Document:

Industrial Real Estate Lease

 Exhibit 10.25 
 PACIFIC BUSINESS CENTER 
 INDUSTRIAL REAL ESTATE LEASE 
 THIS INDUSTRIAL REAL ESTATE LEASE (this “Lease”) is made as of the 1st day of June, 2006 (“Date of Lease”), by and between THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a
Wisconsin corporation (“Landlord”), and BOB O’LEARY HEALTH FOOD DISTRIBUTOR COMPANY, INC., a Pennsylvania corporation (“Tenant”). 
 ARTICLE 1: BASIC TERMS 
 This Article 1 contains the Basic Terms of this Lease between the Landlord and Tenant named below.
Other Articles and Sections of the Lease referred to in this Article 1 explain and define the Basic Terms and are to be read in conjunction with the Basic Terms. 
 Section 1.01. Broker: (See Section 13.18) Kennedy-Wilson Nevada Management, Inc. 
 Section 1.02. Building: That certain parcel of real estate located within the Project as illustrated on Exhibit B attached hereto and incorporated herein by this reference and the building and other improvements
located thereon, all of which is commonly known as Building 7, 180-194 Gallagher Crest Road, Henderson, Nevada 89074. 
 Section 1.03. Building Net Rentable Area: 127,261 net rentable square feet. The Building is stipulated for all purposes to contain said net rentable square feet in the Building. 
 Section 1.04. Commencement Date: June 1, 2006. 
 Section 1.05. Security Deposit: $8,172.00; See Section 13.02(c). 
 Section 1.06.
Landlord: THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation. Name/Address of Landlord’s Agent: KENNEDY-WILSON NEVADA MANAGEMENT, INC., located at 1175 American Pacific Drive, Suite G, Henderson,
Nevada 89074. 
 Section 1.07. Premises: The office/warehouse space in the approximate location within the Building as indicated
on Exhibit A attached hereto and incorporated herein by this reference, and commonly known as 192 Gallagher Crest Road. 
 Section 1.08. Premises Net Rentable Area: 14,725 net rentable square feet. The Premises is stipulated for all purposes to contain said net rentable square feet. 
 Section 1.09. Project; Project Total Floor Area: The Project shall mean the Industrial Office Complex commonly known as Pacific Business
Center and legally described on Exhibit C attached hereto and incorporated herein by this reference, and all buildings and other improvements constructed thereon. The Project currently consists of ten (10) buildings located on
approximately 37.15 acres. The total square footage of floor area of the Project is currently 677,846 square feet. The Project is stipulated for all purposes to contain said total square footage 

  

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of floor area. If and when Landlord in its sole discretion should elect to expand the Project, the details in this Section 1.09 shall be updated
appropriately. 
 Section 1.10. Lease Term: Five (5) years beginning on the Commencement Date and continuing until
May 31, 2011. 
 Section 1.11. Rent and Other Charges Payable by Tenant: 
 (a) Base Rent: The Base Rent shall be payable monthly as provided in Section 3.01 in the following amounts: 
  

				
	 Months
	  	Monthly Base Rent
	 1-12
	  	$	6,405.38
		
	 13-24
	  	$	6,597.54
		
	 25-36
	  	$	6,795.47
		
	 36-48
	  	$	6,999.33
		
	49-60	  	$	7,209.31

 (b) Other Periodic Payments: Tenant shall be responsible as of the Commencement Date for
payment of certain charges directly such as taxes (See Section 4.02), utilities (See Section 4.03), and insurance (See Section 4.04). In addition, Tenant shall be responsible as of the Commencement Date for payment of Tenant’s
Proportionate Share of Common Area Costs (See Section 4.05). 
 (c) Amortization of Costs of Landlord’s Work: Tenant shall
be responsible for reimbursement of the costs of Landlord’s Work as more fully set forth in Section 2.03 below. 
 Section 1.12. Permitted Uses: (See Section 5.01) Warehousing, distribution and related office use, and for no other purpose whatsoever. 
 Section 1.13. Tenant: BOB O’LEARY HEALTH FOOD DISTRIBUTOR COMPANY, INC., a Pennsylvania corporation. Address of Tenant: 192 Gallagher Crest Road, Henderson, Nevada 89074. 
 Section 1.14. Tenant’s Proportionate Share: 6.27%, which is the Premises Net Rentable Area divided by the total square footage of floor
area in Phase III of the Project. 
 Section 1.15. Tenant’s Guarantor: Dynamic Health Products, Inc., a Florida
corporation. Tenant’s Guarantor shall execute and deliver the Guarantee of Lease attached hereto as Exhibit H and incorporated herein by this reference. 
 Section 1.16. Vehicle Parking Spaces Allocated to Tenant: Twenty-Two (22) unreserved and uncovered parking spaces for use pursuant to Section 4.05(f), which parking spaces are on a common parking
area. 
  

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 ARTICLE 2: LEASE TERM; LANDLORD’S WORK 
 Section 2.01. Lease of Premises for Lease Term. Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord for the
Lease Term. The Lease Term is for the period stated in Section 1.10 above and shall begin and end on the dates specified in Section 1.10 above, unless the beginning or end of the Lease Term is changed under any provision of this Lease. At
any time following the Commencement Date and completion of Landlord’s Work (as defined in Section 2.03 below), Tenant shall, upon request of Landlord, execute Exhibit D attached hereto and incorporated herein by this reference as a
confirmation of said date. 
 Section 2.02. Intentionally Deleted. 
 Section 2.03. Landlord’s Work. Promptly following full execution of this Lease by the parties, Landlord shall construct within the open
area of the Premises an approximately 1,000 square foot air conditioned storage room in a location mutually agreed upon by the parties and pursuant to space plans previously approved by Landlord and Tenant (“Landlord’s Work”).
Landlord shall use Building-standard materials and shall complete Landlord’s Work diligently and in compliance with all applicable laws. The total cost of Landlord’s Work is currently estimated at $34,000.00, but the parties acknowledge
that the costs may be as high as $42,000.00. Tenant shall be responsible to reimburse Landlord for the entire cost of Landlord’s Work, with interest at ten percent (10%) per annum, on an amortized basis over the entire Lease Term. As of
the Commencement Date, the monthly payment for reimbursement of the costs of Landlord’s Work is $940.95. Once Landlord has completed Landlord’s Work and the final tally of costs has been computed, Landlord will advise Tenant of the final
monthly amount required to fully reimburse Landlord as required hereunder (the “Monthly Reimbursement Payment”). The Monthly Reimbursement Payment shall be deemed Additional Rent and shall be set forth on Exhibit D. Any
discrepancy between the monthly amounts previously paid by Tenant and the final Monthly Reimbursement Payment determined by Landlord shall be paid by Tenant to Landlord within ten (10) days of billing therefor. 
 Section 2.04. Holding Over. Tenant shall vacate the Premises upon the expiration or earlier termination of this Lease. Tenant shall reimburse
Landlord for and indemnify Landlord against all damages incurred by Landlord from any delay by Tenant in vacating the Premises, including, without limitation, any claim made by any succeeding tenant based on or resulting from such failure to
surrender. If Tenant remains in possession of the Premises upon the expiration or earlier termination of the Lease with Landlord’s express written consent, Tenant’s occupancy of the Premises shall be a “month to month” tenancy,
subject to all of the terms of this Lease applicable to a month to month tenancy, except that the Base Rent then in effect shall be one hundred fifty percent (150%) of the rent and all other charges due for the last month of the Lease Term. If
Tenant does not vacate the Premises upon the expiration or earlier termination of the Lease and holds over without Landlord’s express written consent, Tenant shall become a tenant at sufferance only. Tenant agrees that the reasonable value of
the use of the Premises during any holding over without consent shall be two hundred percent (200%) of the rent and all other charges due for the last month of the Lease Term. Nothing in this Section 2.04 shall be construed to give Tenant
any right to continue occupancy following expiration of this Lease except with the written consent of Landlord. 
  

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 ARTICLE 3: BASE RENT 
 Section 3.01. Time and Manner of Payment. Upon execution of this Lease by Tenant, Tenant shall pay Landlord (i) the Base Rent in the amount stated in Section 1.11(a) above, together with
(ii) an estimate of Additional Rent (as hereinafter defined) for the first full month of the Lease Term and (iii) the estimated Monthly Reimbursement Payment, totaling $9,113.33. Base Rent and Additional Rent shall be appropriately
prorated for any fractional month during the Term on the basis of a thirty (30)-day month. On the first day of the second month of the Lease Term and each month thereafter, Tenant shall pay Landlord the Base Rent, the Additional Rent, and the
Monthly Reimbursement Payment, in advance, without offset, deduction or prior demand. All rent shall be payable at Landlord’s address or at such other place as Landlord may designate in writing from time to time during the Lease Term.

 Section 3.02. Intentionally Deleted. 
 Section 3.03. Termination; Advance Payments. Upon termination of this Lease under Article 7 (Damage or Destruction), Article 8 (Condemnation) or any other termination not resulting from Tenant’s
default, and after Tenant has vacated the Premises in the manner required by this Lease, an equitable adjustment shall be made concerning advance rent, any other advance payments made by Tenant to Landlord, and accrued real estate taxes, and
Landlord shall refund any unused portion of the Security Deposit to Tenant or Tenant’s successor. 
 ARTICLE 4: OTHER CHARGES PAYABLE BY TENANT

 Section 4.01. Additional Rent and Definitions. 
 (a) Additional Rent. All charges payable by Tenant other than Base Rent are called “Additional Rent.” Unless this Lease provides otherwise, all Additional Rent shall be paid with the next monthly
installment of Base Rent. The term “rent” shall mean Base Rent and Additional Rent. 
 (b) Definitions. The Project includes
the land, the buildings and all other improvements located thereon, and the Common Areas (as hereinafter defined) related thereto. The Building is part of the Project. As used in this Lease, “Common Areas” shall mean all areas within the
Project which are available for the common use of tenants of the Project and which are not leased or held for the exclusive use of Tenant or other tenants, including, but not limited to, parking areas, driveways, sidewalks, loading areas, access
roads, corridors, landscaping and planted areas. Landlord may from time to time change the size, location, nature and use of any of the Common Areas, including converting Common Areas into leasable areas, constructing additional parking facilities
(including parking structures) and other improvements in the Common Areas, and increasing or decreasing Common Area land and/or facilities. Tenant acknowledges that such activities may result in occasional inconvenience to Tenant from time to time.
Such activities and changes shall be expressly permitted if they do not materially affect Tenant’s use of the Premises. 
 Section 4.02. Taxes. 
 (a) Impositions. For the purposes of this Section 4.02, “Impositions”
means: 
  

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 (i) Any real estate taxes, assessments or other charges assessed against the Project, including, without
limitation, all buildings located thereon and related structures, all parking facilities and the land on which they are located and all Common Areas. 
 (ii) All personal property taxes on personal property used in connection with the Project. 
 (iii) Any and
all environmental levies or charges now in force affecting the Project or any portion thereof, or which may hereafter become effective, including, but not limited to, parking taxes, levies or charges, employer parking regulations, and any other
parking or vehicular regulations, levies or charges imposed by any municipal, state or federal agency or authority. 
 (iv) Any other taxes
levied or assessed in addition to or in lieu of such real or personal property taxes. 
 (b) Exclusions. Notwithstanding anything to
the contrary contained in this Section 4.02, Tenant shall not be liable for any of the following taxes and assessments: 
 (i) Personal
property, fixture or equipment taxes assessed against the property used by Landlord in operating, managing or leasing the Project. 
 (ii)
Inheritance tax, estate taxes, gift taxes, income taxes, transfer taxes and excess profit taxes. 
 (c) Substituted Taxes. If at any
time during the Lease Term, under the laws of the United States, Nevada or any political subdivision thereof, a tax or excise on rents or other tax (except income tax), however described, is levied or assessed by the United States, Nevada or said
political subdivision against Landlord on account of any rent reserved or space leased under this Lease, all such tax or excise on rents or other taxes shall be paid by Tenant. Whenever Landlord shall receive any statement or bill for any such tax
or shall otherwise be required to make any payment on account thereof, Tenant shall pay the amount due hereunder within ten (10) days after demand therefor accompanied by delivery to Tenant of a copy of such tax statement, if any. Tenant shall
pay, prior to delinquency, all taxes assessed against furnishings, fixtures, equipment and other personal property of Tenant located at the Premises. 
 Section 4.03. Utilities. Tenant shall pay, directly to the appropriate supplier, the cost of all natural gas, electricity, heat, light, power, sewer service, telephone, water, refuse disposal and other
utilities and services supplied to the Premises. However, if any services or utilities are jointly metered with other Premises, Landlord shall make a reasonable determination of Tenant’s proportionate share of the cost of such utilities and
services and Tenant shall pay such share to Landlord within ten (10) days after receipt of Landlord’s written statement. Landlord shall not be responsible or liable for the quality, quantity, impairment, interruption, stoppage, or other
interference with service involving water, waste disposal, sewer, heat, gas, electricity, telephone or other service. 
 Section 4.04.
Insurance. 
  

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 (a) Tenant’s Insurance. Tenant shall, at all times during the Lease Term, at its sole cost,
procure and continue in force the following insurance coverages: (i) Commercial General Liability Insurance with a combined single limit for bodily injury and property damage of not less than Three Million Dollars ($3,000,000) per occurrence
and Five Million Dollars ($5,000,000) annual aggregate, including products liability coverage if applicable, covering the use and occupancy of the Premises, and containing cross-liability endorsements (if applicable) and a broad form contractual
liability endorsement covering the performance by Tenant of the indemnity provisions set forth in Section 5.04(a); (ii) a policy of standard fire, extended coverage and special extended coverage insurance (all risks), including a vandalism
and malicious mischief endorsement, sprinkler leakage and earthquake coverage in an amount equal to the full replacement value new without deduction for depreciation of all personal property, fixtures, furniture and leasehold improvements installed
by or at the expense of Tenant at the Project, with an agreed amount endorsement; (iii) insurance on all plate or tempered glass in or enclosing the Premises for the replacement cost of such glass; and (iv) if Tenant uses vehicles, owned
or non-owned, in any way to carry out business on or about the Project, Motor Vehicles Liability Insurance with a combined single limit of not less than One Million Dollars ($1,000,000) for bodily injury and property damage. Tenant shall also
maintain Worker’s Compensation Insurance in the statutorily mandated limits. 
 (b) Form of Policies. The aforementioned minimum
limits of policies shall in no event limit the liability of Tenant nor relieve Tenant of any obligation hereunder. Such insurance shall name Landlord, Landlord’s wholly-owned subsidiaries, Landlord’s asset manager, Landlord’s property
manager, any Lender (as defined in Section 11.01), and such other parties with insurable interests as Landlord specifies from time to time, as additional insureds as their respective interests may appear, through an ISO Additional Insureds
Endorsement CG20261185 or equivalent, and shall provide that any loss shall be payable to Landlord and such other additional insured parties as their respective interests may appear. For so long as the Project is owned by The Northwestern Mutual
Life Insurance Company, the additional insureds shall expressly include, without limitation, Landlord and its wholly-owned subsidiaries and agents, and Kennedy-Wilson Nevada Management, Inc. All insurance required hereunder shall be with companies
licensed to do business in the State of Nevada and having a rating of not less than A:VIII in Best’s Insurance Guide, with deductibles not to exceed $1,000.00. Prior to the commencement of Tenant’s occupancy of the Premises, Tenant shall
furnish to Landlord, from the insurance companies, or cause the insurance companies to furnish, certificates of coverage with respect to each of the policies of insurance required to be maintained by Tenant pursuant to this Section 4.04, marked
fully paid. No such policy shall be cancelable or subject to reduction of coverage or other modification except after thirty (30) days’ prior written notice from the insurer by registered mail to Landlord, Landlord’s property manager
and Landlord’s Lender. Every policy required pursuant to this Section 4.04 shall provide that it shall not be invalidated by any act or neglect of Landlord or Tenant, nor by occupation of the Premises for purposes more hazardous than
permitted by such policy, nor by any foreclosure or other proceedings relating to the Premises, nor by change in title to the Premises or Landlord’s interest therein. All such policies shall be endorsed to agree that Tenant’s policy is
primary and that any insurance covered by Landlord is excess and not contributing with any insurance requirement hereunder. Tenant shall, at least thirty (30) days prior to the expiration of such policies, furnish Landlord with renewals or
binders. Whenever, in Landlord’s reasonable judgment, good business practice or change in conditions indicate a need for additional or different types of insurance, Tenant 

  

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shall, within thirty (30) days of receipt of Landlord’s request therefor, obtain the insurance at its own expense. Tenant agrees that if Tenant
does not take out and maintain any of the insurance coverages required hereunder or does not furnish Landlord with renewals or binders as and when required, Landlord may (but shall not be required to) procure said insurance on Tenant’s behalf
and charge Tenant the cost thereof, which amount shall be payable by Tenant upon demand with interest from the date such sums are expended until repaid by Tenant. 
 In addition, Tenant shall obtain certificates of insurance evidencing Commercial General Liability Insurance, including completed operations, Motor Vehicle Liability Insurance and Worker’s Compensation Insurance
in the amounts required above from any contractor or subcontractor engaged by Tenant for alterations, repairs or maintenance at the Premises during the Lease Term, and such liability insurance shall name the same parties as additional insureds as is
described above, and shall provide that any loss shall be payable to Landlord and such other additional insured parties as their respective interests may appear. 
 (c) Landlord’s Insurance. During the Lease Term, Landlord shall maintain policies of insurance, at Tenant’s expense, covering loss of or damage to the Premises in the full amount of its replacement
value. The cost of such insurance shall be included within the definition of Common Area Costs hereunder. Such policies shall provide protection against all perils included within the classification of fire, extended coverage, vandalism, malicious
mischief, special extended perils (all risk), sprinkler leakage, earthquake sprinkler leakage, and inflation guard endorsement, and any other perils (except flood and earthquake, unless required by Landlord or any Lender holding a security interest
in the Premises) which Landlord deems necessary. During the Lease Term, Landlord shall also maintain a rental income insurance policy at Tenant’s expense, with loss payable to Landlord and Landlord’s Lender in an amount equal to one
year’s Base Rent, estimated real estate taxes, Common Area Costs and insurance premiums. 
 (d) Payment of Premiums. Tenant shall
pay all premiums for the insurance policies covering the Premises described in Sections 4.04(a) through (c) above within fifteen (15) days after receipt by Tenant of a copy of the premium statement or other evidence of the amount due.
If the insurance policies maintained by Landlord cover improvements or premises other than the Premises, Landlord shall also deliver to Tenant a statement of the amount of the premiums applicable to the Premises showing, in reasonable detail, how
such amount was computed. If the Lease Term expires before the expiration of the insurance policy period, Tenant’s liability for insurance premiums shall be prorated on an annual basis. Tenant shall be liable for the payment of any deductible
amount under Landlord’s insurance policies. 
 (e) Use. Tenant shall not use or occupy, or permit the Premises to be used or
occupied, in a manner which will increase the rates of insurance for the Premises or the Project, which will make void or voidable any insurance then in force with respect thereto, which would constitute a defense to any action thereon, or which
will make it impossible to obtain any insurance with respect thereto. If by reason of the failure of Tenant to comply herewith, any insurance rates for the Premises or the Project become higher than they otherwise would be, Tenant shall reimburse
Landlord, on the first day of the calendar month next succeeding notice by Landlord to Tenant of said increase, for that part of all insurance premiums thereafter paid by Landlord which shall have been charged because of such failure of Tenant. Any
policy of 

  

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insurance maintained by Tenant insuring against any risk in, upon, about or in any way connected with the Premises or Tenant’s use thereof shall, to the
extent reasonably obtainable, contain an express waiver of any and all rights of subrogation thereunder whatsoever against Landlord, its officers, agents and employees. 
 (f) Waiver of Subrogation. Notwithstanding anything to the contrary in this Lease, Landlord and Tenant, for themselves and their respective insurers, each agree to and do hereby waive any and all claims,
demands, actions and causes of action that each may have or claim to have against the other, and/or against any subsidiary or joint venture of such other party, for loss or damage to any property, whether real and personal, to the extent the same is
caused by or results from risks (i) which are insurable under standard fire and extended coverage insurance or (ii) which are insured against under any policy of insurance covering the Premises or any portion thereof or property therein
carried by the parties and in force at the time of such loss or damage, notwithstanding that any such loss or damage may be due to or result from the negligence of either party hereto or their respective employees or agents; provided, however, that
this waiver shall not apply to the portion of any damage which is not reimbursed by the damaged party’s insurance because of the deductible in the damaged party’s insurance coverage. 
 Section 4.05. Common Areas; Use and Costs. 
 (a) Payment. Throughout the Term hereof, Tenant will pay to Landlord monthly in advance in addition to the Base Rent, as further Additional Rent, Tenant’s Proportionate Share of the Common Area Costs
incurred by Landlord during each calendar year occurring during the Lease Term. 
 (b) Included Costs. “Common Area Costs”
directly shall include all costs and expenses of every kind or nature incurred by Landlord in the management, operation, maintenance and repair of Phase III of the Project and related Common Areas in a manner reasonable and appropriate and for
the best interest of the entire Project and that are generally passed on to tenants in first class projects in the Las Vegas metropolitan area under lease provisions similar to this Section 4.05, as determined and expended in accordance with
generally accepted accounting principles. Without otherwise limiting the generality of the foregoing, there shall be included in such costs and expenses, all Impositions (as hereinbefore defined) applicable solely to Common Areas, premiums with
respect to public liability, premises damage, workmen’s compensation, fire and other insurance carried on or with respect to the Project and related Common Area structures, payroll taxes, unemployment taxes, social security taxes, costs
incurred for cleaning of any facilities, landscaping, signs, lighting, janitorial services for the Common Areas, management fees consistent with other first class projects in the Las Vegas metropolitan area, reasonable legal, accounting and tax
consultant fees, supervising of attendants and employment of other personnel used in such operations, maintenance and repairs, fuel, energy and utilities (not separately metered by Tenant or other tenants), providing for access control and fire
protection services, alarm systems and equipment, materials and supplies, painting, striping, removing of rubbish or debris, depreciation or rentals of machinery and equipment, costs of replacement of paving, curbs and walkways, drainage, repair and
maintenance of parking and other Common Areas, roof maintenance and repairs for the buildings in the Project, reserves for exterior painting of the buildings in the Project, for sealing, restriping, resurfacing and/or repaving of the Project parking
lots, driveways and other paved areas, and for 

  

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roof repair and replacement, and an administrative fee equal to fifteen percent (15%) of all of the foregoing excluding costs of Impositions and
insurance premiums. Notwithstanding the foregoing, Landlord shall have the right (i) to allocate Common Area Costs between Phase III of the Project and the remainder of the Project on such basis as is reasonably determined by Landlord, or
(ii) to charge for Common Area Costs based on the entire Project rather than by individual Phases thereof. 
 (c) Payment and
Reconciliation. The Additional Rent provided to be paid in this Section 4.05 shall be estimated in advance by Landlord annually and one twelfth (1/12) of such estimate shall be paid in advance by Tenant on the first day of each month
without further demand or any deduction or set off whatever. Landlord reserves the right to revise any estimate of Additional Rent to be paid by Tenant if actual or projected costs show an increase or decrease from any earlier estimate for such
year. When Landlord shall ascertain the actual Common Area Costs for a calendar year, Landlord shall so notify Tenant and Tenant shall pay to Landlord within thirty (30) days of notice the amount, if any, equal to the difference between the
amount due for such year pursuant to this Section 4.05 and the amount previously paid by Tenant hereunder. Should the estimated payments have exceeded the actual amount due, said excess shall be held by Landlord and applied to the next monthly
payment(s) of Additional Rent provided to be paid under this Section 4.05, or, if the Term has expired, said excess shall promptly be paid to Tenant. Tenant shall not be entitled to receive interest on any Additional Rent paid hereunder. No
delay by Landlord in submitting any statement shall constitute a waiver of Landlord’s right to submit such statement and/or receive any Additional Rent pursuant hereto. The Additional Rent due hereunder shall be prorated for the calendar year
in which this Lease terminates. Said amount shall be calculated and paid as herein provided even though said calculation may not occur until after the end of the Term hereof. 
 (d) Excluded Costs. There shall not be included in Common Area Costs the payments (such as salaries or fees) to Landlord’s executive
personnel; costs for items that, by standard accounting practice, should be deemed capital costs, unless such costs (i) reduce operating expenses or (ii) are incurred to comply with laws applicable to the Project which were not in effect
on the Commencement Date, and in either case are amortized over the reasonable life of the capital item in accordance with generally accepted accounting principles; depreciation or interest (unless it is related to allowable capital items); taxes on
Landlord’s business (such as income, excess profits, franchise, capital stock, estate, inheritance); leasing commissions; legal fees not directly relating to the operation and maintenance of the entire Project, such as landlord and tenant
issues; costs to correct original construction defects; expenses paid directly by a tenant for any reason (such as excessive utility use); costs for improving any tenant’s space; any repair or work necessitated by condemnation, fire, or other
casualty; service or benefits or both provided to some tenants, but not to Tenant; and any costs, fines, and the like due to Landlord’s violation of any government rule or authority. 
 (e) Audit. Within sixty (60) days of Tenant’s receipt of Landlord’s annual Common Area Costs reconciliation statement for any
calendar year of the Term, Tenant may, at its expense during Landlord’s normal business hours, elect to audit Landlord’s books and records as they relate to the Common Area Costs for the year covered by such statement, subject to the
following conditions: (1) there is no uncured event of default under this Lease; (2) the audit shall be prepared by an independent certified public accounting firm of recognized national 

  

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standing; (3) in no event shall any audit be performed by a firm retained on a “contingency fee” basis; (4) the audit shall commence
within fifteen (15) days after Landlord makes Landlord’s books and records available to Tenant’s auditor and shall conclude within sixty (60) days after commencement; (5) the audit shall be conducted where Landlord maintains
its books and records and shall not unreasonably interfere with the conduct of Landlord’s business; and (6) Tenant and its accounting firm shall treat any audit in a confidential manner and shall each execute Landlord’s
confidentiality agreement for Landlord’s benefit prior to commencing the audit. Tenant shall deliver a copy of such audit to Landlord within five (5) business days of receipt by Tenant. This paragraph shall not be construed to limit,
suspend or abate Tenant’s obligation to pay rent when due, including Tenant’s Proportionate Share of Common Area Costs. After verification, Landlord shall credit any overpayment determined by the audit report against the next monthly
payment(s) of Additional Rent provided to be paid under this Section 4.05, or, if no further Additional Rent is due, refund such overpayment directly to Tenant within thirty (30) days of determination. Likewise, Tenant shall pay Landlord
any underpayment determined by the audit report within thirty (30) days of determination. The foregoing obligations shall survive the expiration or earlier termination of this Lease. If Tenant does not give written notice of its election to
audit during the referenced sixty (60)-day period, Landlord’s Common Area Costs for the applicable calendar year shall be deemed approved for all purposes, and Tenant shall have no further right to review or contest the same. If the audit
proves that Landlord’s calculation of Common Area Costs for the calendar year under inspection was overstated by more than five percent (5%) in the aggregate, then, after verification, Landlord shall pay Tenant’s actual reasonable
out-of-pocket audit and inspection fees applicable to the review of said calendar year statement within thirty (30) days after receipt of Tenant’s invoice therefor. 
 (f) Common Areas; Parking. In addition to any parking facilities included as a part of the Premises, Tenant, its employees and business invitees
shall have the nonexclusive right, in common with Landlord and all others to whom Landlord has granted or may hereafter grant rights, to use the Common Areas in the Project (including but not limited to, the parking lot, walkways and sidewalks) as
are designated from time to time by Landlord, subject to such rules and regulations as Landlord may from time to time impose, including the designation of specific areas in which cars operated by Tenant, its employees and business invitees must be
parked. Tenant shall be entitled to use the vehicle parking spaces in the Project allocated to Tenant in Section 1.16 of the Lease without paying any Additional Rent. Tenant’s parking shall not be reserved and shall be limited to vehicles
no larger than standard size automobiles or pickup utility vehicles. Tenant shall not cause or permit large trucks or other large vehicles to be parked within the Project except in designated areas and spaces or on the adjacent public streets, and
except while making deliveries to the Premises. Temporary parking of large delivery vehicles in the Project may be permitted by the rules and regulations established by Landlord from time to time. Vehicles shall be parked only in striped parking
spaces and not in driveways, loading areas or other locations not specifically designated for parking. If Tenant parks more vehicles in the parking area than the number set forth in Section 1.16 of the Lease, such conduct shall be a material
breach of the Lease. In addition to Landlord’s other remedies under the Lease, Tenant shall pay a reasonable daily charge for each such additional vehicle. Landlord may at any time close any Common Area to make repairs or changes (provided the
closure does not unreasonably impede access to the Premises by customers and employees of Tenant), to prevent the acquisition of public rights in such areas, or to discourage non-customer parking. Landlord may do such other acts in and to the Common
Areas as in its judgment may be 

  

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desirable, including, but not limited to, the conversion of portions thereof to other uses. Tenant shall upon request furnish to Landlord the license number
of cars operated by Tenant and its employees. Tenant shall not at any time interfere with the right of Landlord, other tenants, its and their agents, employees, contractors, subtenants, licensees, customers and business invitees to use any part of
the parking lot or other Common Areas. Landlord assumes no responsibility to police the use of said parking areas and Landlord shall not be liable for the use thereof by Landlord, Landlord’s other tenants, its or their agents, employees,
contractors, subtenants, licensees, customers and/or business invitees or by any other persons or entities whomsoever. 
 Section 4.06.
Late Charges. Tenant’s failure to pay rent promptly may cause Landlord to incur unanticipated costs. The exact amount of such costs are impractical or extremely difficult to ascertain. Such costs may include, but are not limited to,
processing and accounting charges and late charges which may be imposed on Landlord by any Lender whose Security Instrument encumbers the Premises. Therefore, if Landlord does not receive any rent payment within ten (10) days after it becomes
due, Tenant shall pay Landlord a late charge equal to ten percent (10%) of the overdue amount. The parties agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment.

 Section 4.07. Interest on Past Due Obligations. Any amount owed by Tenant to Landlord which is not paid when due shall bear
interest at the rate of fifteen percent (15%) per annum from the due date of such amount until paid. However, interest shall not be payable on late charges to be paid by Tenant under this Lease. The payment of interest on such amounts shall not
excuse or cure any default by Tenant under this Lease. If the interest rate specified in this Lease is higher than the rate permitted by law, the interest rate is hereby decreased to the maximum legal interest rate permitted by law. 
 ARTICLE 5: USE OF PREMISES; INDEMNIFICATION 
 Section 5.01. Permitted Uses. Tenant may use the Premises only for the Permitted Uses set forth in Section 1.12 above. 
 Section 5.02. Manner of Use. Tenant shall not cause or permit the Premises to be used in any way which constitutes a violation of any law, ordinance or governmental regulation or order, which annoys or interferes with the rights
of tenants in the Project, or which constitutes a nuisance or waste. Tenant shall obtain and pay for all permits, including a Certificate of Occupancy, required for Tenant’s occupancy of the Premises and shall promptly take all substantial and
non-substantial actions necessary to comply with all applicable federal, state or local laws, statutes, ordinances, rules, regulations, orders and requirements regulating the use or occupancy by Tenant of the Premises, including without limitation
the Americans with Disabilities Act of 1990 and the Occupational Safety and Health Act. Tenant acknowledges that it will be wholly responsible for any accommodations or alterations which need to be made to the Premises to accommodate disabled
employees or customers of Tenant. Further, Tenant’s use of the Premises shall be subject to the terms of Exhibit G attached hereto and incorporated herein by this reference. 
 Section 5.03. Signs and Auctions. Tenant shall not place any signs on the Premises without Landlord’s prior written consent. Tenant
shall be required to remove any Building 

  

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signage installed by Tenant by no later than the last day of the Term. Tenant shall not conduct or permit any auctions or sheriff’s sales at the
Premises. 
 Section 5.04. Indemnification. 
 (a) Tenant shall indemnify, defend and hold Landlord, Landlord’s wholly-owned subsidiaries, its agents, employees, directors, officers, partners, contractors and Lenders, and their respective successors and
assigns, harmless from any and all claims and liabilities arising from (i) Tenant’s use of the Premises, Building or Common Areas, (ii) from any act, omission or negligence of Tenant, or that of its agents, employees, sublessees,
contractors, invitees or licensees in or about the Premises, Building or Common Areas, or (iii) Tenant’s default under this Lease, except to the extent such claims or liabilities arise from the gross negligence or willful misconduct of
Landlord, its agents, employees or contractors. Tenant also shall indemnify, defend and hold Landlord harmless from all costs, attorneys’ fees, expenses and liability incurred in connection with any claim or proceeding for which Tenant is
responsible under this Section 5.04. Upon notice from Landlord, Tenant shall defend any such claim or proceeding at Tenant’s expense with counsel reasonably satisfactory to Landlord. The indemnities set forth in this Section 5.04(a)
shall survive the expiration or earlier termination of this Lease. 
 (b) As a material part of the consideration to Landlord for this Lease,
Tenant, by this Section 5.04(b), waives and releases all claims against Landlord, Landlord’s wholly-owned subsidiaries and all employees and agents of Landlord and Landlord’s wholly-owned subsidiaries with respect to the matters for
which Landlord has disclaimed liability pursuant to the provisions of this Lease. 
 Section 5.05. Landlord’s Access.
Landlord, its agents and employees may enter the Premises at all reasonable times (and in emergencies at all times) to show the Premises to potential buyers, investors or tenants or other parties, inspect the Premises, make repairs or replacements,
or for any other purpose Landlord deems necessary. Landlord shall give Tenant prior oral or written notice of such entry, except in the case of an emergency. Tenant shall not be entitled to any abatement of rent by reason of any such entry. Landlord
may place customary “For Sale” or “For Lease” signs on the Premises. 
 Section 5.06. Quiet Possession. If
Tenant pays the rent and complies with all other terms of this Lease, Tenant may occupy and enjoy the Premises for the full Lease Term, subject to the provisions of this Lease. 
 Section 5.07. Forklift Restriction. Asphaltic cement cannot withstand non-inflatable forklift tires. In the event the asphalt is damaged by
Tenant’s use of a forklift with non-inflatable tires, it will be Tenant’s obligation to repair the damaged asphaltic cement at Tenant’s sole expense. 
 ARTICLE 6: CONDITION OF PREMISES; MAINTENANCE, REPAIRS AND ALTERATIONS 
 Section 6.01.
Existing Conditions. Tenant accepts the Premises in its “AS IS” condition as of the Date of Lease, subject to Section 2.03 above, and subject to all recorded 

  

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matters, laws, ordinances and governmental regulations and orders. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any
representation as to the condition of the Premises or the suitability of the Premises for Tenant’s intended use. Without limiting the foregoing, Tenant agrees to abide by and conform to (i) any laws, regulations, ordinances, covenants,
conditions and restrictions or reciprocal easement agreements relating to the Premises, including without limitation that certain Declaration of Protective Covenants, Conditions and Restrictions, Gibson Business Park, Phase One, Clark County, Nevada
dated September 6, 1989 recorded in the Official Records of Clark County, Nevada, as it relates to Tenant’s use of the Premises, and (ii) any and all laws, regulations and ordinances of governmental agencies with jurisdiction over the
Project relating to Tenant’s use of the Premises as more fully set forth in Section 5.02 above. 
 Section 6.02. Exemption
of Landlord from Liability. Landlord shall not be liable for any damage or injury to the person, business (or any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenant’s employees, invitees, customers or
any other person in or about the Premises, whether such damage or injury is caused by or results from (a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires,
appliances, plumbing, air conditioning or lighting fixtures or any other cause; (c) conditions arising in or about the Premises or upon other portions of the Building of which the Premises is a part, or from other sources or places;
(d) theft, riot, strike, injunction, war, terrorist act or act of God; or (e) any act or omission of any other tenant of the Project. Landlord shall not be liable for any such damage or injury even though the cause of or the means of
repairing such damage or injury are not accessible to Tenant. The provisions of this Section 6.02 shall not, however, exempt Landlord from liability for Landlord’s gross negligence or willful misconduct. 
 Section 6.03. Tenant’s Obligations. 
 (a) Except as provided for elsewhere herein, Tenant shall keep the Premises in good order, condition and repair during the Lease Term, including without limitation, all non-structural, interior and exterior portions
thereof, the exterior and interior portion of all doors, truck doors, windows, plate glass, all plumbing and sewage facilities within the Premises (including maintaining free flow up to the main sewer line); interior fixtures, sprinkler system,
walls, floors and ceilings in the Premises; and any work performed by or on behalf of Tenant hereunder, but expressly excluding the structural components of the Premises which shall be Landlord’s responsibility; provided, however, that if
structural components of the Premises (e.g., roof structure or exterior walls) are damaged by virtue of Tenant’s use thereof or Tenant’s activities at the Premises, then Tenant shall be solely liable for all repairs thereto, which repairs
shall, at Landlord’s option, be performed (i) by Tenant or (ii) by Landlord and reimbursed by Tenant within ten (10) days of billing therefor. Tenant shall also maintain a preventive maintenance contract, at Tenant’s
expense, providing for the regular inspection and maintenance of the heating and air conditioning system by a licensed heating and air conditioning contractor. However, Landlord shall have the right, upon written notice to Tenant, to undertake the
responsibility for preventive maintenance of the heating and air conditioning system, at Tenant’s expense. Tenant shall promptly replace any portion of the Premises or system or equipment in the Premises which cannot be fully repaired,
regardless of whether the benefit of such replacement extends beyond the Lease Term. It is the intention of Landlord and Tenant that, at 

  

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all times during the Lease Term, Tenant shall maintain the Premises in an attractive, first class and fully operative condition. 
 (b) Tenant shall be responsible for providing appropriate climate control in the Premises. Tenant shall not block or cover any of the heating,
ventilation or air conditioning ducts in the Premises. Tenant shall immediately report to Landlord: (i) any evidence of a water leak or excessive moisture in the Premises; (ii) any evidence of mold or mildew in the Premises; and
(iii) any failure or malfunction in the heating, ventilation and air conditioning system serving the Premises. 
 (c) All of
Tenant’s obligations to maintain and repair shall be accomplished at Tenant’s sole expense. If Tenant fails to maintain and repair the Premises, Landlord may, on ten (10) days’ prior notice (except that no notice shall be
required in case of emergency) enter the Premises and perform such repair and maintenance on behalf of Tenant. In such event, Tenant shall reimburse Landlord for all costs so incurred immediately upon demand, with interest from the date of
expenditure until repaid by Tenant. 
 Section 6.04. Landlord’s Obligations. Subject to the provisions of Article 7 (Damage
or Destruction) and Article 8 (Condemnation), Landlord shall have absolutely no responsibility to repair, maintain or replace any portion of the Premises at any time. Tenant waives the benefit of any present or future law which might give Tenant the
right to repair the Premises at Landlord’s expense or to terminate the Lease due to the condition of the Premises. 
 Section 6.05.
Alterations, Additions and Improvements. 
 (a) Tenant shall not make any alterations, additions or improvements to the Premises
without Landlord’s prior written consent. Landlord may require Tenant to provide, at Landlord’s sole discretion, additional cash collateral (which may be in the form of a letter of credit) and/or demolition and/or lien and completion bonds
in form and amount satisfactory to Landlord. Tenant shall promptly remove any alterations, additions or improvements constructed in violation of this Section 6.05(a) upon Landlord’s written request. All alterations, additions and
improvements will be accomplished in a good and workmanlike manner, in conformity with all applicable laws and regulations, and by a contractor approved by Landlord. Upon completion of any such work, Tenant shall provide Landlord with “as
built” plans, copies of all construction contracts, and proof of payment for all labor and materials. 
 (b) Tenant shall pay when due
all claims for labor and material furnished to the Premises. Tenant shall give Landlord at least fifteen (15) days’ prior written notice of the commencement of any work on the Premises. Landlord may elect to record and post notices of
non-responsibility on the Premises. If Tenant shall, in good faith, contest the validity of any mechanics’ lien, claim or demand, then Tenant shall, at its sole expense, defend and protect itself, Landlord and the Premises against the same and
shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against Landlord or the Premises. In addition, Landlord may require Tenant to pay Landlord’s attorneys’ fees and costs in
participating in such action if Landlord shall decide it is in its best interest to do so. 
  

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 Section 6.06. Condition upon Termination. Upon the termination of the Lease, Tenant shall
surrender the Premises to Landlord, broom clean and without debris, and in the same condition as received except for ordinary wear and tear which Tenant was not otherwise obligated to remedy under any provision of this Lease. However, Tenant shall
not be obligated to repair any damage which Landlord is required to repair under Article 7 (Damage or Destruction). In addition, Landlord in its sole discretion may require Tenant to remove any alterations, additions or improvements (whether or not
made with Landlord’s consent), including without limitation the storage room installed as Landlord’s Work, prior to the termination of the Lease and to restore the Premises to its prior condition, all at Tenant’s expense. All
alterations, additions and improvements which Landlord has not required Tenant to remove shall become Landlord’s property and shall be surrendered to Landlord upon the termination of the Lease, except that Tenant may remove any of Tenant’s
machinery or equipment which can be removed without material damage to the Premises. Tenant shall repair, at Tenant’s expense, any damage to the Premises or the Project caused by the removal of any such machinery or equipment. In no event,
however, shall Tenant remove any of the following materials or equipment without Landlord’s prior written consent: any power wiring or power panels; lighting or lighting fixtures; wall coverings; drapes, blinds or other window coverings;
carpets or other floor coverings; heaters, air conditioners or any other heating or air conditioning equipment; fencing or security gates; or other similar building operating equipment and decorations. 
 ARTICLE 7: DAMAGE OR DESTRUCTION 
 Section 7.01.
Partial Damage to Premises. Tenant shall notify Landlord in writing immediately upon the occurrence of any damage to the Premises. If the Premises is only partially damaged and, subject to the rights of any Lender in such insurance proceeds,
if the proceeds received by Landlord from the insurance policies described in Section 4.04(c) are sufficient to pay for the necessary repairs, this Lease shall remain in effect and Landlord shall repair the damage as soon as reasonably
possible. Landlord may elect to repair any damage to Tenant’s fixtures, equipment or improvements. If the insurance proceeds received by Landlord are not sufficient to pay the entire cost of repair, or if the damage was due to a cause not
covered by the insurance policies which Landlord maintains under Section 4.04(c), Landlord may elect either to (a) repair the damage as soon as reasonably possible in which case this Lease shall remain in full force and effect, or
(b) terminate this Lease as of the date the damage occurred. Landlord shall notify Tenant within sixty (60) days after receipt of notice of the occurrence of the damage whether Landlord elects to repair the damage or terminate the Lease.
If Landlord elects to repair the damage, Tenant shall pay Landlord the deductible amount (if any) under Landlord’s insurance policies, and, if the damage was due to an act or omission of Tenant, the difference between the actual cost of repair
and any insurance proceeds received by Landlord. If Landlord elects to terminate the Lease, Tenant may elect to continue this Lease in full force and effect, in which case Tenant shall repair any damage to the Premises and the Building. Tenant shall
pay the cost of such repairs, except that, upon satisfactory completion of such repairs, Landlord shall deliver to Tenant any insurance proceeds received by Landlord for the damage repaired by Tenant. Tenant shall give Landlord written notice of
such election within ten (10) days after receiving Landlord’s termination notice. If the damage to the Premises occurs during the last six (6) months of the Lease Term, Landlord may elect to terminate this Lease as of the date the
damage occurred regardless of the sufficiency of any insurance proceeds. In such event, 

  

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Landlord shall not be obligated to repair or restore the Premises and Tenant shall have no right to continue this Lease. 
 Section 7.02. Total or Substantial Destruction. If the Premises is totally or substantially destroyed by any cause whatsoever, this Lease
shall terminate as of the date the destruction occurred regardless of whether Landlord receives any insurance proceeds. However, if the Premises can be rebuilt within one (1) year after the date of destruction, Landlord may elect to rebuild the
Premises at Landlord’s own expense, in which case, this Lease shall remain in full force and effect. Landlord shall notify Tenant of such election within sixty (60) days after the occurrence of total or substantial destruction. If the
destruction was caused by an act or omission of Tenant, Tenant shall pay Landlord the difference between the actual cost of rebuilding and any insurance proceeds received by Landlord. 
 Section 7.03. Temporary Reduction of Rent. If the Premises is destroyed or damaged and Landlord or Tenant repairs or restores the Premises
pursuant to the provisions of this Article 7, any rent payable during the period of such damage, repair and/or restoration shall be reduced according to the degree, if any, to which Tenant’s use of the Premises is impaired. However, the
reduction shall not exceed the sum of one (1) year’s payment of Base Rent and Additional Rent. Except for such possible reduction in Base Rent and Additional Rent, Tenant shall not be entitled to any compensation, reduction or
reimbursement from Landlord as a result of any damage, destruction, repair or restoration of or to the Premises. 
 Section 7.04.
Waiver. Tenant waives the protection of any statute, code or judicial decision which grants a tenant the right to terminate a lease in the event of the substantial destruction of the leased premises. Tenant agrees that the provisions of
Section 7.02 above shall govern the rights and obligations of Landlord and Tenant in the event of any substantial or total destruction of the Premises. 
 ARTICLE 8: CONDEMNATION 
 If, in the opinion of Landlord, the whole or any part of the Premises or the Building is taken or
condemned (including, without limitation, a sale in lieu of condemnation) which renders the Premises untenantable or inaccessible for use by Tenant for the purposes stated in this Lease (“Substantial Taking”), then the Term of this Lease
shall cease and terminate from the date on which possession of the part is so taken or condemned; the full amount of any resulting condemnation award shall be paid to Landlord, and Base Rent and Additional Rent shall be proportionately adjusted as
of the date of such Substantial Taking. However, if such taking or condemnation does not result in a Substantial Taking, then, subject to rights of any Lender in the condemnation award, Landlord shall repair any damage caused by such taking with
reasonable promptness and dispatch and shall allow Tenant an abatement or reduction in Base Rent and Additional Rent hereunder for such time and for such portion of the Premises which is untenantable, and this Lease shall not be otherwise affected.
Landlord reserves to itself, and Tenant assigns to Landlord, all rights to damages accruing on account of any taking or condemnation by or by reason of any act of any public or quasi-public authority for which damages are payable. Tenant agrees to
execute such instruments of assignments as may be required by Landlord, to join with Landlord in any petition for the recovery of damages if requested by Landlord, and to turn over to Landlord any such damages that may be recovered in 

  

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any such proceeding. Landlord does not reserve to itself, and Tenant does not assign to Landlord, any damages payable for trade fixtures installed by Tenant
at its own cost and expense and which are not part of the realty. 
 ARTICLE 9: ASSIGNMENT AND SUBLETTING 
 Section 9.01. Landlord’s Consent Required. No portion of the Premises or of Tenant’s interest in this Lease may be acquired by any
other person or entity, whether by assignment, sublease, transfer, operation of law, or act of Tenant, without Landlord’s prior written consent, except as provided in Section 9.02 below. Landlord shall grant or withhold its consent as
provided in Section 9.04 below. Any attempted transfer without consent shall be void and shall constitute a non-curable breach of this Lease. If Tenant is a partnership, any cumulative transfer of more than 20% of the partnership interests
shall require Landlord’s consent. If Tenant is a corporation, any change in a controlling interest of the voting stock of the corporation shall require Landlord’s consent. Under no circumstances may Tenant mortgage or otherwise encumber
its interest in the Lease or in the Premises. 
 Section 9.02. Affiliates. Notwithstanding anything to the contrary in
Section 9.01, but subject to Section 9.03, Tenant may assign this Lease or sublease the Premises without Landlord’s consent to any corporation which controls, is controlled by or is under common control with Tenant, or to any
corporation resulting from the merger of or consolidation with Tenant, or to any corporation which acquires substantially all the assets of Tenant as a going concern (collectively, an “Affiliate”), provided that (i) Landlord receives
prior written notice of the assignment or subletting, (ii) the Affiliate’s net worth is not less than the greater of (x) Tenant’s net worth immediately prior to the assignment or subletting and (y) Tenant’s net worth on
the Commencement Date, (iii) the Affiliate has proven experience in the operation of a first-class business of the Permitted Use specified in Section 1.12, (iv) the Affiliate remains an Affiliate for the duration of the subletting or
the balance of the Term in the event of an assignment, (v) the Affiliate assumes (in the event of an assignment) in writing all of Tenant’s obligations under this Lease and (vi) Landlord receives a fully executed copy of an assignment
or sublease agreement between Tenant and the Affiliate. 
 Section 9.03. No Release of Tenant. No transfer permitted by this
Article 9, whether with or without Landlord’s consent, shall release Tenant or change Tenant’s primary liability to pay the rent and to perform all other obligations of Tenant under this Lease. Landlord’s acceptance of rent from any
other person is not a waiver of any provision of this Article 9. Consent to one transfer is not a consent to any subsequent transfer. If Tenant’s transferee defaults under this Lease, Landlord may proceed directly against Tenant without
pursuing remedies against the transferee. Landlord may consent to subsequent assignments or modifications of this Lease by Tenant’s transferee, without notifying Tenant or obtaining its consent. Such action shall not relieve Tenant’s
liability under this Lease. 
 Section 9.04. Landlord’s Election. Tenant’s request for consent to any transfer
described in Section 9.01 above shall be accompanied by a written statement setting forth the details of the proposed transfer, including the name, business and financial condition of the prospective transferee, financial details of the
proposed transfer (e.g., the term of and rent and security deposit payable under any assignment or sublease), a copy of the proposed assignment 

  

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or sublease document (which shall be subject to Landlord’s review and approval) and any other information Landlord deems relevant. Landlord shall have
the right (a) to withhold consent, if reasonable; (b) to grant consent; or (c) if the transfer is a sublease of the entire Premises or an assignment of this Lease, to terminate this Lease as of the effective date of such sublease or
assignment, in which case Landlord may elect to enter into a direct lease with the proposed assignee or subtenant. It shall be deemed reasonable for Landlord to withhold its consent to a proposed assignment or sublease if (i) the use to be made
of the Premises is not generally consistent with the character and nature of the other tenancies in the Building or the Project; (ii) the character, reputation or financial responsibility of the proposed assignee or subtenant is not reasonably
satisfactory to Landlord; or (iii) the proposed assignment or sublease would cause Landlord to be in violation of another lease or agreement to which Landlord is a party or would give an occupant of the Project the right to cancel its lease.
Landlord shall have no obligation to consent to any requested transfer if Tenant is then in default hereunder. In the event the rental or other consideration payable in respect of an assignment or sublease exceeds the rent payable hereunder by
Tenant, then fifty percent (50%) of such excess rent and other consideration shall be deemed Additional Rent owed to Tenant by Landlord, and shall be payable to Landlord upon receipt by Tenant thereof. 
 Section 9.05. No Merger. No merger shall result from Tenant’s sublease of the Premises under this Article 9, Tenant’s surrender of
this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant or sublandlord thereunder. 
 ARTICLE 10: DEFAULTS; REMEDIES 
 Section 10.01.
Covenants and Conditions. Tenant’s performance of each of Tenant’s obligations under this Lease is a condition as well as a covenant. Tenant’s right to continue in possession of the Premises is conditioned upon such
performance. Time is of the essence in the performance of all covenants and conditions. 
 Section 10.02. Defaults. Tenant shall
be in material default under this Lease: 
 (a) If Tenant abandons the Premises or if Tenant’s vacation of the Premises results in the
cancellation of any insurance described in Section 4.04; 
 (b) If Tenant fails to pay rent or any other charge required to be paid by
Tenant, as and when due; 
 (c) If Tenant fails to perform any of Tenant’s non-monetary obligations under this Lease for a period of
thirty (30) days after written notice from Landlord; provided that if more than thirty (30) days are required to complete such performance, Tenant shall not be in default if Tenant commences such performance within the thirty (30)-day
period and thereafter diligently pursues its completion. However, Landlord shall not be required to give such notice if Tenant’s failure to perform constitutes a non-curable breach of this Lease. The notice required by this
subparagraph (c) is intended to satisfy any and all notice requirements imposed by law on Landlord and is not in addition to any such requirement. 
  

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 (d) (i) If Tenant or any guarantor hereunder, or any general partner of Tenant if Tenant is a
partnership, makes a general assignment or general arrangement for the benefit of creditors; (ii) if a petition for adjudication of bankruptcy or for reorganization or rearrangement is filed by or against Tenant or any guarantor hereunder, or
any general partner of Tenant if Tenant is a partnership and is not dismissed within thirty (30) days; (iii) if a trustee or receiver is appointed to take possession of substantially all of Tenant’s assets located at the Premises or
of Tenant’s interest in this Lease and possession is not restored to Tenant within thirty (30) days; or (iv) if substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease is subjected
to attachment, execution or other judicial seizure which is not discharged within thirty (30) days. If a court of competent jurisdiction determines that any of the acts described in this subparagraph (d) is not a default under this Lease,
and a trustee is appointed to take possession (or if Tenant remains a debtor in possession) and such trustee or Tenant transfers Tenant’s interest hereunder, then Landlord shall receive, as Additional Rent, the difference between the rent (or
any other consideration) paid in connection with such assignment or sublease and the rent payable by Tenant hereunder. 
 (e) If Tenant fails
to release of record any mechanics’ liens filed against the Premises or the Project within ten (10) days after the date the same shall have been filed or recorded. 
 Section 10.03. Remedies. On the occurrence of any material default by Tenant, Landlord may, at any time thereafter, with or without notice or
demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have: 
 (a) Terminate Tenant’s right to
possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall be entitled to recover from Tenant all damages
incurred by Landlord by reason of Tenant’s default, including (i) the worth at the time of the award of the unpaid Base Rent, Additional Rent and other charges which had been earned at the time of the termination; (ii) the worth at
the time of the award of the amount by which the unpaid Base Rent, Additional Rent and other charges which would have been earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves could have been
reasonably avoided; (iii) the worth at the time of the award of the amount by which the unpaid Base Rent, Additional Rent and other charges which would have been paid for the balance of the Lease Term after the time of award exceeds the amount
of such rental loss that Tenant proves could have been reasonably avoided; and (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under the Lease
or which in the ordinary course of things would be likely to result therefrom, including, but not limited to, any costs or expenses incurred by Landlord in maintaining or preserving the Premises after such default, the cost of recovering possession
of the Premises, expenses of reletting, including necessary renovation or alteration of the Premises, Landlord’s reasonable attorneys’ fees incurred in connection therewith, and any real estate commission paid or payable. As used in
subparts (i) and (ii) above, the “worth at the time of the award” is computed by allowing interest on unpaid amounts at the rate of fifteen percent (15%) per annum, or such lesser amount as may then be the maximum lawful
rate. As used in subpart (iii) above, the “worth at the time of the award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus 1%. If 

  

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Tenant shall have abandoned the Premises, Landlord shall have the option of (i) retaking possession of the Premises and recovering from Tenant the
amount specified in this Section 10.03(a), or (ii) proceeding under Section 10.03(b); 
 (b) Maintain Tenant’s right to
possession, in which case this Lease shall continue in effect whether or not Tenant shall have abandoned the Premises. In such event, Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including the
right to recover the rent as it becomes due hereunder; or 
 (c) Pursue any other remedy now or hereafter available to Landlord under the
laws or judicial decisions of the State of Nevada. All rights and remedies of Landlord hereunder shall be cumulative and in addition to all rights and remedies given to Landlord at law or equity. 
 In addition, in the event Landlord has agreed to and granted to Tenant a concession of free rent in any form for any period whether before or after the default of
Tenant, such agreement of Landlord to grant a concession of free rent to Tenant shall be automatically revoked, whether retroactively or prospectively, and Tenant shall be liable to pay the amount of any such concession of free rent which would have
been due for any such periods before or after the default of Tenant. 
 Section 10.04. Re-Entry by Landlord. Notwithstanding
anything to the contrary set forth herein, Landlord’s re-entry to perform acts of maintenance or preservation of or in connection with efforts to relet the Premises or any portion thereof, or the appointment of a receiver upon Landlord’s
initiative to protect Landlord’s interest under this Lease, shall not terminate Tenant’s right to possession of the Premises or any portion thereof and, until Landlord does elect to terminate this Lease, this Lease shall continue in full
force and effect and Landlord shall enforce all of Landlord’s rights and remedies hereunder including, without limitation, the right to recover from Tenant as it becomes due hereunder all rent required to be paid by Tenant under the terms
hereof. In the event that Landlord shall elect to relet, then rents received by Landlord from such reletting shall be applied first, to the payment of any indebtedness (other than rents) due hereunder from Tenant to Landlord; second, to the payment
of any cost of such reletting (including brokerage commissions); third, to the payment of the cost of any alterations and repairs to the Premises; fourth, to the payment of rent due and unpaid hereunder; and the residue, if any, shall be held by
Landlord and applied in payment of future rent as the same may become due and payable hereunder. Should reletting, during any month to which such rent is applied, result in the actual payment of rents at less than the rent payable during that month
by Tenant hereunder, then Tenant shall pay such deficiency to Landlord immediately upon demand therefor by Landlord. Notwithstanding any reletting without termination by Landlord, Landlord may, at any time after such reletting, elect to terminate
this Lease for any such default. 
 Section 10.05. Right to Cure. If Tenant fails to perform any affirmative duty or obligation
of Tenant under this Lease within thirty (30) days after written notice to Tenant (or in case of an emergency, without notice), Landlord may, at its option (but without obligation to do so), perform such duty or obligation on Tenant’s
behalf. The costs and expenses of any such performance by Landlord shall be due and payable by Tenant to Landlord upon invoice therefor, with interest thereon until paid by Tenant. 
  

 20 

 ARTICLE 11: PROTECTION OF LENDERS 
 Section 11.01. Subordination. Landlord and any ground lessor, beneficiary of a trust deed or mortgagee (each, a “Lender”) shall have the right to subordinate this Lease to any ground lease, deed
of trust or mortgage (each, a “Security Instrument”) encumbering the Premises, any advances made on the security thereof and any renewals, modifications, consolidations, replacements or extensions thereof, whenever made or recorded.
However, Tenant’s right to quiet possession of the Premises during the Lease Term shall not be disturbed if Tenant pays the rent and performs all of Tenant’s obligations under this Lease and is not otherwise in default. If any Lender
elects to have this Lease prior to the lien of its Security Instrument and gives written notice thereof to Tenant, this Lease shall be deemed prior to such Security Instrument whether this Lease is dated prior or subsequent to the date of said
Security Instrument or the date of recording thereof. 
 Section 11.02. Attornment. If Landlord’s interest in the Premises
is acquired by any Lender or by a purchaser at a foreclosure sale, the rights of Tenant hereunder shall survive, but Tenant shall have no claim against such Lender or other holder arising from Landlord’s acts, omissions, representations or
warranties given or occurring prior to such Lender’s or other holder’s acquisition of the Premises, and Tenant shall attorn to the transferee of or successor to Landlord’s interest in the Premises and recognize such transferee or
successor as Landlord under this Lease. Tenant waives the protection of any statute or rule of law which gives or purports to give Tenant any right to terminate this Lease or surrender possession of the Premises upon the transfer of Landlord’s
interest. 
 Section 11.03. Signing of Documents. Tenant shall sign and deliver any instrument or documents necessary or
appropriate to evidence any such attornment or subordination or agreement to do so. Such subordination and attornment documents may contain such provisions as are customarily required by any Lender. If Tenant fails to do so within ten (10) days
after written request, Tenant hereby makes, constitutes and irrevocably appoints Landlord, or any transferee or successor of Landlord, the attorney-in-fact of Tenant to execute and deliver any such instrument or document. Tenant’s failure to
timely deliver such documents shall not be deemed cured by Landlord’s delivery of same. 
 Section 11.04. Estoppel
Certificates. Within ten (10) days of written request by Landlord or any Lender, Tenant shall execute, acknowledge and deliver to Landlord a written statement certifying: (i) that none of the terms or provisions of this Lease have been
changed (or if they have been changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) as to the last date of payment of Base Rent and other charges and the time period covered by such
payment; (iv) that Landlord is not in default under this Lease (or, if Landlord is claimed to be in default, stating why); and (v) such other matters as may be reasonably required by Landlord or the holder of a Security Instrument to which
the Premises is or becomes subject. Any such statement by Tenant may be given by Landlord to any prospective purchaser or encumbrancer of the Premises. Such purchaser or encumbrancer may rely conclusively upon such statement as true and correct. If
Tenant does not deliver such statement to Landlord within such ten (10)-day period, Tenant hereby makes, constitutes and irrevocably appoints Landlord, or any transferee or successor of Landlord, the attorney-in-fact of Tenant to 

  

 21 

 
execute such statement on behalf of Tenant. Tenant’s failure to timely provide such statement shall not be deemed cured by Landlord’s delivery of
same. 
 Section 11.05. Tenant’s Financial Condition. Within ten (10) days after written request from Landlord, Tenant
shall deliver to Landlord such financial statements as are reasonably required by Landlord to verify the net worth of Tenant, or any assignee, subtenant or guarantor of Tenant, prepared in accordance with generally accepted accounting principles. In
addition, Tenant shall deliver to any Lender designated by Landlord any financial statements required by such Lender to facilitate the financing or refinancing of the Project. Tenant represents and warrants to Landlord that each such financial
statement is a true and accurate statement as of the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth herein. 
 ARTICLE 12: LEGAL COSTS 
 Section 12.01. Legal Proceedings. Tenant shall reimburse
Landlord, upon demand, for any costs or expenses incurred by Landlord in connection with any breach or default of Tenant under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include legal fees and costs incurred
for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is
entered, a reasonable sum as attorneys’ fees and costs. Such attorneys’ fees and costs shall be paid by the losing party in such action. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses,
demands and liability incurred by Landlord if Landlord becomes or is made a party to any claim or action (a) instituted by Tenant, or by any third party against Tenant, or by or against any person holding any interest under or using the
Premises by license of or agreement with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such
other person; or (d) necessary to protect Landlord’s interest under this Lease in a bankruptcy proceeding, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or
action at Tenant’s expense with counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs incurred by Landlord in any such claim or action. 
 Section 12.02. Landlord’s Consent. Tenant shall pay Landlord’s reasonable attorneys’ fees incurred in connection with
Tenant’s request for Landlord’s consent under Article 9 (Assignment and Subletting), or in connection with any other act which Tenant proposes to do and which requires Landlord’s consent. 
 ARTICLE 13: MISCELLANEOUS PROVISIONS 
 Section 13.01. Non-Discrimination. Tenant promises, and it is a condition to the continuance of this Lease, that there will be no discrimination against, or segregation of, any person or group of persons on the basis of race,
color, sex, creed, national origin or ancestry in the leasing, subleasing, transferring, occupancy or use of the Premises or any portion thereof. 
  

 22 

 Section 13.02. Landlord’s Liability; Certain Duties; Security Deposit. 
 (a) As used in this Lease, the term “Landlord” means only the current owner or owners of the fee title to the Premises or the leasehold estate
under a ground lease of the Premises at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease only during the time such Landlord owns such interest or title. Any Landlord who transfers its title or
interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer. However, each Landlord shall deliver to its transferee all funds previously paid by Tenant if such
funds have not yet been applied under the terms of this Lease. 
 (b) Tenant shall give written notice of any failure by Landlord to perform
any of its obligations under this Lease to Landlord and to any Lender whose name and address have been furnished to Tenant in writing. Such Lender shall have thirty (30) days from the expiration of Landlord’s cure period from which to cure
Landlord’s default, but is under no obligation to do so. Landlord shall not be in default under this Lease unless Landlord (or such Lender) fails to cure such non-performance within thirty (30) days after receipt of Tenant’s written
notice. However, if such non-performance reasonably requires more than thirty (30) days to cure, neither Landlord nor Lender shall be in default if such cure is commenced within the applicable thirty (30)-day period and thereafter diligently
pursued to completion. Lender shall be allowed such additional time period as needed to complete a foreclosure or acquisition of the Premises. 
 (c) Upon the execution of this Lease by Tenant, Tenant shall deposit with Landlord a cash Security Deposit in the amount set forth in Section 1.05 above. The Security Deposit shall serve as security for the full and faithful
performance of every provision of this Lease to be performed by Tenant. Landlord may apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to cure any other defaults of Tenant. If Landlord uses any part of
the Security Deposit, Tenant shall restore the Security Deposit to its full amount within ten (10) days after Landlord’s written request. Tenant’s failure to do so shall be a material default under this Lease. No interest shall be
paid on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with respect to the Security Deposit. 
 Section 13.03. Severability. A determination by a court of competent jurisdiction that any provision of this Lease or any part thereof is
illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect. 
 Section 13.04. Interpretation. The captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease and are not a part of the terms or provisions of this Lease. Whenever required by the context
of this Lease, the singular shall include the plural and the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other. In any provision relating to the conduct, acts or omissions of Tenant, the term
“Tenant” shall include Tenant’s agents, employees, contractors, invitees, successors or others using the Premises with Tenant’s expressed or implied permission. 
  

 23 

 Section 13.05. Incorporation of Prior Agreements, Modifications. This Lease is the only
agreement between the parties pertaining to the lease of the Premises and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void. 
 Section 13.06. Notices. All notices required or permitted under this Lease shall be in writing and shall be personally delivered, sent by
nationally recognized overnight courier service, or sent by certified mail, return receipt requested, postage prepaid. Notices to Tenant shall be delivered to the address specified in Section 1.13 above, except that upon Tenant’s taking
possession of the Premises, the Premises shall be Tenant’s address for notice purposes. Notices to Landlord shall be delivered to the address specified in Section 1.06 above. All notices shall be effective upon delivery or attempted
delivery in accordance with this Section 13.06. Either party may change its notice address upon written notice to the other party. 
 Section 13.07. Waivers. All waivers must be in writing and signed by the waiving party. Landlord’s failure to enforce any provision of this Lease or its acceptance of rent shall not be a waiver and shall not prevent
Landlord from enforcing that provision or any other provision of this Lease in the future. No statement on a payment check from Tenant or in a letter accompanying a payment check shall be binding on Landlord. Landlord may, with or without notice to
Tenant, negotiate such check without being bound to the conditions of such statement. 
 Section 13.08. No Recordation. Neither
this Lease nor a memorandum thereof may be recorded without prior written consent from Landlord. 
 Section 13.09. Binding Effect;
Choice of Law. This Lease binds any party who legally acquires any rights or interest in this Lease from Landlord or Tenant. However, Landlord shall have no obligation to Tenant’s successor unless the rights or interests of Tenant’s
successor are acquired in accordance with the terms of this Lease. This Lease shall be governed by and construed in accordance with the laws of the State of Nevada. All indemnities of Tenant set forth in this Lease shall survive the expiration or
sooner termination of this Lease. 
 Section 13.10. Corporate Authority; Partnership Authority. If Tenant is a corporation, each
person signing this Lease on behalf of Tenant represents and warrants that he has full authority to do so and that this Lease binds the corporation. Within thirty (30) days after request by Landlord, Tenant shall deliver to Landlord a certified
copy of a resolution of Tenant’s Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable to Landlord. If Tenant is a partnership, each person signing this Lease for Tenant represents
and warrants that he is general partner of the partnership, that he has full authority to sign for the partnership and that this Lease binds the partnership and all general partners of the partnership. Tenant shall give written notice to Landlord of
any general partner’s withdrawal or addition. Within thirty (30) days after request by Landlord, Tenant shall deliver to Landlord a copy of Tenant’s recorded statement of partnership or certificate of limited partnership. 

Section 13.11. Joint and Several Liability. All parties signing this Lease as Tenant shall be jointly and severally liable for all
obligations of Tenant. 
  

 24 

 Section 13.12. Force Majeure. If Landlord cannot perform any of its obligations due to events
beyond Landlord’s control, the time provided for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond Landlord’s control include, but are not limited to, acts of God, war,
terrorism, civil commotion, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction and weather conditions. 
 Section 13.13. Execution of Lease. This Lease may be executed in counterparts, and, when all counterpart documents are executed, the
counterparts shall constitute a single binding instrument. The delivery of this Lease by Landlord to Tenant shall not be deemed to be an offer and shall not be binding upon either party until executed and delivered by both parties. 
 Section 13.14. Limitation of Liability. The obligations of Landlord under this Lease do not constitute personal obligations of the individual
partners, trustees, directors, officers or shareholders of Landlord, Landlord’s wholly-owned subsidiaries or Landlord’s agents, and Tenant shall not seek recourse against the individual partners, trustees, directors, officers or
shareholders of Landlord or any of their personal assets for satisfaction of any liability arising out of this Lease. Tenant’s sole remedy shall be recourse against Landlord’s interest in the Project. 
 Section 13.15. Modification for Lender. If, in connection with obtaining construction, interim or permanent financing for the Project or the
Premises, Landlord’s Lender requests reasonable modifications to this Lease as a condition to such financing, Tenant will not unreasonably withhold, delay or defer its consent thereto, provided that such modifications do not materially increase
the obligations of Tenant hereunder or materially adversely affect the leasehold interest hereby created or Tenant’s rights hereunder. 
 Section 13.16. Building Planning. In the event Landlord requires the Premises for use in conjunction with other premises in the Project or for other reasons connected with the building planning program, upon notifying Tenant in
writing, Landlord shall have the right to move Tenant to other space in the Project at Landlord’s sole cost and expense, and the terms and conditions of the original Lease shall remain in full force and effect, save and excepting that a revised
Exhibit A shall become part of this Lease and shall reflect the location of the new space, and Article 1 of this Lease shall be amended to include and state all correct data as to the new space. 
 Section 13.17. Terrorism/Governmental Action. Tenant warrants and represents to Landlord that Tenant is not, and shall not become, a person
or entity with whom Landlord is restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including, but not limited to, those named on OFAC’S Specially
Designated and Blocked Persons list) or under any statute, executive order (including, but not limited to, the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or
Support Terrorism) or other governmental action, and is not and shall not engage in any dealings or transaction or be otherwise associated with such persons or entities. 
  

 25 

 Section 13.18. Broker. The parties recognize that the broker who negotiated this Lease is the
broker whose name is stated in Section 1.01 hereof and agree that Landlord shall be solely responsible for the payment of a brokerage commission to said broker, and that Tenant shall have no responsibility therefor. Tenant shall indemnify,
defend and hold Landlord free and harmless against any claims, damages, costs, expenses or liability of any nature arising from claims by any other person or real estate broker claiming a fee through dealings with Tenant arising out of this Lease.

 Section 13.19. Rules and Regulations. Tenant shall faithfully observe and comply with the “Rules and Regulations”, a
copy of which is attached hereto and marked Exhibit E, and all reasonable and nondiscriminatory modifications thereof and additions thereto from time to time put into effect by Landlord. Landlord shall not be responsible to Tenant for the
violation or nonperformance by any other tenant or occupant of the Project of any of said Rules and Regulations. 
 [REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK] 
  

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 Section 13.20. Waiver of Trial by Jury. LANDLORD AND TENANT HEREBY KNOWINGLY, VOLUNTARILY
AND INTENTIONALLY WAIVE THE RIGHT TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS LEASE OR ANY DOCUMENTS CONTEMPLATED TO BE EXECUTED IN CONNECTION HEREWITH OR ANY COURSE OF CONDUCT,
COURSE OF DEALINGS, STATEMENTS (WHETHER ORAL OR WRITTEN) OR ACTIONS OF EITHER PARTY ARISING OUT OF OR RELATED IN ANY MANNER TO THE PREMISES (INCLUDING WITHOUT LIMITATION, ANY ACTION TO RESCIND OR CANCEL THIS LEASE OR ANY CLAIMS OR DEFENSES ASSERTING
THAT THIS LEASE WAS FRAUDULENTLY INDUCED OR IS OTHERWISE VOID OR VOIDABLE). THIS WAIVER IS A MATERIAL INDUCEMENT FOR LANDLORD TO ENTER INTO AND ACCEPT THIS LEASE, AND SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. 

 EXECUTED by Landlord and Tenant on the dates specified adjacent to their signatures below. 
  

											
		 	 LANDLORD:
	 	 THE NORTHWESTERN MUTUAL LIFE
 INSURANCE COMPANY, a Wisconsin corporation

				
		 		 	By:	 	 NORTHWESTERN INVESTMENT
 MANAGEMENT
COMPANY, LLC, a Delaware
 limited liability company, its wholly owned affiliate
 and authorized representative

					
		 		 		 	By:	 	 Kennedy-Wilson Nevada Management, Inc.,
 Agent for Owner

						
		 		 		 		 	By:	 	 /s/ Vickie L. Lehr

		 		 		 		 		 	Vickie L. Lehr
		 		 		 		 	Its:	 	Senior Managing Director
			
		 		 	Signed on: July 10, 2006

  

									
		 	 TENANT:
	 	 BOB O’LEARY HEALTH FOOD DISTRIBUTOR
 COMPANY, INC.,
 a Pennsylvania corporation
	 	
					
		 		 	By:	 	 /s/ Joseph A. Mies C.O.O.
	 	
		 		 	Print Name:	 	Joseph A. Mies	 	
		 		 	Print Title:	 	Chief Operating Officer	 	
				
		 		 	Signed on: June 30, 2006	 	

  

 27 

 EXHIBIT A 
 DIAGRAM OF PREMISES 
  

 A-1 

 EXHIBIT B 
 DIAGRAM OF BUILDING 
  

 B-1 

 EXHIBIT C 
 LEGAL DESCRIPTION OF PROJECT 
 That certain land in Clark County, Nevada, more particularly described as follows:

 PHASE 1: 
 BEING A PORTION OF LOT 1, AS SHOWN BY
MAP ON FILE IN BOOK 56, PAGE 36 OF PLATS. BEING IN THE NORTHEAST QUARTER (NE 1/4) OF SECTION 15, TOWNSHIP 22 SOUTH, RANGE 62 EAST, M.D.M, CITY OF HENDERSON, CLARK COUNTY, NEVADA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: 
 COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHEAST QUARTER OF SAID SECTION 15, SAID POINT ALSO BEING A POINT ON THE CENTERLINE OF
GIBSON ROAD; THENCE ALONG THE EASTERLY LINE THEREOF, SOUTH 00°46’25” WEST, 61.71 FEET TO THE CENTERLINE INTERSECTION OF SAID GIBSON ROAD AND MARY CREST ROAD (BEING 60.00 FEET WIDE PER SAID PLAT MAP); THENCE ALONG THE CENTERLINE OF SAID
MARY CREST ROAD, NORTH 89°13’35” WEST, 1141.29 FEET; THENCE DEPARTING SAID LINE, NORTH 00°46’25” EAST, 30.00 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF SAID MARY CREST ROAD, SAID POINT ALSO BEING THE POINT OF
BEGINNING; THENCE ALONG SAID LINE, NORTH 89°13’35” WEST, 491.22 FEET TO A POINT OF CURVATURE; THENCE DEPARTING SAID RIGHT-OF-WAY LINE, NORTHWESTERLY, ALONG THE ARC OF A CURVE TO THE RIGHT, CONCAVE NORTHEASTERLY HAVING A RADIUS OF
195.00 FEET THROUGH A CENTRAL ANGLE OF 59°58’03”, AN ARC DISTANCE OF 204.09 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF GALLAGHER CREST ROAD (BEING 60.00 FEET WIDE PER SAID PLAT MAP); THENCE ALONG SAID EASTERLY RIGHT-OF-WAY
LINE, NORTH 29°15’32” WEST, 705.29 FEET; THENCE DEPARTING SAID LINE, SOUTH 89°13’35” EAST, 1013.03 FEET; THENCE SOUTH 00°46’25” WEST, 708.00 FEET TO THE POINT OF BEGINNING. 
 SAID PARCEL CONTAINS 570,292.56 SQ. FT., 13.092 ACRES, MORE OR LESS. 
 PHASE 2: 
 THE BASIS OF BEARINGS FOR THIS LEGAL DESCRIPTION IS THE NORTHERLY LINE OF THE NORTHEAST QUARTER (NE 1/4) 00 SECTION 15,
TOWNSHIP 22 SOUTH, RANGE 62 EAST, M.D.M., CITY OP HENDERSON, COUNTY OF CLARK, STATE OP NEVADA, WHICH BEARS SOUTH 89o26’15” WEST AS PER MAP RECORDED IN BOOK 56, PAGE 36 OF PLATS, IN THE OFFICE OF THE COUNTY RECORDER OP SAID COUNTY.

 BEING A PORTION OF LOT 1 OF GIBSON BUSINESS PARK III, IN THE CITY OF HENDERSON, COUNTY OF CLARK, STATE OF NEVADA, AS PER MAP RECORDED IN BOOK 56, PAGE 36
OF PLATS, IN THE OFFICE OP THE COUNTY RECORDER OF SAID 

  

 C-1 

 
COUNTY, SITUATED IN THE NORTHEAST QUARTER (NE 1/4) OF SECTION 15, TOWNSHIP 22 SOUTH, RANGE 62 EAST, M.D.M., MORE PARTICULARLY DESCRIBED AS FOLLOWS:

 COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 15, SAID POINT ALSO BEING THE CENTERLINE INTERSECTION OF AMERICAN PACIFIC DRIVE AND GIBSON ROAD; THENCE
ALONG THE EASTERLY LINE THEREOF, SAID LINE ALSO BEING THE CENTERLINE OP SAID GIBSON ROAD, SOUTH 00o46’25” WEST, 1383.79 FEET TO THE CENTERLINE OF MARY CREST ROAD, BEING 60.00 FEET WIDE AS PER SAID PLAT MAP; THENCE ALONG SAID
CENTERLINE, NORTH 89o13’35” WEST, 462.61 FEET; THENCE DEPARTING SAID LINE, NORTH 00 46’25” EAST, 30.00 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF SAID MARY CREST ROAD, SAID POINT ALSO BEING THE POINT OP BEGINNING;
THENCE ALONG SAID NORTHERLY LINE, NORTH 89o13’35” WEST, 678.68 FEET TO THE EASTERLY LINE OF THAT CERTAIN PARCEL AS SHOWN PER FILE 78, PAGE 26 OF SURVEYS; THENCE ALONG SAID LINE, NORTH 00o46’25” EAST, 708.00 FEET TO THE
NORTHERLY LINE OF SAID PARCEL; THENCE ALONG THE EASTERLY PROLONGATION OF SAID NORTHERLY LINE, SOUTH 89o13’35” EAST, 678.68 FEET; THENCE SOUTH 00o46’25” WEST, 708.00 FEET TO THE POINT OF BEGINNING. 
 SAID PARCEL CONTAINS 11.03 ACRES, MORE OR LESS. 
 PHASE 3:

 BEING A PORTION OF LOT 1, OF GIBSON BUSINESS PARK III (A COMMERCIAL SUBDIVISION) IN THE CITY OF HENDERSON, COUNTY OF CLARK, STATE OF NEVADA, AS PER
MAP RECORDED IN BOOK 56, PAGE 36 OF PLATS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, SITUATED IN THE NORTHEAST QUARTER (NE 1/4) OF SECTION 15, TOWNSHIP 22 SOUTH, RANGE 62 EAST, M.D.M., MORE PARTICULARLY DESCRIBED AS FOLLOWS: 
 COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 15, SAID POINT ALSO BEING THE CENTERLINE INTERSECTION OF GIBSON ROAD AND AMERICAN PACIFIC DRIVE, BEING 50.00 FEET WIDE
HALF STREET WIDTH AS PER DEED TO THE COUNTY OF CLARK RECORDED APRIL 21, 1987 IN BOOK 870421, INSTRUMENT NO. 00175, OFFICIAL RECORDS; THENCE ALONG THE NORTHERLY LINE THEREOF, SAID LINE ALSO BEING THE CENTERLINE OP SAID AMERICAN PACIFIC DRIVE, SOUTH
89°26’15” WEST, 1257.18 FEET; THENCE DEPARTING SAID LINE, SOUTH 00°33’45” EAST, 50.00 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID AMERICAN PACIFIC DRIVE, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE
DEPARTING SAID RIGHT-OF-WAY LINE, SOUTH 00°46’25” WEST, 566.49 FEET TO A POINT ON THE NORTHERLY LINE OF THAT CERTAIN PARCEL AS SHOWN IN FILE 78, PAGE 26 OF SURVEYS; THENCE ALONG SAID LINE, NORTH 89°13’35” WEST, 898.65
FEET TO A POINT ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF GALLAGHER CREST ROAD, BEING 60.00 FEET WIDE AS PER SAID PLAT MAP; THENCE ALONG SAID RIGHT-OF-WAY LINE, NORTH 29°15’32” WEST, 527.76 FEET TO A POINT OF CURVATURE; THENCE
NORTHWESTERLY, ALONG THE 

  

 C-2 

 
ARC OF A CURVE TO THE RIGHT, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 120.00 FEET, THROUGH A CENTRAL ANGLE OF 28°35’21”, AN ARC DISTANCE OF
59.88 FEET TO A POINT OF COMPOUND CURVATURE TO WHICH A RADIAL LINE BEARS, SOUTH 89°19’49” WEST; THENCE NORTHEASTERLY, ALONG THE ARC OF A CURVE TO THE RIGHT, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 25.00 FEET, THROUGH A CENTRAL ANGLE
OF 90°06’26”, AN ARC DISTANCE OF 39.32 FEET TO A POINT ON THE AFOREMENTIONED SOUTHERLY RIGHT-OF-WAY OF AMERICAN PACIFIC DRIVE; THENCE ALONG SAID LINE, NORTH 89°26’15” EAST, 1154.77 FEET TO THE POINT OF BEGINNING.

 SAID PARCEL CONTAINS 583,481.56 SQ. FT., 13.395 ACRES, MORE OR LESS. 
  

 C-3 

 EXHIBIT D 
 NOTICE OF LEASE TERM DATES 
  

	Re:	Industrial Real Estate Lease dated as of June 1, 2006 (the “Lease”) for premises located at 192 Gallagher Crest Road, Henderson, Nevada (the
“Premises”) by and between THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation (“Landlord”), and BOB O’LEARY HEALTH FOOD DISTRIBUTOR COMPANY, INC., a Pennsylvania corporation
(“Tenant”). 

 In accordance with the Lease, we wish to advise and/or confirm as follows: 
  

	1.	That Landlord’s Work as described in the Lease has been completed, that the Premises has been accepted herewith by Tenant, and that there is no deficiency in construction.

  

	2.	That Tenant has possession of the Premises and acknowledges that under the provisions of the Lease, the term of the Lease commenced as of June 1, 2006 for a term of five
(5) years, ending on May 31, 2011. 

  

	3.	That in accordance with the Lease, rental commenced to accrue on June 1, 2006. 

  

	4.	That the Monthly Reimbursement Payment is $                     per month
throughout the Term. 

  

	5.	That the total rent payment due for the first twelve (12) months of the Term equals
$                     (based on Base Rent of $6,405.38 plus estimated Additional Rent of
$                     plus the Monthly Reimbursement Payment of
$                    ). 

  

																	
	LANDLORD:	 		 		 		 	TENANT:
					
	THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation	 		 		 		 	BOB O’LEARY HEALTH FOOD DISTRIBUTOR COMPANY, INC., a Pennsylvania corporation
							
	By:	 	NORTHWESTERN INVESTMENT	 		 		 		 	By:	 	  

		 	MANAGEMENT COMPANY, LLC, a	 		 		 		 	Print Name:	 	  

		 	Delaware limited liability company, its	 		 		 		 	Print Title:	 	  

		 	wholly owned affiliate and authorized	 		 		 		 		 	
		 	representative	 		 		 		 	Signed on:                 , 2006
								
		 	By:	 	 Kennedy-Wilson Nevada Management, Inc.,
 Agent for Owner
	 		 		 		 		 	
									
		 		 	By:	 	  
	 		 		 		 		 	
		 		 		 	Vickie L. Lehr	 		 		 		 		 	
		 		 	Its:	 	Senior Managing Director	 		 		 		 		 	
						
	Signed on:                 , 2006	 		 		 		 		 	

  

 D-1 

 EXHIBIT E 
 RULES AND REGULATIONS 
 1. No sign, placard, picture, aerial display, balloons, advertisement, name
or notice shall be installed or displayed on any part of the Premises or the Project (or within public rights-of-ways adjacent to the Project through the use of truck signs, sign trailers, or similar items) without the prior written consent of
Landlord. Landlord shall have the right to remove, at Tenant’s expense and without notice, any sign installed or displayed in violation of this rule. All approved signs or lettering on doors, walls and service areas of the Premises shall be
printed, painted, affixed or inscribed at the expense of Tenant by a licensed sign contractor approved by Landlord. While not restricting Landlord’s right to approve or deny any specific sign request in its sole and absolute discretion, general
sign guidelines for the Project are as follows: Signs shall be raised block lettering with a maximum height of 15 inches, located at least 12 inches away from any chamfer line. Color shall either match the contrasting color of the Building wall or
be some other muted color, such as blue or gray, that will compliment the colors of the Building, in Landlord’s sole discretion. No internally lighted or neon sign is permitted. 
 Prior to installation of any sign, Tenant must obtain Landlord’s written approval as follows: Tenant shall submit to Landlord complete working
drawings showing the text, typestyle, color, construction and size of the sign as well as its placement on the Building (including the distances from any chamfer lines or edges). Landlord reserves the right, in its sole discretion, to require
changes or modifications to the proposed sign to ensure compliance with the above criteria as well as aesthetic conformity to the rest of the Project. Once acceptable drawings have been submitted, Landlord will issue a written approval, after which
Tenant’s contractor may obtain all necessary permits and commence construction. 
 2. If Landlord reasonably objects in writing to any
curtains, blinds, shades, screens or hanging plants or other similar objects attached to or used in connection with any window or door of the Premises, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of the
Premises. Tenant shall not place anything against or near glass partitions or doors or windows which may appear unsightly from outside the Premises. 
 3. Tenant shall not obstruct any sidewalks, halls, passages, exits, entrances, elevators, escalators or stairways of the Premises. The Common Areas of the Project are not for the general public, and Landlord shall in
all cases retain the right to control and prevent access thereto of all persons whose presence in the judgment of Landlord would be prejudicial to the safety, character, reputation and interests of the Project and its tenants; provided that nothing
herein contained shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal activities. No tenant and no employee or invitee shall go
upon the roof of the Building except as part of maintenance or repair work required or permitted to be done by Tenant. 
 4. Landlord will
furnish Tenant, free of charge, with two keys to each door lock in the Premises. Landlord may charge a reasonable fee for any additional keys. Tenant shall not make or have made additional keys, and Tenant shall not alter any lock or install a new
additional lock or bolt on any door of the Premises. Tenant, upon the termination of its tenancy, 

  

 E-1 

 
shall deliver to Landlord the keys of all doors which have been furnished to Tenant, and in the event of loss of any keys so furnished, shall pay Landlord
therefor. 
 5. If Tenant requires telegraphic, telephonic, burglar alarm or similar services, it shall first obtain, and comply with,
Landlord’s reasonable instructions in their installation. 
 6. Tenant shall not place a load upon any floor of the Premises which
exceeds the load per square foot which such floor was designed to carry and which is allowed by law. Heavy objects shall, if reasonably considered necessary by Landlord, stand on such platforms as determined by Landlord to be necessary to properly
distribute the weight. Business machines and mechanical equipment belonging to Tenant, which cause noise or vibration that may be transmitted to the structure of the Premises or to any space therein to such a degree as to be reasonably objectionable
to Landlord, shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration. The persons employed to move such equipment in or out of the Premises must be
reasonably acceptable to Landlord. Landlord will not be responsible for loss of, or damage to, any such equipment or other Premises from any cause, and all damage done to the Premises or the Project by maintaining, moving or removing such equipment
shall be repaired at the expense of Tenant. 
 7. Tenant shall not use or keep in the Premises any kerosene, gasoline or inflammable or
combustible fluid or material other than those limited quantities necessary for the operation or maintenance of its equipment. Tenant shall not use or permit to be used in the Premises any foul or noxious gas or substance, or permit or allow the
Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors or vibrations, nor shall Tenant bring into or keep in or about the Premises any birds or animals (other
than required guide animals). 
 8. Tenant shall not use any method of heating or air conditioning other than that designed for the Premises
without the written consent of Landlord. 
 9. Tenant shall not waste electricity, water or air-conditioning and agrees to cooperate fully
with Landlord to assure the most effective operation of the Premises’ heating and air-conditioning and to comply with any governmental energy-saving rules, law or regulations of which Tenant has actual notice, and shall refrain from attempting
to adjust controls other than room thermostats installed for Tenant’s use. Tenant shall keep corridor doors closed and shall close window coverings at the end of each business day. 
 10. Landlord reserves the right, exercisable without liability to Tenant, to change the name and street address of the Premises. 
 11. Tenant shall close and lock the doors of the Premises, including any roll-up doors in any service areas, before Tenant and its employees leave the
Premises. Tenant shall be responsible for any damage or injuries sustained by other tenants or occupants of the Project or by Landlord for noncompliance with this rule. 
 12. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign or hazardous substance of any kind whatsoever
shall be thrown therein. The expense of any breakage, 

  

 E-2 

 
stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or invitees, shall have caused same.

 13. Tenant shall not sell, or permit for sale, newspapers, magazines, periodicals, theater tickets or any other goods or merchandise to
the general public in or on the Premises. Tenant shall not make any room-to-room solicitations of business from other tenants in the Project. Tenant shall not use the Premises for any business activity other than that specifically provided for in
Tenant’s lease. 
 14. Tenant shall not install any radio or television antenna, satellite dish, microwave receiver, cellular telephone
transmitter or receiver, loudspeaker or other device on the roof or exterior walls of the Premises. Tenant shall not interfere with radio or television broadcasting or reception from or in the Project or elsewhere. 
 15. Tenant shall not mark, drive nails, screw or drill into the partitions, woodwork or plaster or in any way deface the Premises or any part thereof.
Landlord reserves the right to direct electricians as to where and how telephone and telecommunications wires are to be introduced to the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering to the floor
of the Premises in any manner except as reasonably approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule at its own expense. 
 16. Tenant shall not install, maintain or operate upon the Premises any vending machines without the written consent of Landlord, which shall not be unreasonably withheld. 
 17. Canvassing, soliciting and distribution of handbills or any other written material, and peddling in the Project are prohibited, and each tenant shall
cooperate to prevent same. 
 18. Landlord reserves the right to exclude or expel from the Project any person who, in Landlord’s sole
judgment, is intoxicated or under the influence of liquor or drugs or who is in violation of any of the Rules and Regulations of the Project. 
 19. Tenant shall store all its trash and garbage within the Premises or within trash receptacles in the Common Areas nearest the Premises. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the
ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions issued from time to time by Landlord. Tenant shall be responsible for any additional charges or expenses arising
from the failure to abide by this rule. 
 20. The Premises shall not be used for the storage of merchandise held for sale to the general
public, or for manufacturing of any kind except as specifically authorized in Tenant’s lease, nor shall the Premises be used for lodging or any improper or immoral purpose. No cooking shall be done or permitted by any tenant on the Premises,
except that use by Tenant of Insurance Services Office or Underwriters’ Laboratory approved microwave and other equipment for heating meals and brewing coffee, tea, hot chocolate and similar beverages shall be permitted, provided that such
equipment and use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 
  

 E-3 

 21. Without the written consent of Landlord, which shall not be unreasonably withheld, Tenant shall not
use the name, picture or representation of the Premises in connection with or in promoting or advertising the business of Tenant except as Tenant’s address. Landlord shall have the right to prohibit any advertising by Tenant which, in
Landlord’s opinion, tends to impair the reputation of the Project or its desirability as a location for offices, and upon written notice from Landlord, Tenant shall refrain from or discontinue such advertising. 
 22. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by any governmental agency or reasonably
established by Landlord. 
 23. Tenant assumes any and all responsibility for protecting its Premises from theft, robbery and pilferage,
which includes keeping doors locked and other means of entry to the Premises closed. 
 24. Except as otherwise set forth in the Lease, at
all times during the Term of this Lease, at Tenant’s sole cost and expense, Tenant shall cause the Premises, and all Tenant alterations and improvements in the Premises, Tenant’s use and occupancy of the Premises, and Tenant’s
performance of its obligations under this Lease, to comply with the requirements of Title III of the Americans with Disabilities Act of 1990, and all regulations promulgated thereunder, together with all amendments, revisions or modifications
thereto now or hereafter adopted or in effect in connection therewith. 
 25. Cars must be parked entirely within the stall lines. All
directional signs and arrows must be observed. The speed limit shall be 5 miles per hour. Parking is prohibited: (a) in areas not striped for parking, (b) in aisles, (c) where “no parking” signs are posted, (d) on
ramps, (e) in cross-hatched areas, (f) in any manner which will interfere with loading or turning areas of loading dock areas, and (g) in such other areas as may be designated by Landlord as reserved for the exclusive use of others.
Washing, waxing, cleaning or servicing of any vehicle by anyone is prohibited. Tenant shall acquaint all persons to whom Tenant assigns parking spaces of these Rules and Regulations. 
 26. Tenant shall not park its vehicles in any parking areas designated by Landlord as areas for parking by visitors to the Project. Tenant shall not
leave vehicles, trailers, containers, or truck-tractors in the Premises or Project parking areas, Common Areas, or on adjacent streets overnight except in connection with business trips or overnight working, nor park any vehicles in the Premises
parking areas other than automobiles, motorcycles, motor driven or non-motor driven bicycles or four-wheeled trucks. 
 27. Landlord reserves
the right to modify and/or adopt such other reasonable and nondiscriminatory rules and regulations for the parking areas as it deems necessary for the operation of the parking area. Landlord may refuse to permit any person who violates the rules to
park in the parking area, and any violation of the rules shall subject the car to removal. 
 28. Landlord may waive any one or more of these
Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by Landlord shall be construed as a permanent waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor 

  

 E-4 

 
prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project. 
 29. Landlord reserves the right to monitor and control all entrances to the Project during hours Landlord may deem advisable for the adequate protection
of the Premises and the Project. Use of the Project and Premises before 8:00 o’clock A.M. or after 6:00 o’clock P.M. and on Saturdays, Sundays and state and federal holidays shall be subject to such reasonable, non-discriminatory rules and
regulations as Landlord may from time to time prescribe. Tenant, its employees, agents or associates, or other persons entering or leaving the Project at any such time, may be required to sign a Project register, and the watchman or Landlord’s
agent in charge shall have the right to refuse admittance to any person into the Project without a pass or other satisfactory identification showing right of access at such time. Landlord assumes no responsibility and shall not be liable for any
damage resulting from the admission or refusal to admit any authorized or unauthorized person to the Project. In case of invasion, mob, riot, public excitement or other commotion, Landlord reserves the right to prevent access to the Project during
the continuance of the same by closing the doors, or otherwise. 
 30. These Rules and Regulations are in addition to, and shall not be
construed to in any way modify or amend, in whole or part, the terms, covenants, agreements and conditions of any lease of premises in the Project. The provisions of the Lease shall prevail over any inconsistent or conflicting provisions in these
Rules and Regulations. 
 31. Landlord reserves the right to make such other reasonable and nondiscriminatory Rules and Regulations as, in
its judgment, may from time to time be needed for safety and security, for care and cleanliness of the Project and for the preservation of good order therein. Tenant agrees to abide by all such Rules and Regulations hereinabove stated and any
additional rules and regulations which are adopted. 
 32. Tenant shall be responsible for the observance of all of the foregoing rules by
Tenant’s employees, agents, clients, customers and guests. 
  

 E-5 

 EXHIBIT F 
 INTENTIONALLY DELETED 
  

 F-1 

 EXHIBIT G 
 ENVIRONMENTAL INDEMNIFICATION PROVISIONS 
  

	1.	DEFINITIONS. 

 1.1 For purposes of this Lease,
“Hazardous Substance” means: 
 (a) Those substances, chemicals and mixtures defined as “hazardous substances,”
“hazardous materials,” “toxic substances,” “imminently hazardous chemical substance or mixtures” “pesticide,” “heavy metals Hazardous air pollutant,” “toxic pollutant,” “solid
waste,” “hazardous waste,” “medical waste,” or “radioactive waste” in the Toxic Substance Control Act, 15 U.S.C. § 2601 et. seq., as now or hereafter amended, the Comprehensive Environmental Response,
Compensation, and Liability Act of 1980, 42 U.S.C. § 9601 et. seq., as now or hereafter amended (“CERCLA”), the Resource Conservation and Recovery Act of 1976, 42 U.S.C. § 6901 et. seq., as now or hereafter amended, the
Federal Hazardous Substances Act, 15 U.S.C. § 1261 et. seq., as now or hereafter amended, the Federal Water Pollution Control Act, 33 U.S.C. § 1251 et. seq., as now or hereafter amended, the Clean Air Act, 42 U.S.C. § 7401 et. seq.,
as now or hereafter amended, the Federal Insecticide, Fungicide, and Rodenticide Act, 7 U.S.C. § 136 et. seq., as now or hereafter amended, the Emergency Planning and Community Right to Know Act of 1986, 42 U.S.C. § 11001 et. seq., as now
or hereafter amended (“EPCRKA”), the Occupational Safety and Health Act of 1970, 29 U.S.C. § 651 et. seq., as now or hereafter amended, and the rules, orders and regulations now in effect or promulgated and effective hereafter
pursuant to each respective law listed above; 
 (b) Those substances defined as “hazardous waste”, “radioactive waste”,
“solid waste”, “toxic waste” “pollutant”, “hazardous material,” “regulated substance,” “hazardous substance,” “highly hazardous substance,” “extremely hazardous
substance,” “petroleum,” “asbestos,” or “asbestos containing material” in Nev. Rev. Stat. ch. 459, Nev. Rev. Stat. ch. 444, Nev. Rev. Stat. ch. 445, Nev. Rev. Stat. ch. 590, Nev. Rev. Stat.
§§ 618.750-618.850, inclusive, Nev. Rev. Stat. § 477.045, each as now or hereafter amended, or in the rules, orders and regulations now existing or hereafter promulgated pursuant thereto, or in the Uniform Fire Code as adopted by
and now or hereafter in effect in the State of Nevada; 
 (c) Those substances listed in the United States Department of Transportation table
(49 CFR 172.101 and amendments thereto) or by the Environmental Protection Agency (or any successor agency) as hazardous substances (40 CFR Part 302 and amendments thereto); and 
 (d) Any element, compound, mixture, solution, particle or substance, which presents danger or potential danger for damage or injury to health, welfare or
to the environment including, but not limited to: (i) those substances which are inherently or potentially radioactive, explosive, ignitable, corrosive, reactive, carcinogenic or toxic and (ii) those substances which have been recognized
as dangerous or potentially dangerous to health, welfare or to the environment by any federal, municipal, state, county or other governmental or quasi-governmental authority and/or any department or agency thereof. 
 1.2 For purposes of this Lease, “Environmental Laws” means the collective laws, rules, orders and regulations described in Section 1.1.

  

 G-1 

	2.	TENANT’S BUSINESS ACTIVITY. 

 2.1 Tenant is in
the business of: wholesale distribution of health and fitness-related products. 
 2.2 Tenant represents and warrants to Landlord that
at all times during the Term of this Lease and any extensions or renewals thereof, Tenant shall: 
 (a) obtain Landlord’s prior written
consent, which consent shall be granted or withheld in Landlord’s sole discretion, to the manufacturing, processing, distribution, using, producing, treating, storing (above or below ground level), disposing of, or allowing to be present, of
any Hazardous Substance in or about the Premises. In connection with each such consent requested by Tenant, Tenant shall submit to Landlord a description, including the composition, quantity and all other information requested by Landlord concerning
the proposed presence of any Hazardous Substance. Landlord’s consent to the presence of any Hazardous Substance may be deemed given only by inclusion of a description of the composition and quantity of the proposed Hazardous Substance on an
Allowed Hazardous Substances Roster in the form of Exhibit G-1 attached hereto. Any Hazardous Substance whose presence Landlord has agreed to as above provided shall be deemed to be an “Allowed Substance” for purposes of this
Exhibit G. Landlord’s consent to the presence of any Hazardous Substance at any time during the Lease Term or renewal thereof shall not waive the requirement of obtaining Landlord’s consent to the subsequent presence of any
other, or increased quantities of, Hazardous Substance in or about the Premises. If Landlord subsequently consents to the presence of any other Hazardous Substance, or to increased quantities of any Hazardous Substance, such consent shall be deemed
given only by amendment of or supplement to the Allowed Hazardous Substances Roster. Notwithstanding the foregoing, Tenant acknowledges that, unless specifically approved by Landlord in writing, chlorinated solvents including, but not limited to,
Trichloroethene (TCE), 1,1,1 Trichloroethene (TCE), 1,1 Dichloroethane (DCA), 1,2, Dichloroethane (DCA), and 1,1 Dichlorethene (DCE) (collectively, “Chlorinated Solvents”) shall be deemed not to be Allowed Substances, and the presence,
manufacture, processing, distribution, production, treatment, storage below ground level, or disposal of Chlorinated Solvents on the Premises or the Project is strictly prohibited. 
 (b) refrain from (and prohibit others from) allowing the presence of any Hazardous Substances in or about the Premises which is not an Allowed Substance.

 2.3 The use, possession, processing, manufacturing, distribution, disposal, and/or release of the Hazardous Substances listed under
Section 2.2 are regulated pursuant to the Environmental Laws. 
 2.4 Landlord has consented to Tenant’s business activity being
conducted on the Premises involving Hazardous Substances, which consent is expressly limited to the Allowed Substances disclosed above, subject to each and every covenant of Tenant stated herein. 
  

	3.	TENANT’S COVENANTS. 

 3.1 Tenant shall comply
strictly and in all respects with the requirements of the Environmental Laws and shall notify Landlord promptly in the event of any spill of any 

  

 G-2 

 
Hazardous Substance upon the Premises, and shall promptly forward to Landlord copies of all orders, notices, permits, applications or other communications
and reports in connection with any such spill or any other matters relating to Environmental Laws, as they may affect the Premises. Tenant shall be fully responsible, at its own expense, for the proper control, use, handling, storage, distribution
and disposal of any and all Hazardous Substances related to Tenant’s business being conducted on the Premises. Tenant shall promptly disclose to Landlord by delivering, in the manner prescribed for delivery of notice in the Lease, a copy of any
forms, submissions, notices, reports or other written documentation relating to the presence of any Hazardous Substance in or about the Premises, whether or not such Hazardous Substance is an Allowed Substance, and whether such communications are
delivered to Tenant or are requested of Tenant by any federal, municipal, state, county or other government or quasi-governmental authority and/or any department or agency thereof. 
 3.2 Tenant has provided or will provide to Landlord prior to execution of the Lease copies of each and every license, identification number, permit or
approval that Tenant is required to possess for the conduct of its business under the Environmental Laws. If any identification number, license, permit or approval is renewed, modified, amended or reissued during the Term of this Lease, Tenant will
promptly deliver a copy of the same to Landlord. Tenant shall provide Landlord with a copy of any and all inspection reports received by Tenant resulting from, or related to, an inspection of the Premises conducted by any federal, state or local
authority. 
 3.3 Tenant shall not change the quantity nor the type of Allowed Substances described herein without the prior written consent
of Landlord and the execution of an amendment of or supplement to the Allowed Hazardous Substances Roster. 
 3.4 Tenant will not hereafter
cause or suffer to occur, a spill, release, discharge or disposal of any Hazardous Substances at, upon, under or within the Premises, any portion thereof, or any contiguous real estate. Tenant shall not permit the discharge of any Hazardous
Substance into the sanitary or storm sewer or water system serving the Premises or the surrounding area, or into any municipal or other governmental water system or storm and/or sanitary sewer system in violation of any Environmental Law.

 3.5 Tenant shall provide Landlord annually on each anniversary date of the Lease a written certification, also signed by the manager of
operations of Tenant at the Premises, certifying that: 
 (a) Tenant’s business has been conducted in full compliance with the
Environmental Laws; 
 (b) All Hazardous Substances related to Tenant’s business and used, stored, treated or manufactured at the
Premises are disclosed in the Lease or in the Allowed Hazardous Substances Roster; and 
 (c) The method and frequency of off-site disposal
of Hazardous Substances from the Premises, as described in the certificate, are in compliance with the Environmental Laws. 
  

 G-3 

 3.6 Tenant, promptly upon the written request of Landlord from time to time, shall provide Landlord or
Landlord’s agent with access to the Premises to conduct an environmental site assessment or prepare an environmental audit report with respect to the Premises. In connection with such assessment Tenant shall permit Landlord or Landlord’s
agents to inspect, sample and test the Premises and to inspect and copy Tenant’s records relating to the use, generation, storage, processing, release and disposal of Hazardous Substances at the Premises. Tenant acknowledges that the results of
such an inspection may be used by Landlord, at Landlord’s sole election, to determine Tenant’s compliance with the covenants contained herein. 
 3.7 If a spill, release, discharge or accident involving one or more Hazardous Substances occurs at, under or on the Premises, Tenant will immediately respond to such event taking prudent emergency action in
compliance with the Environmental Laws. Tenant shall notify Landlord of any such event as soon as reasonably practicable after the occurrence of such event by telephone (and promptly confirm oral notice in writing) giving complete information
regarding the type, amount and location of the Hazardous Substance or Hazardous Substances involved in such event. Within fifteen (15) days of the occurrence of the event, Tenant shall submit a written remedial action plan, including the
location for off-site disposal, to Landlord. Any remedial action plan shall be in full compliance with the Environmental Laws. 
 3.8 Upon
Landlord’s reasonable request, Tenant shall provide Landlord with a copy of an Emergency Response Plan, which shall be kept current at all times, relating to the Hazardous Substances connected with Tenant’s business. If Tenant is required
to file an Emergency Response Plan pursuant to EPCRKA, Tenant shall provide Landlord with a copy of such report concurrently with filing the report with the respective government agencies. 
 3.9 Tenant will not modify or remodel the Premises, install or construct any tanks, vessels, sumps, clarifiers or any other similar structures
(collectively “Tanks”) above or below ground to store, mix, process, manufacture or dispose Hazardous Substances without the prior written consent of Landlord, which may be withheld or granted in Landlord’s sole discretion. Any
request submitted to Landlord by Tenant for the installation or construction of such Tanks must be submitted together with copies of all permits, licenses or approvals required under the Environmental Laws in connection with the installation or
construction of such Tanks, and copies of the plans and specifications of each such Tank. 
 3.10 Tenant for itself and its successors and
assigns undertakes to protect, indemnify, save and defend Landlord, Landlord’s wholly-owned subsidiaries, Landlord’s agents, employees, directors, officers, shareholders, affiliates, consultants and independent contractors, and their
respective successors and assigns (collectively referred to as “Indemnitees”), harmless from any and all liability, loss, damage and expense, including attorneys’ fees, claims, suits and judgments that Landlord or any other
Indemnitee, whether as owner of the Project or otherwise, may suffer as a result of, or with respect to the following: 
 (a) The deposit,
storage, disposal, burial, dumping, injecting, spilling, leaking or other placement or release in, under or on the Premises of a Hazardous Substance, including, but not limited to, asbestos; 
  

 G-4 

 (b) Any violation of any Environmental Law in connection with the Premises, including the assertion of
any lien thereunder; 
 (c) Any spill of or the presence of any Hazardous Substance affecting the Premises, whether or not the same
originates or emanates from the Premises or any contiguous real estate, including any loss of value of the Premises as a result of a spill of or the presence of any Hazardous Substance; 
 (d) Any other matter affecting the Premises within the jurisdiction of the United States Environmental Protection Agency or the Nevada State
Environmental Commission or the Nevada Department of Conservation and Natural Resources or the Nevada Department of Commerce; and 
 (e) The
presence in, on or under, or the release, escape, seepage, leakage, discharge, or migration to, at or from, the Premises of any Hazardous Substance where any such liability relates to any condition arising on, at or under the Premises, whether such
condition arose prior to, during, or after the Term of the Lease, whether such condition was known or unknown to Tenant, whether or not such condition is disclosed in any report to Landlord, and whether or not such condition worsens after the date
hereof. 
 3.11 Tenant’s liability hereunder shall, without however limiting the indemnity provided in Section 3.10 hereof, extend
to and include: 
 (a) All costs, expenses and attorneys’ fees incurred or sustained by any Indemnitee in making any investigation on
account of any claim, demand, loss, liability, cost, charge, suit, order, judgment or adjudication, in prosecuting or defending any action brought in connection therewith, in obtaining or seeking to obtain a release therefrom and in enforcing any of
the agreements herein contained; 
 (b) Liability for clean up costs, fines, damages or penalties incurred pursuant to the provisions of any
applicable Environmental Law; 
 (c) Liability for costs and expenses of abatement, correction or clean up, fines, damages, response costs or
penalties which arise from the provisions of any other statute, state or federal; and 
 (d) Liability for personal injury or Premises damage
arising under any statutory or common law tort theory, including, without limitation, damages assessed for the maintenance of a public or private nuisance, or for the carrying on of an abnormally dangerous activity, and response costs. 

3.12 In the event of any spill of or the presence of any Hazardous Substance affecting the Premises, whether or not the same originates or emanates
from the Premises or any contiguous real estate, and/or if Tenant shall fail to comply with any of the requirements of any Environmental Law, Landlord may, without notice to Tenant, at its election, but without the obligation so to do, give such
notices and/or cause such work to be performed at the Premises and/or take any and all other actions as Landlord shall deem necessary or advisable in order to remedy said spill of Hazardous Substance or cure said failure of compliance and any
amounts 

  

 G-5 

 
paid as a result thereof, together with interest thereon at the rate of fifteen percent (15%) per annum, from the date of payment by Landlord until
reimbursed by Tenant, shall be immediately due and payable by Tenant to Landlord. 
 3.13 Landlord, upon giving Tenant ten
(10) days’ prior notice, shall have the right in good faith to pay, settle or compromise, or litigate any claim, demand, loss, liability, cost, charge, suit, order, judgment or adjudication under the belief that it is liable therefor,
whether liable or not, without the consent or approval of Tenant unless Tenant within said ten (10)-day period shall protest in writing and simultaneously with such protest deposit with Landlord collateral satisfactory to Landlord sufficient to pay
and satisfy any penalty or interest which may accrue as a result of such protest and any judgment or judgments as may result, together with attorneys’ fees and expenses. 
 3.14 Tenant shall, at Landlord’s election, post an environmental reclamation bond with Landlord, payable to Landlord, in an amount reasonably
determined by Landlord. Thereafter, Tenant shall keep such bond in effect during the Term of this Lease. Should the nature of Tenant’s business change increasing the quantity or variety of Hazardous Substances at the Premises, Tenant agrees
that it will post a new bond in the reasonable amount as determined by Landlord upon notice by Landlord that a bond increase is required. 
  

	4.	GENERAL CONDITIONS. 

 4.1 No delay or omission of
Landlord in exercising any right or power shall be construed as a waiver of any default or as an acquiescence therein, nor shall any single or partial exercise thereof preclude any further exercise thereof. Landlord may, at its option, waive any of
its rights hereunder and any such waiver shall not be deemed a waiver of Landlord’s other rights hereunder. No waiver of any default shall be construed to be a waiver of or acquiescence in or consent to any preceding or subsequent default.

 4.2 Any and all notices and demands required or desired to be given hereunder shall be given in the form and delivered in the manner as
provided in Section 13.06 of the Lease. 
 4.3 In addition to the instruments and documents mentioned or referred to herein, Tenant
will, at its own cost and expense, supply Landlord with such other instruments, documents, information and data as may, in Landlord’s opinion, be reasonably necessary for the purposes hereof, all of which shall be in form and content acceptable
to Landlord. 
 4.4 The provisions in this Exhibit G shall inure to the benefit of Landlord, its successors and assigns, and bind
Tenant, its heirs, successors and assigns, and no other person or persons shall have any rights or remedies under or by reason of this Exhibit G. 
 4.5 The provisions of this Exhibit G are not intended to supersede the provisions of the Lease but shall be construed as supplemental thereto; provided, however, that the provisions hereof shall prevail to
the extent of any inconsistent or conflicting provisions in the Lease. 
 4.6 Tenant’s representations, warranties, indemnities and
covenants herein shall survive the expiration, termination or abandonment of the Lease relating to the Premises. 
  

 G-6 

 4.7 The various rights, options, elections and remedies of Landlord hereunder shall be cumulative and no
one of them shall be construed as exclusive of any other, or of any right, option, election or remedy provided in any other agreement or by law. 
  

 G-7 

 EXHIBIT G-1 
 ALLOWED HAZARDOUS SUBSTANCES ROSTER 
  

			
	 Composition of Allowed Substances
	  	 Quantity of Allowed Substances

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

	  
	  	  

  

	NOTE:	This Exhibit shall be completed by Tenant and approved by Landlord prior to execution of this Lease by Landlord. 

  

							
	INITIALS:	  	 /s/ Vickie L. Lehr
	  	  
	 	
		  	Agent for Landlord	  	Tenant	 	

  

 G-1-1 

 EXHIBIT H 
 GUARANTEE OF LEASE 
 The undersigned, DYNAMIC HEALTH PRODUCTS, INC., a Florida corporation
(“Guarantor”), does hereby guarantee to THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a Wisconsin corporation, and to its successors and assigns (“Landlord”), the payment and performance by BOB O’LEARY HEALTH FOOD
DISTRIBUTOR COMPANY, INC., a Pennsylvania corporation, and by its successors and assigns (“Tenant”), of all of the obligations of the “Tenant” for the Premises located at 192 Gallagher Crest Road, Henderson, Nevada as set
forth in that certain Industrial Real Estate Lease dated as of June 1, 2006 (the “Lease”). 
 Guarantor further jointly and
severally agree as follows: 
 1. That this Guarantee is unconditional, continuing, and a guarantee of payment and performance and not of
collection; 
 2. That this Guarantee shall remain in full force and effect, and Guarantor shall not be exonerated nor shall its liability
hereunder be affected in any way by reason of any amendment to, any change in, or any extension of time granted concerning terms of payment or performance of any of the obligations guaranteed hereby, and that this Guarantee shall apply to said
obligations so amended, changed or extended without any notice to or consent of Guarantor; 
 3. That Guarantor hereby waives any and all
notices, presentments, notice of nonpayment or nonperformance, and any and all other waiveable defenses to enforcement of this Guarantee and hereby waives any and all rights, if any, which require Landlord to pursue any remedy it may have against
Tenant or any other person; 
 4. That, in no event, shall any election of remedies or pursuit or failure to pursue or exhaust any particular
remedy by Landlord or delay by Landlord in pursuing or exhausting any remedy, exonerate or release Guarantor or otherwise affect Guarantor’s liability under this Guarantee; 
 5. That the Lease would not have been executed by Landlord except for execution of this Guarantee by Guarantor, which is a condition precedent to the
agreement by Landlord to execute the Lease; 
 6. That this Guarantee shall be binding upon Guarantor and each of Guarantor’s respective
successors and assigns, and shall inure to the benefit of Landlord and its successors and assigns; 
 7. That this Guarantee shall be
governed by the laws of the State of Nevada; and 
 8. That, in any legal or equitable proceeding brought to enforce, or to recover damages
for breach of, this Guarantee or the Lease, the losing party or parties shall pay to the prevailing party or parties its reasonable attorneys’ fees, costs and expenses incurred, whether related to this Guarantee or the Lease, in addition to all
other relief to which the prevailing party 

  

 H-1 

 
or parties may be entitled, in that proceeding or in the separate action brought to recover such fees, costs and expense. 
 IN WITNESS WHEREOF, the undersigned have executed this Guarantee on this 30th day of June, 2006. 
 “GUARANTOR”: 
  

			
	 DYNAMIC HEALTH PRODUCTS, INC.,

	 a Florida corporation

		
	By:	 	 /s/ Mandeep K. Taneja, as CEO & President

			
	Print Name:	 	Mankeep K. Taneja
	Print Title:	 	Chief Executive Officer and President

			
		
	Guarantor’s Address:	 	 12300 Blecher Road South, Suite 140
 Largo, Florida 33773

  

 H-2Commercial Lease Agreement

 Exhibit 10.30 
 Robert Lynn Company, a Texas Corporation 
 NORTH TEXAS
COMMERCIAL ASSOCIATION OF REALTORS® 
 COMMERCIAL LEASE AGREEMENT 
 TABLE OF CONTENTS 
  

					
	Article	  	Page
	1.	  	Defined Terms	  	1
	2.	  	Lease and Term	  	3
	3.	  	Rent and Security Deposit	  	3
	4.	  	Taxes	  	4
	5.	  	Insurance and Indemnity	  	5
	6.	  	Use of Premises	  	6
	7.	  	Property Condition, Maintenance, Repairs and Alterations	  	7
	8.	  	Damage or Destruction	  	9
	9.	  	Condemnation	  	10
	10.	  	Assignment and Subletting	  	10
	11.	  	Default and Remedies	  	10
	12.	  	Landlord’s Contractual Lien	  	13
	13.	  	Protection of Lenders	  	14
	14.	  	Environmental Representations and Indemnity	  	15
	15.	  	Professional Service Fees	  	16
	16.	  	Miscellaneous	  	17
	17.	  	Additional Provisions	  	20

 FOR GOOD AND VALUABLE CONSIDERATION, the parties to this Lease agree as follows: 
 ARTICLE ONE 
 DEFINED TERMS

 As used in this Commercial Lease Agreement (the “Lease”), the terms set forth in this Article One have the following meanings:

 1.01 Effective Date: The last date beneath the signatures of Landlord and Tenant on this Lease. 
 1.02 Landlord: Becknell Wholesale I. LP 
 Address: 504
E. 44th Street 
 Lubbock, TX 79408 
 Telephone: 806 / 747-3201 
 Fax: 806 / 632-1192 
 Email:
                                        

 1.03 Tenant: Bob O’Leary Health Food Distributor Co., Inc., a Pennsylvania corporation 
 Address: 701 Hudson Avenue 
 Scranton, PA
18504 
 Telephone: 570 / 342-4984 
 Fax: 570 / 342-1368 
 Email:
                                        

 1.04 Premises: approximately 9,000 SF office/warehouse space in a multi-tenant facility 
 A. Street address: 4930 Olson Drive, Suite 100 in Dallas County, Texas. 
 B. Legal description: The property on which the Premises is situated (the “Property”) described as: 
 Buckner Park Inc Dist. 5th Sec. Blk 6/6213 Lt 1A Acs 3.925 3.925 
 and may be more particularly described on Exhibit “A”, SURVEY AND/OR LEGAL DESCRIPTION. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
	  	Page 1

  

			
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 C. Floor Plan or Site Plan: Being a floor area of approximately 9,000 square feet and being
approximately 150 feet by 60 feet (measured to the exterior of outside walls and to the center of the interior walls) and being more particularly shown in outline form on Exhibit “B”, FLOOR PLAN AND/OR SITE PLAN. 

D. Tenant’s Pro Rata Share: 13.640%. 
 [See Addendum “A”, EXPENSE REIMBURSEMENT, if applicable] 
 1.05 Term: Five (5) years and four (4) months
beginning on January 1, 2007 (the “Commencement Date”) and ending on April 30, 2012 (the “Expiration Date”). 
 1.06 Base Rent: $220,500.00 total Base Rent for the Term payable in monthly installments of $ *see 17.01 per month in advance. (The term “Rent” is defined in Section 3.01.) 
 1.07 Percentage Rental
Rate:                    %. 
 [See
Addendum “D”, PERCENTAGE RENTAL/GROSS SALES REPORTS, if applicable] 
 1.08 Security Deposit: $4,650.00 (due upon execution of
this Lease). 
 [See Section 3.04] 
 1.09
Permitted Use: general office, warehouse and distribution. [See Section 6.01] 
 1.10 Party to whom Tenant is to deliver payments under
this Lease [check one]: 
 x  Landlord,     ̈  Principal Broker, or     ̈  Other
                                        .

 Landlord may designate in writing the party authorized to act on behalf of Landlord to enforce this Lease. Any such authorization will remain in effect
until it is revoked by Landlord in writing. 
 1.11 Principal Broker: NAI Robert Lynn dba Robert Lynn Company, acting as 
 [check one]:    x  agent for Landlord exclusively,
     ̈  agent for Tenant exclusively,      ̈  an intermediary. 
 Principal Broker’s Address: 3030 LBJ
Frwy., Ste. 1400, Dallas, TX 75234 
 Dallas, TX 75234 
 Telephone: 214 / 256-7100 
 Fax: 214 / 256-7101 
 Email: .scooper@robertlynncom 
 1.12 Cooperating
Broker: REMAX Austin Associates, acting as 
 [check one]:     ̈  agent for Landlord exclusively,    x  agent for Tenant exclusively,     ̈  an intermediary. 
 Cooperating
Broker’s Address: 3006 Bee Cave Road, Suite A210, Austin, TX 7874 
 Austin, TX 78746 
 Telephone:
                             
 Fax:
                             
 Email:
                                        

 1.13 The Fee: The Professional Service Fee will be as set forth in [check one]:  
  ̈  Subsection 15.01A,
or    x  Subsection 15.01B 
 A. The percentage applicable for leases
in Sections 15.01 and 15.02 will be six and three-quarters percent (6.750%). 
 1.14 Acceptance: The number of days for acceptance of this
offer is fifteen (15) days. 
 [See Section 16.15] 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
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 ARTICLE TWO 
 LEASE AND TERM 
 2.01 Lease of Premises for Term. Landlord leases the Premises to Tenant and Tenant leases the
Premises from Landlord for the Team stated in Section 1.05. The Commencement Date is the date specified in Section 1.05, unless advanced or delayed under any provision of this Lease. 
 2.02 Delay in Commencement. Landlord will not be liable to Tenant if Landlord does not deliver possession of the Premises to Tenant on the Commencement Date
specified in Section 1.05 above. Landlord’s non-delivery of possession of the Premises to Tenant on the Commencement Date will not affect this Lease or the obligations of Tenant under this Lease. However, the Commencement Date will
be delayed until possession of the Premises is delivered to Tenant. The Term will be extended for a period equal to the delay in delivery of possession of the Premises to Tenant, plus the number of days necessary for the Term to expire on the last
day of a month, If Landlord does not deliver possession of the Premises to Tenant within sixty (60) days after the Commencement Date specified in Section 1.05. Tenant may cancel this Lease by giving a written notice to Landlord
within tea (10) days after the 60-day period ends. If Tenant gives such notice, this Lease will be canceled effective as of the date of its execution, and no party will have any obligations under this Lease. If Tenant does not give such notice
within the time specified, Tenant will have no right to cancel this Lease, and the Term will commence upon the delivery of possession of the Premises to Tenant. If delivery of possession of the Premises to Tenant is delayed, Landlord and Tenant
shall, upon such delivery, execute an amendment to this Lease setting forth the revised Commencement Date and Expiration Date of the Term. 
 2.03 Early
Occupancy. If Tenant occupies the Premises before the Commencement Date, Tenant’s occupancy of the Premises will be subject to all of the provisions of this Lease. Early occupancy of the Premises will not advance the Expiration Date. Unless
otherwise provided in this Lease, Tenant shall pay Base Rent and all other charges specified in this Lease for the period of occupancy. 
 2.04 Holding Over. Tenant shall vacate the Premises immediately upon the expiration of the Term or earlier
termination of this Lease. Tenant shall reimburse Landlord for and indemnify Landlord against all damages incurred by Landlord as a result of any delay by Tenant in vacating the Premises. If Tenant does not vacate the Premises upon the expiration of
the Term or earlier termination of this Lease, Tenant’s occupancy of the Premises will be a day-to-day tenancy, subject to all of the terms of this Lease, except that the Base Rent during the holdover period will be increased to an amount that
is one-and-one-half (1 1/2) times the Base Rent in effect on the expiration or termination of this Lease,
computed on a daily basis for each day of the holdover period, plus all additional sums due under this Lease. This Section will not be construed as Landlord’s consent for Tenant to hold over or to extend this Lease. 
 ARTICLE THREE 
 RENT AND SECURITY
DEPOSIT 
 3.01 Manner of Payment. All sums payable under this Lease by Tenant (the “Rent”) will be made to the Landlord at the
address designated in Section 1.02, unless another person is designated in Section 1.10, or to any other party or address as Landlord may designate in writing. Any and all payments made to a designated third party for the
account of the Landlord shall be deemed made to Landlord when received by the designated third party. All sums payable by Tenant under this Lease, whether or not expressly denominated as rent, will constitute rent for the purposes of
Section 502(b)(6) of the Bankruptcy Code and for all other purposes. The Base Rent is the minimum rent for the Premises and is subject to the terms and conditions contained in this Lease, together with the attached Addenda, if any.

 3.02 Time of Payment. Upon execution of this Lease, Tenant shall pay die installment of Base Rent for the first month of the Term. On or before the
first day of the second month of the Term and of each month thereafter, the installment of Base Rent and other sums due under this Lease will be due and payable, in advance, without off-set, deduction or prior demand. Tenant shall cause payments to
be properly mailed or otherwise delivered so as to be actually received by the party identified in Section 1.10 above on or before the due date (and not merely deposited in the mail). If the Term commences or ends on a day other than the
first or last day of a calendar month, the rent for any fractional calendar month following the Commencement Date or preceding the end of the Term will be prorated by days. 
  

			
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 3.03 Late Charges. Tenant’s failure to promptly pay
sums due under this Lease may cause Landlord to incur unanticipated costs. The exact amount of those costs is impractical or extremely difficult to ascertain. The costs may include, but are not limited to, processing and accounting charges
and late charges that may be imposed on Landlord by any ground lease or deed of trust encumbering the Premises. Payments due to Landlord under this Lease are not an extension of credit. Therefore, if any payment under the Lease is not actually
received on or before the due date (and not merely deposited in the mail), Landlord may, at Landlord’s option and to the extent allowed by applicable law, impose a Late Charge on any late payments in an amount equal to one-half of one percent
(0.5%) of the amount of the past due payment (the “Late Charge”) per day for each day after the due date, beginning on the sixth (6th) day after the due date, until the past due amount in Good Funds is received by Landlord, up to a maximum of five percent (5%) of [the past due amount. A Late Charge may be imposed only once
on each past due payment. Any Late Charge will be in addition to Landlord’s other remedies for nonpayment of Rent. If any check tendered to Landlord by Tenant under this Lease is dishonored for any reason, Tenant shall pay to the party
receiving payments under this Lease a fee of twenty-five dollars ($25.00), plus (at Landlord’s option) a Late Charge as provided above until Good Funds are received by Landlord. The parties agree that any Late Charge and dishonored check fee
represent a fair and reasonable estimate of the costs Landlord will incur by reason of the late payment or dishonored check. Payments received from Tenant will be applied first to any Late Charges, second to Base Rent, and last to other unpaid
charges or reimbursements due to Landlord. Notwithstanding the foregoing, Landlord will not impose a Late Charge as to the first late payment in any calendar year, unless Tenant fails to pay the late payment to Landlord within three
(3) business days after the delivery of a written notice from Landlord to Tenant demanding the late payment be paid. However, Landlord may impose a Late Charge without advance notice to Tenant on any subsequent late payment in the same calendar
year. 
 3.04 Security Deposit. Upon execution of this Lease; Tenant shall deposit with Landlord a cash Security Deposit in the amount stated in
Section 1.08. Landlord may apply all or part of the Security Deposit to any unpaid Rent or other charges due from Tenant or to cure any other defaults of Tenant. If Landlord uses any part of the Security Deposit, Tenant shall restore the
Security Deposit to its full amount within ten (10) days after Landlord’s written demand. Tenant’s failure to restore the full amount of the Security Deposit within the time specified will be a default under this Lease. No interest
will be paid on the Security Deposit. Landlord will not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with respect to the Security Deposit. Upon any termination of this Lease not
resulting from Tenant’s default, and after Tenant has vacated the Property and cleaned and restored the Premises in the manner required by this Lease, Landlord shall refund the unused portion of the Security Deposit to Tenant within thirty days
after the Termination Date or thirty days after Tenant fully complies with the conditions of termination as required in Section 7.05, whichever is later. 
 3.05 Good Funds Payments. If, for any reason, any two or more payments by check from Tenant to Landlord for Rent are dishonored and returned unpaid, thereafter Landlord may, at Landlord’s sole option, upon
written notice to Tenant, require that all future payments of Rent for the remaining term of the Lease must be made by cash, certified check, cashier’s check, official bank check, money order, or automatic electronic funds transfer
(“Good Funds”) and that the delivery of Tenant’s personal or corporate check will no longer constitute payment of Rent under this Lease. Any acceptance by Landlord of a payment for Rent by Tenant’s personal or corporate
check thereafter will not be construed as a waiver of Landlord’s right to insist upon payment by Good Funds as set forth herein. 
 . 
 ARTICLE FOUR 
 TAXES 

4.01 Payment by Landlord. Landlord shall pay the real estate taxes on the Premises during the Term, subject to reimbursement by Tenant pursuant to any attached
Addendum A or any other provision in this Lease. 
 4.02 Improvements by Tenant. If the real estate taxes levied against the Premises for the
real estate tax year in which the Term commences are increased as a result of any alterations, additions or improvements made by Tenant or by Landlord at the request of Tenant, Tenant shall pay to Landlord upon demand the amount of the increase and
continue to pay the increase during the Term. Landlord shall use reasonable efforts to obtain from the tax assessor or assessors a written statement of the total amount of the increase. 
 4.03 Joint Assessment. If the real estate taxes are assessed against the Premises jointly with other property not constituting a part of the Premises, the real estate taxes applicable to the Premises will be
equal to the amount 

  

			
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bearing the same proportion to the aggregate assessment that the total square feet of building area in the Premises bears to the total square feet of
building area included in the joint assessment. 
 4.04 Personal Property Taxes. Tenant shall pay all taxes assessed against trade fixtures,
furnishings, equipment, inventory, products, or any other personal property belonging to Tenant. Tenant shall use reasonable efforts to have Tenant’s property taxed separately from the Premises. If any of Tenant’s properly is taxed with
the Premises, Tenant shall pay the taxes for its property to Landlord within fifteen (15) days after Tenant receives a written statement from Landlord for the property taxes. 
 ARTICLE FIVE 
 INSURANCE AND INDEMNITY 
 5.01 Property Insurance. During the Term, Landlord shall maintain policies of insurance covering loss of or damage to the Premises in an amount or percentage of
replacement value as Landlord deems reasonable in relation to the age, location, type of construction and physical condition of the Premises and the availability of insurance at reasonable rates. The policies will provide protection against all
perils that Landlord reasonably deems necessary. Landlord may, at Landlord’s option, obtain insurance coverage for Tenant’s fixtures, equipment or building improvements installed by Tenant in or on the Premises. Tenant shall, at
Tenant’s expense, maintain insurance on Tenant’s fixtures, equipment and building improvements as Tenant deems necessary to protect Tenant’s interest. Tenant shall not do or permit to be done anything that invalidates any insurance
policies. Any property insurance carried by Landlord or Tenant shall be for the sole benefit of the party carrying the insurance and under its sole control. 
 5.02 Increase in Premiums. Tenant shall not permit any operation or activity to be conducted, or storage or use of any volatile or any other materials, on or about the Premises that would cause suspension or cancellation of any
insurance policy carried by Landlord, or increase the premiums therefor, without the prior written consent of Landlord. If Tenant’s use or occupancy of the Premises causes an increase in the premiums for any insurance policy carried by
Landlord, Tenant shall pay to Landlord, as additional rental, the amount of the increase within ten days after demand and presentation by Landlord of written evidence of the increase. 
 5.03 Liability Insurance. During the Term, Tenant shall maintain a commercial general liability policy of insurance, at Tenant’s expense, insuring Landlord against liability arising out of the ownership,
use, occupancy, or maintenance of the Premises. The initial amounts of the insurance must be at least: $1,000,000 for Each Occurrence, $2,000,000 General Aggregate per policy year, $100,000 Property Damage, and $10,000 Medical Expense; plus a
$2,000,000.00 commercial general liability umbrella; and will be subject to periodic increases based upon economic factors as Landlord may determine, in Landlord’s discretion, exercised in good faith. The amounts of the insurance will not limit
Tenant’s liability or relieve Tenant of any obligation under this Lease. The policies must contain cross-liability endorsements, if applicable, and must insure Tenant’s performance of the indemnity provisions of Section 5.04. The
policies must contain a provision that prohibits cancellation or modification of the policy except upon thirty (30) days’ prior written notice to Landlord. Tenant may discharge Tenant’s obligations under this Section by naming
Landlord as an additional insured under a commercial general liability insurance policy maintained by Tenant and containing the coverage and provisions described in this Section. Tenant shall deliver a copy of the policy or certificate (or a
renewal) to Landlord prior to the Commencement Date and prior to the expiration of the policy during the Term. If Tenant fails to maintain the policy, Landlord may elect to maintain the insurance at Tenant’s expense. Tenant may, at
Tenant’s expense, maintain other liability insurance as Tenant deems necessary. 
 5.04 Indemnity. Landlord shall not be liable to Tenant or to
Tenant’s employees, agents, invitees or visitors, or to any other person, for any injury to persons or damage to property on or about the Premises or any adjacent area owned by Landlord caused by the negligence or misconduct of Tenant,
Tenant’s employees, subtenants, agents, licensees or concessionaires or any other person entering the Premises under express or implied invitation of Tenant, or arising out of the use of the Premises by Tenant and the conduct of Tenant’s
business, or arising out of any breach or default by Tenant in the performance of Tenant’s obligations under this Lease; and Tenant hereby agrees to indemnify and hold Landlord harmless from any loss, expense or claims arising out of such
damage or injury. Tenant shall not be liable for any injury or damage caused by the negligence or misconduct of Landlord, or Landlord’s employees or agents, and Landlord agrees to indemnify and hold Tenant harmless from any loss, expense or
damage arising out of such damage or injury. 
  

			
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 5.05 Waiver of Subrogation. Each party to this Lease waives any and every claim that arises or may arise in its
favor against the other party during the term of this Lease or any renewal or extension of this Lease for any and all loss of, or damage to, any of its property located within or upon, or constituting a part of, the Premises, to the extent the loss
or damage is covered by and recoverable under valid and collectible insurance policies. These mutual waivers are in addition to, and not in limitation or derogation of, any other waiver or release contained in this Lease with respect to any loss of,
or damage to, property of the parties. In as much as these mutual waivers will preclude the assignment of any aforesaid claim by way of subrogation or otherwise to an insurance company (or any other person), each party hereby agrees to give
immediately to each insurance company (that has issued an insurance policy to such party) written notice of the terms of such mutual waivers, and to cause such policies to be properly endorsed to prevent the invalidation of the insurance coverage by
reason of these waivers. 
 ARTICLE SIX 
 USE OF PREMISES 
 6.01 Permitted Use. Tenant may use the Premises only for the Permitted Use stated in
Section 1.09. The parties to this Lease acknowledge that the current use of the Premises or the improvements located on the Premises, or both, may or may not conform to the city zoning ordinance with respect to the permitted use, height,
setback requirements, minimum parking requirements, coverage ratio of improvements to total area of land, and other matters that may have a significant economic impact upon the Tenant’s intended use of the Premises. Tenant acknowledges that
Tenant has or will independently investigate and verify to Tenant’s satisfaction the extent of any limitations or non-conforming uses of the Premises. Tenant further acknowledges that Tenant is not relying upon any warranties or representations
of Landlord or the Brokers who are participating in the negotiation of this Lease concerning the Permitted Use of the Premises, or with respect to any uses of the improvements located on the Premises. 
 6.02 Compliance with Laws. Tenant shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises, and will promptly
comply with all governmental orders and directives for the correction, prevention and abatement of nuisances and other activities in or upon, or connected with the Premises, all at Tenant’s sole expense, including any expense or cost resulting
from the construction or installation of fixtures and improvements or other accommodations for handicapped or disabled persons required for compliance with governmental laws and regulations, including but not limited to the Texas Architectural
Barriers law (Article 9102 and any successor statute) and the Americans with Disabilities Act (the “ADA”). To the extent any alterations to the Premises are required by the ADA or other applicable laws or regulations, Tenant shall
bear the expense of the alterations. To the extent any alterations to areas of the Property outside the Premises are required by the ADA or other applicable laws or regulations (for “path of travel” requirements or otherwise), Landlord
shall bear the expense of the alterations. 
 6.03 Certificate of Occupancy. If required, Tenant shall obtain a Certificate of Occupancy from the
municipality in which the Property is located prior to occupancy of the Premises. Tenant may apply for a Certificate of Occupancy prior to the Commencement Date and, if Tenant is unable to obtain a Certificate of Occupancy, Tenant shall have the
right to terminate this Lease by written notice to Landlord if Landlord or Tenant is unwilling or unable to cure the defects that prevented the issuance of the Certificate of Occupancy. Landlord may, but has no obligation to, cure any such defects,
including any repairs, installations, or replacements of any items that are not presently existing on the Premises, or that have not been expressly agreed upon by Landlord in writing. 
 6.04 Signs. Without the prior written consent of Landlord, Tenant may not place any signs, ornaments or other objects upon the Premises or on the Property, including but not limited to the roof or exterior of
the building or other improvements on the Property, or paint or otherwise decorate or deface the exterior of the building. Any signs installed by Tenant must conform with applicable laws, deed restrictions on the Property, and other applicable
requirements. Tenant must remove all signs, decorations and ornaments at the expiration or termination of this Lease and must repair any damage and close any holes caused by the removal. 
 6.05 Utility Services. Tenant shall pay the cost of all utility services, including but not limited to initial connection charges, all charges for gas, water, sewerage, storm water disposal, communications and
electricity used on the Premises, and for replacing all electric lights, lamps and tubes. 
 6.06 Landlord’s Access. Landlord and Landlord’s
agents will have the right to, during normal business hours and upon reasonable advance notice, and without unreasonably interfering with Tenant’s business, enter the Premises: (a) 

  

			
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	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 
to inspect the general condition and state of repair of the Premises, (b) to make repairs required or permitted under this Lease, (c) to show the
Premises or the Property to any prospective tenant or purchaser, and (d) for any other reasonable purpose. If Tenant changes the locks on the Premises, Tenant must provide Landlord with a copy of each separate key. During the final one hundred
fifty (150) days of the Term, Landlord and Landlord’s agents may erect and maintain signs on or about the Premises advertising the Premises for lease or for sale. 
 6.07 Possession. If Tenant pays the rent, properly maintains the Premises, and complies with all other terms of this Lease, Tenant may occupy and enjoy the Premises for the full Term, subject to the provisions
of this Lease. 
 6.08 Exemptions From Liability. Landlord shall not be liable for any damage or injury to the persons, business (or any loss of
income), goods, inventory, furnishings, fixtures, equipment, merchandise or other property of Tenant, Tenant’s employees, invitees, customers or any other person in or about the Premises, whether the damage or injury is caused by or results
from: (a) fire, steam, electricity, water, gas or wind; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures or any other cause;
(c) conditions arising on or about the Premises or upon other portions of any building of which the Premises is a part, or from other sources or places; or (d) any act or omission of any other tenant of any building on the Property.
Landlord shall not be liable for any damage or injury even though the cause of or the means of repairing the damage or injury are not accessible to Tenant. The provisions of this Section 6.08 will not, however, exempt Landlord from
liability for Landlord’s gross negligence or willful misconduct. 
 ARTICLE SEVEN 
 PROPERTY CONDITION, MAINTENANCE, REPAIRS AND ALTERATIONS 
 7.01 Property Condition. Except as disclosed in writing by Landlord to Tenant contemporaneously with the execution of this Lease, to the best of Landlord’s actual knowledge the Premises has no known latent structural defects,
construction defects of a material nature, and to the best of Landlord’s actual knowledge none of the improvements has been constructed with materials known to be a potential health hazard to occupants of the Premises. Tenant acknowledges that
neither the Principal Broker nor any Cooperating Broker has made any warranty or representation to Tenant with respect to the condition of the Premises, and that Tenant is relying exclusively upon Tenant’s own investigations and the
representations of Landlord, if any, with respect to the condition of the Premises. Landlord and Tenant agree to hold the Brokers harmless of and from any and all damages, claims, costs and expenses of every kind and character resulting from or
related to Landlord’s furnishing to the Brokers any false, incorrect or inaccurate information with respect to the Premises, or Landlord’s concealing any material information with respect to the condition of the Premises. Other than as
expressly set forth in this Lease, Landlord represents that on the Commencement Date (and for a period of thirty (30) days thereafter) the building fixtures and equipment, plumbing and plumbing fixtures, electrical and lighting system, any fire
protection sprinkler system, ventilating equipment, heating system, air conditioning equipment, roof, skylights, doors, overhead doors, windows, dock levelers, elevators, and the interior of the Premises in general are in good operating condition.
Tenant shall have a period of thirty (30) days following the Commencement Date in which to inspect the Premises and to notify Landlord in writing of any defects and maintenance, repairs or replacements required to the above named
equipment, fixtures, systems and interior. Within a reasonable period of time after the timely receipt of any such written notice from Tenant, Landlord shall, at Landlord’s expense, correct the defects and perform the maintenance, repairs and
replacements. All equipment will be new and installed when Landlord performs Tenant Improvements. Landlord will pass through any warranties on equipment to Tenant. 
 7.02 Acceptance of Premises. Subject to the provisions in Section 7.01, Tenant acknowledges that: (a) a full and complete inspection of the Premises and adjacent common areas has been made and
Landlord has fully and adequately disclosed the existence of any defects that would interfere with Tenant’s use of the Premises for their intended commercial purpose, and (b) as a result of such inspection and disclosure, Tenant has taken
possession of the Premises and accepts the Premises in its “As Is” condition. 
 7.03 Maintenance and Repair. Except as otherwise
provided in this Lease, Landlord will be under no obligation to perform any repair, maintenance or management service in the Premises or adjacent common areas. Tenant shall be fully responsible, at Tenant’s expense, for all repair, maintenance
and management services other than those that are expressly assumed by Landlord. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 11-03-2006

 A. Landlord’s Obligations. 
 (1) Subject to the provisions of Article Eight (Damage or Destruction) and Article Nine (Condemnation) and except for
damage caused by any act or omission of Tenant, Landlord shall keep the roof, skylights, foundation, structural components and the structural portions of exterior walls of the Premises in good order, condition and repair. Landlord will not be
obligated to maintain or repair windows, doors, overhead doors, plate glass or the surfaces of walls. In addition, Landlord will not be obligated to make any repairs under this Section until a reasonable time after receipt of written notice from
Tenant of the need for repairs. If any repairs are required to be made by Landlord, Tenant shall, at Tenant’s sole cost and expense, promptly remove Tenant’s furnishings, fixtures, inventory, equipment and other property, to the extent
required to enable Landlord to make repairs. Landlord’s liability under this Section will be limited to the cost of those repairs or corrections. Tenant waives the benefit of any present or future law that might give Tenant the right to repair
the Premises at Landlord’s expense or to terminate the Lease because of the condition. 
 (2) All repair,
maintenance, management and other services to be performed by Landlord or Landlord’s agents involve the exercise of professional judgment by service providers, and Tenant expressly waives any claims against Landlord for breach of warranty
arising from the performance of those services. 
 B. Tenant’s Obligations. 
 (1) Subject to the provisions of Section 7.01, Section 7.03A, Article Eight (Damage or Destruction)
and Arlicle Nine (Condemnation), Tenant shall, at all times, keep all other portions of the Premises in good order, condition and repair, ordinary wear and tear excepted, including but not limited to maintenance, repairs and all necessary
replacements of the windows, plate glass, doors, overhead doors, heating system, ventilating equipment, air conditioning equipment, electrical and lighting systems, fire protection sprinkler system, dock levelers, elevators, interior and exterior
plumbing, the interior of the Premises in general, pest control and extermination, down spouts, gutters, paving, railroad siding, care of landscaping and regular mowing of grass, and including the exterior of the Premises. In addition, Tenant shall,
at Tenant’s expense, repair any damage to any portion of the Property, including the roof, skylights, foundation, or structural components and exterior walls of the Premises, caused by Tenant’s acts or omissions. If Tenant fails to
maintain and repair the Property as required by this Section, Landlord may, on ten (10) days’ prior written notice, enter the Premises and perform the maintenance or repair on behalf of Tenant, except that no notice is required in case of
emergency, and Tenant shall reimburse Landlord immediately upon demand for all costs incurred in performing the maintenance or repair, plus a reasonable service charge. 
 (2) HVAC Service. For any HVAC system that services only the Premises, Tenant shall, at Tenant’s own cost and expense,
enter into a regularly scheduled preventative maintenance and service contract for all refrigeration, heating, ventilating, and air conditioning systems and equipment within the Premises during the Term. If Tenant fails to enter into such a service
contract acceptable to Landlord, Landlord may do so on Tenant’s behalf and Tenant agrees to pay Landlord the cost and expense thereof, plus a reasonable service charge, regularly upon demand. 
 7.04 Alterations, Additions and Improvements. Tenant may not create any openings in the roof or exterior walls, or make any alterations, additions or improvements
to the Premises without the prior written consent of Landlord. Consent for non-structural alterations, additions or improvements will not be unreasonably withheld or delayed by Landlord, Tenant may erect or install trade fixtures, shelves, bins,
machinery, heating, ventilating and air conditioning equipment, provided that Tenant complies with all applicable governmental laws, ordinances, codes, and regulations. At the expiration or termination of this Lease, Tenant may, subject to the
restrictions of Section 7.05 below, remove items installed by Tenant, provided Tenant is not in default at the time of the removal and provided further that Tenant repairs, at the time of removal of the items, in a good and workmanlike
manner, any damage caused by the installation or removal. Tenant shall pay for all costs incurred or arising out of alterations, additions or improvements in or to me Premises and will not permit any mechanic’s or materialman’s lien to be
filed against the Premises or the Property. Upon request by Landlord, Tenant shall deliver to Landlord proof of payment reasonably satisfactory to Landlord of all costs incurred or arising out of any alterations, additions or improvements.

 7.05 Condition upon Termination. Upon the expiration or termination of this Lease, Tenant shall surrender the Premises to Landlord broom clean and
in the same condition as received, except for ordinary wear and tear that Tenant is not otherwise obligated to remedy under any provision of this Lease. Tenant will not be obligated to repair any damage that Landlord is required to repair under
Article Seven (Property Condition) or Article Eight (Damage 

  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
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or Destruction). In addition, Landlord may require Tenant to remove any alterations, additions or improvements (whether or not made with Landlord’s
consent) prior to the expiration or termination of this Lease and to restore the Premises to its prior condition, all at Tenant’s expense. All alterations, additions and improvements that Landlord has not required Tenant to remove will become
Landlord’s property and must be surrendered to Landlord upon the expiration or termination of this Lease. In no event may Tenant remove any of the following materials or equipment without Landlord’s prior written consent:
(i) electrical wiring or power panels; (ii) lighting or lighting fixtures; (iii) wall coverings, drapes, blinds or other window coverings; (iv) carpets or other floor coverings; (v) heating, ventilating, or air conditioning
equipment; (vi) fencing or security gates; or (vii) any other fixtures, equipment or items that if removed, would affect the operation or the appearance of the Property. 
 ARTICLE EIGHT 
 DAMAGE OR DESTRUCTION 
 8.01 Notice. If any buildings or other improvements situated on the Property are damaged or destroyed by fire, flood, windstorm, tornado or other casualty, Tenant
shall immediately give written notice of the damage or destruction to Landlord. 
 8.02 Partial Damage. If the building or other improvements situated
on the Premises are damaged by fire, tornado or other casualty, but not to such an extent that rebuilding or repairs cannot reasonably be completed within one hundred twenty (120) days from the date Landlord receives written notification by
Tenant of the occurrence of the damage, then this Lease will not terminate, but Landlord shall proceed with reasonable diligence to rebuild or repair the building and other improvements on the Premises (other than leasehold improvements made by
Tenant or any assignee, subtenant or other occupant of the Premises) to substantially the condition they were in before the damage. If the casualty occurs during the final eighteen (18) months of the Term, Landlord will not be required to
rebuild or repair the damage unless Tenant exercises Tenant’s renewal option (if any) within fifteen (15) days after the date of receipt by Landlord of the notification of the occurrence of the damage. If Tenant does not exercise
Tenant’s renewal option, or if there is no renewal option in this Lease, Landlord may, at Landlord’s option, terminate this Lease by promptly delivering a written termination notice to Tenant, in which event the Rent will be abated for the
unexpired portion of the Term, effective on the date of receipt by Landlord of the written notification of the damage. To the extent the Premises cannot be occupied (in whole or in part) after the casualty, the Rent payable under this Lease during
the period the Premises cannot be fully occupied will be adjusted equitably. 
 8.3 Substantial or Total Destruction. If the building or other
improvements situated on the Premises are substantially or totally destroyed by fire, tornado, or other casualty, or so damaged that rebuilding or repairs cannot reasonably be completed within one hundred twenty (120) days after the date
Landlord receives written notification from Tenant of the occurrence of the damage, either Landlord or Tenant may terminate this Lease by promptly delivering a written termination notice to the other party, in which event the monthly installments of
Rent will be abated for the unexpired portion of the Term, effective on the date of the damage or destruction. If neither party promptly terminates this Lease, Landlord shall proceed with reasonable diligence to rebuild and repair the building and
other improvements (except that Tenant shall rebuild and repair Tenant’s fixtures and improvements in the Premises). To the extent the Premises cannot be occupied (in whole or in part) after the casualty, the Rent payable under this Lease
during the period the Premises cannot be fully occupied will be adjusted equitably. 
  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 ARTICLE NINE 
 CONDEMNATION 
 If, during the Term or any extension thereof, all or a substantial part of the Premises are taken for
any public or quasi-public use under any governmental law, ordinance or regulation or by right of eminent domain, or are conveyed to the condemning authority under threat of condemnation, this Lease will terminate and the monthly installments of
Rent will be abated during the unexpired portion of the Term, effective on the date of the taking. If less than a substantial part of the Premises is taken for public or quasi-public use under any governmental law, ordinance or regulation, or by
right of eminent domain, or is conveyed to the condemning authority under threat of condemnation, Landlord, at Landlord’s option, may terminate this Lease by delivering a written notice to Tenant. If Landlord does not terminate this Lease,
Landlord shall promptly, at Landlord’s expense, restore and reconstruct the buildings and improvements (other than leasehold improvements made by Tenant or any assignee, subtenant or other occupant of the Premises) situated on the Premises in
order to make the same reasonably suitable for the Permitted Use. The monthly installments of Rent payable under this Lease during the unexpired portion of the Term will be adjusted equitably. Landlord and Tenant will each be entitled to receive and
retain such separate awards and portions of lump sum awards as may be allocated to their respective interests in any condemnation proceeding. The termination of this Lease will not affect the rights of the parties to those awards. 
 ARTICLE TEN 
 ASSIGNMENT AND
SUBLETTING 
 Tenant shall not assign this Lease or sublet the Premises or any portion thereof, without the prior written consent of Landlord, which
consent will not be unreasonably withheld or delayed. Any assignment or subletting will be expressly subject to all terms and provisions of this Lease, including the provisions of Section 6.01 pertaining to the use of the Premises. In the
event of any assignment or subletting, Tenant will remain fully liable for the full performance of all Tenant’s obligations under this Lease. Tenant shall not assign Tenant’s rights under this Lease or sublet the Premises without first
obtaining a written agreement from the assignee or sublessee whereby the assignee or sublessee agrees to assume the obligations of Tenant under this Lease and to be bound by the terms of this Lease. If an event of default occurs while the Premises
is assigned or sublet, Landlord may, at Landlord’s option, in addition to any other remedies provided in this Lease or by law, collect directly from the assignee or subtenant all rents becoming due under the terms of the assignment or
subletting and apply the rent against any sums due to Landlord under this Lease. No direct collection by Landlord from any assignee or subtenant will release Tenant from Tenant’s obligations under this Lease. 
 ARTICLE ELEVEN 
 DEFAULT AND
REMEDIES 
 11.01 Default. Each of the following events is an event of default under this Lease: 
 A. Failure of Tenant to pay any installment of the Rent or other sum payable to Landlord under this Lease on the date that it is due and the
continuance of that failure for a period of five (5) days after Landlord delivers written notice of the failure to Tenant. This clause will not be construed to permit or allow a delay in paying Rent beyond the due date and will not affect
Landlord’s right to impose a Late Charge as permitted in Section 3.03. 
 B. Failure of Tenant to comply with any term,
condition or covenant of this Lease, other than the payment of Rent or other sum of money, and the continuance of that failure for a period of thirty (30) days after Landlord delivers written notice of the failure to Tenant; 
 C. Failure of Tenant or any guarantor of Tenant’s obligations under this Lease to pay its debts as they become due or an admission in writing
of inability to pay its debts, or the making of a general assignment for the benefit of creditors; 
 D. The commencement by Tenant or
any guarantor of Tenant’s obligations under this Lease of any case, proceeding or other action seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts under any law relating to bankruptcy,
insolvency, reorganization or relief of debtors, 

  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
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or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or any substantial part of its property; 
 E. The commencement of any case, proceeding or other action against Tenant or any guarantor of Tenant’s obligations under this Lease seeking
to have an order for relief entered against it as debtor, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts under any law relating to bankruptcy, insolvency, reorganization or relief of
debtors, or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or any substantial part of its property, and Tenant or any guarantor: (i) fails to obtain a dismissal of such case, proceeding, or
other action within sixty (60) days of its commencement; or (ii) converts the case from one chapter of the Federal Bankruptcy Code to another chapter; or (iii) is the subject of an order of relief that is not fully stayed within seven
(7) business days after the entry thereof; and 
 F. Vacancy or abandonment by Tenant of any substantial portion of the Premises
or cessation of the use of the Premises for (the purpose leased. 
 11.02 Remedies. Upon the occurrence of any of the events of default listed in
Section 11.01. Landlord may pursue any one or more of the following remedies without any prior notice or demand. 
 A.
Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to so surrender the Premises, Landlord may, without prejudice to any other remedy that Landlord may have for possession of the
Premises or Rent in arrears, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim for damages. Tenant
shall pay to Landlord on demand the amount of all loss and damage that Landlord may suffer by reason of the termination, whether through inability to relet the Premises on satisfactory terms or otherwise. 
 B. Enter upon and take possession of the Premises, without terminating this Lease and without being liable for prosecution or for any claim for
damages, and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, Landlord may relet the Premises and receive the rent therefor. Tenant agrees to pay to Landlord monthly or on demand from time to time
any deficiency that may arise by reason of any such reletting. In determining the amount of the deficiency, the professional service fees, reasonable attorneys’ fees, court costs, remodeling expenses and other costs of reletting will be
subtracted from the amount of rent received under the reletting. 
 C. Enter upon the Premises, without terminating this Lease and
without being liable for prosecution or for any claim for damages, and do whatever Tenant is obligated to do under the terms of this Lease. Tenant agrees to pay Landlord on demand for expenses that Landlord may incur in thus effecting compliance
with Tenant’s obligations under this Lease, together with interest thereon at the rate of twelve percent (12%) per annum from the date expended until paid. Landlord will not be liable for any damages resulting to Tenant from such action,
whether caused by negligence of Landlord or otherwise. 
 D. Accelerate and declare the Rent for the entire Term, and all other amounts
due under this Lease, at once due and payable, and proceed by attachment, suit or otherwise, to collect all amounts in the same manner as if all such amounts due or to become due during the entire Term were payable in advance by the terms of this
Lease, and neither the enforcement or collection by Landlord of those amounts nor the payment by Tenant of those amounts will constitute a waiver by Landlord of any breach, existing or in the future, of any of the terms or provisions of this Lease
by Tenant or a waiver of any rights or remedies that the Landlord may have with respect to any breach. 
 E. In addition to the
foregoing remedies, Landlord may change or modify the locks on the Premises if Tenant fails to pay the Rent when due. Landlord will not be obligated to provide another key to Tenant or allow Tenant to regain entry to the Premises unless and until
Tenant pays Landlord all Rent that is delinquent. Tenant agrees that Landlord will not be liable for any damages resulting to the Tenant from the lockout. When Landlord changes or modifies the locks, Landlord or Landlord’s agent shall post a
written notice in accordance with Section 93.002 of the Texas Property Code, or its successor statute. Tenant may be subject to legal liability if Tenant or Tenant’s representative tampers with any lock after the locks have been
changed or modified by Landlord. 
  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
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 F. No re-entry or taking possession of the Premises by Landlord will be construed as an election
to terminate this Lease, unless a written notice of that intention is given to Tenant. Notwithstanding any such reletting or re entry or taking possession, Landlord may, at any time thereafter, elect to terminate this Lease for a previous default.
Pursuit of any of the foregoing remedies will not preclude pursuit of any other remedies provided by law, nor will pursuit of any remedy provided in this Lease constitute a forfeiture or waiver of any Rent due to Landlord under this Lease or of any
damages accruing to Landlord by reason of the violation of any of the terms, provisions and covenants contained in this Lease. Failure of Landlord to declare any default immediately upon its occurrence, or failure to enforce one or more of
Landlord’s remedies, or forbearance by Landlord to enforce one or more of Landlord’s remedies upon an event of default, will not be deemed or construed to constitute a waiver of default or waiver of any violation or breach of the terms of
this Lease. Pursuit of any one of the remedies will not preclude pursuit by Landlord of any of the other remedies provided in this Lease. The loss or damage that Landlord may suffer by reason of termination of this Lease or the deficiency from any
reletting as provided for above will include the expense of repossession and any repairs or remodeling undertaken by Landlord following possession. If Landlord terminates this Lease at any time for any default, in addition to other Landlord’s
remedies, Landlord may recover from Tenant all damages Landlord may incur by reason of the default, including the cost of recovering the Premises and the Rent then remaining unpaid. 
 G. Nothing in this Lease will be construed as imposing any duty upon Landlord to relet the Premises. Except as required by applicable law, Landlord
will have no duty to mitigate or minimize Landlord’s damages by virtue of Tenant’s default. Any duty imposed by law on Landlord to mitigate damages after a default by Tenant under this Lease will be satisfied in full if Landlord undertakes
to lease the Premises to another tenant (a “Substitute Tenant”) in accordance with the following criteria: 
 (1) Landlord will have no obligation to solicit or entertain negotiations with any other prospective tenants for the Premises until Landlord obtains full and complete possession of the Premises including, without limitation, the
final and unappealable legal right to relet the Premises free of any claim of Tenant; 
 (2) Landlord will not be
obligated to lease or show the Premises on a priority basis, or offer the Premises to a prospective tenant when other space in the Building suitable for the prospective tenant’s use is (or soon will be) available; 
 (3) Landlord will not be obligated to lease the Premises to a Substitute Tenant for a Rent less than the current fair market Rent
then prevailing for similar uses in comparable buildings in the same market area as the Building, nor will Landlord be obligated to enter into a new lease under other terms and conditions that are unacceptable to Landlord under Landlord’s then
current leasing policies for comparable space in the Building; 
 (4) Landlord will not be obligated to enter into a
lease with a Substitute Tenant whose use would: 
  

	 	(i)	violate any restriction, covenant, or requirement contained in the lease of another tenant of the Building; 

  

	 	(ii)	adversely affect the reputation of the Building; or 

  

	 	(iii)	be incompatible with other uses of the Building. 

 (5) Landlord will not be obligated to enter into a lease with any proposed Substitute Tenant that does not have, in Landlord’s reasonable opinion, sufficient financial resources to operate the Premises in a first class manner;
and 
 (6) Landlord will not be required to expend any amount of money to alter, remodel, or otherwise make the
Premises suitable for use by a proposed Substitute Tenant unless: 
  

	 	(i)	Tenant pays any such sum to Landlord in advance of Landlord’s execution of a lease with the proposed Substitute Tenant (which payment will not be in lieu of any damages or
other sums to which Landlord may be entitled as a result of Tenant’s default under this Lease); or 

  

	 	(ii)	Landlord, in Landlord’s reasonable discretion, determines that any such expenditure is financially justified in connection with entering into a lease with the prospective
Substitute Tenant. 

  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 H. No right or remedy of Landlord is intended to
be exclusive of any other right or remedy, and each and every right and remedy will be cumulative and in addition to any other right or remedy now or hereafter existing under this Lease, at law, in equity or by statute. 
 11.03 Notice of Default. Tenant shall give
written notice of any failure by Landlord to perform any of Landlord’s obligations under this Lease to Landlord and to any ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Premises whose name and address have been
furnished to Tenant in writing. Landlord will not be in default under this Lease unless Landlord (or the ground lessor, mortgagee or beneficiary) fails to cure the nonperformance within thirty (30) days after receipt of Tenant’s notice.
However, if the nonperformance reasonably requires more than thirty (30) days to cure, Landlord will not be in default if the cure is commenced within the 30-day period and is thereafter diligently pursued to completion. 
 11.04 Limitation of Landlord’s Liability. As used in this Lease, the term “Landlord” means only the current owner or owners of the fee title to the
Premises or the leasehold estate under a ground lease of the Premises at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease only during the time such Landlord owns such interest or title. Any
Landlord who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease accruing on or after the date of transfer, and Tenant agrees to recognize the transferee as Landlord under this
Lease. However, each Landlord shall deliver to its transferee the Security Deposit held by Landlord if the Security Deposit has not then been applied under the terms of this Lease. 
 ARTICLE TWELVE 
 Landlord subordinates its rights behind any existing lending
facilities in place with Tenant and shall agree to continue to do so if requested by Tenant (provided Tenant is not in default under any of the terms of this Lease), in order for Tenant to secure additional lending. 
  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 11-03-2006

 ARTICLE THIRTEEN 
 PROTECTION OF LENDERS 
 13.01 Subordination and Attornment. Landlord may subordinate this Lease to any future
ground Lease, deed of trust or mortgage encumbering the Premises, and advances made on the security thereof and any renewals, modifications, consolidations, replacements or extensions thereof, whenever made or recorded. Landlord’s right to
subordinate is subject to Landlord providing Tenant with a written Subordination, Non-disturbance and Attornment Agreement from the ground lessor, beneficiary or mortgagee wherein Tenant’s right to peaceable possession of the Premises during
the Term will not be disturbed if Tenant pays the Rent and performs all of Tenant’s obligations under this Lease and is not otherwise in default, in which case Tenant shall attorn to the transferee of or successor to Landlord’s interest in
the Premises and recognize the transferee or successor as Landlord under this Lease. If any ground lessor, beneficiary or mortgagee elects to have this Lease superior to its ground lease, deed of trust or mortgage and gives Tenant written notice
thereof, this Lease will be deemed superior to the ground lease, deed of trust or mortgage whether this Lease is dated prior or subsequent to the date of the ground lease, deed of trust or mortgage or the date of recording thereof. Tenant’s
rights under this Lease, unless specifically modified at the time this Lease is executed, are subordinated to any existing ground lease, deed of trust or mortgage encumbering die Premises. 
 13.02 Signing of Documents. Tenant shall sign arid deliver any instruments or documents necessary or appropriate to evidence any attornment or subordination or
any agreement to attorn or subordinate. If Tenant fails to do so within ten (10) days after written request, Tenant hereby makes, constitutes and irrevocably appoints Landlord, or any transferee or successor of Landlord, the attorney-in-fact of
Tenant to execute and deliver the attornment: or subordination document or agreement 
 13.03 Estoppel Certificates. 
 A. Upon Landlord’s written request, Tenant shall execute and deliver to Landlord a written statement certifying: (1) whether Tenant is an
assignee or subtenant; (2) the expiration date of the Lease; (3) the number of renewal options under the lease and the total period of time covered by the renewal option(s); (4) that none of the terms or provisions of the Lease have
been changed since the original execution of the Lease, except as shown on attached amendments or modifications; (5) that no default by Landlord exists under the terms of the Lease (or if Landlord is claimed to be in default, stating why);
(6) that the Tenant has no claim against the landlord under the Lease and has no defense or right of offset against collection of rent or other charges accruing under the Lease; (7) the amount and date of the last payment of Rent;
(8) the amount of any security deposits and other deposits, if any; and (9) the identity and address of any guarantor of the lease. Tenant shall deliver the statement to Landlord within ten (10) days after Landlord’s request.
Landlord may forward any such statement to any prospective purchaser or lender of the Premises. The purchaser or lender may rely conclusively upon the statement as true and correct, 
 B. If Tenant does not deliver the written statement to Landlord within the ten (10) day period, Landlord, and any prospective purchaser or
lender, may conclusively presume and rely upon the following facts: (1) that the terms and provisions of this Lease have not been changed except as otherwise represented by Landlord; (2) that this Lease has not been canceled or terminated
except as otherwise represented by Landlord; (3) that not more than one monthly installment of Base Rent and other charges have been paid in advance; (4) there are no claims against Landlord nor any defenses or rights of offset against
collection of Rent or other charges; and (5) that Landlord is not in default under this Lease, In such event, Tenant shall be estopped from denying the truth of the presumed facts. 
 13.04 Tenant’s Financial Condition. Within ten (10) days after written request from Landlord, Tenant shall deliver to Landlord financial statements as are reasonably required by Landlord to verify the
net worth of Tenant, or any assignee, subtenant, or guarantor of Tenant. In addition, Tenant shall deliver to any lender designated by Landlord any financial statements required by the lender to facilitate the financing or refinancing of the
Premises. Tenant represents and warrants to Landlord that each financial statement is a true, complete, and accurate statement as of the date of the statement. All financial statements will be confidential and will be used only for the purposes set
forth in this Lease. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
	  	Page 14

  

			
	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 ARTICLE FOURTEEN 
 ENVIRONMENTAL REPRESENTATIONS AND INDEMNITY 
 14.01 Tenant’s Compliance with Environmental Laws. Tenant,
at Tenant’s expense, shall comply with all laws, rules, orders, ordinances, directions, regulations and requirements of Federal, State, county and municipal authorities pertaining to Tenant’s use of the Property and with the recorded
covenants, conditions and restrictions, regardless of when they become effective, including, without limitation, all applicable Federal, State and local laws, regulations or ordinances pertaining to air and water quality, Hazardous Materials (as
defined in Section 14.05), waste disposal, air emissions and other environmental matters, all zoning and other land use matters, and with any direction of any public officer or officers, pursuant to law, which impose any duty upon
Landlord or Tenant with respect to the use or occupancy of the Property. 
 14.02 Tenant’s Indemnification. Tenant shall not cause or permit any
Hazardous Materials to be brought upon, kept or used in or about the Property by Tenant, its agents, employees, contractors or invitees without the prior written consent of Landlord. If the presence of Hazardous Materials on the Property caused or
permitted by Tenant results in contamination of the Property or any other property, or if contamination of the Property or any other property by Hazardous Materials otherwise occurs for which Tenant is legally liable to Landlord for damage resulting
therefrom, then Tenant shall indemnify, defend and hold Landlord harmless from any and all claims, judgments, damages, penalties, fines, costs, liabilities or losses (including, without limitation, diminution in value of the Property, damages for
the loss or restriction on use of rentable or unusable space or of any amenity or appurtenance of the Property, damages arising from any adverse impact on marketing of building space or land area, sums paid in settlement of claims, reasonable
attorneys’ fees, court costs, consultant fees and expert fees) that arise during or after the Term as a result of the contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any
investigation of site conditions or any clean-up, remedial work, removal or restoration work required by any Federal, State or local government agency because of Hazardous Materials present in the soil or ground water on or under the Property.
Without limiting the foregoing, if the presence of any Hazardous Materials on the Property (or any other property) caused or permitted by Tenant results in any contamination of the Property, Tenant shall promptly take all actions at Tenant’s
sole expense as are necessary to return the Property to the condition existing prior to the introduction of any such Hazardous Materials, provided that Landlord’s approval of such actions is first obtained 
 14.03 Landlord’s Representations and Warranties. Landlord represents and warrants, to the best of Landlord’s actual knowledge, that: (i) any
handling, transportation, storage, treatment or usage of Hazardous Materials that has occurred on the Property to date has been in compliance with all applicable Federal, State, and local laws, regulations and ordinances; and (ii) no leak,
spill, release, discharge, emission or disposal of Hazardous Materials has occurred on the Property to date and that the soil or groundwater on or under the Property is free of Hazardous Materials as of the Commencement Date, unless expressly
disclosed by Landlord to Tenant in writing. 
 14.04 Landlord’s Indemnification. Landlord hereby indemnifies, defends and holds Tenant harmless
from any claims, judgments, damages, penalties, fines, costs, liabilities, (including sums paid in settlements of claims) or loss, including, without limitation, attorneys’ fees, court costs, consultant fees, and expert fees, which arise during
or after the term of this Lease from or in connection with the presence or suspected presence of Hazardous Materials in the soil or groundwater on or under the Property, unless the Hazardous Material is released by Tenant or is present as a result
of the negligence or willful conduct of Tenant. Without limiting the generality of the foregoing, the indemnification provided by this Section 14.04 will specifically cover costs incurred in connection with any investigation of site
conditions or any clean-up, remedial work, removal or restoration work required by any Federal, State or local governmental authority. 
 14.05
Definition. For purposes of this Lease, the term “Hazardous Materials” means any one or more pollutant, toxic substance, hazardous waste, hazardous material, hazardous substance, solvent or oil as defined in or pursuant to the
Resource Conservation and Recovery Act, as amended, the Comprehensive Environmental Response, Compensation and Liability Act, as amended, the Federal Clean Water Act, as amended, or any other Federal, State or local environmental law, regulation,
ordinance, or rule, whether existing as of the date of this Lease or subsequently enacted. 
 14.06 Survival. The representations and indemnities
contained in this Article Fourteen will survive the expiration or termination of this Lease. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 ARTICLE FIFTEEN 
 PROFESSIONAL SERVICE FEES 
 15.01 Amount and Manner of Payment. Professional service fees due to the Principal
Broker will be calculated and paid as follows: 
 A. Landlord agrees to pay to the Principal Broker a monthly professional service fee
(the “Fee”) for negotiating this Lease, plus any applicable sales taxes, equal to the percentage stated in Section 1.13A of each monthly Rent payment at the time the payment is due. 
 B. Landlord agrees to pay to the Principal Broker a lump sum professional service fee (the “Fee”) for negotiating this Lease, plus any
applicable sales taxes, equal to the percentage stated in Section 1.13A of the total Rent to become due to Landlord during the Term. The Fee will be paid to the Principal Broker (i) one-half on the date of final execution of this Lease,
and (ii) the balance on the Commencement Date of this Lease. 
 15.02 Payments on Renewal, Expansion, Extension or New Lease. If Tenant,
Tenant’s successors or assigns: (a) exercises any right or option to renew or extend the Term (whether contained in this Lease or in any amendment, supplement or other agreement pertaining to this Lease) or enters into a new lease or
rental agreement with Landlord covering the Premises; or (b) enters into any lease, extension, renewal, expansion or other rental agreement with Landlord demising to Tenant any premises located on or constituting all or part of any tract or
parcel of real property adjoining, adjacent to or contiguous to the Premises and owned by Landlord on the Commencement Date, Landlord shall pay to the Principal Broker an additional Fee covering the full period of the renewal, extension, lease,
expansion or other rental agreement that will be due on the date of exercise of a renewal option, or the date of execution in the case of an extension, new lease, expansion or other agreement. The additional Fee will be computed under Section
15.01A or 15.01B above (whichever has been made applicable under Section 1.13), as if a new lease had been made for such period of time. * Provided that Principal Broker remains actively involved in the renewal, expansion, extension
or new lease, and has received additional written authority from owner. 
 15.03 Payments on Sale. If Tenant, Tenant’s successors or assigns,
purchases the Premises at any time, pursuant to a purchase option contained in this Lease (or any lease, extension, renewal, expansion or other rental agreement) or, in the absence of any purchase option or exercise thereof, purchases the Premises
within ten (10) years from the Commencement Date, Landlord shall pay to the Principal Broker a Professional Service Fee in cash equal to the percentage stated in Section 1.13B of the purchase price, payable at closing. Upon closing
of a sale to Tenant, all monthly lease Fees will terminate upon payment of the Professional Service Fee on the sale. 
 15.04 Other Brokers. Both
Landlord and Tenant represent and warrant to the other party that they have had no dealings with any person, firm or agent in the negotiation of this Lease other than the Broker(s) named in this Lease, and no other broker, agent, person, firm or
entity other than the Broker(s) is entitled to any commission or fee in connection with this Lease. 
 15.05 Landlord’s Liability. If this Lease
is negotiated by Principal Broker in cooperation with another broker, Landlord shall be liable for payment of all Professional Service Fees to Principal Broker only, whereupon Landlord shall be protected from any claims from a Cooperating Broker.
The Principal Broker may pay a portion of the Fee to any Cooperating Broker pursuant to a separate agreement between the Brokers. 
 15.06 Joint Liability
of Tenant. If Tenant enters into any new lease, extension, renewal, expansion, or other agreement to rent, occupy, or purchase any property described in Section 15.03 within the time specified in that Section, the agreement must be
handled by the Principal Broker, otherwise Tenant shall be jointly and severally liable with Landlord for any payments due or to become due to the Principal Broker. 
 15.07 Assumption on Sale. In the event of a sale of the Premises or the assignment of this Lease by Landlord, Landlord shall obtain from the purchaser or assignee an Assumption Agreement in recordable form
whereby the purchaser or assignee agrees to pay the Principal Broker all Professional Service Fees payable under this Lease and will deliver a fully executed original counterpart thereof to Principal Broker on the date of closing of the sale of the
Premises or assignment of this Lease. Landlord shall be released from personal liability for subsequent payments only upon the delivery to Principal Broker of that counterpart of the Assumption Agreement. 
 15.08 Termination. The termination of this Lease by the mutual agreement of Landlord and Tenant shall not affect the right of the Principal Broker to continue to
receive the Fees agreed to be paid under this Lease, just as if 

  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 11-10-2006

 
Tenant had continued to occupy the Premises and had paid the Rent during the entire Term. Termination of this Lease under Article Eight or Article
Nine will not terminate the Principal Broker’s right to collect the Fees. 
 15.09 Intermediary Relationship. 
 A. If either Principal Broker and/or Cooperating Broker (together, the “Brokers”) has indicated in Sections 1.11 or 1.12
that they are acting as an intermediary, then Landlord and Tenant hereby authorize the applicable Broker’(s) to act as an intermediary between Landlord and Tenant in connection with this Lease, and acknowledge that the source of any expected
compensation to the Brokers will be Landlord, and the Brokers may also be paid a fee by the Tenant. A real estate broker who acts as an intermediary between parties in a transaction: 
 (1) may not disclose to Tenant that Landlord will accept a rent less than the asking rent unless otherwise instructed in a separate
writing by Landlord; 
 (2) may not disclose to Landlord that Tenant will pay a rent greater than the rental submitted
in a written offer to Landlord unless otherwise instructed in a separate writing by Tenant; 
 (3) may not disclose any
confidential information, or any information a party specifically instructs the real estate broker in writing not to disclose, unless otherwise instructed in a separate writing by the respective party or required to disclose such information by the
Texas Real Estate License Act or a court order or if the information materially relates to the condition of the property; 
 (4) shall treat all parties to the transaction honestly; and 
 (5) shall comply with the Texas Real Estate
License Act. 
 B. Appointments. Broker is authorized to appoint, by providing written notice to the parties, one or more licensees
associated with Broker to communicate with and carry out instructions of one party, and one or more other licensees associated with Broker to communicate with and carry out instructions of the other party or parties. During negotiations, an
appointed licensee may provide opinions and advice to the party to whom the licensee is appointed. 
 ARTICLE SIXTEEN 
 MISCELLANEOUS 
 16.01 Disclosure. Landlord and
Tenant understand that a real estate broker is qualified to advise on matters concerning real estate and is not an expert in matters of law, tax, financing, surveying, hazardous materials, engineering, construction, safety, zoning, land planning,
architecture or the ADA. The Brokers hereby advise Tenant to seek expert assistance on such matters. Brokers do not investigate a property’s compliance with building codes, governmental ordinances, statutes and laws that relate to the use or
condition of a property and its construction, or that relate to its acquisition. If Brokers provide names of consultants or sources for advice or assistance, Tenant acknowledges that the Brokers do not warrant the services of the advisors or their
products and cannot warrant the suitability of property to be acquired or leased. Furthermore, the Brokers do not warrant that the Landlord will disclose any or all property defects, although the Brokers will disclose to Tenant any actual knowledge
possessed by Brokers regarding defects of the Premises and the Property. In this regard, Tenant agrees to make all necessary and appropriate inquiries and to use diligence in investigating the Premises and the Property before consummating this
Lease. Landlord and Tenant hereby agree to indemnify, defend, and hold the Brokers harmless of and from any and all liabilities, claims, debts, damages, costs, or expenses, including but not limited to reasonable attorneys’ fees and court
costs, related to or arising out of or in any way connected to representations concerning matters properly the subject of advice by experts. In addition, to the extent permitted by applicable law, the Brokers’ liability for errors or omissions,
negligence, or otherwise, is limited to the return of the Fee, if any, paid to the Brokers pursuant to this Lease. 
 16.02 Force Majeure. If
performance by Landlord of any term, condition or covenant in this Lease is delayed or prevented by any Act of God, strike, lockout, shortage of material or labor, restriction by any governmental authority, civil riot, flood, or any other cause not
within the control of Landlord, the period for performance of the term, condition or covenant will be extended for a period equal to the period Landlord is so delayed or prevented. 
  

			
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 16.03 Interpretation. The captions of the Articles or Sections of this Lease are to assist the parties in reading
this Lease and are not a part of the terms or provisions of this Lease. Tenant shall be responsible for the conduct, acts and omissions of Tenant’s agents, employees, customers, contractors, invitees, agents, successors or others using the
Premises with Tenant’s expressed or implied permission. Whenever required by the context of this Lease, the singular will include the plural and the plural will include the singular, and the masculine, feminine and neuter genders will each
include the other. 
 16.04 Waivers. All waivers to provisions of this Lease must be in writing and signed by the waiving party. Landlord’s delay
or failure to enforce any provisions of this Lease or its acceptance of late installments of Rent will not be a waiver and will not prevent Landlord from enforcing that provision or any other provision of this Lease in the future. No statement on a
payment check from Tenant or in a letter accompanying a payment check will be binding on Landlord. Landlord may, with or without notice to Tenant, negotiate, cash, or endorse the check without being bound to the conditions of any such statement.

 16.05 Severability. A determination by a court of competent jurisdiction that any provision of this Lease is invalid or unenforceable will not
cancel or invalidate the remainder of that provision or this Lease, which will remain in full force and effect. 
 16.06 Joint and Several Liability.
All parties signing this Lease as Tenant shall be jointly and severally liable for all obligations of Tenant. 
 16.07 Amendments or Modifications.
This Lease is the only agreement between the parties pertaining to the lease of the Premises and no other agreements are effective unless made a part of this Lease. All amendments to this Lease must be in writing and signed by all parties. Any other
attempted amendment will be void. 
 16.08 Notices. All notices and other communications required or permitted under this Lease must be in writing and
will be deemed delivered, whether actually received or not, on the earlier of: (i) actual receipt if delivered in person or by messenger with evidence of delivery; or (ii) receipt of an electronic facsimile transmission (“Fax”)
with confirmation of delivery; or (iii) upon deposit in the United States Mail as required below. Notices may be transmitted by Fax to the Fax telephone numbers specified in Article One on the first page of this Lease, if any. Notices
delivered by mail must be deposited in the U.S. Postal Service, certified mail, return receipt requested, postage prepaid, and properly addressed to the intended recipient as set forth in Article One. After possession of the Premises by
Tenant, Tenant’s address for notice purposes will be the address of the Premises unless Tenant notifies Landlord in writing of a different address to be used for that purpose. Any party may change its address for notice by delivering written
notice of its new address to all other parties in the manner set forth above. Copies of all notices should also be delivered to the Principal Broker, but failure to notify the Principal Broker will not cause an otherwise properly delivered notice to
be ineffective. 
 16.09 Attorneys’ Fees. If on account of any breach or default by any party to this Lease in its obligations to any other party
to this Lease (including but not limited to the Principal Broker), it becomes necessary for a party to employ an attorney to enforce or defend any of its rights or remedies under this Lease, the non-prevailing party agrees to pay the prevailing
party its reasonable attorneys’ fees and court costs, if any, whether or not suit is instituted in connection with the enforcement or defense. 
 16.10 Venue. All obligations under this Lease, including but not limited to the payment of Fees to the Principal Broker, will be performed and payable in the county in which the Property is located. The laws of the State of Texas
will govern this Lease. 
 16.11 Survival. All obligations of any party to this Lease that are not fulfilled at the expiration or the termination of
this Lease will survive such expiration or termination as continuing obligations of the party. 
 16.12 Binding Effect. This Lease will inure to the
benefit of, and be binding upon, each of the parties to this Lease and their respective heirs, representatives, successors and assigns. However, Landlord shall not have any obligation to Tenant’s successors or assigns unless the rights or
interests of the successors or assigns are acquired in accordance with the terms of this Lease. 
 16.13 Right to Claim a Lien. If a commission
agreement is not included in this Lease, then be advised that pursuant to Chapter 62 of the Texas Property Code, each Broker hereby discloses Broker’s right to claim a lien based on a separate written commission agreement, and this disclosure
is incorporated in the commission agreement. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 16.14 Consult an Attorney. This Lease is an enforceable, legally binding agreement. Read it carefully. The brokers
involved in the negotiation of this Lease cannot give you legal advice. The parties to this Lease acknowledge that they have been advised by the Brokers to have this Lease reviewed by competent legal counsel of their choice before signing this
Lease. By executing this Lease, Landlord and Tenant each agree to the provisions, terms, covenants and conditions contained in this Lease. 
 16.15
Offer: The execution of this Lease by the first party to do so constitutes an offer to lease the Premises. Unless within the number of days stated in Section 1.14 above after the date of its execution by the first party to do so,
this Lease is signed by the other party and a fully executed copy is delivered to the first party, such offer to lease will be automatically withdrawn and terminated. 
 16.16 Exhibits and Addenda. Any exhibit or addendum attached to this Lease is incorporated as a part of this Lease for all purposes. Any term not specifically defined in the Addenda will have the same meaning
given to it in the body of this Lease. To the extent any provisions in the body of this Lease conflict with the Addenda, the Addenda will control. 
 [Check all boxes that apply. Boxes not checked do not apply.] 
  

							
	 x Exhibit A
	  	Survey and/or Legal Description of the Property	  	
	 x Exhibit B
	  	Floor Plan and/or Site Plan	  	
			
	 x Addendum A
	  	Expense Reimbursement	  	
	  ̈ Addendum B
	  	Renewal Options	  	
	  ̈ Addendum C
	  	Right of First Refusal for Additional Space	  	
	  ̈ Addendum D
	  	Percentage Rental/Gross Sales Reports	  	
	  ̈ Addendum E
	  	Guarantee	  	
	 x Addendum F
	  	Construction of Improvements	  	
	  ̈ Addendum G
	  	Rules and Regulations	  	
	  ̈ Addendum H
	  	Other
                                        
                            	  	

  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
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	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 ARTICLE SEVENTEEN 
 ADDITIONAL PROVISIONS 
 17.01 Monthly Base Rental Schedule 
 January 1, 2007 – April 30,2007: Base Rent Waived* 
 May 1, 2007 – December 31, 2008: $4.75 / SF / YR ($3,562.50 per month) 
 January 1, 2009 – August 31, 2010: $4.90 / SF / YR
($3,675.00 per month) 
 September 1, 2010 – April 30, 2012: $5.05 / SF / YR ($3,787.50 per month) 

	*	Tenant shall be responsible for Estimated Expense payment of $1.45 / SF ($1,087.50 per month) during this period. 

 17.02 Tenant Improvements 
 Landlord at Landlord’s cost and
expense shall complete the following Tenant Improvements: 
  

	 	1)	Construct approx. 900 SF office area to include two (2) private offices, open office area and one (1) restroom. 

  

	 	2)	Office area to have paint and carpet 

  

	 	3)	Restroom to have VCT 

  

	 	4)	Construct an additional 800 SF office area with no flooring and access from warehouse area for climate controlled storage room. 

  

	 	5)	Add metal halide lights to existing warehouse area 

  

	 	6)	Add one (1) forklift charging station 

 EXECUTED as of the
Effective Date. 
  

									
	 LANDLORD
	  		 	 TENANT

			
	 Becknell Wholesale I, LP
	  		 	 Bob O’Leary Health Food Distributor Co., Inc.,
 a Pennsylvania corporation

					
	 By [Signature]:
	  	 /s/ Ron Chandler
	  		 	By [Signature]:	 	 /s/ Joseph A. Mies C.O.O

									
	 Name:
	  	 Ron Chandler
	  		 	Name:	 	 Joseph A. Mies

	 Title:
	  	 Partner
	  		 	Title:	 	 Chief Operating Officer

									
	 Date of Execution:
	  	 11 - 10 - 06
	  		 	Date of Execution:	 	 11 / 7 / 2006

			
	 PRINCIPAL BROKER
	  		 	 COOPERATING BROKER

			
	 NAI Robert Lynn dba Robert Lynn Company
	  		 	REMAX Austin Associates

									
					
	 By [Signature]:
	  	 /s/ Stephen B. Cooper
	  		 	By [Signature]:	 	  

									
	 Name:
	  	 Stephen B. Cooper
	  		 	Name:	 	  

	 Title:
	  	 Vice President
	  		 	Title:	 	  

	 Address:
	  	 3030 LBJ Frwy., Ste. 1400, Dallas, TX 75234
	  		 	Address:	 	 3006 Bee Cave Road, Suite A210, Austin, TX 78746

									
	 Broker’s License No.:
	  	  
	  		 	Broker’s License No.:	 	  

									
	 Tax ID No.:
	  	  
	  		 	Tax ID No.:	 	  

 This form is provided for the use of members of the North Texas Commercial Association of Realtors®, Inc. Permission is hereby granted to make limited
copies of the current version of this form for use in a particular Texas real estate transaction, Please contact the NTCAR office to confirm that you are using the current version of this form. Mass production, or reproduction for resale, is not
allowed without express permission. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
	  	Page 20

  

			
	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 EXHIBIT A 
 LEGAL DESCRIPTION 
 Legal Desc (Current 2007) 
  

			
	1:	  	BUCKNER PARK IND DIST 5TH SEC
	2:	  	BLK G/6213 LT 1A ACS 3.925
	3:	  	
	4:	  	VOL2003212/4006 DD10242003 CO-DC
	5:	  	6213 00G 01A00 3006213 00G
		  	Deed Transfer Date: 10/27/2003

 EXHIBIT B 
 FLOOR PLAN AND / OR SITE PLAN 
 

 

 Robert Lynn Company, a Texas Corporation 
 NORTH TEXAS COMMERCIAL ASSOCIATION OF REALTORS® 
 ADDENDUM “A” TO LEASE 
 EXPENSE REIMBURSEMENT 
  

									
	Premises/Address:	  	4930 Olson Drive, Suits 100	  	Dallas,	  	TX	  	75227
		  	 	  	 	  	 	  	 
	[Check all boxes that apply. Boxes not checked do not apply to this Lease.]

 A. Expense Reimbursement. Tenant shall pay the Landlord as additional Rent a portion
of the following expenses (collectively the “Reimbursement”) that are incurred by or assessed against the Premises [check all that are to apply]: 
  

			
	 x
	 	Ad Valorem Taxes;
	 x
	 	Insurance Premiums;
	 x
	 	Common Area Maintenance (CAM) Expenses;
	  ̈
	 	Operating Expenses;
	  ̈
	 	Roof and Structural Maintenance Expenses;

 B. Expense Reimbursement Limitations. The amount of Tenant’s Reimbursement will be
determined by one of the following methods as described below [check only one]: 
  

			
	  ̈
	 	Base Year/Expense Stop Adjustment;
	  ̈
	 	Pro Rata Adjustment;
	  ̈
	 	Fixed Amount Adjustment;
	 x
	 	Net Lease Provisions.

 C. Expense Reimbursement Payments. Tenant agrees to pay any end-of-year lump sum
Reimbursement within thirty (30) days after receiving an invoice from Landlord. Any time during the Term (or any renewals or extensions) Landlord may direct Tenant to pay monthly an estimated portion of the projected future Reimbursement
amount. Any such payment directed by Landlord will be due and payable monthly on the same day that the Base Rent is due. Landlord may, at Landlord’s option and to the extent allowed by applicable law, impose a Late Charge on any Reimbursement
payments that are not actually received by Landlord on or before the due date, in the amount and manner set forth in Section 3.03 of this Lease. Any Reimbursement relating to partial calendar years will be prorated accordingly.
Tenant’s Pro Rata Share of such Reimbursements will be based on the square footage of useable area contained in the Premises in proportion to the square footage of useable building area of the Property. Tenant may audit or examine those items
of expense in Landlord’s records that relate to Tenant’s obligations under this Lease. Landlord shall promptly refund to Tenant any overpayment that is established by an audit or examination. If the audit or examination reveals an error of
more than five percent (5%) over the figures billed to Tenant, Landlord shall pay the reasonable cost of the audit or examination. 
 D. Definitions. 
 1. Ad Valorem Taxes. All general real estate taxes, general and special assessments,
parking surcharges, rent taxes, and other similar governmental charges levied against the Property for each calendar year. 
 2. Insurance Premiums. All Landlord’s insurance premiums attributable to the Property, including but not limited to insurance for fire, casualty, general liability, property damage, medical expenses, and extended coverage, and
loss of rents coverage for six months’ Rent 
 3. Common Area Maintenance Expenses. Common area maintenance
expenses (“CAM”) means all costs of maintenance, inspection and repairs of the common areas of the Property, including but not limited to those costs for security, lighting, painting, cleaning, decorations and fixtures, utilities,
ice and snow removal, trash disposal, project signs, roof repairs, pest control, project promotional expenses, property owners’ association dues, wages and salary costs of maintenance personnel, and other expenses benefiting all the Property
that may be incurred by Landlord, in its discretion, including sales taxes and a reasonable service charge for the administration thereof. The “common area” is defined as that part of the Property intended for 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
	  	

			
	LANDLORD 

	 	    TENANT         JM        

			
	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	R:\Users\SBC\Deals\4930 Olson\10.30.06.000

 
the collective use of all tenants including, but not limited to, the parking areas, driveways, loading areas, landscaping, gutters and downspouts, plumbing,
electrical systems, roof, exterior walls, sidewalks, malls, promenades (enclosed or otherwise), meeting rooms, doors, windows, corridors and public rest rooms. CAM does not include depreciation on Landlord’s original investment, cost of tenant
improvements, real estate brokers’ fees, Landlord’s management office and overhead expenses, or interest or depreciation on capital investments. 
 4. Operating Expenses. All costs of ownership, building management, maintenance, repairs and operation of the Property, including but not limited to taxes, insurance, CAM, reasonable management fees, wages and
salary costs of building management personnel, overhead and operational costs of a management office, janitorial, utilities, and professional services such as accounting and legal fees. Operating Expenses do not include the capital cost of
management office equipment and furnishings, depreciation on Landlord’s original investment, roof and structural maintenance, the cost of tenant improvements, real estate brokers’ fees, advertising, or interest or depreciation on capital
investments. 
 5. Roof and Structural Maintenance Expenses. All costs of maintenance, repair and replacement of the
roof, roof deck, flashings, skylights, foundation, floor slabs, structural components and the structural soundness of the building in general. 
 6. Base Year/Expense Stop Adjustment. Tenant shall pay to Landlord as additional rent Tenant’s Pro Rata Share of increases in Landlord’s Ad Valorem Taxes, Insurance Premiums, CAM Expenses, Operating
Expenses, and/or Roof and Structural Maintenance Expenses, whichever are applicable, for the Property for any calendar year during the Term or during any Extension of this Lease, over [check only one]:

 q a. Such amounts paid by Landlord for the Base Year
                                        ,
or 
 q b. $
                                        
per square foot of floor area (as set forth in Section 1.04C) per year. 
 7. Pro Rata Adjustment. Tenant
shall pay to Landlord as additional Rent Tenant’s Pro Rata Share of the total amount of Landlord’s Ad Valorem Taxes, Insurance Premiums, CAM, Operating Expenses, and/or Roof and Structural Maintenance Expenses, whichever are applicable,
for every calendar year during the Term and during any extension of this Lease. 
 8. Fixed Amount Adjustment. Tenant
shall pay to Landlord as additional Rent the following monthly amounts as Tenant’s Reimbursement to Landlord for the applicable expenses that are incurred by or assessed against the Property: 
  

			
	 Ad Valorem Taxes
	 	$                     per month.
	 Insurance Premiums
	 	$                     per month.
	 CAM Expenses
	 	$                     per month.
	 Operating Expenses
	 	$                     per month.
	 Roof and Structural Maintenance Expenses
	 	$                     per month.

 9. Net Lease Provisions. Notwithstanding anything contained in this Lease
to the contrary in Section 6.02. Article Seven or otherwise, Tenant shall be responsible for paying Tenant’s Pro Rata Share of all costs of compliance with laws, ownership, maintenance, repairs, replacements, and operation of the
Premises and the Property, including but not limited to all costs of Ad Valorem Taxes, Insurance Premiums, Common Area Maintenance Expenses, Operating Expenses, and Roof and Structural Maintenance Expenses. 
 E.  ̈Gross-Up
Provisions. [Check this only if applicable.] If the Property is a multi-tenant building and is not fully occupied during the Base Year or any portion of the Term, an adjustment will be made in computing
the variable costs for each applicable calendar year. Variable costs will include only those items of expense that vary directly proportionately to the occupancy of the Property. Variable costs that are included in the CAM and Operating Expenses
will be increased proportionately to the amounts that, in Landlord’s reasonable judgment, would have been incurred had ninety percent (90%) of the useable area of the Property been occupied during those years. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
	  	

			
	LANDLORD 

	 	    TENANT         JM        

			
	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 Robert Lynn Company, a Texas Corporation 
 NORTH TEXAS COMMERCIAL ASSOCIATION OF REALTORS® 
 ADDENDUM “F” TO LEASE 
 CONSTRUCTION OF IMPROVEMENTS 

 

									
	Premises/Address:	  	4930 Oison Drive, Suite 100	  	Dallas,	  	TX	  	75227
		  	 	  	 	  	 	  	 

 A. Construction of Improvements. 
 1. Landlord agrees to construct (or complete) a building and interior finishes and other improvements upon the Premises in
accordance with detailed Plans and Specifications to be promptly prepared by Landlord and delivered to Tenant. Upon approval by Tenant, two or more sets of the Plans and Specifications will be signed by both parties, with one signed set retained by
Tenant. Changes to the Plans and Specifications may be made only by written addenda signed by both parties. 
 2. Upon
approval of the Plans and Specifications and the cost of construction, Landlord shall promptly begin construction and pursue the construction to its completion with reasonable diligence and in a good and workmanlike manner. 
 B. Completion Date. 
 1. It is estimated by Landlord that the building and other improvements will be completed by January 1, 2007. 
 2. Landlord shall notify Tenant in writing within two (2) days of the Date of Completion. Tenant shall then promptly inspect the building and other improvements, and if they have in fact been completed in accordance with the
Plans and Specifications, the Term will begin upon the Date of Completion or on the Commencement Date, whichever is later. If Tenant reasonably determines that the improvements have not been completed in accordance with the Plans and Specifications,
Tenant may deliver a written objection to Landlord specifying the deficiencies. If Tenant does not, within ten (10) days after Landlord’s notice of completion, deliver to Landlord either a written objection or a written Letter of
Acceptance of the improvements, then Tenant shall be deemed to have approved the improvements as constructed and the date of Landlord’s notice of completion will be the Date of Completion. 
 3. If the building and other improvements have not in fact been completed in accordance with the Plans and Specifications, and
Tenant has delivered to Landlord a written objection specifying the items deemed incomplete, then Landlord shall promptly proceed to finish the incomplete items, and the Term will begin upon the date that the items are in fact complete. 

4. Completion, as used in this Addendum, means substantial completion. “Substantial Completion” will be deemed
to have occurred when (i) Landlord obtains a Certificate of Occupancy issued by the local municipal authorities whose jurisdiction includes the Premises, and (ii) the construction is sufficiently complete in accordance with the Plans and
Specifications so that the Tenant is able to occupy or utilize the Premises for its intended use, except for minor “punch list” items remaining to be completed. 
 C. Letter of Acceptance. Upon Substantial Completion of the improvements to the Premises, Tenant agrees to execute and deliver to Landlord, with a copy to the Principal Broker, a Letter of Acceptance, addressed
to Landlord and signed by Tenant (or its authorized representative) acknowledging that construction has been completed in accordance with the Plans and Specifications, acknowledging acceptance of the improvements (subject to “punch list”
items being completed), acknowledging the Date of Completion, and acknowledging the Commencement Date of the Term. 
 D. Taking of
Possession. The taking of possession of the Premises by Tenant shall be deemed conclusively to be acknowledgment by Tenant that construction has been completed in accordance with Plans and Specifications (except for latent defects and
“punch list” items) whether or not a Certificate of Occupancy has been obtained, and that the Term has begun as of the Date of Completion. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
	  	

			
	LANDLORD 

	 	    TENANT         JM        

			
	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

 E. Failure to Complete. If the building and other improvements have not been completed in
accordance with the Plans and Specifications by February 28, 2007 , or by such date as extended by application of Section 16.02, Tenant may terminate this Lease by giving written notice of Tenant’s intention to terminate as of
a certain date specified by Tenant in the notice of termination (the “Termination Date”). The notice must be given to Landlord not less than fifteen (15) days prior to the Termination Date. If the building and other
improvements have not been completed by the Termination Date, this Lease will terminate, unless further extended by Tenant in writing, with no further liability of one party to the other. 
 F. Finish-Out Allowance. Landlord shall provide Tenant with a finish-out allowance in an amount not to exceed $ 70,000.00 (the
“Allowance”) to be applied toward the total cost of construction agreed to by Landlord and Tenant. Tenant shall pay any costs of construction in excess of the Allowance. 
  

			
	 ©NTCAR 2001 – Form No. 2 (4/01)
	  	

			
	LANDLORD 

	 	    TENANT         JM        

			
	 Computer generated using AutoContractTM v5.23 software, from AutoRealty Products, Inc., 1060 W. Pipeline, Suite 101, Hurst, TX 76053,
(800) 322-1178
 This installation of AutoContractTM is licensed for use to: ROBERT LYNN COMPANY, and is not transferable. Use by others is a
violation of federal copyright law under Title 17 U.S.C. §101.
	  	 R:\Users\SBC\Deals\4930 Olson\10.30.06.000
 printed 10-30-2006

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