Document:

Exhibit 10.8

 

SUBLEASE

 

BETWEEN

 

PIONEER NEW HAMPSHIRE LLC

 

AS

“SUBLESSOR”

 

AND

 

FLEXENERGY ENERGY SYSTEMS, INC.

 

AS

“SUBLESSEE”

 

     

     

    

 

	TABLE
    OF CONTENTS
	 	 	 
	ARTICLE	 	PAGE
	 	 	 
	RECITALS	 	1
	ARTICLE 1.	PREMISES	2
	ARTICLE 2.	CONDITION OF SUBLEASED PREMISES
    - SUBLESSOR’S WORK	3
	ARTICLE 3.	TERM	4
	ARTICLE 4.	RENT	5
	ARTICLE 5.	SUBLESSOR’S COMPLIANCE	6
	ARTICLE 6.	SURRENDER OF SUBLEASED PREMISES	7
	ARTICLE 7.	INSURANCE	8
	ARTICLE 8.	SUBLESSOR’S RIGHT TO PERFORM
    SUBLESSEE’S COVENANTS	10
	ARTICLE 9.	USE OF SUBLEASED PREMISES	11
	ARTICLE 9A	[RESERVED]	12
	ARTICLE 10.	LIENS	13
	ARTICLE 11.	REPAIRS AND MAINTENANCE	14
	ARTICLE 12.	RIGHT OF SUBLESSOR TO INSPECT
    AND REPAIR	15
	ARTICLE 13.	GENERAL INDEMNIFICATION BY SUBLESSEE	16
	ARTICLE 14.	UTILITIES	18
	ARTICLE 15.	ALTERATIONS – SIGNS	19
	ARTICLE 16.	DESTRUCTION AND RESTORATION	21
	ARTICLE 16(A)	EMINENT DOMAIN	23
	ARTICLE 17.	DEFAULT BY SUBLESSOR	24
	ARTICLE 18.	DEFAULT BY SUBLESSEE	25
	ARTICLE 19.	DELEGATION - ASSIGNMENT - SUBLEASES
    - MORTGAGES	28
	ARTICLE 20.	[RESERVED]	30
	ARTICLE 21.	ESTOPPEL CERTIFICATES	31
	ARTICLE 22.	INVALIDITY OF PARTICULAR PROVISIONS	32
	ARTICLE 23.	NOTICES	33
	ARTICLE 24.	QUIET ENJOYMENT	34
	ARTICLE 25.	ENVIRONMENTAL PROTECTION	35
	ARTICLE 26.	MISCELLANEOUS	40
	ARTICLE 27.	TERMINATION OF SUBLEASE	44

 

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EXHIBITS TO SUBLEASE

 

Exhibit

 

	1	-	PRIMARY LEASE
	 	 	 
	2	-	VESTING DEED
	 	 	 
	3	-	PLANS DESIGNATING THE SUBLEASED
    PREMISES
	 	 	 
	4	 	SUBLESSOR’S WORK
	 	 	 
	5	-	LIST OF ENVIRONMENTAL LAWS AND
    REGULATIONS
	 	 	 
	6	-	RESERVED
	 	 	 
	7	-	FAA REQUIREMENTS

 

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SUBLEASE

 

THIS SUBLEASE (“Sublease”)
is made by and between Pioneer New Hampshire LLC, a New Hampshire limited liability company (“Sublessor”) and FlexEnergy
Energy Systems, Inc., a Delaware corporation (“Sublessee”). (Sublessor and Sublessee may be referred to jointly as the
 “Parties.”)

 

RECITALS

 

A.       Pioneer
New Hampshire LLC entered into a Sublease dated December 23, 1999 with the Pease Development Authority (“PDA”), an agency
of the State of New Hampshire established pursuant to RSA ch 12-G for premises located at the Pease International Tradeport in Portsmouth,
New Hampshire described as follows: Former Brackett School, Corporate Drive, Pease International Tradeport (the “Property”),
which lease was amended effective September 6, 2012 a copy of which Sublease and Amendment are attached hereto as Exhibit 1 (collectively
the “Primary Lease”).

 

B.       At
the time of the Primary Lease, PDA anticipated acquiring fee title to the portion of the former Pease Air Force Base hereinafter designated
Premises I and II from the United States of America (“Government” or “Air Force”) by public benefit transfer
(i.e. transfer without consideration) pursuant to the general authority contained in 49 U.S.C. Sections 47151-47153 and other applicable
provisions of law. (Together, Premises I and Premises II constitute the entirety of the Airport (the “Airport” or “Pease”)).
Pending final disposition of the Airport, PDA and Air Force entered into a Lease as of April 14, 1992 for the Airport District, a Supplement
No. 1 thereto dated August 4, 1992, a Supplement No. 2 thereto dated July 15, 1993 and a Supplement No. 3 thereto dated June 27, 1997.

 

C.       On
October 15, 2003 the PDA acquired the portion of the Airport on which the Subleased Premises are located pursuant to a deed recorded
in the Rockingham County Registry of Deeds (“Vesting Deed”) attached hereto as Exhibit 2.

 

D.       Attached
as an exhibit to the Vesting Deed is a copy of the Federal Facilities Agreement (as amended, the “FFA”) required under Section
120 of the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. §9601 et seq.,
that was entered into by the Air Force, the New Hampshire Department of Environmental Services (“NHDES”) and the United States
Environmental Protection Agency (“EPA”) and pertains to certain contamination at Pease and the FFA also imposes certain requirements
upon PDA, Sublessor (and therefore Sublessee) which are addressed in the terms and conditions of this Sublease.

 

E.       On
June 28, 2013, Sublessor submitted the Property subject to the Primary Lease to a leasehold condominium pursuant to Declaration of Condominium
dated May 30, 2013, and recorded in the Rockingham County Registry of Deeds at Book 5454, Page 2283 and site and floor plans recorded
in said Registry as Plan #D-37765 (collectively, the “Condominium Instruments”).

 

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NOW, THEREFORE, in consideration
of the covenants herein contained and other valuable consideration, the receipt of which is hereby acknowledged, Sublessor and Sublessee
hereby agree as follows:

 

ARTICLE 1.

 

PREMISES

 

1.1.       Description
of Subleased Premises

 

Sublessor, for and in consideration
of the rents and covenants herein specified to be paid and performed by Sublessee, hereby leases to Sublessee, and Sublessee hereby hires
from Sublessor, the premises described generally below, and more particularly on the plan attached as Exhibit 3 (the “Subleased
Premises” or the “Premises”):

 

Approximately 5800 rentable square
feet of space, located in Unit 3A, 112 Corporate Drive, Portsmouth, New Hampshire, together with the non-exclusive right to use in common
with others entitled thereto, the sidewalks and driveways, and including the nonexclusive use of spaces for automobile parking facilities
which are adjacent to said building for Sublessee’s employees and business invitees.

 

1.2.       Easements
- Rights-of-Way

 

In addition to the Primary
Lease, Vesting Deed and Condominium Instruments, this Sublease is subject to existing easements and rights-of-way of record and to (i)
the Utility Sublease and License Agreement dated July 31, 1992 by and between PDA and Public Service Company of New Hampshire (“PSNH”),
(ii) the utility Sublease and License Agreement dated May 10, 1995 by PDA and New England Telephone and Telegraph Company (“NETEL”);
(iii) the Wastewater Disposal and Water Service Facilities Sublease and License Agreement dated as of January 1, 1993 and amended July
1, 1998 by and between PDA and the City of Portsmouth (“COP”) and (iv) the Pipeline Easement and Transfer Agreement dated
August 12, 1998 by and between PDA, Portland Natural Gas Transmission System and Maritimes & Northeast Pipeline, L.L.C. Furthermore,
in the Vesting Deed, the Government reserves, on behalf of the Federal Aviation Administration (“FAA”) for the use and benefit
of the public, an avigation easement and a right of way for the free and unobstructed passage of aircraft in the airspace above the surface
of the Airport, together with the right to cause in such airspace such sound, vibrations, fumes, dust, fuel particles, and all other
effects as may be caused by the operation of aircraft, now known or hereafter used, for the navigation through or flight in the said
airspace, and for use of said airspace for landing on, taking off from, or operating on the Airport.

 

1.3.       Access;
Parking

 

Sublessee shall have the right to use 25 parking
spaces as well as the right, in common with other Airport tenants and authorized Airport users, to use the entrances, exits and roadways
designated by PDA for common use at the Airport, subordinate, however, to PDA’s rights to manage the common areas and roadways,
which rights of PDA shall include, without limitation, the right to impose reasonable rules and regulations, and to add, delete, alter,
or otherwise modify the designation and non-exclusive use of all parking areas, entrances, exists, roadways and other areas of the Airport.

 

END OF ARTICLE 1

 

 

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ARTICLE 2.

 

CONDITION OF SUBLEASED PREMISES – SUBLESSOR’S WORK

 

2.1       PDA shall not be responsible
for any latent or other defect or change of condition in the Subleased Premises. Sublessee accepts the Subleased Premises in their present
condition, subject only to Sublessor’s obligation to do the Work described on Exhibit 4. All Sublessor’s Work shall
be done in a good and workmanlike manner and compliance with, and with all approvals required by, all applicable governmental regulations,
codes, standards and other requirements, including fire, safety and building codes and Land Use Regulations promulgated by PDA, and shall
be completed on or before February 1, 2021.

 

END OF ARTICLE 2

 

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ARTICLE 3.

 

TERM

 

3.1.       This
Sublease shall commence on February 1, 2021 (“Commencement Date”) and shall end on June 30, 2024, unless terminated earlier
or renewed in accordance with the provisions of this Sublease.

 

3.2       Option
to Renew. Provided Sublessee is not in default under this Sublease, Sublessee will have two (2) options to renew this Sublease for
a period of three (3) years each by giving Sublessor prior written notice of its intent to renew this Sublease not less than six (6) months
before the expiration date of the then expiring term. The renewal will be on all of the same terms and conditions of this Sublease unless
otherwise amended by both parties in writing, except that the Basic Rent for each year of each Option Term shall be three percent (3%)
more than the Basic Rent for the immediately preceding year.

 

END OF ARTICLE 3

 

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ARTICLE 4.

 

RENT

 

4.1.       Commencing
on the Rent Commencement Date, Sublessee shall pay to Sublessor Basic Rent for the initial term equal to $87,000 per annum or $7,250 per
month (“Basic Rent” or “Base Rent”).

 

The Rent Commencement Date is March 1, 2021. If
Sublessee exercises its Option to Renew set forth in Section 3.2, Basic Rent for each year of each Option Term shall be three percent
(3%) more than the Basic Rent for the immediately preceding year.

 

4.2.       The
Basic Rent due under Section 4.1 shall commence on the Rent Commencement Date. Rent shall be payable in each case in equal monthly installments
of one twelfth thereof in advance on the first day of each month without offset (except as expressly provided for in this Sublease) in
lawful money of the United States at the office of Sublessor at c/o Summit Land Development, 340 Central Avenue, Suite 202, Dover, New
Hampshire 03820 or at such other address as Sublessor may hereafter designate in writing.

 

4.3.       This
is a gross lease, and includes all utilities, meaning that Sublessor shall not be reimbursed by Sublessee for, and Sublessee shall not
pay, insurance premiums, maintenance costs, taxes, utilities or, except as expressly provided in this Sublease, any other costs or expenses.

 

4.4.       In
the event that rent, whether the same is Basic Rent is more than fifteen (15) days late, Sublessee shall pay to Sublessor a late fee in
the amount of five (5%) percent of the total amount due. The Sublessee acknowledges and agrees that the characterization of rental amounts
due under this Article 4 as Basic Rent, Additional Rent, or any other characterizations, shall not affect the Sublessor’s ability
to collect said amount upon Sublessee’s default hereunder.

 

4.5.       Security
Deposit. Upon execution of this Sublease, Sublessee shall pay to Sublessor the amount of $7,250, which amount shall be held by Sublessor
as security for any default by Sublessee and will be returned to Sublessee within sixty (60) days after Sublessee’s surrender of
the Premises in accordance with Article 6 below, provided no outstanding default exists.

 

END OF ARTICLE 4

 

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ARTICLE 5.

 

SUBLESSOR’S COMPLIANCE

 

Sublessor shall, at its sole cost and expense and in a timely manner,
perform its respective obligations under the Vesting Deed, the FFA, the Primary Lease, and any other agreements encumbering the Subleased
Premises, and shall comply with all restrictions and other requirements contained therein except to the extent they are delegated to Sublessee
under this Sublease.

 

END OF ARTICLE 5

 

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ARTICLE 6.

 

SURRENDER OF SUBLEASED PREMISES

 

6.1       On the expiration or termination
of this Sublease, Sublessee shall surrender to Sublessor the Subleased Premises, including all improvements and fixtures therein whether
leased to Sublessee hereunder or otherwise owned by Sublessee, broom clean and in good order, condition and repair, reasonable wear and
tear and damage by casualty and taking by eminent domain excepted, together with all alterations, decorations, additions and improvements
that may have been made in, to or on the Subleased Premises, except that Sublessee shall be required to remove its personal property.
Sublessee shall also be required to remove any Alterations made by Sublessee and to restore the Premises to its condition prior to such
Alterations, provided that, as a condition of granting its consent, Sublessor required Sublessee to remove such Alterations. The Subleased
Premises, including the Alterations and fixtures therein, shall be delivered free and clear of all subtenancies, liens and encumbrances,
other than those, if any, permitted hereby or otherwise created or consented to by Sublessor, and if requested to do so, Sublessee shall
execute, acknowledge and deliver to Sublessor such instruments of further assurance as in the reasonable opinion of Sublessor are necessary
or desirable to confirm or perfect Sublessor’s right, title and interest in and to the Subleased Premises including said Alterations
and fixtures. On or before the end of the Sublease term, Sublessee shall remove all of Sublessee’s personal and other property allowed
or required to be removed hereunder and restore the Premises to its prior condition, and all such property not removed shall be deemed
abandoned by Sublessee and may be utilized or disposed of by Sublessor without any liability to Sublessee. Sublessee’s liabilities
under this Article 6 shall survive the expiration or termination of this Sublease.

 

END OF ARTICLE 6

 

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ARTICLE 7.

 

INSURANCE

 

7.1.       Sublessee’s
Insurance. During the entire period that this Sublease shall be in effect, the Sublessee at its expense will carry and maintain:

 

(A)       Contents
insurance coverage on Sublessee’s personal property kept or maintained by the Sublessee at the Subleased Premises in such amount
as is reasonable and prudent.

 

(B)       Comprehensive
general liability insurance, and products and completed operations liability insurance, on an “occurrence basis” in an amount
of two million dollars ($2,000,000) per occurrence against claims for “personal injury”, including without limitation, bodily
injury, death or property damage, occurring upon, in or about the land and buildings of which the Subleased Premises are a part as required
pursuant to the Primary Lease.

 

(C)       Workers’
compensation and employer’s liability insurance in an amount and form which meets all applicable requirements of the labor laws
of the State of New Hampshire, as amended from time to time, and which specifically covers the persons and risks involved in this Sublease.

 

(D)       Automobile
liability insurance, where Sublessee’s operations require such coverage, in amounts approved from time to time by Sublessee, but
not less than one million dollars ($1,000,000) combined single limit for owned, hired and non-owned automobiles.

 

7.2.       All
policies of insurance required to be carried under this Article shall be effected under valid and enforceable policies, in such forms
and amounts as may, from time to time, be required under this Sublease, issued by insurers of recognized responsibility which are authorized
to transact such insurance coverage in the State of New Hampshire. All such policies of insurance shall be for the mutual benefit of Sublessor,
PDA, and Sublessee as named insureds. Upon the execution of this Sublease (and thereafter not less than fifteen (15) days prior to the
expiration date of each policy furnished pursuant to this Article) a certificate of insurance evidencing the required coverage shall be
delivered by each party to the other.

 

7.3.       All
policies of insurance shall provide for loss thereunder to be adjusted and payable to Sublessor or Sublessee in accordance with the terms
of this Sublease.

 

7.4.       Each
such policy or certificate therefor issued by the insurer shall to the extent reasonably obtainable, with the insurance companies
with whom the parties normally do business, contain (i) a provision that no act or omission of Sublessee, Sublessor, or any
employee, officer or agent thereof, which would otherwise result in forfeiture or reduction of the insurance therein provided shall
affect or limit the obligation of the insurance company to pay the amount of any loss sustained; (ii) an agreement by the insurer
that such policy shall not be canceled without at least thirty (30) days prior written notice (or ten (10) days for
non-payment of premiums) by registered mail to the appropriate parties hereof; and (iii) provide that the insurer shall have no
right of subrogation against the PDA or the Sublessor.

 

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7.5.       All
policies of insurance required to be maintained by Sublessee shall have attached thereto the Lender’s Loss Payable Endorsement,
or its equivalent, or a loss payable clause acceptable to Sublessor, for the benefit of any Mortgagee, but the right of any Mortgagee
to the payment of insurance proceeds shall at all times be subject to the provisions of this Sublease with respect to the application
of the proceeds of such insurance.

 

7.6.       The
Parties shall observe and comply with the requirements of all policies of insurance at any time in force with respect to the Subleased
Premises and the Parties shall also perform and satisfy the requirements of the companies writing such policies so that at all times companies
of good standing reasonably satisfactory to Sublessor shall be willing to write or to continue such insurance. Sublessee shall, in the
event of any violations or attempted violations of the provisions of this Section 7.6 by a subtenant, take steps, immediately upon knowledge
of such violation or attempted violation, to remedy or prevent the same as the case may be.

 

7.7.       Any
insurance provided for in this Sublease may be effected by a policy or policies of blanket insurance; provided, however, that the amount
of the total insurance allocated to the Subleased Premises shall be such as to furnish in protection the equivalent of separate policies
in the amounts herein required, and provided further that in all other respects, any such policy or policies shall comply with the other
provisions of this Sublease. In any such case, it shall not be necessary to deliver the original of any such blanket policy to Sublessor,
but Sublessee shall deliver to Sublessor and to any Mortgagee a certificate or duplicate of such policy in form and content acceptable
to Sublessor or Sublessee.

 

END OF ARTICLE 7

 

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ARTICLE 8.

 

SUBLESSOR’S RIGHT TO PERFORM SUBLESSEE’S COVENANTS

 

8.1.       If
Sublessee shall at any time fail to make any payment or perform any other act on Sublessee’s part required by this Sublease, then
Sublessor, after ten (10) days written notice to Sublessee (or, in case of any emergency, without notice, or with such notice as may be
reasonable under the circumstances) and without waiving or releasing Sublessee from any obligation of Sublessee hereunder, may (but shall
not be required to) make such payment or perform such other act on Sublessee’s part to be made or performed as provided in this
Sublease, and may enter upon the Subleased Premises for such purpose and take all such necessary action as may reasonably be deemed appropriate
by Sublessor to correct such failure of Sublessee, all at the expense of Sublessee.

 

8.2.       All
reasonable sums so paid by Sublessor and all reasonable costs and expenses incurred by Sublessor in connection with the performance of
any such act (together with interest thereon at the rate specified in Section 26.1 from the respective date(s) of Sublessor’s making
of each such payment or incurring of each cost or expenses) shall constitute “Additional Rent” payable by Sublessee under
this Sublease and shall be paid by Sublessee to Sublessor on demand.

 

END OF ARTICLE 8

 

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ARTICLE 9.

 

USE OF SUBLEASED PREMISES

 

9.1.       The
sole purpose for which Sublessee may use the Subleased Premises is general office and for no other uses without Sublessor’s and
PDA’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed by Sublessor. Sublessee shall
not use, or permit to be used, the Subleased Premises for any other purpose without the prior express written consent of Sublessor and
PDA. Sublessor’s and PDA’s consent shall be subject to the execution of an appropriate agreement which may include a provision
requiring the payment of established fees and charges that may be applicable to any such additional uses consented to by Sublessor and
PDA. Sublessee is prohibited from any use of the Subleased Premises not specifically granted in this Section 9.1.

 

9.2.       Sublessee
recognizes that the uses authorized in Section 9.1 are not granted on an exclusive basis and that Sublessor and PDA may enter into subleases
or other agreements with other tenants or users at areas of the building in which the Subleased Premises are a part or other areas of
the Airport for similar, identical, or competing uses. No provision of this Sublease shall be construed as granting or authorizing the
granting of an exclusive right within the meaning of Section 308 of the Federal Aviation Act as the same may be amended from time to time.

 

9.3.       Sublessee
agrees that it will keep the Premises in a neat, clean and orderly condition and shall be responsible for trash removal in accordance
with the provisions of Chapters 300 through 500 of the Pease Development Authority Zoning Requirements, Site Plan Review Regulations and
Subdivision Regulations (collectively the “Land Use Controls”) and such other rules and regulations from time to time promulgated,
provided that Sublessee shall not be bound by any such rules and regulations until such time as it receives a copy thereof. Sublessor
agrees to cause trash receptacles to be regularly emptied.

 

9.4.       Sublessee
shall be solely responsible for determining the suitability of the Premises for its intended use and whether the same complies with all
zoning and other laws. Sublessee warrants that it holds all certificates, permits, licenses or other entitlements required by federal,
state or local laws in order to allow Sublessee to conduct the permitted uses hereunder, and that the same are and will be kept current,
valid and complete. Sublessee further warrants that it shall at all times abide by and conform with all terms of the same and that it
shall give immediate notice to Sublessor of any additions, renewals, amendments, suspensions or revocations. In the use and occupation
of the Subleased Premises and the conduct of such business thereon, Sublessee, at its sole cost and expense, shall promptly comply with
all present and future laws, ordinances, orders, rules, regulations and requirements of all federal, state and municipal governments,
courts, departments, commissions and boards, any national, state or local Board of Fire Underwriters, or any other body exercising functions
similar to those of any of the foregoing, so long as any such compliance does not require modification to the Subleased Premises or to
its mechanical or electrical services or components.

 

9.5.       Sublessee
shall have the right to contest by appropriate proceedings diligently conducted in good faith, without cost or expense to Sublessor,
the validity or application of any law, ordinance, order, rule, regulation or requirement of the nature referred to in this
Article. If compliance with any such law, ordinance, order, rule, regulation or requirement may be delayed on the basis of an order
from a court of competent jurisdiction pending the prosecution of any such proceeding without the incurrence of any lien, charge or
liability of any kind against the Subleased Premises or Sublessee’s interest therein and without subjecting Sublessor to any
liability, civil or criminal, for failure so to comply therewith, Sublessee may delay compliance therewith consistent with such
court order. Even if such lien, charge or civil liability would be incurred by reason of any such delay, Sublessee may, with the
prior written consent of Sublessor, which consent shall not be unreasonably withheld, conditioned or delayed, contest as aforesaid
and delay as aforesaid, provided that such contest or delay does not subject Sublessor to criminal liability, damages or expense and
provided that Sublessee: (i) furnishes to Sublessor security, reasonably satisfactory to Sublessor, against any loss or injury by
reason of such contest or delay; and (ii) prosecutes the contest with due diligence.

 

9.6.       Sublessor
and PDA shall not be required to join in any proceedings referred to in Section 9.5 unless the provisions of any applicable laws, rules
or regulations at the time in effect shall require that such proceedings be brought by and/or in the name of Sublessor and/or PDA and
Sublessor and/or PDA determines that such action is in its best interests, in which event Sublessor and/or PDA shall join in the proceedings,
or permit the same to be brought in its name, if Sublessee shall pay all expenses in connection therewith.

 

9.7.       Responsibility
for compliance with all federal, state and local laws as required by this Article rests exclusively with the Sublessee so long as any
such compliance does not require modification to the Subleased Premises or to its mechanical or electrical services or components. Sublessor
assumes no enforcement or supervisory responsibility except with respect to matters committed to its jurisdiction and authority.

 

9.8.       Sublessee’s
use of the Subleased Premises shall be orderly and efficient and shall not cause any disruptions to other Airport activities or other
tenants in the building in which the Subleased Premises are a part. Sublessee shall not cause or maintain any nuisance on the Subleased
Premises. Sublessee shall conduct all of its activities hereunder in compliance with Article 25 hereof and in an otherwise environmentally
responsible manner.

 

9.9.       Sublessee
shall have the right to obtain supplies or services from suppliers, vendors or contractors of its own choice at the Subleased Premises,
provided that PDA in the Primary Lease reserved the right to prohibit persons from engaging in “aeronautical activities” (as
defined in Advisory Circular AC 150/5190-2A of the Federal Aviation Administration) or the provisions of ground transportation services
at the Airport except in accordance with concession contracts or operating agreements entered into between PDA and said persons.

 

9.10.       Sublessee
acknowledges that PDA is subject to certain restrictions on the use of the Airport Property set forth in the Vesting Deed, including the
attachments thereto. Notwithstanding any other provision of this Sublease or the Primary Lease, the Sublessee shall also comply with and
be subject to the restrictions contained in the Vesting Deed to the extent applicable to the Subleased Premises or any rights granted
to Sublessee under the Sublease.

 

9.11       Sublessee
shall conduct its business so that it will not cause any noise or disturbance to other tenants in the Building.

 

END OF ARTICLE 9

 

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ARTICLE 9A.

 

[RESERVED]

 

END OF ARTICLE 9A

 

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ARTICLE 10.

 

LIENS

 

10.1.       During
the term of this Sublease, Sublessee shall not permit to remain, and shall promptly discharge, at its cost and expense, all liens, encumbrances
and charges upon the Subleased Premises or any part thereof which arise as a result of the actions/inactions of Sublessee. Sublessee shall,
however, have the right to contest with due diligence the validity or amount of any lien or claimed lien, if Sublessee shall give to Sublessor
such security as Sublessor may reasonably require to insure payment thereof and prevent any sale, foreclosure or forfeiture of Sublessee’s
interest in the Subleased Premises or any portion thereof by reason of such nonpayment. On final determination of the lien or claim for
lien, Sublessee shall immediately pay any judgment rendered with all proper costs and charges and shall have the lien released or judgment
satisfied at Sublessee’s own expense, and if Sublessee shall fail to do so, Sublessor may at its option pay any such final judgment
and clear the Subleased Premises therefrom. If Sublessee shall fail to contest with due diligence the validity or amount of any such lien
or claimed lien, or to give Sublessor security as hereinabove provided, Sublessor may, but shall not be required to, contest the validity
or amount of any such lien or claimed lien or settle or compromise the same without inquiring into the validity of the claim or the reasonableness
of the amount thereof.

 

10.2.       Should
any lien be filed against the Subleased Premises or the building in which the Subleased Premises are a part arising from work performed
by or on behalf of Sublessee, or should any action of any character affecting the title thereto be commenced due to any actions or failure
to act of Sublessee, Sublessee shall give to Sublessor written notice thereof as soon as notice of such lien or action comes to the knowledge
of Sublessee and Sublessee shall cause any lien or action to be dismissed within a reasonable period time.

 

END OF ARTICLE 10

 

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ARTICLE 11.

 

REPAIRS AND MAINTENANCE

 

11.1.       Sublessee
covenants and agrees, throughout the term of this Sublease, without cost to Sublessor, to take good care of the Subleased Premises and
related improvements and fixtures and all mechanical equipment serving the interior of Subleased Premises, which is within the Subleased
Premises and to keep the same in good order and condition, and shall promptly at Sublessee’s own cost and expense, make all necessary
repairs of damage caused by its operations, including any negligence of the Sublessee, its employees or vendors and to keep the Subleased
Premises and related improvements and fixtures in safe, clean and sanitary condition. All such repairs made by Sublessee shall be at least
equal in quality and class to the original work and shall comply with the provisions of Article 15.

 

11.2       Unless
the need for such repair or replacement is due to the misuse or negligence of Sublessee or its invitees, Sublessor agrees to repair, maintain
and replace if necessary, at Sublessor’s expense, the roof, floors, HVAC, structural elements and foundation of the Building in
which the Leased Premises is located. Additionally, Sublessor agrees to maintain and keep in good condition and repair (including making
necessary capital repairs or replacements) all common areas, including common utilities, grounds, parking areas and walkways.

 

11.3       If
Sublessor fails to maintain, repair, or replace any of the items for which Sublessor is responsible under this Sublease, and such failure
continues for ten (10) days after written request by Sublessee, then Sublessee will have the right to perform such maintenance, repair,
or replacement at Sublessor’s sole cost and expense (provided such costs and expenses are reasonable) by delivering notice to Sublessor.
Sublessor agrees to reimburse Sublessee for the costs and expenses reasonably incurred by Sublessee in connection therewith.

 

END OF ARTICLE 11

 

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ARTICLE 12.

 

RIGHT OF SUBLESSOR TO INSPECT AND REPAIR

 

12.1.       Sublessee
will permit Sublessor and/or PDA and their authorized agents and representatives to enter the Subleased Premises at all reasonable times
and upon reasonable prior notice for the purpose of inspecting the same and/or making any necessary repairs and/or performing any work
that may be necessary by reason of Sublessee’s failure to comply with the terms of this Sublease, provided, however, in the event
of an emergency (as determined in Sublessor’s and/or PDA’s sole discretion) no prior notice need be given to Sublessee. Nothing
herein shall imply any duty upon the part of Sublessor and/or PDA to do any such work and performance thereof by Sublessor and/or PDA
shall not constitute a waiver of Sublessee’s default in failing to perform the same. Sublessor and/or PDA may during the progress
of such work keep and store in or on the Subleased Premises all necessary materials, tools, supplies and equipment. Sublessor and/or PDA
shall not be liable for inconvenience, annoyance, disturbance, loss of business or other damage of Sublessee by reason of making such
repairs or the performance of any such work, on or account of bringing materials, tools, supplies or equipment into or through the Subleased
Premises during the course thereof and the obligations of Sublessee under this Sublease shall not be affected thereby, provided, however,
that Sublessor shall use commercially reasonable efforts not to interfere with Sublessee’s use of the Premises. Nothing herein shall
limit the provisions of Article 8.

 

12.2.       Sublessee
acknowledges that from time to time Sublessor and/or PDA may undertake construction, repair or other activities related to the operation,
maintenance and repair of the Building of which the Subleased Premises are a part and/or the Airport (in the case of the PDA) which will
require temporary accommodation by Sublessee. Sublessee agrees to accommodate PDA and Sublessor in such matters, even though Sublessee’s
own activities may be inconvenienced or partially impaired, and Sublessee agrees that no liability shall attach to Sublessor, PDA, its
members, employees or agents by reason of such inconvenience or impairment, unless such activities of Sublessor and/or PDA hereunder are
performed in a negligent manner, provided, however, that Sublessor shall use commercially reasonable efforts not to interfere with Sublessee’s
use of the Premises.

 

END OF ARTICLE 12

 

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ARTICLE 13.

 

GENERAL INDEMNIFICATION

 

13.1.       In
addition to any other obligation of Sublessee under this Sublease to indemnify, defend and hold harmless Sublessor, Sublessee agrees to
indemnify, defend and hold harmless Sublessor against and from any and all third party claims, judgments, damages, penalties, fines, assessments,
costs and expenses, liabilities and losses (including, without limitation, diminution in value of the Premises, damages for the loss or
restriction on the use of the Premises, sums paid in settlement of claims, attorneys’ fees, consultants’ fees and experts’
fees) as a result of the action/inaction of the Sublessee resulting or arising during the term of this Sublease as follows:

 

(1)       from
any condition of the Premises, or complaints of other occupants of the Building resulting from acts or omissions of the Sublessee, agents
or employees; or

 

(2)       from
any breach or default on the part of Sublessee in the performance of any covenant or agreement on the part of Sublessee to be performed
pursuant to the terms of this Sublease, or from any act or omission of Sublessee, or any of its agents, contractors, servants, employees,
sublessees, licensees or invitees; or

 

(3)       from
any accident, injury, loss or damage whatsoever caused to any person or property occurring during the term by act or omission of Sublessee,
on or about the Subleased Premises (including ramp and parking areas), or upon the land, streets, curbs or parking areas adjacent thereto.

 

If any action or proceeding is brought against
Sublessor by reason of any matter for which Sublessee has hereby agreed to indemnify, defend, or hold harmless Sublessor, Sublessee, upon
notice from Sublessor, covenants to resist or defend such action or proceeding. Notwithstanding the foregoing or anything else to the
contrary contained in this Sublease, Sublessor waives the right to recover from Sublessee for any claims, judgments, damages, penalties,
fines, assessments, costs and expenses, liabilities and losses to the extent covered by any insurance maintained by Sublessor.

 

13.2.       The
term “Person” as used in this Article and Article 25 shall include individuals, corporations, partnerships, governmental units
and any other legal entity entitled to bring a claim, action or other demand or proceeding on its own behalf or on behalf of any other
entity.

 

13.3.       The
Sublessee agrees to indemnify, save, hold harmless and defend the Air Force to the same extent required of Sublessor under the Primary
Lease with respect to the Premises.

 

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13.4.       The
Sublessee also expressly waives any claims against PDA and the State of New Hampshire and further agrees to indemnify, defend and
hold harmless PDA and the State of New Hampshire to the same extent required of the Sublessor under the Primary Lease against and
from any and all claims, judgments, damages, penalties, fines, assessments, costs and expenses, liabilities and losses (including,
without limitation, diminution in value of the Premises, damages for the loss or restriction on the use of the Premises, sums paid
in settlement of claims, attorneys’ fees, consultants’ fees and experts’ fees) resulting or arising during
the term of this Sublease: (1) from any act or omission of Sublessee, or any of its agents, contractors, servants, employees,
sublessees, licensees or invitees; (2) from any breach or default on the part of the Sublessee in the performance of any covenant or
agreement on the part of the Sublessee to be performed pursuant to the terms of this Sublease; or (3) from any accident, injury,
death, loss or damage whatsoever caused to any person or property during the term of this Sublease on or about the Subleased
Premises.

 

13.5.       Notwithstanding
the preceding provisions of Sections 13.1, 13.3 and 13.4, Sublessee shall be under no obligation to PDA or the Air Force in respect to
such matters included in Sections 13.1, 13.3 and 13.4 above in existence prior to the effective date of this Sublease or caused by the
negligence or willful misconduct of PDA, its officers, agents or employees, or the gross negligence or willful misconduct of the Air Force,
its assigns, agents, contractors, servants or employees or the negligence or willfill misconduct of Sublessor, its officers, agents or
employees.

 

13.6       Sublessor
agrees to indemnify, defend and hold harmless Sublessee against and from any and all claims, judgments, damages, penalties, fines, assessments,
costs and expenses, liabilities and losses (including, without limitation, diminution in value of the Premises, damages for the loss or
restriction on the use of the Premises, sums paid in settlement of claims, attorneys’ fees, consultants’ fees and experts’
fees): (1) from any breach or default on the part of the Sublessor in the performance of any covenant or agreement on the part of the
Sublessor to be performed pursuant to the terms of this Sublease; or (2) from any accident, injury, death, loss or damage whatsoever caused
to any person or property during the term of this Sublease, on or about the Subleased Premises as a result of the gross negligence or
willful misconduct of the Sublessor, its agents, employees or contractors.

 

END OF ARTICLE 13

 

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ARTICLE 14.

 

UTILITIES

 

14.1.       Sublessee
shall not at any time overburden or exceed the capacity of the mains, feeders, ducts, conduits, or other facilities by which such utilities
are supplied to, distributed in or serve the Subleased Premises. If Sublessee desires to install any equipment which shall require additional
utility facilities or utility facilities of a greater capacity than the facilities provided by Sublessor, such installation shall be subject
to Sublessor’s and PDA’s prior written approval of Sublessee’s plans and specifications therefor, which approval shall
not be unreasonably withheld, conditioned or delayed. If such installation is approved by Sublessor and PDA and if Sublessor and PDA agree
to provide any additional facilities to accommodate Sublessee’s installation, Sublessee agrees to pay Sublessor and/or PDA, in advance
and on demand, the reasonable cost for providing such additional utility facilities or utility facilities of greater capacity.

 

PDA under the Primary Lease
also reserved the right to run such utility lines as it deems necessary in connection with the development of the Airport to, from, or
through the Subleased Premises, provided, however, that PDA in exercising such reserved right shall provide reasonable prior notice and
the opportunity to confer with PDA and shall exercise reasonable efforts to avoid or minimize interference with use of the Subleased
Premises and shall not reduce the useable floor area.

 

PDA under the Primary Lease, at its sole discretion,
shall have the right from time to time, to alter the method and source of supply of the above enumerated utilities to the Subleased Premises
and Sublessee agrees to execute and deliver to PDA such documentation as may be required to effect such alteration. If the alteration
of the method and source of supply of the above enumerated utilities to the Subleased Premises unduly or unreasonably restricts or significantly
adversely effects the Sublessee’s use and enjoyment of the Subleased Premises, the Sublessee shall have the right to terminate this
Sublease as stated in Article 27 below.

 

PDA under the Primary Lease, shall have the option
to supply any of the above enumerated utilities to the Subleased Premises. If PDA shall elect to supply any of such utilities to the Subleased
Premises, Sublessee will purchase its requirements for such services tendered by PDA, and Sublessee will pay PDA, within ten (10) days
after mailing by PDA to Sublessee of statements therefor, at the applicable rates determined by PDA from time to time which PDA agrees
shall not be in excess of the public utility rates for the same service, if applicable, to other aviation tenants at the Airport. If PDA
so elects to supply any of such utilities, Sublessee shall execute and deliver to PDA, within ten (10) days after request therefor, any
documentation reasonably required by PDA to effect such change in the method of furnishing of such utilities.

 

14.2.       All
work and construction under this Article shall comply with the provisions of Article 15 of this Sublease applicable to construction work.

 

14.3.       Sublessee
(and any sublessee or assignee of Sublessee) shall be required to comply with any and all land use control regulations promulgated
by PDA and any and all federal, state and local requirements and standards concerning storm water discharges and discharges
to sewage treatment works, including, without limitation, any pre-treatment requirements.

 

END OF ARTICLE 14

 

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ARTICLE 15.

 

ALTERATIONS - SIGNS

 

15.1.       Sublessee
shall not place or construct any material improvements, changes, structures, alterations or additions (cumulatively referred to in this
Article as “Alterations”), in, to or upon the Subleased Premises without Sublessor’s and PDA’s written consent,
which shall not be unreasonably withheld, conditioned or unduly delayed by Sublessor. Unless Sublessee is subject to an earlier notice
requirement under the PDA’s land use controls or other applicable requirements with respect to the information required under this
section, any request for Sublessor’s and PDA’s consent shall be made upon sixty (60) days prior written notice and shall be
accompanied by preliminary engineering or architectural plans or, if consented to by Sublessor and PDA, working drawings. If Sublessor
and PDA each grants its consent all such work shall be done at Sublessee’s sole cost and expense, subject, in all cases, to the
following covenants:

 

(1)       All
work and Alterations shall be done in compliance with all applicable governmental regulations, codes, standards or other requirements,
including fire, safety and building codes and Land Use Regulations promulgated by PDA and with the provisions of Article 25 of this Sublease.
This obligation shall include compliance with all applicable provisions of the Vesting Deed, including obligations in respect to construction
and construction related work.

 

(2)       All
Alterations shall be of such a character as not to materially reduce the value and usefulness of any of the buildings or other improvements
below their value and usefulness immediately before such Alteration. All work performed hereunder shall be performed in a good and workmanlike
manner, shall conform to drawings and specifications approved by Sublessor and PDA in all material respects and shall not be disruptive
of the overall operation of the Airport. All contractors engaged by Sublessee to perform such work shall employ labor that can work in
harmony with all elements of labor at the Airport.

 

(3)       During
the period of construction of any Alterations, Sublessee or any contractor, subcontractor or sublessee of Sublessee shall maintain or
cause to be maintained the following insurance:

 

(i)       The
comprehensive general liability and property damage and automobile insurance provided for in Section 7.1(B) shall be maintained for the
limits specified thereunder and shall provide coverage for the mutual benefit of Sublessor, PDA and Sublessee as named insureds in connection
with any Alteration permitted pursuant to this Article 15;

 

(ii)       Fire
and any other applicable insurance provided for in Article 7 which if not then covered under the provisions of existing policies shall
be covered by special endorsement thereto in respect to any Alteration, including all materials and equipment therefor incorporated in,
on or about the Subleased Premises (including excavations, foundations, and footings) under a broad form all risks builder’s risk
completed value form or equivalent thereof; and

 

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(iii)       Workers’
compensation insurance covering all persons employed in connection with the work and with respect to whom death or bodily injury claims
could be asserted against PDA, Sublessor, Sublessee or the Subleased Premises, with statutory limits as then required under the laws of
the State of New Hampshire.

 

The provisions of all applicable Sections of Article 7 of
this Sublease shall apply to all insurance provided for in this Section.

 

(4)       Sublessee
shall provide Sublessor and PDA with MYLAR as-built drawings when any Alteration authorized hereunder is completed.

 

15.2.       In
addition to the requirements to provide notice to Sublessor and PDA under this Article 15 in respect to any Alteration, Sublessee shall
also provide notice to, EPA and NHDES in the same manner and to the extent required of PDA under the Vesting Deed. In undertaking any
Alteration, Sublessee shall comply with the Vesting Deed to the same extent required of Sublessor and PDA.

 

15.3.       Sublessee
shall have the right to install a sign on the front door and existing sign monument at its sole cost and expense, subject to the prior
written approval by Sublessor of the design and location, which approval shall not be unreasonably withheld, conditioned or delayed if
such sign conforms to existing sign standards of the Building and complies with all laws, regulations and codes.

 

END OF ARTICLE 15

 

    20 

     

    

 

ARTICLE 16.

 

DESTRUCTION AND RESTORATION

 

16.1.       Subject
to the rights of Sublessor’s Mortgagee, if the Premises or the Building are substantially damaged by fire or casualty (the term
 “substantially damaged” meaning damage of such a character that the same cannot, in ordinary course, reasonably be expected
to be repaired within one hundred eighty (180) days from the date of such damage or casualty), or if any substantial part of the Building
is taken by any exercise of the right of eminent domain, then the Sublessor shall have the election either to terminate this Sublease
in accordance with Section 16.2 as it relates to the damaged portions or to repair the damaged portions in accordance with Section 16.3,
subject to the rights of the PDA under the Primary Lease and subject to the rights of Sublessor’s Mortgagee.

 

16.2.       If
the Sublessor elects to terminate this Sublease as allowed in Section 16.1, it shall provide written notice of such termination to Sublessee
within thirty (30) days following the occurrence of such damage or destruction, which termination shall be effective on the tenth (10th)
day following the date of receipt of such notice. In such event, the proceeds received from any applicable policy of insurance obtained
by Sublessor shall be applied first to Sublessor’s mortgagee, second to removing any debris and restoring the site to a condition
satisfactory to the Sublessor, and third to any sums owed by Sublessee to the Sublessor under this Sublease, such as, for example, unpaid
Rent, subject to rights of the PDA under the Primary Lease. Any balance remaining from any insurance proceeds shall then be apportioned
between the Sublessor and Sublessee as follows:

 

First, to Sublessor an amount equal to the unamortized balance
of leasehold improvements made at Sublessor’s expense calculated on a straight line basis over the useful life of said improvement;

 

Second, to Sublessee an amount equal to the unamortized balance
of leasehold improvements made at Sublessee’s expense calculated on a straight line basis over the useful life of said improvement;

 

Third, to Sublessor any remaining balance; subject to the
rights of the PDA under the Primary Lease.

 

16.3.       If
the Sublessor shall elect to repair and restore the damaged premises, it shall provide written notice of such election to Sublessee
within thirty (30) days following the occurrence of such damage or destruction and it shall use diligent, commercially reasonable
efforts to repair and restore the damaged premises to its condition immediately prior to the occurrence of the fire or other cause
as soon as reasonably practicable. In the event of a total loss of the Subleased Premises and Sublessor elects to repair the damage
or destruction or fails to exercise its option to terminate herein, Sublessor shall, within 6 months after the date of written
notice to Sublessee, have substantially completed the repair and restoration of the damaged property to its condition immediately
prior to the occurrence of the fire or other cause, subject to the rights of the PDA under the Primary Lease. In the event of a
partial loss involving no damage to structural portions or components of the Subleased Premises and Sublessor elects to repair the
damage or destruction or fails to exercise its option to terminate herein, Sublessor shall, within 60 days after the date of
written notice to Sublessee, repair and restore the damaged property to its condition immediately prior to the occurrence of the
fire or other cause, subject to the rights of the PDA under the Primary Lease. In the event of a partial loss involving damage to
structural portions or components of the Subleased Premises and Sublessor elects to repair the damage or destruction or fails to
exercise its option to terminate herein, Sublessor shall, within 90 days after the date of written notice to Sublessee, repair and
restore the damaged property to its condition immediately prior to the occurrence of the fire or other cause, subject to the rights
of the PDA under the Primary Lease.

 

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16.4.       Sublessor’s
obligations to repair hereunder are subject to Sublessor’s receipt of insurance proceeds for such purpose from Sublessor’s
mortgagee.

 

16.5.       All
repair/restoration work under this Article shall comply with the provisions of Article 15 of this Sublease applicable to construction
work.

 

16.6.       In
the event the loss or damage to Subleased Premises is of such an extent of character that Sublessee’s use of the Premises is substantially
effected, Sublessee shall have the option to surrender the Subleased Premises and terminate this Sublease upon thirty (30) days written
notice to Sublessor or if Sublessee elects to continue its leasehold interest despite loss of use and unless the damage is caused by Sublessee’s
willful misconduct, the Sublessor shall abate the Basic Rent in a just proportion to that part of the Subleased Premises that is unfit
for use in Sublessee’s business. The abatement shall consider the nature and extent of interference to Sublessee’s ability
to conduct business in the Premises and the need for access and essential services. The abatement shall continue from the date the damage
occurred until ten (10) business days after Sublessor completes the repairs and restoration to the Subleased Premises or the part rendered
unusable and notice to Sublessee that the repairs and restoration are completed, or until Sublessee again uses the Premises or the part
rendered unusable, whichever is first. Sublessor is not obligated to repair or restore damage to Sublessee’s trade fixtures, furniture,
equipment or other personal property, or any improvements made by Sublessee.

 

END OF ARTICLE 16

 

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ARTICLE 16A.

 

EMINENT DOMAIN

 

In the event that there is a taking by eminent domain of the whole
of the Subleased Premises, this Sublease shall terminate. In the event that there is a taking by eminent domain of a portion of the Subleased
Premises, then this Sublease shall terminate as to the portion taken. In the event that the taking shall not be of the entire Subleased
Premises, but the part of the Subleased Premises remaining shall not be reasonably sufficient and suitable for Sublessee’s use and
occupancy for the purposes permitted hereunder, then Sublessee may terminate this Sublease forthwith. In all cases, the entire damages
attributable to land, buildings and improvements shall belong to Sublessor, provided, however, that Sublessee may receive moving expenses.

 

END OF ARTICLE 16A

 

    23 

     

    

 

ARTICLE 17.

 

DEFAULT BY SUBLESSOR

 

If Sublessor fails to perform any of Sublessor’s obligations
under this Sublease, which failure is not cured within fifteen (15) days after the giving of written notice thereof by Sublessee, unless
such default is of such nature that it cannot be cured within such fifteen (15) day period, in which case no event of default shall occur
so long as Sublessor shall commence the curing of the default within such fifteen (15) day period and shall thereafter diligently prosecute
the curing of same (except in the event of an emergency situation, which is only subject to a five (5) day notice and cure period), then
Sublessor shall be in default and Sublessee will have the right (in addition to all other rights and remedies available at law or in equity)
to (i) perform such obligation on behalf of Sublessor at Sublessor’s sole cost and expense (provided such costs and expenses are
reasonable) by delivering notice to Sublessor, in which event Sublessor agrees to reimburse Sublessee for the reasonable costs and expenses
incurred by Sublessee in connection therewith within ten (10) days after request by Sublessee.

 

END OF ARTICLE 17

 

    24 

     

    

 

ARTICLE 18.

 

DEFAULT BY SUBLESSEE

 

18.1.       The
occurrence of any of the following events shall constitute a Default and breach of this Sublease by Sublessee:

 

A. The failure
by Sublessee to pay when due the Basic Rent, or Additional Rent, or any other payment required to be made by Sublessee to Sublessor hereunder
where such failure continues for seven (7) business days after written notice thereof by Sublessor to Sublessee.

 

B.       The
abandonment or vacation of the Subleased Premises by Sublessee while in material breach or default of any other provision of this Sublease
that lasts for thirty (30) days or more.

 

C.       The
failure by Sublessee to observe and perform any other provision of this Sublease (including without limitation compliance with federal,
state and local laws and regulations) to be observed or performed by Sublessee, where such failure continues for thirty (30) business
days after written notice thereof by Sublessor to Sublessee; provided that if the nature of such default is such that the same cannot
reasonably be cured within such thirty-business-day period, Sublessee shall not be deemed to be in default if Sublessee shall within such
period commence such cure and thereafter diligently prosecutes the same to completion.

 

D.       The
making by Sublessee of any general assignment for the benefit of creditors; the filing by or against a Sublessee of a petition to have
Sublessee adjudged a bankrupt or of a petition for reorganization or arrangement under any law relating to bankruptcy; or the attachment,
execution or other judicial seizure of substantially all of Sublessee’s assets or of Sublessee’s interest in this Sublease;
provided, however, that in the event of an involuntary filing against Sublessee, the Sublessee shall have sixty (60) days in which to
cause such filing to be dismissed.

 

E.       If
any guarantor attempts to revoke its Guaranty.

 

18.2.       In
the event of any Default by Sublessee, Sublessor shall have the option to terminate this Sublease and all rights of Sublessee hereunder
by giving ten (10) days written notice of such intention to terminate in the manner specified herein, or Sublessor may elect among any
one or more of the following remedies without limiting any other remedies available to Sublessor:

 

(1)       subject
to available legal and factual defenses,

 

		·	a decree or order of a court of competent jurisdiction
compelling specific performance by Sublessee of its obligations under the Sublease;

 

		·	a decree or order by a court of competent jurisdiction
restraining or enjoining the breach by Sublessee of any of its obligations under the Sublease; and

 

    25 

     

    

 

		(2)	to the extent allowed by law, the right to undertake to cure Sublessee’s default, in which event
Sublessee shall pay Sublessor the reasonable costs incurred in such undertaking;

 

If Sublessor shall elect to so terminate this Sublease, then Sublessor
may recover from Sublessee:

 

		(i)	any unpaid rent up to the effective
date of termination; plus

 

		(ii)	all amounts necessary to compensate Sublessor for all the detriment proximately caused by Sublessee’s
failure to perform its obligations under this Sublease or which in the ordinary course of things would be likely to result therefrom,
including, the discounted value of the rental payments payable to Sublessor under the full term of this Sublease; provided, however, that
Sublessor shall use reasonable efforts to relet the Premises; plus

 

		(iii)	the reasonable costs to relet the Premises (including repairs due to damage caused by Sublessee or
Sublessee’s failure to maintain the interior of the Premises and reasonable remodeling costs, commissions and all other reasonable
costs); plus

 

		(iv)	such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time
by applicable New Hampshire law.

 

18.3.       In
the event of any such default by Sublessee, Sublessor shall also have the right, with or without terminating this Sublease, to peaceably
reenter the Subleased Premises and remove all persons and property from the Subleased Premises to the extent allowed under New Hampshire
law. Such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Sublessee. Under
no circumstances shall Sublessor be held liable in damages or otherwise by reason of any such peaceable reentry or eviction or by reason
of the exercise by Sublessor of any other remedy provided in this Article. All property of Sublessee which is stored by Sublessor may
be redeemed by Sublessee within thirty (30) days after Sublessor takes possession upon payment to Sublessor in full of all obligations
then due from Sublessee to Sublessor and of all costs incurred by Sublessor in providing such storage. If Sublessee fails to redeem such
property within this thirty (30) day period, Sublessor may sell the property in any reasonable manner, and shall apply the proceeds of
such sale actually collected first against the costs of storage and sale and then against any other obligation due from Sublessee.

 

    26 

     

    

 

18.4.       In
the event of the vacation or abandonment of the Subleased Premises by Sublessee while in material breach or default of any other
provision of the Sublease for thirty (30) days or in the event that Sublessor shall elect to reenter as provided in Section 18.3 or
shall take possession of the Subleased Premises pursuant to any provision of New Hampshire law or pursuant to any notice provided by
law, then if Sublessor does not elect to terminate this Sublease as provided in Section 18.2, Sublessor may from time to time,
without terminating this Sublease, either recover all rental as it becomes due or relet the Subleased Premises or any part thereof
for such terms and conditions as Sublessor in its reasonable discretion may deem advisable, including the right to make
alterations and repairs to the Subleased Premises. In the event that Sublessor shall elect to relet, then rentals received by
Sublessor from such reletting shall be applied: first, to the payment of any indebtedness other than rent due hereunder from
Sublessee to Sublessor; second, to the payment of any reasonable cost of such reletting; third, to the payment of the reasonable
cost of any alterations and repairs to the Subleased Premises; fourth, to the payment of rent due and unpaid hereunder; and the
residue, if any, shall be held by Sublessor and applied in payment of future rent as the same may become due and payable hereunder.
Should the amount of rental received from such reletting during any month which is applied to the payment of rent be less than that
required to be paid during that month by Sublessee under this Sublease, the Sublessee shall pay such deficiency to Sublessor
immediately upon demand by Sublessor. Such deficiency shall be calculated and paid monthly. Sublessee shall also pay to Sublessor,
as soon as ascertained, any reasonable costs and expenses incurred by Sublessor in such reletting or in making such alterations and
repairs not covered by the rentals received from such reletting.

 

18.5.       The
various rights and remedies reserved to Sublessor, including those not specifically described under this Sublease, shall be cumulative,
and, except as otherwise provided by New Hampshire statutory law in force and effect at the time of the execution of this Sublease, Sublessor
may pursue any or all of such rights and remedies, whether at the same time or otherwise.

 

18.6.       No
delay or omission of Sublessor to exercise any right or remedy shall be construed as a waiver of any such right or remedy or of any default
by Sublessee.

 

18.7.       Notwithstanding
any other provision of this Sublease, in the event the breach by Sublessee in the reasonable opinion of Sublessor or PDA affects or is
likely to affect the efficient operation of the Airport or give rise to public safety concerns, in addition to any other remedy it may
have under this Sublease, Sublessor and PDA under the terms of the Primary Lease shall also be entitled (but shall not be obligated) to
take whatever actions is reasonably deemed necessary by Sublessor and/or PDA to abate or cure such situation and Sublessee shall reimburse
Sublessor and/or PDA to abate or cure such situation and Sublessee shall reimburse Sublessor and/or PDA for all reasonable costs incurred
by Sublessor and/or PDA in taking such action.

 

END OF ARTICLE 18

 

    27 

     

    

 

ARTICLE 19.

 

DELEGATION - ASSIGNMENT - SUBLEASES - MORTGAGES

 

19.1.       Delegation.
Sublessee shall not have the right to delegate any of its responsibilities or obligations under this Sublease.

 

19.2.       Assignment
and Subleases. Sublessee may not assign this Sublease or sublet the Premises without the prior written approval of the Sublessor and
PDA which consent shall not be unreasonably withheld, conditioned or delayed by Sublessor, provided the provisions of 19.3 below are satisfied.

 

19.3.       Consent.
Any request for Sublessor’s approval shall be made at least forty-five (45) days prior to the commencement of such subtenancy or
assignment and shall provide detailed information concerning the identity and financial condition of the proposed assignee or sublessee
and the terms and conditions of the proposed sublease or assignment. Sublessor shall not unreasonably withhold or delay its consent to
such sublease or assignment if: (1) the use of the Subleased Premises associated with any sublease(s) is permitted under Article 9 and
is compatible with the other existing tenants of the Building in which the Subleased Premises is located, (2) the sublease(s)/assignment(s)
are consistent with the terms and conditions of this Sublease and the Primary Lease; (3) Sublessee remains primarily liable to Sublessor
to pay rent and to perform all other obligations to be performed by subtenant/assignee under this Sublease, (4) the proposed sublessee
is financially and operationally responsible and (5) PDA has given its approval to the proposed sublease/assignment.

 

19.4.       Continuing
Liability of Sublessee. No subletting, assignment or transfer, shall release Sublessee’s obligations or alter the primary liability
of Sublessee to pay the rent and to perform all other obligations to be performed by Sublessee hereunder. The acceptance of rent by Sublessor
from any other person shall not be deemed to be a waiver by Sublessor of any provision hereof. Consent to one assignment or subletting
shall not be deemed consent to any subsequent assignment or subletting. If any assignee of Sublessee or any successor of Sublessee defaults
in the performance of any of the terms hereof, Sublessor may proceed directly against Sublessee without the necessity of exhausting remedies
against such assignee or successor. If Sublessee assigns this Sublease, or sublets all or a portion of the Subleased Premises, or requests
the consent of Sublessor to any assignment or subletting, or if Sublessee requests the consent of Sublessor for any act that Sublessee
proposes to do, then Sublessee shall pay Sublessor’s reasonable processing fee and reimburse Sublessor for all reasonable attorneys’
fees incurred in connection therewith. Any assignment or subletting of the Subleased Premises that is not in compliance with the provisions
of this Article 19 shall be void.

 

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19.5.       Bankruptcy.
If a petition is filed by or against Sublessee for relief under Title 11 of the United States Code, as amended (the
 “Bankruptcy Code”), and Sublessee (including for purposes of this Section Sublessee’s successor in bankruptcy,
whether a trustee or Sublessee as debtor-in- possession) assumes and proposes to assign, or proposes to assume and assign, this
Sublease pursuant to the provisions of the Bankruptcy Code to any person or entity who has made a bona fide offer to accept an
assignment of this Sublease, then notice of the proposed assignment setting forth (a) the name and address of the proposed
assignee, (b) all of the terms and conditions of the offer and proposed assignment, and (c) the adequate assurance to be furnished
by the proposed assignee of its future performance under the Sublease, shall be given to Sublessor by Sublessee no later than twenty
(20) days after Sublessee has made or received such offer, but in no event later than thirty (30) days prior to the date on which
Sublessee applies to a court of competent jurisdiction for authority and approval to enter into the proposed assignment. Any person
or entity to which this Sublease is assigned pursuant to the provisions of the Bankruptcy Code shall be deemed, without further act
or documentation, to have assumed all of the Sublessee’s obligations arising under this Sublease on and after the date of such
assignment. Any such assignee shall, upon demand, execute and deliver to Sublessor an instrument confirming such assumption. No
provision of this Sublease shall be deemed a waiver of Sublessor’s rights or remedies under the Bankruptcy Code to oppose any
assumption and/or assignment of this Sublease, to require a timely performance of Sublessee’s obligations under this Sublease,
or to regain possession of the Premises if this Sublease has neither been assumed nor rejected within sixty (60) days after the date
of the order for relief or within such additional time as a court of competent jurisdiction may have fixed. Notwithstanding anything
in this Sublease to the contrary, all amounts payable by Sublessee to or on behalf of Sublessor under this Sublease, whether or not
expressly denominated as rent, shall constitute rent for the purposes of Section 502(b)(6) of the Bankruptcy Code.

 

19.6.       Notwithstanding
any other provision of this Sublease, any assignment or sublease shall comply with the provision of Article 25.

 

19.7.       Mortgages.
Except as otherwise expressly agreed to by PDA and Sublessor in writing, Sublessee shall not have the right to engage in any financing
or other transaction creating any mortgage upon the Subleased Premises. Any approval of PDA and Sublessor shall expressly be subject to
the provisions of the Primary Lease.

 

END OF ARTICLE 19

 

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ARTICLE 20

 

[RESERVED]

 

END OF ARTICLE 20

  

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ARTICLE 21.

 

ESTOPPEL CERTIFICATES

 

21.1.       Sublessor, on or before
twenty (20) days following receipt of a written request from Sublessee, and Sublessee, on or before twenty (20) days following receipt
of a written request from Sublessor, shall deliver to the party making such request a statement in writing certifying that this Sublease
is unmodified and in full force and effect (or if there shall have been modifications that the same is in full force and effect as modified
and stating the modifications) and the date to which the rent and any other deposits or charges have been paid and stating whether or
not, to the best knowledge of the party executing such certificate (based on reasonable investigation), the party requesting such statement
is in default in the performance of any covenant, agreement or condition contained in this Sublease and, if so, specifying each such default
of which the executing party has knowledge. Should any such estoppels certificate contain language subordinating this Sublease to any
mortgage or other financing security document, Sublessee shall not be required to sign or deliver it unless it contains a non-disturbance
clause preventing the termination of this Sublease so long as Sublessee is not in default of its terms beyond any applicable notice and
time to cure period.

 

END OF ARTICLE 21

 

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ARTICLE 22.

 

INVALIDITY OF PARTICULAR PROVISIONS

 

22.1. If any term or provision of this Sublease, or the application
thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Sublease, or the application
of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected
thereby, and each term and provisions of this Sublease shall be valid and be enforced to the fullest extent permitted by law.

 

END OF ARTICLE 22

 

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ARTICLE 23.

 

NOTICES

 

23.1       Whenever Sublessor or
Sublessee shall desire to give or serve upon the other any notice, demand, request or other communication with respect to this Sublease
or with respect to the Subleased Premises each such notice, demand, request or other communication shall be in writing and shall not be
effective for any purpose unless same shall be given or served by personal delivery to the party or parties to whom such notice, demand,
request or other communication is directed or by mailing the same, in duplicate, to such parties by reputable overnight carrier, delivery
in hand or by certified mail, postage prepaid, return receipt requested, addressed as follows:

 

	If to Sublessor:	Pioneer New Hampshire LLC.
	 	Attention: Chad Kageleiry, Member
	 	P.O. Box 728
	 	Dover, New Hampshire 03821

 

	If to Sublessee:	FlexEnergy Energy Systems, Inc.
	 	Attention: Mark Schnepel
	 	112 Corporate Drive
	 	Portsmouth, NH 03801

 

or at such other address or addresses as Sublessor or Sublessee may
from time to time designate by notice given by certified mail.

 

Every notice, demand, request or communication
hereunder shall be deemed to have been given or served if hand delivered, when received, if sent by overnight, the next business day,
and otherwise as of the second business day following the date of such mailing

 

END OF ARTICLE 23

   

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ARTICLE 24.

 

QUIET ENJOYMENT

 

24.1.       Sublessor
covenants and agrees that Sublessee, upon paying the rent and all other charges herein provided for and observing and keeping all covenants,
agreements, and conditions of this Sublease on its part to be observed and kept, shall quietly have and enjoy the Subleased Premises during
the term of this Sublease without hindrance or molestation by Sublessor and anyone claiming by, through or under Sublessor, subject, however,
to the exceptions, reservations and conditions of this Sublease and the Vesting Deed.

 

END OF ARTICLE 24

  

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ARTICLE 25.

 

ENVIRONMENTAL PROTECTION

 

25.1.       Sublessee
and any sublessee or assignee of Sublessee shall comply with all federal, state, and local laws, regulations, and standards that are or
may become applicable to Sublessee’s or such sublessee’s or assignee’s activities at the Subleased Premises, including
but not limited to, the applicable environmental laws and regulations identified in Exhibit 5, as amended from time to time.

 

25.2.       Sublessee
and any sublessee or assignee of Sublessee shall be solely responsible for obtaining at their cost and expense any environmental permits
required for their operations under this Sublease or any sublease or assignment, independent of any existing Airport permits.

 

25.3.       Sublessee
shall indemnify, defend and hold harmless Sublessor, PDA and the Air Force against and from all claims, judgments, damages, penalties,
fines, costs and expenses, liabilities and losses (including, without limitation, diminution in value of the Premises, damages for the
loss or restriction on the use of the Premises, and sums paid in settlement of claims, attorneys’ fees, consultants’ fees
and experts’ fees), resulting or arising from discharges, emissions, spills, releases, storage, or disposal of any Hazardous Substances
by the Sublessee, or any other action by the Sublessee, or any sublessee or assignee of the Sublessee, giving rise to Sublessor or PDA
or Air Force liability, civil or criminal, or responsibility under federal, state or local environmental laws.

 

This indemnification of Sublessor and PDA and Air
Force by Sublessee includes, without limitation, any and all claims, judgment, damages, penalties, fines, costs and expenses, liabilities
and losses incurred by Sublessor or PDA or Air Force in connection with any investigation of site conditions, or any remedial or removal
action or other site restoration work required by any federal, state or local governmental unit or other person for or pertaining to any
discharges, emissions, spills, releases, storage or disposal of Hazardous Substances arising or resulting from any act or omission of
the Sublessee or any sublessee or assignee of the Sublessee at the Subleased Premises after the Occupancy Date. “Occupancy Date”
as used herein shall mean the first day of Sublessee’s occupancy or use of the Subleased Premises. “Occupancy” or “Use”
shall mean any activity or presence including preparation and construction in or upon the Subleased Premises.

 

The provisions of this Section shall survive the
expiration or termination of the Sublease, and the Sublessee’s obligations hereunder shall apply whenever the Sublessor, PDA, or
the Air Force incurs costs or liabilities for the Sublessee’s actions of the types described in this Article.

 

25.4.       Notwithstanding
any other provision of this Sublease, Sublessee and its assignees do not assume any liability or responsibility for environmental
impacts and damage caused by Air Force of Hazardous Substances on any portion of the Airport, including the Subleased Premises. The
Sublessee and its assignees have no obligation to undertake the defense, remediation and cleanup, including the liability and
responsibility for the costs of damages, penalties, legal and investigative services arising out of any claim or action in existence
now, or which may be brought in the future by any person, including governmental units against theAir Force, because of any use of,
or release from, any portion of the Airport (including the Subleased Premises) of any Hazardous Substances prior to the
Occupancy Date.

 

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25.5.       As
used in this Sublease, the term “Hazardous Substances” means any hazardous or toxic substance, material or waste, oil or petroleum
product, which is or becomes regulated by any local governmental authority, the State of New Hampshire or the United States Government.
The term “Hazardous Substances” includes, without limitation, any material or substance which is (i) defined as a “hazardous
waste,” under New Hampshire RSA ch. 147-A, (ii) defined as a “hazardous substance” under New Hampshire RSA ch. 147-B,
(iii) oil, gasoline or other petroleum product, (iv) asbestos, (v) listed under or defined as hazardous substance pursuant to Part Hc.P
1905 (“Hazardous Waste Rules”) of the New Hampshire Code of Administrative Rules, (vi) designated as a “hazardous substance”
pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. §1317), (vii) defined as a “hazardous waste”
pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. §6901 et seq. (42 U.S.C. §6903), or
(viii) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation
and Liability Act, 42 U.S.C. §9601 et seq. (42 U.S.C. §9601) and (ix) so defined in the regulations adopted and publications
promulgated pursuant to any of such laws, or as such laws or regulations may be further amended, modified or supplemented (collectively
 “Hazardous Substance Laws”).

 

As used in this Sublease, the terms “release”
and “storage” shall have the meanings provided in RSA 147-B:2, as amended, and the term “disposal” shall have
the meaning provided in RSA 147-A:2.

 

25.6.       Sublessor’s
rights under this Sublease and PDA’s rights under the Primary Lease specifically include the right of Sublessor and PDA to inspect
the Subleased Premises and any buildings or other facilities thereon for compliance with environmental, safety, and occupational health
laws and regulations, whether or not the Sublessor or PDA is responsible for enforcing them. Such inspections are without prejudice to
the right of duly constituted enforcement officials to make such inspections.

 

25.7.       Notwithstanding
any other provision of this Sublease and pursuant to the Primary lease, PDA is not responsible for any removal or containment of asbestos.
If Sublessee and any sublessee or assignee intend to make any improvements or repairs that require the removal of asbestos, an appropriate
asbestos disposal plan must be incorporated in the plans and specifications. The asbestos disposal plan shall identify the proposed disposal
site for the asbestos. In addition, non-friable asbestos which becomes friable through or as a consequence of the activities of Sublessee
will be abated by Sublessee at its sole cost and expense.

 

25.8.       Sublessor
and Sublessee acknowledge that the Airport has been identified as a National Priority List (NPL) Site under the Comprehensive
Environmental Response, Compensation and Liability Act (CERCLA) of 1980, as amended. Sublessee acknowledges that Sublessor has
provided it with a copy of the Pease Federal Facility Agreement (“FFA”) entered into by EPA, and the Air Force on April
24,1991, and Modification No. 1 thereto, effective March 18, 1993, agrees that it will comply with the terms of the FFA to the
extent the same may be applicable to the Subleased Premises and that should any conflict arise between the terms of the FFA and the provisions
of this Sublease, the terms of the FFA will take precedence. The Sublessee further agrees that the Sublessor and PDA assume no
liability to the Sublessee or any sublessee or assignee of Sublessee should implementation of the FFA interfere with their use of
the Subleased Premises. The Sublessee and its sublessee(s) and assignee(s) shall have no claim on account of any such interference
against the Sublessor, or PDA or any officer, agent, employee or contractor thereof, other than a claim to Sublessor for abatement
of rent.

 

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25.9.       The
Air Force, EPA and NHDES and their officers, agents, employees, contractors, and subcontractors have the right, upon reasonable notice
to the Sublessee and any sublessee or assignee, to enter upon the Subleased Premises for the purposes enumerated in this subparagraph
and for such other purposes consistent with the FFA:

 

(1)       to
conduct investigations and surveys, including, where necessary, drilling, testpitting, borings and other activities related to the Pease
Installation Restoration Program (“IRP”) or the FFA; and

 

(2)       to
inspect field activities of the Air Force and its contractors and subcontractors in implementing the IRP or the FFA;

 

(3)       to
conduct any test or survey required by the EPA and NHDES relating to the implementation of the FFA or environmental conditions at the
Subleased Premises or to verify any data submitted to the EPA and NHDES by the Air Force relating to such conditions;

 

(4)       to
construct, operate, maintain or undertake any other response or remedial action as required or necessary under the IRP or the FFA, including,
but not limited to monitoring wells, pumping wells and treatment facilities.

 

25.10.       Sublessee
and its sublessees and assignees agree to comply with the provisions of any health or safety plan in effect under the IRP or the FFA during
the course of any of the above described response or remedial actions. Any inspection, survey, investigation, or other response or remedial
action will, to the extent practicable, be coordinated with representatives designated by the Sublessee and any sublessee or assignee.
Sublessee and any sublessee or assignee shall have no claim on account of such entries against the State as defined in FFA or any officer,
agent, employee, contractor, or subcontractor thereof.

 

25.11.       Sublessee
further agrees that in the event of any authorized sublease or assignment of the Subleased Premises, it shall provide to the Air Force,
EPA and NHDES by certified mail a copy of the agreement of sublease or assignment of the Subleased Premises within fourteen (14) days
after the effective date of such transaction. Sublessee may delete the financial terms and any other proprietary information from any
sublease or assignment submitted to the above mentioned entities.

 

25.12.       The
Airport air emissions offsets and Air Force accumulation points for hazardous and other wastes will not be made available to
Sublessee. Sublessee shall be responsible for obtaining from some other source(s) any air pollution credits that may be
required to offset emissions resulting from its activities under the Sublease.

 

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25.13.       Any
permit required under Hazardous Substance Laws for the management of Hazardous Substances stored or generated by Sublessee or any sublessee
or assignee of Sublessee shall be obtained by Sublessee or its sublessees or assignees and shall be limited to generation and transportation.
Any violation of this requirement shall be deemed a material breach of this Sublease. Sublessee shall provide at its own expense such
hazardous waste storage facilities, complying with all laws and regulations, as it needs for management of its hazardous waste.

 

25.14.       Sublessee,
and any sublessee or assignee of Sublessee whose operations utilize Hazardous Substances, shall have a completed and approved plan for
responding to Hazardous Substances spills prior to commencement of operations on the Subleased Premises. Such plan shall be independent
of, but not inconsistent with, any plan or other standard of PDA applicable to the Airport and except for initial fire response and/or
spill containment, shall not rely on use of the Airport or Sublessor personnel or equipment. Should the Sublessor provide any personnel
or equipment, whether for initial fire response and/or spill containment or otherwise, on request of the Sublessee, or because the Sublessee
was not, in the opinion of the Sublessor, conducting timely cleanup actions, the Sublessee agrees to reimburse the Sublessor for its costs.

 

25.15.       Sublessee,
and any sublessee, or assignee of the Sublessee, must maintain and make available to PDA, the Air Force, EPA and NHDES all records, inspection
logs, and manifests that track the generation, handling, storage, treatment and disposal of hazardous waste, as well as all other records
required by applicable laws and requirements. PDA and the Air Force reserve the right to inspect the Subleased Premises and Sublessee’s,
its sublessee’s or assignee’s records for compliance with Federal, State, local laws, regulations, and other requirements
relating to the generation, handling, storage, treatment and disposal of hazardous waste, as well as the discharge or release of hazardous
substances. Violations may be reported by PDA and the Air Force to appropriate regulatory agencies, as required by applicable law. The
Sublessee, its sublessees or assignees, shall be liable for the payment of any fines and penalties or costs which may accrue to the United
States of America or PDA as a result of the actions of Sublessee, its sublessees or assignees, respectively.

 

25.16.       Sublessee,
its sublessees and assignees agree to comply with the provisions of any Wetlands Management Plan in effect at Pease. Sublessee, its sublessees
and assignees will minimize the destruction, loss or degradation of wetlands on the Subleased Premises. Sublessee, its sublessees and
assignees will obtain prior written approval from Sublessor and the Air Force before conducting any new construction in wetland areas.
Sublessee, its sublessees and assignees will obtain all necessary permits or waivers under Section 404 of the Clean Water Act and the
New Hampshire Fill and Dredge in Wetlands Act.

 

25.17.       Prior
to the development of any portion of the Subleased Premises on which a wetland has been identified in the Final Supplemental Environmental
Impact Statement dated August 1995 (“SEIS”), the Sublessee, its sublessees and assignees, as applicable, shall, if one has
not previously been completed, perform a wetland delineation.

 

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25.18.       Prior
to the storage, mixing, or application of any pesticide, as that term is defined under the Federal Insecticide, Fungicide, and Rodenticide
Act, the Sublessee, its sublessees and assignees shall prepare a plan for storage, mixing and application of pesticides (“Pesticide
Management Plan”). The Pesticide Management Plan shall be sufficient to meet all applicable Federal, State and local pesticide requirements.
The Sublessee, its sublessees and assignees shall store, mix and apply all pesticides within the Subleased Premises only in strict compliance
with the Pesticide Management Plan. The pesticides will only be applied by a licensed applicator.

 

25.19.       The
Sublessee, its sublessees and assignees must notify the Sublessor and the Site Manager of its intent to possess, store, or use any licensed
or licensable source or byproduct materials, as those terms are defined under the Atomic Energy Act and its implementing regulations;
of Sublessee’s, its sublessees and assignees intent to possess, use, or store radium; and of Sublessee’s, its sublessees and
assignees intent to possess or use any equipment producing ionizing radiation and subject to specific licensing requirements or other
individual regulations, at least sixty (60) days prior to the entry of such materials or equipment upon the Airport. Upon notification,
the Sublessor and the Site Manager may impose such requirements, including prohibition of possession, use, or storage, as deemed necessary
to adequately protect health and human environment. Thereafter, the Sublessee must notify the Sublessor and the Site Manager of the presence
of all licensed or licensable source or other byproduct materials, of the presence of all radium, and of the presence of all equipment
producing ionizing radiation and subject to specific licensing requirements or other individual regulation; provided, however, that the
Sublessee, its sublessees and assignees need not make either of the above notifications to the Sublessor and the Site Manager with respect
to source and byproduct material which is exempt from regulation under the Atomic Energy Act. The Sublessee shall not, under any circumstances,
use, own, possess or allow the presence of special nuclear material on the Subleased Premises.

 

25.20.       The
Sublessee, its sublessees and assignees acknowledge that lead-based paint may be present in and on facilities within the Subleased Premises.
The Air Force may conduct surveys to determine the existence and extent of any possible lead-based paint in or on the Subleased Premises.
Prior to beginning any Alterations, other construction or construction related work, (to include paint stripping or sanding), excavating,
demolition, or restoration, the Sublessee, any sublessee or assignee must test any paint which would be disturbed unless a conclusive
determination has been made that lead-based paint is not present. If paint is lead-based, the Sublessee, any sublessee or assignee is
required to handle it in accordance with Title X and all applicable Federal, State and local laws and regulations at its own expense.
The Sublessee is required to ensure that any lead-based paint is maintained in good condition.

 

25.21.       The
Sublessee acknowledges that chlordane was used at selected housing units as described in Environmental Condition Report, Exhibit D-l of
the Master Lease. The Sublessee, its sublessees or assignees will follow all applicable laws and regulations should the Sublessee, its
sublessee or assignee choose to disturb or excavate any of this material. Any cost associated with this action shall be at the Sublessee’s,
its sublessee’s or assignee’s expense.

 

25.22.     
The Sublessee, its sublessees and assignees acknowledge receipt of the Addendum to the June 24, 1997 Finding
of Suitability to Lease (FOSL) attached hereto and incorporated herein as Exhibit 1.

 

END OF ARTICLE 25

 

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ARTICLE 26.

 

MISCELLANEOUS

 

26.1.         All
rent and all other sums which may from time to time become due and payable by Sublessee to Sublessor under any of the provisions of this
Sublease shall be made payable to the Sublessor and forwarded by the Sublessee direct to Sublessor’s address specified in Article
23. All such rent and other sums if not paid on the due date shall bear interest from and after the due date thereof at the higher of
the then current rate applied to legal judgments by the courts of the State of New Hampshire or the rate of twelve percent (12%) per annum;
provided, however, that such interest shall in no event exceed the maximum rate permitted by law.

 

26.2.         In
all cases the language in all parts of this Sublease shall be construed simply, according to its fair meaning and not strictly for or
against Sublessor or Sublessee.

 

26.3.         The
word titles underlying the Article designations contained herein are inserted solely for convenience and under no circumstances are they
or any of them to be treated or construed as any part of this instrument.

 

26.4.         In
any action or proceeding which either Party may take to enforce such Party’s rights hereunder, whether prior to or after breach
or termination, or to which such Party may be made a party because of any matters arising or growing out of this Sublease, and due to
the act or default of the other, the Party whose act or default caused the other Party, without fault to become involved in such litigation,
or who shall be defeated in such litigation, agrees to pay all costs incurred by the winning or other party therein, including reasonable
attorneys’ fees.

 

26.5.         If
Sublessee should remain in possession of the Subleased Premises after the expiration of the term of this Sublease and without executing
a new lease, then such holding over shall be construed as a tenancy at sufferance and the Basic Rent due and payable shall be one and
one half times the amount of the Basic Rent due under this Sublease immediately prior to the expiration of this Sublease.

 

26.6.         The
individuals executing this Sublease on behalf of Sublessee and Sublessor represent and warrant that he or she is duly authorized to execute
and deliver this Sublease on behalf of said entities, and that this Sublease is binding upon said entities in accordance with its terms.
A Certificate of Authority to Do Business in the State of New Hampshire from the New Hampshire Secretary of State is attached as Exhibit
6.

 

26.7.         This
Sublease covers in full each and every agreement of every kind or nature whatsoever between the Parties hereto concerning the
Subleased Premises and all preliminary negotiations and agreements of every kind or nature whatsoever with respect to the Subleased
Premises; and no other person, firm or corporation has at any time had any authority from Sublessor to make any representations or
promises on behalf of Sublessor, and Sublessee expressly agrees that if any such representations or promises have been made by
Sublessor or others, Sublessee hereby waives all right to rely thereon. No verbal agreement or implied covenant shall be held to
vary the provisions hereof, any statute, law, or custom to the contrary notwithstanding. No provision of this Sublease may be
amended or added to except by an agreement in writing signed by the Parties hereto or their respective successors in interest.
Sublessee acknowledges that it has read this Section and understands it to be a waiver of any right to rely on any representations
or agreements not expressly set forth in this Sublease.

 

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26.8.         Subject
to the provisions hereof, this Sublease shall be binding upon and shall inure to the benefit of the Parties hereto and their respective
successors and assigns, and wherever a reference in this Sublease is made to either of the Parties hereto, such reference shall be deemed
to include, wherever applicable, also a reference to the successors and assigns of such party, as if in every case so expressed.

 

26.9.         Nothing
contained in this Sublease shall be deemed or construed by the Parties hereto or by any third person to create the relationship of principal
and agent or of partnership or of joint venture or of any association between Sublessor and Sublessee, and neither the method of computation
of rent nor any other provision contained in this Sublease nor any acts of the Parties hereto shall be deemed to create any relationship
between Sublessor and Sublessee other than the relationship of landlord and tenant.

 

26.10.       Sublessee
agrees that it dealt with no broker.

 

26.11.       This
Sublease shall be construed and enforced in accordance with the laws of the State of New Hampshire.

 

26.12.       Any
actions or proceedings with respect to any matters arising under or growing out of this Sublease shall be instituted and prosecuted only
in courts located in the State of New Hampshire. Nothing contained in this Article or any other provision of this Sublease shall be deemed
to constitute a waiver of the sovereign immunity of the State of New Hampshire, which immunity is hereby reserved to PDA and to the State
of New Hampshire.

 

26.13.       This
instrument may be executed in two or more counterparts, each of which shall be deemed an original but all of which together shall constitute
one and the same instrument.

 

26.14.       Sublessee
shall faithfully observe and comply with such rules and regulations as the PDA may adopt and modify from time to time for the operation
of the Airport and such rules and regulations as Sublessor may reasonably adopt from time to time for the operation of the building and
lot of which the Subleased Premises are a part. Neither PDA nor Sublessor shall be responsible to Sublessee for the violation or nonperformance
by any other tenant of the PDA or Subtenant of Sublessor of such airport rules and regulations or of Sublessor’s rules and regulations,
provided, however, that Sublessor shall use reasonable efforts to apply such rules and regulations uniformly to all tenants and subtenants.

 

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26.15.       Force
Majeure. Except for the performance of any monetary payment obligations hereunder, the duties of Sublessor or Sublessee to
observe or perform any of the provisions of this Sublease on its part to be performed or observed shall be excused for a period
equal to the period of prevention, delay or stoppage due to causes beyond the control of the affected party, by reason of strikes,
civil riots, shortages of materials (except in the event materials of like kind or quality are available), war, invasion,
fire or other casualty, labor unrest (unless such labor unrest solely affects the Property and is not a result of Sublessee’s
acts, omission or negligence but is caused by the acts, omissions or negligence of Sublessor), actions or public utilities, Acts of
God, adverse seasonal or weather conditions beyond those normally experienced in the Portsmouth area, or other events beyond the
reasonable control of the affected party (“Force Majeure”), provided that (a) the affected party has taken steps
that are reasonable under the circumstances to mitigate the effects of such Force Majeure situation, and (b) the affected party
notifies the other party in writing of the event of Force Majeure within five (5) days after the affected party obtains actual
knowledge of the occurrence thereof. This clause shall not be applicable to any payment of rent or other charges due from Sublessee
to Sublessor.

 

26.16.       Sublessee
agrees to conform to such additional provisions required, from time to time, by the FAA (“FAA Requirements”) or its successor
with respect to the operation of the Airport, or a portion thereof. The current FAA Requirements are attached hereto as Exhibit 7
and incorporated herein by reference.

 

26.17.       This
Sublease is subject and subordinate to any agreements heretofore or hereafter made between PDA and the United States or the Air Force,
the execution of which was required to enable or permit transfer of rights or property to PDA for airport purposes or expenditure of federal
grant funds for airport improvement, maintenance or development, including, without limitation, the Vesting Deed and FFA. Sublessee shall
abide by requirements of any agreement between PDA and the United States or the Air Force or the FAA applicable to the Subleased Premises
or Sublessee’s activities at the Airport and shall consent to amendments and modifications of this Sublease if required by such
agreements or as a condition of PDA’s entry into such agreements. If any such amendment or modification to this Sublease unduly
or unreasonably restricts or significantly adversely affects the Sublessee’s use and enjoyment of the Subleased Premises, the Sublessee
shall have the right to terminate this Sublease as stated in Article 27 below.

 

26.18.       This
Sublease is further subject and subordinate to the Primary Lease between PDA and Sublessor, and Sublessee shall abide by the provisions
of the Primary Lease applicable to the Subleased Premises or Sublessee’s activities at the Airport.

 

26.19.       Sublessee
acknowledges that PDA, in its sole discretion, shall determine and may from time to time change the routes of surface ingress and egress
connecting the Subleased Premises. PDA also reserves the right to further develop the Airport, or such portion of the Airport as is owned
or controlled by PDA, as it sees fit, regardless of the desires or views of Sublessee and without interference or hindrance. If any such
changes to ingress and egress or further development by the PDA significantly adversely affects the Sublessee’s use and enjoyment
of the Subleased Premises, the Sublessee shall have the right to terminate this Sublease as stated in Article 27 below.

 

    42 

     

    

 

26.20.       The
Sublessee herein covenants by and for itself, its heirs, executors, administrators, and assigns, and all persons claiming under or through
it, that this Sublease is made and accepted upon and subject to the following conditions:

 

That there shall be no
discrimination against or segregation of any person or group of persons, on account of race, color, creed, national origin, or
ancestry, in the leasing, subleasing, transferring, use, occupancy, tenure, or enjoyment of the Premises herein leased nor shall the
Sublessee, or any person claiming under or through it, establish or permit any such practice or practices of discrimination or
segregation with reference to the selection, location, number, use, or occupancy, of tenants, lessees, sublessees, subtenants, or
vendees in the Subleased Premises herein leased.

 

26.21.       All
obligations of Sublessee to indemnify, defend and hold harmless Sublessor, and PDA and to make any monetary payment to Sublessor, and
PDA shall survive the termination or expiration of this Sublease. All obligations of Sublessor to indemnify, defend and hold harmless
Sublessee shall survive the termination or expiration of this Sublease.

 

END OF ARTICLE 26

 

    43 

     

    

 

ARTICLE 27.

 

TERMINATION OF SUBLEASE

 

27.1.       The
Parties acknowledge that: (i) this Sublease incorporates by reference a number of ancillary documents including but not limited to the
Vesting Deed, the FFA, and the Primary Lease (the “Incorporated Documents”) and (ii) the PDA and the Sublessor have reserved
certain rights therein and herein (the “Reserved Rights”). In the event that the provisions of the Incorporated Documents
and/or the Reserved Rights, if exercised, unduly or unreasonably restrict or significantly adversely affect the Sublessee’s use
and enjoyment of the Subleased Premises or impose a material obligation upon the Sublessee which is other than those expressly set forth
in this Sublease, then the Sublessee may provide written notice to the Sublessor of the nature of the obligation or action or inaction
and the consequent significant adverse effect such action or inaction has had on the Sublessee within ten (10) days after Sublessee has
actual knowledge thereof. Failure of Sublessee to notify Sublessor within the ten (10) day time period shall be deemed a waiver of its
right to terminate this Sublease. Sublessor shall have 60 days after receipt of Sublessee’s written notice in which to eliminate
the significant or adverse effect on the Sublessee. If the Sublessor is unable to eliminate the significant adverse effect on the Sublessee
within the 60-day period, Sublessee may terminate this Sublease by giving Sublessor a second written notice to Sublessor terminating this
Sublease which termination shall be effective thirty (30) days after receipt of the second written notice by Sublessor. During any period
that actions of the PDA or the Sublessor unduly or unreasonably restrict or significantly adversely affects the Sublessee’s use
and enjoyment of the Subleased Premises, Sublessee’s rent shall be equitably abated during such period of time.

 

END OF ARTICLE 27

 

    44 

     

    

 

EXECUTION

 

IN WITNESS WHEREOF, Sublessor and Sublessee have
executed duplicate originals of this Sublease as of December 23, 2020.

 

	 	SUBLESSOR:
	 	 	 
	 	PIONEER NEW HAMPSHIRE LLC
	 	 	 
	 	By:	   /s/ Chad Kageleiry
	 	 	   Chad Kageleiry, Its Member,
	 	 	   Duly Authorized
	 	 	 
	 	SUBLESSEE:
	 	 	 
	 	FLEXENERGY ENERGY SYSTEMS, INC.
	 	 	 
	 	By:	   /s/ Mark G. Schnepel
	 	 	   Name: Mark G. Schnepel
	 	 	   Title: President and CEO
	 	 	   Duly Authorized

 

STATE OF NEW HAMPSHIRE

COUNTY OF Strafford

 

This
instrument was acknowledged before me on this 29 day of December, 2020 by Chad Kageleiry as member of Pioneer New Hampshire
LLC.

 

	 	/s/ Melanie Morin
	 	Notary Public/ Justice of the Peace

 

(Seal, if any)

 

	 	My Commission Expires:	

 

    45 

     

    

 

STATE OF MASSACHUSETTS

COUNTY OF ESSEX

 

This instrument was acknowledged before me on this
23rd day of December, 2020 by Mark G. Schnepel as President and CEO of FlexEnergy Energy Systems, Inc.

 

	 	 	/s/ Andrea Hellrigel
	 	Notary Public/ Justice of the Peace
	 	 
	(Seal, if any)	 
	 	          My
    Commission Expires: 4.20.2023
	 	 
	 	 

 

    46 

     

    

 

EXHIBIT 1

 

PRIMARY LEASE

 

On file with PDA

 

    47 

     

    

 

EXHIBIT 2

 

VESTING DEED

 

On file with PDA

 

    48 

     

    

 

EXHIBIT 3

 

PLANS DESIGNATING THE SUBLEASED PREMISES

 

[To Be Attached]

 

    49 

     

    

 

 

 

    50 

     

    

 

EXHIBIT 4

 

SUBLESSOR’S WORK

 

Sublessor will:

 

		·	Create
a passage in between the two spaces
		·	Provide
a fresh coat of paint on the walls
		·	Shampoo
carpets
		·	Remove
small kitchenette
		·	Add
four (4) solid birch doors with full light
		·	Repair
exterior stucco at entry

 

    51 

     

    

 

EXHIBIT 5

 

LIST OF ENVIRONMENTAL LAWS AND REGULATIONS

 

	Air Quality:	(a)	Clean Air Act & Amendments, 42 U.S.C. 7401-7642
		(b)	40 CFR Parts 50-52, 61, 62, 65-67, 81
		(c)	RSA ch. 125-C, Air Pollution Control, and rules adopted thereunder
		(d)	RSA ch. 125-H, Air Toxic Control Act, and rules adopted thereunder

 

	Hazardous Materials:	(a)	Hazardous
Materials Transportation Act, 49 U.S.C. 1801-1813, and Department of Transportation Regulations thereunder
		(b)	Emergency Planning and Community Right-To-Know Act, 42 U.S.C. 11001-11050
		(c)	49 CFR Parts 100-179
		(d)	40 CFR Part 302
		(e)	RSA ch. 277-A, Toxic Substances in the Workplace, and rules adopted thereunder

 

	Hazardous Waste:	(a)	Resource
Conservation and Recovery Act (RCRA) of 1976 and RCRA Amendments of 1984, 42 U.S.C. 6901-6991i
		(b)	Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) of 1980, as amended,
42 U.S.C. 9601-9675
		(c)	40 CFR Parts 260-271, 300, 302
		(d)	RSA ch. 147-A, Hazardous Waste Management, and rules adopted thereunder

 

	Water Quality:	(a)	Federal Water Pollution Control Act (Clean Water
Act) and Amendments, 33 U.S.C. 1251-1387
		(b)	Safe Drinking Water Act, as amended, 42 U.S.C. 300f- 300j-26, 40 CFR Title 100-143, 401 and 403
		(c)	RSA ch. 146-A, Oil Spillage in Public Waters, and rules adopted thereunder
		(d)	RSA ch. 485, New Hampshire Safe Drinking Water Act, and rules adopted thereunder
		(e)	RSA ch. 485-A, Pollution and Waste Disposal, and rules adopted thereunder

 

    52 

     

    

 

EXHIBIT 6

 

SUBLESSEE CERTIFICATE OF GOOD STANDING

 

State of New Hampshire

 

Department of State

 

CERTIFICATE

 

I, William M. Gardner, Secretary of State of the State of New Hampshire,
do hereby certify that FLEXENERGY ENERGY SYSTEMS, INC. is a Delaware Profit Corporation registered to transact business in New Hampshire
on April 04, 2011. I further certify that all fees and documents required by the Secretary of State’s office have been received
and is in good standing as far as this office is concerned.

 

Business ID: 646930

Certificate Number: 0005053485

 

		IN TESTIMONY WHEREOF,
	I hereto set my hand and cause
  to be affixed the Seal of the
  State of New Hampshire, this 9th day of December A.D. 2020.
	
	 
	/s/ William M. Gardner
	William M. Gardner
	Secretary of State

 

    53 

     

    

 

EXHIBIT 7

 

SUBLEASE PROVISIONS REQUIRED BY

THE FEDERAL AVIATION ADMINISTRATION

 

1.       Sublessee,
for himself, his heirs, personal representatives, successors in interest, and assigns, as a part of the consideration hereof, does hereby
agree that in the event facilities are constructed, maintained, or otherwise operated on the Subleased Premises, for a purpose for which
a United States Department of Transportation (“DOT”) program or activity is extended or for another purpose involving the
provision of similar services or benefits, Sublessee shall maintain and operate such facilities and services in compliance with all other
requirements imposed pursuant to Title 49, Code of Federal Regulations, DOT, Subtitle A, Office of the Secretary, Part 21, Nondiscrimination
in Federally Assisted Programs of the Department of Transportation Effectuation of Title VI of the Civil Rights Act of 1964, and as said
Regulations may be amended.

 

2.       Sublessee,
for himself, his personal representative, successors in interest, and assigns, as a part of the consideration hereof, does hereby agree
that: (i) no person on the grounds of race, color, or national origin, shall be excluded from participation in, denied the benefits of,
or otherwise be subjected to discrimination in the use of said facilities; (ii) that in the construction of any improvements on, over,
or under such land and the furnishing of services thereon, no person on the grounds of race, color, or national origin shall be excluded
from participation in, denied the benefits of, or otherwise be excluded from participation in, denied the benefits of, or otherwise be
subject to discrimination; and (iii) that the Sublessee shall use the premises in compliance with all other requirements imposed by or
pursuant to Title 49, Code of Federal Regulations, Department of Transportation, Subtitle A, Office of the Secretary, Part 21, Nondiscrimination
in Federally-Assisted Programs of the Department of Transportation Effectuation of Title VI of the Civil Rights Act of 1964, and as said
Regulation may be amended.

 

3.       That
in the event of breach of any of the above nondiscrimination covenants, Sublessor shall have the right to terminate the Sublease, and
to reenter and repossess said land and the facilities thereon, and hold the same as if said lease, had never been made or issued. This
provision does not become effective until the procedures of 49 CFR, Part 21 are allowed and completed including expiration of appeal rights.

 

4.       Sublessee
shall furnish its accommodations and/or services on a fair, equal and not unjustly discriminatory basis to all users thereof and it shall
charge fair, reasonable and not unjustly discriminatory prices for each unit or service; PROVIDED THAT the Sublessee may be allowed to
make reasonable and nondiscriminatory discounts, rebates or other similar type of price reductions to volume purchasers.

 

5.       Non-compliance
with Provision 4 above shall constitute a material breach thereof and in the event of such non-compliance Sublessor shall have the right
to terminate this Sublease, and the estate hereby created without liability therefor or at the election of the Sublessor or the United
States either or both of Sublessor or the United States shall have the right to judicially enforce provisions.

 

    54 

     

    

 

6.       Sublessee
agrees that it shall insert the above five provisions in any lease agreement, by which said Sublessee grants a right or privilege to any
person, firm or corporation to render accommodations and/or services to the public on the Subleased Premises.

 

7.       Sublessee
assures that it will undertake an affirmative action program as required by 14 CFR, Part 152, Subpart E, to insure that no person shall
on the grounds of race, creed, color, national origin, or sex be excluded from participating in any employment activities covered in 14
CFR, Part 152, Subpart E. Sublessee assures that no person shall be excluded on these grounds from participating in or receiving the services
or benefits of any program or activity covered by this subpart. Sublessee assures that it will require that its covered suborganizations
provide assurance to the Sublessor, that they similarly will undertake affirmative action programs and that they will require assurances
from their suborganizations, as required by 14 CFR, Part 152, Subpart E, to the same effect.

 

8.       Sublessor
reserves the right to further develop or improve the landing area of the Airport as it sees fit, regardless of the desires or view of
the Sublessee and without interference or hindrance.

 

9.       Sublessor
reserves the right, but shall not be obligated to the Sublessee, to maintain and keep in repair the landing area of the Airport and all
publicly-owned facilities of the Airport, together with the right to direct and control all activities of the Sublessee in this regard.

 

10.     This
Sublease shall be subordinate to the provisions and requirements of any existing or future agreement the Sublessor and the United States,
relative to the development, operation or maintenance of the Airport.

 

11.     There
is hereby reserved to Sublessor, its successors and assigns, for the use and benefit of the public, a right of flight for the passage
of aircraft in the airspace above the surface of the Subleased Premises. This public right of flight shall include the right to cause
in said airspace any noise inherent in the operation of any aircraft used for navigation or flight through the said airspace or landing
at, taking off from or operation on the Airport.

 

12.     Sublessee
agrees to comply with the notification and review requirements covered in Part 77 of the Federal Aviation Regulations in the event future
construction of building is planned for the Subleased Premises, or in the event of any planned modification or alteration of any present
or future building or structure situated on Subleased Premises.

 

13.     Sublessee,
by accepting this Sublease expressly agrees for itself, its successors and assigns that it shall not erect nor permit the erection of
any structure or object not permit the growth of any tree on the land leased hereunder above the mean sea level elevation of 200 feet.
In the event the aforesaid covenants are breached, Sublessor reserves the right to enter upon the Premises and to remove the offending
structure or object and cut the offending tree, all of which shall be at the expense of the Sublessee.

 

14.     Sublessee,
by accepting this Sublease, agrees for itself, its successors and assigns that it will not make use of the Subleased Premises in any
manner which might interfere with the landing and taking off of aircraft from the Airport or otherwise constitute a hazard. In the event
the aforesaid covenant is breached, Sublessor reserves the right to enter upon the Subleased Premises, and cause the abatement of such
interference at the expense of the Sublessee.

 

15.     It
is understood and agreed that nothing herein contained shall be construed to grant or authorize the granting of an exclusive right within
the meaning of Section 308a of the Federal Aviation Act of 1958 (49 U.S.C. 1349a).

 

16.     This
Sublease and all the provisions hereof shall be subject to whatever right the United States Government now has or in the future may have
or acquire, affecting the control, operation, regulation and taking over of said Airport or the exclusive or non-exclusive use of the
Airport by the United States during the time of war or national emergency.

 

    55Exhibit 10.9

 

 

 

PLAZA TOWER ONE 

 

Office
Lease

 

BETWEEN

 

GPI PLAZA TOWER, LP,

A
TEXAS LIMITED PARTNERSHIP,

AS
LANDLORD,

 

AND

 

FLEX
LEASING POWER & SERVICE LLC,

A
DELAWARE LIMITED LIABILITY COMPANY,

AS
TENANT

 

6400 SOUTH
FIDDLERS GREEN CIRCLE

GREENWOOD
VILLAGE, COLORADO 80111

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One 

    i 

     

    

 

 

 

OFFICE LEASE

 

BASIC LEASE INFORMATION

 

		1.	Date of Lease: February 19, 2018

 

		2.	Building:

 

		a.	Name:	PLAZA TOWER ONE

		b.	Address:	6400 SOUTH FIDDLERS GREEN CIRCLE

GREENWOOD VILLAGE, CO 80111

		c.	Building Rentable Area: 457,919 square feet

 

	3.	Tenant:	Flex Leasing Power & Service LLC

 

		4.	Premises:

 

		a.	Suite: 900

		b.	Premises Rentable Area: 7,972 square feet

 

		5.	Basic Rent:

 

	 	 	Annual Rate Per	 	 	Basic	 
	Rental	 	Square Foot of Premises	 	 	Monthly	 
	Period	 	Rentable Area	 	 	Rent	 
	Commencement Date	 	 	 	 	 	 	 	 
	– Month 16	 	$	31.00	 	 	$	20,594.33	*
	 	 	 	 	 	 	 	 	 
	Months 17-28	 	$	31.78	 	 	$	21,109.19	 
	 	 	 	 	 	 	 	 	 
	Months 29-40	 	$	32.57	 	 	$	21,636.92	 
	 	 	 	 	 	 	 	 	 
	Months 41-52	 	$	33.38	 	 	$	22,177.84	 
	 	 	 	 	 	 	 	 	 
	Months 53-64	 	$	34.22	 	 	$	22,732.29	 

 

* Notwithstanding
anything to the contrary contained in this Lease, Landlord agrees not to demand or collect from Tenant Basic Monthly Rent for the first
four (4) months after the Commencement Date (the “Abatement Period”). If the Abatement Period ends on a day other than
the first day of a calendar month, Basic Monthly Rent for the month in which the Abatement Period ends shall be prorated based on the
number of days after the Abatement Period in such month and the number of days in such month. If a default beyond any applicable
cure period provided for herein occurs at any time during the Term, the abated Basic Monthly Rent for the Abatement Period will be immediately
due and payable. Except for such Basic Monthly Rent abatement, all of the terms and conditions of this Lease will be applicable during
the Abatement Period.

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One 

    i 

     

    

 

		6.	Tenant’s Share: 1.74% (See subsection 1.1.2)

 

		7.	Operating Base Year: The calendar year 2018

 

		8.	Tax Base: The calendar year 2018

 

		9.	Term: Approximately sixty-four (64) full calendar months

 

		10.	Commencement Date: Upon Substantial Completion of the Tenant’s Improvements (as those terms are defined in Exhibit
C), which is estimated to be May 1, 2018, subject to subsection 1.2.1

 

		11.	Expiration Date: The last day of the sixty-fourth (64th) full calendar month after the
Commencement Date, subject to subsection 1.2.1

 

		12.	Permitted Use: General office use.

 

		13.	Security Deposit: $22,732.29

 

		14.	Guarantor: None.

 

		15.	Addresses:

 

(a) Landlord: GPI Plaza Tower,
LP

 

	 	For Payment of RENT only:	WIRE INSTRUCTIONS FOR RENT
	 	 	 
	 	GPI Plaza Tower, LP	 
	 	PO Box 201365	Bank Name Wells Fargo Bank, NA
	 	Dallas, TX 75320-1365	ABA Number 121000248
	 	 	Account Name Granite Properties,
	 	 	Inc.
	 	 	Account Number 4945061919
	 	 	Reference 6400 South Fiddlers
	 	 	Green Circle and Suite Number

 

Tenant Name: Flex Leasing Power
& Service LLC

Building Name: Plaza Tower One 

    ii 

     

    

 

	 	For NOTICES only:	With a copy at the same time to:
	 	 	 
	 	c/o Property Management	5601 Granite Parkway, Suite 800
	 	Plaza Tower One	Plano, Texas 75024
	 	6400 South Fiddlers Green Circle,	Attention: Director of Leasing
	 	Suite 500	Phone: 972-731-2300
	 	Greenwood Village, CO 80111	Fax: 972-731-2360
	 	 	 
	(b)	Tenant: Flex Leasing Power &	 
	 	Service LLC	 
	 	 	 
	 	For Notices prior to the	For Notices from and after the
	 	Commencement Date:	Commencement Date:
	 	 	 
	 	6400 S. Fiddler’s Green Circle	6400 S. Fiddler’s Green Circle
	 	Suite 450	Suite 900
	 	Greenwood Village, CO. 80111	Greenwood Village, CO. 80111
	 	Attention: Doug Baltzer	Attention: Doug Baltzer
	 	Phone: (720) 573-7664	Phone: (720) 573-7664
	 	Email:	Email:
	 	Doug.baltzer@flexleasingpower.com	Doug.baltzer@flexleasingpower.com
	 	 	 
	 	With a copy to:	With a copy to:
	 	 	 
	 	Lewis Roca Rothgerber	Lewis Roca Rothgerber
	 	Christie LLP	Christie LLP
	 	1200 17th Street, Suite 3000	1200 17th Street, Suite 3000
	 	Denver, CO 80202-5855	Denver, CO 80202-5855
	 	Attention: Joel Fry	Attention: Joel Fry
	 	Phone: (303) 628-9547	Phone: (303) 628-9547
	 	Email: jfry@lrrc.com	Email: jfry@lrrc.com

 

		16.	Parking:

 

2 Reserved spaces at $75.00

per month each

 

21 Unreserved spaces at $55.00

per month each

 

23 Total spaces

(Subject to Exhibit F)

 

		17.	Brokers: Colliers International (Robert Whittelsey and Katy Sheehy) on behalf of Landlord and JLL (Tim Bourdelais) on behalf
of Tenant.

 

		18.	Tenant’s Improvements:

 

Shall be constructed on a “turn-key”
basis by Landlord.

(Subject to Exhibit C)

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One 

    iii 

     

    

 

TABLE OF CONTENTS

FOR OFFICE LEASE

 

	 	Page
	 	 
	ARTICLE 1 TERM AND POSSESSION	1
	 	 
	ARTICLE 2 RENT	6
	 	 
	ARTICLE 3 SECURITY DEPOSIT	13
	 	 
	ARTICLE 4 OCCUPANCY AND USE	13
	 	 
	ARTICLE 5 UTILITIES AND SERVICES	15
	 	 
	ARTICLE 6 MAINTENANCE, REPAIRS, ALTERATIONS AND IMPROVEMENTS	18
	 	 
	ARTICLE 7 INSURANCE AND CASUALTY	20
	 	 
	ARTICLE 8 CONDEMNATION	25
	 	 
	ARTICLE 9 LIENS	25
	 	 
	ARTICLE 10 TAXES ON TENANT’S PROPERTY	26
	 	 
	ARTICLE 11 SUBLETTING AND ASSIGNING	26
	 	 
	ARTICLE 12 TRANSFERS BY LANDLORD, SUBORDINATION AND TENANT’S ESTOPPEL CERTIFICATE	28
	 	 
	ARTICLE 13 DEFAULT	29
	 	 
	ARTICLE 14 NOTICES	33
	 	 
	ARTICLE 15 MISCELLANEOUS PROVISIONS	33

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One 

    iv 

     

    

 

EXHIBITS TO OFFICE LEASE

 

	Exhibit A	Land Legal Description
	Exhibit B	Premises Floor Plan
	Exhibit C	Work Letter
	Exhibit D	Rules and Regulations
	Exhibit E	Acceptance of Premises Memorandum
	Exhibit F	Parking Agreement

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One 

    v 

     

    

 

 

OFFICE LEASE

 

This Office Lease (this
 “Lease”) is made by and between GPI PLAZA TOWER, LP, a Texas limited partnership (“Landlord”), and
FLEX LEASING POWER & SERVICE LLC, a Delaware limited liability company (“Tenant”). The Basic Lease Information
attached hereto as pages i through iv (the “Basic Lease Information”) and all exhibits and other attachments to this
Lease are incorporated into this Lease and made a part hereof. Capitalized terms used in this Lease without definitions have the respective
meanings assigned to them in the Basic Lease Information.

 

ARTICLE 1

TERM AND POSSESSION

 

SECTION
1.1         LEASE OF PREMISES, COMMENCEMENT AND EXPIRATION.

 

		1.1.1	Lease of Premises. The Building is constructed on the land described in Exhibit A
                                                             attached hereto (the “Land”) and is served by a parking garage structure (the “Garage”). In
                                                             consideration of the mutual covenants herein, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the
                                                             Premises, subject to all the terms and conditions of this Lease. The Building includes a “Tower” and a
                                                             “Retail Area”. The Premises are shown as the crosshatched area on Exhibit B attached hereto. The Building,
                                                             the Garage, the Land and all other improvements located thereon and appurtenances thereto are referred to collectively herein as the
                                                             “Property”.

 

		1.1.2	Rentable Area. The agreed rentable area of the Premises is stipulated to be the Premises Rentable Area, which is set forth
in the Basic Lease Information. The Tenant’s Share stipulated in the Basic Lease Information has been calculated by dividing the
Premises Rentable Area by the Building Rentable Area, then expressing such quotient as a percentage.

 

		1.1.3	Term and Commencement. The Term of this Lease shall commence on the Commencement Date (as such Commencement Date may be adjusted
pursuant to subsection 1.2.1 below or the Work Letter (herein so called) attached hereto as Exhibit C) and, unless sooner terminated
pursuant to the terms of this Lease, shall expire, without notice to Tenant, on the Expiration Date (as such Expiration Date may be adjusted
pursuant to subsection 1.2.1 below or the Work Letter). In the event the Commencement Date occurs on other than on the first day of the
month, such partial month shall be added to the Term and the Expiration Date shall be the last day of the last month of the Term.

 

SECTION
1.2         COMPLETION AND DELIVERY OF PREMISES.

 

	1.2.1	Construction
of Tenant’s Improvements. The Tenant’s Improvements shall be constructed in the Premises as defined and provided in the
Work Letter. Landlord will use reasonable efforts to achieve Substantial Completion (as defined in the Work Letter) of the Tenant’s
Improvements by the Commencement Date provided in the Basic Lease Information. If Substantial Completion of the Tenant’s Improvements
is not achieved by the Commencement Date stated in the
Basic Lease Information for any reason other than Tenant Delays (as defined in the Work Letter), or force majeure (as defined in Section
15.13), Tenant’s sole and exclusive remedies shall be as follows:

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    1 

     

    

 

		1.2.1.1	Tenant shall be entitled to an adjustment of the Commencement Date and the Expiration Date.

 

		1.2.1.2	If Substantial Completion of the Tenant’s Improvements does not occur on or before September 1, 2018 (as such date may
be extended on a day-for-day basis for any delay caused by Tenant Delays or force majeure), then Tenant shall be entitled to a Rent credit
equal to one (1) day of Basic Annual Rent and Additional Rent for each day from and including September 1, 2018 until the date of Substantial
Completion of the Tenant’s Improvements, which credit shall be applied against the next payments of Basic Annual Rent and Additional
Rent due and owing by Tenant.

 

		1.2.1.3	If Substantial Completion of the Tenant’s Improvements does not occur on or before January 1, 2019 (as such date may be extended
on a day-for-day basis for any delay caused by Tenant Delays or force majeure), then Tenant shall have the right to terminate this
Lease by the delivery of written notice to Landlord prior to the date of Substantial Completion of the Tenant’s Improvements, time
being of the essence.

 

		1.2.2	Acceptance of Premises Memorandum.
                                            Within ten (10) days after Substantial Completion of the Tenant’s Improvements, Landlord
                                            and Tenant shall execute the Acceptance of Premises Memorandum (herein so called) in the
                                            form attached hereto as Exhibit E; provided, however, that in the event Tenant occupies
                                            the Premises for the purpose of conducting its business therefrom and fails to timely execute
                                            an Acceptance of Premises Memorandum, the Premises shall be deemed to be Substantially Complete
                                            (as defined in the Work Letter) and suitable for the Permitted Use without Tenant’s
                                            execution of an Acceptance of Premises Memorandum.

 

		1.2.3	Occupancy of the Premises. Tenant shall have no right to occupy any portion of the Premises prior to Substantial Completion.
Notwithstanding the foregoing, Tenant and Tenant’s Contractors (as defined in the Work Letter) and consultants shall have the right
to enter upon the Premises up to 14 days prior to the Commencement Date with Landlord’s prior written approval, such approval not
to be unreasonably withheld or delayed, to perform installation of Tenant’s telephone systems, office equipment, trade fixtures
and furnishings, provided Tenant and Tenant’s Contractors and consultants shall not interfere with the construction of the Tenant’s
Improvements and further provided that such entry shall be subject to all terms and conditions of this Lease other than the obligation
to pay Rent.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    2 

     

    

 

		1.2.4	Temporary Space. Pursuant to that certain Sublease Agreement between Tenant, as subtenant, and Brightstar US, Inc., a Florida
corporation, as sublandlord, dated effective as of January ___, 2015 (the “Sublease”), Tenant subleases and occupies
approximately 5,078 rentable square feet of space known
as Suite 450, located on the fourth (4th) floor of the Building (the “Subleased Premises”). The Sublease
expires by its terms on February 27, 2018 (the “Sublease Expiration Date”). In the event the Commencement Date has
not occurred by the Sublease Expiration Date, then: (a) commencing on the Sublease Expiration Date, and continuing up to and including
the Commencement Date, Landlord will make available to Tenant the Subleased Premises (referred to herein as the “Temporary Space”):
(b) Tenant shall accept the Temporary Space in its “as is” condition as of the Sublease Expiration Date, (c) on the Commencement
Date, Tenant will surrender the Temporary Space in the condition it was delivered, ordinary wear and tear excepted, and (d) Tenant’s
use of the Temporary Space will be on all the terms and conditions of the Lease, except that Tenant shall not be obligated to pay Rent
for the Temporary Space.

 

SECTION 1.3        REDELIVERY OF THE PREMISES.
Upon the expiration or earlier termination of this Lease or upon the exercise by Landlord of its right to re-enter the Premises without
terminating this Lease pursuant to subsection 13.2.2 below, Tenant shall immediately deliver to Landlord the Premises in a safe, clean,
neat, sanitary and operational condition, ordinary wear and tear, damage by casualty and condemnation and repairs required to be made
by Landlord hereunder excepted, together with all keys and parking and access cards. At Landlord’s option, (a) all fixtures installed
in the Premises shall remain therein and become the property of Landlord, and (b) all voice and data cabling and wiring installed by Tenant
shall be removed at Tenant’s expense.

 

SECTION
1.4        HOLDING OVER. In the event Tenant
retains possession of the Premises after the expiration or earlier termination of this Lease, such possession shall constitute a tenancy
at sufferance only, subject, however, to all of the terms, provisions, covenants and agreements on the part of Tenant hereunder. In such
event, Tenant shall be subject to immediate eviction and removal and shall pay Landlord as rent for the period of such holdover an amount
equal to one and one-half (1-1/2) times the Basic Annual Rent and Additional Rent (each as hereinafter defined) in effect immediately
preceding expiration or termination, as applicable, which payments shall be due and payable on or before the first (1st) day
of each month during any holdover period. Tenant shall also pay any actual damages sustained by Landlord as a result of such holdover
but Tenant shall not be liable for any indirect, speculative, punitive, consequential or exemplary damages. Notwithstanding the foregoing,
in the event such holdover exceeds thirty (30) days, Tenant shall also pay any consequential damages sustained by Landlord as a result
of such holdover but Tenant shall not be liable for punitive or exemplary damages.

 

SECTION
1.5         RENEWAL OPTION.

 

		1.5.1	If, and only if, on the date Tenant notifies Landlord of its intention to renew the term of this Lease (as provided below) and on
the Expiration Date, (i) Tenant is not in default under this Lease beyond any applicable notice and cure period, (ii) Tenant (or an Affiliate,
as defined in Section 11.1) then occupies all of the Premises, and (iii) this Lease is in full force and effect, then Tenant, but not
any assignee or subtenant of Tenant (except an Affiliate, as defined in Section 11.1), shall have and may exercise an option to renew
(the “Renewal Option”) this Lease for one (1) additional term of five (5) years (the “Renewal Term”)
upon substantially the same terms and conditions contained in this Lease with the exceptions that (x) this Lease shall not be further
available for renewal and (y) the rental for the Renewal Term shall be based
on “Fair Market Value” hereinafter defined. “Fair Market Value” is hereby defined to mean the then fair market
value payable by new and renewing tenants having a credit standing substantially similar to that of Tenant, for premises in buildings
of similar quality, size, utility and location as the Building, including any additions thereto, in buildings located within the Denver
southeast suburban market and leased for a renewal term approximately equal to the Renewal Term. Fair Market Value will take into consideration
adjustments for those then current leasing inducements, leasing concessions, tenant improvements allowances, and parking concessions.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    3 

     

    

 

		1.5.2	If Tenant desires to renew this Lease, Tenant must notify Landlord in writing of its intention to renew on or before the date which
is at least nine (9) full months but no more than twelve (12) full months prior to the Expiration Date. Landlord shall, within the next
thirty (30) days, notify Tenant in writing of Landlord’s determination of Fair Market Value and Tenant shall, within the next thirty
(30) days following receipt of Landlord’s determination of the Fair Market Value, notify Landlord in writing of Tenant’s acceptance
or rejection of Landlord’s determination of the Fair Market Value or Tenant’s desire to withdraw its election to exercise
the Renewal Option. If Tenant timely notifies Landlord of Tenant’s acceptance of Landlord’s determination of the Fair Market
Value, this Lease shall be extended as provided herein and Landlord and Tenant shall, within thirty (30) days of such acceptance enter
into an amendment to this Lease to reflect the extension of the term and changes in Rent in accordance with this paragraph. If Tenant
fails to timely respond to notice of Landlord’s determination of the Fair Market Value, Tenant will be deemed to have withdrawn
Tenant’s election to exercise the Renewal Option and this Lease will terminate as of the Expiration Date.

 

		1.5.3	If Tenant rejects Landlord’s determination of the Fair Market Value for an extension of the Term, Tenant will deliver notice
of such dispute, together with Tenant’s proposed Fair Market Value, to Landlord within thirty (30) days of Tenant’s receipt
of Landlord’s determination. The parties will then attempt in good faith to agree upon the Fair Market Value. If they fail to agree
within fifteen (15) days, then Landlord and Tenant will each appoint an arbitrator meeting the criteria below within seven (7) days after
the expiration of such fifteen (15) day period. Each arbitrator shall (i) be a real estate broker licensed under the laws of the State
of Colorado, (ii) have been actively and continuously engaged in leasing office space in multi-story office buildings in the southeast
Denver metropolitan area for not less than the previous ten (10) years, and (iii) during the previous ten (10) years been involved in
transactions which in the aggregate total more than one million (1,000,000) square feet of rentable area of office space in the Denver
metropolitan area. The arbitrator(s) selected by Landlord and Tenant shall not be the real estate brokers or agents that have previously
represented Landlord or Tenant. The two arbitrators thus appointed will, within seven (7) days of their mutual appointment, together appoint
a third arbitrator meeting the foregoing criteria. Within ten (10) days after the last arbitrator is so appointed, Landlord and Tenant
may submit to the arbitrators their respective determinations of Fair Market Value and any supporting information or analysis. The arbitrators
will determine, by majority vote which of Landlord’s determination of the Fair Market Value or Tenant’s determination of the
Fair Market Value is the closest to the Fair Market Value and such
determination shall be the final Basic Rental Rate for the Renewal Term.

 

		1.5.4	Landlord and Tenant will each pay all costs, fees and expenses of the respective arbitrator they appointed. Landlord and Tenant will
also each pay, directly to the third arbitrator, one-half of all costs, fees and expenses of the third arbitrator.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    4 

     

    

 

SECTION 1.6         RIGHT
OF FIRST OFFER TO LEASE. Subject to the terms of this Section 1.6 and the rights of existing tenants in the Building as of the Date
of Lease, Landlord grants to Tenant a continuous right of first offer (“Right of First Offer”) to lease any additional
space on the ninth (9th) floor of the Building (“ROFO Space”) that is “Available for Direct Lease”
(as defined below), at the proposed economic terms determined by Landlord in its good faith determination (the “Market Terms”).

 

		1.6.1	Available for Direct Lease. “Available
                                            for Direct Lease” shall mean vacant or not subject to any unexercised right by
                                            a third party; provided that if Tenant desires such space, Landlord will offer such space
                                            as required to trigger and resolve such third party right.

 

		1.6.2	Space. Within twenty (20) days after Landlord’s receipt of a written request from Tenant for additional space in the
Building (“Request for Space”). Landlord will notify Tenant of the availability of any ROFO Space that is currently
Available for Direct Lease and any ROFO Space that Landlord anticipates may become Available for Direct Lease within six (6) months following
Landlord’s receipt of the Request for Space (the “Designated ROFO Space”) including the date of availability
and the Market Terms for such Designated ROFO Space (“Landlord’s Offer Notice”). Any Designated ROFO Space that
is not currently Available for Direct Lease when Landlord delivers Landlord’s Offer Notice shall remain subject to availability.
Landlord’s Offer Notice will contain a term that is coterminous with the Term of this Lease provided that the minimum term offered
shall be at least thirty-six (36) full calendar months. Within ten (10) days after receipt of Landlord’s Offer Notice, Tenant shall
notify Landlord in writing of Tenant’s intention to lease such Designated ROFO Space, which such notice, if provided, shall state
that Tenant either does or does not accept the Market Terms. If Tenant does not accept the Market Terms and Tenant and Landlord are unable
after good faith negotiations to agree on the Market Terms for such Designated ROFO Space within thirty (30) days thereafter, Tenant shall
be deemed to have declined to lease such Designated ROFO Space. Failure of Tenant to timely respond in writing within ten (10) days after
receipt of Landlord’s Offer Notice shall be deemed a refusal to lease such Designated ROFO Space. If Tenant elects to lease such
Designated ROFO Space, Landlord and Tenant shall execute an amendment to this Lease which shall add such Designated ROFO Space to the
Premises on the same terms and conditions for the remainder of the Term, except for the applicable Market Terms which will be as set forth
in Landlord’s Offer Notice. If, however, Tenant fails to execute an amendment to this Lease for such Designated ROFO Space within
thirty (30) days after receipt of the amendment from Landlord, Tenant shall thereafter have no rights hereunder with regard to such Designated
ROFO Space and Tenant’s Right of First Offer shall terminate.

 

		1.6.3	No Default. As a condition precedent to Tenant’s exercise of its Right of First Offer, Tenant shall not be in default
after notice and opportunity to cure, at the time of Tenant’s Request for Space, Landlord’s Offer Notice or the date at which
such Designated ROFO Space is to be delivered to Tenant. Any assignment or subletting of this Lease, or the Premises, other than to an
Affiliate (as defined in Section 11.1), shall terminate Tenant’s rights under this Section 1.6.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    5 

     

    

 

ARTICLE 2

RENT

 

SECTION 2.1         BASIC RENT. Tenant
shall pay as annual rent for the Premises the product of the Premises Rentable Area times the annual rate per square foot of Premises
Rentable Area shown in the Basic Lease Information (such product is herein called “Basic Annual Rent”). The Basic Annual
Rent shall be payable in monthly installments equal to the applicable “Basic Monthly Rent” shown in the Basic Lease Information,
and the monthly installments of Basic Annual Rent shall be due in advance, without demand, offset or deduction, commencing on the Commencement
Date and continuing on the first (1st) day of each calendar month thereafter unless otherwise provided herein. If the Commencement
Date occurs on a day other than the first day of the calendar month, the monthly installment of Basic Annual Rent for such partial month
shall be prorated. Upon execution of this Lease, Tenant shall pay to Landlord an amount equal to the initial monthly installment of Rent
due hereunder and such amount shall be applied to the first installment of Rent due hereunder. All payments shall be payable to Landlord
and sent to the payment address or routing number provided to Tenant by Landlord. All payments shall be in the form of check or wire transfer
unless otherwise designated by Landlord, provided that payment by check shall not be deemed made if the check is not duly honored with
good funds.

 

SECTION
2.2         ADDITIONAL RENT.

 

		2.2.1	Definitions. For purposes of this Lease, the following definitions shall apply:

 

		(a)	“Additional Rent” shall mean the sum of: (i) Tenant’s Share multiplied by the amount by which Operating Expenses
(hereinafter defined) for such calendar year exceed the Operating Expenses for the Operating Base Year, plus (ii) Tenant’s Share
multiplied by the amount by which Taxes (hereinafter defined) for such calendar year exceed Taxes for the Tax Base, plus (iii) any applicable
rental, excise, sales, transaction, business activity tax or levy, imposed upon or measured by the rental required to be paid by Tenant
under this Lease during the calendar year in question (“Rental Tax”).

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    6 

     

    

 

		(b)	“Operating Expenses”
                                            shall mean all of the costs and expenses Landlord incurs, pays or becomes obligated to pay
                                            in connection with operating, maintaining, insuring and managing the Property for a particular
                                            calendar year or portion thereof, as reasonably determined by Landlord in accordance with
                                            sound accounting principles and all taxes thereon, including, without limitation, all costs
                                            of maintaining and managing the Building or any part thereof to be sustainable and conform
                                            with the USGBC’s LEED rating system (as the same may be modified or updated and as
                                            applicable to the Building) or such other sustainability or “green building”
                                            certification system as may be selected by Landlord from time to time (individually and collectively
                                            “Green Building Certification”). Landlord shall reasonably allocate Operating
                                            Expenses between the Tower and the Retail Area. Notwithstanding the foregoing, the term Operating
                                            Expenses shall not include:

 

		(i)	management fees payable to the property management company managing the Property (the “Property Manager”), which
Property Manager may be an affiliate of Landlord, in excess of the amounts reasonably customary in the marketplace for office buildings
comparable to the Building

 

		(ii)	legal services, if incurred:

 

		(A)	in connection with tenant defaults, lease negotiations or procuring new tenants, or

 

		(B)	as the result of a specific claim or action for which another tenant in the Building is obligated under its lease to pay Landlord’s
legal fees; and

 

		(iii)	any capital expenditures except for:

 

		(A)	the cost of any improvements made to the
                                            Property by Landlord that are required under any governmental law or regulation which was
                                            not promulgated, or which was promulgated but was not applicable to the Building, at the
                                            time of the Commencement Date, amortized over such period as Landlord shall reasonably determine
                                            (but not less than the useful life of such improvement), together with an amount equal to
                                            interest on the unamortized balance thereof at a rate which is equal to the sum of two percent
                                            (2%) per annum plus the annual “Prime Rate” published by The Wall Street Journal
                                            in its listing of “Money Rates,” or if such rate is no longer published,
                                            a comparable rate of interest listed in a nationally circulated publication reasonably selected
                                            by Landlord, provided that such sum may in no event exceed the maximum interest allowed to
                                            be contracted for under applicable law (such sum is herein called the “Amortization Rate”);

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    7 

     

    

 

		(B)	the cost of any improvement made to the Common Areas or Service Corridors of the Property that is required under interpretations or
regulations issued after the Commencement Date under, or amendments made after the Commencement Date to, the applicable provisions of
state laws which apply to persons with disabilities and the provisions of the American With Disabilities Act of 1990, 42 U.S.C. §§12101-12213
(such statutes, interpretations and regulations are herein collectively
called the “Disability Acts”). amortized over such period as Landlord shall reasonably determine (but not less than
the useful life of such improvement), together with an amount equal to interest on the unamortized balance thereof at a rate which, on
the date the improvement in question is fully completed, is equal to the Amortization Rate;

 

		(C)	the cost of any other equipment installed in, or capital improvement made to, the Building to the extent such equipment reduces Operating
Expenses, increases energy efficiency or decreases the Building’s use of natural resources or eliminates waste of the same, amortized
over such period as is reasonably determined by Landlord (but not less than the useful life of such improvement), together with an amount
equal to interest on the unamortized balance thereof at a rate, which on the date the device or equipment in question is fully installed,
is equal to the Amortization Rate;

 

		(D)	the cost of any improvements to the Building or equipment installed in or on the Building in connection with maintaining Green Building
Certification, amortized over such period as is reasonably determined by Landlord (but not less than the useful life of such equipment),
together with an amount equal to interest on the unamortized balance thereof at a rate, which on the date the improvement is completed
or the equipment installed is equal to the Amortization Rate;

 

		(iv)	any costs or expenses associated with the leasing, marketing, solicitation, negotiation and execution of leases in the Building including
without limitation promotional and advertising expenses, commissions, finders fees and referral fees, accounting, legal and other professional
fees and expenses relating to the negotiation and preparation of any lease;

 

		(v)	any costs or expenses originally incurred in connection with the initial design and construction of the Building;

 

		(vi)	any portion of the wages, salaries, benefits, reimbursable expenses and taxes (or allocations thereof) paid to full and part time
personnel of Landlord or Property Manager (collectively, “Compensation Expenses”) to the extent any employee’s
time is devoted to efforts unrelated to the maintenance and operation of the Building, provided that in no event shall Compensation Expenses
of Property Manager which are included in Operating Expenses exceed the then prevailing market compensation expense for a full-time building
manager in comparable office buildings;

 

		(vii)	any costs or expenses incurred in connection with upgrading the Building to comply with life safety codes, ordinances, statutes or
other laws in effect prior to the Commencement Date or
to comply with a tenant’s separate specific request;

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    8 

     

    

 

		(viii)	any costs or expenses related to monitoring, testing, removal, cleaning, abatement or remediation of any Hazardous or Toxic Materials
(hereinafter defined) in the Building or on the Land;

 

		(ix)	any costs of any service or items sold or provided to tenants or other occupants for which Landlord or Landlord’s managing agent
has been or is entitled to be reimbursed by such tenants or other occupants for such service;

 

		(x)	any costs or expenses in connection with services or other benefits which are provided to another tenant or occupant of the Building
and which do not benefit Tenant;

 

		(xi)	any costs for the purchase of sculptures, paintings, fountains or other objects of art or the display of such items;

 

		(xii)	any increase in Landlord’s insurance premiums caused by a specific use of another tenant;

 

		(xiii)	any Operating Expense covered by insurance or condemnation proceeds or reimbursed pursuant to warranty or service contracts;

 

		(xiv)	any costs or expenses incurred in connection with the renovation of space or construction of improvements for another tenant of the
Building;

 

		(xv)	overhead or profits paid to subsidiaries or affiliates of Landlord or to any party as a result of a non-competitive selection process,
for management of other services to the Building, or for supplies or other materials, to the extent that the costs of such supplies or
materials exceed the costs that would have been paid had the services, supplies or materials been provided by parties unaffiliated with
the Landlord on a competitive basis and are consistent with those incurred by similar buildings in the same metropolitan area in which
the Building is located;

 

		(xvi)	any fines, costs, penalties or interest resulting from Landlord’s violation of any law, rule or regulation or from the gross
negligence, willful misconduct or deliberate act or omission of the Landlord or its agents, contractors, or employees;

 

		(xvii)	any costs, fees, dues, contributions or similar political, charitable expenses; or

 

		(xix)	costs for capital reserves of any kind.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    9 

     

    

 

		(c)	“Taxes” shall mean (i) all real estate taxes and other taxes or assessments which are levied with respect to the
Property or any portion thereof for each calendar year (but excluding any penalties thereon), (ii) any tax, surcharge or assessment, however
denominated, including any excise, sales, capital stock, assets, franchise, transaction, business activity, privilege or other tax (other
than any Rental Tax), which is imposed upon Landlord or the Property and which is attributable to rent or other revenue derived from the
Property or which is imposed as a supplement to or in lieu of real estate taxes or as a means of raising government revenue to replace
revenue lost because of a reduction in real estate taxes, and (iii) the costs and expenses of a consultant, if any, or of contesting the
validity or amount of any tax, surcharge or assessment described in clause (i) or (ii) above. “Taxes” shall not include gross
receipts taxes, personal and corporate income taxes, inheritance and estate taxes, other business taxes, franchise, gift, transfer taxes,
business license fees or taxes, or and any penalties or interest due to Landlord’s failure to pay taxes when due.

 

		2.2.2	Gross-Up. If the Building is not 95% occupied during any calendar year or partial calendar year, including the Operating Base
Year, or if Landlord is not supplying services to 95% of the total square footage of Building Rentable Area at any time during a calendar
year or partial calendar year, including the Operating Base Year, Operating Expenses shall be determined as if the Building had been 95%
occupied and Landlord had been supplying services to 95% of the square footage of Building Rentable Area during that calendar year; provided,
however, that Landlord agrees that Landlord will not collect or be entitled to collect Operating Expenses from all of its tenants of the
Building in an amount which is in excess of one hundred percent (100%) of the Operating Expenses actually paid or incurred by Landlord
in connection with the operation of the Property. The extrapolation of Operating Expenses under this subsection 2.2.2 shall be performed
by Landlord by adjusting the cost of those components of Operating Expenses that are impacted by changes in the occupancy of the Building,
including, without limitation, electricity, janitorial services and management fees.

 

		2.2.3	Payment Obligation. In addition to the Basic Rent specified in this Lease, Tenant shall pay to Landlord the Additional Rent
in monthly installments as hereinafter provided. Landlord shall use reasonable efforts to provide Tenant with written notice of Tenant’s
estimated Additional Rent for the next calendar year and the amount of the monthly installment of Additional Rent due for such year by
December 15 of each calendar year or as soon thereafter as is reasonably possible. Landlord shall have the right to increase Tenant’s
estimated Additional Rent during any calendar year if Landlord reasonably believes Operating Expenses or Taxes have increased (or are
likely to increase) during such year. Beginning on the Commencement Date and continuing on the first day of each month thereafter, Tenant
shall pay to Landlord the applicable monthly installment of Additional Rent, without demand, offset or deduction, provided, however, if
the applicable installment covers a partial month, then such installment shall be prorated on a daily basis.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    10 

     

    

 

 

		(a)	This subparagraph (a) applies to each calendar year during which Additional Rent is owing except for the calendar year in which the
Expiration Date or termination date of this Lease occurs. Within ninety (90) days after the end of each calendar year or as soon thereafter
as is reasonably possible, Landlord shall prepare and deliver to Tenant a statement showing Tenant’s actual Additional Rent for
the applicable calendar year. If Tenant’s total monthly payments of estimated Additional Rent for the applicable year are less than
Tenant’s actual Additional Rent, then Tenant shall pay to Landlord the amount of such underpayment. If Tenant’s total monthly
payments of estimated Additional Rent for the applicable year are more than Tenant’s actual Additional Rent, then Landlord shall
pay such amount to Tenant or, at Landlord’s option, credit against the next Additional Rent payment or payments due from Tenant
the amount of such overpayment. This provision shall survive the expiration or earlier termination of this Lease with respect to the calendar
year in which the Expiration Date or termination date occurs.

 

		(b)	Within ninety (90) days after the Expiration Date or termination date of this Lease or as soon thereafter as is reasonably possible,
Landlord shall prepare and deliver to Tenant a statement (the “Final Additional Rent Statement”) showing Tenant’s
actual Additional Rent for the period beginning January 1 of the year in which the Expiration Date or termination date occurs and ending
on the Expiration Date or termination date (such period is herein called the “Final Additional Rent Period”). Landlord
shall have the right to estimate the actual Operating Expenses and Additional Rent allocable to the Final Additional Rent Period which
are not determinable within such ninety (90) day period. If the aggregate of Tenant’s monthly payments of estimated Additional Rent
for the Final Additional Rent Period are less than Tenant’s actual Additional Rent for such period as set forth in the Final Additional
Rent Statement, then Tenant shall pay to Landlord the amount of such underpayment. If Tenant’s monthly payments of estimated
Additional Rent for the Final Additional Rent Period are more than Tenant’s actual Additional Rent for such period as set forth
in the Final Additional Rent Statement, Landlord shall pay to Tenant the amount of such excess payments, less any amounts then owed to
Landlord.

 

		(c)	Landlord will cause adequate books and records for Operating Expenses and Taxes and other amounts relevant to Tenant’s obligations
under this Lease to be maintained in accordance with the provisions set forth herein. Unless Tenant takes written exception to any item
within sixty (60) days after delivery to Tenant of an annual statement or a statement delivered for the Final Additional Rent Period,
such statement shall be considered as final and accepted by Tenant. Within ten (10) business days following a request from Tenant, Landlord
shall furnish written explanations to Tenant in reasonable detail for any computation made under this Lease. If Tenant questions such
computation following receipt of such explanation, Tenant, within ten (10) business days following receipt of such explanation, shall
give notice thereof to Landlord, and Landlord and Tenant shall, within twenty (20) business
days thereafter, discuss, in good faith, such computation.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    11

     

    

 

		(d)	In the event the amount of Tenant’s Share of Operating Expenses increases by five percent (5%) or more over the prior year,
Tenant shall have the right to perform, at Tenant’s expense, an audit of Landlord’s books and records to verify Landlord’s
calculation of the actual Operating Expenses, provided that such audit shall be conducted by an unrelated, third party certified public
accountant who is not a tenant in the Building, reasonably acceptable to Landlord, and not compensated on a contingent fee basis. Any
such audit shall be conducted, if at all, (i) no later than one hundred twenty (120) days after delivery to Tenant of the annual statement
in question, and within sixty (60) days after Landlord’s receipt of prior written notice that Tenant has decided to perform an audit,
(ii) during Landlord’s normal business hours, (iii) at the place where Landlord maintains it records, and (iv) on a confidential
basis. The auditor’s report reflecting the results of such audit shall properly apply the definition of “Operating Expenses”
set forth in the Lease and include a certification that it was prepared in accordance with such definition of Operating Expenses. Prior
to finalizing its report, Tenant’s auditor shall present its findings in draft form to Landlord for review. Landlord may discuss
the findings with the auditor and offer comments, explanations and suggested changes to the report as Landlord believes appropriate. The
final report of Tenant’s auditor and the determinations set forth therein (“Tenant’s Auditor’s Report”),
if prepared in accordance with this subparagraph and if updated as necessary to properly incorporate Landlord’s comments, explanations
and suggested changes, shall be binding on Landlord and Tenant. If Tenant’s Auditor’s Report reflects an overcharge in the
total actual Operating Expenses of more than five percent (5%) in the aggregate for such audited calendar year, then Landlord shall reimburse
Tenant for all actual reasonable out-of-pocket third-party costs (excluding travel costs) incurred by Tenant in connection with Tenant’s
Auditor’s Report. If Tenant’s Auditor’s Report reflects that the actual Operating Expenses were overcharged or undercharged
in the audited calendar year, Tenant shall, within thirty (30) days after receipt of such report, pay to Landlord the amount of any underpayment
or, if applicable, Landlord shall pay to Tenant the amount of any overpayment.

 

SECTION 2.3      RENT DEFINED AND NO OFFSETS.
Basic Annual Rent, Additional Rent and all other sums (whether or not expressly designated as rent) required to be paid to Landlord
by Tenant under this Lease (including, without limitation, any sums payable to Landlord under any addendum, exhibit or schedule attached
hereto) shall constitute rent and are sometimes collectively referred to as “Rent”. Each payment of Rent shall be paid
by Tenant when due, without prior demand therefor and without deduction or setoff.

 

SECTION 2.4      LATE CHARGES; INTEREST RATE.
If any Rent under this Lease shall not be paid within five (5) days after the date such payment is due, a “Late Charge”
of ten percent (10%) of the payment then overdue may be charged by Landlord to defray Landlord’s administrative expense incident
to the handling of such overdue payments. Furthermore, any amount due from Tenant to Landlord which is not paid within ten (10) days after
the date due shall bear interest at the lower of (i) eighteen percent (18%) per annum or (ii) the highest rate from time to time allowed
by applicable law, from the date such payment is due until paid. Notwithstanding the foregoing, Landlord shall waive the Late Charge and
interest for late payment of Rent, no more than one (1) time in any calendar year if the late payment is received within five (5) days
after notice to Tenant from Landlord.

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

    12

     

    

 

ARTICLE 3

SECURITY DEPOSIT

 

If a Security Deposit is specified in the
Basic Lease Information, Tenant will pay Landlord on the Date of Lease such Security Deposit as security for the performance of the terms
hereof by Tenant. Tenant shall not be entitled to interest thereon and Landlord may commingle such Security Deposit with any other funds
of Landlord. The Security Deposit shall not be considered an advance payment of rental or a measure of Landlord’s damages in case
of default by Tenant. If a default by Tenant shall occur under this Lease, Landlord may, but shall not be required to, from time to time,
without prejudice to any other remedy, use, apply or retain all or any part of this Security Deposit for the payment of any Rent or any
other sum in default or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default,
including, without limitation, costs and attorneys’ fees incurred by Landlord to recover possession of the Premises. If Landlord
shall use, apply or retain all or any part of the Security Deposit as provided for above, Tenant shall restore the Security Deposit to
the amount set forth in the Basic Lease Information within thirty (30) days after receipt of notice from Landlord. So long as Tenant (a)
is not in default beyond applicable notice and cure period at the end of the Term, (b) surrenders the Premises in accordance with the
terms and provisions of this Lease, and (c) has performed an end of Term walk through with Landlord, the Security Deposit or any balance
of the Security Deposit shall be returned to Tenant within thirty (30) days after the Expiration Date.

 

ARTICLE 4

OCCUPANCY AND USE

 

SECTION
4.1       USE OF PREMISES.

 

		4.1.1	General. The Premises shall, subject to the remaining provisions of this Section, be used solely for the Permitted Use. Without
limiting the foregoing, Tenant shall comply with all laws, statutes, ordinances, orders, permits and regulations affecting Tenant’s
use and occupancy of the Premises. Tenant will not do or permit anything which may disturb the quiet enjoyment of any other tenant of
the Property. Tenant shall not permit the occupancy of the Premises to exceed a ratio of more than one (1) person per 250 square feet
of Premises Rentable Area. Notwithstanding the foregoing, Landlord acknowledges that from time to time Tenant will have in excess of one
person per 250 square feet of Premises Rentable Area due to meetings, conferences, training and similar circumstances, and Landlord agrees
that such occasional use of the Premises exceeding the occupancy ratio shall not constitute a default under this Lease.

 

		4.1.2	Landlord’s Compliance Obligation. Landlord shall comply with all laws, statutes, ordinances, orders and regulations relating
to the Property (exclusive, however, of those with which Tenant is obligated to comply by reason of subsection 4.1.1) as of the Date of
Lease. Landlord shall also be responsible for causing the Common Areas to be in compliance with the Disability Acts.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    13

     

    

 

		4.1.3	Hazardous and Toxic Materials.

 

		(a)	For purposes of this Lease, hazardous or toxic materials shall mean asbestos containing materials and all other materials, substances,
wastes and chemicals classified as hazardous or toxic substances, materials, wastes or chemicals (individually and collectively, “Hazardous
or Toxic Materials”) under then-current applicable governmental laws, rules or regulations or that are subject to any right-to-know
laws or requirements (individually and collectively, “Environmental Laws”).

 

		(b)	Tenant shall not knowingly incorporate into, or use or otherwise place or dispose of at the Premises or any other portion of the Property,
any Hazardous or Toxic Materials, except for use and storage of cleaning and office supplies used in the ordinary course of Tenant’s
business and then only if (i) such materials are in small quantities, properly labeled and contained, and (ii) such materials are handled
and disposed of in accordance with the highest accepted industry standards for safety, storage, use and disposal. If Tenant or its employees,
agents or contractors shall ever violate the provisions of paragraph (b) of this subsection 4.1.3 or otherwise contaminate the Premises
or the Property, then, at Landlord’s election, either Tenant or Landlord shall clean, remove and dispose of the material causing
the violation, in compliance with all applicable governmental standards, laws, rules and regulations and then prevalent industry practice
and standards (the “Remediation Work”). In the event Tenant performs such work, Tenant shall repair any damage to the
Premises or the Property (collectively with the Remediation Work, “Tenant’s Environmental Corrective Work”) in
such period of time as may be reasonable under the circumstances after written notice by Landlord. In the event Landlord performs the
Tenant’s Environmental Corrective Work, within thirty (30) days after receiving an invoice, Tenant shall reimburse Landlord for
the costs incurred by Landlord to perform such Tenant’s Environmental Corrective Work. Tenant’s obligations under this subsection
4.1.3(b) shall survive the expiration or earlier termination of this Lease.

 

		(c)	Landlord has no current actual knowledge of the presence of, and Landlord shall not knowingly dispose of at the Premises or any other
portion of the Property, any Hazardous or Toxic Materials that would materially and adversely affect Tenant’s access, use or occupancy
of the Premises or otherwise pose any material risk or material threat to the health, safety or welfare of Tenant or any of its employees
or guests.

 

SECTION 4.2      RULES AND REGULATIONS. Tenant
will comply with all rules and regulations applying to tenants in the Building and the Garage (the “Rules and Regulations”)
as may be adopted and uniformly applied from time to time by Landlord for (a) the management, safety, care and cleanliness of, and the
preservation of good order and protection of property in, the Premises and the Building and at the Property, (b) the increase in energy
efficiency of the Building and the Property, (c) the decrease in the use of natural resources in the Building and the Property or the
waste of the same, (d) recycling of reusable items, and (e) such other goals which result in the decrease in the carbon footprint of the
Building and the Property. Landlord reserves the right, without approval from Tenant, to rescind, supplement and amend any Rules and Regulations
and to waive any Rules and Regulations with respect to any tenant or tenants so long as any change in the Rules and Regulations does not
diminish the rights granted to Tenant in this Lease. The Rules and Regulations in effect on the date hereof are attached hereto as Exhibit
D and included in Exhibit F to this Lease. All changes and amendments to the Rules and Regulations sent by Landlord to Tenant
in writing and conforming to the foregoing standards shall be carried out and observed by Tenant. In the event of any conflict between
the Rules and Regulations and the provisions of this Lease, the provisions of this Lease shall prevail. Landlord hereby reserves all rights
necessary to implement and enforce the Rules and Regulations.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    14

     

    

 

SECTION 4.3      ACCESS. Without being
deemed guilty of an eviction of Tenant and without abatement of Rent, Landlord and its authorized agents shall have the right to enter
the Premises upon reasonable notice to Tenant, which notice may be oral, to inspect the Premises, to show the Premises to prospective
lenders or purchasers, and to fulfill Landlord’s obligations or exercise its rights (including without limitation Landlord’s
Reserved Right [as hereinafter defined]) under this Lease and, upon Landlord’s receipt of a notice of non-renewal from Tenant and
in any event during the last six (6) months of the Term, to show the Premises to prospective tenants. Landlord will use commercially reasonable
efforts to provide Tenant with at least twenty-four (24) hours’ prior notice of any such entry, except in the event of an emergency
or in connection with providing janitorial services to the Premises, in which case no prior notice shall be required. Landlord shall have
the right to use any and all means which Landlord may deem proper to enter the Premises in an emergency. Tenant hereby waives any claim
for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment
of the Premises and any other loss occasioned thereby. Landlord agrees to exercise reasonable, good faith efforts (i) to prosecute completion
of any work within the Premises diligently, (ii) to minimize interference with Tenant’s use, access, occupancy and quiet enjoyment
of the Premises including, without limitation, performing noisy and/or materially disruptive work such as structural work, coring, drilling
and chipping after Normal Business Hours to the extent reasonably practicable in Landlord’s sole, but reasonable discretion, and
(Hi) to protect Tenant’s property located in the Premises from damage. Landlord shall at all times have and retain a key with which
to unlock the doors to and within the Premises, excluding Tenant’s furniture, file cabinets, storage lockers, vaults and safes.

 

SECTION 4.4      QUIET POSSESSION. Provided
that no default beyond any applicable cure period provided for herein occurs and is continuing, Tenant shall have the quiet possession
of the Premises for the entire Term hereof, subject to all of the provisions of this Lease.

 

SECTION 4.5     PERMITS. Landlord
shall obtain the certificate of occupancy (or its equivalent), if any, required for Tenant’s occupancy of the Premises following
construction of the Tenant’s Improvements. If any additional governmental license or permit shall be required for the proper and
lawful conduct of Tenant’s business in the Premises or any part thereof, Tenant, at its expense, shall procure and thereafter maintain
such license or permit. Additionally, if any subsequent alteration or improvement is made to the Premises by Tenant, Tenant shall, at
its expense, take all actions to procure any such modification or amendment or additional permit.

 

ARTICLE 5

UTILITIES AND SERVICES

 

SECTION
5.1      SERVICES TO BE PROVIDED.

 

Landlord agrees to furnish to the
Premises the utilities and services described in subsections 5.1.1 through 5.1.7 below. As used in this Lease, “Normal Business
Hours” shall mean 6:00 A.M. to 6:00 P.M. Monday through Friday, and 7:00 A.M. to 1:00 P.M. Saturday, except for New Year’s
Day, Memorial Day, July 4, Labor Day, Thanksgiving Day and Christmas Day and any other national holiday observed by most businesses in
the same market area as the Building.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    15

     

    

 

		5.1.1	Elevator Service. Landlord shall provide automatic elevator facilities during Normal Business Hours, and shall have at least
one (1) elevator available for use at all other times, except during emergencies.

 

		5.1.2	Heat and Air Conditioning. During Normal Business Hours, Landlord shall ventilate the Premises and furnish heat or air conditioning,
at such temperatures and in such amounts as is customary in buildings of comparable size and quality to, and in the general vicinity of,
the Building, with such adjustments as may be reasonably necessary for the comfortable occupancy of the Premises, subject to events of
force majeure and any governmental requirements, ordinances, rules, regulations, guidelines or standards relating to, among other things,
energy conservation. Upon reasonable advance request from Tenant, Landlord shall make available to the Premises, at Tenant’s expense,
heat or air conditioning during periods in addition to Normal Business Hours. Tenant shall submit to Landlord a list of all personnel
who are authorized to make such requests. The current minimum charge and the hourly rate for the use of after-hours heat or air conditioning
is $50.00 per hour with a two (2) hour minimum, subject to adjustment from time to time by Landlord, provided, however that the total
charge for such usage shall not exceed the actual cost to Landlord, inclusive of a reasonable administrative fee.

 

		5.1.3	Electricity.

 

		(a)	Landlord shall furnish electrical power for heating and air-conditioning services as described in subsection 5.1.2 and for lighting,
including Tenant’s lighting and office equipment as described herein. Landlord shall use commercially reasonable efforts to furnish
such electrical power in a cost-effective and environmentally responsible manner using environmentally responsible equipment, fixtures
and supplies. Landlord shall furnish to the Premises electrical power for Tenant’s
lighting in compliance with the governing energy code. Additionally, Landlord shall furnish 120 volt power to the Premises for electrical
outlets to operate Tenant’s standard office equipment and the equipment to be installed in the Premises pursuant to the Tenant’s
Improvements (as defined in the Work Letter). Any additional electrical power required above 120 volts will be considered excess electrical
consumption (“Excess Electrical Consumption”) and will be separately measured by submeters (“Submeters”)
at Tenant’s expense (which such expense shall not be duplicative of any Operating Expenses paid for by Tenant). The actual cost
of such electrical usage as measured by such Submeters (“Excess Electrical Cost”, as hereinafter defined) shall be
paid by Tenant. The present rate for lighting outside of Normal Business Hours is $5.00 per hour, subject to adjustment from time to time
by Landlord. In the event Tenant regularly conducts Tenant’s business outside of Normal Business Hours, Tenant shall also pay for
the cost of electricity regularly consumed at the Premises for lighting used in the Premises outside of Normal Business Hours, and the
cost shall be considered Excess Electrical Consumption. Landlord agrees that Tenant may operate dedicated data/server rooms within the
Premises and that all electrical usage of such rooms, including supplemental air, will be separately submetered at Tenant’s expense
and the electrical usage, as measured by such Submeters shall be paid by Tenant as Excess Electrical Cost. Furthermore, in the event more
than one third (1/3) of the Premises Rentable Area is at any time improved with cubicles, the Tenant’s Improvements shall include
the installation of a transformer and an electrical panel.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    16

     

    

 

		(b)	Landlord may, from time to time, engage a reputable consultant to conduct a survey of electrical usage within the Premises (a “Consumption
Survey”) or install one or more submeters (“Submeters”) to measure electrical usage within the Premises or
a particular floor of the Premises. If the Consumption Survey or Submeters reflect Excess Electrical Consumption, then (i) Tenant shall
be responsible for the costs of the Consumption Survey and Submeters, (ii) Tenant shall pay to Landlord, as Rent, the product of (A) the
kilowatts of Excess Electrical Consumption during the period in question times (B) the cost per kilowatt of electricity charged
to Landlord by the public utility for electricity consumed at the Property during such period (such product is herein called the “Excess
Electrical Cost”), and (iii) Landlord shall have the right to install, at Tenant’s expense, permanent Submeters to measure
the electrical consumption within the Premises. If Landlord installs permanent Submeters as permitted hereunder, Tenant shall, from time
to time thereafter within twenty (20) days after receiving an invoice from Landlord, pay to Landlord any Excess Electrical Cost reflected
by such Submeters and all costs incurred by Landlord to maintain, repair and read the Submeters.

 

		5.1.4	Water. Landlord shall furnish cold water for drinking and cleaning and hot and cold water for lavatory and kitchen (if applicable)
purposes only, at the points of supply generally provided in the Building.

 

		5.1.5	Janitorial Services. Landlord shall provide janitorial services to the occupied portion of the Premises comparable to that
provided in other offices of similar size and quality to, and in the general vicinity of, the Building.

 

		5.1.6	Common Areas. Landlord shall perform routine maintenance in the Common Areas.

 

		5.1.7	Bulbs and Ballasts. As necessary, Landlord shall provide bulbs and ballasts for the lighting fixtures in the Premises which
are standard for the Building. Landlord shall also provide bulbs and ballasts for fixtures which are not standard for the Building (“Non-Building
Standard”), provided Tenant shall pay Landlord’s standard charge therefor. All amounts due under this Section for such
Non-Building Standard bulbs and ballasts shall be paid to Landlord within thirty (30) days after receipt of an invoice therefor.

 

		5.1.8	Access. Landlord shall provide access to the Premises 24 hours a day 7 days a week; provided access after Normal Business Hours
Monday through Friday shall be limited to card-key access.

 

		5.1.9	Security. The on-site manned security shall be during to be determined hours (but at least during Normal Business Hours of
the Building). In addition, the Building will have a surveillance camera system monitored during to be determined hours and will cover
all entry and exit points of the Building, including during those hours when manned security is not present. The Building will have an
access control system for door hardware to restrict access to the Building after hours. Elevators will be equipped with access control
card readers to restrict entry after hours and individual floors shall be isolated.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    17

     

    

 

SECTION 5.2      ADDITIONAL SERVICES. In
addition to the charges set forth in subsections 5.1.2 and 5.1.3(b), Landlord may impose a reasonable charge for any other services provided
by Landlord by reason of any use of the services at any time other than Normal Business Hours or beyond the levels or quantities that
Landlord agrees herein to furnish.

 

SECTION
5.3       SERVICE INTERRUPTION.

 

		5.3.1	Service Interruption/Waiver of Landlord Liability. Landlord shall not be liable for and, except as provided in subsection 5.3.2
below, Tenant shall not be entitled to any abatement or reduction of Rent by reason of, interruption of any of the foregoing services
when such interruption is caused by circumstances beyond Landlord’s reasonable control, nor shall any such interruption be construed
as an eviction (constructive or actual) of Tenant or as a breach of the implied warranty of suitability, or relieve Tenant from the obligation
to perform any covenant or agreement herein and in no event shall Landlord be liable for damage to persons or property (including, without
limitation, business interruption), or be in default hereunder, as a result of any such interruption or results or effects thereof.

 

		5.3.2	Limited Right to Abatement of Rent. If any portion of the Premises becomes unfit for occupancy because of any interruption
of the services required under subsections 5.1.1 through 5.1.4 above as a result
of Landlord’s act or omission, and provided such failure is not caused by Tenant, Tenant’s Contractors (as defined in Exhibit
C or any of their respective agents or employees, and if the Premises remain unfit for occupancy and are actually unoccupied because
of such failure for any period (other than a reconstruction period conducted pursuant to Section 7.1 or Article 8 below)
exceeding five (5) consecutive business days after written notice by Tenant to Landlord, Tenant shall be entitled to a fair partial abatement
of Basic Annual Rent and Additional Rent for any such portion of the Premises from the expiration of such five (5) business day period
until such portion is again fit for occupancy.

 

		5.3.3	Termination Right. In the event fifty percent (50%) or more of the Premises becomes unfit for occupancy because of any interruption
of the services required under subsections 5.1.1 through 5.1.4 above as a result of Landlord’s act or omission, and provided such
failure is not caused by Tenant, and such interruption continues for more than thirty (30) consecutive days in any one calendar year (other
than a reconstruction period conducted pursuant to Section 7.1 or Article 8 below), Tenant shall, as its sole and exclusive
remedy, have the right to terminate this Lease by delivering written notice thereof to Landlord after such 30-consecutive day period but
prior to the resumption of the interrupted services.

 

SECTION 5.4      TELECOMMUNICATION EQUIPMENT.
In the event that Tenant wishes at any time to utilize the services of a telephone or telecommunications provider whose equipment
is not then servicing the Building, no such provider shall be permitted to install its lines or other equipment within the Building without
first securing the prior written approval of Landlord.

 

ARTICLE 6

MAINTENANCE, REPAIRS,
ALTERATIONS AND IMPROVEMENTS

 

SECTION 6.1      LANDLORD’S
OBLIGATION TO MAINTAIN AND REPAIR. Landlord shall, at its sole cost and expense (subject to including the costs thereof in Operating
Expenses), maintain the foundation, floor and ceiling slabs, roof (including gutters, downspouts, and canopies), curtain wall, exterior
glass and mullions, columns, beams, shafts (including elevator shafts) of the Building, including the Premises (collectively the “Building
Structure”), all Common Areas, Service Corridors and Service Areas (all as defined in Section 15.5). and core Building
mechanical, electrical, life safety, plumbing, sprinkler systems and core HVAC systems (collectively, the “Building Systems”)
and shall operate the Building in a manner comparable to similar office buildings in the area. Notwithstanding anything in this Lease
to the contrary, Tenant shall be neither required nor permitted to make any repair to, modification of, or addition to the Building Structure
or the Building Systems except to the extent required (and after prior written approval by Landlord using contractors approved in writing
by Landlord) because of Tenant’s use of all or a portion of the Premises for other than normal and customary business office operations.
Except for the elements of the Building described herein, Landlord shall not be required to maintain or repair any portion of the Premises.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    18

     

    

 

SECTION
6.2       TENANT’S OBLIGATION TO MAINTAIN AND REPAIR.

 

		6.2.1	Tenant’s Obligation. Tenant shall, at Tenant’s sole cost and expense, (i) maintain and keep the Premises (including,
but not limited to, all fixtures, walls, ceilings, floors, doors, windows [except replacement of exterior plate glass], appliances, supplemental
HVAC units, data and phone cables, satellite dishes, antennas and any and all other equipment which is a part of or serves the Premises)
in good repair and condition, ordinary wear and tear excepted, and (ii) repair or replace any damage or injury done to the Building or
any other part of the Property caused by Tenant, Tenant’s agents, employees, licensees, invitees or visitors. All repairs and replacements
performed by or on behalf of Tenant shall be performed diligently, in a good and workmanlike manner and in accordance with applicable
governmental laws, rules, and regulations.

 

		6.2.2	Rights of Landlord. In the event Tenant fails, in the reasonable judgment of Landlord, to maintain and repair the Premises
in good order, condition and repair, Landlord shall have the right to perform such maintenance, repairs and replacements, and Tenant shall
pay Landlord, as additional Rent, the cost thereof plus a management fee of ten percent (10%) of such cost.

 

SECTION
6.3       IMPROVEMENTS AND ALTERATIONS.

 

		6.3.1	Landlord’s Construction Obligations. Landlord’s sole construction obligations under this Lease are as set forth
in Exhibit C attached hereto.

 

		6.3.2	Alteration of Building. Landlord shall have the right to repair, change, redecorate, alter, improve, modify, renovate, enclose
or make additions to any part of the Property (including, without limitation, structural elements and load bearing elements within the
Premises and to enclose and change the arrangement and location of driveways or parking areas or landscaping or other Common Areas of
the Property), all without being held guilty of an actual or constructive eviction of Tenant or breach of the implied warranty of suitability
and without an abatement of Rent (the “Reserved Right”). When exercising the Reserved Right, Landlord will interfere
with Tenant’s use and occupancy of the Premises as little as is reasonably practicable. Landlord shall not obstruct or interrupt
Tenant’s access to the Premises without providing alternative access during Normal Business Hours.

 

		6.3.3	Alterations and Installations by Tenant. Tenant shall not, without the prior written consent of Landlord, not to be unreasonably
withheld, make any alterations to, or install any equipment or machinery of any kind (other than office equipment and unattached personal
property) in the Premises (all such alterations are herein collectively referred to as “Installations”). Notwithstanding
the foregoing, Tenant shall be able to make non-structural, internal alterations to the Premises which do not involve the mechanical,
electrical or plumbing systems of the Building and cost less than $10,000 in the aggregate without the prior consent of Landlord so long
as Tenant gives Landlord prior written notice of its intent to make such alterations and the dates when such work is to be done and Tenant
performs such work in compliance with all of the Building rules and regulations and insurance requirements
related to construction. All work performed by Tenant or its contractor relating to the Installations shall be performed diligently and
in a good and workmanlike manner, and shall conform to applicable governmental laws, rules and regulations, Landlord’s insurance
requirements and all rules for performing work in the Building. Upon completion of the Installations, Tenant shall deliver to Landlord
 “as built” plans in a format acceptable to Landlord. If Landlord performs any Installations after completion of the Tenant’s
Improvements (as defined in the Work Letter), Tenant shall pay Landlord, as Rent, the cost thereof plus a construction management fee
of five percent (5%) of such cost; provided, however, the Construction Management Fee (as defined in the Work Letter) shall apply to the
initial Tenant’s Improvements. All Installations that constitute improvements constructed within the Premises shall be surrendered
with the Premises at the expiration or earlier termination of this Lease, unless prior to construction of the Installations and as a condition
of Landlord’s approval thereof, Landlord requires that some or all of the Installations be removed by Tenant at Tenant’s sole
cost and expense upon termination or expiration of this Lease. TENANT SHALL DEFEND, INDEMNIFY AND HOLD HARMLESS LANDLORD FROM AND AGAINST
ANY AND ALL COSTS, EXPENSES (INCLUDING REASONABLE ATTORNEYS’ FEES), DEMANDS, CLAIMS, CAUSES OF ACTION AND LIENS ARISING FROM OR
IN CONNECTION WITH ANY INSTALLATIONS PERFORMED BY OR ON BEHALF OF TENANT BY TENANT’S CONTRACTORS. Landlord will have the right
to periodically inspect the work on the Premises and may require changes in the method or quality of the work if necessary to cause the
work to comply with the requirements of this Lease.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

    19

     

    

 

 

ARTICLE 7

INSURANCE AND CASUALTY

 
	SECTION 7.1	 TOTAL OR PARTIAL DESTRUCTION OF THE BUILDING, THE GARAGE OR THE PREMISES.

 

		(a)	Total Destruction. If the Building or the Garage should be totally destroyed by fire or other casualty or if either the Building,
the Garage (or any portion thereof) or the Premises should be so damaged that rebuilding or repairs cannot be completed, in Landlord’s
reasonable opinion, within one hundred eighty (180) days after commencement of repairs to the Building, the Garage or the Premises, as
applicable, Landlord shall within thirty (30) days after the casualty provide written notice of its opinion to Tenant, and either Landlord
or Tenant may, at its option, terminate this Lease, in which event no further Basic Annual Rent and Additional Rent shall be payable to
Landlord during the unexpired portion of this Lease effective as of the date of such damage. Landlord shall exercise the termination right
pursuant to the preceding sentence, if at all, by delivering written notice of termination to Tenant within ten (10) days after determining
that the repairs cannot be completed within one hundred eighty (180) days. Tenant shall exercise its termination right pursuant to this
Section 7.1(a), if at all, by delivering written notice of termination to Landlord within ten (10) days after being advised by Landlord
that the repairs cannot be completed within one hundred eighty (180) days or that
the Premises will be unfit for occupancy or inaccessible by reasonable means for at least one hundred eighty (180) days after commencement
of repairs to the Building.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     20

     

    

 

		(b)	Partial Destruction; Failure to Terminate. If the Building or the Garage or the Premises should be partially destroyed by fire
or other casualty or if the Building or the Garage or the Premises is completely destroyed and neither Landlord nor Tenant elects to terminate
this Lease pursuant to subsection 7.1(a), then Landlord shall promptly commence (and thereafter pursue with reasonable diligence) preparation
of the plans and specifications for the repair of the Building, the Garage and the Premises (including the Tenant’s Improvements
except as set forth in the next sentence) and thereafter diligently pursue repairing the Building, the Garage and the Premises to substantially
the same condition which existed immediately prior to the occurrence of the casualty. To the extent the Tenant’s Improvements include
any items required to be insured by Tenant under subsection 7.2.1(b) below, Landlord shall have the obligation to repair such items only
to the extent the proceeds of such insurance are disbursed to Landlord for such repair.

 

		(c)	Limitation on Landlord’s Obligations; Abatement of Rent. In no event shall Landlord be required to rebuild, repair or
replace any part of the furniture, equipment, fixtures, inventory, supplies or any other personal property or any other improvements (except
Tenant’s Improvements to the extent set forth in subsection (b) above), which may have been placed by Tenant within the Building,
the Garage or the Premises. Landlord shall allow Tenant a fair diminution of Basic Annual Rent and Additional Rent during the time the
Premises are unfit for occupancy; provided, however, if the casualty in question was caused by Tenant, its agents, employees, licensees
or invitees, Basic Annual Rent and Additional Rent shall be abated only to the extent Landlord is compensated for such Basic Annual Rent
and Additional Rent by loss of rents insurance, if any.

 

		(d)	Termination Resulting from Mortgagee’s Use of Proceeds. Notwithstanding Landlord’s restoration obligation, in the
event any mortgagee under a deed of trust or mortgage on the Building and the Garage should require that the insurance proceeds be used
to retire or reduce the mortgage debt or if the insurance company issuing Landlord’s fire and casualty insurance policy fails or
refuses to pay Landlord the proceeds under such policy, Landlord shall have no obligation to rebuild and this Lease shall terminate upon
notice by Landlord to Tenant.

 

		(e)	Insurance Proceeds. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building, the Garage
or the Premises shall be for the sole benefit of the party carrying such insurance and under its sole control.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     21

     

    

 
	SECTION 7.2	TENANT’S INSURANCE.

 

		7.2.1	Types of Coverage. From and after the date of this Lease, Tenant will carry, at its expense, the insurance set forth in paragraphs
(a), (b), and (c) of this subsection.

 

		(a)	Commercial General Liability Insurance. Commercial General Liability Insurance covering the Premises and Tenant’s use
thereof against claims for personal or bodily injury or death or property damage occurring upon, in or about the Premises (including contractual
indemnity and liability coverage), such insurance to provide coverage of not less than $2,000,000.00 per occurrence and $2,000,000.00
annual aggregate, with a deductible reasonably acceptable to Landlord. This limit may be obtained through combining commercial general
liability and excess umbrella policies, provided the specified coverage amounts are allocated and available for the Premises. All insurance
coverage required under this subsection (a) shall extend to any liability of Tenant arising out of the indemnities provided for in this
Lease to the extent such indemnity would be covered by commercial general liability insurance. Additionally, each such policy of insurance
required under this subsection shall expressly insure Tenant and, as additional insureds, both Landlord and Property Manager.

 

		(b)	Property Insurance. Property insurance on an all-risk basis (including coverage against fire, wind, tornado, vandalism, malicious
mischief, water damage and sprinkler leakage) covering all tenant owned fixtures, equipment and leasehold improvements, and other personal
property located in the Premises and endorsed to provide one hundred percent (100%) replacement cost coverage. Such policy will be written
in the name of Tenant. The property insurance may, with the consent of the Landlord, provide for a reasonable deductible.

 

		(c)	Workers Compensation’ and Employer’s Liability Insurance. Worker’s compensation insurance together with employer’s
liability insurance in an amount of at least $1,000,000.00.

 

		(d)	Hired and Non-Owned Auto Liability Insurance. Hired and Non-Owned Auto Liability Insurance covering Tenant and its employees
and agents in an amount of at least $500,000 per occurrence.

 

		7.2.2	Other Requirements of Insurance. All such insurance will be issued and underwritten by companies with an AM Best rating of
A or better and will contain endorsements that (a) such insurance may not lapse with respect to Landlord or Property Manager or be canceled
or amended with respect to Landlord or Property Manager without the insurance company giving Landlord and Property Manager at least thirty
(30) days prior written notice of such cancellation or amendment, (b) Tenant will be solely responsible for payment of premiums, (c) in
the event of payment of any loss covered by such policy, Landlord or Landlord’s designees will be paid first by the insurance company
for Landlord’s loss, and (d) Tenant’s insurance is primary in the event of overlapping coverage which may be carried by Landlord.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     22

     

    

 

		7.2.3	Proof of Insurance. Within fifteen (15) days after the Date of Lease, but in any event prior to the Commencement Date, Tenant
shall deliver to Landlord duly executed, original certificates of such insurance evidencing in-force coverage. Further, at least fifteen
(15) days prior to the expiration of the policy in question, Tenant shall deliver to Landlord a duly executed, original certificate of
insurance evidencing the renewal of each insurance policy required to be maintained by Tenant hereunder.

 
	SECTION 7.3	LANDLORD’S INSURANCE.

 

		7.3.1	Property Insurance. From and after the Date of Lease, Landlord will carry a policy or policies of all risk extended coverage
insurance covering the Property (excluding property required to be insured by Tenant) endorsed to provide replacement cost coverage and
providing protection against perils included within the standard Colorado form of fire and extended coverage insurance policy, together
with insurance against sprinkler damage, vandalism, malicious mischief and such other risks as Landlord may from time to time determine
and with any such deductibles as Landlord may from time to time determine.

 

		7.3.2	Commercial General Liability Insurance. Landlord will carry Commercial General Liability policy or policies covering the Building
against claims for personal or bodily injury, or death, or property damage resulting from the negligence of the Landlord or Property Manager
or their agents, occurring upon, in or about the Building to afford protection to the limit of not less than $2,000,000 per occurrence,
and $2,000,000 annual aggregate. This insurance coverage shall extend to any liability of Landlord arising out of the indemnities provided
for in this Lease.

 

		7.3.3	Other Requirements. Any insurance provided for in this Section 7.3 may be effected by self-insurance or by a policy
or policies of blanket insurance covering additional items or locations or assureds, provided that the requirements of this Section
7.3 are otherwise satisfied. Tenant shall have no rights in any policy or policies maintained by Landlord.

 

SECTION 7.4      WAIVER OF SUBROGATION.
LANDLORD AND TENANT EACH HEREBY WAIVES ANY RIGHTS IT MAY HAVE AGAINST THE OTHER (INCLUDING, BUT NOT LIMITED TO, A DIRECT ACTION FOR
DAMAGES) ON ACCOUNT OF ANY LOSS OR DAMAGE OCCASIONED TO LANDLORD OR TENANT, AS THE CASE MAY BE (EVEN IF SUCH LOSS OR DAMAGE IS CAUSED
BY THE FAULT, NEGLIGENCE OR OTHER TORTIOUS CONDUCT, ACTS OR OMISSIONS OF THE RELEASED PARTY OR THE RELEASED PARTY’S DIRECTORS,
EMPLOYEES, AGENTS OR INVITEES OR IF THE RELEASED PARTY OR THE RELEASED PARTY’S DIRECTORS, EMPLOYEES, AGENTS OR INVITEES WOULD OTHERWISE
BE LIABLE UNDER STRICT LIABILITY), TO THEIR RESPECTIVE PROPERTY, THE PREMISES, ITS CONTENTS OR TO ANY OTHER PORTION OF THE BUILDING OR
THE PROPERTY ARISING FROM ANY RISK (WITHOUT REGARD TO THE AMOUNT OF COVERAGE OR THE AMOUNT OF DEDUCTIBLE) COVERED BY THE ALL RISK PROPERTY
INSURANCE REQUIRED TO BE CARRIED BY TENANT AND LANDLORD, RESPECTIVELY, UNDER SUBSECTION 7.2.1 AND SUBSECTION 7.3.1 ABOVE. The foregoing
waiver shall be effective even if either or both parties fail to carry the insurance required by subsection 7.2.1 and subsection 7.3.1
above. If a party waiving rights under this Section 7.4 is carrying an all risk full replacement cost insurance policy in the
promulgated form used in the State of Colorado and an amendment to such promulgated form is passed, such amendment shall be deemed not
a part of such promulgated form until it applies to the policy being carried by the waiving party. Without limiting the foregoing waivers
and to the extent permitted by applicable law, each of the parties hereto, on behalf of their respective insurance companies insuring
the property of such party against loss, waive any right of subrogation that such party or Property Manager or its respective insurers
may have against the other party or its respective officers, directors, employees, agents or invitees and all rights of their respective
insurance companies based upon an assignment from its insured. Each party to this Lease agrees immediately to give to each such insurance
company written notification of the terms of the mutual waivers contained in this Section and to have its insurance policies properly
endorsed, if necessary, to prevent the invalidation of insurance coverage by reason of such waivers.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     23

     

    

 

SECTION 7.5       TENANT’S GENERAL INDEMNITY.
TENANT WILL DEFEND, INDEMNIFY, AND HOLD HARMLESS LANDLORD, PROPERTY MANAGER, AND THEIR RESPECTIVE OFFICERS, DIRECTORS, EMPLOYEES AND AGENTS
(COLLECTIVELY, “LANDLORD’S PARTIES”) FROM AND AGAINST ALL CLAIMS, DEMANDS, ACTIONS, DAMAGES, LOSS, LIABILITIES,
JUDGMENTS, COSTS AND EXPENSES, INCLUDING WITHOUT LIMITATION, ATTORNEYS’ FEES AND COURT COSTS (EACH, A “LANDLORD CLAIM”)
WHICH ARE SUFFERED BY, RECOVERED FROM OR ASSERTED AGAINST LANDLORD OR LANDLORD’S PARTIES AND ARISE FROM OR IN CONNECTION WITH (I)
THE USE OR OCCUPANCY OF THE PREMISES, (II) ANY ACCIDENT, INJURY OR DAMAGE OCCURRING IN OR AT THE PREMISES, OR (III) ANY BREACH BY TENANT
OF ANY REPRESENTATION OR COVENANT IN THIS LEASE, INCLUDING WITHOUT LIMITATION, TENANT’S FAILURE TO COMPLY WITH ALL APPLICABLE LAWS.
TENANT’S INDEMNITY AND HOLD HARMLESS OBLIGATIONS SHALL APPLY EVEN IN THE EVENT OF THE FAULT OR NEGLIGENCE OF THE PARTIES INDEMNIFIED
AND HELD HARMLESS HEREUNDER TO THE FULLEST EXTENT PERMITTED BY LAW, BUT IN NO EVENT SHALL THEY APPLY TO LIABILITY OR DAMAGE OR LOSS CAUSED
BY THE WILLFUL MISCONDUCT OR SOLE NEGLIGENCE OF THE PARTIES INDEMNIFIED OR HELD HARMLESS. FURTHER, SUCH INDEMNIFICATION SHALL NOT INCLUDE
ANY LANDLORD CLAIM WAIVED BY LANDLORD UNDER SECTION 7.4 ABOVE.

 

SECTION 7.6        LANDLORD’S GENERAL
INDEMNITY. LANDLORD WILL DEFEND, INDEMNIFY AND HOLD HARMLESS TENANT AND ITS OFFICERS, DIRECTORS, EMPLOYEES AND AGENTS (COLLECTIVELY, “TENANT’S
PARTIES”) FROM AND AGAINST ALL CLAIMS, DEMANDS, ACTIONS, DAMAGES, LOSS, LIABILITIES, JUDGMENTS, COSTS AND EXPENSES, INCLUDING
WITHOUT LIMITATION, ATTORNEY’S FEES AND COURT COSTS (EACH, A “TENANT CLAIM”) WHICH ARE SUFFERED BY, RECOVERED
FROM OR ASSERTED AGAINST TENANT OR TENANT’S PARTIES AND ARISE FROM OR IN CONNECTION WITH (I) ANY ACCIDENT, INJURY OR DAMAGE OCCURRING IN
OR AT THE PROPERTY (OTHER THAN IN THE PREMISES), OR (II) ANY BREACH BY LANDLORD OF ANY REPRESENTATION OR COVENANT IN THIS LEASE. LANDLORD’S
INDEMNITY AND HOLD HARMLESS OBLIGATIONS SHALL APPLY EVEN IN THE EVENT OF THE FAULT OR NEGLIGENCE OF THE PARTIES INDEMNIFIED AND HELD HARMLESS
HEREUNDER TO THE FULLEST EXTENT PERMITTED BY LAW, BUT IN NO EVENT SHALL THEY APPLY TO LIABILITY OR DAMAGE OR LOSS CAUSED BY THE WILLFUL
MISCONDUCT OR SOLE NEGLIGENCE OF THE PARTIES INDEMNIFIED OR HELD HARMLESS. FURTHER, SUCH INDEMNIFICATION SHALL NOT INCLUDE ANY TENANT
CLAIM WAIVED BY TENANT UNDER SECTION 7.4.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     24

     

    

 

ARTICLE 8

CONDEMNATION

 

If the Property or any portion
thereof that, in Landlord’s or Tenant’s reasonable opinion, is necessary to the continued efficient or economically feasible
use of the Property or the Premises shall be taken or condemned for public purposes, or sold to a condemning authority in lieu thereof,
then either party may, at its option, terminate this Lease on the effective date of such taking by delivering written notice thereof to
the other party on or before ten (10) days after the effective date of the taking, condemnation or sale in lieu thereof. If neither Landlord
nor Tenant elects to exercise such termination right, then this Lease shall continue in full force and effect, provided that if the taking,
condemnation or sale includes any portion of the Premises, the Basic Annual Rent and Additional Rent shall be redetermined on the basis
of the remaining square feet of Premises Rentable Area. Landlord, at Landlord’s sole option and expense, shall restore and reconstruct
the Building to substantially its former condition to the extent that the same may be reasonably feasible, but such work shall not be
required to exceed the scope of the work done by Landlord in originally constructing the Building. Landlord shall receive the entire award
(which shall include sales proceeds) payable as a result of a condemnation, taking or sale in lieu thereof. Tenant shall, however, have
the right to recover from such authority through a separate award which does not reduce Landlord’s award, any compensation as may
be awarded to Tenant on account of moving and relocation expenses and depreciation and removal of Tenant’s physical property.

 

ARTICLE 9

LIENS

 

Tenant shall keep the
Premises and the Property free from all liens arising out of any work performed, materials furnished or obligations incurred by or
for Tenant, and Tenant shall defend indemnify and hold harmless Landlord from and against any and all claims, causes of action,
damages and expenses (including reasonable attorneys’ fees) arising from or in connection with any such liens. If Tenant shall
not, within ten (10) days following notification to Tenant of the imposition of any such lien, cause the same to be released of
record by payment or the posting of a bond in amount, form and substance acceptable to Landlord, Landlord shall have, in addition to
all other remedies provided herein and by law, the right but not the obligation, to cause the same to be released by such means as
it shall deem proper, including payment of or defense against the claim giving rise to such lien. All amounts paid or incurred by
Landlord in connection therewith shall be paid by Tenant to Landlord on demand
and shall bear interest from the date of demand until paid at the rate set forth in Section 2.4 above.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     25

     

    

 

ARTICLE 10

TAXES ON TENANT’S
PROPERTY

 

Tenant shall be liable for and
shall pay, prior to their becoming delinquent, any and all taxes and assessments levied against any personal property or trade or other
fixtures placed by Tenant in or about the Premises.

 

ARTICLE 11

SUBLETTING AND ASSIGNING

 

SECTION 11.1        SUBLEASE AND ASSIGNMENT.
Except as otherwise permitted herein and by Section 11.2 and Section 11.3 below, Tenant shall not assign this Lease,
or allow it to be assigned, in whole or in part, by operation of law or otherwise (it being agreed that for purposes of this Lease, assignment
shall include, without limitation, the transfer of a majority interest of stock, partnership or other forms of ownership interests, merger
or dissolution) or mortgage or pledge the same, or sublet the Premises or any part thereof or permit the Premises to be occupied by any
individual or business entity, or any combination thereof, other than Tenant, without the prior written consent of Landlord, which consent
shall not be unreasonably withheld, conditioned or delayed. Notwithstanding any subletting or assignment by Tenant hereunder or any provision
herein to the contrary, Tenant shall remain fully liable for the performance of all the covenants, agreements, terms, provisions and conditions
contained in this Lease on the part of Tenant to be performed. No assignee or subtenant of the Premises or any portion thereof may assign
or sublet the Premises or any portion thereof. Any assignment made by Tenant shall contain a covenant of assumption by the assignee running
to Landlord. All reasonable legal fees and expenses incurred by Landlord in connection with any assignment or sublease proposed by Tenant
will be paid by Tenant within thirty (30) days of receipt of an invoice from Landlord.

 

Notwithstanding the foregoing,
Tenant shall have the right at any time during the Term of this Lease, without Landlord’s consent but with prior written notice
to Landlord and reimbursement of Landlord for all reasonable out of pocket expenses related to review and negotiation of any documentation
required by an Affiliate (hereinafter defined) or its lender, to sublet the Premises, or any portion thereof, to any Affiliate or to assign
Tenant’s interest in this Lease to any Affiliate. Other than reimbursement of Landlord for reasonable out of pocket expenses, no
economic consideration shall be payable to Landlord in connection with any assignment or sublease to an Affiliate. The term “Affiliate”
shall mean an entity that is either (i) a surviving corporation in the event of a merger or consolidation by Tenant (it being agreed that
Tenant may engage in any such merger or consolidation whether Tenant or the other entity is the survivor) so long as such survivor owns
the majority of the assets of Tenant, (ii) Tenant’s parent corporation, a wholly-owned subsidiary of Tenant or an entity controlled
by or under common control with Tenant or (iii) any entity which may acquire all or substantially all of the assets, stock or shares of
Tenant. Prior to any such sublease or assignment to an Affiliate, Tenant shall give Landlord notice thereof, together with information
reasonably acceptable to Landlord substantiating that such sublessee or assignee is, in fact, an Affiliate as herein provided. Notwithstanding
any provisions to the contrary contained in this Article 11, Tenant
may not, through the use of any of its rights under this Article 11, through two (2) or more transactions, at one time or over
time, whether by first assigning this Lease to an Affiliate and then merging the Affiliate into another entity or selling the stock or
other ownership interests of such Affiliate or the majority of its assets or by other means, assign this Lease or any interest herein
or sublease the Premises or any portion thereof, in any manner otherwise prohibited by this Article 11 or otherwise requiring consent
of Landlord under this Article 11 as a subterfuge by Tenant to avoid its obligations under this Lease or the restrictions on transfers
under this Article 11.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     26

     

    

 

SECTION 11.2        LANDLORD’S RIGHTS.
If Tenant desires to sublease any portion of the Premises or assign this Lease to a party which is not an Affiliate, Tenant shall
submit to Landlord (a) in writing, the name of the proposed subtenant or assignee, the nature of the proposed subtenant’s or assignee’s
business and, in the event of a sublease, the portion of the Premises which Tenant desires to sublease, (b) a current balance sheet and
income statement for such proposed subtenant or assignee, (c) a copy of the proposed form of sublease or assignment, and (d) such other
information as Landlord may reasonably request (collectively, the “Required Information”). Landlord shall, within fifteen
(15) business days after Landlord’s receipt of the Required Information, deliver to Tenant a written notice (a “Landlord
Response”) in which Landlord either (i) consents to the proposed sublease or assignment, or (ii) withholds its consent to the
proposed sublease or assignment, which consent shall not be unreasonably withheld, conditioned or delayed so long as Tenant is not in
default beyond any applicable cure period hereunder and Landlord has received all Required Information. The reasons for which Landlord
shall be deemed to have reasonably withheld its consent to any sublease or assignment include but are not limited to (i) Landlord’s
determination (in its sole discretion) that such subtenant or assignee is not of the character or quality of a tenant to whom Landlord
would generally lease space in the Building, (ii) such sublease or assignment conflicts in any manner with this Lease, including, but
not limited to, the Permitted Use or Section 4.1 hereof, (in) the proposed subtenant or assignee is a governmental entity, a school, a
training facility, a provider of medical services or a telemarketing operation, (iv) the proposed subtenant’s or assignee’s
primary business is prohibited by an non-compete clause then affecting the Building, (v) the proposed subtenant or assignee is a tenant
of the Building or Landlord is currently negotiating with the proposed subtenant or assignee to become a tenant of the Building, or (vi)
such subtenant or assignee does not meet the creditworthiness standards applied by Landlord generally in the selection of tenants for
the Building (but taking into consideration the fact that Tenant remains liable under this Lease). In lieu of consenting to any such proposed
sublease or assignment (and without regard to whether Landlord’s action is “reasonable” or “unreasonable”)
Landlord shall have the right, within fifteen (15) business days after Landlord’s receipt of the Required Information to (1) suspend
this Lease as to the space so affected as of the date on which the assignment or sublease was to be effective and for the duration of
the proposed sublease or assignment, whereupon Tenant shall be relieved of all obligations hereunder as to such space during such suspension,
but after such suspension, Tenant shall once again become liable hereunder as to the relevant space or, (2) if the proposed assignment
or sublease is for the remainder of the term of this Lease, terminate this Lease as to the space so affected as of the date so specified
by Tenant in its notice to Landlord, in which event Tenant shall be relieved of any and all further obligations hereunder as to such space.
In the event Landlord consents to any sublease or assignment by Tenant, Landlord shall be entitled to fifty percent (50%) of the net profits,
if any (after deducting all out-of-pocket subleasing
costs including the unamortized cost of any tenant improvements paid by Tenant in connection with the subleasing or assignment), from
any subleasing of all or any portion of the Premises, or the assignment of all of the Premises, to an entity or person other than an Affiliate.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     27

     

    

 

SECTION 11.3        LANDLORD’S RIGHTS
RELATING TO ASSIGNEE OR SUBTENANT. If this Lease or any part hereof is assigned or the Premises or any part thereof are sublet, Landlord
may at its option collect directly from such assignee or subtenant all rents becoming due to Tenant under such assignment or sublease
and apply such rent against any sums due to Landlord by Tenant hereunder. Tenant hereby authorizes and directs any such assignee or subtenant
to make such payment of rent directly to Landlord upon receipt of notice from Landlord, and Tenant agrees that any such payments made
by an assignee or subtenant to Landlord shall, to the extent of the payments so made, be a full and complete release and discharge of
rent owed to Tenant by such assignee or subtenant. No direct collection by Landlord from any such assignee or subtenant shall be construed
to constitute a novation or a release of Tenant or any guarantor of Tenant from the further performance of its obligations hereunder.
In the event that, following an assignment or subletting, this Lease or the rights and obligations of Tenant hereunder are terminated
for any reason, including without limitation in connection with default by or bankruptcy of Tenant, Landlord may, at its option, consider
this Lease to be thereafter a direct lease to the assignee or subtenant of Tenant upon the terms and conditions contained in this Lease.

 

ARTICLE 12

TRANSFERS BY LANDLORD,
SUBORDINATION AND

TENANT’S ESTOPPEL
CERTIFICATE

 

SECTION 12.1        SALE OF THE PROPERTY.
In the event of any transfer of title to the Property, the transferor shall automatically be relieved and freed of all obligations
of Landlord under this Lease accruing after such transfer, provided that the transferee expressly assumes in writing all obligations
of Landlord hereunder accruing after the date of such transfer and further provided that if a Security Deposit has been made by Tenant,
Landlord shall not be released from liability with respect thereto unless Landlord’s transferee assumes responsibility for the
Security Deposit.

 

SECTION 12.2        SUBORDINATION,
ATTORNMENT AND NOTICE. This Lease is subject and subordinate (i) to each lease of all or any portion of the Property wherein Landlord
is the tenant and to the lien of each mortgage and deed of trust encumbering all or any portion of the Property, regardless of whether
such lease, mortgage or deed of trust now exists or may hereafter be created, (ii) to any and all advances (including interest thereon)
to be made under each such lease, mortgage or deed of trust and (iii) to all modifications, consolidations, renewals, replacements and
extensions of each such lease, mortgage or deed of trust; provided that the foregoing subordination to any mortgage or deed of trust placed
on the Property after the date hereof shall not become effective until and unless the holder of such mortgage or deed of trust delivers
to Tenant a non-disturbance agreement (which may include Tenant’s agreement to attorn as set forth below) permitting Tenant, if
Tenant is not then in default beyond any applicable cure period under any provision of this Lease, to remain in occupancy of the Premises
in the event of a foreclosure of any such mortgage or deed of
trust. Tenant shall, in the event of the sale or assignment of Landlord’s interest in the Premises, attorn to and recognize such
purchaser, assignee or lessor as Landlord under this Lease. Tenant shall, in the event of any proceedings brought for the foreclosure
of, or in the event of the exercise of the power of sale under, any mortgage or deed of trust covering the Premises, attorn to and recognize
the purchaser at foreclosure as Landlord under this Lease. The above subordination and attornment clauses shall be self-operative and
no further instruments of subordination or attornment need be required by any mortgagee, trustee, lessor, purchaser or assignee. In confirmation
thereof, Tenant agrees that, upon the request of Landlord, or any such mortgagee, trustee, lessor, purchaser or assignee, Tenant shall
execute and deliver whatever instruments may be required for such purposes and to carry out the intent of this Section 12.2. In
the event Tenant requests a subordination, non-disturbance and attornment agreement from any mortgagee, trustee, lessor, purchaser or
assignee of Landlord, Tenant shall pay all legal fees and expenses incurred by Landlord in connection therewith, including any legal and
other fees and expenses charged by Landlord’s mortgagee, trustee, lessor, purchaser or assignee.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     28

     

    

 

SECTION 12.3        TENANT’S ESTOPPEL
CERTIFICATE. Tenant shall, upon the request of Landlord or any mortgagee of Landlord (whether under a mortgage or deed of trust),
without additional consideration, deliver an estoppel certificate within ten (10) days after a request therefor, consisting of reasonable
statements required by Landlord, any mortgagee or purchaser of any interest in the Property, which statements may include but shall not
be limited to the following: this Lease is in full force and effect, with rental paid through the date specified in the certificate; this
Lease has not been modified or amended; Tenant is not aware that Landlord is in default or that Landlord has failed to fully perform all
of Landlord’s obligations hereunder; and such other statements as may reasonably be required by the requesting party. If Tenant
is unable to make any statements contained in the estoppel certificate because the same is untrue or inaccurate, Tenant shall with specificity
state the reason why such statement is untrue or inaccurate.

 

ARTICLE 13

DEFAULT

 

SECTION 13.1        DEFAULTS BY TENANT.
The occurrence of any of the events described in subsections 13.1.1 through 13.1.4 shall constitute a default by Tenant under this
Lease.

 

		13.1.1	Failure
                                            to Pay Rent. With respect to the first payment of Rent not made by Tenant when due
                                            in any twelve (12) month period, the failure by Tenant to make such payment to Landlord
                                            within five (5) business days after Landlord gives Tenant written notice specifying that
                                            the payment was not made when due; with respect to any other payment of Rent during any twelve
                                            (12) month period, the failure by Tenant to make such payment of Rent to Landlord when due,
                                            no notice of any such failure being required.

 

		13.1.2	Failure to Perform Other Obligations. Any failure by Tenant to observe and perform any provision of this Lease to be observed
or performed by Tenant where such failure continues for thirty (30) days after Landlord gives Tenant written notice of such failure, provided
that if such failure by its nature cannot be cured within such thirty (30) day period, Tenant shall not be in default hereunder so long
as Tenant commences curative action within such thirty (30) day
period, diligently and continuously pursues the curative action and fully cures the failure within ninety (90) days after Landlord gives
such written notice to Tenant.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     29

     

    

 

 

		13.1.3	Repeated Failure to Perform. The third failure by Tenant in any twelve (12) month period to perform and observe a particular
provision of this Lease to be observed or performed by Tenant (other than the failure to pay Rent, which in all instances will be governed
by subsection 13.1.1 above), no notice being required for any such third failure.

 

		13.1.4	Bankruptcy, Insolvency, Etc. Tenant or any Guarantor (i) becomes or is declared insolvent according to any law, (ii) makes
a transfer in fraud of creditors according to any applicable law, (iii) assigns or conveys all or a substantial portion of its property
for the benefit of creditors or (iv) files a petition for relief, or is the subject of an order for relief, under the Federal Bankruptcy
Code or any other present or future federal or state insolvency, bankruptcy or similar law (collectively, “applicable bankruptcy
law”) or a receiver or trustee is appointed for Tenant or Guarantor or its property; the interest of Tenant or Guarantor under
this Lease is levied on under execution or under other legal process; or any involuntary petition is filed against Tenant or Guarantor
under applicable bankruptcy law; provided, however, no action described in this subsection 13.1.4 shall constitute a default by Tenant
if Tenant or Guarantor shall vigorously contest the action by appropriate proceedings and shall remove, vacate or terminate the action
within sixty (60) days after the date of its inception.

 
	SECTION 13.2	REMEDIES OF LANDLORD.

 

		13.2.1	Termination of Lease. Upon the occurrence of a default beyond any applicable cure period by Tenant hereunder, Landlord may,
without judicial process, terminate this Lease by giving written notice thereof to Tenant (whereupon all obligations and liabilities of
Landlord hereunder shall terminate) and, without further notice and without liability, repossess the Premises. Landlord shall be entitled
to recover all loss and damage Landlord may suffer by reason of such termination, whether through inability to relet the Premises on satisfactory
terms or otherwise, including with limitation, accrued Rent to the date of termination and Late Charges, plus (a) interest thereon at
the rate established under Section 2.4 above from the date due through the date paid or date of any judgment or award by any court
of competent jurisdiction, (b) the unamortized cost of (i) the Tenant’s Improvements, (ii) brokers’ fees and commissions,
(iii) attorneys’ fees, (iv) moving allowances, (v) equipment allowances and (vi) any other costs incurred by Landlord in connection
with making or executing this Lease, (c) the cost of recovering the Premises, and (d) the costs of reletting the Premises (including,
without limitation, advertising costs, brokerage fees, leasing commissions, reasonable attorneys’ fees and refurbishing costs and
other costs in readying the Premises for a new tenant).

 

		13.2.2	Repossession and Re-Entry. Upon the occurrence of a default beyond any applicable cure period by Tenant hereunder, Landlord
may, without judicial process, immediately terminate Tenant’s right of possession of the Premises (whereupon all obligations and
liability of Landlord hereunder shall terminate) without terminating this Lease, and, without notice, demand or liability,
enter upon the Premises or any part thereof, take absolute possession of the same, expel or remove Tenant and any other person or entity
who may be occupying the Premises and change the locks. If Landlord terminates Tenant’s possession of the Premises under this subsection
13.2.2, (i) Landlord shall have no obligation to tender to Tenant a key for new locks installed in the Premises, (ii) Tenant shall have
no further right to possession of the Premises, and (iii) Landlord will have the right to relet the Premises or any part thereof on such
terms as Landlord deems advisable, subject to any obligation to mitigate damages imposed by applicable law. Any rent received by Landlord
from reletting the Premises or a part thereof shall be applied first, to the payment of any indebtedness other than Rent due hereunder
from Tenant to Landlord (in such order as Landlord shall designate), second, to the payment of any cost of such reletting, including,
without limitation, refurbishing costs, reasonable attorneys’ fees, advertising costs, brokerage fees and leasing commissions (in
such order as Landlord shall designate) and third, to the payment of Rent due and unpaid hereunder, and Tenant shall satisfy and pay to
Landlord any deficiency upon demand therefor. No such re-entry or taking of possession of the Premises by Landlord shall be construed
as an election by Landlord to terminate this Lease unless a written notice of such termination is also given to Tenant pursuant to subsection
13.2.1 above. If Landlord relets the Premises, either before or after the termination of this Lease, all such rentals received from such
lease shall be and remain the exclusive property of Landlord.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     30

     

    

 

		13.2.3	Cure of Default. Upon the occurrence of a default beyond any applicable cure period by Tenant hereunder, Landlord may, without
judicial process and without having any liability therefor, enter upon the Premises and do whatever Tenant is obligated to do under the
terms of this Lease and Tenant agrees to reimburse Landlord on demand for any expenses which Landlord may incur in effecting compliance
with Tenant’s obligations under this Lease, and Tenant further agrees that Landlord shall not be liable for any damages resulting
to Tenant from such action, WHETHER CAUSED BY THE NEGLIGENCE OF LANDLORD OR OTHERWISE.

 

		13.2.4	Continuing Obligations. No repossession of or re-entering upon the Premises or any part thereof pursuant to subsection 13.2.2
or 13.2.3 above or otherwise and no reletting of the Premises or any part thereof pursuant to subsection 13.2.2 above shall relieve Tenant
or any Guarantor of its liabilities and obligations hereunder, all of which shall survive such repossession or re-entering. In the event
of any such repossession of or re-entering upon the Premises or any part thereof by reason of the occurrence of a default, Tenant will
continue to pay to Landlord all Rent which is required to be paid by Tenant.

 

		13.2.5	Cumulative Remedies. No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other
right or remedy set forth herein or otherwise available to Landlord at law or in equity and each and every right and remedy shall be cumulative
and in addition to any other right or remedy given hereunder or now or hereafter existing at law or in equity. In addition to the other
remedies provided in this Lease and without limiting the preceding sentence, Landlord shall be entitled, to the extent permitted by applicable
law, to injunctive relief in case of the violation, or attempted or threatened violation,
of any of the covenants, agreements, conditions or provisions of this Lease, or to a decree compelling performance of any of the covenants,
agreements, conditions or provisions of this Lease.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     31

     

    

 

		13.2.6	Mitigation of Damages. For purposes of determining any recovery of rent or damages by Landlord that depends upon what Landlord
could collect by using reasonable efforts to relet the Premises, whether the determination is required under subsections 13.2.1 or 13.2.2
or otherwise, it is understood and agreed that:

 

		(a)	Landlord may reasonably elect to lease other comparable, available space in the Building, if any, before reletting the Premises.

 

		(b)	Landlord may reasonably decline to incur out-of-pocket costs to relet the Premises, other than customary leasing commissions and legal
fees for the negotiation of a lease with a new tenant.

 

		(c)	Landlord may reasonably decline to relet the Premises at rental rates below then prevailing market rental rates, because of the negative
impact lower rental rates would have on the value of the Building and because of the uncertainty of actually receiving from Tenant the
greater damages that Landlord would suffer from and after reletting at the lower rates.

 

		(d)	Before reletting the Premises to a prospective tenant, Landlord may reasonably require the prospective tenant to demonstrate the same
financial wherewithal that Landlord would require as a condition to leasing other space in the Building to prospective tenant.

 

		(e)	Identifying a prospective tenant to relet the Premises, negotiating a new lease with such tenant and making the Premises ready for
such tenant will take time, depending upon market conditions when the Premises first become available for reletting, and during such time
no one can reasonably expect Landlord to collect anything from reletting.

 

 SECTION 13.3 
         DEFAULTS BY LANDLORD. Landlord shall be in default under this Lease if Landlord fails to perform any of its obligations
hereunder and such failure continues for a period of thirty (30) days after Tenant gives written notice to Landlord and each
mortgagee who has a lien against any portion of the Property and whose name and address has been provided to Tenant stating that (a)
Landlord is in breach of this Lease and (b) describing the breach with specificity, provided that if such failure cannot reasonably
be cured within such thirty (30) day period, Landlord shall not be in default hereunder if the curative action is commenced within
such thirty (30) day period and is thereafter diligently pursued until cured.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     32

     

    

 

 SECTION 13.4 
         LANDLORD’S LIABILITY. If Tenant shall recover a money judgment against Landlord, such judgment shall be satisfied only out of the right, title and interest of Landlord in the Property as the same may then be encumbered and Landlord shall not be liable for any deficiency. In no event shall Tenant have the right to levy execution against any property of Landlord other than its interest in the Property as above provided. Landlord shall not be liable to Tenant for any claims, actions, demands, costs, expenses, damage or liability of any kind which (a) are caused by (i) tenants or any persons either in the Premises or elsewhere in the Building (unless occurring in the Common Areas and caused by Landlord’s negligence), (ii) occupants of property adjacent to the Building or Common Areas, (iii) the public, or (iv) the construction of any private, public or quasi-public work, or (b) are caused by any theft or burglary at the Premises or the Property.

 

 SECTION 13.5 
          CONSEQUENTIAL DAMAGES. In no event shall either party by liable to the other party for consequential or special damages by
reason of a failure to perform (or a default) by such party hereunder or otherwise, except as set forth in Section 1.4 above.

 

ARTICLE 14

NOTICES

 

Any notice or communication required
or permitted in this Lease shall be given in writing, sent by (a) personal delivery (b) expedited delivery service, (c) United States
mail, postage prepaid, registered or certified mail, return receipt requested, (d) electronic mail or facsimile, with proof of delivery
on a business day and addressed as set forth in the Basic Lease Information or to such other address or to the attention of such other
person as shall be designated from time to time in writing by the applicable party and sent in accordance herewith. Any such notice or
communication shall be deemed to have been given either at the time of personal delivery or, in the case of delivery service, mail or
electronic mail, as of the date of first attempted delivery at the address and in the manner provided herein. Reference is made to Section
13.3 of this Lease for other provisions governing notices.

 

ARTICLE 15

MISCELLANEOUS PROVISIONS

 

SECTION 15.1
         BUILDING NAME
AND ADDRESS. Tenant shall not, without the written consent of Landlord, use the name of the Building for any purpose other than
as the address of the business to be conducted by Tenant in the Premises and in no event shall Tenant acquire any rights in or to
such names. Landlord shall have the right at any time to change the name, number or designation by which the Building is known.

 

SECTION 15.2
         SIGNAGE. Landlord
shall maintain a tenant directory in the main Building lobby, and shall provide Tenant identification in such directory, setting
forth Tenant’s name and location. Tenant shall not otherwise inscribe, paint, affix, or display any signs, advertisements or
notices on or in the Building or the Premises, except for such tenant identification information approved in advance by Landlord and
installed adjacent to the access door or doors to the Premises. Tenant may also install its standard signage within the Premises so
long as such signage is not visible from the Common Areas. Landlord will provide a building standard sign plaque at the main entry
to the Premises at Landlord’s sole cost and expense. Landlord may reasonably withhold approval of any Tenant sign if
necessary, in Landlord’s reasonable discretion, to preserve aesthetic standards for the Building. All signs permitted
hereunder shall constitute Installations and shall be subject to the provisions of subsection 6.3.3, including without limitation
Landlord’s rights under such subsection to perform and charge for the work necessary to complete Installations.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     33

     

    

 

SECTION 15.3
         NO WAIVER. No
waiver by Landlord or Tenant of any provision of this Lease shall be deemed to have been made unless such waiver is expressly stated
in writing signed by the waiving party. No waiver by Landlord or Tenant of any breach by the other party shall be deemed a waiver of
any subsequent breach of the same or any other provision. The failure of Landlord or Tenant to insist at any time upon the strict
performance of any covenant or agreement or to exercise any option, right, power or remedy contained in this Lease shall not be
construed as a future waiver thereof. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of
Rent due under this Lease shall be deemed to be other than on account of the earliest Rent due hereunder, nor shall any endorsement
or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord
may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other
remedy which may be available to Landlord.

 

SECTION 15.4
          APPLICABLE
LAW. This Lease shall be governed by and construed in accordance with the laws of the State of Colorado.

 

SECTION 15.5
         COMMON AREAS. “Common
Areas” shall mean all areas, spaces, facilities and equipment (whether or not located within the Building) made available
by Landlord for the common and joint use of Landlord, Tenant and others designated by Landlord using or occupying space in the
Building, including but not limited to, any conference centers, fitness centers (subject to any written indemnification or waiver
agreements required by Landlord from any users of such fitness centers), tunnels, walkways, sidewalks and driveways necessary for
access to the Building, Building lobbies, the Garage, landscaped areas, public corridors, public rest rooms, Building stairs,
elevators open to the public, service elevators (provided that such service elevators shall be available only for tenants of the
Building and others designated by Landlord), drinking fountains and any such other areas and facilities as are designated by
Landlord from time to time as Common Areas. “Service Corridors” shall mean all loading docks, loading areas and
all corridors that are not open to the public but which are available for use by Tenant and others designated by Landlord.
 “Service Areas” will refer to areas, spaces, facilities and equipment serving the Building (whether or not
located within the Building) but to which Tenant and other occupants of the Building will not have access, including, but not
limited to, mechanical, telephone, electrical and similar rooms and air and water refrigeration equipment. Tenant is hereby granted
a nonexclusive right to use the Common Areas and Service Corridors during the term of this Lease for their intended purposes, in
common with others designated by Landlord, subject to the terms and conditions of this Lease, including, without limitation, the
Rules and Regulations and the Parking Agreement attached hereto as Exhibit F. The Building, Common Areas, Service Corridors
and Service Areas will be at all times under the exclusive control, management and operation of Landlord and Property Manager.
Tenant agrees and acknowledges that the Premises (whether consisting of less than one floor or one or more full floors within the
Building) do not include, and Landlord hereby expressly reserves for its sole and exclusive use, any and all mechanical, electrical,
telephone and similar rooms, janitor closets, elevator, pipe and other vertical shafts and ducts, flues, stairwells,
any area above the acoustical ceiling and any other areas not specifically shown on Exhibit B as being part of the Premises.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     34

     

    

 

SECTION 15.6
          SUCCESSORS
AND ASSIGNS. Subject to Article 11 hereof, all of the covenants, conditions and provisions of this Lease shall be binding
upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors and
assigns.

 

SECTION 15.7
         BROKERS. Tenant
and Landlord each warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of
this Lease other than the Brokers identified in the Basic Lease Information, and that it knows of no other real estate brokers or
agents who are or claim to be entitled to a commission in connection with this Lease. Landlord and Tenant each agrees to defend,
indemnify and hold harmless the other from and against any liability or claim, whether meritorious or not, arising with respect to
any other broker or agent not so named and claiming to be entitled to a commission by, through or under such party. Landlord has
agreed to pay the fees of Landlord’s Broker and Tenant’s Broker strictly in accordance with and subject to the terms and
conditions of separate written commission agreements.

 

SECTION 15.8
          SEVERABILITY. If
any provision of this Lease or the application thereof to any person or circumstances shall be invalid or unenforceable to any
extent, the application of such provisions to other persons or circumstances and the remainder of this Lease shall not be affected
thereby and shall be enforced to the greatest extent permitted by law.

 

SECTION 15.9
          EXAMINATION
OF LEASE. Submission by Landlord of this instrument to Tenant for examination or signature does not constitute a reservation of or
option for lease. This Lease will be effective as a lease only upon execution by and delivery to both Landlord and Tenant.

 

SECTION 15.10
      TIME. Time
is of the essence in this Lease and in each and all of the provisions hereof. Whenever a period of days is specified in this Lease,
such period shall refer to calendar days unless otherwise expressly stated in this Lease. If any date provided under this Lease for
performance of an obligation or expiration of a time period is a Saturday, Sunday or a holiday generally recognized by
businesses, the obligation shall be performed or the time period shall expire, as the case may be, on the next succeeding business
day.

 

SECTION 15.11
      DEFINED
TERMS AND MARGINAL HEADINGS. The words “Landlord” and “Tenant” as used herein shall include the plural
as well as singular. If more than one person is named as Tenant, the obligations of such persons are joint and several. The headings
and titles to the articles, sections and subsections of this Lease are not a part of this Lease and shall have no effect upon the
construction or interpretation of any part of this Lease.

 

SECTION 15.12
       AUTHORITY. Landlord and Tenant and each person signing this Lease on behalf of such party
represents to the other party as follows: Such party, if a corporation, limited liability company, limited partnership, limited
liability partnership or partnership is duly formed and validly existing under the laws of the state of its formation and is duly
qualified to do business in the State of Colorado. Tenant has all requisite power and all governmental certificates of authority,
licenses, permits, qualifications and other documentation to lease the Premises and to carry on its business as now conducted and as
contemplated to be conducted. Each person signing on behalf of Landlord or Tenant is authorized to do so. The foregoing
representation in this Section 15.12 shall also apply to any corporation, limited liability company, limited partnership,
limited liability partnership or partnership which is a general partner or joint venturer of Tenant.

 

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     35

     

    

 

SECTION 15.13
       FORCE
MAJEURE. Whenever a period of time is herein prescribed for action to be taken by Landlord or Tenant, the party taking the
action shall not be liable or responsible for, and there shall be excluded from the computation for any such period of time, any
delays due to strikes, riots, acts of God, shortages of labor or materials, war, governmental laws, regulations or restrictions or
any other causes which are beyond the reasonable control of such party; provided, however, in no event shall the foregoing apply to
the financial obligations of either Landlord or Tenant to the other under this Lease, including Tenant’s obligation to pay
Basic Annual Rent, Additional Rent or any other amount payable to Landlord hereunder.

 

SECTION 15.14
       NO RECORDING. This
Lease shall not be recorded.

 

SECTION 15.15
       PARKING. Exhibit
F attached hereto sets forth agreements between Landlord and Tenant relating to parking.

 

SECTION 15.16

       ATTORNEYS’ FEES. In the event of any legal action or proceeding brought by either party against the other arising out of
this Lease, the prevailing party shall be entitled to recover reasonable attorneys’ fees and costs incurred in such action
(including, without limitation, all costs of appeal) and such amount shall be included in any judgment rendered in such
proceeding.

 

SECTION 15.17
       SURVIVAL OF
INDEMNITIES. Each indemnity agreement and hold harmless agreement contained herein shall survive the expiration or termination of
this Lease.

 

SECTION 15.18
      RELOCATION
OF PREMISES. Landlord may, upon ninety (90) days prior written notice to Tenant (the “Relocation Notice”), relocate
the Premises to any other premises within the Building (hereinafter referred to as the “Relocated Premises”), provided
that each of the following conditions are satisfied:

 

		15.18.1	The Relocated Premises (a) are substantially the same size as the Premises; (b) have substantially the same configuration and leasehold
improvements as the Premises; and (c) have substantially the same view as the Premises;

 

		15.18.2	Landlord shall pay all out-of-pocket expenses incurred by Tenant in connection with any such relocation, including all costs of changes
in signs, stationery costs, moving costs, reinstallation of telephone and computer equipment, wiring and cabling, and the expense of furnishing
the Relocated Premises with substantially the same type and quality of leasehold improvements as the Premises; and

 

		15.18.3	Such relocation shall be accomplished in a manner that will minimize the disruption to Tenant’s business.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     36

     

    

 

In the event of such relocation, this Lease
shall continue in full force and effect without any change in the terms or conditions thereof, except that the Relocated Premises shall
be substituted for the original Premises and if the Relocated Premises are smaller than the Premises, the Base Rent and Tenant’s
Share shall be proportionately reduced as of the date on which Tenant surrenders the Premises; provided, that there shall be no increase
to the Base Rent and Tenant’s Share if the Relocated Premises is larger than the original Premises. If Tenant shall not desire to
so relocate, then within twenty (20) days after Landlord sends the Relocation Notice to Tenant, Tenant shall notify Landlord that Tenant
does not desire to relocate (the “Tenant’s Response”), and either Landlord or Tenant may, but shall have no obligation
to, terminate this Lease effective ninety (90) days after the date of the Relocation Notice by delivering written notice of termination
to the other party within ten (10) days after Landlord’s receipt of the Tenant’s Response. If neither party timely delivers
notice of termination after Landlord’s receipt of the Tenant’s Response, then the parties shall be deemed to have waived their
respective rights to terminate this Lease pursuant to this Section 15.18, and Tenant shall be obligated to relocate to the Relocated
Premises in accordance with the Relocation Notice and the other terms and provisions of this Section 15.18. There shall be no abatement
of any Rent or other sums payable hereunder on account of Tenant’s relocation or any inconvenience or business loss caused to Tenant
thereby so long as Landlord complies with all of the terms and provisions of this Section 15.18.

 

SECTION 15.19

       CONFIDENTIALITY. Tenant and Landlord acknowledge that the terms and conditions of the Lease are to remain confidential for
Landlord’s benefit and may not be disclosed by Tenant to anyone, by any manner or means, directly or indirectly, without
Landlord’s prior written consent; however, Tenant may disclose the terms and conditions of the Lease if required by Law or
court order, in connection with a dispute between Landlord and Tenant, and to its attorneys, accountants, employees and existing or
prospective financial partners provided same are advised by Tenant of the confidential nature of such terms and conditions and agree
to maintain the confidentiality thereof (in each case, prior to disclosure). Tenant shall be liable for any disclosures made in
violation of this Section by Tenant or by any entity or individual to whom the terms of and conditions of the Lease were disclosed
or made available by Tenant. The consent by Landlord to any disclosures shall not be deemed to be a waiver on the part of Landlord
of any prohibition against any future disclosure.

 

SECTION 15.20
       FINANCIAL
STATEMENTS. Tenant warrants and represents that all of the financial statements provided to Landlord prior to the Date of Lease
are true, correct and complete in all respects and fairly and accurately present the financial position of Tenant. During the Term
of this Lease, Tenant shall, within fifteen (15) days after receipt of a written request therefor, deliver to Landlord, a current
balance sheet and (as applicable) related statements of income, cash flow, retained earnings, and contingent liabilities showing the
financial position and results of operations of Tenant (collectively referred to as “Financial Information”). The
Financial Information shall be in form, scope and detail reasonably satisfactory to Landlord and shall be certified by an authorized
representative of Tenant that the financial statements fairly and accurately present the financial position of Tenant. Except in
connection with a proposed financing or sale of the Property and as otherwise provided herein, Landlord may request the Financial
Information from Tenant no more than one (1) time in any twelve (12) month period. Notwithstanding the foregoing, Landlord may
request the Financial Information upon each occurrence of any of the events described
in subsections 13.1.1 through 13.1.4. Upon written request by Tenant, Landlord shall enter into a commercially reasonable confidentiality
agreement covering any information that is disclosed by Tenant. Failure of Tenant to timely deliver its Financial Information in accordance
with the provisions of this Section 15.20 shall be deemed to be a default under this Lease.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     37

     

    

 

SECTION 15.21
       PROHIBITED PERSONS AND
TRANSACTIONS. Tenant represents to Landlord: (i) that neither Tenant nor any person or entity that directly owns a 10% or greater
equity interest in it, nor any of its officers, directors or managing members, is a person or entity with whom U.S. persons or entities
are restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department
of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under Executive Order 13224 (the
“Executive Order”) signed on September 24, 2001, and entitled “Blocking Property and Prohibiting Transactions
with Persons Who Commit, Threaten to Commit, or Support Terrorism”, or other Laws, (ii) that Tenant’s activities do not violate
the International Money Laundering Abatement and Anti-Terrorist Financing Act of 2001, or the regulations or orders promulgated thereunder,
as they may be amended from time to time, or other anti-money laundering Laws (the “Anti-Money Laundering Laws”), and
(iii) that throughout the Term of this Lease Tenant shall comply with the Executive Order and with the Anti-Money Laundering Laws.

 

SECTION 15.22
       DIGITAL
RECORDS. Landlord and Tenant agree to accept a digital image of this Lease, as executed in counterparts, as a true and correct
original and admissible for the purposes of state law, Federal Rule of Evidence 1002, and like statutes and regulations.

 

SECTION 15.23
       ENTIRE
AGREEMENT. This Lease contains all of the agreements of the parties hereto with respect to any matter covered or mentioned in
this Lease, and no prior agreement, understanding or representation pertaining to any such matter shall be effective for any
purpose. No provision of this Lease may be amended or supplemented except by an agreement in writing signed by the parties hereto or
their respective successors in interest.

 

[SIGNATURE PAGE FOLLOWS]

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     38

     

    

 

IN WITNESS WHEREOF, the
parties hereto have executed and delivered this Lease effective as of the Date of Lease set forth in the Basic Lease Information.

 

	 	 	 	LANDLORD:
	 	 	 	 	 
	 	 	 	GPI PLAZA TOWER, LP,
	 	 	 	a Texas limited partnership
	 	 	 	 	 
	 	 	 	By:	Granite Properties, Inc.,
	 	 	 	 	a Delaware corporation
	 	 	 	 	its general partner
	 	 	 	 	 
	Date:	2/19/18	 	By:	/s/ Stephanie T. Lawrence
	 	 	 	 	Stephanie T. Lawrence
	 	 	 	 	Senior Managing Director
	 	 	 	 	 
	 	 	 	TENANT:
	 	 	 	 	 
	 	 	 	FLEX LEASING POWER & SERVICE LLC,
	 	 	 	a Delaware limited liability company
	 	 	 	 	 
	Date:	2/16/18	 	By:	/s/ Doug Beltzer
	 	 	 	Name:	Doug Beltzer
	 	 	 	Title:	President

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     39

     

    

 

 

EXHIBIT A

 

LEGAL DESCRIPTION

Parcel 1:

 

Lot 4, Block 3,

GREENWOOD PLAZA SOUTH FILING NO.
1,

Less and Except those portions conveyed
to the State of Colorado, Department of Transportation in Warranty Deeds recorded December 20, 2001 at Reception No. B1220860 and October
15, 2003 at Reception No. B3225671, County of Arapahoe, State of Colorado.

 

Parcel 2:

 

A non-exclusive
easement for a tunnel road over a portion of Lot 1, Block 4, Greenwood Plaza South Filing No.1, as set forth in instrument recorded
October 25, 1984 in Book 4292 at Page 302, County of Arapahoe, State of Colorado.

 

Parcel 3:

 

A non-exclusive easement for an
underpass under the South Yosemite Street Overpass, as set forth in instrument recorded November 16, 1984 in Book 4309 at Page 230, County
of Arapahoe, State of Colorado.

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     40

     

    

 

EXHIBIT B

 

PREMISES FLOOR PLAN

 

(Premises crosshatched
below and not to scale)

 

 

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     41

     

    

 

EXHIBIT C

 

WORK LETTER

 

1.            Plans.

 

1.1       Space
Plan. Landlord-and Tenant have agreed that the Premises will be improved in accordance with the plans and specifications, including
without limitation the Space Plan and related Notes dated November 13, 2017, attached hereto as Schedule C-1 (herein referred to as the
 “Space Plan”) approved and initialed by Landlord and Tenant.

 

1.2       Design
and Color Scheme. Within seven (7) business days after the execution of this Lease by Tenant and Landlord, Tenant’s representatives
shall meet with Landlord’s space planner, at Landlord’s expense to arrive at an acceptable Building Standard design of and
color scheme for the Premises (such design and color scheme, when approved by Landlord and Tenant, the “Design and Color Scheme”).
For purposes hereof, the term “Building Standard” (herein so called) shall mean certain component elements utilized in the
design and construction of improvements in the Building that have been pre-selected by Landlord to ensure a minimum quality and appearance
throughout the Building (which elements include as per the Space Plan, but are not limited to, ceiling systems, including ceiling grid,
doors, hardware, window coverings, lights and light fixtures, HVAC components, electrical and plumbing systems). The Design and Color
Scheme shall, in Landlord’s sole judgment, conform to the design criteria from time to time established by Landlord for the Building.
Each day thereafter that the Design and Color Scheme not approved by Tenant shall constitute one (1) day of Tenant Delay.

 

1.3       Compliance
with Disability Acts. Tenant shall promptly provide Landlord and Landlord’s space planner and/or architect, as applicable, with
all information needed to cause the construction of the Tenant’s Improvements to be completed such that Tenant, the Premises and
the Tenant’s Improvements (as constructed) will be in compliance with the Disability Acts.

 

1.4       Construction
Plans. Within seven (7) business days after approval of the Design and Color Scheme by Landlord and Tenant, Landlord’s space
planner and engineer will meet to prepare construction plans (such construction plans, when approved, and all changes and amendments thereto
agreed to by Landlord and Tenant in writing, the “Construction Plans”) for all of the improvements to the Premises (individually
and collectively, the “Tenant’s Improvements”) described in the Space Plan, the Design and Color Scheme, including complete
detail and finish drawings for partitions, doors, reflected ceiling, telephone outlets, electrical switches and outlets and Building Standard
heating, ventilation and air conditioning equipment and controls. Within five (5) business days after the Construction Plans are delivered
to Tenant, Tenant shall approve (which approval shall not be unreasonably withheld) or disapprove same in writing and, if disapproved,
Tenant shall provide Landlord and Landlord’s space planner and engineer specific reasons for disapproval. The foregoing process
shall continue until the Construction Plans are approved by Tenant; provided that if Tenant fails to respond in any five (5) business
day period, Tenant shall be deemed to have approved the last submitted construction plans. Each day thereafter that the Construction Plans
are not approved by Tenant shall constitute one (1) day of Tenant Delay. Tenant’s Improvements shall not include any of Tenant’s
trade fixtures, equipment, furniture, furnishings, telephone and data equipment or other personal property.

 

1.5       Changes
to Approved Plans. If any redrawing or re-drafting of any of the Space Plan, the Design and Color Scheme or the Construction Plans
is necessitated by Tenant’s requested changes (all of which shall be subject to Landlord’s approval), the expense of any such
re-drawing or re-drafting and the expense of any work and improvements necessitated
by such re-drawing or re-drafting are collectively defined as “Change Orders” hereunder and will be charged to Tenant, and
any delay will be a Tenant Delay. The cost of all (a) Change Orders; (b) any alternate selections on the Space Plan that are selected
by Tenant (“Alternate Selections”), and (c) any construction management fees associated with such Change Orders or Alternate
Selections, are collectively referred to as “Excess Costs,” and shall be paid by Tenant pursuant to Section 2 below.

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     42

     

    

 

1.6       Coordination
of Planners and Designers. If Tenant shall arrange for interior design services or services above the scope of work referenced in
1.4 above, whether with Landlord’s space planner or any other planner or designer, it shall be Tenant’s responsibility to
cause necessary coordination of its agents’ efforts with Landlord’s agents to ensure that no delays are caused to either the
planning or construction of the Tenant’s Improvements.

 

2.            Construction
and Costs of the Tenant’s Improvements

 

2.1       Construction
Obligation and Cost of Tenant’s Improvements. Landlord shall construct the Tenant’s Improvements at its sole cost and
expense, except for Excess Costs. Tenant shall bear the cost of any Excess Costs.

 

2.2       Excess
Costs. Landlord will, prior to the commencement of construction of Tenant’s Improvements, advise Tenant of the Excess Costs,
if any. Tenant shall have three (3) business days from and after the receipt of such advice within which to approve or disapprove the
Excess Costs. If Tenant fails to approve same by the expiration of the third (3rd) such business day, then Tenant shall be deemed to have
approved the proposed Excess Costs. If Tenant disapproves the Excess Costs within such three (3) business day period, then Tenant shall
reduce the scope of the Tenant’s Improvements such that there shall be no Excess Costs. Subject to the last sentence of this subsection,
the foregoing process shall continue until the Excess Costs, if any, are accepted or deemed accepted by Tenant. Landlord and Tenant must
approve (or be deemed to have approved) the Construction Plans and Excess Costs for the construction of the Tenant’s Improvements
in writing prior to the commencement of construction.

 

2.3       Liens
Arising from Excess Costs. Tenant agrees to keep the Premises free from any liens arising out of nonpayment of Excess Costs. The terms
of Article 9 of the Lease shall apply to any such liens.

 

2.4       Construction
Deposit. Tenant shall remit to Landlord an amount (the “Prepayment”) equal to the projected Excess Costs, if any, prior
to commencement of construction by Landlord and commencement of work required by each change order involving Excess Costs-during the construction
period. Should Tenant fail to timely make a Prepayment or pay any Excess Costs, Landlord shall have the right to suspend construction
and each day of delay shall be a Tenant Delay. All sums due Landlord under this Section 2.4 shall be considered Rent under the terms of
the Lease and nonpayment shall constitute a default under the Lease and entitle Landlord to any and all remedies specified in the
Lease., including without limitation, Late Charges.

 

3.            Delays.
Each delay in the completion of construction of the Tenant’s Improvements or in obtaining a certificate of occupancy or a final
inspection, if required by the applicable governmental authority, caused by Tenant, Tenant’s Contractors (hereinafter defined) or
any person, firm or corporation employed by Tenant or Tenant’s Contractors shall constitute a “Tenant Delay” (herein
so called). In the event that the Tenant’s Improvements are not Substantially Complete (hereinafter defined) by the Commencement
Date set forth in the Basic Lease Information, then the Commencement Date shall be amended to be the Adjusted Substantial Completion
Date (hereinafter defined) and the Expiration Date set forth in the Basic Lease Information shall be adjusted forward by the same number
of days as is the Commencement Date, so that the Term of the Lease will be the Term set forth in the Basic Lease Information. The Adjusted
Substantial Completion Date shall be the date the Tenant’s Improvements are Substantially Complete, adjusted backward, however,
by one day for each day of Tenant Delay, if any. The foregoing adjustments in the Commencement Date and the Expiration Date, along with
the other remedies described in Section 1.2 of the Lease, shall be Tenant’s sole and exclusive remedy in the event the Tenant’s
Improvements are not Substantially Complete by the Commencement Date set forth in the Basic Lease Information.

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     43

     

    

 

 

4.            Substantial
Completion and Punch List. The terms “Substantial Completion” and “Substantially Complete” as applicable,
shall mean when the Tenant’s Improvements are sufficiently completed in accordance with the Construction Plans so that Tenant can
reasonably use the Premises for the Permitted Use (as described in the Basic Lease Information). When Landlord considers the Tenant’s
Improvements to be Substantially Complete, Landlord will notify Tenant and within two (2) business days thereafter, Landlord’s representative
and Tenant’s representative shall conduct a walk-through of the Premises and identify any necessary touch-up work, repairs and minor
completion items as are necessary for final completion of the Tenant’s Improvements (collectively, the “Punch List Items”).
Neither Landlord’s representative nor Tenant’s representative shall unreasonably withhold his or her agreement on the Punch
List Items. Landlord will use reasonable efforts to cause the contractor to complete all Punch List Items within thirty (30) days after
Landlord’s and Tenant’s agreement thereon.

 

5.            Tenant’s
Contractors and Vendors. If Tenant should desire to enter the Premises or authorize its agent to do so prior to the Commencement Date
of the Lease, to perform approved work not requested of the Landlord, or to install furniture, fixtures and equipment and data cabling/phones,
Landlord shall permit such entry upon two (2) weeks prior to the anticipated Commencement Date, and subject to, the following terms and
conditions:

 

(a)       Tenant
shall use only such contractors and or vendors which Landlord shall approve in its reasonable discretion and Landlord shall have approved
the plans to be utilized by Tenant, which approval will not be unreasonably withheld; and

 

(b)       Tenant,
its contractors, vendors, workmen, mechanics, engineers, space planners or such others as may enter the Premises (collectively, “Tenant’s
Contractors”), shall work in harmony with and shall not in any way disturb or interfere with Landlord’s space planners, architects,
engineers, contractors, workmen, mechanics or other agents or independent contractors in the performance of their work (collectively,
 “Landlord’s Contractors”) or other tenants in the Building, it being understood and agreed that if entry of Tenant or
Tenant’s Contractors would cause, has caused or is causing a material disturbance to Landlord or Landlord’s Contractors or
other tenants, then Landlord may, with notice, refuse admittance to Tenant or Tenant’s Contractors causing such disturbance; and

 

(c)       Tenant,
Tenant’s Contractors and other agents shall provide Landlord sufficient evidence that each is covered under Worker’s Compensation,
and Commercial General Liability Insurance of $5,000,000 per occurrence for Tenant’s Contractors which are involved in the actual
construction of improvements or the installation of fixtures within the Premises or Worker’s Compensation and Commercial General
Liability Insurance of $2,000,000 per occurrence for Tenant’s Contractors which are involved in the installation of furnishings
and equipment, including, without limitation, cabling, carpeting, and window treatments, in the Premises, together with such property
insurance as Landlord may reasonably request for its protection. General Liability Insurance shall include coverage for ongoing and completed
construction. Tenant’s Contractors will name Landlord and Property Manager as additional insureds on commercial general liability and
property insurance policies. All liability policies will be primary and non-contributory and contain waivers of subrogation in favor of
Landlord. Workers Compensation policy shall contain a waiver of subrogation in favor of Landlord.

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     44

     

    

 

LANDLORD SHALL NOT BE
LIABLE FOR ANY INJURY, LOSS OR DAMAGE TO ANY OF TENANT’S INSTALLATIONS OR DECORATIONS MADE PRIOR TO THE COMMENCEMENT DATE AND NOT
INSTALLED BY LANDLORD. TENANT SHALL INDEMNIFY AND HOLD HARMLESS LANDLORD AND LANDLORD’S CONTRACTORS FROM AND AGAINST ANY AND ALL
COSTS, EXPENSES, CLAIMS, LIABILITIES AND CAUSES OF ACTION ARISING OUT OF OR IN CONNECTION WITH WORK PERFORMED IN THE PREMISES BY OR ON
BEHALF OF TENANT (BUT EXCLUDING WORK PERFORMED BY LANDLORD OR LANDLORD’S CONTRACTORS). LANDLORD IS NOT RESPONSIBLE FOR THE FUNCTION
AND MAINTENANCE OF THE TENANT’S IMPROVEMENTS WHICH ARE DIFFERENT FROM THE BUILDING STANDARD IMPROVEMENTS AT THE PROPERTY OR IMPROVEMENTS,
EQUIPMENT, CABINETS OR FIXTURES NOT INSTALLED BY LANDLORD. SUCH ENTRY BY TENANT AND TENANT’S CONTRACTORS PURSUANT TO THIS SECTION
5 SHALL BE DEEMED TO BE UNDER ALL OF THE TERMS, COVENANTS, PROVISIONS AND CONDITIONS OF THE LEASE EXCEPT THE COVENANT TO PAY RENT.

 

6.            Construction
Representatives. Landlord’s and Tenant’s representatives for coordination of construction and approval of change orders
will be as follows, provided that either party may change its representative upon written notice to the other:

 

	 	LANDLORD’S REPRESENTATIVE:
	 	 	 
	 	NAME	Richard Vannatta, Granite Properties
	 	ADDRESS	6400 South Fiddlers Green Circle, Suite 500
	 	 	Greenwood Village, CO 80111
	 	PHONE	303-804-4715
	 	E-MAIL:	rvannatta@graniteprop.com
	 	 	 
	 	TENANT’S REPRESENTATIVE:
	 	 	 
	 	NAME	Doug Baltzer
	 	ADDRESS	6400 S. Fiddler’s Green Circle, Suite 450
	 	 	Greenwood Village, CO 80111
	 	PHONE	(720)573-7664
	 	E-MAIL:	Doug.baltzer@flexleasingpower.com

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     45

     

    

 

Schedule C-1

 

Space Plan

 

 

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     46

     

    

 

 

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     47

     

    

 

EXHIBIT D

 

RULES AND REGULATIONS

 

1.       The
sidewalks, walks, plaza entries, corridors, concourses, ramps, staircases, escalators and elevators of the Property shall not be obstructed
or used by Tenant, or the employees, agents, servants, visitors or licensees of Tenant for any purpose other than pedestrian ingress and
egress to and from the Premises. No bicycle or motorcycle shall be brought into the Building or kept on the Premises without the prior
written consent of Landlord.

 

2.       No
freight, furniture or bulky matter of any description will be received into the Property or carried into the elevators except in such
a manner, during such hours and using such elevators and passageways as may be approved by Landlord, and then only upon having been scheduled
in advance. Any hand trucks, carryalls, or similar equipment used for the delivery or receipt of merchandise or equipment shall be equipped
with rubber tires, side guards and such other safeguards as Landlord shall require.

 

3.       Landlord
shall have the right to prescribe the weight, position and manner of installation of safes or other heavy equipment which shall, if considered
necessary by Landlord, be installed in a manner which shall insure satisfactory weight distribution. All damage done to the Property by
reason of a safe or any other article of Tenant’s office equipment being on the Premises shall be repaired at the expense of Tenant.
The time, routing and manner of moving safes or other heavy equipment shall be subject to prior approval by Landlord.

 

4.       Only
persons authorized by Landlord will be permitted to furnish drinking water, barbering, shoe shining, janitorial services, and other similar
services and concessions to Tenant, and only at hours and in compliance with security requirements established by Landlord.

 

5.       Tenant,
or the employees, agents, servants, visitors or licensees of Tenant shall not at any time leave, place or discard any rubbish, paper,
articles or objects of any kind whatsoever outside the doors of the Premises or in the corridors, stairways or passageways of the Property.

 

6.       Landlord
shall have the right to prohibit any advertising by Tenant which includes the picture, name or address of the Property and which, in Landlord’s
opinion, tends to impair the reputation of the Property or its desirability for offices, and, upon written notice from Landlord, Tenant
will refrain from or discontinue such advertising.

 

7.       Tenant
shall not place, or cause or allow to be placed, any sign, placard, picture, advertisement, notice or lettering whatsoever, in, about
or on the exterior of the Premises, Building or Property except in and at such places as may be designated by Landlord and consented to
by Landlord in writing. Any such sign, placard, advertisement, picture, notice or lettering so placed may be removed by Landlord without
notice to and at the expense of Tenant. All lettering and graphics on corridor doors shall conform to the Building’s standard prescribed
by Landlord. No trademark shall be displayed in any event.

 

Tenant Name: Flex Leasing Power & Service
LLC

Building Name: Plaza Tower One

 

     48

     

    

 

8.       Canvassing,
soliciting or peddling in the Building or Property is prohibited, and Tenant shall cooperate to prevent same.

 

9.       Landlord
shall have the right to exclude any person from the Property other than during customary business hours as set forth in the Lease, and
any person in the Property will be subject to identification by employees and agents of Landlord. All persons in or entering the Property
shall be required to comply with the security policies of the Property. If Tenant desires any additional security service for the Premises,
Tenant shall have the right (with the advance written consent of Landlord) to obtain such additional service at Tenant’s sole cost
and expense. Tenant shall keep doors to unattended areas locked and shall otherwise exercise reasonable precautions to protect property
from theft, loss or damage. Landlord shall not be responsible for the theft, loss or damage of any property or for any error with regard
to the exclusion from or admission to the Property of any person. In case of invasion, mob, riot or public excitement, Landlord reserves
the right to prevent access to the Property during the continuance of same by closing the doors or taking other measures for the safety
of the tenants and protection of the Property and property or persons therein.

 

10.     Only
workmen employed, designated or approved by Landlord may be employed for repairs, installations, alterations, painting, material moving
and other similar work that may be done in or on the Premises. Tenant will refer all contractors, contractor’s representatives and
installation technicians rendering any service on or to the Premises for Tenant to Landlord for Landlord’s approval and supervision
before performance of any contractual service. This provision shall apply to all work performed in the Building including installation
of telephones, electrical devices and attachments and installations of any nature affecting floors, walls, woodwork, trim, windows, ceilings
equipment or any other physical portion of the Building.

 

11.     Tenant
shall not do any cooking (other than warming in a microwave oven) or conduct any restaurant, luncheonette, automat or cafeteria for the
sale or service of food or beverages to its employees or to others. Tenant may, however, operate a coffee bar by and for its employees.
Tenant shall not install or permit to be installed any vending machines in the Premises.

 

12.     Tenant
shall not bring or permit to be brought or kept in or on the Premises or the Property any inflammable, combustible, corrosive, caustic,
poisonous, or explosive substance, or cause or permit any odors to permeate in or emanate from the Premises, or permit or suffer the Premises
to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Property by reason of light, radiation,
magnetism, noise, odors or vibrations, or interfere in any way with other tenants or those having business in the Property.

 

13.     Except
for the installation of pictures and standard office equipment and decoration within the Premises, Tenant shall not mark, paint, drill
into, or in any way deface any part of the Property or the Premises. No boring, driving of nails or screws, cutting or stringing of wires
shall be permitted, except as otherwise provided herein or with the prior written consent of Landlord, and as Landlord may direct. Tenant
shall not install any resilient tile or similar floor covering in the Premises except with the prior approval of Landlord. The use of
cement or other similar adhesive material is expressly prohibited.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     49

     

    

 

  

14.       No
additional locks or bolts of any kind shall be placed on any door in the Property or the Premises and no lock on any door therein shall
be changed or altered in any respect. Landlord shall furnish two keys for each lock on exterior doors to the Premises and shall, at Tenant’s
request and at Tenant’s expense, provide additional duplicate keys. Tenant shall not make duplicate keys. All keys shall be returned
to Landlord upon the termination of this Lease, and Tenant shall give to Landlord explanations of the combinations of all safes, vaults
and combination locks remaining with the Premises. Landlord may at all times keep a pass key to the Premises. All entrance doors to the
Premises shall be left closed at all times and left locked when the Premises are not in use. Landlord agrees to furnish to Tenant, at
Landlord’s expense, two (2) CardKeys for access to the Building during such times as the Building is not open to the public. Upon
written request from Tenant, or other parties authorized by Tenant, Landlord will furnish additional CardKeys to Tenant at Tenant’s
expense. Should any CardKeys be lost or stolen, Tenant will immediately notify Landlord and Landlord will issue replacement CardKeys with
a different computer code number. Such replacement CardKeys will be at Tenant’s expense.

 

15.       Tenant
shall give immediate notice to Landlord in case of theft, unauthorized solicitation or accident in the Premises or in the Property or
of defects therein or in any fixtures or equipment, or of any known emergency in the Property.

 

16.       Tenant
shall not use the Premises or permit the Premises to be used for photographic or other forms of reproductions, except in connection with
its own business and not as a service for others without Landlord’s prior permission.

 

17.       Tenant
shall not use or permit any portion of the Premises to be used as an office for a public word processor, a printer, the sale of liquor
or tobacco, a barber, a hair salon, a manicure shop, an employment bureau, a labor union office, a doctor’s or dentist’s office,
a dance or music studio, any type of school, or for any use other than those specifically granted in this Lease.

 

18.       Tenant
shall not advertise for laborers giving the Premises as an address, nor pay such laborers at a location on the Property.

 

19.       The
requirements of Tenant will be attended to only after notice to Landlord at the Building or at such other address as may be designated
by Landlord in the Lease. Employees of Landlord shall not perform any work or do anything outside of their regular duties, unless under
special instructions from the office of Landlord.

 

20.       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. Business machines and mechanical and electrical equipment belonging to Tenant which cause noise, vibration, electrical
or magnetic interference, or any other nuisance that may be transmitted to the structure or other portions of the Property or to the Premises
to such a degree as to be objectionable to Landlord or which interfere with the use or enjoyment by other tenants of their premises or
the public portions of the Property shall be placed and maintained by Tenant, at Tenant’s expense in settings of cork, rubber, spring
type, or other vibration eliminators sufficient to eliminate noise or vibration.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     50

     

    

  

21.      No
awning, draperies, shutters or other interior or exterior window coverings that are visible from the exterior of the Building or from
the exterior of the Premises within the Building may be installed by Tenant.

 

22.     Tenant
shall not place, install or operate within the Premises or any other part of the Property any engine, stove, or machinery, or conduct
mechanical operations therein, without the written consent of Landlord.

 

23.      No
portion of the Premises or any part of the Property shall at any time be used or occupied as sleeping or lodging quarters.

 

24.      Tenant
shall at all times keep the Premises neat and orderly.

 

25.      The
toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed
and no foreign substance of any kind whatsoever shall be thrown therein and the expense of any breakage, 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 it.

 

26.      Landlord
reserves the right to exclude or expel from the Property any person who, in the judgment of Landlord, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner do any act in violation of any of the Rules and Regulations of the Property.

 

27.      Tenant
shall use no other method of heating or cooling than that supplied by Landlord.

 

28.     Tenant
and its agents, employees and invitees shall observe and comply with the driving and parking signs and markers on the Property grounds
and surrounding areas.

 

29.      Except
for service animals, no animals, birds or fish shall be brought to or kept in or about the Property.

 

30.      Smoking
of any kind (cigarette, pipe, etc.) is strictly prohibited within the Premises, Building, Common Areas (to include, but not limited to,
lobbies, corridors, restrooms, elevators, stairwells, and the Garage) and any other areas not specifically designated as a Smoking Area
by Landlord. Tenant hereby agrees that violation of this smoking prohibition by Tenant, Tenant’s employees, agents, visitors or
invitees (individually and collectively, “Tenant Party”) shall be subject to a fine in the amount of One Hundred and
No/100 Dollars ($100.00.) for the first violation by a Tenant Party and Two Hundred Fifty and No/100 Dollars ($250.00) for each subsequent
violation by a Tenant Party, whether or not the violation involves the same Tenant Party or a different Tenant Party. Use of any electronic
cigarette, electronic vaping device, personal vaporizer (PV), digital vapor device or electronic nicotine delivery system (ENDS) is prohibited
in the Building or around the entries to the Building. Users of these devices should be directed to the designated smoking area. Repeated
violations of this rule shall, at Landlord’s discretion, constitute a default under this Lease.

   

31.      Landlord
shall have the right to install such devices within the Premises and elsewhere in the Building and on the Property as Landlord deems advisable
to decrease consumption of utilities and waste on the Property, and Tenant shall cooperate with Landlord in the installation and use thereof.
Landlord may establish such recycling programs as it deems advisable in its sole discretion, and guidelines for the same. Landlord may
forbid or restrict the use of certain supplies by Tenant if alternatives are readily available at a comparable cost which are more readily
recyclable or otherwise reduce the carbon footprint of the Property. Tenant shall ensure that all occupants of the Premises diligently
observe the recycling program and the guidelines for the same as well as reasonable restrictions on the use of certain supplies. Landlord
reserves the right to impose penalties on Tenant for the repeated failure of any occupant of the Premises to participate in the recycling
program and observe the guidelines for the same or the repeated use of restricted supplies.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     51

     

    

 

EXHIBIT E

 

ACCEPTANCE OF PREMISES
MEMORANDUM

 

This Acceptance of Premises
Memorandum is being executed pursuant to that certain Lease Agreement (the “Lease”) dated the                      day
of                                   
, 20             between                                                          
(“Landlord”) and                                                              
(“Tenant”), pursuant to which Landlord leased to Tenant and Tenant leased from Landlord certain space in the office
building located at                                                                              
(the “Building”). Landlord and Tenant hereby agree that:

 

	1.	Except for the Punch List Items (as shown on the attached Punch List), Landlord has fully completed the construction work required
under the terms of the Lease and the Work Letter attached thereto.

 

	2.	The Premises are tenantable, Landlord has no further obligation for construction (except with respect to Punch List Items) and Tenant
acknowledges that the Building, the Premises and, except for the Punch List Items, the Tenant’s Improvements are satisfactory in
all respects, and are suitable for the Permitted Use.

 

	3.	The Commencement Date of the Lease is the           
                                 day of                                         
                                 , 20      . If the date the Commencement Date set forth in the Base Lease Information
                                 is different from the date set forth in the preceding sentence, then the Basic Lease Information is
                                 hereby amended to be the Commencement Date set forth in the preceding sentence.

 

	4.	The Expiration Date of the Lease is the           
                                 day of                                          ,
                                 20      . If the date set forth in the Base Information Page of
                                 the Lease is different from the date set forth in the preceding sentence, then the Expiration Date set
                                 forth in the Basic Lease Information is hereby amended to be the Expiration Date set forth in the preceding
                                 sentence.

 

	5.	Tenant acknowledges receipt of the current Rules and Regulations
for the Building.

 

	6.	All capitalized terms not defined herein shall have the meaning
assigned to them in the Lease.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     52

     

    

 

Agreed and Executed this                 day
of                          ,
20     .

 

	LANDLORD:	 
	 	 	 
	 	 	 
	By:	                                                                                     ,
    its                                   	 
	 	 	 
	By:	 	 
	Name:	 	 
	Title:	 	 
	 	 	 
	TENANT:	 
	 	 	 
	 	 	 
	By:	 	 
	Name:	 	 
	Title:	 	 

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     53

     

    

 

EXHIBIT F

 

PARKING AGREEMENT

 

1.          Throughout
the Term of this Lease, Tenant shall lease from Landlord twenty-three (23) parking permits in the Garage. Of these, two (2) shall be reserved
parking permits and twenty-one (21) shall be unreserved parking permits, and each of which parking permits shall be leased for the entirety
of the Term.

 

2.          For
each such parking permit. Tenant shall pay the Landlord or its agent, the prevailing market rate posted by Landlord from time to time
during the term of the Lease (the “Parking Rent”). The current monthly rate is $75.00 per month plus taxes, if applicable,
for each reserved parking permit and $55.00 per month for each unreserved parking permit plus taxes, if applicable, in the Garage. Notwithstanding
the foregoing, Landlord agrees not to demand or collect from Tenant the Parking Rent for the parking permits for the first twenty-four
(24) months after the Commencement Date (the “Parking Abatement Period”). If the Parking Abatement Period ends on a day other
than the last day of a calendar month, Parking Rent for the month in which the Parking Abatement Period ends shall be prorated based on
the number of days after the Parking Abatement Period in such month and the number of days in such month. If a default occurs at any time
during the Term, the abated Parking Rent for the Parking Abatement Period will be immediately due and payable.

 

3.          The
Parking Rent shall be payable in accordance with the policies established by Landlord (or its agent) from time to time for payment of
Parking Rent in the Garage. Tenant shall indemnify and hold harmless Landlord from and against all claims, losses, liabilities, damages,
costs and expenses (including, but not limited to, attorneys’ fees and court costs) arising or alleged to arise out of Tenant’s
use of any such parking spaces. Tenant shall have no further rights to (a) any parking permit not taken at the beginning of the original
Term or (b) any parking permit taken at the beginning of the original Term and thereafter released by Tenant with Landlord’s consent
or terminated by Landlord for failure to pay Parking Rent or to comply with the other terms and conditions for the leasing of such parking
permit imposed by Landlord. Upon the termination of this Lease, Tenant’s rights to the parking permits then being leased to Tenant
hereunder shall terminate. In the event any of the above parking spaces are or become unavailable at any time or from time to time throughout
the Term, whether due to casualty or any other cause, the Lease shall continue in full force and effect, and Tenant’s sole remedy
shall be an abatement of Parking Rent for those parking spaces rendered unavailable, which abatement shall continue until such time as
said parking spaces, or substitutes therefor, again become available, it being expressly agreed and understood that Landlord shall have
no duty to provide substitute parking spaces for those spaces rendered unavailable; provided, however, that Landlord agrees to use reasonable
efforts to restore the Garage to the condition immediately preceding such damage as soon as reasonably practicable.

 

4.           Tenant
agrees to comply with all reasonable rules and regulations now or hereafter established by Landlord relating to the use of the Garage
by contract parking patrons. A condition of any parking shall be compliance by the parking patron with Garage rules and regulations, including
any sticker or other identification system established by Landlord. The following rules and regulations are in effect until notice is
given to Tenant of any change. Landlord may refuse to permit any person who violates the rules to park in the Garage, and any violation
of the rules shall subject the car to removal.

 

RULES AND REGULATIONS

 

1.         Cars
must be parked entirely within the stall lines painted on the floor.

 

2.         All
directional signs and arrows must be observed.

 

3.          The
speed limit shall be 5 miles per hour.

 

4.         Parking
is prohibited:

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     54

     

    

 

 (a)       in
areas not striped for parking

 

 (b)       in
aisles

 

 (c)       where
 “No Parking” signs are posted

 

 (d)       in
cross hatched areas

 

 (e)       in
such other areas as may be designated by Landlord or Landlord’s agent(s).

 

 (f)       by
tenants in Visitor, Delivery, Handicapped (except for handicapped tenants) or other specially designated parking areas

 

5.      Parking stickers or any other device or form of identification supplied by Landlord shall remain the property of the Landlord and
shall not be transferable. There will be a replacement charge payable by Tenant equal to the amount posted from time to time by Landlord
for loss of any magnetic parking card or parking sticker.

 

6.     Garage managers or attendants are not authorized to make or allow any exceptions to these Rules and Regulations.

 

7.      Every parker is required to park and lock his own car. All responsibility for damage to cars or persons is assumed by the parker.

 

8.      No
intermediate or full-size cars shall be parked in parking spaces limited to compact cars.

 

9.     All
motorcycles/motorized bicycles are to be parked in the designated motorcycle area, and will be removed from the property if not in the
designated area.

 

Failure to (a) promptly
pay the Parking Rent required hereunder within five (5) business days after the date when due, no notice of any such failure being required,
or (b) persistent failure on the part of Tenant or Tenant’s designated parkers to observe the rules and regulations above shall
give Landlord the right to terminate Tenant’s right to use the Garage. No such termination shall create any liability on Landlord
or be deemed to interfere with Tenant’s right to quiet possession of the Premises.

 

Tenant Name: Flex Leasing Power
 & Service LLC

Building Name: Plaza Tower One

 

     55

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