first lien upon Lessee's
interest in the Premises and upon the rents, issues and profits in any manner arising or growing out of the same, and upon Lessee's
interest in this Lease.

 

In the
event of any breach or threatened breach by Lessee of any of the covenants, agreements, terms or conditions contained in this Lease,
Lessor shall be entitled to enjoin such breach or threatened breach and shall have the right to invoke any right and remedy allowed
at law or in equity or by statute or otherwise as though re-entry, summary proceedings and other remedies were not provided for
in this Lease.

 

No receipt of monies by Lessor
from Lessee after termination of this Lease or after the giving of any notice of termination of this Lease shall reinstate, continue
or extend the Term or affect any notice theretofore given to Lessee, or operate as a waiver of Lessor's right to enforce the payment
of Rent and any other payments or charges herein reserved and agreed to be paid by Lessee then or thereafter falling due, or operate
as a waiver of Lessor's right to recover possession of the Premises, it being agreed that after the service of notice to terminate
this Lease or the commencement of suit or summary proceedings, or after final order or judgment for the possession of the Premises,
Lessor may demand, receive and collect any monies due or thereafter falling due without in any manner affecting such notice, proceeding,
order, suit or judgment, all such monies collected being deemed payments on account of the use and occupation of the Premises or
at Lessor's election on account of Lessee's liability hereunder.

 

Lessor's granting of any consent under this Lease,
or Lessor's failure to object to any action taken by Lessee without Lessor's consent required under this Lease, shall not be deemed
a waiver by Lessor of its rights to require such consent for any further similar act by Lessee. No waiver by Lessor of any other
breach of the covenants of this Lease shall be construed, taken or held to be a waiver of any other breach or to be a waiver, acquiescence
in or consent to any further or succeeding breach of the same covenant. None of Lessee's covenants under this Lease, and no breach
thereof, shall be waived, altered or modified except by a written instrument executed by Lessor.

 

No remedy
conferred upon or reserved to Lessor under this Lease or under law shall be considered exclusive of any other remedy, but such
remedies shall be cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing at Jaw
or in equity or by statute or otherwise, and every power and remedy given by this Lease to Lessor may be exercised from time to
time and as often as occasion may arise or as may be deemed expedient, without precluding Lessor's simultaneous or later exercise
of any or all other rights or remedies. No delay or omission of Lessor to exercise any right or power arising from any Default
or Event of Default shall impair any such right to power or shall be construed to be a waiver of any such Default or Event of Default
or acquiescence therein.

 

Peaceable Enjoyment:

 

Lessor covenants that if and so long as
Lessee shall faithfully perform the covenants and agreements of this Lease, Lessee shall and may (subject to the exceptions, reservations,
terms and conditions of this Lease) peaceably and quietly have, hold and enjoy the Premises for the Term free of any interference
by Lessor or anyone claiming through or by Lessor except those to which this Lease is expressly made subject and subordinate.

 

Paragraph Headings:

 

The headings of particular paragraphs and
subparagraphs are inserted only for convenience and are not part of this Agreement and are not to act as a limitation on the scope
of the particular paragraph to which the heading refers.

 

Court Costs and Attorneys Fees:

 

In any action or legal proceeding to enforce
any part of this Agreement, the prevailing party shall recover reasonable attorneys’ fees and court costs.

 

Lessee agrees that, in the event Lessee
shall have any claim against Lessor under this Lease arising out of the subject matter of this Lease, Lessee’s sole recourse
shall be against Lessor’s interest in the Premises, for the satisfaction of any claim, judgment or decree requiring the payment
of money by Lessor as a result of a breach hereof or otherwise in connection with this Lease, and no other property or assets of
Lessor, its successor or assigns, shall be subject to the levy, execution or other enforcement procedure for the satisfaction of
any such claim, judgment, injunction or decree.

 

Prevailing Law:

 

This Lease shall be construed and enforced
in accordance with the laws of the State of       Nevada      .

 

Binding on Successors:

 
 

All covenants, agreements, conditions
and undertakings contained in this Lease shall extend and inure to and be binding upon Lessor's successors and assigns and Lessee's
permitted successors and assigns as if such successors and assigns were in each case specifically named , and shall be construed
as covenants running with the land. Wherever reference is made in this Lease to either party, it shall be held to include and
apply to such successors and assigns. The provisions of this Section shall not be construed to grant or to confer any greater
rights of assignment upon Lessee than are provided in the Section entitled Assignment of Agreement and Subletting.

    	9

    	 

    

 

Time is of the Essence:

 

Time is of the essence with respect to every provision of this Lease.

 

Entire Agreement:

 

This document and any Attachments constitutes the entire Agreement
between the parties, and no promises or representations, other than those contained here and those implied by law, have been made
by Lessor or Lessee. Any modifications to this Agreement must be in writing and signed by Lessor and Lessee.

 

Severability

 

The provisions
of this Lease are severable and in the event any provision, clause, sentence, section or part thereof is held to be invalid, illegal,
unconstitutional, inapplicable or unenforceable to any person or circumstances, such invalidity, illegality, unconstitutionality,
inapplicability or unenforceability shall not affect or impair any of the remaining provisions, sentences, clauses, sections, parts
of the lease or their application to Tenant or other persons or circumstances. It is understood and agreed that the terms, conditions
and covenants of this Lease would have been made by both parties if such invalid, illegal, unconstitutional, inapplicable or unenforceable
provision, sentence, clause, section or part had not been included therein. To the extent that any portion of this agreement found
to be invalid, illegal, unconstitutional, inapplicable or unenforceable may be valid by striking of certain words or phrases, such
words or phrases shall be deemed to be stricken and the remainder of the provisions and the remainder of the other portions of
this Lease agreement shall remain in full force and effect. It is further agreed that this Lease may be executed in counterparts,
each of which when considered together shall constitute the original contract.

 

 

 

Lessor/Agent's signature: /s/ John
Reich

 

Title: Trustee

Date: 05-16-13

Address: 6455 Dean Martin Dr Ste
K

Las Vegas NV
89118

 

Lessee: Empowered Products Inc.

 

By (signature): /s/ Kurt Weber

Title: COO

Print Name: Kurt Weber

Date: 05-16-13

 

 

 

    	10

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