Document:

Exhibit 10.4

STANDARD
INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE –NET

AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION

1.
 
Basic Provisions ("Basic Provisions"). 

1.1
 Parties: This Lease ("Lease"), dated for reference purposes only, August 25, 2009, is made by and between OLEN
COMMERCIAL REALTY CORP., A NEVADA CORPORATION ("Lessor") and HOSTING CONSULTING, INC., A CALIFORNIA CORPORATION ("Lessee"),
(coliectively the "Parties", or individually a "Party").   

1.2(a)
Premises: That certain portion of the Project (as defined below), including all improvements therein or to be provided
by Lessor under the terms of this Lease, commonly known by the street address of 2821 McGaw Avenue, located in the City of Irvine,
County of Orange, State of California, with zip code 92614, as outlined on Exhibit A and Exhibit A-1 attached hereto ("Premises")
and generally described as (describe briefly the nature of the Premises): a portion of a multi-tenant Building within the
Project known as Jamboree Corporate Park. In addition to Lessee's rights to use and occupy the Premises as hereinafter specified,
Lessee shall have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7 below) as hereinafter specified, but shall
not have any rights to the roof, exterior walls or utility raceways of the building containing the Premises ("Building")
or to any other buildings in the Project. The Premises, the Building, the Common Areas, the land upon which they are located,
along with all other buildings and improvements thereon, are herein collectively referred to as the "Project" (See
also Paragraph 2). 

1.2(b)
Parking: -0- unreserved vehicle parking spaces ("Unreserved Parking Spaces"); and nine (9) reserved vehicle
parking spaces ("Reserved Parking Spaces"). (Also see Paragraph 2.6.)

1.3     Term: Three (3) years and -0- months ("Original Term") commencing September 15, 2009 and ending September
14, 2012 ("Expiration Date"). (Also see Paragraph 3.) 

1.4     Early Possession: Upon Lessor's notice to Lessee that Tenant improvements are Substantially Complete ("Early Possession
Date"). (Also see Paragraphs 3.2 and 3.3.)

1.5     Base Rent: $3,135.32 per month ("Base Rent") (See Addendum C for Rent Adjustments) plus $499.50 Common
Area Operating Expenses (see Addendum A, Item D) for a total Monthly Remittance Of $3,634.82 payable on the first day of
each month commencing September 15, 2009 (Also see Paragraph 4.) 

a.     Landlord's Mailing Address: 7 Corporate Plaza, Newport Beach, CA 92660 

b.     Tenant's Mailing Address: 2821 McGaw Avenue, Irvine, CA 92614 

c.     RENT CHECKS ARE DUE ON THE FIRST OF EACH MONTH. Please remit Rent Payments to:

Olen Commercial Realty Corp., Unit Q, P.
O. Box 51915, Los Angeles, CA 90051-6215 

LESSOR
DOES NOT INVOICE ON A MONTHLY BASIS. 

1.6   Lessee's Share of Common Area Operating Expenses: 2.99 percent (2.99%) (Lessee's Share"). 

1.7.   Base Rent and Other Monies Paid Upon Execution: 

(a)  
 Base Rent: $1,672.17 for the period September 15-30, 2009 (16 days prorated) 

(b)
   Common Area Operating Expenses: $266.40 for the period September 15-30, 2009 (16 days prorated) 

(c)
   Security Deposit: $7,650.52 (Security Deposit"). (See also Paragraph 5) 

(d)
   other: $7,460.08 credit for a portion of Security Deposit transferred from existing Lease (see Article 5 herein) 

(e)
   Total Due Upon Execution of this Lease: $2,129.01 

1.8
 Agreed Use: General office and warehouse for an internet sales company as approved by the Irvine (See also Paragraph 6)  

1.9
 Insuring Party. Lessor is the "Insuring Party". (Also see Paragraph 8.) 

1.10
 Real Estate Brokers: (See also Paragraph 15) 

(a)  
 Representation: The following real estate brokers (the "Brokers") and brokerage relationships exist in
this transaction (check applicable boxes):  

N/A
represents Lessor exclusively ("Lessor's Broker");

N/A represents Lessee exclusively ("Lessee's
Broker"); or

N/A represents both Lessor and Lessee ("Dual Agency"). (Also see Paragraph 15.)

(b)  
 Payment to Brokers. Upon the execution of this Lease by both Parties and occupancy of the Premises by Lessee, Lessor snail
pay to the Brokers the brokerage fee agreed to in a separate written agreement.

1.11  
 Guarantor. The obligations of the Lessee under this Lease are to be guaranteed by N/A ("Guarantor"). (Also
see Paragraph 37.)

1.12  
 Addenda and Exhibits. Attached hereto are Addenda A, B, C, Exhibits A, A-1, all of which constitute a part of
this Lease.

2.
      Premises, Parking and Common Areas. 

2.1
  
Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental,
and upon ail of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of
size square footage set forth in this Lease, or that may have been used in calculating Rent, is an approximation which the Parties
agree is reasonable and any payments based thereon are not subject to revision whether or not the actual size is more or less.

2.2 
 Condition. Lessor shall deliver that portion of the Premises contained within the Building ("Unit") to
Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs ("Start
Date"), and so long as the required service contracts described in Paragraph 7.1(b) below are obtained by Lessee and
in effect within 30 days following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler, lighting,
heating, ventilating and air conditioning systems ("HVAC"), loading doors, If any, and all such other elements
in the Unit, other than those constructed by Lessee, shall be in good operating condition on said date and that the structural
elements of the roof, bearing walls and foundation of the Unit shall be free of material defects. If a non-compliance with such
warranty exists as of the Start Date, or if one of such systems or elements should malfunction or fail within the appropriate
warranty period, Lessor shall, as Lessor's sole obligation with respect to such matter, except as otherwise provided in this Lease,
promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such noncompliance,
malfunction or failure, rectify same at Lessor's expense. The warranty period shall be as follows: 30 days as to all Building
systems and other elements of the Unit, except for latent or structural defects. If Lessee does not give Lessor the required notice
within the appropriate warranty period, correction of any such non-compiiance, malfunction or failure shall be the obligation
of Lessee at Lessee's sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing
walls (see Paragraph 7)).

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    Initials

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2.3  
 Compliance. Lessor warrants that the improvements on the Premises and the Common Areas comply with the building codes that
were in effect at the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws,
covenants or restrictions of record, regulations, and ordinances in effect on the Start Date ("Applicable Requirements").
Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations
(as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining whether or not the
Applicable Requirements, and especially the zoning, are appropriate for Lessee's intended use, and acknowledges that past uses
of the Premises may no longer be allowed. If the Premises do not comply with said warranty, Lessor shall, except as otherwise
provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance,
rectify the same at Lessor's expense. If Lessee does not give Lessor written notice of a non-compliance with this warranty within
6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee's sole cost
and expense. If the Applicable Requirements are hereafter changed so as to require during the term of this Lease the construction
of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement
or other physical modification of the Unit, Premises and/or Building ("Capital Expenditure"), Lessor and Lessee
shall allocate the cost of such work as follows: 

(a)
   
Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the
Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided,
however, that if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6 months'
Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of
Lessee's termination notice that Lessor has elected to pay the difference between the actual cost thereof and the amount equal
to 6 months' Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such
Capital Expenditure and deliver to Lessor written notice specifying a termination date at least 90 days thereafter. Such termination
date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing
such Capital Expenditure.

(b)
   
 If such Capital Expenditure is not the result of the specific and unique use of the Premises
by Lessee (such as, governmentaliy mandated seismic modifications), then Lessor and Lessee shall allocate the obligation to pay
for the portion of such costs reasonably attributable to the Premises pursuant to the formula set out in Paragraph 7.1(d); provided,
however, that if such Capital Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines
that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days
prior written notice to Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor's termination
notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to terminate, and fails to tender its share
of any such Capital Expenditure, Lessee may advance such funds and deduct same, with interest, from Rent until Lessor's share
of such costs have been fully paid.

(c)
   
Notwithstanding the above, the provisions concerning Capital Expenditure are intended to apply only to non-voluntary, unexpected,
and new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed
change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall be fully responsible
for the cost thereof, and Lessee shall not have any right to terminate this Lease. 

2.4  
 

Acknowledgements. Lessee hereby acknowledges: (a) that it has been advised by Lessor and/or Broker(s) to satisfy itself
with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security,
environmental aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability
for Lessee's intended use, (b) Lessee has made such investigation as it deems necessary with reference to such matters, is satisfied
with reference thereto, and assumes ail responsibility therefore as the same relate to Lessee's occupancy of the Premises and/or
the terms of this Lease; and (c) that neither Lessor, Lessor's agents, nor Brokers have made any oral or written representations
or warranties with respect to said matters other than as set forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers
have made no representations, promises or warranties concerning Lessee's ability to honor the Lease or suitability to occupy the
Premises, and (ii) it is Lessor's sole responsibility to investigate the financial capability and/or suitability of all proposed
tenants. 

2.5  

 
Lessee as Prior Owner/Occupant. The warranties made by Lessor in this Paragraph 2 shall be of no force or effect if immediately
prior to the Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary
corrective work.

2.6  
 
 Vehicle Parking. Lessee shall be entitled to use the number of Unreserved Parking Spaces and Reserved
Parking Spaces specified in Paragraph 1 .2(b) on those portions of the Common Areas designated from time to time by Lessor for
parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used for parking by vehicles
no larger than fuli-size passenger automobiles or pick-up trucks, herein called "Permitted Size Vehicles". Lessor
may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles
other than Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor.

(a)  
 

Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee's employees, suppliers, shippers,
customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. 

(b)  
 

Lessee shall not service or store any vehicles in the Common Areas. NO OVERNIGHT PARKING SHALL BE ALLOWED; AT LESSOR'S DISCRETION,
VIOLATORS MAY BE TOWED AT VEHICLE OWNER'S EXPENSE.

(c)  
 

If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right,
without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and
charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

2.7
  Common Areas - Definition. The term "Common Areas" is defined as all areas and facilities outside
the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Unit
that are provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other
tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking
areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 

2.8
   Common Areas
- Lessee's Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers, contractors,
customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such
use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved by Lessor under
the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances
shall the right herein granted to use the Common Areas be deemed to include the right to store any property, temporarily or permanently,
in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor's designated agent,
which consent may be revoked at any time. In the event that any unauthorized storage shall occur then Lessor shall have the right,
without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to
Lessee, which cost shall be immediately payable upon demand by Lessor.

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    Initials

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2.9
 Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the exclusive control
and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable
Rules and Regulations ("Rules and Regulations") for the management, safety, care, and cleanliness of the grounds,
the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or
tenants of the Building and the Project and their invitees. Lessee agrees to abide by and conform to all such Rules and Regulations,
and to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not
be responsible to Lessee for the non-compliance with said rules and regulations by other tenants of the Project.

2.10
 

Common Areas - Changes. Lessor shall have the right, in Lessor's sole discretion, from time to time:

(a)
 

To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways,
entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas,
walkways and utility raceways;

(b)
 

To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available;

(c)
 
To designate other iand outside the boundaries of the Project to be a part of the Common Areas;

(d)
 
To add additional buildings and improvements to the Common Areas;

(e)
 

To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion
thereof; and

(f)
 

To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor
may, in the exercise of sound business judgment, deem to be appropriate.

3.
 

Term. 

3.1
 

Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3.

3.2
 

Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to
pay Base Rent and Common Area Operating Expenses shall be abated for the period of such early possession. All other terms of this
Lease, (Real Property Taxes and insurance premiums and to maintain the Premises) shall, however, be in effect during such period.
Any such early possession shall not affect the Expiration Date.

Lessor
agrees to grant Lessee rent-free Early Possession of said Premises, the date to be upon Lessor's notice to Lessee that Tenant
Improvements are Substantially Complete. Lease payments shall not commence until September 15, 2009. Lessee agrees to hold Lessor
harmless from any liability or responsibility for damages to any of Lessee's personal property, or for any loss suffered by Lessee
through vandalism, theft, or destruction of said personal property by fire or other causes. It is agreed by Lessee and Lessor
that all the terms and conditions of the Lease are to be in full force and effect, except as to rent, as of the date of Lessee's
possession of subject Premises.

3.3
 

Delay In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises
to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as agreed, Lessor shall not
be subject to any liability therefor, nor shall such failure affect the validity of this Lease. Lessee shall not, however, be
obligated to pay Rent or perform its other obligations until it receives possession of the Premises. If possession is not delivered
within 60 days after the Commencement Date, Lessee may, at its option, by notice in writing within 10 days after the end of such
60 day period, cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder, if such written
notice is not received by Lessor within said 10 day period, Lessee's right to cancel shall terminate. Except as otherwise provided,
if possession is not tendered to Lessee by the Start Date and Lessee does not terminate this Lease, as aforesaid, any period of
rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period
equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions
of Lessee. If possession of the Premises is not delivered within 4 months after the Commencement Date, this Lease shall terminate
unless other agreements are reached between Lessor and Lessee, in writing.

4.
 Rent.  

4.1
 

Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease {except for the Security Deposit)
are deemed to be rent ("Rent"). 

4.2
 

Common Area Operating Expenses. Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent, Lessee's
Share (as specified in Paragraph 1.6(b)) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year
of the term of this Lease, in accordance with the following provisions:

(a)
 

"Common Area Operating Expenses" are defined, for purposes of this Lease, as alt costs incurred by Lessor relating to
the ownership and operation of the Project, including, but not limited to, the following:

	(i) 		The operation, repair and maintenance,
in neat, clean, good order and condition, of the following: (aa) The Common Areas and Common Area improvements, including parking
areas, loading and unloading areas, trash areas, roadways, walkways, parkways, driveways, landscaped areas, bumpers, irrigation
systems, Common Area lighting facilities, fences and gates, elevators, roof and roof drainage systems, (bb) Exterior signs and
any tenant directories, (cc) Fire detection and sprinkler systems. 

	(ii) 		The cost of water, gas, electricity
and telephone to service the Common Areas and any utilities not separately metered.  

	(iii) 		Trash disposal, pest control
services, property management and security services and the costs of any environmental inspections. 

	(iv) 		Reserves set aside for maintenance
and repair of Common Areas. 

	(v) 		Real Property Taxes (as defined
in Paragraph 10.2) 

	(vi) 		The cost of the premiums for
the insurance policies maintained by Lessor under Paragraph 8 hereof.  

	(vii) 		Any deductible portion of an
insured loss concerning the Building or the Common Areas. 

	(viii) 		The cost of any Capital Expenditure
to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate
the cost of any such Capital Expenditure over a reasonable period and Lessee shall not be required to pay more than Lessee's Share
of the cost of such Capital Expenditure in any given month. 

	(ix) 		Any other services to be provided
by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense. 

 

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    Initials	Lessees
    Initials

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(b)
Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, Building or to any
other building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building
or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically attributable
to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by
Lessor to all buildings in the Project.

(c)
The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation
upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same,
Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them.

(d)
Lessee's Share of Common Area Operating Expenses shall be payable by Lessee within 10 days after a reasonably detailed statement
of actual expenses is presented to Lessee. At Lessor's option, however, an amount may be estimated by Lessor from time to time
of Lessee's Share of annual Common Area Operating Expenses and the same shall be payable monthly or quarterly, as Lessor shall
designate, during each 12-month period of the Lease term, on the same day as the Base Rent is due hereunder. Lessor will attempt
to deliver to Lessee within 60 days after the expiration of each calendar year a reasonably detailed statement showing Lessee's
Share of the actual Common Area Operating Expenses incurred during the preceding year. If Lessee's payments under this Paragraph
4.2(d) during said preceding year exceed Lessee's Share as indicated on said statement, Lessee shall be credited the amount of
such overpayment against Lessee's Share of Common Area Operating Expenses next becoming due. If Lessee's payments under this Paragraph
4.2(d) during the preceding year were less than Lessee's Share as indicated on such statement, Lessee shall pay to Lessor the
amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. 

4.3 Payment. Lessee shall
cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or deduction (except as specifically
permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which is for less
than one full calendar month shall be prorated based upon the actual number of days of said month. Payment of Rent shall be made
to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing.
Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor's rights to the balance of such
Rent, regardless of Lessor's endorsement of any check so stating. In the event that any check, draft, or other instrument of payment
given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to Lessor the sum of $25 in addition to any late
charges which may be due.

5.
Security Deposit. Lessee shall deposit with Lessor upon execution hereof the Security Deposit as Security for Lessee's faithful
performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may
use, apply or retain all or any portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate
Lessor for any liability, cost, expense, loss or damage (including, but not limited to,past or future rent) which Lessor may suffer
or incur by reason thereof. If Lessor uses or applies all or any portion of the Security Deposit, Lessee shall within 10 days
after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full mount required
by this Lease. If the Base Rent increases during the term of this Lease, Lessee shall, upon written request from Lessor, deposit
additional monies with Lessor so that the total amount of theSecurity Deposit shall at all times bear the same proportion to the
increased Base Rent as the initial Security Deposit boreto the initial Base Rent. Should the Agreed Use be amended to accommodate
a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase
the Security Deposit to the extent necessary, in Lessor's reasonable judgment, to account for any increased wear and tear that
the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change
the financial condition of Lessee is, in Lessor's reasonable judgment, significantly reduced, Lessee shall deposit such additional
monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such
change in financial condition. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within
14 days after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent,
and otherwise within 30 days after the Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that
portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be held
in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. Lessee hereby expressly waives
any and all rights it may have with respect to a security deposit under California Civil Code Section 1950.7(c), or any similar,
related or successor provision of law. NOTE: Security Deposit shall not be applied toward the last month's rent. In no event
shall the Security Deposit on hand be less than an amount equal to the last two (2) months' remittance. 

Lessee
currently has $8,448.21 as Security Deposit for the Lease at 2691 Richter Avenue, Suite 108, Irvine, CA 92606. Lessor shall apply
$7,460.08 of this amount toward the total monies due for this Lease, and the balance $988.13 shall be held to apply toward any
costs for repair or any damages to 2691 Richter Avenue, Suite 108, Irvine, CA 92606, other than normal wear and tear, when Lessee
vacates said Premises. In the event the costs for any damage, unusual wear and tear for 2691 Richter Avenue, Suite 108, Irvine,
CA 92606 exceed $988.13, then Lessor shall have the right to deduct the amount of such excess damages from Lessee's Security Deposit
for this Lease and Lessee agrees to immediately pay Lessor the amount deducted to make the Security Deposit for this Lease equal
to the last month's remittance.

6.
Use. 

6.1
Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable
thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates
damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Lessor shall
not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same
will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical systems therein,
and/or is not significantly more burdensome to the Premises. IfLessor elects to withhold consent, Lessor shall within 7 days after
such request give written notification of same, which notice shall include an explanation of Lessor's objections to the change
in the Agreed Use.

6.2
Hazardous Substances. 

(a)
Reportable Uses Require Consent. The term "Hazardous Substance" as used in this Lease shall mean any product,
substance, or waste whose presence, use, manufacture, disposal, transportation, release either by itself or in combination with
other materials expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare,
the environment, or the Premises; (ii) regulated or monitored by any governmental authority; or (iii) a basis for potential liability
of Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substance shall
include, but not be limited to, hydrocarbons, petroleum, gasoline, crude oi! or any products, by-products or fractions thereof.
Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without
the express prior written consent of Lessor and timely compliance (at Lessee's expense) with all Applicable Requirements. "Reportable
Use" shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession,
storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report,
notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the
Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons
entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary
materials reasonably required to be used in the normal course of the Agreed Use, so long as such use is in compliance with the
Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk
of contamination or damage or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable
Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises
and/or the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation
(and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or increasing
the Security Deposit.

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(b)
Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance has come to be located
in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice
of such fact to Lessor, and provide Lessor with a copy of any report, notice, claim or other documentation which it has concerning
the presence of such Hazardous Substance.

(c)
Lessee Remediation. Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under or
about the Premises (including through the plumbing or sanitary sewer system), and shall promptly, at Lessee's expense, take all
investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any
contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused
or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during
the term of this Lease, by or for Lessee, or any third party.

(d)
Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor,
if any, harmless from and against any and ail loss of rents and/or damages, liabilities, judgments, costs, claims, liens, expenses,
penalties, and attorneys and consultants' fees arising out of or involving any Hazardous Substance brought onto the Premises by
or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground
migration of any Hazardous Substance under the Premises from areas outside the Project). Lessee's obligations shall include, but
not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee,
and the cost of investigation, removal, remediation, restoration and/or abatement and shall survive the expiration or termination
of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its
obligations under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time
of such agreement.

(e)
Lessor Indemnification. Lessor and its successors and assigns shall indemnify, defend, reimburse and hold Lessee, its employees
and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which existed as
a result of Hazardous Substances on the Premises prior to the Start Date or which are caused by the gross negligence or willful
misconduct of Lessor, its agents or employees. Lessor's obligations, as and when required by the Applicable Requirements, shall
include, but not be limited to, the cost of investigation, removal remediation, restoration and/or abatement, and shall survive
the expiration or termination of this Lease.

(f)
Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures
required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior
to the Start Date, unless such remediation measure is required as a result of Lessee's use (including "Alterations",
as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall
cooperate fully in any such activities at the request of Lessor, including allowing Lessor and Lessor's agents to have reasonable
access to the Premises at reasonable times in order to carry out Lessor's investigative and remedial responsibilities.

(g)
Lessor's Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e) occurs during the term of this Lease,
unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required
by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor's rights under Paragraph
6.2(d) and Paragraph 13), Lessor may, at Lessor's option, either (i) investigate and remediate such Hazardous Substance Condition,
if required, as soon as reasonably possible at Lessor's expense, in which event this Lease shall continue in full force and effect,
or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is
greater, give written notice to Lessee, within 30 days after receipt by Lessor of knowledge of the occurrence of such Hazardous
Substance Condition, of Lessor's desire to terminate this Lease as of the date 60 days following the date of such notice. In the
event Lessor elects to give a termination notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessee's
commitment to pay the amount by which the cost of remediation of such Hazardous Substance Condition exceeds an amount equal to
12 times the then monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory
assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect,
and Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee
does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall terminate
as of the date specified in Lessor's notice of termination.

 

6.3
Lessee's Compliance with Applicable Requirements. Except as otherwise provided in this Lease, Lessee, shall, at Lessee's
sole expense, fully, diligently and in a timely manner, materially comply with ail Applicable Requirements, the requirements of
any applicable fire insurance underwriter or rating bureau, and the recommendations of Lessor's engineers and/or consultants which
relate in any manner to the Premises, without regard to whether said Requirements are now in effect or become effective after
the Start Date. Lessee shall, within 10 days after receipt of Lessor's written request, provide Lessor with copies of all permits
and other documents, and other information evidencing Lessee's compliance with any Applicable Requirements specified by Lessor,
and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual
claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply
with any Applicable Requirements.

6.4
Inspection; Compliance. Lessor and Lessor's "Lender" (as defined in Paragraph 30) and consultants shall
have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times, after reasonable
notice, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The
cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found
to exist or be imminent, or the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon
request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or
contamination.

7.
Maintenance, Repairs, Utility Installations, Trade Fixtures and Alterations. 

7.1
Lessee's Obligations. 

(a)
In General. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee's Compliance with Applicable
Requirements), 7.2 (Lessor's obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee's sole expense,
keep the Premises, Utility Installations (intended for Lessee's exclusive use, no matter where located), and Alterations in good
order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same,
are reasonably or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee's use,
any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities,
such as plumbing, HVAC equipment, electrical, lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior
surfaces of exterior walls, ceilings, floors, windows, doors, plate glass and skylights but excluding any items which are the
responsibility of Lessor pursuant to Paragraph 7.2. Lessee, in keeping the Premises in good order, condition and repair, shall
exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts
required by Paragraph 7.1(b) below. Lessee's obligations shall include restorations, replacements or renewals when necessary to
keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair.

(b)
Service Contracts. Lessee shall, at Lessee's sole expense, procure and maintain quarterly contracts, with copies to Lessor,
in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment
and improvements, if any, if and when installed on the Premises: (i) HVAC equipment, (ii) clarifiers,
and p) any othor oquipmont, if roosonably
required by Lossor-However, Lessor reserves the right, upon notice
to Lessee, to procure and maintain any or all of such service contracts, and if Lessor so elects, Lessee shall reimburse Lessor,
upon demand, for the cost thereof.

 

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(c)
Failure to Perform. If Lessee fails to perform Lessee's obligations under this Paragraph 7.1, Lessor may enter upon the
Premises after 10 days' prior written notice to Lessee (except in the case of an emergency, in which case no notice shail be required),
perform such obligations on Lessee's behalf, and put the Premises in good order, condition and repair, and Lessee shall promptly
reimburse Lessor for the cost thereof.

(d)
Replacement. Subject to Lessee's indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving Lessee
of liability resulting from Lessee's failure to exercise and perform good maintenance practices, if an item
described in Paragraph 7.1(b) the HVAC unit(s) cannot
be repaired other than at a cost which is in excess of 50% of the cost of replacing such item, then such item shall be
replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each
month during the remainder of the term of this Lease, on the date on which Base Rent is due, an amount equal to the product of
multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is 144 (i.e.
1/144th of the cost per month). Lessee shall pay interest on the unamortized balance at a rate that is commercially
reasonable in the judgment of Lessor's accountants. Lessee may, however, prepay its obligation at any time.

 

7.2
Lessor's Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 {Common Area Operating
Expenses), 6 (Use), 7.1 (Lessee's Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement
pursuant to Paragraph 4.2, shall keep in good order, condition and repair the foundations, exterior walls, structural condition
of interior bearing wails, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants,
parking lots, walkways, parkways, driveways, landscaping, fences, signs and utility systems serving the Common Areas and ail parts
thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor
shall not be obligated to paint the exterior or interior surfaces of exterior walls nor shall Lessor be obligated to maintain,
repair or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or hereafter
in effect to the extent it is inconsistent with the terms of this Lease.

7.3
Utility Installations; Trade Fixtures; Alterations. 

(a)
Definitions. The term "Utility Installations" refers to all floor and window coverings, air lines, power
panels, electrical distribution, security and fire protection systems, communications systems, lighting fixtures, HVAC equipment,
plumbing, and fencing in or on the Premises. The term "Trade Fixtures" shali mean Lessee's machinery and equipment
which can be removed without doing material damage to the Premises. The term "Alterations" shall mean any modification
of the improvements, other than Utility Installations or Trade Fixtures, whether by addition or deletion. "Lessee-Owned
Alterations and/or Utility Installations" are defined as Alterations and/or Utility installations made by Lessee that
are not yet owned by Lessor pursuant to Paragraph 7.4(a).

(b)
Consent. Lessee shall not make any Alterations or Utility Installations to the Premises without Lessor's prior written
consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without
such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve puncturing, relocating
or removing the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed a sum
equal to 3 months' Base Rent in the aggregate or a sum equal to one month's Base Rent in any one year. Notwithstanding the foregoing,
Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of
Lessor. Lessor may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved
by Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor
shall be presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee's: (i) acquiring
all applicable governmental permits; (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior
to commencement of the work; and (iii) compiiance with all conditions of said permits and other Applicable Requirements in a prompt
and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient
materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an
amount in excess of one month's Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in
an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee's posting an additional
Security Deposit with Lessor.

(c)
Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished
to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic's or materialmen's lien against
the Premises or any interest therein. Lessee shall give Lessor not less than 10 days' notice prior to the commencement of any
work in, on, or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest
the validity of any such lien, claim or demand, then Lessee shall, at its sole expense, defend and protect itself, Lessor and
the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement
thereof, if Lessor shall require, Lessee shall furnish a surety bond in an amount equal to 150% of the amount of such contested
lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in any such action,
Lessee shall pay Lessor's attorneys' fees and costs.

7.4
Ownership; Removal; Surrender; and Restoration. 

(a)
Ownership. Subject to Lessor's right to require removal or elect ownership as hereinafter provided, ail Alterations and
Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any
time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility Instafiations.
Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the
expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the Premises.

(b)
Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30 days prior to the
end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed
by the expiration or termination of this Lease. Lessor may require the removal at any time of all or any part of any Lessee Owned
Alterations or Utility Installations made without the required consent.

(c)
Surrender; Restoration. Lessee shall surrender the Premises and tender keys to Lessor by the Expiration Date or any earlier
termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating
order, condition and state of repair, ordinary wear and tear excepted. Any personal property of Lessee not removed on or before
the expiration or any earlier termination date shall be deemed abandoned by Lessee and shall be disposed of or retained by Lessor
as Lessor may desire. "Ordinary wear and tear" shall not include any damage or deterioration that would have been prevented
by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall surrender
the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee
shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee Owned Alterations and/or
Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee. Lessee
shall also completely remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or
any third party (except Hazardous Substances which were deposited via underground migration from areas outside of the Project)
even if such removal would require Lessee to perform or pay for work that exceeds statutory requirements. Trade Fixtures shall
remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises and tender keys
to Lessor by the Expiration Date or earlier termination date pursuant to this Paragraph 7.4(c) without the express written consent
of Lessor shall constitute a holdover under the provisions of Paragraph 26 below.

 

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8.
Insurance; Indemnity. 

8.1
Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor, pursuant to
Paragraphs 8.2(b), 8.3(a) and 8.3(b), shall be Common Area Operating Expense. Premiums for policy periods commencing prior to,
or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Start Date or Expiration Date.

8.2
Liability insurance. 

(a)
Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting
Lessee and Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or
arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance
shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual
aggregate of not less than $2,000,000, an "Additional Insured-Managers or Lessors of Premises Endorsement" and contain
the "Amendment of the Pollution Exclusion Endorsement" for damage caused by heat, smoke or fumes from a hostile fire.
The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage
for liability assumed under this Lease as an "insured contract" for the performance of Lessee's indemnity obligations
under this Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation
hereunder. All insurance carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor,
whose insurance shall be considered excess insurance only.

(b)
Carried by Lessor. Lessor shaft maintain liability insurance described in Paragraph 8.2(a) , in addition to, and not in
lieu of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein.

8.3
Property Insurance - Building, Improvements and Rental Value. 

(a)
Building and Improvements. Lessor shall obtain and keep in force a policy or policies of insurance in the name of Lessor,
with loss payable to Lessor, any ground-lessor, and to any Lender insuring ioss or damage to the Premises. The amount of such
insurance shall be equal to the full replacement cost of the Premises, as the same shall exist from time to time, or the amount
required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee-Owned
Alterations and Utility Installations, Trade Fixtures, and Lessee's personal property shall be insured by Lessee under Paragraph
8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct
physical loss or damage (except the perils of flood and/or earthquake unless required by a Lender), including coverage for debris
removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement
of any portion of the Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation
provision in lieu of any co-insurance clause, waiver of subrogation, and inflation guard protection causing an increase in the
annual property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price index
for All Urban Consumers for the city nearest to where the Premises are located.

(b)
Rental Value. Lessor shall also obtain and keep in force a policy or policies in the name of Lessor, with loss payable
to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional
180 days ("Rental Value insurance"). Said insurance shall contain an agreed valuation provision in lieu
of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable
by Lessee, for the next 12 month period.

(c)
Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for
the Common Areas or other buildings in the Project if said increase is caused by Lessee's acts, omissions, use or occupancy of
the Premises.

(d)
Lessee's Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure Lessee Owned Alterations
and Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease.

8.4
Lessee's Property; Business Interruption Insurance. 

(a)
Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee's personal property, Trade Fixtures,
and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible
of not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used by Lessee for the replacement of personal
property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence
that such insurance is in force.

(b)
Business interruption. Lessee shaii obtain and maintain loss of income and extra expense insurance in amounts as wili reimburse
Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business
of Lessee or attributable to prevention of access to the Premises as a result of such perils.

(c)
No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance
specified herein are adequate to cover Lessee's property, business operations or obiigations under this Lease.

8.5
Insurance Policies. Insurance required herein shall be by companies duiy licensed or admitted to transact business in the
state where the Premises are located, and maintaining during the policy term a "General Policyholders Rating" of at
least B+, V, as set forth in the most current issue of "Best's Insurance Guide", or such other rating as may be required
by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall,
prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates evidencing the existence
and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30 days' prior
written notice to Lessor. Lessee shall, at least 30 days prior to the expiration of such policies, furnish Lessor with evidence
of renewals or "insurance binders" evidencing renewal thereof, or Lessor may order such insurance and charge the cost
thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least
one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain
the insurance required to be carried by it, the other Party may, but shall not be required to, procure and maintain the same.

8.6
Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve
the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out
of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by
the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective
property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee, as the
case may be, so long as the insurance is not invalidated thereby.

8.7
Indemnity. Except for Lessor's gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold
harmless the Premises, Lessor and its agents, Lessor's master or ground lessor, partners and Lenders, from and against any and
all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys' and consultants' fees, expenses and/or liabilities
arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding
is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee's expense
by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first
paid any such claim in order to be defended or indemnified.

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8.8
Exemption of Lessor from Liability. Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise
or other property of Lessee, Lessee's employees, contractors, invitees, customers, or any other person in or about the Premises,
whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage,
leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from
any other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other portions of
the Building, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any
other tenant of Lessor nor from the failure of Lessor to enforce the provisions of any other lease in the Project. Notwithstanding
Lessor's negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee's business or
for any loss of income or profit therefrom.

9.
Damage or Destruction. 

9.1
Definitions. 

(a)
"Premises Partial Damage" shall mean damage or destruction to the improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage
or destruction, and the cost thereof does not exceed a sum equal to 6 months Base Rent. Lessor shall notify Lessee in writing
within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

(b)
"Premises Total Destruction" shall mean damage or destruction to the improvements on the Premises, other than
Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired In 3 months or less
from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to six months Base Rent. Lessor shall notify
Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

(c)
"Insured Loss" shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations
and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in
Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved.

(d)
"Replacement Cost" shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the
occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required
by the operation of Applicable Requirements, and without deduction for depreciation.

(e)
"Hazardous Substance Condition" shall mean the occurrence or discovery of a condition involving the presence
of, or a contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises.

9.2
Partial Damage - Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor's
expense, repair such damage (but not Lessee's Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as
reasonably possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor's
election, make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event,
Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding
the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair,
the Insuring Party shall promptly contribute the shortage in proceeds as and when required to complete said repairs. In the event,
however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance
coverage was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds
or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate
assurance thereof, within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives
said funds or adequate assurance thereof within said 10 day period, the party responsible for making the repairs shall complete
them as soon as reasonably possible and this Lease shali remain in full force and effect. If such funds or assurance are not received,
Lessor may nevertheless elect by written notice to Lessee within 10 days thereafter to: (i) make such restoration and repair as
is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and
effect, or (ii) have this Lease terminate 30 days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed
by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph
9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available
for the repairs if made by either Party.

9.3
Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent
or willful act of Lessee (in which event Lessee shall make the repairs at Lessee's expense), Lessor may either: (i) repair such
damage as soon as reasonably possible at Lessor's expense, in which event this Lease shall continue in full force and effect,
or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence
of such damage. Such termination shall be effective 60 days following the date of such notice. In the event Lessor elects to terminate
this Lease, Lessee shall have the right within 10 days after the receipt of the termination notice to give written notice to Lessor
of Lessee's commitment to pay for the repair of such damage without reimbursement from Lessor. Lessee shall provide Lessor with
said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue
in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds
are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination
notice.

9.4
Total Destruction. Notwithstanding any other provisions hereof, if a Premises Total Destruction occurs, this Lease shall
terminate 60 days following such Destruction. If the damage or destruction was caused by the gross negiigence or willful misconduct
of Lessee, Lessor shall have the right to recover Lessor's damages from Lessee, except as provided in Paragraph 8.6.

9.5
Damage Near End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to repair
exceeds one month's Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the
date of occurrence of such damage by giving a written termination notice to Lessee within 30 days after the date of occurrence
of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase
the Premises, then Lessee may preserve this Lease by, (a) exercising such option and (b) providing Lessor with any shortage in
insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is
10 days after Lessee's receipt of Lessor's written notice purporting to terminate this Lease, or (ii) the day prior to the date
upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate
assurance thereof) to cover any shortage in insurance proceeds, Lessor shall, at Lessor's commercially reasonable expense, repair
such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise
such option and provide such funds or assurance during such period, then this Lease shall terminate on the date specified in the
termination notice and Lessee's option shall be extinguished.

9.6
Abatement of Rent; Lessee's Remedies. 

(a)
Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for
which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation
or restoration of such damage shall be abated in proportion to the degree to which Lessee's use of the Premises is impaired, but
not to exceed the proceeds received from the Rental Value insurance. Ail other obligations of Lessee hereunder shall be performed
by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or other restoration except
as provided herein. 

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(b)
Remedies, if Lessor shall be obligated to repair or restore the Premises and does not commence, in a substantial and meaningful
way, such repair or restoration within 90 days after such obligation shall accrue. Lessee may, at any time prior to the commencement
of such repair or restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice, of Lessee's
election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice
and such repair or restoration is not commenced within 30 days thereafter, this Lease shall terminate as of the date specified
in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect.
"Commence" shall mean either the unconditional authorization of the preparation of the required plans, or the beginning
of the actual work on the Premises, whichever first occurs.

 

9.7
Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable
adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in
addition, return to Lessee so much of Lessee's Security Deposit as has not been, or is not then required to be, used by Lessor.

9.8
Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction
of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute
to the extent inconsistent herewith.

10.
Real Property Taxes. 

10.1
Definition. As used herein, the term "Real Property Taxes" shall include any form of assessment; real
estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate
taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project,
Lessor's right to other income therefrom, and/or Lessor's business of leasing, by any authority having the direct or indirect
power to tax and where the funds are generated with reference to the Project address and where the proceeds so generated are to
be applied by the city, county or other local taxing authority of a jurisdiction within which the Project is located. The term
"Real Property Taxes" shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed
by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project
or any portion thereof or a change in the improvements thereon. In calculating Real Property Taxes for any calendar year,
the Real Property Taxes for any real estate tax year shall be included in the calculation of Real Property Taxes for such calendar
year based upon the number of days which such calendar year and tax year have in common.

10.2.
Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Project, and except as otherwise provided
in Paragraph 10.3, any such amounts shall be included in the calculation of Common Area Operating Expenses in accordance with
the provisions of Paragraph 4.2.

10.3
Additional Improvements, Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor's
records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the
exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at the
time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed
solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee or at Lessee's request.

10.4
Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to the Building shall be an
equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed,
such proportion to be determined by Lessor from the respective valuations assigned in the assessor's work sheets or such other
information as may be reasonably available. Lessor's reasonable determination thereof, in good faith, shall be conclusive.

10.5
Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned
Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and ail personal property of Lessee contained in
the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee's
said property shall be assessed with Lessor's real property, Lessee shall pay Lessor the taxes attributable to Lessee's property
within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee's property.

11.
Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services
supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at any time in
Lessor's sole judgment, Lessor determines that Lessee is using a disproportionate amount of water, electricity or other commonly
metered utilities, or that Lessee is generating such a large volume of trash as to require an increase in the size of the dumpster
and/or an increase in the number of times per month that the dumpster is emptied, then Lessor may increase Lessee's Base Rent
by an amount equal to such increased costs.

12.
Assignment and Subletting. 

12.1
Lessor's Consent Required. 

(a)
Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively, "assign or assignment")
or sublet all or any part of Lessee's interest in this Lease or in the Premises without Lessor's prior written consent.

(b)
A change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25%
or more of the voting control of Lessee shall constitute a change in control for this purpose.

(c)
The involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing,
transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee's assets
occurs, which results or will result in a reduction of the Net Worth of Lessee, by an amount greater than 25% of such Net Worth
as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor
as consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever was
or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. "Net Worth of
Lessee" shaii mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounting
principles.

(d)
An assignment or subletting without consent shall, at Lessor's option, be a Default curable after notice per Paragraph 13.1(c),
or a non-curable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment
or subletting as a non-curable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days written notice, increase
the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i)
the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar adjustment to 110% of the
price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term
shall be increased to 110% of the scheduled adjusted rent.

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(e)
Lessee's remedy for any breach of this Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief.

12.2
Terms and Conditions Applicable to Assignment and Subletting. 

(a)
Regardless of Lessor's consent, no assignment or subletting shall: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or
(iii) after the primary liability of Lessee for the payment of Rent or for the performance of any other obligations to be performed
by Lessee.

(b)
Lessor may accept any Rent or performance of Lessee's obligations from any person other than Lessee pending approval or disapproval
of an assignment. Neither a defay in the approval or disapproval of such assignment nor the acceptance of any Rent or performance
shall constitute a waiver or estoppel of Lessor's right to exercise its remedies for Lessee's Default or Breach.

(c)
Lessor's consent to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting.

(d)
In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible
for the performance of Lessee's obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor's
remedies against any other person or entity responsible therefor to Lessor, or any security held by Lessor.

(e)
Each request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Lessor's determination
as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not
limited to the intended use and/or required modification of the Premises, if any, together with a fee of $1,000 or 10% of the
current monthly Base Rent applicable to the portion of the Premises which is the subject of the proposed assignment or sublease
whichever is greater, as consideration for Lessor's considering and processing said request. Lessee agrees to provide Lessor with
such other or additional information and/or documentation as may be reasonably requested.

(f)
Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease,
be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein
to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary
to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented in writing.

(g) Lessor's
consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the original Lessee
by this Lease unless such transfer is specifically consented to by Lessor in writing. (See Paragraph 39.2)

12.3
Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting
by Lessee of all or any part of the Premises and shall be deemed included in ail subleases under this Lease whether or not expressly
incorporated therein:

(a)
Lessee hereby assigns and transfers to Lessor ail of Lessee's interest in ali Rent payable on any sublease, and Lessor may collect
such Rent and apply same toward Lessee's obligations under this Lease; provided, however, that until a Breach shall occur in the
performance of Lessee's obligations, Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or any assignment
of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform
and comply with any of Lessee's obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee,
upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee's obligations under this
Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upon any such notice from Lessor
and shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding
any claim from Lessee to the contrary.

(b)
In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration
of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee
to such sublessor or for any prior Defaults or Breaches of such sublessor.

(c)
Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor.

(d)
No sublessee shall further assign or sublet all or any part of the Premises without Lessor's prior written consent.

(e)
Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the
Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement
and offset from and against Lessee for any such Defaults cured by the sublessee.

13.
Default; Breach; Remedies. 

13.1
Default; Breach. A "Default" is defined as a failure by the Lessee to comply with or perform any of the
terms, covenants, conditions or Rules and Regulations under this Lease. A "Breach" is defined as the occurrence
of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period:

(a)
The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security
accompanied by the non-payment of Rent, or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized
as a result thereof, or without providing reasonable assurances to minimize potential vandalism.

(b)
The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to
Lessor or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation
under this Lease which endangers or threatens life or property, where such failure continues for a period of 3 business days following
written notice to Lessee.

(c)
The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the service
contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v) a requested subordination,
(vi) evidence concerning any guaranty and/or Guarantor, (vii) any document requested under Paragraph 41 (easements), or (viii)
any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any
such failure continues for a period of 10 days following written notice to Lessee.

(d)
A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph
2.9 hereof, other than those described in subparagraphs 13.1(a), (b) or (c), above, where such Default continues for a period
of 30 days after written notice; provided, however, that if the nature of Lessee's Default is such that more than 30 days are
reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day
period and thereafter diligently prosecutes such cure to completion.

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(e)
The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the benefit of creditors;
(ii) becoming a "debtor" as defined in 11 U.S.C,§ 101 or any successor statute thereto {unless, in the case
of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the appointment of a trustee or receiver to take
possession of substantially all of Lessee's assets located at the Premises or of Lessee's interest in this Lease, where possession
is not restored to Lessee within 30 days; or (iv) the attachment, execution or other judicial seizure of substantially all of
Lessee's assets located at the Premises or of Lessee's interest in this Lease, where such seizure is not discharged within 30
days; provided, however, in the event that any provision of this Subparagraph (e) is contrary to any applicable law, such provision
shall be of no force or effect, and not effect the validity of the remaining provisions.

(f)
The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false.

(g)
If the performance of Lessee's obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the termination
of a Guarantor's liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor's
becoming insolvent or the subject of a bankruptcy fifing, (iv) a Guarantor's refusal to honor the guaranty, or (v) a Guarantor's
breach of its guaranty obligation on an anticipatory basis, and Lessee's failure, within 60 days following written notice of any
such event, to provide written alternative assurance or security, which, when coupled with the then existing resources of Lessee,
equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this
Lease. 

13.2
Remedies. If Lessee fails to perform any affirmative duties or obligations, within 10 days after written notice (or in
case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee's behalf, including
but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or approvals.
The costs and expenses of any such performance by Lessor shall be due and payable by Lessee upon receipt of invoice therefor.
If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its own option, may
require all future payments to be made by Lessee to be by cashier's check. In the event of a Breach, Lessor may, with or without
further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of
such Breach:

(a)
Terminate Lessee's right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee
shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid
Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent
which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee
proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the
balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably
avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee's failure
to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including
but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and
alteration of the Premises, reasonable attorneys' fees, and that portion of any leasing commission paid by Lessor in connection
with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision
(iii) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve
Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate
damages caused by Lessee's Breach of this Lease shall not waive Lessor's right to recover damages under this Paragraph 12. If
termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover
in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any
part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously given, a notice
to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice
required by Paragraph 13.1. in such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute
shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute
both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said
statute.

(b)
Continue the Lease and Lessee's right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or
assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to
protect the Lessor's interest, shall not constitute a termination of the lessee's right to possession.

(c)
Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are
located. The expiration or termination of this Lease and/or the termination of Lessee's right to possession shall not relieve
Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof
or by reason of Lessee's occupancy of the Premises.

13.3
Inducement Recapture. Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to
or for Lessee of any cash or other bonus, inducement or consideration for Lessee's entering into this Lease, all of which concessions
are hereinafter referred to as "Inducement Provisions", shall be deemed conditioned upon Lessee's full and faithful
performance of ail of the terms, covenants and conditions of this Lease. Upon Breach of this Lease by Lessee, any such Inducement
Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any Rent, other charge,
bonus, inducement or consideration theretofore abated, given or paid by Lessor under such an Inducement Provision shall be immediately
due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of
rent or the cure of the Breach which initiated the operation of this Paragraph shall not be deemed a waiver by Lessor of the provisions
of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance.

13.4
Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated
by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to,
processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall
not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee
shall pay to Lessor a one-time late charge equal to 10% of each such overdue amount or $100, whichever is greater. The parties
hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such
late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee's Default or Breach with
respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event
that a late charge is payable hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding
any other provision of this Lease to the contrary, Base Rent shall, at Lessor's option, become due and payable quarterly in advance.

13.5
Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled
payments {such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest
from the date when due, as to scheduled payments, or the 31st day after it was due as to non-scheduled payments. The
interest ("Interest") charged shall be equal to the prime rate reported in the Wall Street Journal as published
closest prior to the date when due plus 4%, but shall not exceed the maximum rate allowed by law. Interest is payable in addition
to the potential late charge provided for in Paragraph 13.4.

13.6
Breach by Lessor. 

(a)
Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform
an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less
than 30 days after receipt by Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for such
purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the
nature of Lessor's obligation is such that more than 30 days are reasonably required for its performance, then Lessor shall not
be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion.

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(b)
Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within 30 days
after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may
elect to cure said breach at Lessee's expense and offset from Rent an amount equal to the greater of one month's Base Rent or
the Security Deposit, and to pay an excess of such expense under protest, reserving Lessee's right to reimbursement from Lessor.
Lessee shall document the cost of said cure and supply said documentation to Lessor. 

14.     
Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat
of the exercise of said power (collectively "Condemnation"), this Lease shall terminate as to the part taken
as of the date the condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area
of the Unit, or more than 25% of Lessee's Reserved Parking Spaces, is taken by Condemnation, Lessee may, at Lessee's option, to
be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of
such notice, within 10 days after the condemning authority shali have taken possession) terminate this Lease as of the date the
condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease
shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shali be reduced
in proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or payments shall
be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value
of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any compensation for Lessee's
relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated
pursuant to the provisions of this Paragraph. All Alterations and Utility Installations made to the Premises by Lessee, for purposes
of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation
which is payable therefor. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any
damage to the Premises caused by such Condemnation.

15.     
Brokerage Fees. 

15.1
Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10(b) above, Lessor shall pay Brokers (as
set forth in 1.10(a)) Additional Commission only in accordance with Lessor's commission schedule in effect at the time
of the execution of this Lease.

15.2
Assumption of Obligations. Any buyer or transferee of Lessor's interest in this Lease shall be deemed to have assumed Lessor's
obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.9, 15, 22 and 31. If Lessor
fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then such amounts shall accrue
interest. In addition, if Lessor fails to pay any amounts to Lessee's Broker when due, Lessee's Broker may send written notice
to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within ten (10) days after said notice, Lessee shall
pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee's Broker shall be deemed to be a third
party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor's Broker for the limited purpose
of collecting any brokerage fee owed.

15.3
Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that
it has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease,
and that no one other than said named Brokers is entitled to any commission or finder's fee in connection herewith. Lessee and
Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation
or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or actions
of the indemnifying Party, including any costs, expenses, attorneys' fees reasonably incurred with respect thereto.

16.
Estoppel Certificates. 

(a)
Each Party (as "Responding Party") shall within 10 days after written notice from the other Party (the "Requesting
Party") execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most
current "Estoppel Certificate" form published by the American Industrial Real Estate Association, plus such additional
information, confirmation and/or statements as may be reasonably requested by the Requesting Party.

(b)
If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party
may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may
be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party's performance, and (ill) if
Lessor is the Requesting Party, not more than one month's rent has been paid in advance. Prospective purchasers and encumbrances
may rely upon the Requesting Party's Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of
the facts contained in said Certificate.

(c)
If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver
to any potential Sender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender
or purchaser, including but not limited to Lessee's financial statements for the past 3 years. AH such financial statements shall
be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth.

17.     
Definition of Lessor. The term "Lessor" as used herein shall mean the owner or owners at the time in question
of the fee title to the Premises, or, if this is a sublease, of the Lessee's interest in the prior lease. In the event of a transfer
of Lessor's title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by
credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such transfer or assignment and delivery
of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations
and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants
in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. Notwithstanding the
above, and subject to the provisions of Paragraph 20 below, the original Lessor under this Lease, and all subsequent holders of
the Lessor's interest in this Lease shall remain liable and responsible with regard to the potential duties and liabilities of
Lessor pertaining to Hazardous Substances as outlined in Paragraph 6.2 above.  

18.     
Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall
in no way affect the validity of any other provision hereof.

19.     
Days. Unless otherwise specifically indicated to the contrary, the word "days" as used in this Lease shall
mean and refer to calendar days.

20.     
Limitation on Liability. Subject to the provisions of Paragraph 17 above, the obligations of Lessor under this Lease shall
not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors,
officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any
liability of Lessor with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its
or their individual partners, directors, officers or shareholders, or any of their personal assets for such satisfaction.

21.     
Time of Essence. Time is of the essence with respect to the performance of all obligations to be performed or observed
by the Parties under this Lease.

	Lessor's
    Initials	Lessees
    Initials

    	Page 12

    	 

    

22.     
No Prior or Other Agreements; Broker Disclaimer. This Lease contains all agreements between the Parties with respect
to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and
Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own investigation as to the
nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and
character of the Premises. Brokers have no responsibility with respect thereto or with respect to any default or beach hereof
by either Party. The liability (including court costs and attorneys' fees), of any Broker with respect to negotiation, execution,
delivery or performance by either Lessor or Lessee under this Lease or any amendment or modification hereto shaft be limited to
an amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each
Broker's liability shall not be applicable to any gross negligence or willful misconduct of such Broker.

23.     
Notices. 

23.1    
Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered
in person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail,
with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in
this Paragraph 23. The addresses noted adjacent to a Party's signature on this Lease shall be that Party's address for delivery
or mailing of notices. Either Party may by written notice to the other specify a different address for notice, except that
upon Lessee's taking possession of the Premises, the Premises shall constitute Lessee's address for notice. A copy of all notices
to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter
designate in writing.

23.2    
Date of Notice. Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the
date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the
notice shall be deemed given 48 hours after the same is addressed as required herein and mailed with postage prepaid. Notices
delivered by United States Express Mai! or overnight courier that guarantee next day delivery shall be deemed given 24 hours after
delivery of the same to the Postal Service or courier. Notices transmitted by facsimile transmission or similar means shall be
deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy
is also delivered via delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received
on the next business day.

24.     
Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed
a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same of any
other term, covenant or condition hereof. Lessor's consent to, or approval of, any act shall not be deemed to render unnecessary
the obtaining of Lessor's consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of
an estoppel to enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Lessor shall
not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or damages
due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements
and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the
time of deposit of such payment.

25.     
Disclosures Regarding The Nature of a Real Estate Agency Relationship. 

(a)   
When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the
outset understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor
and Lessee acknowledge being advised by the Brokers in this transaction, as follows:

(i)   
Lessor's Agent. A Lessor's agent under a listing agreement with the Lessor acts as the agent for the Lessor only. A Lessor's
agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity,
honesty, and loyalty in dealings with the Lessor. To the Lessee and the Lessor: (a) Diligent exercise of reasonable skills
and care in performance of the agent's duties, (b) A duty of honest and fair dealing and good faith, (c) A duty to disclose all
facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent
attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained
from the other Party which does not involve the affirmative duties set forth above.

(ii)   
Lessee's Agent. An agent can agree to act as agent for the Lessee only. In these situations, the agent is not the Lessor's
agent even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor.
An agent acting only for a Lessee has the following affirmative obligations. To the Lessee: A fiduciary duty of utmost
care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: (a) Diligent exercise
of reasonable skills and care in performance of the agent's duties, (b) A duty of honest and fair dealing and good faith, (c)
A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known
to, or within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any
confidential information obtained from the other Party which does not involve the affirmative duties set forth above.

(iii)    
Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent
of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both the
Lessor and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor
or the Lessee, (b) Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii). In representing both
Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that
the Lessor will accept rent in an amount less than that indicated in the listing, or that the Lessee is willing to pay a higher
rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the
responsibility to protect their own interests. Lessor and Lessee should carefully read all agreements to assure that they adequately
express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal
or tax advice is desired, consult a competent professional.

(b)   
Brokers have no responsibility with respect to any default or breach hereof by either Party. The liability {including court costs
and attorneys' fees), of any Broker with respect to any breach of duty, error or omission relating to this Lease shall not exceed
the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker's liability
shall not be applicable to any gross negligence or willful misconduct of such Broker.

(c)   
Buyer and Seller agree to identify to Brokers as "Confidential" any communication or information given Brokers that
is considered by such Party to be confidential.

26.    
No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or
termination of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent
applicable immediately preceding the expiration or termination. Nothing contained herein shall be construed as consent by Lessor
to any holding over by Lessee.

27.    
Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative
with all other remedies at law or in equity.

28.     Covenants and Conditions; Construction of Agreement. Ail provisions of this Lease to be observed or performed by. Lessee are
both covenants and conditions, in construing this Lease, all headings and titles are for the convenience of the Parties only and
shall not be considered a part of this Lease. Whenever required by the context, the singular shafi include the plural and vice
versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole,
as if both Parties had prepared it.

	Lessor's
    Initials	Lessees
    Initials

    	Page 13

    	 

    

29.    
Binding Effect; Choice of Law. This Lease shall be binding upon the Parties, their personal representatives, successors and
assigns and be governed by the laws of the State in which the Premises are located. Any litigation between the Parties hereto
concerning this Lease shall be initiated in the county in which the Premises are located.

30.
     Subordination; Attornment; Non-Disturbance. 

30.1    
Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage,
deed of trust, or other hypothecation or security device (collectively, "Security Device"), now or hereafter
placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions
thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as "Lender")
shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may elect to
have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof
to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates
of the documentation or recordation thereof.

30.2    
Attornment. In the event that Lessor transfers title to the Premises, or the Premises are acquired by another upon the
foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance
provisions of Paragraph 30.3, attorn to such new owner, and upon request, enter into a new lease, containing all of the terms
and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of such new owner,
this Lease shall automatically become a new Lease between Lessee and such new owner, upon all of the terms and conditions hereof,
for the remainder of the term hereof, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such
new owner shall assume all of Lessor's obligations hereunder, except that such new owner shall not: (a) be liable for any act
or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets
or defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month's rent, or (d)
be liable for the return of any security deposit paid to any prior lessor.

30.3    
Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee's subordination
of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a "Non-Disturbance Agreement")
from the Lender which Non-Disturbance Agreement provides that Lessee's possession of the Premises, and this Lease, including
any options to extend the term hereof, wii! not be disturbed so iong as Lessee is not in Breach hereof and attorns to the record
owner of the Premises. Further, within 60 days after the execution of this Lease, Lessor shall use its commercially reasonable
efforts to obtain a Non-Disturbance Agreement from the holder of any preexisting Security Device which is secured by the Premises.
In the event that Lessor is unable to provide the Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee's
option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement.

30.4    
Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents;
provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of Premises,
Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any subordination,
attornment and/or Non-Disturbance Agreement provided for herein.

31.    
Attorneys' Fees. If any Party or Broker brings an action or proceeding involving the Premises whether founded in tort, contract
or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal
thereon, shall be entitled to reasonable attorneys' fees. Such fees may be awarded in the same suit or recovered in a separate
suit, whether or not such action or proceeding is pursued to decision or judgment. The term, "Prevailing Party" shall
include, without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether
by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys' fees
award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys'
fees reasonably incurred. In addition, Lessor shall be entitled to attorneys' fees, costs and expenses incurred in the preparation
and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced
in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence for such services and consultation).

32.   
Lessor's Access; Showing Premises; Repairs. Lessor and Lessor's agents shall have the right to enter the Premises at any time,
in the case of an emergency, and otherwise at reasonable times for the purpose of showing the same to prospective purchasers,
lenders, or tenants, and making such alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary.
All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any
ordinary "For Sale" signs and Lessor may at any time during the last 6 months of the term hereof place on the
Premises any ordinary "For Lease" signs. Lessee may at any time place on the Premises any ordinary "For
Sublease" sign.

33.   
Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor's prior written
consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.

34.   
Signs. Except for ordinary "For Sublease" signs which may be placed only on the Premises, Lessee shall not place
any sign upon Project without Lessor's prior written consent. All signs must comply with all Applicable Requirements.

35.    
Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease
by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically
terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all existing
subtenancies. Lessor's failure within 10 days following any such event to elect to the contrary by written notice to the holder
of any such lesser interest, shall constitute Lessor's election to have such event constitute the termination of such interest.

36.    
Consents. (a) Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by
or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor's actual reasonable costs and expenses
(including but not limited to architects', attorneys', engineers' and other consultants' fees) incurred in the consideration of,
or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting
or the presence or use of a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice and supporting documentation
therefor. Lessor's consent to act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by
Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be
otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition
to Lessor's consent shall not preclude
the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the
particular matter for which consent is being given, in the event that either Party disagrees with any determination made by the
other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in
writing and in reasonable detail within 10 business days following such request.

	Lessor's
    Initials	Lessees
    Initials

    	Page 14

    	 

    

 

37.    Guarantor. 

37.1  
Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the American Industrial
Real Estate Association, and each such Guarantor shall have the same obligations as Lessee under this Lease.

37.2   
Default It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide: (a) evidence
of the execution of the guaranty, including the authority of the party signing on Guarantor's behalf to obligate Guarantor, and
in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the making of such
guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still
in effect.

38.   
Quiet Possession. Subject to payment by Lessee of the Rent and the performance of all of the covenants, conditions and provisions
on Lessee's part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the
Premises for the entire term hereof.

39.   
Options. If Lessee is granted an option, as defined below, then the following provisions shall apply.

39.1    
Definition. "Option" shall mean: (a) the right to extend the term of or renew this Lease or to extend or renew
any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises
or other property of Lessor; (c) the right to purchase or the right of first refusal to purchase the Premises or other property
of Lessor.

39.2   
Options Personal To Original Lessee. Any Option granted to Lessee in this Lease is personal to the original Lessee, and
cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession
of the Premises and, if requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or subletting.

39.3    
Multiple Options. In the event that Lessee has any multiple Options to extend or renew this Lease, a later Option cannot
be exercised unless the prior Options have been validly exercised.

39.4     Effect of Default on Options. 

(a)     Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and
continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof
is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that Lessee has been given 3 or
more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the
exercise of the Option.

(b)     The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee's inability to
exercise an Option because of the provisions of Paragraph 39.4(a).

(c)     An Option shall terminate and be of no further force or effect, notwithstanding Lessee's due and timely exercise of the Option,
if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of 30 days
after such Rent becomes due (without any necessity of Lessor to give notice thereof), (ii) Lessor gives to Lessee 3 or more notices
of separate Default during any 12 month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of
this Lease.

40.     Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard
service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility
for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties.

41.     Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements rights
and dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create
and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways
do not unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested
by Lessor to effectuate such rights.

42.     Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party
to the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right
to make payment "under protest" and such payment shall not be regarded as a voluntary payment and there shall survive
the right on the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal
obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or
so much thereof as it was not legally required to pay.

43.     Authority. If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each
individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute
and deliver this Lease on its behalf. Each party shall, within thirty (30) days after request, deliver to the other party satisfactory
evidence of such authority.

44.     Counterparts. This Lease may be executed in multiple counterparts, all of which shall constitute one and the same Lease.

45.     Conflict. Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall
be controlled by the typewritten or handwritten provisions.

46.     Offer. Preparation of this Lease by either party or their agent and submission of same to the other Party shall not be
deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties
hereto.

47.     Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification.
As Song as they do not materially change Lessee's obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications
to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of
the Premises.

48.     
Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall
have joint and several responsibility to comply with the terms of this Lease.

49.      Waiver of Jury Trial. The Parties hereby waive their respective rights to trial by jury in any action or proceeding involving
the Property or arising out of this Agreement.

    	Page 15

    	 

    

50.     Terminology. For purposes of this Lease the term "Landlord" shall be interchangeable with "Lessor"
and the term "Tenant" shall be interchangeable with "Lessee".

51.     Prior Agreements; Amendments. This Lease contains all of the agreements of the parties with respect to any matter covered
or mentioned in this Lease, and no prior agreement or understanding pertaining to any such matter shall be effective for any purpose.
No provisions of this Lease may be amended or added to except by an agreement in writing signed by the parties or their respective
successors in interest.

LESSOR
AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS
LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE
TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

IF
THIS LEASE HAS BEEN FILLED IN, IT HAS BEEN PREPARED FOR YOUR ATTORNEY'S REVIEW AND APPROVAL. FURTHER, EXPERTS SHOULD BE CONSULTED
TO EVALUATE THE CONDITION OF THE PROPERTY FOR THE POSSIBLE PRESENCE OF ASBESTOS, UNDERGROUND STORAGE TANKS OR HAZARDOUS SUBSTANCES.
NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER OR THEIR CONTRACTORS,
AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT
RELATES; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.
IF THE SUBJECT PROPERTY IS IN A STATE OTHER THAN CALIFORNIA, AN ATTORNEY FROM THE STATE WHERE THE PROPERTY IS LOCATED SHOULD BE
CONSULTED.

The
Parties hereto have executed this Lease at the place and on the dates specified above their respective signatures.

 

	Executed at Newport Beach,	Executed
	California 	at: Date
	Date: _____ _________	 
	 	 
	By	By
	LESSOR	LESSEE:
	 	 
	OLEN COMMERCIAL REALTY	HOSTING CONSULTING,
	CORP. A NEVADA	INC. A CALIFORNIA
	CORPORATION	CORPORATION
	 	 
	By:
    /s/__________________	By:
    /s/___________________
	Name Printed: Jayne	Name Printed: Steve Smith
	Taylor Title: Vice President/CFO	Title: Chief Executive Officer
	 	 
	Landlord's Mailing Address: 7 Corporate
    Plaza 	Tenant's Mailing Address: 2821 McGaw 
	Newport Beach, CA 92660 	Avenue Irvine, CA 92614 

Rent
Payment Address: Olen Commercial Realty Corp.

UnitQ 

P.
O. Box 51915

Los Angeles, CA 90051-6215 

 

Telephone/Facsimile:
949.644.6536 / 

949.719.7200
Federal ID No. 88-0309052

Telephone/Facsimile:
(305) 695-6700 Federal ID

No.
59-349-1640

    	Page 16

    	 

    

ADDENDUM
‘A’ 

TO
LEASE DATED: August 25, 2009

BY
AND BETWEEN: OLEN COMMERCIAL REALTY CORP., A NEVADA CORPORATION

AS
LESSOR; AND HOSTING CONSULTING, INC., A CALIFORNIA CORPORATION AS LESSEE

A.     SIGN CRITERIA 

These
regulations are established in order to maintain a continuity in appearance throughout Jamboree Corporate Park and to comply with
the City of Irvine signing ordinances. Conformance with the following sign regulations will be strictly enforced:       

1.     GENERAL REQUIREMENTS:

(a)     Each tenant shall be allowed one identity sign.

(b)    The signs shall be constructed and installed at Lessee's expense.

(c)     No electrical or audible signs shall be permitted

(d)     Except as provided herein, no advertising placards, banners, pennants, names, insignias, trademarks, or other descriptive
materia! shall be affixed or maintained upon the glass panes or exterior walls of the buiiding(s). 

2.     SPECIFICATIONS - Single Tenant Buildings

(a)     Tenants shall use three dimensional, plant-on, individual letters. These letters shall be made of 3" thick, polystyrened
back with a high impact, styrene letter face.

(b)     Type face shall be Lessee's choice.

(c)     The maximum area within which the sign and logo can be installed shall be set at 40 sq. ft. per building. (In the event that
more than one tenant occupies one building, the sign allotment for that building shall be determined on a prorata basis). The
square footage dimensions shall be calculated by taking the distance from the first to the last letter, including all spaces between
the letters, for the length, and from the top to the bottom of the largest letter or logo for the width.

(d)     Piacement of the sign on the building shall be in the location and in the manner designated by Lessor. Lessee is to submit a sketch
of the proposed sign to Lessor and the City of Irvine for approval prior to construction and installation.

3.     SPECIFICATION - Multi-tenant Buildings

(a)     These signs shall be constructed of vinyl press-on letters.

(b)     The dimensions of the sign area, including logo, shall not exceed 1' x 2'. Individual letters shall not exceed 4"
in height.

(c)     Letter color shall be white. Lettering style, logo and logo colors shall be at Lessee's option.

(d)     The sign shall be placed on the window to the left of the front door or on the glass front door, where appropriate.

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    

ADDENDUM
"A" PAGE 2 

4.     SPECIFICATIONS - Warehouse Mandoor Signs

(a)     These signs are to be on a 5" x 18" plexiglass, white in color with black lettering hot stamped onto the plexiglass
front. It is to be attached to the center of the mandoor with adhesive-backed tape, and the skin of the door is not to be penetrated.
I

B.     EXTERIOR STORAGE 

Tenant
shall neither store, nor permit to be stored any goods, machinery, merchandise, equipment, or any other items whatsoever in the
parking lot or any other common area adjacent to or in the Building. Tenant may only place or store items wholly within its leased
Premises.

C.     NO TELEMARKETING 

Lessee
warrants to Lessor that its "use" of the subject Premises shall NOT be for the operation of a telemarketing business,
although some business-to-business targeted marketing involving the use of telephone research, surveying and prospecting techniques
may be employed. Lessee acknowledges that Lessor does not allow "boiler-room" telemarketing businesses as an acceptable
"Use" for this or any other location in Lessor's properties and Lessee therefore understands and agrees its total number
of employees shall not adversely impact the Project parking, or usage of the common areas, or exceed that which would be reasonably
expected for normal general office use in a facility of this size, and that non-compliance of these issues shall constitute a
material breach of this Lease.

D.     MANAGEMENT 

Subject
to Paragraph 7.1 of this Lease, Lessee agrees to pay Common Area Operating Expenses as set forth hereinbelow, and as adjusted
pursuant to Paragraph 4.2 herein. In no event shall Lessor be required to insure plate glass or insure against malicious mischief
or vandalism.

The
Common Area Operating Expense Budget is as follows:

TOTAL
COMMON AREA OPERATING EXPENSE MONTHLY BUDGET FOR:

JAMBOREE CORPORATE PARK 

 

	Total Project Square Footage:	 	 	101,770	 
	Tenant's Square Footage:	 	 	3,044	 
	Tenant's Percentage:	 	 	2.99	%
	Total Common Area	 	$	10,261.00	 
	Property Taxes	 	$	5,088.00	 
	Insurance	 	$	1,357.00	 
	 	 	 	 	 
	TOTAL EXPENSES PER MONTH	 	$	16,706.00	 

 

Lessee's
monthly prorata share is 2.99% of the above expenses as follows:

	Common Area	 	$	306.80	 
	Property Taxes	 	$	152.13	 
	Insurance	 	$	40.57	 

TOTAL
MONTHLY COMMON AREA OPERATING EXPENSE BUDGET. . . $499.50

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    

 

ADDENDUM
"A" PAGE 3 

Lessor
will provide Lessee an estimate of the Common Area Operating Expenses each year which will be added to the monthly lease payment.
The estimate for the first year is based on the Common Area Operating Expense Budget above. Lessor agrees to provide Lessee with
an accounting of the actual expenses as of December 31st of each year. Should the cost of providing these services exceed the
estimate, then upon receipt of a statement from Lessor, Lessee shall pay a tump sum equal to Lessee's prorata share of Common
Area Operating Expenses for the previous calendar year, less the total of the monthly installments of the estimated Common Area
Operating Expenses paid in the previous calendar year. The estimated monthly installments to be paid for the next calendar year
shall be adjusted to reflect such increase.

If
in any calendar year Lessee's share of Common Area Operating Expenses shall be less than the preceding year, then upon receipt
of Lessor's statement, any over payment made by Lessee on the monthly installment basis provided above shall be credited toward
the next monthly rent failing due and the estimated monthly installment of Common Area Operating Expenses to be paid shall be
adjusted to reflect such lower Common Area Operating Expenses for the most recent year.

E.     SUITE REFURBISHMENT/TENANT IMPROVEMENTS: 

Lessor
shall complete its standard refurbishment of Premises, which includes patching and repainting, replacement of all damaged ceiling
tiles and generally putting the suite into "move-in" condition. Additionally, Lessor shall replace existing carpet with
Lessor's standard carpet in Lessee's choice of standard colors.

Lessor
shall complete the following Tenant Improvements substantially in accordance with the attached Exhibit A-1 using Lessor's building-standard
materials and finishes as follows:

1)     Construct approximately 32' linear feet of new wail taped, textured and painted to match
the rest of the suite;

2)     Install one (1) new door and hardware where shown;

3)     Relocate two (2) existing doors where shown;

4)     Clean entire suite to "move in" condition, except rear tiled area where Lessee is storing furniture purchased from the
former tenant. Lessor shall clean around that furniture to the best of its ability, but will not move any of it.

Lessor
and Lessee acknowledge that Lessee is storing its personal property (furniture) in the Premises during Lessor's refurbishment/tenant
improvement period. Lessee acknowledges and agrees to hold Lessor harmless from any liability or responsibility for damages to
Lessee's personal property or for any loss suffered by Lessee through vandalism, theft, or destruction of the property by fire
or any other causes. Lessor further has warned Lessee that the Premises will not be secure at all times during Construction/Refurbishment
and Lessee is storing said furniture/personal property at its own risk.

Lessor
shall make every reasonable effort to complete the above Suite Refurbishment//Tenant Improvements as soon as reasonably possible
after receipt of signed leases and move-in monies, and estimates said work to take approximately two (2) weeks to complete from
date of Lessor's receipt of signed leases, but Lessor can make no guaranty of an exact date of completion.

"Substantially
Completed" and/or "Substantial Completion" of Suite Refurbishment shall be defined as when the Tenant Improvements
as set forth herein are completed and the suite is cleaned to the point that any reasonable person walking the Premises would
deem it ready to occupy, minor punch-list items excepted.

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    

ADDENDUM
"A' PAGE 4 

ADDITIONAL TENANT
IMPROVEMENTS In the event Lessee requires Additional Tenant Improvements in subject Premises after lease
execution, such improvements shall be subject to Lessor's prior approval, with the understanding that the total cost of the
Additional Tenant improvements shall be the sole responsibility of Lessee. If Lessor and Lessee are unable to agree
upon the plans for, or the cost of, any such proposed Additional Tenant Improvements, Lessor shall not be obligated to
construct such Additional Tenant Improvements. In the event Additional Tenant Improvements are approved by Lessor, then
Lessor shall prepare an Additional Work Authorization ("AWA") outlining the specific additional work to be
completed and shall deliver same to Lessee. Lessee shall execute said AWA and return it to Lessor, together with a check for
the total cost of such Additional Tenant Improvements. Lessor shall not be obligated to commence construction of any approved
Additional Tenant Improvements until Lessor has received such signed AWA and the check. Any construction delay arising out of
Lessee's request for any Additional Tenant Improvements shall not affect the payment of Rent as set forth herein. All Rent
payments shall be due on the first of each month of the Lease Term regardless of whether or not the Additional Tenant
Improvements have been completed or delayed.

F.     SURRENDER AGREEMENT 

Upon
Lessee's vacating the Premises at 2691 Richter Avenue, Suite 108, Irvine, CA 92606, Lessor and Lessee agree to execute a Surrender
Agreement to surrender and terminate the Lease for 2691 Richter Avenue, Suite 108, Irvine, CA 92606, the date to be effective
upon Lessee's complete vacation and return of all keys to Lessor for said Premises, but in no event shall the surrender be effective
before the Commencement Date of this Lease.

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    

ADDENDUM
"B"

 

BY
AND BETWEEN: OLEN COMMERCIAL REALTY CORP., A NEVADA CORPORATION

AS
LESSOR; AND: HOSTING CONSULTING, INC., A CALIFORNIA CORPORATION AS LESSEE

TO
LEASE DATED: August 25, 2009

1
No sign, placard, picture, advertisement, name or notice shall be inscribed, displayed or printed or affixed on or to any part
of the outside or inside of the Building without the written consent of Lessor, and Lessor shall have the right to remove and
destroy any such sign, placard, picture, advertisement, name or notice without notice to and at the expense of Lessee.

All
approved signs or lettering on doors shall be printed, painted, affixed or inscribed at the expense of Lessee by a person approved
by the Lessor.

Lessee
shall not place anything or allow anything to be placed near the glass of any window, door, partition or wall which may appear
unsightly from outside the Premises; provided, however, that the Lessor may furnish and install a Building standard window covering
at all exterior windows. Lessee shall not without prior written consent of Lessor cause or otherwise install sunscreen on any
window.

2.  The sidewalks, halls, passages, exits, entrances, elevators and stairways, driveways, and parking areas shall not be obstructed
by lessees or used by them for any purpose other than for ingress and egress from their respective premises.

3.  Lessee shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises, without
prior written consent of Lessor and subsequent delivery of a duplicate key to Lessor.

4. 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 lessee who, or whose employees or invitees shall have
caused it.

5. Lessee shall not overload the floor of the Premises or in any way deface the Premises or any part thereof.

6. Lessee shall not use, keep or permit to be used or kept any foul or noxious gas or substances in the Premises, or permit or suffer
the Premises to be occupied or used in a manner offensive or objectionable to the Lessor or other occupants of the Building by
reason of noise, odors and/or vibrations, or interfere in any way with other lessees or those having business therein, nor shall
any animals or birds be brought in or kept in or about the Premises or the Building.

7. No cooking except for normal employee meal preparation shall be done or permitted by any Lessee on the Premises, nor shall the
Premises be used for washing clothes, for lodging, or for any improper, objectionable or immoral purpose.

8. Lessee shall not keep in the Premises or the Building any kerosene, gasoline or inflammable or combustible fluid or material,
or use any method of heating or air conditioning other than that supplied or approved in writing by the Lessor.

9. Lessor will direct electricians as to where and how telephone and telegraph wires are to be introduced. No boring or cutting for
wires will be allowed without the consent of the Lessor. The locations of telephones, call boxes and other office equipment affixed
to the Premises shall be subject to the approval of Lessor.

10. Lessor reserves the right to exclude or expel from the Building any person who, in the judgment of Lessor, is intoxicated or underthe
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 Building.

11. 
Lessee shall no disturb, solicit, or canvass any occupant of the Building and shall cooperate to prevent same.

12. 
Without the written consent of Lessor, Lessee shall not use the name of the Building and shall cooperate to prevent same.

13. 
Lessor shall have the right to control and operate the public portions of the Building, and the public facilities, and heathing
and air conditioning, as well as facilities furnished for the common use of the lessees, in such manner as it deems best for the
benefit of the Lessees generally.

14. 
All garbage and refuse shall be placed by Lessee in the containers at the location prepared by Lessor for refuse collection, in
the manner and at the times and places specified by Lessor. Lessee shall not burn any trash or garbage of any kind in or about
the Leased Premises or the Business Park. All cardboard boxes must be “broken down” prior to being placed in the trash
container. All Styrofoam chips must be bagged or otherwise contained prior to placement in the trash container, so as not to constitute
a nuisance. Pallets may not be disposed of in the trash bins or enclosures. It is the Lessee’s responsibility to dispose
of pallets by alternative means.

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    

ADDENDUM
"B" PAGE 2

 

Should
any garbage or refuse not be deposited in the manner specified by Lessor, Lessor may after three (3) hours verbal notice to Lessee,
take whatever action necessary to correct the infraction at Lessee's expense.

15.
No aerial antenna shall be erected on the roof or exterior walls of the Leased Premises, or on the grounds, without in each instance,
the written consent of Lessor first being obtained. Any aerial or antennae so installed without such written consent shall be
subject to removal by Lessor at any time without notice.

16.
No loud speakers, televisions, phonographs, radios, cell phones or other devices shall be used in a manner so as to be heard or
seen outside of the Leased Premises or in neighboring space without the prior written consent of Lessor.

17.
The outside areas immediately adjoining the Leased Premises shall be kept clean and free from dirt and rubbish by the Lessee,
to the satisfaction of the Lessor, and Lessee shall not place or permit any obstruction or materials in such areas. No exterior
storage shall be allowed.

18.
Lessee shall use at Lessee's cost such pest extermination contractors as Lessor may direct and at such intervals as Lessor may
require.

19.
These common types of damages will be charged back to the Lessee if they are not corrected prior to vacating the Premises:

	- 		Keys not returned to Lessor
for ALL locks, requiring the service of a locksmith and rekeying.  

	- 		Removal of all decorator painting,
wallpapering and paneling, or Lessor's prior consent to remain.  

	- 		Eiectricai conduit and receptacles
on the surface of walls.  

	- 		Phone outlets, wiring, or phone
equipment added on wall surfaces.  

	- 		Security tape/magnetic tape
switches for burglar alarm systems added to windows and door surfaces.  

	- 		Penetration of roof membrane
in any manner.  

	- 		Holes in walls, doors, and ceiling
surfaces.  

	- 		Addition or change of standard
door hardware.  

	- 		Painting or gluing of carpet
or tile on warehouse floors.  

	- 		Glass damage.  

	- 		Damage to warehouse ceiling
insulation.  

	- 		Stains or damage to carpeting
beyond normal wear-and-tear.  

	- 		Damaged, inoperative, or missing
electrical, plumbing, or HVAC equipment.  

	- 		Debris and furniture requiring
disposal.  

	- 		Damaged or missing mini-blinds,
draperies, and baseboards.  

	- 		Installation of additional improvements
without Lessor's prior written approval or obtainment of required City building permits.  

 

Lessee
agrees to comply with all such rules and regulations upon notice from Lessor. Should Lessee not abide by these Rules and Regulations,
Lessor may serve a three (3) day notice to correct deficiencies. If Lessee has not corrected deficiencies by the end of the notice
period, Lessee will be in default of lease.

Lessor
reserves the right to amend or supplement the foregoing rules and regulations and to adopt and promulgate additional rules and
regulations applicable to the leased premises. Notice of such rules and regulations and amendments and supplements thereto, if
any, shall be given to the Lessee.

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    

 

ADDENDUM
"C" 

TO
LEASE DATED: August 25, 2009

BY AND BETWEEN:OLEN COMMERCIAL REALTY CORP., A NEVADA CORPORATION

AS LESSOR; AND HOSTING CONSULTING,
INC., A CALIFORNIA CORPORATION

AS LESSEE

ANNUAL
RENT ADJUSTMENT

The
minimum Base Monthly Rent set forth in Article 1.5 of this Lease shall be adjusted as follows:

Beginning on September 15,2010
through September 14,2011, the minimum Base Monthly Rent shall be $3,229.38-*.

Beginning on September 15,2011 through September
14,2012, the minimum Base Monthly Rent shall be $3,326.26*.

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    
 

	Lessor's
    Initials	Lessees
    Initials

    	 

    	 

    

 

EXHIBIT
"A-1" 

	Lessor's
    Initials	Lessees
    InitialsExhibit 10.5

 

19 May 2011

 

Personal
and confidential

 

Mr. Paul
Summers

Chairman
and CEO

AllDigital

2821 McGaw

Irvine,
CA 92614

 

Dear Paul:

 

I am pleased
to confirm your appointment of my firm to conduct the searches for Chief Architect, Vice President of Sales & Marketing, and
Lead Software Developer for AllDigital. This letter sets forth my approach and methodology for conducting the assignment, your
role in the process, and the basis for my professional fees and expenses.

 

The Process

 

My approach
and methodology for this assignment are designed to meet your strategic needs and consist of a series of steps as set forth below:

 

Establishing
an understanding

 

I will personally
meet with you, and others as required, to expand my understanding of AllDigital, its operational structure and hierarchy, product
portfolio, marketing and compensation plans, and short- and long-term business objectives as well as the new Chief Architect and
VP of Sales functions. Thoroughly understanding specific functional and cultural requirements is essential to having effective
discussions with prospective candidates.

 

Developing
a project specification 

 

Based on
the information gathered, I will submit the Position Specification drafts for your review and approval prior to sharing it with
the finalist candidates. That document shall describe fundamental functions and responsibilities, reporting relationships, educational
prerequisites, and the competencies and experience required to be considered for the role of, and successfully perform those two
roles. That document will also serve as the basis for an abstract, which will be shared with sources of prospective candidates
as well as the prospects themselves.

 

Identifying
qualified prospects

 

I use databases
and other resources to which I have access, including outside research associates, to identify and develop a universe of prospective
candidates that have demonstrated patterns of competency, accomplishment and success in similar roles. Targets will include other
regional and national mid-market and larger public and private companies in the information technologies industries. It is also
my practice, when appropriate, to post the position abstract with related industry associations. As soon and as long as I am involved
in this stage of the process you will be provided regular updates.

 

    	 

    	 

    
 

19 May 2011

Page 2 of 3

 

Presenting
qualified candidates 

 

I review
briefs of potential candidates in order to determine those who are most appropriate for further consideration given their history,
skills and abilities. I then meet, interview and evaluate selected candidates. Subsequently, detailed reports, including family
backgrounds and compensation summaries, for four or five of the most qualified finalists are presented. I will also assist in
making arrangements for you and others in your organization to confidentially meet with those finalists in order to conduct in-depth
interviews and complete your selection process.

 

Conducting
background checks 

 

I speak
directly with individuals who are or have been in a position to experience and evaluate a candidate’s professional performance.
In order to mitigate liability and inspire candor I inform references that I aggregately report all comments made without attributing
individual comments to their sources.

 

Attracting
your preferred candidate

 

You will
of course make the final selection and offer of employment. However, at your request, I will assist in the negotiation of an employment
agreement and in the assimilation process by coordinating an executive assessment, if you desire, and functioning as a liaison
between AllDigital and the new executive.

 

Your
Role and Responsibility

 

It is my
experience that the most successful search assignments are those in which I work closely with my clients. Following are the unique
contributions that you can make to this recruitment process:

 

•        
Advise me of information relevant to the search that must be kept confidential.

 

•        
Provide timely feedback regarding information contained in the position specification.

 

•        
Respond quickly regarding your interest in the candidates that are presented.

 

•        
Schedule candidate interviews promptly and report your evaluations as soon as possible.

 

•        
Supply the names of candidates you may have identified from other sources or from within your organization and allow me to evaluate
them along with other prospects in the same structured process.

 

•        
Provide information to candidates that will enable and empower them to make an enlightened decision.

 

•        
If desired, request the scheduling of assessments for you and your preferred candidate at your earliest convenience

 

Professional
Fees and Expenses

 

Professional
fees for executive search consulting services are typically equal to one-third (33.3%) of the total projected first year's compensation
of any individual employed by you, as described in the Position Specification referred to previously. Compensation includes the
base salary plus a mutually agreed-upon estimate (typically the mean) of potential bonuses, as well as equity when appropriate.

    	 

    	 

    
 

19 May 2011

Page 3 of 3

 

Your Chief
Architect, VP of Sales & Marketing, and Lead Software Developer positions represent more than $300K in (below-market) base
salaries alone, and therefore more than $100K in search fees. However, I agree to perform these searches for a reduced cash fee
plus warrants. The cash portion of the fee will be invoiced and paid in four equal monthly installments of $3,000 each, with the
first installment invoiced upon execution of our letter of agreement, and subsequent installments invoiced at thirty-day intervals
thereafter. Invoices for the retainer and expenses are due and payable upon receipt and are not contingent upon placing a candidate
with your organization. If the fee has been paid prior to completion of the assignment, the searches will continue until you have
hired your selected candidates.

 

Since
AllDigital is an early-stage, high-growth company and equity is a significant element of the compensation being offered, my fee
also typically includes a warrant to purchase one-third of the type and number of shares in which the placed executive will vest
during the first year, at the same exercise price and terms granted to that executive. However, I agree to accept 45K warrants
upon each of the placed executives’ start dates. The standard warrant agreement will be valid for at least five years, be
100% vested upon those candidates’ start dates, contain the same terms and conditions as other AllDigital warrants, and
not be subject to change in control unless alternate and adequate provision is made by AllDigital and agreed to by me.

 

You
have the right to cancel this assignment at any time, with your only obligation being for accrued fees and expenses due up to
the time of the cancellation. However, a cancellation during the first 30 days of the search results in the obligation to pay
the first installment of the retainer plus any direct expenses that have accrued.

 

Expenses
directly incurred for travel and out-sourced services such as background checks, postings, research, and other interview costs
during the execution of this search will be itemized separately and are also due upon receipt of my invoice. Expenses anticipated
to be in excess of $500 per month must be approved in writing by AllDigital.

 

Affirmations

 

As an executive
search professional, I will not recruit, nor cause to be recruited, any person from your organization for a period of two years
after the completion of this assignment, unless you provide written approval for an exception. If your Chief Architect, VP of
Sales & Marketing or Lead Software Developer is terminated for cause within one year of starting in that position, an additional
search will be performed with your only other obligation being for any additional expenses directly incurred during that search.
Without reservation I also adhere to the other standards of the Association of Executive Search Consultants and to the principles
of equal opportunity in employment -- I will not discriminate against qualified candidates for any unlawful reasons, and I expect
that AllDigital will also comply with applicable nondiscrimination policies and regulations.

  

I look forward
to my partnership with you and AllDigital in the process of completing this important assignment. I will begin my work and issue
my first invoice when I receive your written approval.

 

Sincerely,

 

	/s/ John C.
    Wallin	 	/s/
	John C. Wallin	 	Paul Summers, Chairman & Chief Executive Officer
	Chief Search Executive, JCWallin	 	AllDigital

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