Document:

Exhibit 10.11

 

MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE

 

This Multi-Tenant Industrial Triple Net Lease (this
 “Lease”) is made and entered into as of                       ,
2020 (the “Effective Date”), by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited
liability company (“Landlord”) and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”).
The following exhibits and attachments are incorporated into and made a part of this Lease: Exhibit A-1 (Outline and Location
of Premises), Exhibit A-2 (Outline and Location of Project), Exhibit B (Intentionally Omitted), Exhibit C
(Prohibited Use), Exhibit D (Rules and Regulations), Exhibit E (Confirmation Letter, if required), Exhibit F
(Requirements for Improvements or Alterations by Tenant), Exhibit G (Hazardous Materials Survey Form), Exhibit H
(Move Out Conditions), Exhibit I (Minimum Service Contract Requirements), and Exhibit J (Additional Provisions).

 

		1.	BASIC LEASE INFORMATION.

 

		1.1	“Building” shall mean the industrial building located at 1190 Trademark Drive, Reno,
Nevada, and more particularly shown on Exhibit A-2 to this Lease. “Rentable Square Footage of the Building”
is deemed to be approximately 396,000 square feet.

 

		1.2	“Premises” shall mean the area shown on Exhibit A-1 to this Lease and commonly
known as Suite 108 located within the Building. The “Rentable Square Footage of the Premises” is deemed to be
approximately 55,000 square feet. Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Premises, the Rentable
Square Footage of the Building and the Rentable Square Footage of the Project (as herein defined) are correct.

 

		1.3	“Base Rent”:

 

	Period	 	Monthly Base Rent	 
	March 1, 2021 – April 30, 2021	 	$	0.00	 
	May 1, 2021 – April 30, 2022	 	$	30,800.00	 
	May 1, 2022 – April 30, 2023	 	$	31,724.00	 
	May 1, 2023 – April 30, 2024	 	$	32,675.72	 
	May 1, 2024 – April 30, 2025	 	$	33,655.99	 
	May 1, 2025 – April 30, 2026	 	$	34,665.67	 

 

		1.4	“Tenant’s Share”: 13.89% of the Building
and 2.85% of the Project.

		 	 

		1.5	“Term”: The period commencing on March 1,
2021 (the “Commencement Date”) and, unless terminated earlier in accordance with this Lease, ending on April 30,
2026 (the “Termination Date”).

		 	 

		1.6	“Allowance(s)”: None.

		 	 

		1.7	“Security Deposit”: $39,368.17, as more fully
described in Section 5.

		 	 

		1.8	“Guarantor(s)”: None.

 

     

     

    

 

		1.9	“Broker(s)”: Kidder Mathews (“Tenant’s
Broker”), which represented Tenant in connection with this transaction, and Kidder Mathews (“Landlord’s Broker”),
which represented Landlord in connection with this transaction.

		 	 

		1.10	“Permitted Use”: Testing, assembly, distribution
and warehousing of lithium battery packs, with ancillary office uses, subject to Section 2.2 below, as may be permitted under existing
laws governing the Premises and for no other use or purpose. Landlord makes no warranty that the above-described use is permitted for
the Premises under Applicable Laws.

		 	 

		1.11	“Notice Address(es)”:

  

	Landlord:	Tenant:
	 	 
	
    Icon Reno Property Owner Pool 3 Nevada, LLC

    c/o Link Logistics Real Estate Management LLC

    90 Park Avenue, 32nd Floor

    New York, New York 10016

    Attention: General Counsel

     

    and

     

    Icon Reno Property Owner Pool 3 Nevada, LLC

    c/o Link Logistics
    Real Estate Management LLC

    602 W. Office Center Drive, Suite 200

    Fort Washington, Pennsylvania 19034

    Attention: Lease Administration

    Email: lease-admin@liprop.com
	The Premises

 

		1.12	“Property” means the Building and the parcel(s) of
land on which it is located (the “Land”) and, at Landlord’s discretion, the parking facilities and other improvements,
if any, serving the Building and the parcel(s) of Land on which they are located.

 

		1.13	“Project” means the buildings, including the Building located within the six (6) building
commercial project located in Reno, Nevada, commonly known as “South Meadows Business Park”, and more particularly shown on
Exhibit A-2 to this Lease. The “Rentable Square Footage of the Project” is deemed to be 1,932,324 square
feet.

 

		1.14	“Landlord Work” means the work, if any, that
Landlord is obligated to perform in the Premises pursuant to Section 2.1 below.

 

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		2.	PREMISES/USE.

 

		2.1	Premises. Landlord hereby leases to Tenant the Premises, but excluding the Common Area (as herein
defined) and any other portion of the Building, the Land, Property and/or the Project. Tenant (i) ACCEPTS THE PREMISES "AS-IS,"
WITH TENANT ACCEPTING ALL DEFECTS, IF ANY; AND LANDLORD MAKES NO WARRANTY OF ANY KIND, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES
(WITHOUT LIMITATION, LANDLORD MAKES NO WARRANTY AS TO THE HABITABILITY, FITNESS OR SUITABILITY OF THE PREMISES FOR A PARTICULAR PURPOSE,
NOR AS TO COMPLIANCE WITH ANY APPLICABLE LAWS (AS HEREIN DEFINED), OR AS TO THE
ABSENCE OF ANY TOXIC OR OTHERWISE HAZARDOUS MATERIALS), (ii) acknowledges that the Premises are acceptable for Tenant's use, and
(iii) waives all claims of defect in the Premises and any implied warranty that the Premises are suitable for Tenant's intended purposes.
On the Commencement Date, Landlord shall deliver the Premises broom clean and free of debris with the existing mechanical systems, plumbing
system, and heating, ventilation and air conditioning system serving the office portion of the Premises (but not the HVAC system serving
the warehouse portion of the Premises, if any) (the “HVAC System”), in good operating condition on the Commencement
Date and Landlord warrants that the HVAC System shall continue to operate in good working order for the period ending on the date sixty
(60) days after the Commencement Date (the “HVAC Warranty Period”), except to the extent such failure in the HVAC System
to operate in good working order is caused by Tenant’s use or alterations to the Premises or failure to properly maintain the HVAC
System as required by this Lease. If a non-compliance with the foregoing exists as of the Commencement Date, Landlord shall, except as
otherwise provided in this Lease, promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent
of such non-compliance, commence to rectify same at Landlord’s expense. If Tenant does not give Landlord written notice of a non-compliance
within thirty (30) days after the Commencement Date, correction of that non-compliance shall be the obligation of Tenant at Tenant’s
sole cost and expense. If a non-compliance with the HVAC warranty exists at any time prior to the expiration of the HVAC Warranty Period,
Landlord shall, except as otherwise provided in this Lease, promptly after receipt of written notice from Tenant setting forth with specificity
the nature and extent of such non-compliance, commence to rectify same at Landlord’s expense. If Tenant does not give Landlord written
notice of a non-compliance on or before the expiration of the HVAC Warranty Period, correction of that non-compliance shall be the obligation
of Tenant at Tenant’s sole cost and expense. Notwithstanding the foregoing, at Landlord’s sole cost and expense, Landlord
shall perform the following improvements in the Premises prior to the Commencement Date (collectively, “Landlord Work”):
(a) re-floor as floored areas in the office portion of the Premises; (b) repaint all painted walls in the office portion of
the Premises; and (c) install LED high bay warehouse lights with motion sensors in the warehouse portion of the Premises. Tenant
hereby acknowledges that the area of the Premises, the Building and the Project set forth in the Basic Lease Information is approximate
only, and Tenant accepts and agrees to be bound by such figures for all purposes in this Lease.

 

		2.2	Use. The Premises shall be used only for the Permitted
Use and for no other uses without Landlord’s written consent. Tenant’s use of the Premises shall be in compliance with and
subject to all applicable laws, statutes, codes, ordinances, orders, zoning, rules, regulations, conditions of approval and requirements
of all federal, state, county, municipal and governmental authorities and all administrative or judicial orders or decrees and all permits,
licenses, approvals and other entitlements issued by governmental entities, and rules of common law, relating to or affecting the
Property, the Premises or the Building or the use or operation thereof, whether now existing or hereafter enacted, including, without
limitation, the Americans with Disabilities Act of 1990, 42 USC 12111 et seq. (the “ADA”) as the same may be amended
from time to time, all Environmental Laws (as defined in Section 15.1), and any covenants, conditions and restrictions encumbering
the Land, Property and/or the Project (“CC&Rs”) or any supplement thereto recorded in any official or public records
with respect to the Property and/or the Project or any portion thereof (collectively, “Applicable Laws”). Tenant shall
be responsible for obtaining any permit, business license, or other permits or licenses required by any governmental agency permitting
Tenant’s use or occupancy of the Premises and for performing, at Tenant’s sole cost, all modifications or additions to the
Premises or the Common Areas in order to be in ADA compliance. Notwithstanding anything to the contrary contained herein, Landlord shall
have no obligation to bring the Premises or Common Areas into compliance with ADA. If a change to the Common Areas or the Building becomes
required under Applicable Law (or if any such requirement is enforced) as a result of any Alterations (herein defined) made to the Premises,
the installation of any trade fixture in the Premises, any particular use of the Premises other than the Permitted Use, or any breach
of Tenant’s obligations under this Lease, then Tenant, upon demand, shall (x) at Landlord’s option, either make such
change at Tenant’s cost or pay Landlord the cost of making such change, and (y) pay Landlord a coordination fee equal to 5%
of the cost of such change. In no event shall the Premises be used for any Prohibited Use (as defined in Exhibit C) or for
any federal illegal related activities (e.g., drug-related business). Tenant shall comply with the rules and regulations attached
hereto as Exhibit D, together with such additional rules and regulations as Landlord may from time to time prescribe
(“Rules and Regulations”). Landlord shall not knowingly discriminate against Tenant in Landlord’s enforcement
of the Rules and Regulations. Landlord shall not be responsible or liable to Tenant for the non-performance of any other tenant
or occupant of the Building or Project of the Rules and Regulations or for any interference or disturbance of Tenant by any other
tenant or occupant. Tenant shall not commit waste, overload the floors or structure of the Building, subject the Premises, the Building,
the Common Area, Property or the Project to any use which would damage the same or increase the risk of loss or violate any insurance
coverage, permit any unreasonable odors, smoke, dust, gas, substances, noise or vibrations to emanate from the Premises, take any action
which would constitute a nuisance or would disturb, obstruct or endanger any other tenants, take any action which would abrogate any
warranties, use or allow the Premises to be used for any unlawful purpose or conduct, or permit to be conducted, any auction upon the
Premises.

		 	 

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		3.	COMMENCEMENT DATE; POSSESSION.

 

		3.1	Commencement Date. The Commencement Date shall be the date set forth in Section 1.5 above.
Tenant shall execute and return (or, by notice to Landlord, reasonably object to) a notice substantially in the form of Exhibit E,
as a confirmation of the information set forth therein within thirty (30) days after receiving it from Landlord, and if Tenant fails to
do so, Tenant shall be deemed to have executed and returned it without exception.

 

		3.2	Possession. Landlord shall not be liable for a failure to complete the Landlord Work by the Commencement
Date or deliver possession of the Premises or any other space including as a result of the holdover or unlawful possession of such space
by another party, provided, however, Landlord shall use reasonable efforts to obtain possession of any such space. In such event, the
Commencement Date for the Premises, or the commencement date for such other space, as applicable, shall be postponed until the date Landlord
delivers possession of such space to Tenant free from occupancy by any party. Except as otherwise provided in this Lease, Tenant shall
not be permitted to take possession of or enter the Premises prior to the Commencement Date without Landlord’s approval. If Tenant
takes possession of or enters the Premises before the Commencement Date, Tenant shall be subject to the terms and conditions of this Lease;
provided, however, except for the cost of services requested by Tenant (e.g. electricity or HVAC service), Tenant shall not be required
to pay Rent for any entry or possession before the Commencement Date during which Tenant,
with Landlord’s approval, has entered, or is in possession of, the Premises for the sole purpose of performing improvements or installing
furniture, equipment or other personal property.

 

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		3.3	Early Access. Tenant shall be entitled to early access to the Premises commencing on the date thirty
(30) days prior to the Commencement Date (provided that Tenant has delivered to Landlord prepaid Base Rent and estimated Operating Expenses,
the Security Deposit and the insurance certificates required under Section 11 below) and continuing until the Commencement Date.
In no event shall Tenant commence business operations at the Premises prior to the Commencement Date. During such early access period,
except as provided in the succeeding sentence hereof, all terms, provisions and conditions of this Lease shall apply. Tenant shall not
be required to pay Base Rent or Operating Expenses under this Lease during such early access period. Early access to the Premises shall
not advance the Termination Date of this Lease. Tenant shall coordinate such early access with Landlord and shall not interfere with the
performance of any work or improvements by Landlord and its contractors and subcontractors, including but not limited to, the Landlord
Work.

 

4.            RENT.  Tenant shall pay to Landlord the Base Rent, Real Property Taxes (as herein defined) and Operating Expenses (as herein
defined), without notice, demand, offset or deduction, in advance, on the first day of each calendar month. All Rent and payments required
to be paid by Tenant to Landlord shall be made by Tenant payable to the entity and sent to the address Landlord designates and shall
be made by good and sufficient check payable in United States of America currency or by other means acceptable to Landlord or by Electronic
Fund Transfer of immediately available federal funds before 11:00 a.m. Eastern Time. Upon the execution of this Lease, Tenant shall
pay to Landlord the first month’s Base Rent, the Security Deposit, and the first monthly installment of estimated Operating Expenses.
If the Term commences (or ends) on a date other than the first (or last) day of a month, Base Rent shall be prorated on the basis of
a thirty (30) day month. All sums other than Base Rent which Tenant is obligated to pay under this Lease shall be deemed to be additional
rent due hereunder (“Additional Rent”), whether or not such sums are designated Additional Rent. The term “Rent”
means the Base Rent and all Additional Rent payable hereunder. The obligation of Tenant to pay Base Rent and other sums to Landlord and
the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or
set-off any rent due hereunder except as may be expressly provided in this Lease. If Tenant is delinquent in any monthly installment
of Base Rent or Additional Rent for more than five (5) days, Tenant shall pay to Landlord on demand a late charge equal to ten percent
(10%) of such delinquent sum and such delinquent sum shall also bear interest from the date such amount was due until paid in full at
the lesser of (i) fifteen percent (15%) per annum; or (ii) at the maximum rate permitted by law (“Applicable Interest
Rate”). The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder
or at law and shall not be construed as a penalty.

 

5.            SECURITY
DEPOSIT. Upon the execution of this Lease, Tenant shall pay to Landlord the Security Deposit. The Security Deposit shall
be held by Landlord as security for the full and faithful performance of each provision of this Lease to be performed by Tenant. The
Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in the case of an Event of Default by Tenant.
If Tenant breaches any provision hereof, Landlord may, at its option, without limiting its remedies and without notice to Tenant, apply
all or part of the Security Deposit to cure such breach and compensate Landlord for any loss or damage caused by such breach. Tenant
shall pay Landlord on demand the amount that will restore the Security Deposit to its original amount. No interest shall accrue on the
Security Deposit and Landlord is not required to keep the Security Deposit separate from Landlord’s own funds. The Security Deposit
shall be the property of Landlord, but shall be paid to Tenant within a reasonable period of time after Tenant’s obligations under
this Lease have been completely fulfilled. Landlord shall be released from any obligation with respect to the Security Deposit upon transfer
of this Lease and the Premises to a person or entity assuming Landlord’s obligations under this Section.

 

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6.              UTILITIES.

 

		6.1	Utilities. Tenant shall pay all charges for heat, water,
gas, electricity, telephone, internet and any other utilities and services used on or provided to the Premises, along with any taxes,
penalties, and surcharges related thereto and any maintenance and facility charges in connection with the provision of such utilities.
If certain utilities are furnished to the Premises in common with other premises, then Landlord shall make a good faith estimate as to
the amount used by each tenant (including Tenant) and bill each tenant accordingly; however, at any time, Landlord may elect to install
one or more sub-meters for one or more premises (which, if installed at the Premises, shall be at Tenant’s expenses) in which event
Landlord will bill each tenant whose premises is sub-metered for the amount used according to that tenant’s sub-meter. Any amounts
which Landlord bills to Tenant under the terms of this Section 6.1 will be considered Additional Rent and will be due within ten
(10) days after the date upon which Landlord delivers such bill to Tenant.

 

		6.2	Interruption of Utilities. Landlord shall have no liability
to Tenant for any interruption in utilities or services to be provided to the Premises when such failure is caused by all or any of the
following: (a) accident, casualty, breakage or repairs; (b) strikes, lockouts or other labor disturbances or labor disputes
of any such character; (c) governmental regulation, moratorium or other governmental action; (d) inability, despite the exercise
of reasonable diligence, to obtain electricity, water or fuel; (e) service interruptions or any other unavailability of utilities
resulting from causes beyond Landlord’s control including without limitation, any electrical power “brown-out” or “black-out”;
(f) act or default by Tenant or other party; or (g) any other cause beyond Landlord’s reasonable control. In addition,
in the event of any such interruption in utilities or services, Tenant shall not be entitled to any abatement or reduction of Rent (except
as expressly provided in Section 16 and Section 17 if such failure is a result of any casualty damage or Taking described therein),
no eviction of Tenant shall result, and Tenant shall not be relieved from the performance of any covenant or agreement in this Lease.
In the event of any stoppage or interruption of services or utilities which are not obtained directly by Tenant, Landlord shall
diligently attempt to resume such services or utilities as promptly as practicable. Tenant hereby waives the provisions of any applicable
existing or future law, ordinance or governmental regulation concerning constructive eviction or permitting the termination of this Lease
due to an interruption, failure or inability to provide any services.

 

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7.             TAXES.
Tenant shall pay to Landlord Tenant's Share of all Real Property Taxes (as herein defined) for each full or partial calendar year
during the Term in accordance with the terms and provisions of Section 8 and Section 9 below. “Real Property
Taxes” shall mean (a) all taxes, assessments, supplementary taxes, possessory interest taxes, levies, fees, exactions
or charges and other governmental charges, together with any interest, charges, fees and penalties in connection therewith, which
are assessed, levied, charged, conferred or imposed by any public authority upon the Land, the Building, the Property, the Project
or any other improvements, fixtures, equipment or other property located at or on the Land, the Building, the Property, or the
Project, all capital levies, franchise taxes, any excise, use, margin, transaction, sales or privilege taxes, assessments, levies or
charges and other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease (excluding net income
taxes imposed on Landlord unless such net income taxes are in substitution for any Real Property Taxes payable hereunder), including
but not limited to, gross receipts taxes, assessments for special improvement districts and building improvement districts,
governmental charges, fees and assessments for police, fire, traffic mitigation or other governmental service of purported benefit
to the Land, Building, Property, Project or Premises, taxes and assessments levied in substitution or supplementation in whole or in
part of any such taxes and assessments and the share of the Land, Building, Property, Project and Premises of any real estate taxes
and assessments under any reciprocal easement agreement, common area agreement or similar agreement as to the Land, Building,
Property, Project or Premises; (b) all personal property taxes for property that is owned by Landlord and used in connection
with the operation, maintenance and repair of the Land, Building, Property, Project or Premises; and (c) all costs and fees
incurred in connection with seeking reductions in any tax liabilities described in (a) and (b), including, without limitation,
any costs incurred by Landlord for compliance, review and appeal of tax liabilities. Prior to delinquency, Tenant shall pay all
taxes and assessments, together with any interest, charges, fees and penalties in connection therewith, levied upon trade fixtures,
alterations, additions, improvements, inventories, equipment and other personal property located and/or installed on the Premises by
Tenant; and, upon request, Tenant shall provide Landlord copies of receipts for payment of all such taxes and assessments. To the
extent any such taxes are not separately assessed or billed to Tenant, Tenant shall pay the amount thereof as invoiced by Landlord.
Landlord may, but is not obligated to, contest by appropriate legal proceedings the amount, validity, or application of any Real
Property Taxes or liens thereof.

 

8.             OPERATING
EXPENSES.

 

		8.1	Operating Expenses. Tenant shall pay to Landlord Tenant’s Share of Operating Expenses for
each full or partial calendar year during the Term, as provided in Section 9 below. It is intended that this Lease be a “triple
net lease,” and that the Rent to be paid hereunder by Tenant will be received by Landlord without any deduction or offset whatsoever
by Tenant, foreseeable or unforeseeable, except as expressly set forth in this Lease. Except as expressly provided to the contrary in
this Lease, Landlord shall not be required to make any expenditure, incur any obligation, or incur any liability of any kind whatsoever
in connection with this Lease or the ownership, construction, maintenance, operation or repair of the Premises, Property or the Project.
To the extent the Building shares certain items or services with other buildings, Landlord shall reasonably allocate items or services
between such buildings and/or users.

 

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		8.2	Definition of Operating Expenses. “Operating Expenses” means the total
                                                               costs and expenses incurred by Landlord in the ownership, operation, maintenance, repair, replacement and management of the
                                                               Building, the Land, the Building Common Area, the Project and/or the Project Common Area, including, but not limited to:
                                                               (1) repair, replacement, maintenance, utility costs and landscaping of the Building Common Area and Project Common Area,
                                                               including, but not limited to, any and all costs of maintenance, repair and replacement of all parking areas (including bumpers,
                                                               sweeping, striping and slurry coating), common driveways, loading and unloading areas, trash areas, outdoor lighting, sidewalks,
                                                               walkways, landscaping (including tree trimming), irrigation systems, fences and gates and other costs which are allocable to the
                                                               Building, the Building Common Area, the Land, the Project and/or the Project Common Area; (2) non-structural maintenance and
                                                               repair of the roof (and roof membrane), skylights and exterior walls of the Premises (including exterior painting); (3) the
                                                               costs relating to the insurance maintained by Landlord as described in Section 11.1 below, including, without limitation,
                                                               Landlord’s cost of any deductible or self-insurance retention; (4) costs under maintenance contracts for, and the repair
                                                               and replacement of, the elevators, if any, and all heating, ventilation and air-conditioning (HVAC) systems, but only to the extent
                                                               maintained by Landlord or to the extent used in common with other occupants of the Building or Project or otherwise serving any Common Area;
(5) maintenance, repair, replacement, monitoring and operation costs of all mechanical, electrical and plumbing systems, but only
to the extent maintained by Landlord or to the extent used in common with other occupants of the Building or Project or otherwise serving
any Common Area; (6) maintenance, repair, replacement, monitoring and operation costs of the fire/life safety and sprinkler system
(to the extent Landlord is obligated to do so pursuant to Section 12.2); (7) trash collection and snow removal costs; (8) costs
of capital improvements or capital replacements (excluding the roof structure) made to or capital assets acquired for the Building, the
Project, or the Land after the Commencement Date that are intended to reduce Operating Expenses or are reasonably necessary for the health
and safety of the occupants of the Building or the Project or are required under any governmental law or regulation or are necessary in
order to keep the Building or the Project in good working order, which capital costs, or an allocable portion thereof, shall be amortized
over the period determined by Landlord, together with interest on the unamortized balance at ten percent (10%); (9) commercially
reasonable reserves set aside for maintenance and repair; (10) any other costs incurred by Landlord related to the Building, the
Land and/or the Project including, but not limited to, paving, parking areas, roads, driveways, alleys, mowing, landscape, heating and
ventilation; (11) assessments, association fees and all other costs assessed or charged under the CC&Rs, if any, that are attributable
to the Land, the Building and/or the Project in connection with any property owners or maintenance association or operator; and (12) a
management fee, not to exceed 5% of gross receipts from leases at the Building and/or the Project, for the management of this Lease, the
Premises, the Building, the Land and/or the Project including the cost of those services which are customarily performed by a property
management services company, whether performed by Landlord or by an affiliate of Landlord or through an outside management company or
any combination of the foregoing. Operating Expenses shall not include (i) replacement of or structural repairs to the roof structure
or the exterior walls; (ii) repairs to the extent covered by insurance proceeds that are actually received by Landlord, or paid by
Tenant or other third parties; (iii) alterations solely attributable to tenants of the Project other than Tenant; (iv) marketing
expenses; and (v) any cost or expense associated with compliance with any laws, ordinances, rules or regulations regarding any
condition existing in the Building or on the Land or in the Project if such condition existed prior to the Commencement Date.

 

		8.3	Gross Up. If the Project is less than ninety-five percent (95%) occupied during any calendar year,
the variable components of Operating Expenses as determined by Landlord shall be calculated as if the Project had been 95% occupied for
the full calendar year. Any Operating Expenses or Real Property Taxes that are specifically attributable to the Building or to any other
building in the Project or to the operation, repair and maintenance thereof, may be allocated entirely to the Building or to such other
building. However, any 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, may be equitably allocated by Landlord to all buildings in the Project.

 

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9.             ESTIMATED
EXPENSES.

 

		9.1	Payment. “Estimated Expenses” for any particular year shall mean
                                                               Landlord’s estimate of Operating Expenses and Real Property Taxes for a calendar year. Tenant shall pay Tenant’s Share
                                                               of the Estimated Expenses with installments of Base Rent in monthly installments of one-twelfth (1/12th) thereof on the first day of
                                                               each calendar month during such year. If at any time Landlord determines that Operating
Expenses and/or Real Property Taxes are projected to vary from the then Estimated Expenses, Landlord may, by notice to Tenant, revise
such Estimated Expenses, and Tenant’s monthly installments for the remainder of such year shall be adjusted so that by the end
of such calendar year Tenant has paid to Landlord Tenant’s Share of the revised Estimated Expenses for such year. If Landlord does
not provide Tenant with an estimate of the Operating Expenses or the Real Property Taxes by January 1 of a calendar year, Tenant
shall continue to pay monthly installments based on the previous year’s estimate(s) until Landlord provides Tenant with the
new estimate. Upon delivery of the new estimate, an adjustment shall be made for any month for which Tenant paid monthly installments
based on the previous year’s estimate.

 

		9.2	Adjustment. "Operating Expenses and Real Property
Taxes Adjustment" (or "Adjustment") shall mean the difference between Tenant's Share of Estimated Expenses,
on the one hand, and Tenant's Share of Operating Expenses and Real Property Taxes, collectively, on the other hand, for any calendar
year. Promptly after the end of each calendar year, Landlord shall deliver to Tenant a statement of Tenant's Share of Operating Expenses
and Real Property Taxes for such calendar year, accompanied by a computation of the Adjustment. If Tenant's payments for Operating Expenses
are less than Tenant's Share of Operating Expenses, or if Tenant’s payments of Real Property Taxes are less than Tenant’s
Share of Real Property Taxes, then Tenant shall pay the difference within twenty (20) days after receipt of such statement. Tenant's
obligation to pay such amount shall survive the expiration or termination of this Lease. If Tenant's payments for Operating Expenses
exceed Tenant's Share of Operating Expenses, or if Tenant’s payments for Real Property Taxes exceed Tenant’s Share of Real
Property Taxes, then so long as an Event of Default by Tenant has not occurred Landlord shall credit such excess amount to future installments
of Tenant's Share of Operating Expenses and/or Real Property Taxes, as the case may be, for the next calendar year (or pay to Tenant
such excess in the event the Term has expired). If an Event of Default by Tenant occurs, Landlord may, but shall not be required to,
credit such amount to Rent arrearages.

 

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10.            INDEMNITY
AND WAIVER OF CLAIMS.

 

		10.1	Indemnity. Tenant shall indemnify, protect, defend (by
counsel acceptable to Landlord) and hold harmless Landlord and Landlord’s affiliated entities, and each of their respective trustees,
members, managers, principals, beneficiaries, partners, directors, officers, employees, shareholders, Mortgagees, agents, contractors,
successors and assigns (individually and collectively, “Indemnitees”) from and against any and all claims, judgments,
causes of action, damages, obligations, penalties, fines, taxes, costs, liens, liabilities, losses, charges and expenses, including without
limitation all attorneys’ fees and other professional fees (collectively referred to as “Losses”) which may
be imposed upon, incurred by or asserted against Landlord or any of the Indemnitees at any time during or after the Term by any third
party and arising out of or in connection with (1) any Event of Default in the performance of any obligation on Tenant’s part
to be performed under the terms of this Lease, or (2) any damages or injury occurring in the Premises, Tenant’s use of the
Premises, any acts or omissions (including violations of Applicable Laws) of Tenant or any Tenant Party, the conduct of Tenant’s
business, or any activity, work or things done, permitted or suffered by Tenant or any Tenant Party in or about the Premises, the Building,
the Common Area, the Property or other portions of the Project, except to the extent caused by Landlord’s gross negligence or willful
misconduct. Landlord reserves the right to retain counsel for its defense, in which case Tenant shall be responsible for the costs of
such defense. The obligations of Tenant under this Section 10 shall survive the termination of this Lease with respect to any claims
or liability arising prior to such termination.

		 	 

		10.2	Waiver of Claims. Tenant, as a material part of the consideration
to Landlord, hereby assumes all risk of illness or injury to persons in, upon or about the Premises, the Building, the Land, the Common
Area or other portions of the Property or Project arising from any cause and all risk of damage to property including, but not limited
to, Tenant’s Property and all Alterations in, upon or about the Premises, the Building, the Land, the Common Area or other portions
of the Property arising from any cause and Tenant hereby expressly releases Landlord and the Indemnitees and waives all claims in respect
thereof against Landlord and the Indemnitees; provided, however, subject to Section 11.3.5, the foregoing release and waiver shall
not apply to the extent such claims are caused by Landlord’s gross negligence or willful misconduct. Without limiting the generality
of the foregoing, Landlord shall not be liable for any damages arising from any act or neglect of any contractor or other tenant, if
any, of the Building or the Project or Landlord’s failure to enforce the terms of any agreements with parties other than Tenant.

 

11.            INSURANCE.

 

		11.1	Landlord. Landlord shall maintain insurance through individual policies insuring the Building against
fire and extended coverage (including, if Landlord elects, “special cause of loss form” coverage, earthquake/volcanic action,
flood and/or surface water insurance) for the full replacement cost of the Building, with deductibles in the form and endorsements of
such coverage as selected by Landlord, together with business interruption insurance against loss of Rent in an amount equal to the amount
of Rent for a period of at least twelve (12) months commencing on the date of loss. Landlord may also carry such other insurance as Landlord
may deem prudent or advisable, including, without limitation, liability insurance in such amounts and on such terms as Landlord shall
determine. The Building may be included in a blanket policy or captive insurance program. Tenant shall pay to Landlord, as a portion of
the Operating Expenses, the costs of the insurance coverages described herein,
including, without limitation, Landlord’s cost of any self-insurance deductible or retention.

 

    10

     

    

 

 

		11.2	Tenant. Tenant shall, at Tenant’s expense,
obtain and keep in force at all times the following insurance (and any other commercially reasonable form(s) of insurance Landlord
may reasonably require from time to time) in the following coverage amounts, which coverage amounts Landlord may reasonably increase
from time to time upon reasonable advance written notice to Tenant in the event Tenant’s operations change or Landlord otherwise
reasonably determines that such coverage amounts are inadequate under the circumstances:

 

		11.2.1	Commercial General
                                            Liability Insurance (Occurrence Form). A policy of commercial general liability insurance
                                            (“CGL Policy”) (occurrence form) having a combined single limit of not
                                            less than One Million Dollars ($1,000,000.00) per occurrence and Two Million Dollars ($2,000,000.00)
                                            aggregate per location (if Tenant has multiple locations) with deductible amounts that are
                                            reasonably acceptable to Landlord (and its lender, if applicable), providing coverage for
                                            defense costs outside of the policy limits and including coverage for, among other things,
                                            bodily injury, personal injury, property damages arising out of Tenant’s operating
                                            and contractual liabilities, including coverage formerly known as broad form, blanket contractual
                                            liability for both oral and written contracts, premises and operations, products/completed
                                            operations, owners and contractors protective, personal and advertising injury, and with
                                            an “Additional Insured-Managers or Lessors of Premises Endorsement” and containing
                                            the “Amendment of the Pollution Exclusion Endorsement” for damage caused by heat,
                                            smoke or fumes from a hostile fire. The CGL Policy shall delete the exclusion for operations
                                            within fifty (50) feet of a railroad track (railroad protective liability), if applicable,
                                            and if applicable, and, if necessary, Tenant shall provide for restoration of the aggregate
                                            limit. The CGL 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 Tenant’s indemnity obligations
                                            under this Lease;

 

		11.2.2	Automobile Liability Insurance. Business automobile liability
insurance having a combined single limit of not less than One Million Dollars ($1,000,000.00) per occurrence and insuring Tenant against
liability for claims arising out of ownership, maintenance, or use of any owned, hired or non-owned automobiles;

 

		11.2.3	Workers’ Compensation
                                            and Employer’s Liability Insurance.    Workers’ compensation
                                            insurance having limits not less than those required by applicable state and federal statute,
                                            and covering all persons employed by Tenant, including volunteers, in the conduct of its
                                            operations on the Premises, together with employer’s liability insurance coverage in
                                            the amount of at least One Million Dollars ($1,000,000.00);

 

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		11.2.4	Property Insurance.
                                            “All risk” or “special cause of loss form” property insurance including
                                            coverage for vandalism, malicious mischief, sprinkler leakage and, if applicable, boiler
                                            and machinery comprehensive form, insuring (1) Tenant’s fixtures, furniture, equipment
                                            (including electronic data processing equipment, if applicable), merchandise, inventory,
                                            and all other personal property and other contents contained within the Premises (collectively
                                            “Tenant’s Property”) and (2) the Alterations (as hereinafter
                                            defined) in an amount equal to the then applicable full replacement cost thereof. Landlord
                                            shall be designated as a loss payee with respect to Tenant’s property insurance on
                                            any Alterations. In the event property of Tenant’s invitees or customers are kept in
                                            the Premises or Project, Tenant shall maintain warehouser’s legal liability or bailee
                                            customers insurance for the full value of the property of such invitees or customers as determined
                                            by the warehouse contract between Tenant and its customer;

 

 

		11.2.5	Business Interruption. Loss of income and extra expense
insurance in amounts as will reimburse Tenant for direct or indirect loss of earnings for a period of not less than twelve (12) months,
attributable to all perils included in the “all risk” or “special cause of loss form” property insurance policy
required in Section 11.2.4 above or attributable to prevention of access to the Premises as a result of such perils; and

 

		11.2.6	Environmental Insurance.
                                            If Tenant handles, stores or utilizes Hazardous Materials in its business operations, Pollution
                                            Legal Liability Insurance and/or Environmental Impairment Insurance covering claims for damage
                                            or injury caused by hazardous materials, including, without limitation, bodily injury, wrongful
                                            death, property damage, including loss of use, removal, cleanup and restoration or work and
                                            material necessary to return the Premises and any other property of whatever nature located
                                            on the Premises to their condition existing prior to the appearance of Tenant’s hazardous
                                            materials on the Premises. If such coverage is required, Landlord shall determine limits
                                            of liability.

 

		11.2.7	Umbrella/Excess
                                            Insurance. An umbrella liability policy or excess liability policy having a limit of
                                            not less than Five Million Dollars ($5,000,000.00), which policy shall be in “following
                                            form” and shall provide that if the underlying aggregate is exhausted, the excess coverage
                                            will drop down as primary insurance. Such umbrella liability policy or excess liability policy
                                            shall include coverage for additional insureds.

 

		11.3	General.

 

		11.3.1	Insurance Companies.
                                            Insurance required to be maintained by Tenant shall be written by companies authorized to
                                            do business in the state in which the Premises are located and having a “Financial
                                            Strength Rating” of at least “A-VIII” (or such higher rating as may be
                                            required by a Mortgagee [as herein defined] having a lien on the Premises) as determined
                                            by A.M. Best Company.

 

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		11.3.2	Certificates of
                                            Insurance. Tenant shall deliver to Landlord certificates of insurance for all insurance
                                            required to be maintained by Tenant in the form of ACORD 28 (Evidence of Commercial Property
                                            Insurance) and ACORD 25-S (Certificate of Liability Insurance) (or in a form acceptable to
                                            Landlord in its reasonable discretion), no later than seven (7) days after the Effective
                                            Date of this Lease (but in any event prior to any entry onto the Premises by Tenant or any
                                            employee, agent or contractor of Tenant). Upon request, Tenant shall also provide to Landlord
                                            a true, correct and complete copy of the actual insurance policy for all insurance required
                                            to be maintained by Tenant hereof. Tenant shall, at least ten (10) days prior to expiration
                                            of any required coverage, furnish Landlord with certificates of renewal or “binders”
                                            thereof. Acceptance by Landlord of delivery of any certificates of insurance does not constitute
                                            approval or agreement by Landlord that the insurance requirements in Section 11.2 have
                                            been met, and failure of Landlord to demand such evidence of full compliance with these insurance
                                            requirements or failure of Landlord to identify a deficiency from evidence provided will
                                            not be construed as a waiver of Tenant’s obligation to maintain such insurance. If
                                            Tenant fails to maintain any insurance required in this Lease, Tenant shall be liable for
                                            all losses and costs suffered or incurred by Landlord (including litigation costs and attorneys’
                                            fees and expenses) resulting from said failure. If Tenant fails to deliver any certificate
                                            or renewal to Landlord required under this Lease within the prescribed time period or if
                                            any such policy is canceled or modified during the Term without Landlord’s prior written
                                            consent, Landlord may obtain such insurance and charge the cost thereof to Tenant which amount
                                            shall be payable by Tenant to Landlord upon demand, as Additional Rent or impose on Tenant,
                                            as Additional Rent, a monthly delinquency fee, for each month during which Tenant fails to
                                            comply with the foregoing obligation, in an amount equal to five percent (5%) of the Base
                                            Rent then in effect.

 

		11.3.3	Additional Insureds;
                                            Primary Coverage. Landlord, Landlord’s Mortgagee, if any, any property management
                                            company of Landlord for the Premises, and any other party designated by Landlord shall be
                                            named as additional insureds (“Additional Insureds”) under Insurance Services
                                            Office (“ISO”) endorsement CG 201011 85 or equivalent under all of the
                                            policies required by Sections 11.2.1, 11.2.2, 11.2.6 and 11.2.7, and such endorsement shall
                                            be included with the certificates to be provided to Landlord pursuant to Section 11.3.2
                                            above. The policies carried or required to be carried by Tenant pursuant to Sections 11.2.1,
                                            11.2.2, 11.2.6 and 11.2.7 shall provide for severability of interest and shall be primary
                                            as respects the Additional Insureds, and any insurance maintained by the Additional Insureds
                                            shall be excess and non-contributing. Landlord is to be insured as its interests may appear
                                            and is to be designated as a loss payee on the insurance required to be maintained by Tenant
                                            pursuant to Section 11.2.4.

 

		11.3.4	Limits of Insurance.
                                            The limits and types of insurance maintained by Tenant shall not limit Tenant’s liability
                                            under this Lease, except as expressly provided in Section 11.3.5 below.

 

		11.3.5	Mutual Waiver of
                                            Subrogation. Each party waives, and shall cause its insurance carrier to waive, any right
                                            of recovery against the other for any loss of or damage to property which loss or damage
                                            is (or, if the insurance required hereunder had been carried, would have been) covered by
                                            insurance. The failure of a party to insure its property shall not void this waiver. Neither
                                            party, nor its officers, directors, employees, managers, agents, or contractors, shall be
                                            liable to the other for any business interruption loss incurred, and each party waives any
                                            claims against the other party, and its officers, directors, employees, managers, agents
                                            and contractors for such business interruption loss from any cause whatsoever, including,
                                            but not limited to damage caused in whole or in part, directly or indirectly, by the negligent
                                            acts of the other party at the Premises or the Project. For purposes of this Section 11.3.5,
                                            any deductible with respect to a party’s insurance shall be deemed covered by, and
                                            recoverable by such party under, valid and collectable policies of insurance.

 

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		11.3.6	Notification of
                                            Incidents. Tenant shall notify Landlord within twenty-four (24) hours after the occurrence
                                            of any accidents or incidents in the Premises, the Building, Common Areas, Property or the
                                            Project which could give rise to a claim under any of the insurance policies required under
                                            this Section 11.

 

		12.	REPAIRS AND MAINTENANCE.

 

		12.1	Tenant Obligations. Except as otherwise expressly provided in Section 12.2, Tenant, at Tenant's
sole cost and expense, shall keep and maintain the interior and exterior of the Premises in good, clean and safe order, condition and
repair, including replacement (as necessary), including, without limitation, the following: loading docks, roll up doors and ramps; floors,
subfloors and floor coverings; walls and wall coverings (excluding painting of exterior walls); doors, locks and other locking devices,
windows, glass and plate glass; ceilings, skylights, and lighting systems; all plumbing, electrical and mechanical equipment and systems
inside or exclusively serving the Premises; all heating, ventilating and air conditioning equipment and systems inside or exclusively
serving the Premises (subject to Landlord's rights described below); and wiring, appliances and devices using or containing refrigerants,
or otherwise attached to or part of Tenant's trade-fixtures and/or equipment. Tenant shall enter into a regularly scheduled preventive
maintenance/service contract ("Service Contract") with a maintenance contractor reasonably acceptable to Landlord for
servicing all heating ventilation, and air conditioning systems and equipment inside or exclusively serving the Premises (collectively,
the "HVAC System"), which Service Contract shall at a minimum comply with the requirements set forth on Exhibit I
attached hereto. Tenant shall deliver full and complete copies of the Service Contract (and any other service contracts entered into
by Tenant) to Landlord within one hundred twenty (120) days after the Commencement Date. Notwithstanding the foregoing, Landlord may elect
to maintain the Service Contract respecting the HVAC System, in which case Tenant shall reimburse Landlord within thirty (30) days after
Landlord's demand for the cost of the Service Contract and shall promptly undertake and complete the repairs and/or replacements recommended
by such maintenance contractor during the Term of this Lease. All repairs and replacements by Tenant shall be made and performed: (1) at
Tenant's cost and expense and at such time and in such manner as Landlord may designate, (2) by certified contractors or mechanics
reasonably approved by Landlord, (3) so that same shall be at least equal in quality, value and utility to the original work or installation,
(4) in a manner and using equipment and materials that will not interfere with or impair the operations, use or occupation of the
Building or any of the mechanical, electrical, plumbing or other systems in the Building, Property or the Project, and (5) in accordance
with the Rules and Regulations and all Applicable Laws. In the event Tenant fails, in the reasonable judgment of Landlord, to maintain
the Premises in accordance with the obligations under this Lease, which failure continues at the end of fifteen (15) days following Tenant's
receipt of written notice from Landlord stating the nature of the failure, or in the case of an emergency immediately without prior notice,
Landlord shall have the right to enter the Premises and perform such maintenance, repairs or refurbishing at Tenant's sole cost and expense
(including a sum for overhead to Landlord equal to ten percent (10%) of the costs of maintenance, repairs or refurbishing). Tenant shall
maintain written records of maintenance and repair and shall deliver copies thereof to Landlord upon request.

 

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		12.2	Landlord Obligations. Landlord shall repair damage to
structural portions of the roof, foundation and load-bearing portions of walls (excluding wall coverings, painting, glass and doors)
of the Building, and Landlord shall maintain and repair the Common Areas (as herein defined); provided, (a) if
such damage is caused by an act or omission of Tenant, or any Tenant Party, then such repairs shall be at Tenant's sole expense and (b) Landlord
shall not be required to make any repair resulting from (1) any alteration or modification to the Building or to mechanical equipment
within the Building performed by, for or because of Tenant or to special equipment or systems installed by, for or because of Tenant,
(2) the installation, moving, use or operation of Tenant's Property, (3) Tenant's use or occupancy of the Premises in violation
of Section 15 of this Lease, (4) fire and other casualty, except as provided by Section 16 of this Lease, or (5) condemnation,
except as provided in Section 17 of this Lease. There shall be no abatement of Rent during the performance of such work. Landlord
shall not be liable to Tenant for injury or damage that may result from any defect in the construction or condition of the Premises, nor
for any damage that may result from interruption of Tenant's use of the Premises during any repairs by Landlord. Tenant waives any right
to repair the Premises, the Building, the Project and/or the Common Area at the expense of Landlord under any Applicable Laws.

 

		13.	ALTERATIONS.

 

		13.1	Trade Fixtures; Alterations. Subject to limitations set
forth in this Lease, Tenant may install necessary trade fixtures, equipment
and furniture in the Premises, provided that all alterations are done in compliance with Exhibit F and such items are installed
and are removable without structural or material damage to the Premises, or the Building. Tenant shall not construct, nor allow to be
constructed, any alterations or physical additions in, about or to the Premises without obtaining the prior written consent of Landlord,
which consent shall be conditioned upon Tenant’s compliance with the provisions of Exhibit F and any other applicable
requirements of Landlord regarding construction of improvements and alterations. If Landlord does not respond to a written request from
Tenant made in accordance with Exhibit F within ten (10) business days, then Landlord shall be deemed to disapprove such
request. If requested by Landlord, Tenant shall file a notice of completion after completion of such work and provide Landlord with a
copy thereof.

 

		13.2	Damage; Removal. Upon the expiration or earlier termination
of this Lease, Tenant shall remove any or all trade fixtures, alterations, additions, improvements and partitions (“Alteration(s)”)
made or installed by or for the benefit of Tenant and repair all damage caused by the installation or removal thereof; provided, however,
Landlord may require Tenant to have all or any portion of such items designated by Landlord to remain at the Premises, in which event
they shall be and become the property of Landlord upon the expiration or earlier termination of this Lease. All such removals and restoration
shall be accomplished in a good and workmanlike manner and so as not to cause any damage to the Premises, the Building, the Common Area,
the Property or the Project whatsoever.

 

		13.3	Liens. Tenant shall promptly pay and discharge all claims
for labor performed, supplies furnished and services rendered at the request of Tenant and shall keep the Premises free of all mechanics’
and materialmen’s liens in connection therewith. Tenant shall remove any such lien within ten (10) business days after notice
from Landlord, and if Tenant fails to do so, an Event of Default by Tenant shall have occurred, and in addition, Landlord, without limiting
its remedies, may bond, insure over or otherwise pay the amount necessary to cause such removal, whether or not such lien is valid. The
amount so paid, together with reasonable attorneys’ fees and expenses, shall be reimbursed by Tenant upon demand. Before commencing
any work, Tenant must record a Notice of Posted Security with the Washoe County Recorder
in form required by Nevada Revised Statute (“NRS”) Section 108.2403 and either (i) establish a construction
disbursement account and fund the account in the amount of not less than the amount of the prime contract, obtain the services of a construction
control to administer the account and notify each person who notifies Tenant of a right to lien of the establishment of the construction
disbursement account in accordance with the provisions of NRS Section 108.2403, or (ii) record a surety bond for 1.5 times the
amount of the prime contract that meets the requirements of NRS Section 108.2415 and notify each person who gives Tenant a notice
of right to lien of the recording of the surety bond as required by NRS 108.2403. Tenant shall comply with each and every term of NRS
108.2403 such that Landlord achieves the status of a “Disinterested Owner” as defined and described in NRS 108.234.

 

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14.            LANDLORD’S
RIGHTS. Landlord reserves the right to enter the Premises upon reasonable notice to Tenant (or without notice in case
of an emergency) and/or to undertake the following all without abatement of rent or liability to Tenant: inspect the Premises and/or
the performance by Tenant of the terms and conditions hereof; make such alterations, repairs, improvements or additions to the Premises
as required or permitted hereunder; change boundary lines of the Land so long as such change does not materially and adversely impact
Tenant's use of the parking area and/or access to the Premises; install, use, maintain, repair, alter, relocate or replace any pipes,
ducts, conduits, wires, equipment and other facilities in the Common Area or the Building; install, maintain and operate conduit cabling
within the utility and/or conduit ducts and risers within the Building, as well as grant lease, license or use rights to third parties,
to utilize the foregoing easements or licenses on the Land, the Property and/or the Project; grant easements, rights of way, utility
raceways and make dedications; dedicate for public use portions of the Land, the Property and/or the Project; and record parcel maps,
restrictions, covenants, conditions and restrictions affecting the Land, the Property and/or the Project and/or amendments to existing
CC&Rs which do not unreasonably interfere with Tenant's use of the Premises or impose additional material monetary obligations on
Tenant; change the name of the Building, the Property and/or the Project; affix reasonable signs and displays on the Building and/or
the Land (including rental signs); and, show the Premises to prospective purchasers, current or prospective investors, Mortgagees, ground
lessees or insurers, or, during the last twelve (12) months of the Term (or following any Event of Default), prospective tenants. If
reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions.
However, except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after normal
business hours. Entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent.

 

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		15.	ENVIRONMENTAL
                                            MATTERS.

 

		15.1	Hazardous Materials. Tenant shall not cause nor permit,
nor allow any of Tenant’s or Tenant’s affiliates’ employees, agents, customers, visitors, invitees, licensees, contractors,
assignees or subtenants (individually, a “Tenant Party” and collectively, “Tenant’s Parties”)
to cause or permit, any Hazardous Materials (as defined herein) to be brought upon, stored, manufactured, generated, blended, handled,
recycled, treated, disposed or used on, under or about the Premises, the Building, the Common Area, Property or the Project, except for
routine office and janitorial supplies in usual and customary quantities stored, used and disposed of in accordance with all applicable
Environmental Laws. Tenant shall not install, operate or maintain any above or below grade tank, sump, pit, pond, lagoon or other storage
or treatment vessel or device on the Property without Landlord’s prior written consent which may be withheld in Landlord’s
sole discretion. As used herein, the term “Environmental Laws” means all applicable present and future statutes, regulations,
ordinances, rules, codes, judgments, orders or other similar enactments of any
governmental authority or agency regulating or relating to health, safety, or environmental conditions on, under, or about the
Premises or the environment, including without
limitation, the following:    the Comprehensive Environmental Response, Compensation and Liability
Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto (including Chapter 459 of the NRS),
and any regulations or policies promulgated or issued thereunder. The term “Hazardous Materials” means and
includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, under any Environmental
Laws, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic
gas usable for fuel (or mixtures of natural gas and such synthetic gas) and explosives, flammables, or radioactive substances of any
kind. As defined in Environmental Laws, Tenant is and shall be deemed to be the “operator” of Tenant’s
 “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant, its agents,
employees, contractors or invitees, and the wastes, by-products, or residues generated, resulting, or produced therefrom. Tenant and
Tenant’s Parties shall comply with all Environmental Laws and promptly notify Landlord in writing of the violation of any
Environmental Law or presence of any Hazardous Materials, other than office and janitorial supplies as permitted above, in, on,
under or about the Premises or the improvements or the soil or groundwater thereunder. Tenant shall neither create or suffer to
exist, nor permit any Tenant Party to create or suffer to exist any lien, security interest or other charge or encumbrance of any
kind with respect to the Property, including without limitation, any lien imposed pursuant to Section 107(f) of the
Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. Section 9607(1)) or any similar state statute. Landlord shall
have the right to enter upon and inspect the Premises and to conduct tests, monitoring and investigations. If such tests indicate
the presence of any environmental condition caused or exacerbated by Tenant or any Tenant Party or arising during Tenant’s or
any Tenant Party’s occupancy, Tenant shall reimburse Landlord for the cost of conducting such tests. The phrase
 “environmental condition” shall mean any adverse condition relating to any Hazardous Materials or the
environment, including surface water, groundwater, drinking water supply, land, surface or subsurface strata or the ambient air and
includes air, land and water pollutants, noise, vibration, light and odors. In the event of any such environmental condition, Tenant
shall promptly notify both the property manager and the Landlord and shall promptly take any and all steps necessary to rectify the
same to the satisfaction of the applicable agencies and Landlord, or shall, at Landlord’s election, reimburse Landlord, upon
demand, for the cost to Landlord of performing work. The reimbursement shall be paid to Landlord in advance of Landlord’s
performing such work, based upon Landlord’s reasonable estimate of the cost thereof; and upon completion of such work by
Landlord, Tenant shall pay to Landlord any shortfall promptly after receipt of Landlord’s bills therefor or Landlord shall
promptly refund to Tenant any excess deposit, as the case may be.

 

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		15.2	Indemnification. Tenant shall indemnify, protect, defend
(by counsel acceptable to Landlord) and hold harmless the Indemnitees from and against any and all Losses of or in connection with (1) Tenant
and/or any Tenant Party’s breach of this Section 15, or (2) the presence of Hazardous Materials on, under or about the
Premises or other property as a result (directly or indirectly) of Tenant’s and/or any Tenant Party’s activities, or failure
to act, in connection with the Premises. Landlord reserves the right to retain counsel for its defense, in which case Tenant shall be
responsible for the cost of such defense. This indemnity shall include, without limitation, any Losses arising from or in connection
with (i) the effects of any contamination or injury to person, property or the environment created or suffered by Tenant, (ii) the
cost of any required or necessary repair, cleanup or detoxification, and the preparation and
implementation of any closure, monitoring or other required plans, whether such action is required or necessary prior to or following
the termination of this Lease, (iii) lost profits, consequential damages, the cost of demolition or rebuilding any improvements on
real property, interest, penalties and damages arising from claims brought by or on behalf of employees of Tenant (with respect to which
Tenant waives any right to raise as a defense against Landlord any immunity to which it may be entitled under any industrial or worker’s
compensation laws), (iv) fees, costs or expenses incurred for the services of attorneys, consultants, contractors, experts, laboratories,
and all other costs incurred in connection with the investigation or remediation of such Hazardous Materials or violation of such Environmental
Laws, and (v) diminution in the fair market value of the Property including without limitation any reduction in fair market rental
value or life expectancy of the Property or the improvements located thereon or the restriction on the use of or adverse impact on the
marketing of the Property or any portion thereof. Neither the written consent by Landlord to the presence of Hazardous Materials on, under
or about the Premises, nor the strict compliance by Tenant with all Environmental Laws, shall excuse Tenant from Tenant’s obligation
of indemnification pursuant hereto. Tenant’s obligations pursuant to the foregoing indemnity shall survive the expiration or termination
of this Lease. Neither the written consent by Landlord to the presence of Hazardous Materials on, under or about the Premises, nor the
strict compliance by Tenant with all Environmental Laws, shall excuse Tenant from Tenant’s obligation of indemnification pursuant
hereto. Tenant’s obligations pursuant to the foregoing indemnity shall survive the expiration or termination of this Lease.

 

		15.3	Environmental Questionnaire Disclosure. Simultaneously
with the execution of this Lease, Tenant shall complete, execute and deliver to Landlord a Hazardous Materials Survey Form in the
form of Exhibit G attached hereto (“Survey Form”), and Tenant shall certify to Landlord that all information
contained in the Survey Form is true and correct. The completed Survey Form shall be deemed incorporated into this Lease for
all purposes, and Landlord shall be entitled to rely on the information contained therein. Within ten (10) days following receipt
by Tenant of a written request therefor from Landlord (which request shall not be made more often than annually), Tenant shall disclose
to Landlord in writing the names and amounts of all Hazardous Materials, or any combination thereof, which were stored, generated, used
or disposed of on, under or about the Premises for the twelve (12) month period prior to and after each such request, or which Tenant
intends to store, generate, use or dispose of on, under or about the Premises. At Landlord’s option, Tenant’s disclosure
obligation under this Subparagraph shall include the requirement that Tenant update, execute and deliver to Landlord the Survey Form,
as the same may be modified by Landlord from time to time.

 

		15.4	Surrender. In the 90 days prior to the expiration or
termination of the Lease, and for up to 90 days after the later to occur of: (i) Tenant’s full surrender to Landlord of exclusive
possession of the Property; and (ii) the termination of this Lease, Landlord may have an environmental assessment of the Property
performed. Tenant shall perform, at its sole cost and expense, any clean-up or remedial work recommended by the consultant performing
such assessment which is necessary to remove, mitigate or remediate any Hazardous Materials and/or contamination of the Property caused
by the acts or omissions of Tenant or any Tenant Parties. Tenant’s obligations under this Section 15.4 shall survive the expiration
or termination of this Lease.

 

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16.              DAMAGE
AND DESTRUCTION. If at any time during the Term all or a portion of the Premises are damaged by a fire or other casualty,
Landlord shall notify Tenant within sixty (60) days after Landlord becomes aware of such damage as to the amount of time Landlord reasonably
estimates it will take to restore the Premises. If the restoration time is estimated to exceed nine (9) months from the issuance
of all permits, subject to extensions for Force Majeure, Landlord may elect to terminate this Lease and if such restoration period is
greater than twelve (12) months from the issuance of all permits, then Tenant may, as its sole remedy, terminate this Lease on or before
thirty (30) days after receipt of Landlord’s notice describing the estimated restoration time that is greater than twelve (12)
months. In addition, Landlord, by notice to Tenant within ninety (90) days after the date of the fire or other casualty shall have the
right to terminate this lease if: (1) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage
debt or ground lease, or (2) a material uninsured loss to the Building or Premises occurs. If neither party either elects to terminate
this Lease as provided above or if neither party has the right to terminate this Lease as provided above, then, subject to receipt of
sufficient insurance proceeds, Landlord shall promptly commence to restore the Premises, subject to delays arising from the collection
of insurance proceeds or from Force Majeure events. Such restoration shall be to substantially the same condition that existed prior
to the fire or other casualty, except for modifications required by Applicable Laws. Upon notice from Landlord, Tenant shall assign or
endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant insurance
with respect to any Alterations, provided if the estimated cost to repair such Alterations exceeds the amount of insurance proceeds received
by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s
commencement of repairs. Within fifteen (15) days of demand, Tenant shall also pay Landlord for any additional excess costs that are
determined during the performance of the repairs to such Alterations. In no event shall Landlord be required to spend more for the restoration
of the Premises than the proceeds received by Landlord, whether insurance proceeds or proceeds from Tenant. Landlord shall not be liable
for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the fire or other casualty, or the repair
thereof. If this Lease is not terminated by Landlord or Tenant in accordance with this section, Tenant shall be responsible for and shall
pay to Landlord Tenant’s Share of any deductible or retention amount payable under the property insurance for the Building following
any such casualty. Tenant at Tenant’s expense shall promptly perform, subject to delays arising from the collection of insurance
proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the
Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either party may terminate this Lease
if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than three (3) months
to repair such damage. Provided no Event of Default by Tenant has occurred, Base Rent and Tenant’s Share of Operating Expenses
and Real Property Taxes shall be abated for the period of repair and restoration commencing on the date of such casualty event in the
proportion which the area of the Premises, if any, which is untenantable bears to the total area of the Premises. Such abatement shall
be the sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate this Lease by reason of damage or casualty
loss. Tenant agrees that the terms of this Section 16 shall govern any damage or destruction and shall accordingly supersede any
contrary statute or rule of law. Landlord and Tenant agree that the provisions of this Section 16 shall only apply when the
Premises is physically damaged or the structural integrity of the Premises is degraded as a result of a fire or other casualty. In no
event shall a temporary closure of the Building or the Project for the purpose of protecting public health constitute physical damage
to the Premises, nor shall Tenant’s inability to productively use the Premises during any such temporary closure be deemed a casualty.

 

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17.            CONDEMNATION.  If any part of the Premises or the Building should be taken for any public or quasi-public use under governmental law,
ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”),
and the Taking would materially interfere with or impair Landlord’s ownership or operation of the Property and/or the Project (as
determined by Landlord), then upon written notice by Landlord this Lease shall terminate and Base Rent and Tenant’s Share of Operating
Expenses and Real Property Taxes shall be apportioned as of said date. If part of the Premises or the Building shall be Taken and such
condemnation does not materially interfere with or impair Landlord’s ownership or operation of the Property and/or the Project,
and this Lease is not terminated as provided above, the Base Rent and Tenant’s Share of Operating Expenses and Real Property Taxes
payable hereunder during the unexpired Term shall be reduced to such extent as Landlord reasonably determines under the circumstances.
In the event of any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment
to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the
extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord)
for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures,
if a separate award for such items is made to Tenant. If only a part of the Premises is subject to a Taking and this Lease is not terminated,
Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition immediately
prior to the Taking. Tenant agrees that the terms of this Section 17 shall govern any Taking and shall accordingly supersede any
contrary statute or rule of law. In no event shall any governmental action for the purpose of protecting public safety (e.g., to
protect against acts of war, the spread of communicable diseases, or an infestation), including but not limited to, any order requiring
businesses to close temporarily, be considered a Taking requiring government compensation or entitling Tenant to abatement of rent or
any other remedy.

 

		18.	DEFAULT.

 

		18.1	Event of Default. The occurrence of any of the following
events shall, at Landlord’s option, constitute an “Event of Default”:

 

		18.1.1	Tenant shall fail to pay any installment of Base Rent or any
other payment required herein when due.

 

		18.1.2	Tenant or any guarantor or surety of Tenant’s obligations
hereunder shall (1) make a general assignment for the benefit of creditors; (2) commence any case, proceeding or other action
seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization,
arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian
or other similar official for it or for all or of any substantial part of its property (collectively, a “proceeding for relief”);
(3) become the subject of any proceeding for relief which is not dismissed within sixty (60) days of its filing or entry; or (4) die
or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal
existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).

 

		18.1.3	Any insurance required to be maintained by Tenant pursuant to
this Lease shall be cancelled or terminated or shall expire or shall be reduced or materially changed, except, in each case, as permitted
in this Lease.

 

		18.1.4	Tenant shall not occupy or shall vacate the Premises whether
or not Tenant is in monetary or other default under this Lease; provided, however, that Tenant’s vacating of the Premises shall
not constitute an Event of Default if, prior to vacating the Premises, Tenant has made arrangements reasonably acceptable to Landlord
to (1) ensure that Tenant’s insurance for the Premises will not be voided or cancelled with respect to the Premises as a result
of such vacancy, (2) ensure
that the Premises are secured and not subject to vandalism, and (3) ensure
that the Premises will be properly maintained after such vacation, including, but not limited to, keeping the heating, ventilation and
cooling systems maintenance contracts required by this Lease in full force and effect.

  

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18.1.5     There shall
occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect to this Lease except as otherwise permitted
in this Lease.

 

18.1.6     Tenant breaches
a particular provision hereof (other than a provision requiring payment of Rent) on three (3) separate occasions during any twelve
(12)-month period, and in such event, Tenant’s subsequent breach of such provision shall be, at Landlord’s option, an incurable
Event of Default.

 

18.1.7     Tenant shall
fail to comply with any provision of this Lease other than those specifically referred to in this Section 18.1, and except as otherwise
expressly provided herein, such default shall continue for more than thirty (30) days after Landlord shall have given Tenant written notice
of such default.

 

18.1.8     Tenant or
any affiliate of Tenant is in default beyond any notice and cure period under any other provision of this Lease or under any other lease
or agreement with Landlord at the Building or the Project.

 

18.2        Landlord’s
Remedies. Upon any Event of Default, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity
(which shall be cumulative and nonexclusive), the option to pursue any one or more of the following remedies (which shall be cumulative
and nonexclusive) without any notice or demand:

 

18.2.1
     Landlord may terminate this Lease, in which event Tenant shall immediately surrender the Premises
to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy it may have for possession or
arrearages in Rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be
occupying the Premises or any part thereof, without being liable for prosecution or any claim of damages therefor; and Landlord may
recover from Tenant the following: (a) the worth at the time of award of the unpaid Rent which had been earned at the time of
such termination; (b) 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 Tenant proves could have been reasonably avoided;
(c) 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 Rent loss that Tenant proves could be reasonably avoided; (d) any other amount necessary to
compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations hereunder or which
in the ordinary course of things would be likely to result therefrom, including brokerage commissions, advertising expenses,
expenses of remodeling any portion of the Premises for a new tenant (whether for the same or a different use), and any special
concessions made to obtain a new tenant; plus (e) at Landlord’s option, such other amounts in addition to or in lieu of
the foregoing as may be permitted from time to time by law. As used in subsection (a) and subsection (b) above, the
 “worth at the time of award” shall be computed by allowing interest at a rate per annum equal to the lesser of
(i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G.13(415),
published on the first Tuesday of each calendar month (or such other comparable index as Landlord shall reasonably designate if such
rate ceases to be published) plus two (2) percentage points, or (ii) the highest rate permitted by Law. As used in
subsection (c) above, the “worth at the time of award” shall be computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%.

 

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18.2.2     If Landlord
does not elect to terminate this Lease on account of any Event of Default by Tenant, Landlord may, from time to time, without terminating
this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due.

 

18.2.3     Continue
this Lease in effect, but terminate Tenant’s right to possession of the Premises and re-enter the Premises and take possession thereof,
whereupon Tenant shall have no further claim to the Premises without the same constituting an acceptance of surrender.

 

18.2.4     Landlord
may relet the Premises without thereby avoiding or terminating this Lease (if the same has not been previously terminated), and Tenant
shall remain liable for any and all Rent and other charges and expenses hereunder. For the purpose of reletting, Landlord is authorized
to make such repairs or alterations to the Premises as may be necessary in the sole discretion of Landlord for the purpose of such reletting,
and if a sufficient sum is not realized from such reletting (after payment of all costs and expenses of such repairs, alterations and
the expense of such reletting (including, without limitation, reasonable attorney and brokerage fees) and the collection of rent accruing
therefrom) each month to equal the Rent, then Tenant shall pay such deficiency each month upon demand therefor. Actions to collect such
amounts may be brought from time to time, on one or more occasions, without the necessity of Landlord’s waiting until the expiration
of the Term.

 

18.2.5     Landlord
shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to those rights
and remedies available under Section 18.2.1 and Section 18.2.2, or any law or other provision hereof), without prior demand
or notice except as required by law, to seek any declaratory, injunctive or other equitable relief, and specifically enforce this Lease,
or restrain or enjoin a violation or breach of any provision hereof, without the necessity of proving the inadequacy of any legal remedy
or irreparable harm.

 

18.2.6     To the extent
permitted by Applicable Laws, Landlord shall have the right, without notice to Tenant, to change or re-key all locks to entrances to the
Premises, and Landlord shall have no obligation to give Tenant notice thereof or to provide Tenant with a key to the Premises.

 

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18.2.7
     Unless Landlord provides Tenant with express notice to the contrary, no re-entry, repossession, repair,
maintenance, change, alteration, addition, reletting, appointment of a receiver or other action or omission by Landlord shall
(a) be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a
surrender of the Premises, or (b) operate to release Tenant from any of its obligations hereunder. Tenant waives, for Tenant
and for all those claiming by, through or under Tenant, by order or judgment of any court or by any legal process or writ, this
Lease or Tenant’s right of occupancy of the Premises after any termination hereof.

 

18.2.8     If Landlord
elects to cure such Event of Default by Tenant, Landlord may, at Landlord’s option, enter into and upon the Premises and correct
the same without being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without incurring any liability
for any damage or interruption of Tenant’s business resulting therefrom. If any lien is filed and not cured within the fifteen (15)
day time period set forth above, then Landlord may take such action as may be necessary to remove such lien. Tenant agrees to pay Landlord
an amount equal to one hundred ten percent (110%) of any expenses which Landlord may incur in thus effecting compliance with Tenant’s
obligations under this Lease, including without limitation, attorney’s fees, together with interest thereon at the Applicable Interest
Rate from the date of expenditure.

 

18.2.9     Exercise
by Landlord of any one (1) or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender
of the Premises and/or a termination of this Lease by Landlord, whether by agreement or by operation of law, it being understood that
except as provided in Section 18.2.1 and Section 18.2.2 above, such surrender and/or termination can be effected only by the
written agreement of Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at
all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time
to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or
manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Tenant and Landlord further
agree that forbearance or waiver by Landlord to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver
of Landlord’s right to enforce one (1) or more of its rights in connection with any subsequent Event of Default. A receipt
by Landlord of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach,
and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord.
To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter as provided for
in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed
by a judgment or by warrant of any court or judge. The terms “enter,” “re-enter,” “entry” or “re-entry,”
as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms and
conditions as Landlord in its sole discretion may determine (including without limitation a term different than the remaining Term, rental
concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and leasing any or all other
portions of the Project before reletting the Premises). Landlord shall not be liable, nor shall Tenant’s obligations hereunder be
diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting.

 

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18.2.10   Even if
an eviction moratoria exists, to the extent permitted by Applicable Laws, Landlord shall have the right to continue this Lease in effect
and bring an action to collect rent due under this Lease (including an action against any guarantors of Tenant's obligations under this
Lease) and otherwise exercise Landlord's rights and remedies under this Lease including, but not limited to, Landlord's right to apply
or draw upon any security deposit or letter of credit delivered to Landlord pursuant to this Lease.

 

19.           ASSIGNMENT
AND SUBLETTING.

 

		19.1	Tenant shall not assign, sublet, convey, mortgage, license or otherwise transfer (any of the
                                                                foregoing, a “Transfer”), whether voluntarily or involuntarily or by operation of law, the Premises or any part
                                                                thereof without Landlord's prior written approval, which shall not be unreasonably withheld. A “Transfer” shall be
                                                                deemed to include, without limitation, any of the following: (i) the merger of Tenant with any other entity or the indirect or
                                                                direct transfer of any controlling or managing ownership or beneficial interest in Tenant, and (ii) the assignment or transfer
                                                                of a substantial portion of the assets of Tenant, whether or not located at the Premises. If Tenant desires to undertake a Transfer,
                                                                Tenant shall give Landlord prior written notice thereof with copies of all related documents and agreements associated with the
                                                                Transfer, including without limitation, the financial statements of any proposed assignee, subtenant or transferee, at least thirty
                                                                (30) days prior to the anticipated effective date of the Transfer. Tenant shall pay Landlord's reasonable attorneys' and financial
                                                                consultant's fees incurred in the review of such documentation whether or not a Transfer is consummated or approval is granted. If
                                                                Landlord fails to notify Tenant in writing of Landlord’s approval or disapproval of any proposed Transfer within fifteen (15)
                                                                business days of Landlord’s receipt of all required documentation, Landlord shall be deemed to have disapproved such Transfer.
                                                                If Landlord approves of such Transfer, the parties shall enter into a consent agreement in a form reasonably designated by Landlord,
                                                                and in the case of an assignment, the assignee shall assume in writing, for Landlord’s benefit, all of Tenant’s
                                                                obligations hereunder. Any purported Transfer contrary to the provisions hereof shall be void and constitute an Event of Default.
                                                                This Lease may not be assigned by operation of law. In the event of an assignment of this Lease or subletting of more than 20% of
                                                                the rentable square footage of the Premises for more than 50% of the remaining Term (excluding unexercised options), Landlord shall
                                                                have the right to recapture the portion of the Premises that Tenant is proposing to assign or sublease. If Landlord exercises its
                                                                right to recapture, this Lease shall automatically be amended (or terminated if the entire Premises is being assigned or sublet) to
                                                                delete the applicable portion of the Premises effective on the proposed effective date of the Transfer, although Landlord may
                                                                require Tenant to execute a reasonable amendment or other document reflecting such reduction or termination. If Tenant receives rent
                                                                or other consideration for any such Transfer in excess of the Rent, or in the case of a sublease of a portion of the Premises, in
                                                                excess of such Rent that is fairly allocable to such portion, after appropriate adjustments to assure that all other payments
                                                                required hereunder are appropriately taken into account, Tenant shall pay Landlord one hundred percent (100%) of the difference
                                                                between each such payment of rent or other consideration and the Rent required hereunder, after Tenant's recovery of its actual and
                                                                reasonable attorney's fees, brokerage commissions and improvement allowances or improvement costs incurred directly in connection
                                                                with such assignment or subletting, determined on a straight-line basis. Tenant shall continue to be liable as a principal and not
                                                                as a guarantor or surety to the same extent as though no assignment had been made, and in no event shall any assignment or other
                                                                Transfer release or relieve Tenant from any obligation under this Lease. Tenant shall not collaterally assign, mortgage, pledge,
                                                                hypothecate or otherwise encumber this Lease or any of Tenant's rights hereunder without the prior written consent of Landlord,
                                                                which consent Landlord may withhold in its sole discretion.

 

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19.2         Notwithstanding
anything to the contrary contained in this Section 19, neither Tenant nor any other person having a right to possess, use, or occupy
(for convenience, collectively referred to in this subsection as “Use”) the Premises shall enter into any lease, sublease,
license, concession or other agreement for Use of all or any portion of the Premises which provides for rental or other payment for such
Use based, in whole or in part, on the net income or profits derived by any person that leases, possesses, uses, or occupies all or any
portion of the Premises (other than an amount based on a fixed percentage or percentages of receipts or sales), and any such purported
lease, sublease, license, concession or other agreement shall be absolutely void and ineffective as a transfer of any right or interest
in the Use of all or any part of the Premises.

 

20.            ESTOPPEL,
ATTORNMENT AND SUBORDINATION.

 

20.1         Estoppel.
Within ten (10) days after written request by Landlord, Tenant shall execute and deliver a commercially reasonable certificate
to those parties as are reasonably requested by Landlord (including a Mortgagee or prospective purchaser). Without limitation, such estoppel
certificate may include a certification as to the status of this Lease, the existence of any Event of Defaults and the amount of Rent
that is due and payable. Tenant’s failure to deliver said statement in such time period shall be an Event of Default hereunder and
shall be conclusive upon Tenant that (1) this Lease is in full force and effect, without modification except as may be represented
by Landlord; (2) there are no uncured Event of Defaults in Landlord’s performance and Tenant has no right of offset, counterclaim
or deduction against Rent hereunder; and (3) no more than one month’s Base Rent has been paid in advance.

 

20.2         Subordination. This
Lease shall unconditionally be and at all times remain subject and subordinate to all ground leases, master leases and all mortgages
and deeds of trust which now or hereafter affect the Premises, the Property or the Project or Landlord’s interest therein
(including any modifications, renewals or extensions thereof and all amendments thereto) (collectively, referred to as a
 “Mortgage”), all without the necessity of Tenant’s executing further instruments to effect such
subordination. The party having the benefit of a Mortgage shall be referred to as a “Mortgagee”. If requested,
Tenant shall execute and deliver to Landlord within ten (10) days after Landlord’s request whatever documentation that
may reasonably be required to further effect the provisions of this paragraph including a Subordination, Nondisturbance and
Attornment Agreement (“SNDA”) in the form reasonably required by the applicable Mortgagee. Notwithstanding
anything contained in this Lease to the contrary, (1) the obligation for commissions under Section 26.19 shall not be
binding on, and will not be enforceable against, any of Owner’s Mortgagees, and (2) such commission obligation shall be
unconditionally subordinate to the lien of any Mortgage, and any commissions otherwise payable under this Lease shall not be due or
payable after an event of default under any such mortgage or other security interest. Notwithstanding anything to the contrary
contained in this Section 20.2, the holder of any such Mortgage may at any time subordinate its Mortgage to this Lease, without
Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without
regard to their respective dates of executing, delivery or recording and in the event such Mortgagee shall have the same rights with
respect to this Lease as though this Lease has been executed prior to the executing, delivery and recording of such Mortgage and had
been assigned to such Mortgagee.

 

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20.3         Attornment.
Tenant hereby agrees that Tenant will recognize as its landlord under this Lease and shall attorn to any person succeeding to the
interest of Landlord in respect of the land and the buildings governed by this Lease upon any foreclosure of any Mortgage upon such land
or buildings or upon the execution of any deed in lieu of foreclosure in respect to such Mortgage. Tenant shall pay all rental payments
required to be made pursuant to the terms of this Lease for the duration of the term of this Lease. Tenant’s attornment shall be
effective and self-operative without the execution of any further instrument immediately upon Mortgagee’s succeeding Landlord’s
interest in this Lease and giving written notice thereof to Tenant. If requested, Tenant shall execute and deliver an instrument or instruments
confirming its attornment as provided for herein; provided, however, that no such Mortgagee or successor-in-interest shall be bound by
any payment of Base Rent for more than one (1) month in advance, or any amendment or modification of this Lease made without the
express written consent of such Mortgagee where such consent is required under applicable loan documents. Mortgagee shall not be liable
for, nor subject to, any offsets or defenses which Tenant may have by reason of any act or omission of Landlord under this Lease, nor
for the return of any sums which Tenant may have paid to Landlord under this Lease as and for security deposits, advance rentals or otherwise,
except to the extent that such sums are actually delivered by Landlord to Mortgagee. If Mortgagee, by succeeding to the interest of Landlord
under this Lease, should become obligated to perform the covenants of Landlord hereunder, then, upon, any further transfer of Landlord’s
interest by Mortgagee, all such obligations shall terminate as to Mortgagee.

 

20.4
        Mortgagee Protection. Tenant agrees to give any Mortgagee of any Mortgage secured
by the Premises, the Property or the Project, by registered or certified mail or nationally recognized overnight delivery service, a
copy of any notice of default served upon the Landlord by Tenant concurrently with delivery to Landlord, provided that, prior to
such notice, Tenant has been notified in writing (by way of service on Tenant of a copy of assignment of rents and leases or
otherwise) of the address of such Mortgagee. Tenant further agrees that if Landlord shall have failed to cure such default within
thirty (30) days after such notice to Landlord (or if such default cannot be cured or corrected within that time, then such
additional time as may be necessary if Landlord has commenced within such thirty (30) day period and is diligently pursuing the
remedies or steps necessary to cure or correct such default), then the Mortgagee shall have an additional sixty (60) days within
which to cure or correct such default (or if such default cannot be cured or corrected within that time, then such additional time
as may be necessary if such Mortgagee has commenced within such sixty (60) day period and is diligently pursuing the remedies or
steps necessary to cure or correct such default). Notwithstanding the foregoing, in no event shall any Mortgagee have any obligation
to cure any default of the Landlord.

 

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21.            LIMITATION
OF LIABILITY. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY
SUCCESSOR LANDLORD) SHALL BE LIMITED TO THE LESSER OF (A) THE INTEREST OF LANDLORD IN THE BUILDING, OR (B) THE EQUITY
INTEREST LANDLORD WOULD HAVE IN THE BUILDING IF THE BUILDING WERE ENCUMBERED BY THIRD PARTY DEBT IN AN AMOUNT EQUAL TO 70% OF THE
VALUE OF THE BUILDING. TENANT SHALL LOOK SOLELY TO LANDLORD’S INTEREST IN THE BUILDING FOR THE RECOVERY OF ANY JUDGMENT OR
AWARD AGAINST LANDLORD OR ANY LANDLORD INDEMNITEES. NEITHER LANDLORD NOR ANY LANDLORD INDEMNITEES SHALL BE PERSONALLY LIABLE FOR ANY
JUDGMENT OR DEFICIENCY, AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD INDEMNITEES OR MORTGAGEES BE LIABLE TO TENANT FOR LOST
PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN
ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES,
NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT. WHENEVER LANDLORD TRANSFERS ITS INTEREST, LANDLORD SHALL BE AUTOMATICALLY
RELEASED FROM FURTHER PERFORMANCE UNDER THIS LEASE AND FROM ALL FURTHER LIABILITIES AND EXPENSES HEREUNDER AND THE TRANSFEREE OF
LANDLORD’S INTEREST SHALL ASSUME ALL LIABILITIES AND OBLIGATIONS OF LANDLORD HEREUNDER FROM THE DATE OF SUCH TRANSFER.

 

22.           RELOCATION.
Landlord, at its expense, at any time before or during the Term, may relocate Tenant from the Premises to space of reasonably
comparable size and utility (“Relocation Space”) within the Building or other buildings within the same Project
upon 60 days’ prior written notice to Tenant. From and after the date of the relocation, the Base Rent and Tenant’s
Share shall be adjusted based on the rentable square footage of the Relocation Space. Landlord shall pay Tenant’s reasonable
costs of relocation, including all costs for moving Tenant’s furniture, equipment, supplies and other personal property.

 

23.           HOLDING
OVER. If Tenant holds over the Premises or any part thereof after expiration of the Term, such holding over
shall be a tenancy at sufferance only, for the entire Premises, subject to the terms and conditions of this Lease, provided that Tenant
shall pay monthly Base Rent and Additional Rent (determined on a per month basis without reduction for partial months during the holdover)
equal to two hundred percent (200%) of the Base Rent and Additional Rent in effect immediately prior to such holding over. This Section shall
not be construed as Landlord's permission for Tenant to hold over. Acceptance of Rent by Landlord following expiration or termination
shall not constitute a renewal of this Lease or extension of the Term except as specifically set forth above. If Tenant fails to surrender
the Premises upon expiration or earlier termination of this Lease, Tenant shall indemnify and hold Landlord harmless from and against
all Losses (including without limitation consequential damages) resulting from or arising out of Tenant's failure to surrender the Premises,
including, but not limited to, any amounts required to be paid to any tenant or prospective tenant who was to have occupied the Premises
after the expiration or earlier termination of this Lease and any related attorneys' fees and brokerage commissions.

 

24.           NOTICES.
All demands, approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and
delivered by hand or sent by registered, express, or certified mail, with return receipt requested or with delivery confirmation
requested from the U.S. postal service, or sent by overnight or same day courier service at the party’s respective Notice
Address(es) set forth in Section 1; provided, however, notices sent by Landlord regarding general Building operational matters
may be sent via e-mail to the e-mail address provided by Tenant to Landlord for such purpose. In addition, if the Building is closed
(whether due to emergency, governmental order or any other reason), then any notice address at the Building shall not be deemed a
required notice address during such closure, and, unless Tenant has provided an alternative valid notice address to Landlord for use
during such closure, any notices sent during such closure may be sent via e-mail or in any other practical manner reasonably
designed to ensure receipt by the intended recipient. Each notice shall be deemed to have been received on the earlier to occur of
actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of
Tenant without providing a new Notice Address, 3 days after notice is deposited in the U.S. mail or with a courier service in the
manner described above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving
the other party written notice of the new address.

 

    27 

     

    

 

25.           SURRENDER.
Upon the expiration or earlier termination of this Lease, Tenant shall repair any damage to and restore the condition of the
Premises in accordance with Section 13.2. Tenant shall also remove all of Tenant's Property and shall repair all damage to the
Premises, the Building, the Common Area, Property or the Project caused by the installation or removal of Tenant's Property. In no
event shall Tenant remove from the Building any mechanical or electrical systems, including without limitation, any power wiring or
power panels, lighting or lighting fixtures, wall coverings, drapes, blinds or other window coverings, carpets or other floor
coverings, heaters, air conditioners or any other heating and air conditioning equipment, fencing or security gates, load levelers,
dock lights, dock locks or dock seals, or any wiring or any other aspect of any systems within the Premises, unless Landlord
specifically permits or requires such removal in writing. Tenant shall surrender the Premises, together with all keys and security
codes, to Landlord broom clean, in as good a condition as when received, and in the condition described on Exhibit H attached
hereto, ordinary wear and tear and damage by fire or casualty excepted. Conditions existing because of Tenant's failure to perform
maintenance, repairs or replacements shall not be deemed "reasonable wear and tear”. If Tenant fails to remove any of
Tenant’s Property, or to restore the Premises to the required condition, within 2 days after termination of this Lease or
Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to
remove and store Tenant’s Property and/or perform such restoration of the Premises. Landlord shall not be responsible for the
value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the expenses and storage
charges incurred. If Tenant fails to remove Tenant’s Property from the Premises or storage, within 30 days after notice,
Landlord may deem all or any part of Tenant’s Property to be abandoned and, at Landlord’s option, title to
Tenant’s Property shall vest in Landlord or Landlord may dispose of Tenant’s Property in any manner Landlord deems
appropriate.

 

26.           MISCELLANEOUS.

 

26.1         Entire Agreement.
This Lease, Addenda, Exhibits and Schedules set forth all the agreements between Landlord and Tenant concerning the Premises; and
there are no agreements either oral or written other than as set forth herein. This Lease may be modified only by a written agreement
signed by an authorized representative of Landlord and Tenant.

 

26.2         Time of Essence;
Business Days. Time is of the essence with respect to Tenant’s exercise of any expansion, renewal or extension rights granted
to Tenant. The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations
which accrued prior to or which may continue to accrue after the expiration or termination of this Lease. For all purposes herein, a “business
day” shall mean Monday through Friday of each week, exclusive of New Year’s Day, Presidents Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day and Christmas Day (“Holidays”). Landlord may designate additional Holidays that are
commonly recognized by other industrial buildings in the area where the Building is located.

 

26.3
        Attorneys’ Fees; Jury Trial Waiver. In any action or proceeding
between the parties, including any appellate or alternative dispute resolution proceeding, the prevailing party may recover from the
other party all of its costs and expenses in connection therewith, including reasonable attorneys’ fees and costs. Tenant
shall pay all reasonable attorneys’ fees and other fees and costs that Landlord incurs in interpreting or enforcing this Lease
or otherwise protecting its rights hereunder (a) where Tenant has failed to pay Rent when due, or (b) in any bankruptcy
case, assignment for the benefit of creditors, or other insolvency, liquidation or reorganization proceeding involving Tenant or
this Lease. THE PARTIES WAIVE, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF
OR RELATING TO THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY
CLAIM FOR INJURY OR DAMAGE OR ANY EMERGENCY OR STATUTORY REMEDY.

 

    28 

     

    

 

26.4         Severability.
If any provision of this Lease or the application of any such provision shall be held by a court of competent jurisdiction to be invalid,
void or unenforceable to any extent, the remaining provisions of this Lease and the application thereof shall remain in full force and
effect and shall not be affected, impaired or invalidated.

 

26.5         Law. This
Lease shall be construed and enforced in accordance with the laws of the state in which the Premises are located, and Landlord and Tenant
hereby irrevocably consent to the jurisdiction and proper venue of such state.

 

26.6         No Option.
Submission of this Lease to Tenant for examination or negotiation does not constitute an option to lease, offer to lease or a reservation
of, or option for, the Premises; and this document shall become effective and binding only upon the execution and delivery hereof by Landlord
and Tenant.

 

26.7         Successors
and Assigns. This Lease shall be binding upon and inure to the benefit of the successors and assigns of Landlord and, subject to compliance
with the terms of Section 19, Tenant.

 

26.8         Third Party
Beneficiaries. Nothing herein is intended to create any third party beneficiary.

 

26.9         Memorandum
of Lease. Tenant shall not record this Lease or a short form memorandum hereof.

 

26.10      Agency,
Partnership or Joint Venture. Nothing contained herein nor any acts of the parties hereto shall be deemed or construed by the parties
hereto, nor by any third party, as creating the relationship of principal and agent or of partnership or of joint venture by the parties
hereto or any relationship other than the relationship of landlord and tenant.

 

26.11       Merger.
The voluntary or other surrender of this Lease by Tenant or a mutual cancellation thereof or a termination by Landlord shall not work
a merger and shall, at the option of Landlord, terminate all or any existing subtenancies or may, at the option of Landlord, operate as
an assignment to Landlord of any or all of such subtenancies.

 

26.12       Headings.
Section headings have been inserted solely as a matter of convenience and are not intended to define or limit the scope of any
of the provisions contained therein.

 

26.13      Security
Measures. Tenant hereby acknowledges that Landlord shall have no obligation to provide a guard service or other security measures
whatsoever.

 

26.14      No Press
Release. Any press release or other similar public statement regarding Tenant’s occupancy of the Premises or this Lease shall
require the prior written approval of Landlord.

 

    29 

     

    

 

26.15       Landlord’s
Lien/Security Interest. Tenant hereby grants Landlord a security interest, and this Lease constitutes a security agreement, within
the meaning of and pursuant to the Uniform Commercial Code of the state in which the Premises are situated as to all of Tenant’s
Property (except merchandise sold in the ordinary course of business) as security for all of Tenant’s obligations hereunder, including,
without limitation, the obligation to pay rent.

 

26.16      Signs. All
signs and graphics of every kind visible in or from public view or corridors, the Common Areas or the exterior of the Premises (whether
located inside or outside of the Premises) shall be subject to Landlord’s prior written approval (not to be unreasonably withheld)
and shall be subject to the CC&Rs and any applicable governmental laws, ordinances, and regulations and in compliance with Landlord’s
signage program (if any). The installation of any sign on the Premises by or for Tenant shall be subject to the provisions of Section 13
(Alterations). Tenant, at Tenant’s sole cost and expense, shall remove all such signs and graphics prior to the termination of this
Lease. Such installations and removals shall be made in such manner as to avoid injury or defacement of the Premises; and Tenant shall
repair any injury or defacement, including without limitation, discoloration caused by such installation or removal. Unless otherwise
expressly agreed herein, Landlord reserves all rights to the use of the roof of the Building, including the right to install advertising
signs on the Building, including the roof, which do not unreasonably interfere with the conduct of Tenant’s business. Landlord shall
be entitled to all revenues from such advertising signs.

 

26.17      Waiver.
No waiver of any default or breach hereunder shall be implied from any omission to take action on account thereof, notwithstanding
any custom and practice or course of dealing. No waiver by either party of any provision under this Lease shall be effective unless in
writing and signed by such party. No waiver shall affect any default other than the default specified in the waiver and then such waiver
shall be operative only for the time and to the extent therein stated. Waivers of any covenant shall not be construed as a waiver of any
subsequent breach of the same.

 

26.18       Financial
Statements. Tenant shall provide, and cause each Guarantor, if applicable, to provide to any Mortgagee, any purchaser of the Building,
the Property and/or the Project or Landlord, within ten (10) days after request, a current, accurate, audited financial statement
for Tenant and Tenant’s business (and Guarantor and Guarantor’s business, if applicable) and financial statements for Tenant
and Tenant’s business (and Guarantor and Guarantor’s business, if applicable) for each of the three (3) years prior to
the current financial statement year prepared under generally accepted accounting principles consistently applied and certified by an
officer of the Tenant (or Guarantor, if applicable) as being true and correct. Tenant shall also provide, and cause each Guarantor, if
applicable, to provide, within said ten (10)-day period such other financial information or tax returns as may be reasonably required
by Landlord, any purchaser of the Building, the Property and/or the Project or any Mortgagee of either. Tenant hereby authorizes Landlord,
and shall cause each Guarantor, if applicable, to authorize Landlord to obtain one (1) or more credit reports on Tenant (and Guarantor,
if applicable) at any time, and shall execute such further authorizations as Landlord may reasonably require in order to obtain a credit
report.

 

26.19       Brokerage
Commission. Tenant represents to Landlord that it has dealt only with Tenant’s Broker as its broker, agent or finder in
connection with this Lease. Tenant shall indemnify, defend, and hold Landlord harmless from all claims of any brokers, agents or
finders other than Tenant’s Broker, claiming to have represented Tenant in connection with this Lease. Landlord shall
indemnify, defend and hold Tenant harmless from all claims of any brokers, agents or finders, including Landlord’s Broker,
claiming to have represented Landlord in connection with this Lease. Tenant acknowledges that any affiliate of Landlord that is
involved in the negotiation of this Lease is representing only Landlord, and that any assistance rendered by any agent or employee
of such affiliate in connection with this Lease or any subsequent amendment or other document related hereto has been or will be
rendered as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of Landlord, and not as agent
for Tenant.

 

    30 

     

    

 

 

		26.20	Authorization. If Tenant signs as a corporation, partnership,
limited liability company, trust or other legal entity each of the persons executing this Lease on behalf of Tenant represents and warrants
that Tenant has been and is qualified to do business in the state in which the Premises is located, that the entity has full right and
authority to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions.
Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Lease, a corporate resolution, proof of due authorization
by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization
of Tenant to enter into this Lease.

 

		26.21	Joint and Several. If Tenant consists of more than one
person, the obligation of all such persons shall be joint and several. In such event, requests or demands from any one person or entity
comprising Tenant shall be deemed to have been made by all such persons or entities, and notices to any one person or entity shall be
deemed to have been given to all persons and entities.

 

		26.22	Covenants and Conditions. Each provision to be performed
by Tenant hereunder shall be deemed to be both a covenant and a condition.

 

		26.23	Consents. Except as otherwise provided elsewhere in this
Lease, Landlord’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 Tenant for any Landlord consent, including
but not limited to, consents to an assignment, a subletting or the presence or use of a Hazardous Material, shall be paid by Tenant upon
receipt of an invoice and supporting documentation therefor.

 

		26.24	Force Majeure. “Force Majeure” as
used in this Lease means delays resulting from causes beyond the reasonable control of Landlord, including, without limitation, any delay
caused by any action, inaction, order, ruling, moratorium, regulation, statute, condition or other decision of any private party or governmental
agency having jurisdiction over any portion of the Property or the Project, over the construction anticipated to occur thereon or over
any uses thereof, or by delays in inspections or in issuing approvals by private parties or permits by governmental agencies, or by fire,
flood, inclement weather, strikes, lockouts or other labor or industrial disturbance, failure or inability to secure materials, supplies
or labor through ordinary sources, earthquake, or other natural disaster, epidemics, pandemics or other outbreaks of virus or contagious
disease or other similar health-related occurrence, or any cause whatsoever beyond the reasonable control (excluding financial inability)
of the Landlord, or any of its contractors or other representatives, whether foreseen or unforeseen and including causes that may or
may not be related to the any of the causes hereinabove stated.

 

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		26.25	OFAC. Tenant hereby represents, warrants and certifies
that: (i) neither it nor its officers, directors, or controlling owners is acting, directly or indirectly, for or on behalf of any
person, group, entity, or nation named by any Executive Order, the United States Department of Justice, or the United States Treasury
Department as a terrorist, “Specifically Designated National or Blocked Person,” or other banned or blocked person, entity,
nation, or transaction pursuant to any law, order, rule or regulation that is enforced or administered by the Office of Foreign
Assets Control (“SDN”); (ii) neither it nor its officers, directors or controlling owners is engaged in this
transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of,
any such person, group, entity, or nation; and (iii) neither it nor its officers, directors or controlling owners is in violation
of Presidential Executive Order 13224, the USA PATRIOT Act, (Public Law 107-56), the Bank Secrecy Act, the Money Laundering Control Act
or any regulations promulgated pursuant thereto. If the foregoing representations are untrue at any time during the Term, an Event of
Default will be deemed to have occurred, without the necessity of notice to Tenant. The provisions of this Section shall survive
the expiration or earlier termination of this Lease.

 

		26.26	Roof Use by Landlord. Landlord reserves the right to
use the surface of the roof in any manner which does not materially interfere with Tenant’s use of the Premises including, but
not limited to, installation of telecommunication equipment, solar equipment or any other uses.

 

		26.27	Guarantors. Intentionally omitted.

 

		26.28	Parking. Unless otherwise directed by Landlord, Tenant
shall have the right to park in common with other tenants of the Project in those areas designated by Landlord for nonreserved parking.
Tenant agrees not to overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the use of parking
facilities. Landlord may, but is not obligated to, designate exclusive parking spaces for Tenant and other tenants in the Property and/or
Project if Landlord reasonably determines that such designation is necessary. Landlord shall not be responsible for enforcing Tenant’s
parking rights against any third parties. The parking spaces shall be used for parking by vehicles no larger than full-size passenger
automobiles, SUV’s or pick-up trucks (“Permitted Size Vehicles”). Vehicles other than Permitted Size Vehicles
shall be parked and loaded or unloaded as directed by Landlord. Tenant shall not permit or allow any vehicles that belong to or are controlled
by Tenant or Tenant’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas
other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities described in
this Section, then Landlord 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 Tenant, which cost shall be immediately payable upon demand by Landlord.
No vehicle or equipment of any kind shall be dismantled or repaired or serviced on the Common Area.

 

    32

     

    

 

		26.29	Common Area. Tenant may, subject to rules prescribed
by Landlord, use the following areas on the Land or within the Building (“Building Common Area”) that are designated
by Landlord to be used in common with Landlord and/or other tenants of the Building: hallways, stairwells, entranceways, restroom facilities,
refuse facilities, landscaped areas, driveways necessary for access to the Premises, parking spaces and other common facilities located
in the Building and/or on the Land designated by Landlord from time to time for the common use of all tenants of the Building. Tenant
may, subject to any CC&Rs and any Rules or Regulations,
use the following areas of the Project (“Project Common Area”) in common with Landlord, tenants of the Building and/or
other owners, tenants or lawful users of the Project: refuse facilities, landscaped areas, roads, driveways necessary for access to the
Premises, parking spaces, retention basins and other common facilities designated by Landlord from time to time for the common use of
all tenants and owners of the Project. The Building Common Area and the Project Common Area are collectively referred to herein as the
 “Common Area”. Landlord shall not be responsible for non-compliance by any other tenant or occupant of the Project
with, or Landlord’s failure to enforce, any of the Rules or Regulations or CC&Rs or any other terms or provisions of such
tenant’s or occupant’s lease. Tenant shall promptly comply with the reasonable requirements of any board of fire insurance
underwriters or other similar body now or hereafter constituted. Under no circumstances shall the right herein granted to use the Common
Area be deemed to include the right to store any property, temporarily or permanently, in the Common Area. In the event that any unauthorized
storage shall occur, then Landlord 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 Tenant, which cost shall be immediately payable upon demand by Landlord. Landlord may change
the shape and size of the Common Areas, including the addition of, elimination of or change to any improvements located in the Common
Areas, so long as such change does not materially adversely affect Tenant’s ability to use the Premises for the Permitted Use.

 

		26.30	Counterparts. This Lease may be executed in counterparts
and shall constitute an agreement binding on all parties notwithstanding that all parties are not signatories to the original or the
same counterpart provided that all parties are furnished a copy or copies thereof reflecting the signature of all parties. Transmission
of a facsimile or by email of a pdf copy of the signed counterpart of the Lease shall be deemed the equivalent of the delivery of the
original, and any party so delivering a facsimile or pdf copy of the signed counterpart of the Lease by email transmission shall in all
events deliver to the other party an original signature promptly upon request.

 

		26.31	Light and Air. This Lease does not grant any rights to
light or air over or about the Building. Landlord excepts and reserves exclusively to itself any and all rights not specifically granted
to Tenant under this Lease.

 

		26.32	Auctions. Tenant shall not conduct, nor permit to be
conducted, either voluntarily or involuntarily, any auction upon the Premises or the Common Areas without first having obtained Landlord’s
prior written consent, which Landlord may withhold in its sole discretion. Notwithstanding anything to the contrary in this Lease, Landlord
shall not be obligated to exercise any standard of reasonableness in determining whether to grant such consent.

 

		26.33	Unrelated Business Income. If Landlord is advised by
its counsel at any time that any part of the payments by Tenant to Landlord under this Lease may be characterized as unrelated business
income under the United States Internal Revenue Code and its regulations, then Tenant shall enter into any amendment proposed by Landlord
to avoid such income, so long as the amendment does not require Tenant to make more payments or accept fewer services from Landlord,
than this Lease provides.

 

    33

     

    

 

		26.34	Waiver of Redemption and Common Law Defenses by Tenant.
Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights now or hereafter existing (a) to redeem
by order or judgment of any court or by any legal process or writ, Tenant's right of occupancy of the Premises after any termination
of this Lease, and (b) to disavow the effectiveness of this Lease or claim that Tenant is excused from Tenant’s obligations
with regard to Rent and other charges to be paid by Tenant pursuant to this Lease based on any common law doctrines of frustration of
purpose or impracticability or impossibility of performance regardless of the occurrence of events making performance of Tenant’s
obligations under this Lease unprofitable, less profitable or more difficult, including the unavailability of a particular source of
funds.

 

		26.35	Independent Covenants. This Lease shall be construed
as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit
of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled
to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder
against Landlord.

 

		26.36	Confidentiality. Tenant acknowledges that the content
of this Lease and any related documents are confidential information. Tenant shall keep such confidential information strictly confidential
and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal and space planning
consultants.

 

		26.37	Energy Usage. If Tenant (or any party claiming by, through
or under Tenant) pays directly to the provider for any energy consumed at the Property, Tenant, promptly upon request, shall deliver
to Landlord (or, at Landlord’s option, execute and deliver to Landlord an instrument enabling Landlord to obtain from such provider)
any data about such consumption at the Building that Landlord may request.

 

Landlord and Tenant have
executed this Lease under seal in two or more counterparts as of the day and year first above written.

 

	 	LANDLORD:
	 	 
	 	ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a
    Delaware limited liability company
	 	 
	 	 
	 	By:	 
	 	Name:	 
	 	Title:	 
	 	 
	 	TENANT:
	 	 
	 	DRAGONFLY ENERGY CORP.,

    a Nevada corporation
	 	 
	 	 
	 	By:	/s/ Denis Phares
	 	Name:	Denis Phares
	 	Title:	Chief Executive Officer

 

    34

     

    

 

EXHIBIT A-1

 

OUTLINE AND LOCATION OF PREMISES

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP.,
a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.

 

 

EXHIBIT A-1

 

    -1-

     

    

 

EXHIBIT A-2

 

OUTLINE AND LOCATION OF PROJECT

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.

 

 

 

EXHIBIT A-2

 

    -1-

     

    

 

EXHIBIT B

 

INTENTIONALLY OMITTED

 

EXHIBIT B

 

    -1-

     

    

 

EXHIBIT C

 

PROHIBITED USE

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

In no event shall Tenant use its Premises or occupancy
of any part of the Premises in a manner constituting a Prohibited Use (as defined below). If Tenant uses the Premises for a purpose constituting
a Prohibited Use, violates any Applicable Laws, or causes the Building to be in violation of any Applicable Laws, then Tenant shall promptly
discontinue such use upon notice of such violation.

 

“Prohibited Use” shall mean
the use of any part of the Premises for the following types of operations and activities:

 

	1.	automobile/truck/forklift maintenance, repair or fueling;
	2.	battery manufacturing or reclamation;
	3.	ceramics and jewelry manufacturing or finishing;
	4.	chemical (organic or inorganic) storage, use or manufacturing;
	5.	drum recycling;
	6.	dry cleaning;
	7.	electronic components manufacturing;
	8.	electroplating and metal finishing;
	9.	explosives manufacturing, use or storage;
	10.	leather production, tanning or finishing;
	11.	machinery and tool manufacturing;
	12.	medical equipment manufacturing and hospitals;
	13.	metal shredding, recycling or reclamation;
	14.	metal smelting and refining;
	15.	mining;
	16.	paint, pigment and coating operations;
	17.	petroleum refining;
	18.	plastic and synthetic materials manufacturing;
	19.	solvent reclamation;
	20.	tire and rubber manufacturing;
	21.	fertilizer storage;
	22.	residential use or occupancy;
	23.	auctions of any type;
	24.	retail sales of any type;
	25.	tire storage;
	26.	hazardous waste treatment, storage or disposal; and
	27.	above and/or underground storage tanks.

 

EXHIBIT C

 

    -1-

     

    

 

EXHIBIT D

 

RULES AND REGULATIONS

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

		1.	No vehicle or equipment shall remain upon the Common Area longer than seventy-two (72) hours.

 

		2.	Signs will conform to sign standards and criteria established from time to time by Landlord. No other
signs, placards, pictures, advertisements, names or notices 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 Landlord and Landlord shall have the right to remove any such non-conforming
signs, placards, pictures, advertisements, names or notices without notice to and at the expense of Tenant.

 

		3.	No antenna, aerial, discs, dishes or other such device shall be erected on the roof or exterior walls
of the Premises, or on the grounds, without the written consent of the Landlord in each instance. Any device so installed without such
written consent shall be subject to removal without notice at any time.

 

		4.	No loud speakers, televisions, phonographs, radios or other devices shall be used in a manner so as to
be heard or seen outside of the Premises without the prior written consent of the Landlord.

 

		5.	The outside areas immediately adjoining the Premises shall be kept clean and free from dirt and rubbish
by the Tenant to the satisfaction of Landlord and Tenant shall not place or permit any obstruction or materials in such areas or permit
any work to be performed outside the Premises.

 

		6.	No open storage shall be permitted in the Project.

 

		7.	All garbage and refuse shall be placed in containers placed at the location designated for refuse collection,
in the manner specified by Landlord.

 

		8.	Tenant shall not disturb, solicit, or canvass any occupant of the building and shall cooperate to prevent
same.

 

		9.	No noxious or offensive trade or activity shall be carried on upon any units or any part of the Common
Area nor shall anything be done thereon which would in any way interfere with the quiet enjoyment of each of the other tenants of the
Project or which would increase the rate of insurance or overburden utility facilities from time to time existing in the Project.

 

		10.	Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking
in the Common Areas, unless a portion of the Common Areas have been declared a designated smoking area by Landlord, nor shall the above
parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord shall have the right
to designate the Building (including the Premises) as a non-smoking building.

 

EXHIBIT D

 

    -1-

     

    

 

		11.	Notwithstanding anything to the contrary set forth in the Lease
or these rules and regulations, in order to maintain a clean, safe and healthy environment for the tenants, patrons and employees
of the Project, Landlord reserves the right, but shall have no obligation, to implement a protocol for screening all individuals entering
the Project, mandating the use of face coverings or other personal protective equipment, and/or establishing other measures in connection
with any health emergency related to a virus, disease, pandemic, epidemic or similar cause. Landlord may preclude entry to those who
refuse to participate in such screening or other measures or who fail to meet the screening or other requirements set forth in such protocol.

 

Landlord reserves the right to make such amendments
to these rules and regulations from time to time as are nondiscriminatory and not inconsistent with the Lease.

 

EXHIBIT D

 

    -2-

     

    

 

 

EXHIBIT E

 

CONFIRMATION
LETTER

 

(EXAMPLE)

 

	Date	 	 
	Tenant	 	 
	Address	 	 
	 	 	 
	 	 	 

 

		Re:	Confirmation Letter with respect to that certain Lease dated
as of _____________, 2020, by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company, as Landlord, and
DRAGONFLY ENERGY CORP., a Nevada corporation, as Tenant, for 55,000 rentable square feet (the “Premises”) located
at 1190 Trademark Drive, Suite 108, Reno, Nevada.

 

Lease Id: __________________________

Business Unit Number: _______________________

 

Dear        ____________________:

 

In
accordance with the terms and conditions of the above referenced Lease, Tenant accepts possession of the Premises and acknowledges:

 

1.              The Commencement Date
of the Lease is _____________________________.

 

2.              The Termination Date
of the Lease is ________________________________.

 

Please acknowledge the foregoing
and your acceptance of possession by signing all 3 counterparts of this Confirmation Letter in the space provided and returning 2 fully
executed counterparts to my attention. Tenant’s failure to execute and return this letter, or to provide written objection to the
statements contained in this letter, within 30 days after the date of this letter shall be deemed an approval by Tenant of the statements
contained herein.

 

Sincerely,

________________________________________________

Authorized
Signatory

 

Acknowledged and Accepted:

 

	Tenant:	 	 
	By:	 	 
	Name:	 	 
	Title:	 	 
	Date:	 	 

 

EXHIBIT E

    -1-

     

    

 

EXHIBIT F

 

REQUIREMENTS FOR IMPROVEMENTS OR ALTERATIONS
BY TENANT

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

If Landlord shall permit Tenant to construct any
initial tenant improvements in the Premises or to have any Alterations performed in the Premises at any time prior to or during the Term
by a contractor retained by Tenant ("Tenant's Work"), then Tenant shall comply with the requirements set forth herein.
If Tenant's Work has been properly authorized, Tenant will receive written approval and consent for alterations to the Premises.

 

1.             SUBMITTAL
OF PLANS. Prior to commencing any Tenant’s Work, Tenant shall submit to Landlord for approval its proposed plans for Tenant’s
Work. Without limiting the foregoing, if required by Landlord and reasonable under the circumstances, Tenant shall provide:

 

(a)            A
schedule of all work to be performed.

 

(b)            A
separate scale drawing denoting all proposed construction and/or demolition, if necessary.

 

(c)            A
separate drawing for each trade proposing structural, electrical, mechanical, civil or landscaping modifications.

 

(d)            All
dimensions and complete references to all work to be performed in the affected areas.

 

(e)            If
adding extra electrical or mechanical equipment, provide complete operating and maintenance specifications for each item.

 

Landlord's failure to respond to a written request
from Tenant within ten (10) business days following Tenant’s written request shall be deemed be Landlord's disapproval of the
applicable request for approval hereunder.

 

2.             CHECKLIST/BUILDING
PERMITS. With respect to each project, Landlord will provide Tenant with a checklist listing the items required to be furnished
to Landlord in connection with the proposed work. Tenant shall furnish to Landlord prior to, during, or upon completion of Tenant's Work,
as applicable, each of the items specified in the checklist attached hereto as Attachment 1. Prior to commencing any of the Tenant’s
Work requiring any permit under Applicable Law, Tenant shall provide Landlord with copies of all permits secured in connection with any
of the Tenant’s Work, along with the plans submitted in connection with such permits. Upon completion of the Tenant’s Work,
Tenant shall provide copies of the final inspection, a certification of occupancy to the extent required under Applicable Law, and a notice
of completion.

 

EXHIBIT F

    -1-

     

    

 

3.             CONTRACTORS
PROVIDING TENANT IMPROVEMENT SERVICES.

 

(a)            The
contractor employed by Tenant and any subcontractors shall be (i) duly licensed in the state in which the Premises are located, and
(ii) subject to Landlord's prior written approval, which approval shall not be unreasonably withheld. If more than one trade is employed
on a single job, state law requires the services of a general contractor in addition to contractors for specialty work being performed.

 

(b)            Each
contractor shall provide proof of licensing as a general or specialty contractor in accordance with Applicable Laws.

 

(c)            Tenant
shall use Landlord's subcontractor for mechanical, electrical, plumbing, roofing and roofing consultant.

 

(d)            Tenant
and Tenant's contractors shall comply with all Applicable Laws pertaining to the performance of Tenant's Work and the completed improvements
and all applicable safety regulations established by Landlord or the general contractor.

 

(e)            Prior
to commencement of any work in the Premises, Tenant and Tenant's contractors (and any subcontractors) shall have a signed contract/service
agreement in place listing the insurance requirements specifically naming the Landlord as an additional insured on their general liability
insurance policy and having an indemnification section indemnifying Landlord and shall obtain and provide Landlord with certificates evidencing
Workers' Compensation, public liability and property damage insurance in amounts and forms and with companies satisfactory to Landlord.
Each general contractor (and any subcontractor) employed on the Premises shall provide Landlord with a current certificate of insurance
in effect for that contractor with a thirty (30) day notice of cancellation or revocation clause. Insurance requirements are as follows:

 

(i)            Commercial
General Liability with a $2,000,000.00 Combined Single Limit covering the liability of Landlord and contractor for bodily injury and property
damage arising as a result of the construction of the improvements and the services performed thereunder. The insurance certificate shall
be submitted to Landlord for approval, and all General Liability insurance policies shall name as Additional Insureds Landlord, any successor
in interest thereto, any Mortgagee of Landlord, any managing agent of Landlord, and owner of any of the foregoing, and any beneficiary,
officer, director, employee, or agent of any of the foregoing.

 

(ii)            Business
Automobile Liability with a $2,000,000.00 Combined Single Limit covering Landlord and vehicles used by contractor (and any subcontractor)
in connection with the construction of the improvements.

 

(iii)           Workers'
Compensation and Employer's Liability as required by law, for employees of the contractor (and any subcontractors) performing work on
the Premises.

 

(f)            The
following requirements shall be incorporated as "Special Conditions" into the contract between Tenant and its contractors
and a copy of the contract shall be furnished to Landlord prior to the commencement of Tenant's Work:

 

(i)             Prior
to start of Tenant's Work, Tenant's contractor shall provide Landlord with a construction schedule in "bar graph" form indicating
the completion dates of all phases of Tenant's Work.

 

EXHIBIT F

    -2-

     

    

 

(ii)            Tenant's
contractor shall be responsible for the repair, replacement and clean-up of any damage done by it to the Premises and other contractors'
work which specifically includes accessways to the Premises which may be concurrently used by others.

 

(iii)           Tenant's
contractor shall accept the Premises prior to starting any trenching operations. Any rework of sub-base or compaction required after the
contractor's initial acceptance of the Premises shall be done by Tenant's contractor, which shall include the removal from the Property
of any excess dirt or debris.

 

(iv)           Tenant's
contractor shall contain its storage of materials and its operations within the Premises and such other space as it may be assigned by
Landlord or Landlord's contractor. Should Tenant's contractor be assigned space outside the Premises, it shall move to such other space
as Landlord or Landlord's contractor shall direct from time to time to avoid interference or delays with other work.

 

(v)            Tenant's
contractor shall clean up the construction area and surrounding exterior areas daily. All trash, demolition materials and surplus construction
materials shall be stored within the Premises and promptly removed from the Premises and the Property and disposed of in an approved sanitation
site.

 

(vi)           Tenant's
contractor shall provide temporary utilities, portable toilet facilities, and potable drinking water as required for its work within the
Premises and shall pay to Landlord or Landlord's contractor the cost of any temporary utilities and facilities provided by Landlord or
Landlord's contractor at Tenant's contractor's request.

 

(vii)          Tenant's
contractor shall notify Landlord or Landlord's property manager of any planned work to be done on weekends or other than normal job hours.

 

(viii)         Tenant's
contractor or subcontractors shall not post signs on any part of the Property or on the Premises.

 

(g)            If
required by Landlord and reasonable under the circumstances, Tenant shall provide Landlord with a set of "As-Built" drawings
for any work performed to the Premises.

 

4.            COSTS.

 

(a)            Tenant
shall promptly pay any and all costs and expenses in connection with or arising out of the performance of Tenant's Work (including the
costs of permits therefor) and shall furnish to Landlord evidence of such payment upon request.

 

(b)            Tenant
shall reimburse Landlord for all costs which Landlord may incur in connection with granting approval to Tenant for any alteration and/or
addition, including any costs or expenses which Landlord may incur in electing to have outside architects and engineers review said matters.
Tenant shall pay Landlord an amount equal to five percent (5%) of the total hard costs of construction and installation of Tenant's Work
as compensation to Landlord for review of plans, use of facilities and other miscellaneous costs of Landlord incurred as a result of such
work.

 

5.            CONTRACTOR'S
BONDS. If required by Landlord and reasonable under the circumstances, prior to the commencement of construction, Tenant shall
obtain or cause its contractor to obtain and deliver evidence thereof to Landlord payment and performance bonds covering the faithful
performance of the contract for the construction of the Tenant's Work and the payment of all obligations arising thereunder and shall furnish to Landlord evidence
of such bonds upon request. In the alternative, and at Landlord's option, Tenant may appoint Landlord as its contractor, and in so doing,
Tenant shall deposit with the Landlord a sum of money equal to the entire amount of the estimated construction cost, as is required for
the installation of the Tenant improvements on the Premises. If Tenant deposits with Landlord monies for construction costs, it is agreed
that Landlord will not be placed in a fiduciary capacity as a trustee, or any other fiduciary title, for the sums of monies in Landlord's
possession. Tenant agrees to hold Landlord harmless from any and all claims, for workmanship and installation of improvements, and for
merchantability and quality of goods used for the installation of Tenant's improvements, as are requested by Tenant. Any bonds obtained
pursuant hereto shall be for the mutual benefit of both Landlord and Tenant as obligees and beneficiaries.

 

EXHIBIT F

    -3-

     

    

 

6.            BUILDING
STANDARDS. All work shall (a) be performed during Landlord's designated hours for construction work, (b) conform
to Landlord's established rules (including clean up rules), regulations, building standards and specifications, (c) not interfere
with any other tenant of Landlord, nor block any access points, (d) comply with any CC&Rs and all laws, rules and regulations.
Tenant is required to make these standards part of the construction documents.

 

7.            ROOF
PENETRATIONS. If improvements penetrate the roof membrane, the penetrations will be sealed per Landlord or Landlord’s
consultant’s roofing specifications and inspected by Landlord or Landlord’s consultant to maintain the roof warranty. The
cost of inspection and all corrective work shall be borne by Tenant. Tenant shall use Landlord's original roofing contractor for any
inspection or work to be done on the roof of the Building.

 

8.            BUILDING
MODIFICATIONS. Work will only be approved within the confines of a given space. Tenant will not be allowed to modify building
exterior or mechanical and electrical service as provided to the building in common with other tenants.

 

9.            ELECTRICAL
WORK. All electrical work shall only be for electrical panels located within the Premises. Additional service requirements
shall be secured only by direction of Landlord.

 

10.          CLEAN
UP AND DISPOSAL OF CONSTRUCTION DEBRIS. Tenant shall comply with Landlord's rules regarding clean up. Building trash
containers are provided for office generated trash only and are not to be used for disposal of construction-related materials and debris.
Unapproved usage will result in a penalty assessment to the Tenant equal to the cost of an extra pick-up service as provided under the
current rate schedule of regular trash removal service.

 

11.          INSPECTION
BY LANDLORD. Landlord reserves the following rights: (i) the right of inspection prior to, during and at completion
of all construction and/or demolition, (ii) the right to post and record a notice of nonresponsibility in conformity with the law
of the state or commonwealth in which the Building is located, and (iii) the right to order a total stop to all improvements underway
for non-compliance with any of the requirements hereof.

 

12.          GENERAL
PROVISIONS.

 

(a)            If
Landlord has agreed to provide an allowance toward the cost of tenant improvements, Landlord shall retain from such funds an amount determined
by Landlord until Tenant has fully complied with the requirements hereof.

 

(b)            Nothing
contained herein shall make or constitute Tenant as the agent of Landlord.

 

EXHIBIT F

    -4-

     

    

 

(c)            All
materials work, installations and decorations of any nature whatsoever brought on or installed in the Premises before the
commencement of the Term or throughout the Term shall be at Tenant’s risk, and neither Landlord nor any party acting on
Landlord’s behalf shall be responsible for any damage thereto or loss or destruction thereof due to any reason or cause
whatsoever.

 

EXHIBIT F

    -5-

     

    

 

ATTACHMENT 1 TO EXHIBIT F

ITEMS TO BE FURNISHED TO LANDLORD FOR EACH
WORK OF IMPROVEMENT

 

This Attachment 1 to Exhibit F
is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON
RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY
CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108,
Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

		1.	Plan of Alterations for Landlord Approval.

 

		2.	Contractor(s), Address, Telephone Number, Contact Person.

 

		3.	Copy of Contractor’s State and City Business License.

 

		4.	Copy of all permits including, but not limited to, the Building Permit.

 

		5.	Copy of Final Inspection and Signed Building Permit Cards.

 

		6.	Copy of Certificate of Insurance Naming Landlord, Landlord’s Mortgagee, if any, any property management
company of Landlord for the Premises, and any other party designated by Landlord as Additional Insured. Insurance to include Comprehensive
General Liability, Comprehensive Auto, Workers’ Compensation and Employer’s Liability.

 

		7.	Signed Unconditional lien waiver in favor of the Landlord.

 

		8.	Schedule of Work.

 

		9.	Copy of Completion and Payment Bond.

 

		10.	Architect’s License and Expiration.

 

		11.	Tenant and Architect Agreement.

 

		12.	Tenant and Contractor Agreement.

 

		13.	Copy of Permit Plans.

 

		14.	Copy of As-Builts.

 

		15.	Copy of Recorded Notice of Completion.

 

		16.	Certificate of Occupancy.

 

		17.	Evidence of Insurance for All-Risk/Builder’s Risk Insurance to the Amount of Improvements.

 

EXHIBIT F

    -6-

     

    

 

EXHIBIT G

 

HAZARDOUS MATERIALS SURVEY FORM

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

The purpose of this form is
to obtain information regarding the use of Hazardous Materials on the Premises. Prospective lessees should answer the questions in light
of their proposed operations on the Premises. Existing lessees should answer the questions as they relate to ongoing operations on the
Premises and should update any information previously submitted. If additional space is needed to answer the questions, you may attach
separate sheets of paper to this form.

 

Your cooperation in this matter
is appreciated. Any questions should be directed to, and when completed, the form should be mailed to:

 

____________________________

____________________________

____________________________

____________________________

 

1.            GENERAL
INFORMATION

	 	 
	Company
    Name:	  
                                      Dragonfly
    Energy Corp.                                                                                                    

	 	 
	Check
    Applicable Status: Prospective Lessee: 	          X            	 Current Lessee:	                                                                     

	 	 
	Mailing
    Address:	  
                          1355
    Greg St., STE 101, Sparks, NV 89431                                                                                

	 	 
	Contact
    Person & Title:	 
                                  Denis
    Phares, Chief Executive Officer                                                                    

	 	 
	Phone #: (626 )	  476-0829                                                                                                                                                                    

	 	 
	Address
    of Premises:	  
            1190 Trademark Drive, STE 108, Reno, NV                                                                                       

 

Describe the proposed operations to
take place on the Premises, including principal products manufactured or services to be conducted. Existing tenants should describe any
proposed changes to ongoing operations.

 

            Assembly
and sales of Li-ion battery packs and accessories

__________________________________________________________________________________________

__________________________________________________________________________________________

 

EXHIBIT G

    -1-

     

    

 

2.             STORAGE
OF HAZARDOUS MATERIALS

 

2.1           Will
any Hazardous Materials be used or stored on the Premises?

 

Wastes                               Yes                          No
     X      

 

Chemical Products        Yes                          No
     X      

 

Attach the list of any Hazardous Materials to be used or stored,
the quantities that will be on site at any given time, and the location and method of storage.

 

3.             STORAGE
TANKS & SUMPS

 

3.1            Is
any above or below ground storage of gasoline, diesel, or other Hazardous Materials in tanks or sumps proposed or currently
conducted on the Premises?

 

Yes                          No
     X      

 

If yes, describe the materials to be stored, and the type,
size and construction of the sump or tank. Attach copies of any permits obtained for the storage of such materials.

 

	 	 

 

3.2            Have
any of the tanks or sumps been inspected or tested for leakage?

 

Yes                          No
     X      

 

If yes, attach results.

 

3.3            Have
any spills or leaks occurred from such tanks or sumps?

 

Yes                          No
     X      

 

If yes, describe.

 

	 	 

 

3.4            Were
any regulatory agencies notified of the spill or leak?

 

Yes                          No
     X      

 

If so, attach copies of any spill reports filed, any clearance
letters or other correspondence from regulatory agencies relating to the spill or leak.

 

3.5            Have
any underground storage tanks or sumps been taken out of service or been removed?

 

Yes                          No
     X      

 

EXHIBIT G

    -2-

     

    

 

If yes, attach copies of any closure permits and clearance
obtained from regulatory agencies relating to closure and removal of such tanks.

 

4.             SPILLS

 

4.1            During
the past year, have any spills occurred on the Premises?

 

Yes                          No
     X      

 

If so, please describe the spill and attach the results of
any testing conducted to determine the extent of such spills.

 

4.2            Were
any agencies notified in connection with such spills?

 

Yes                          No
              

 

If so, attach copies of any spill reports or other correspondence
with regulatory agencies.

 

4.3            Were
any cleanup actions undertaken in connection with the spill?

 

Yes                          No
              

 

If so, briefly describe the actions taken. Attach copies of
any clearance letters obtained from any regulatory agencies involved and the results of any final soil or ground water sampling done upon
completion of the cleanup work.

 

	 	 

 

5.             WASTE
MANAGEMENT

 

5.1            Has
your company been issued an EPA Hazardous Waste Generator I.D. Number?

 

Yes                          No
     X      

 

5.2            Has
your company filed a biennial report as a hazardous waste generator?

 

Yes                          No
     X      

 

If so, attach a copy of the most recent report files.

 

5.3            Attach
a list of the Hazardous Materials, if any, generated or to be generated at the Premises, its hazard class and the quality generated
on a monthly basis.

 

5.4            Describe
the method(s) of disposal for each material. Indicate where and how often disposal will take place.

 

N/A 

	 	 
	 	 

 

EXHIBIT G

    -3-

     

    

 

		5.5	Indicate the name of
                                            the person(s) responsible for maintaining copies of hazardous manifests completed for
                                            off-site shipments of Hazardous Materials.

 

Sean Nichols, COO

 

		5.6	Is any treatment or
                                            processing of Hazardous Materials currently conducted or proposed to be conducted at the
                                            Premises:

 

Yes                          No
     X      

 

If yes, please describe any existing or proposed treatment
methods.

 

	 	 	 
	 	 	 
	 	 	 
	 	 	 

 

		5.7	Attach copies of any
                                            hazardous waste permits or licenses issued to your company with respect to its operations
                                            on the Premises.

 

		6.	WATER TREATMENT
                                            / DISCHARGE

 

		6.1	Do you discharge waste
                                            water to: NO

 

		 	 	 storm drain?
	 	 	 	 
	 	 	 	 sewer?
	 	 	 	 
	 	 	 	 surface water?
	 	 	 	 
	 	 	 	 no industrial discharge.

 

		6.2	Is your wastewater treated
                                            before discharge?

 

Yes                          No
          

 

If yes, describe the type of treatment conducted.

 

		 	 

 

Attach copies of any wastewater discharge permits issued to
your company with respect to its operations on the Premises.

 

	7.	AIR DISCHARGES

 

		7.1	Do you have any filtration
                                            systems or stacks that discharge into the air? NO

 

Yes                          No
    _      

 

EXHIBIT G

    -4-

     

    

 

		7.2	Do you operate any of
                                            the following types of equipment, or any other equipment requiring an air emissions permit?
                                            NO

 

		 	 	Spray booth
	 	 	 	 
	 	 	 	Dip tank
	 	 	 	 
	 	 	 	Drying oven
	 	 	 	 
	 	 	 	Incinerator
	 	 	 	 
	 	 	 	Other                                                                                   
	 	 	 	 
	 	 	 	No Equipment Requiring
                                            Air Permits

 

		7.3	Are air emissions from
                                            your operation monitored?

 

Yes                          No
           

 

If so, indicate the frequency of monitoring and a description
of the monitoring results.

 

		 	 

 

		7.4	Attach copies of any
                                            air emissions permits pertaining to your operations on the Premises.

 

		8.	HAZARDOUS MATERIALS
                                            DISCLOSURES

 

		8.1	Does your company handle
                                            Hazardous Materials in a quantity equal to or exceeding an aggregate of 500 pound, 5 gallons,
                                            or 200 cubic feet?

 

Yes                          No
     X      

 

		8.2	Has your company prepared
                                            a Hazardous Materials management plan (“Business Plan”) pursuant to the
                                            Fire Department requirements for the County in which the Premises is located?

 

Yes                          No
     X      

 

		8.3	Intentionally omitted.

 

		8.4	Describe the procedure
                                            followed to comply with OSHA Hazard Communication Standard requirements.

 

		9.	ENFORCEMENT ACTIONS,
                                            COMPLAINTS

 

		9.1	Has your company ever
                                            been subject to any agency enforcement actions, administrative orders, or consent decrees?

 

Yes                          No
     X      

 

If so, describe the actions and any continuing compliance
obligations imposed as a result of these actions.

 

EXHIBIT G

    -5-

     

    

 

		9.2	Has
                                            your company ever received requests for information, notice or demand letters, or any other
                                            inquiries regarding its operation?

 

Yes                          No
     X      

 

		9.3	Have there ever been, or are there now pending, any lawsuits
against the company regarding any environmental or health and safety concerns?

 

Yes                          No
     X      

 

		9.4	Has an environmental audit ever been conducted at your company’s
current facility?

 

Yes                          No
     X      

 

		9.5	Have there been any problems
                                            or complaints from neighbors at the company’s current facility?

 

Yes                          No
     X      

 

	Dragonfly Energy Corp.	 
	Company	 
	 	 
	By:	  /s/ Denis Phares	 
	Title:	CEO	 
	Date:	October 28, 2020	 

 

EXHIBIT G

    -6-

     

    

 

EXHIBIT H

 

MOVE OUT CONDITIONS

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

 Notwithstanding anything
to the contrary in this Lease, Tenant is obligated to check and address prior to move-out of the Premises the following items. The following
list is designed to assist Tenant in the move-out procedures but is not intended to be all inclusive.

 

1.             All
lighting is to be placed into good working order, including, without limitation, replacement of bulbs, ballasts and lenses consistent
with existing lighting, as needed.

 

2.              All
truck doors, dock levelers and pedestrian doors, are to be serviced and placed in good operating order. This includes the necessary replacement
of any dented truck door panels and adjustment of door tension to insure proper operation. All door panels which are replaced are to
be painted to match the Building standard.

 

3.              All
columns in the Premises are to be inspected for damage and Tenant shall be responsible for repairs to such structural columns resulting
from damage caused by or attributable to Tenant and/or Tenant’s Parties.

 

4.              HVAC,
including without limitation, warehouse heaters, industrial fans, exhaust and ventilation systems, air rotation units, and infrared tube
heaters (if applicable), are to be placed in good working order, including the necessary replacement of any parts to return HVAC to a
well-maintained condition. Upon move-out, Landlord will have an exit inspection performed by a certified mechanical contractor to determine
the condition of HVAC.

 

5.              All
holes in the sheetrock walls of the Premises are to be repaired/painted prior to move-out, and all striping and markings on floor (including
the warehouse floor) are to be removed in their entirety in a manner so as not to detrimentally affect the slab, which such removal methods
and/or processes shall be subject to Landlord’s prior approval thereof.

 

6.              The
carpets and tiles are to be in a clean condition and not have any holes or chips in them. Landlord will accept reasonable wear and tear
on these items provided they appear to be in a maintained condition.

 

7.              The
Premises is to be returned in a clean condition, including the cleaning of the offices, coffee bar, restroom areas, windows and other
portions of the Premises.

 

8.              The
warehouse area of the Premises is to be in broom clean condition, free of debris and cobwebs, with all inventory and racking removed.
There are to be no protrusion of anchors or bolts from the warehouse floor. All bolts, anchors or other devices used to attach or affix
Tenant’s trade fixtures are to be removed, subject to Landlord’s prior written approval. If machinery/equipment is removed,
the electrical lines are to be properly terminated at the nearest junction box.

 

EXHIBIT H

    -1-

     

    

 

9.              All
exterior windows with cracks or breakage are to be replaced, and all damaged window mullions are to be repaired or replaced, as necessary.

 

10.            Tenant
shall provide to Landlord the keys and passcodes for all locks on the Premises, including front doors, rear doors, and interior doors.

 

11.            Except
as otherwise agreed to in writing, it is expressly agreed that any and all telephonic, coaxial, ethernet, or other data, computer, word-processing,
facsimile, cabling, or electronic wiring installed by Tenant in, on or about the Premises, including all lines above the office ceiling
(collectively, "Wiring") is to be removed in its entirety, at Tenant's sole cost and expense. Tenant shall be responsible
for any and all damages to the Premises caused by such removal.

 

12.            All
electrical systems are to be left in a safe condition that conforms to Applicable Laws. Bare wires and dangerous installations are to
be corrected prior to move-out.

 

13.            All
plumbing fixtures are to be in good working order, including the water heater. Faucets and toilets are to be leak-free. Any sump pumps
in the truck well shall be free of debris and operational.

 

14.            All
dock bumpers must be left in place and well secured.

 

15.            All
Tenant exterior and interior signs shall be removed and at a minimum, the wall surface shall be restored and painted to match the existing
color, it being expressly understood that Tenant shall be responsible for any and all damages to the Premises, the Building or the Property
caused by such signage removal.

 

16.            All
waste containers placed in or about the Premises or the Property by Tenant (including in the dock areas of the Premises) shall be removed
and the areas related thereto returned in a clean and sanitary condition, free of debris.

 

17.            Any
and all roof penetrations shall be resealed in a watertight condition.

 

EXHIBIT H

    -2-

     

    

 

EXHIBIT I

 

MINIMUM SERVICE CONTRACT REQUIREMENTS

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

Service
Contract. The Service Contract for the HVAC System required under Section 12.1 of the Lease must include the following:

 

		a.	The service contract must become effective
                                            within thirty (30) days of Tenant’s occupancy of the Premises, and service visits must
                                            be performed on at least a quarterly basis unless otherwise agreed in writing by Landlord.
                                            The maintenance contract must include the following services:

 

		b.	Adjust belt tension;

 

		c.	Lubricate all moving parts, as necessary;

 

		d.	Inspect and adjust all temperature and
                                            safety controls;

 

		e.	Check refrigeration system for leaks and
                                            operation;

 

		f.	Check refrigeration system for moisture;

 

		g.	Inspect compressor oil level and crank
                                            case heaters;

 

		h.	Check head pressure, suction pressure
                                            and oil pressure;

 

		i.	Inspect air filters and replace when necessary;

 

		j.	Check space conditions;

 

		k.	Check condensate drains and drain pans
                                            and clean, if necessary;

 

		l.	Inspect and adjust all valves;

 

		m.	Check and adjust dampers; and

 

		n.	Run machine through complete cycle.

 

EXHIBIT I

    -1-

     

    

 

EXHIBIT J

 

ADDITIONAL PROVISIONS

 

This Exhibit is attached
to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY
OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a
Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
Capitalized terms used but not defined herein shall have the meanings given in the Lease.

 

1.      
       EXTENSION OPTION

 

(a)            Provided
that as of the time of the giving of the Extension Notice and the Commencement Date of the Extension Term, (x) Tenant is the Tenant
originally named herein, (y) Tenant actually occupies all of the Premises initially demised under this Lease and any space added
to the Premises, and (z) no Event of Default exists or would exist but for the passage of time or the giving of notice, or both,
then Tenant shall have the right to extend the Term (the “Extension Option”) for one additional term of five (5) years
(such additional term is hereinafter called the “Extension Term”) commencing on the day following the expiration of
the Term (hereinafter referred to as the “Commencement Date of the Extension Term”). Tenant shall give Landlord written
notice (hereinafter called the “Extension Notice”) of its election to extend the term of the initial Term not less
than six (6) full calendar months prior to the expiration of the initial Term and not more than nine (9) full calendar months
prior to the expiration of the initial Term.

 

(b)            The
Base Rent payable monthly by Tenant to Landlord during the Extension Term shall be the greater of (i) the Base Rent applicable to
the last year of the initial Term and (ii) the then prevailing market rate for comparable space in the Project and comparable buildings
in the vicinity of the Project for non-sublease, non-encumbered, non-equity space comparable in size, location and quality to the Premises,
as reasonably determined by Landlord, taking into account the size of the Lease, the length of the renewal term, market escalations and
the credit of Tenant. The Base Rent shall not be reduced by reason of any costs or expenses saved by Landlord by reason of Landlord’s
not having to find a new tenant for such premises (including, without limitation, brokerage commissions, costs of improvements, rent
concessions or lost rental income during any vacancy period).

 

(c)            The
determination of Base Rent does not reduce the Tenant’s obligation to pay or reimburse Landlord for Operating Expenses and other
reimbursement items as set forth in the Lease, and Tenant shall reimburse and pay Landlord as set forth in Lease with respect to such
Operating Expenses and other items with respect to the Premises during the Extension Term without regard to any cap on such expenses
set forth in the Lease.

 

(d)            Except
for the Base Rent as determined above, Tenant’s occupancy of the Premises during the Extension Term shall be on the same terms
and conditions as are in effect immediately prior to the expiration of the initial Term; provided, however, Tenant shall have no further
right to any allowances, credits or abatements or any options to expand, contract, renew or extend the Lease.

 

(e)            Time
is of the essence as to the giving of the Extension Notice. If Tenant does not give the Extension Notice within the period set forth
in paragraph (a) above, Tenant’s right to extend the Term shall automatically terminate.

 

(f)       
      Landlord shall have no obligation to refurbish or otherwise improve the Premises for the
Extension Term. The Premises shall be tendered on the Commencement Date of the Extension Term in “AS-IS” condition.

 

EXHIBIT J

    -1-

     

    

 

(g)            If
Tenant is entitled to and validly exercises its Extension Option, Landlord shall prepare an amendment (the "Extension Amendment")
to reflect changes in the Base Rent, Term, Termination Date and other appropriate terms. The Extension Amendment shall be (i) sent
to Tenant within a reasonable time after determination of the applicable Base Rent rate for the Extension Term, and (ii) executed
by Tenant and returned to Landlord within 15 days after the Extension Amendment is delivered to Tenant by Landlord. Notwithstanding the
foregoing, an otherwise valid exercise of the Extension Option shall be fully effective whether or not the Extension Amendment is executed.

 

(h)           If
Tenant exercises its right to extend the term of the Lease for the Extension Term pursuant to this Exhibit, the term “Term”
as used in the Lease, shall be construed to include, when practicable, this Extension Term.

 

(i)            Notwithstanding
anything herein to the contrary, Tenant’s Extension Option is subject and subordinate to the expansion rights (whether such rights
are designated as a right of first offer, right of first refusal, expansion option, or otherwise) of any tenant of the Building existing
on the date hereof.

 

(j)            Notwithstanding
anything herein to the contrary, Tenant’s Extension Option is personal to Tenant and in no event shall such Extension Option be
assignable.

 

EXHIBIT J

    -2-

     

    

 

FIRST AMENDMENT TO 

MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE

 

THIS FIRST AMENDMENT TO MULTI-TENANT INDUSTRIAL
TRIPLE NET LEASE dated ________________, 2020 (this “First Amendment”) is
entered into by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company
(“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), with
reference to the following:

 

R E C I T A L S

 

WHEREAS, Landlord
and Tenant entered into that certain Multi-Tenant Industrial Triple Net Lease dated November 1, 2020 (“Lease”),
for the lease of certain premises (the “Original Premises”), consisting of approximately 55,000 rentable square feet
located at 1190 Trademark Drive, Suite 108, Reno, Nevada. All capitalized terms used herein and not otherwise defined herein shall
have the meanings ascribed to such terms in the Lease; and

 

WHEREAS, Landlord
and Tenant desire by this First Amendment to amend the Lease in order to, among other things, (a) expand the Original Premises leased
by Tenant under the Lease to include certain additional premises (the “Additional Premises”) adjacent to the Original
Premises, consisting of approximately 44,000 rentable square feet, commonly known as 1190 Trademark Drive, Suite 106, Reno, Nevada;
(b) provide for Tenant’s payment of monthly Base Rent for the Additional Premises and Tenant’s Share of the Operating
Expenses and Real Property Taxes for the Expanded Premises (as defined below); and (c) further amend, modify and supplement the
Lease as set forth herein.

 

NOW, THEREFORE, in
consideration of the Expanded Premises and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows:

 

1.            Recitals.
The Recitals set forth above are incorporated herein as though set forth in full herein.

 

2.            Expansion
of the Premises. Effective as of March 1, 2021 (the “Expansion Commencement
Date”), the Original Premises shall be expanded to include the Additional Premises, as shown on Exhibit A attached hereto
and incorporated herein by this reference, upon all of the terms and conditions of the Lease except as otherwise set forth herein. Therefore,
the Lease is hereby amended such that, from and after the Expansion Commencement Date, all references in the Lease to the “Premises”
shall mean and refer to the entirety of the space in the Original Premises and the Additional Premises, which is approximately ninety-nine
thousand (99,000) rentable square feet (the entirety of such space is referred to herein as the “Expanded Premises”).
Notwithstanding anything to the contrary contained herein, Landlord shall not be obligated to deliver possession of the Additional Premises
to Tenant until Tenant has provided to Landlord evidence of liability and property insurance coverage covering the Additional Premises
pursuant to Section 11.2 of the Lease

 

    1

     

    

 

3.            Base
Rent for the Additional Premises. Notwithstanding anything in the Lease to the
contrary and in addition to paying monthly Base Rent for the Original Premises and all other monetary obligations due under the
Lease, including all Additional Rent for the Expanded Premises, Tenant shall pay monthly Base Rent for the Additional Premises
during the remainder of the Term according to the following schedule:

 

	Period	 	Monthly Base Rent	 
	March 1, 2021 – April 30, 2021	 	$	0.00	 
	May 1, 2021 – April 30, 2022	 	$	25,520.00	 
	May 1, 2022 – April 30, 2023	 	$	26,285.60	 
	May 1, 2023 – April 30, 2024	 	$	27,074.17	 
	May 1, 2024 – April 30, 2025	 	$	27,886.39	 
	May 1, 2025 – April 30, 2026	 	$	28,722.98	 

 

4.            Tenant's
Share for the Expanded Premises. On the Expansion Commencement Date, Tenant's Share of the
Building shall be adjusted to 25% and Tenant’s share of the Project shall be adjusted to 5.12% to reflect the Expanded Premises.

 

5.            Early
Access to the Additional Premises. Tenant shall have the right to access the Additional
Premises commencing on February 1, 2021 and continuing until the Expansion Commencement Date (the “Early Access Period”)
for the sole purpose of installing furniture, fixtures and equipment and preparing the Additional Premises for occupancy, but in no event
for commencing business operations from the Additional Premises; provided, however, that Tenant complies with all of the terms and conditions
of the Lease, as amended by this First Amendment, other than any covenant to pay monthly Base Rent or Tenant’s Share of Operating
Expenses or Real Property Taxes with respect to the Additional Premises during the Early Access Period; provided further that Tenant
has delivered to Landlord evidence of the insurance policies required under Section 11.2 of the Lease covering the entire Expanded
Premises.

 

    2

     

    

 

6.            Condition
of the Expanded Premises. Tenant acknowledges that it has been and continues to be in possession
of the Original Premises, is familiar with the condition of the Premises and accepts the Premises in its presently existing, “as
is” condition, with all faults and without representation, warranty or improvements by Landlord of any kind whatsoever, except
as expressly provided in the Lease. Except as expressly provided in this Section, Tenant hereby agrees that the Additional Premises shall
be taken “as is”, “with all faults”, “without any representations or warranties.” Tenant hereby acknowledges
that it has had an opportunity to investigate and inspect the condition of the Additional Premises and the suitability of same for Tenant’s
purposes, and Tenant does hereby waive and disclaim any objection to, cause of action based upon, or claim that its obligations hereunder
should be reduced or limited because of the condition of the Additional Premises, the Building or the Project or the suitability of same
for Tenant’s purposes. Tenant acknowledges that neither Landlord nor any agent nor any employee of Landlord has made any representations
or warranty with respect to the Additional Premises, the Building or the Project or with respect to the suitability of either for the
conduct of Tenant’s business and Tenant expressly warrants and represents that Tenant has relied solely on its own investigation
and inspection of the Additional Premises, the Building and the Project in its decision to enter into this First Amendment and let the
Additional Premises in an “as is” condition. No promise of Landlord to alter, remodel, repair, or improve the Additional
Premises, the Original Premises, the Building or the Project, and no representation, express or implied, respecting any matter or thing
relating to the Additional Premises, the Original Premises, the Building, the Project, or this First Amendment (including, without limitation,
the condition of the Additional Premises, the Original Premises, the Building or the Project) has been made to Tenant by Landlord or
its broker or sales agent other than as may be contained herein or in the Lease. Notwithstanding the foregoing, Landlord shall deliver
the Additional Premises to Tenant broom clean and free of debris on or before the Expansion Commencement Date with the existing mechanical
systems, plumbing system, electrical system and heating, ventilation and air conditioning system serving the office portion of the Additional
Premises (but not the HVAC system serving the warehouse portion of the Additional Premises, if any) (the “HVAC System”),
in good operating condition on the Expansion Commencement Date and Landlord warrants that the HVAC System shall continue to operate in
good working order for the period ending on the date sixty (60) days after the Expansion Commencement Date (the “HVAC Warranty
Period”), except to the extent such failure in the HVAC System to operate in good working order is caused by Tenant’s
use or alterations to the Additional Premises or failure to properly maintain the HVAC System as required by this Lease. If a non-compliance
with the foregoing exists as of the Expansion Commencement Date, Landlord shall, except as otherwise provided in the Lease, promptly
after receipt of written notice from Tenant setting forth with specificity the nature and extent of such non-compliance, commence to
rectify same at Landlord’s expense. If Tenant does not give Landlord written notice of a non-compliance within thirty (30) days
after the Expansion Commencement Date, correction of that non-compliance shall be the obligation of Tenant at Tenant’s sole cost
and expense. If a non-compliance with the HVAC warranty exists at any time prior to the expiration of the HVAC Warranty Period, Landlord
shall, except as otherwise provided in the Lease, promptly after receipt of written notice from Tenant setting forth with specificity
the nature and extent of such non-compliance, commence to rectify same at Landlord’s expense. If Tenant does not give Landlord
written notice of a non-compliance on or before the expiration of the HVAC Warranty Period, correction of that non-compliance shall be
the obligation of Tenant at Tenant’s sole cost and expense. At Landlord’s sole cost and expense using Landlord’s standard
industrial materials, Landlord shall install LED high bay warehouse lights with motion sensors in the warehouse portion of the Additional
Premises prior to the Expansion Commencement Date. In addition, Landlord shall provide Tenant with an improvement allowance (the “Additional
Premises Allowance”) of up to Eighty Eight Thousand and No/100 Dollars ($88,000.00) for costs incurred by Tenant in constructing
additional office space in the Additional Premises (the “Additional Premises Improvements”). The Additional Premises
Allowance shall not be used for Tenant’s furniture, fixtures or equipment. Tenant shall provide to Landlord reasonable written
documentation, including, but not limited to, paid invoices incurred in connection with the Additional Premises Improvements. Tenant
will be responsible for paying all costs for the Additional Premises Improvements in excess of the Additional Premises Allowance. Landlord
shall pay portions of the Additional Premises Allowance to Tenant following completion of the Additional Premises Improvements upon Landlord's
receipt of paid invoices therefor and unconditional mechanic's lien waivers for all work evidenced by such paid invoices. In no event
shall Landlord be obligated to make disbursements pursuant to this Section in a total amount which exceeds the Additional Premises
Allowance and in no event shall Tenant be entitled to any credit for any unused portion of the Additional Premises Allowance not used
by Tenant. If Tenant has not requested payment of any portion of the Additional Premises Allowance by the date that is six (6) months
after the date of the Expansion Commencement Date, then Tenant shall not be entitled to any further payments of, and shall not have any
further right to, such portion of the Additional Premises Allowance. The Additional Premises Improvements shall be subject to all of
the applicable terms and provisions of the Lease, including, without limitation, all of the requirements for Alterations set forth in
Section 13 of the Lease.

 

    3

     

    

 

7.            Extension
Option. Tenant shall continue to have the Extension Option to extend the Term set forth
in Exhibit J attached to the Lease, provided that the Extension Option must be exercised for the entire Expanded Premises.

 

8.            Security
Deposit. Concurrently with the execution and delivery of this First Amendment by Tenant,
Tenant shall pay to Landlord the amount of Thirty Two Thousand Four Hundred Eighty Four and 98/100 Dollars ($32,484.98) to increase the
Security Deposit being held by Landlord under the Lease. Effective as of the date of this First Amendment, the Lease shall be amended
by replacing all references to the existing amount of the Security Deposit with the amount of Seventy One Thousand Eight Hundred Fifty
Three and 15/100 Dollars ($71,853.15), the increased amount of the Security Deposit.

 

9.            Estoppel.
Tenant hereby certifies and acknowledges, that as of the date hereof (a) Landlord is not in default in any respect under the Lease,
(b) Tenant does not have any defenses to its obligations under the Lease, (c) Landlord is holding a Security Deposit in the
amount of $39,368.17 under the Lease, subject to increase as provided in Section 8 above, and (d) there are no offsets against
rent payable under the Lease. Tenant acknowledges and agrees that: (i) the representations herein set forth constitute a material
consideration to Landlord in entering into this First Amendment; (ii) such representations are being made by Tenant for purposes
of inducing Landlord to enter into this First Amendment; and (iii) Landlord is relying on such representations in entering into
this First Amendment.

 

10.          Brokers.
Tenant hereby represents and warrants to Landlord that Tenant has not entered into any agreement or taken any other action which might
result in any obligation on the part of Landlord to pay any brokerage commission, finder’s fee or other compensation with respect
to this First Amendment, other than to Kidder Mathews, and Tenant agrees to indemnify and hold Landlord harmless from and against any
losses, damages, costs or expenses (including without limitation, attorneys’ fees) incurred by Landlord by reason of any breach
or inaccuracy of such representation or warranty.

 

11.          Landlord’s
Limitation of Liability. It is expressly understood and agreed that notwithstanding anything
in the Lease (as hereby amended) to the contrary, and notwithstanding any applicable law to the contrary, the liability of Landlord under
the Lease, as hereby amended, (including any successor Landlord) and any recourse by Tenant against Landlord shall be limited solely
and exclusively to the interest of Landlord in and to the Building, and neither Landlord, nor any of its constituent partners or members,
shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself
and all persons claiming by, through or under Tenant. Under no circumstances shall Landlord be liable for injury to Tenant’s business
or for any loss of income or profit therefrom.

 

    4

     

    

 

12.
          Landlord Exculpation. No present or future
officer, director, employee, trustee, partner, member, manager or agent of Landlord shall have any personal liability, directly or indirectly,
and recourse shall not be had against any such officer, director, employee, trustee, partner, member, manager or agent under or in connection
with the Lease, as hereby amended, or any other document or instrument heretofore or hereafter executed in connection with the Lease,
as hereby amended. Tenant hereby waives and releases any and all such personal liability and recourse. The limitations of liability provided
in this Section are in addition to, and not in limitation of, any limitation on liability applicable to Landlord provided by law
or in any other contract, agreement or instrument.

 

13.         Ratification.
Except as otherwise specifically herein amended, the Lease is and shall remain in full force and effect according to the terms thereof.
In the event of any conflict between the Lease and this First Amendment, this First Amendment shall control.

 

14.         Attorneys’
Fees. Should either party institute any action or proceeding to enforce or interpret this
First Amendment or any provision thereof, for damages by reason of any alleged breach of this First Amendment or of any provision hereof,
or for a declaration of rights hereunder, the prevailing party in any such action or proceeding shall be entitled to receive from the
other party all cost and expenses, including actual attorneys’ and other fees, reasonably incurred in good faith by the prevailing
party in connection with such action or proceeding. The term “attorneys’ and other fees” shall mean and include attorneys’
fees, accountants’ fees, and any and all consultants’ and other similar fees incurred in connection with the action or proceeding
and preparations therefore. The term “action or proceeding” shall mean and include actions, proceedings, suits, arbitrations,
appeals and other similar proceedings.

 

15.         Submission.
Submission of this First Amendment by Landlord to Tenant for examination and/or execution shall not in any manner bind Landlord and no
obligations on Landlord shall arise under this First Amendment unless and until this First Amendment is fully signed and delivered by
Landlord and Tenant; provided, however, the execution and delivery by Tenant of this First Amendment to Landlord shall constitute an
irrevocable offer by Tenant of the terms and conditions herein contained, which offer may not be revoked for thirty (30) days after such
delivery.

 

16.         Counterparts;
Facsimile, Electronic and Emailed Signatures. This First Amendment may be executed in several
counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same agreement. A signed
copy of this First Amendment transmitted by facsimile, email, DocuSign or other means of electronic transmission shall be deemed to have
the same legal effect as delivery of an original executed copy of this First Amendment for all purposes.

 

[SIGNATURES ON NEXT PAGE]

 

    5

     

    

 

IN WITNESS WHEREOF, this First Amendment has been
executed by the parties as of the date first referenced above.

 

	 	“Landlord”
	 	 
	 	ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, 
	 	a Delaware limited liability company,
	 	 
	 	 
	 	By: 	 
	 	Name:	 
	 	Title:	 
	 	 
	 	“Tenant”
	 	 
	 	DRAGONFLY ENERGY CORP., 
	 	a Nevada corporation
	 	 
	 	By: 	/s/ Denis Phares
	 	Name: 	Denis Phares
	 	Title: 	CEO

 

    6

     

    

 

EXHIBIT A

 

ADDITIONAL PREMISES

 

 

 

    1Exhibit 10.12

 

PROLOGIS
CLEAR LEASE

 

Simplify
your lease. Simplify your business.

 

THIS LEASE
is made between Landlord and Tenant as of the Effective Date below.

 

	1.	General Defined Terms.	 	 	 	 	 	 
	 	 	 		 	 	 
	 	a)	Effective Date:	08 February 2022 	 , 20___	 	 
	 				 	 
	 	b)	Landlord:	Prologis, L.P., a Delaware
    limited partnership	 
	 	 	 	 	 
	 	c)	Landlord Notice Address:	Prologis	 	 	With copy to: 	Prologis
	 	 	 	5520 Kietzke Ln., Suite 230	 	1800 Wazee Street
	 	 	 	Reno, Nevada	 	 	Suite 500
	 	 	 	89511	 	 	 	Denver, Colorado 80202
	 	 	 	Attn: Market Officer	 	Attn:
General Counsel
	 	 	 	 	 	 
	 	d)	Tenant:	Dragonfly Energy Corporation,
    a Nevada corporation
	 	 	 	 
	 	e)	Tenant Notice Address:	1190 Trademark Drive	With copy to:	 
	 	 	 	#108	 	 	 	 
	 	 	 	Reno, Nevada 89521	 	 
	 	 	 	Attn: General Counsel	 	 
	 	 	 	 	 
	 	f)	Premises:	That portion of the Building containing approximately 390,240 rentable square feet as shown on  Exhibit A.
	 	 	 	 	 	 
	 	g)	Building:	Damonte Ranch 4 

(address to be assigned upon
    Building completion)
	 	 	 		 
	 	h)	Project:	Prologis Park Damonte Ranch	 	 
	 	 	 	 	 	 
	 	i)	Tenant’s Proportionate Share
    of Taxes:	100.00%	 	 	 	 	 
	 	 		 	 	 	 	 	 
	 	j)	Lease Term:	Beginning on the Commencement
    Date and ending on the day which is 124 full calendar months
    following the Commencement Date (the “Expiration Date”).
	 	 	 		 	 	 	 
	 	k)	Commencement Date:	Upon
    Substantial Completion of construction
    of the Building (where “Substantial
    Completion of construction of the Building” shall mean and refer
    to the occurrence of: (a) Landlord’s receipt of permit sign-offs for the
    Building, and (b) the certification by the construction project architect that
    the Building is substantially completed except for punch list items which
    do not prevent in any material way the use of the Building for the purposes
    for warehouse use). 
	 	 	 		 	 
	 	l)	Monthly
    Base Rent:	 	Period	 	Monthly
    Base Rent
	 	 	 	Month 1	through	Month 4	*USD$230,241.60
	 	 	 	Month 5	through	Month 12	USD$230,241.60
	 	 	 	Month 13	through	Month 24	USD$237,148.85
	 	 	 	Month 25	through	Month 36	USD$244,263.32
	 	 	 	Month 37	through	Month 48	USD$251,591.22
	 	 	 	Month 49	through	Month 60	USD$259,138.96
	 	 	 	Month 61	through	Month 72	USD$266,913.13
	 	 	 	Month 73	through	Month 84	USD$274,920.52
	 	 	 	Month 85	through	Month 96	USD$283,168.14
	 	 	 	Month 97	through	Month 108	USD$291,663.18
	 	 	 	Month 109	through	Month 120	USD$300,413.08
	 	 	 	Month 121	through	Month 124	USD$309,425.47
	 	 	 	*Base Rent is abated during
    this period. Monthly FOE and Taxes will be due as provided in this Lease
    during this period.
	 	 	 	 

	 	m)	Monthly Fixed Operating Expenses 	Operating Expenses:	 	USD$21,892.46
	 	 	(“Monthly FOE”):	Capital Repairs/Replacements: 	 	USD$2,107.30
	 	 	 	Total Monthly FOE: 	 	USD$23,999.76

 

	 	n)	Annual
    FOE Increase:	2.40%
	 	 	 	 
	 	o)	Monthly
    Taxes (Initial Estimate):	USD$21,463.20

 

	PLD Property ID: [ren00891]	
	 	 
	[NV]	 
	 	 

    	 	- 1 -	 

     

    

 

	 	p)	Security
    Deposit:	USD$275,704.56
    in the form of Cash
	 	 	 	 
	 	q)	Landlord
    Broker:	CBRE
    – Dan Buhrmann
	 	 	 	 
	 	r)	Tenant Broker:	Kidder
    Mathews Inc. – Steve Kucera
	 	 	 	 
	 	s)	Exhibits:	Exhibit A	-   Site
    Plan
	 	 	 	Exhibit B	-   Project
    Rules and Regulations
	 	 	 	Exhibit C	-   Nevada
    Notice of Non-Responsibility
	 	 	 	Exhibit D	-   One
    Renewal Option at Market
	 	 	 	Exhibit E	-   Storage
    and Use of Permitted Hazardous Materials

 

2.   Granting
Clause. In consideration for performance of Tenant’s obligations under this Lease, Landlord leases to Tenant, and Tenant
takes from Landlord, the Premises for the Lease Term, subject to the provisions of this Lease. Tenant represents and warrants to Landlord
that the individual executing this Lease on behalf of Tenant is authorized to do so, and Tenant has taken all necessary actions for this
Lease to be binding and enforceable.

 

3.   Acceptance
of Premises. Tenant accepts the Premises in its “as-is” condition as of the Commencement Date. Tenant waives any
implied warranty that the Premises is suitable for Tenant's intended purposes. Within 10 days after request, Tenant shall execute
and deliver to Landlord a certificate stating the Commencement Date of the Lease and the end of the Lease Term. Occupation of the
Premises by Tenant prior to the Commencement Date shall be subject to all obligations of Tenant under this Lease except for the
payment of Monthly Base Rent, Monthly FOE, and Monthly Taxes.

 

Landlord
represents and warrants, to its knowledge, that as of the Commencement Date the Premises’ HVAC, electrical, plumbing and other
mechanical systems are in good working order and Landlord warrants such systems for a period of six (6) months from the Commencement
Date; provided, however, that such warranty shall not be effective for any maintenance, repairs or replacements necessitated due to the
misuse of, or damages caused by, Tenant, its employees, contractors, agents, subtenants, or invitees.

 

4.   Use.
The Premises shall be used only for the purpose of receiving, storing, shipping, and selling (but specifically excluding retail selling)
products, and for such other incidental lawful uses; furthermore, with respect to the materials itemized in Exhibit E and pursuant
to the terms thereof, Tenant’s use may include manufacturing and assembly. Tenant shall not conduct any public sale at the Premises,
use the Premises as a place of public accommodation under the Americans With Disabilities Act or any other Legal Requirements, or permit
any nuisance at the Premises. Tenant shall use the Premises in compliance with all federal, state, and local laws, orders, judgments,
ordinances, regulations, codes, permits, licenses, covenants, and restrictions now or hereafter applicable to the Premises (collectively,
 "Legal Requirements"). Tenant shall, at its expense, make any alterations or modifications to the Premises or Project
that are required by Legal Requirements due to Tenant's specific use or occupation of the Premises.

 

5.   Monthly
Base Rent and Monthly FOE. Upon execution of this Lease, Tenant shall pay to Landlord the first payment of Monthly Base Rent,
Monthly Taxes, and Monthly FOE payable under the Lease, and thereafter Tenant shall pay all such payments in advance, without demand,
no later than the first day of each calendar month following the Commencement Date (prorated for any fractional calendar month). Effective
on the same date that Monthly Base Rent is increased following any abatement period as provided in Section  1, the Monthly FOE shall
be automatically increased by the Annual FOE Increase set forth in Section  1. Tenant shall make all payments to Landlord (or to
such other party or at such location as Landlord may from time to time specify in writing) by Electronic Fund Transfer or Automated
Clearing House. Tenant’s payment obligations and Landlord’s obligations under this Lease are independent obligations. Tenant
shall not abate, reduce, or set-off any amounts payable except as may be expressly provided in this Lease. Without limiting Landlord’s
other rights and remedies, if Tenant is delinquent in any payment due for more than 5 days, Tenant shall pay to Landlord on demand as
a late charge (and not as a penalty) an amount equal to five percent (5%) of the delinquent sum.

 

The
Monthly FOE payable by Tenant shall be Tenant’s reimbursement for Landlord’s costs with respect to insurance premiums as
provided in Section  9, Landlord's repair and maintenance obligations as provided in Section  10, and the property management
fee.

 

    	 	- 2 -	 

     

    

 

6.   Security
Deposit. Tenant shall pay Landlord the Security Deposit upon execution of this Lease as security for the performance of
Tenant's obligations. The Security Deposit is not an advance rental deposit, or a measure of Landlord's damages arising from an
Event of Default (as hereinafter defined). Upon any Event of Default, Landlord may use the Security Deposit to satisfy
Tenant’s obligations under this Lease, without prejudice to any other remedy provided herein or by law. Tenant shall pay
Landlord, no later than 10 days from demand, an amount that will restore the Security Deposit to the amount required under this
Lease. Landlord's obligation with respect to the Security Deposit is that of a debtor, not a trustee. The Security Deposit shall be
the property of Landlord, and any remaining amount of the Security Deposit shall be paid to Tenant no later than 30 days after
Tenant's obligations under this Lease have been fulfilled. Landlord shall not be required to keep the Security Deposit separate from
its general accounts, and no interest shall accrue thereon.

 

7.   Utilities.
Tenant shall pay the utility provider directly for all separately metered or contracted utilities serving the Premises, along with
any taxes, penalties, or surcharges related thereto. Water and sewer services are included in the Monthly FOE, and Tenant agrees to
limit use of water and sewer to amounts consistent with normal restroom, break room, and office use. Notwithstanding the foregoing,
provided that such utilities are priced at, or below, local utility provider rates, Landlord may elect to deliver gas and electric
utility services to Tenant directly, or through an intermediary, including Landlord holding the utility accounts, and Tenant shall
reimburse Landlord for Tenant’s consumption no later than thirty (30) days from receipt of demand. In the event Tenant’s
use of water and sewer services materially exceeds the foregoing, Landlord may separately meter the water and sewer services, at
Tenant’s expense, and may require Tenant to pay the service provider directly. Landlord shall have no liability to Tenant with
respect to any interruptions or failures of utilities.

 

8.   Taxes.
Subject to reimbursement as provided below, Landlord shall pay all taxes, assessments, governmental charges, fees or payments to a governmental
authority in lieu of taxes, and fees payable to tax consultants and attorneys for consultation and contesting taxes that accrue during
the Lease Term against the tax parcel on which the Premises is located (collectively, "Taxes"). In addition, Taxes shall
include all capital levies, or other taxes assessed upon the rent payable to Landlord under this Lease, and any franchise tax, excise,
use, margin, transaction, sales or privilege tax, assessment, levy or charge measured by or based upon such rent, or the value of the
Premises and/or the Project; provided, however, in no event shall Tenant be liable for any income taxes imposed on Landlord unless such
income taxes are in substitution for any Taxes. If any tax is levied or assessed directly against Tenant, or results from any Tenant-Made
Alterations (defined below), property, contents, or fixtures placed in the Premises by Tenant, then Tenant shall pay such tax directly
to the taxing authority, even if levied or assessed against Landlord.

 

Along
with each payment of Monthly Base Rent under this Lease, Tenant shall pay Landlord one-twelfth (1/12) of Tenant's Proportionate Share
of Taxes as estimated by Landlord from time to time. Tenant shall be responsible only for Tenant’s Proportionate Share of actual
Taxes in any calendar year. Each year, within ninety (90) days of the final determination of Taxes for the prior year, Landlord shall
provide Tenant with reasonable documentation of the Taxes for such period, together with a reconciliation statement showing the Taxes
paid by Tenant and the actual Taxes for such period; any difference between Tenant’s estimated payments and Tenant’s Proportionate
Share of actual Taxes will be reconciled annually by either: (a) Tenant paying Landlord, or (b) Landlord paying Tenant, such
amounts to true-up the differences, each within thirty (30) days after such determination. Tenant's Proportionate Share may be as adjusted
by Landlord for future changes in the physical size of the Premises, Building, or Project. The Monthly Taxes is an estimate only, actual
Taxes may vary.

 

9.  
Insurance. During the Lease Term, Landlord shall maintain all risk property insurance covering the replacement of the Building
and commercial general liability insurance on the Project. Landlord’s insurance may be included in a blanket policy or captive
insurance program. Tenant will not use the Premises in any manner that would void Landlord's insurance.

 

During
the Lease Term, Tenant shall maintain the following insurance policies at Tenant’s expense and without limiting Tenant’s
liability under this Lease: (a) commercial general liability, on an occurrence basis, having a minimum limit of $2,000,000 per occurrence
naming Landlord, Prologis, Inc., and its property manager as additional insureds; (b) all-risk property covering the full replacement
cost of all property and improvements placed in the Premises by, or on behalf of, Tenant; (c) workers’ compensation as required
by the applicable state statute which shall include a waiver of subrogation in favor of Landlord Parties; (d) employers liability
of not less than $1,000,000, and (v) business automobile liability having a combined single limit of not less than $2,000,000 per
occurrence insuring Tenant against liability arising out of the ownership, maintenance, or use of any owned, hired or non-owned vehicles.
Tenant’s insurance shall provide primary and non-contributory coverage to Landlord Parties with respect to Tenant’s indemnity
obligations under this Lease. Tenant’s insurance requirements may be satisfied by a combination of primary and excess policy limits
or an umbrella policy. Tenant shall provide Landlord with certificates of such insurance prior to Tenant taking possession of the Premises,
and thereafter prior to the expiration of the insurance coverage, or 15 days following Tenant’s receipt of Landlord’s request.

 

    	 	- 3 -	 

     

    

 

The
all-risk property insurance obtained by Landlord and Tenant shall include a waiver of subrogation in connection with any insured loss
by the insurers and all rights based upon an assignment from its insured, against Landlord, or its agents, employees, contractors, or
property manager (collectively the “Landlord Parties”), or Tenant, its agents, employees, contractors, subtenants,
assigns, or invitees (collectively the “Tenant Parties”). No Landlord Parties or Tenant Parties shall be liable to
any other, for any loss coverable by all risk property insurance, and each party waives claims against the Landlord Parties and Tenant
Parties (as applicable) for such loss. Notwithstanding anything contained herein to the contrary, Tenant shall be responsible for all
contents, owned or unowned, places in the Premises by, or on behalf of, Tenant. The failure of either party to insure its property shall
not void this waiver. The Landlord Parties and Tenant Parties waive any claims against the other for business interruption loss from
any cause whatsoever, including damage caused in whole or in part, directly or indirectly, by the negligent acts of the other party (but
subject to Legal Requirements with respect to the non waive-ability of gross negligence or intentional misconduct of either party)..
Notwithstanding the foregoing, with respect to any damage to the Project caused by Tenant Parties, Tenant shall pay Landlord’s
all-risk property insurance deductible, not to exceed $25,000 per occurrence, within thirty (30) days following demand.

 

10.  Landlord's
Repairs and Maintenance. Landlord shall maintain, repair, and replace as reasonably necessary to keep in good working order the
following elements of the Project which serve the Building: (a) structural elements of the Building, (b) roof (including roof
membrane), (c) exterior walls, (d) parking areas (including snow removal to the extent consistent with market practice), driveways,
landscaping, (e) exterior lighting, (f) Building fire sprinkler system, (g) plumbing, water and sewer lines (excluding
any Tenant specialized plumbing), (h) water heater, (i) restroom and breakroom fixtures existing as of the Commencement Date,
(j) office area ceiling tiles, (k) windows, (l) demising wall, (m) ventilation, and air conditioning units serving
the office area of the Premises (the “Office HVAC”), and (m) exterior louvers and ventilation fans for standard
warehouse air changes, heating and evaporative cooler systems serving the warehouse area of the Premises (the “Warehouse Systems”).
Landlord shall also complete a bi-annual preventative maintenance service of all dock doors, dock levelers, and dock bumpers. Landlord’s
obligations for repair and replacements under this Lease shall expressly exclude any damage resulting from the misuse or damage by Tenant
Parties, and, subject to Sections 9 and 15, Tenant shall reimburse Landlord no later than thirty (30) days from demand the cost of any
repair or replacement resulting from damage or misuse by Tenant Parties. Tenant shall promptly give Landlord written notice of any repair
required by Landlord.

 

11.  Tenant's
Repairs. Subject to Landlord's obligations in Section  10, and subject to Sections 9 and 15, Tenant, at its expense, shall
maintain, repair, and replace in good working order all areas, improvements and systems exclusively serving the Premises including floor
slab, doors, and Tenant HVAC and related components. “Tenant HVAC” means HVAC systems installed by Tenant, specialty
HVAC equipment (including IT room HVAC), and warehouse air conditioning systems (other than the Warehouse Systems) including temperature-controlled
product systems. In addition, Tenant, at Tenant’s expense, shall repair and replace in good working order the dock doors, dock
levelers, and dock bumpers serving the Premises. If Tenant fails to perform any Tenant maintenance, repair, or replacement required under
this Lease within 30 days from demand, Landlord may perform such work and Tenant shall reimburse Landlord for such costs within 30 days
after demand along with a 5% administrative fee.

 

12. Tenant-Made
Alterations and Trade Fixtures. Tenant must obtain Landlord’s written consent for any alterations or improvements made
to the Premises or Project by, or on behalf of, Tenant ("Tenant-Made Alterations"). Tenant shall be responsible to ensure
that all Tenant-Made Alterations comply with Legal Requirements and are constructed in a good and workmanlike manner by reputable contractors.
Tenant shall provide Landlord with the names of all contractors performing work or supplying materials prior to beginning construction,
and Landlord may post notices of non-responsibility at the Premises. Tenant shall cause its contractor completing Tenant-Made Alterations
to provide certificates of insurance for worker's compensation, including a waiver of subrogation in favor of Landlord Parties, and commercial
general liability in an amount equal to $2,000,000, including a provision of additional insured status for Landlord Parties. Upon completion
of any Tenant-Made Alterations, Tenant shall deliver to Landlord final lien waivers from all contractors and subcontractors which provided
services for the Tenant-Made Alterations. Upon surrender of the Premises, Tenant shall remove all Tenant-Made Alterations and any improvements
constructed by Tenant, unless Landlord notifies Tenant that they shall remain as Landlord's property. Tenant shall repair any damage
resulting from such removal. Upon Tenant's written request, Landlord shall provide Tenant a list of Tenant-Made Alterations Landlord
will shall allow to remain upon the Expiration Date.

 

    	 	- 4 -	 

     

    

 

Without
Landlord’s approval, Tenant may erect shelves, racking, machinery and trade fixtures in the Premises (collectively
 "Trade Fixtures"), provided such items: (a) do not overload the slab, (b) may be removed without damaging
the slab or the Premises, and (c) comply with all Legal Requirements. Upon Lease termination, Tenant, at its expense, shall
remove its Trade Fixtures and repair any damage to the Premises caused from such removal.

 

Notwithstanding
anything herein to the contrary, and provided that no Event of Default exists or would exist but for the passage of time, giving of notice,
or both, Landlord shall contribute up to a maximum amount of $4,682,880 (the “TI Allowance”), towards the Tenant-Made Alterations
to the Premises which can be capitalized by Landlord (as opposed to repairs and maintenance to the Premises), which payment shall be
made by Landlord to Tenant within 30 days following (i) completion of the Tenant-Made Alterations, (ii) Landlord’s receipt
of Tenant’s invoice substantiating the costs along with copies of vendor invoices summarizing work done, (iii) Landlord’s
receipt of final lien waivers from all contractors and subcontractors who worked on the Tenant-Made Alterations, and (iv) Landlord’s
receipt of a copy of the final construction permit approved by the applicable governing authority to the extent required for such Tenant-Made
Alterations. Landlord shall be under no obligation to pay for any Tenant-Made Alterations to the Premises in excess of the TI Allowance.
Further, such TI Allowance shall only be available for Tenant’s use through Month 24 of the Lease, and Tenant hereby waives any
and all rights to any unused portion of the TI Allowance remaining thereafter.

 

Tenant
acknowledges this Lease is for new-build construction. Without any Landlord representation, warranty, or liability with respect to the
contents thereof, and without granting or implying any Tenant right to request modifications or to approve the contents thereof, Landlord
shall provide Tenant with a copy (in electronic format or other format readily available to Landlord) of the base building specifications
for the Building.

 

13.  Signs.
Tenant must obtain Landlord’s written consent for any exterior signage. Upon the Lease termination, Tenant, at its expense, shall
remove all such signage and repair, paint, and/or replace any damaged building facia surfaces. Tenant, at its expense, shall comply with
all Legal Requirements pertaining to such items.

 

14.  Parking.
Tenant may park operable vehicles in areas of the Project designated for non-reserved parking and may park operable vehicles and trailers
overnight at the docks and designated truck and trailer parking areas for the Premises. Tenant shall not park vehicles or trailers in
a manner that causes interference with the access to the parking lots and truck courts at the Project. Landlord may allocate parking
spaces among Tenant and other tenants if Landlord reasonably determines such allocation is beneficial to the Project. Landlord shall
not be responsible for enforcing Tenant's parking rights against any third parties.

 

15.  Restoration.
If at any time during the Lease Term the Premises is damaged by fire or other casualty event (the “Casualty Damage”),
within 60 days after such event, Landlord shall notify Tenant of its reasonable estimate for restoration time (the "Restoration
Notice"). If the restoration time is estimated to exceed 6 months, either Landlord or Tenant may elect to terminate this Lease
upon delivery of written notice to the other party no later than 30 days after delivery of the Restoration Notice. If neither party elects
to terminate this Lease, or if Landlord estimates that restoration will take less than 6 months, then Landlord shall, subject to receipt
of insurance proceeds, restore the Premises, excluding any Tenant-Made Alterations and Trade Fixtures. Notwithstanding the foregoing,
either party may terminate this Lease if the Casualty Damage occurred during the last year of the Lease Term and Landlord reasonably
estimates that it will take more than one month to repair such damage. Commencing on the date of the Casualty Damage, Monthly Base Rent,
Monthly Taxes, and the Monthly FOE shall be abated from the date of Casualty Damage through the period of repair and restoration in the
proportion of the Premises, if any, which is not usable by Tenant. Such abatement shall be the sole remedy of Tenant, and Tenant waives
any right to terminate this Lease by reason of damage or casualty loss except as provided above.

 

16.  Condemnation.
If the entire Premises is permanently taken by right of eminent domain, or by a purchase in lieu thereof (each a "Taking"
or "Taken"), then upon written notice by Landlord this Lease shall terminate and Monthly Base Rent, Monthly FOE, and
Monthly Taxes shall be apportioned as of the date of the Taking. If part of the Premises is Taken, then this Lease shall be terminated
with respect to the portion so Taken and Monthly Base Rent and Monthly FOE shall be proportionately reduced to the extent fair and reasonable
under the circumstances. In the event of a Taking, Landlord shall be entitled to receive the entire purchase price or award from a Taking,
and Tenant shall assign to Landlord Tenant's interest, if any, in such purchase price or award. Without diminishing Landlord's purchase
price or award, Tenant shall have the right to make a separate claim against the Taking authority (but not Landlord) for such compensation
as may be separately awarded or recoverable by Tenant.

 

    	 	- 5 -	 

     

    

 

17.  Assignment and
Subletting. Tenant shall not assign this Lease, sublease the Premises, or mortgage or pledge its leasehold interest in this Lease
without Landlord’s prior written consent, except as provided below, and any attempt to do so shall be an immediate Event of Default.
In determining whether to grant, delay or condition its consent, Landlord may consider whether the intended use would adversely impact
the value of the Building, the use or operations of other tenants at the Project, or impair Landlord’s ability to lease other space
in the Project. Tenant shall provide Landlord the proposed assignee or sublessee’s name, a description of its business, its financial
information, and such other information as Landlord may reasonably request. Any approved assignment or sublease shall be expressly subject
to: (a) the terms and conditions of this Lease, and (b) revocable if there is an uncured Event of Default, either at the time
of notice or as of the effective date of the assignment or sublease. In an Event of Default, Landlord may collect rent from any occupant
of the Premises apply the amount collected to the next due installment of rent under this Lease. For purposes of this Section, a transfer
of the ownership interests controlling Tenant shall be deemed an assignment of this Lease unless the interests are publicly traded. Notwithstanding
the above, without Landlord’s consent, but with prior written notice to Landlord, Tenant may assign this Lease, or sublet the Premises
to any entity controlling Tenant, controlled by Tenant or under common control with Tenant (a "Tenant Affiliate"). This
Lease shall be binding upon Tenant’s successors and assigns. Upon Landlord's receipt of Tenant's written notice of a desire to
assign this Lease, or sublet the Premises (other than to a Tenant Affiliate), Landlord may terminate this Lease with respect to the area
of the Premises described in Tenant's notice by giving written notice to Tenant within 30 days of Landlord’s receipt of such request.

 

Notwithstanding
any assignment or subletting (or any Landlord consent thereto), Tenant and any guarantor of Tenant's obligations shall remain liable
for all of Tenant’s obligations under this Lease. In the event that the Base Rent due by a sublessee exceeds the Monthly Base Rent
payable under this Lease, then Tenant shall pay to Landlord 50% of such excess within 30 days following receipt.

 

18.  Indemnification.
Tenant agrees to indemnify, defend, and hold harmless, Landlord Parties from and against all losses, liabilities, damages, costs and
expenses (including reasonable attorneys' fees) resulting from third party claims for personal injuries, or damage, theft, or loss of
property occurring at the Project which arises from: (a) the use and occupancy of the Premises by Tenant Parties, or (b) any
other act or omission of Tenant Parties, except for the negligence or willful misconduct of Landlord Parties. The furnishing of insurance
required hereunder shall not be deemed to limit Tenant's obligations under this Section.

 

19.  Inspection,
Data, and Access. Landlord and its agents, representatives, lenders, investors, prospective buyers, consultants, and contractors
may enter the Premises at reasonable times to inspect the Premises for any reasonable business purpose, and during the last year of the
Lease Term, to show the Premises to prospective tenants. Landlord may grant easements, make public dedications, designate or modify common
areas, and create restrictions affecting the Project (collectively, “Encumbrances”), provided that Encumbrances do
not materially interfere with Tenant's authorized use or occupancy of the Premises. Tenant agrees to execute any reasonable instruments
as may be necessary for Encumbrances. Upon reasonable prior notice to Tenant, Landlord may install and maintain sensors and meters (collectively
 “Devices”) in the Premises for the purpose of collecting raw Building data regarding the operational efficiency of
the HVAC, roof, foundation and exterior walls, temperature, utility, and lighting usage (the “Data”). The Devices
shall not: (a) materially interfere with Tenant's use or occupancy of the Premises, (b) include cameras, video, or voice recording
devices, or (c) collect personal or employee data, or otherwise track or identify people, equipment, or inventory. Landlord shall
own all rights, title and interest in all the Data collected from Devices. Upon request to Landlord, Tenant shall have the right to access
and use the Data for its internal business purposes during the Lease Term.

 

20.  Quiet
Enjoyment. Absent any uncured Event of Default, Tenant shall have peaceful and quiet enjoyment of the Premises against any person
claiming by, through or under Landlord.

 

21. Surrender.
Upon the Lease termination, or the termination of Tenant's possession of the Premises, Tenant shall surrender the Premises to Landlord
in the same condition as received, , ordinary wear and tear, casualty loss and condemnation excepted, and remove all Trade Fixtures,
Tenant-Made Alterations and property. Tenant shall remove, or cut below the slab surface, all racking bolts, and repair cracks, spalling,
and racking bolt damage with mm-80 (or equivalent) epoxy or polymer to match concrete color and finished smooth with slab surface. All
floor striping (including paint or tape) shall be removed with no residual staining or other indication that such striping or taping
existed. Any such items not removed shall be deemed abandoned. In the event Tenant fails to comply with either (a) or (b) above,
Landlord may complete such work, and Tenant shall reimburse Landlord for the costs thereof no later than thirty (30) days following receipt
of demand. Any outstanding Tenant obligations under this Lease shall survive the termination of the Lease Term.

 

    	 	- 6 -	 

     

    

 

22.  Holding
Over. Possession of the Premises by Tenant after the termination of this Lease, shall be subject to immediate termination by
Landlord, and all terms of this Lease shall be applicable during such holdover period except (a) any expansion, renewal, or similar
option shall be null and void, and (b) Monthly Base Rent for the holdover period shall be 150% of the Monthly Base Rent in effect
immediately prior to the holdover period. In addition, Tenant shall be liable for all damages incurred by Landlord as a result of the
holdover. Holdover shall not extend the Lease Term, and this Section shall not be construed as consent for Tenant to retain possession
of the Premises. For purposes of this Section, “possession of the Premises” shall continue until Landlord has legal control
over the Premises, all keys have been delivered, and Tenant has surrendered the Premises in the condition and repair as required in this
Lease.

 

23.   Events of Default. Each of the following shall be an event of default ("Event of Default") by Tenant:

 

		a)	Failure
                                            by Tenant to pay any installment of Monthly Base Rent, Monthly Taxes, the Monthly FOE, or
                                            any other payment required within 5 days after the due date.

 

		b)	Tenant
                                            or any guarantor: (i) makes an assignment for the benefit of creditors; (ii) commences
                                            any action to have an order for relief entered on its behalf as a debtor, or to adjudicate
                                            it as bankrupt, or insolvent, or seek reorganization, liquidation, or dissolution of it,
                                            or its debts, or seek an appointment of a receiver, trustee, custodian or similar official
                                            for it, or its property (collectively a "Proceeding for Relief"); (iii) becomes
                                            subject to an involuntary Proceeding for Relief which is not dismissed within 60 days of
                                            filing; or (iv) is dissolved or otherwise fails to maintain its legal existence.

 

		c)	Failure
                                            to maintain any insurance required by this Lease, or to timely deliver any certificate of
                                            insurance.

 

		d)	Failure
                                            to comply with any other provision of this Lease for more than 30 days after Landlord has
                                            given Tenant written notice, except as otherwise provided in this Lease (said notice being
                                            in lieu of, and not in addition to, any notice required as a prerequisite to a forcible entry,
                                            detainer or similar action for possession of the Premises).

 

		e)	The
                                            occurrence of any Event of Default otherwise specifically set forth in this Lease.

 

24.  Landlord's
Remedies. For so long as any Event of Default continues, Landlord may at any time elect to: (a) terminate this Lease, (b) terminate
Tenant's right of possession of the Premises (but Tenant shall remain liable as hereinafter provided), and/or (c) pursue any other
remedies at law or in equity. Upon the termination of this Lease, or termination of Tenant's right of possession, Landlord may, without
formal demand or notice except as required by Legal Requirements, re-enter the Premises by any action or proceeding authorized by law,
and remove Tenant, and all persons and property therefrom. If Landlord re-enters the Premises, Landlord shall have the right to keep
in place, or remove and store, all property at the Premises at Tenant’s expense. In the event Landlord delivers three notices of
an Event of Default under this Lease in any twelve-month period, any subsequent failure to comply with this Lease shall be deemed an
Immediate Event of Default. The term “Immediate Event of Default” shall mean Tenant has no cure period, and Landlord may
immediately pursue all of its remedies.

 

If
Landlord terminates this Lease, Landlord may recover from Tenant the sum of: (a) all Monthly Base Rent, Monthly Taxes, Monthly FOE,
and all other amounts payable by Tenant which have accrued as of the date of termination; (b) the value of the Monthly Base Rent
for any periods of abated Monthly Base Rent; (c) the cost of reletting the Premises, including the unamortized brokerage fees and/or
leasing commissions incurred by Landlord, costs of removing and storing property, repairing or altering the Premises to the condition
required by Tenant under this Lease; (d) all reasonable expenses incurred by Landlord in pursuing its remedies, including reasonable
attorneys' fees and court costs; and (v) the excess of the then present value of the Monthly Base Rent, Monthly Taxes, Monthly FOE,
and other amounts payable by Tenant under this Lease applicable to the period following the termination of this Lease through the Expiration
Date, over the present value of any amounts which Tenant establishes Landlord can reasonably expect to recover by reletting the Premises
during such period, taking into consideration the availability of acceptable tenants consistent with Landlord’s leasing criteria
and other market conditions. Such present values shall be calculated at a discount rate equal to the 90-day U.S. Treasury bill rate at
the date of the termination.

 

If
Landlord terminates Tenant's right of possession (but not this Lease), Landlord shall use commercially reasonable efforts to relet
the Premises without releasing Tenant from any liability hereunder and without notice to Tenant; provided, however,
(a) Landlord shall not be obligated to accept a Tenant-proposed tenant, and (b) Landlord shall have the right to lease any
other space controlled by Landlord or Landlord’s affiliate first. Any reletting of the Premises shall be on terms and
conditions acceptable to Landlord in its sole discretion. Landlord shall not be liable, nor shall Tenant's obligations be reduced as
a result of Landlord not reletting the Premises. Landlord shall have the right to make repairs, changes, alterations, or additions
to the Premises as Landlord deems necessary in order to relet the Premises. If the Premises is not relet, then Tenant shall pay to
Landlord, as damages, a sum equal to: (1) the Monthly Base Rent, Monthly FOE, and Monthly Taxes payable by Tenant for such
period that the Premises has not been relet, plus the cost of recovering possession of the Premises (including reasonable attorneys'
fees and court costs); (2) any Monthly Base Rent, Monthly Taxes, Monthly FOE, and other amounts accrued and unpaid at the time
of repossession; and (3) the costs incurred by Landlord’s efforts to relet the Premises. If the Premises is relet, and
the total rent and expenses payable by such replacement tenant (after first deducting any unpaid amounts payable by Tenant which
accrued under this Lease, the cost of recovering possession of the Premises,
the costs of repairs and alterations to the Premises completed by Landlord on Tenant’s behalf, and leasing commissions) is not
sufficient to satisfy the total rent and expenses payable by Tenant under this Lease, then Tenant shall immediately pay any such deficiency
to Landlord upon demand. Notwithstanding any reletting without termination, Landlord may elect to terminate this Lease for a previous
Event of Default at any time upon written notice.

 

    	 	- 7 -	 

     

    

  

Landlord’s
exercise of any remedies shall not be deemed an acceptance of surrender of the Premises and/or a termination of this Lease. Landlord’s
failure to enforce its rights under this Lease strictly in accordance the terms hereof shall not modify this Lease or create a custom
contrary to the specific provisions of this Lease. Tenant and Landlord further agree that forbearance or waiver by Landlord to enforce
its rights pursuant to this Lease, or at law or in equity, shall not waive its rights or remedies in connection with any subsequent Event
of Default. No waiver by Landlord of any Lease provision shall be effective unless in writing and signed by Landlord, even if Landlord
accepts Tenant’s payments with knowledge of Tenant’s breach of the Lease. Tenant waives all right of redemption following
termination of the Lease or Tenant’s right of possession by a judgment or warrant of any court. In the event Landlord exercises
self-help, or lock-out, remedies as provided by law Tenant waives all claims against Landlord for business loss, business interruption,
or any other damages resulting from Landlord's self-help or lock-out. The terms "enter," "re-enter," "entry"
or "re-entry," as used in this Lease, are not restricted to their technical legal meanings.

 

25.  Tenant's
Remedies/Limitation of Liability. Landlord shall be in default of this Lease if Landlord fails to perform any of its obligations
under this Lease within 30 days after written notice from Tenant specifying such failure (unless performance will, due to the nature
of the obligation, require more than 30 days, then after a period of time reasonably necessary to cure such default). All obligations
of Landlord shall be construed as covenants, not conditions; and, except as otherwise provided in this Lease, Tenant may not terminate
this Lease for Landlord's breach of its obligations. The term "Landlord" shall mean only the then-current owner of the Premises,
and in the event of an assignment of the Lease, the assignor shall be released and discharged from all obligations of Landlord under
this Lease, and such obligations shall be binding during the Lease Term upon each new assignee for the duration of such owner's ownership.
Any liability of Landlord shall be limited solely to its interest in the Building, and in no event shall any personal liability or recourse
to any other property or assets of Landlord be asserted against Landlord.

 

26.  Subordination.
Tenant's interest and rights under this Lease shall automatically be subject and subordinate to any lien of an existing or future mortgage
or any ground lease to which the Premises is subject, and all amendments, modifications, assignments and extensions thereof. Tenant agrees,
at the election and after notice of the holder of any mortgage, or lessor under any ground lease, to execute, acknowledge and deliver
such instruments to confirm such subordination and attornment. Any such holder may at any time subordinate its mortgage to this Lease,
without Tenant's consent, by notice in writing to Tenant. The term "mortgage" whenever used in this Lease shall be deemed to
include deeds of trust, security assignments and any other encumbrances. Any reference to the "holder" of a mortgage shall
be deemed to include the beneficiary under a deed of trust.

 

27.  
Mechanic's Liens.. Tenant shall not allow any lien or encumbrance of any kind to be placed upon the Building as a result
of services or materials provided to the Building at any Tenant Parties’ request. Tenant shall save and hold Landlord harmless
from all loss, cost or expense based on or arising out of claims or liens asserted against the Building. Tenant shall give Landlord immediate
written notice of any lien or encumbrance placed against the Building and cause the lien or encumbrance to be discharged, or bonded over,
in a manner satisfactory to Landlord, within 20 days of the filing or recording thereof or such failure shall be deemed an immediate
Event of Default.

 

28.  
Estoppel Certificates. Tenant agrees to execute and deliver to Landlord, or Landlord’s designee, within 10 days
after Landlord’s request an estoppel certificate containing customary provisions. Tenant's failure to timely deliver an estoppel
certificate shall constitute an immediate Event of Default.

 

    	 	- 8 -	 

     

    

 

29.  Environmental
Requirements. Except for Permitted Hazardous Materials pursuant to Exhibit F, Tenant shall not allow any party to introduce,
transport, store, use, generate, manufacture, or dispose of any Hazardous Material at the Project without Landlord's prior written consent
except for Hazardous Materials contained in: (a) products used by Tenant in de minimis quantities for ordinary cleaning and office
purposes; (b) forklift propane tanks, and (c) products stored by Tenant in their original, sealed, and unopened containers,
Tenant shall not allow any party to introduce, transport, store, use, generate, manufacture, or dispose of any Hazardous Material at
the Project without Landlord's prior written consent. Tenant, at its sole cost and expense, shall: (v) cause its operations at the
Project to comply strictly with all Environmental Requirements, including all reporting obligations imposed by applicable Environmental
Requirements in the capacity as “operator” of Tenant’s “facility” and the “owner” (as such
terms are used in applicable Environmental Requirements) of all Hazardous Materials brought onto the Project by Tenant Parties, and the
wastes, by-products, or residues generated, resulting, or produced therefrom, or extracted from the Project; (w) promptly inform
and provide copies of any documentation relating in any way to Hazardous Materials at the Project which Tenant receives or sends; (x) promptly
and diligently remediate in a manner satisfactory to Landlord’s reasonable requirements, any Hazardous Materials released on, or
from, the Project by Tenant Parties; (y) promptly notify Landlord in writing of any spill, release, discharge, or disposal of any
Hazardous Material in, on, or under the Project; and (z) promptly complete and deliver any disclosure or certification requested
by Landlord concerning Tenant Parties’ transportation, storage, use, generation, manufacture or release of Hazardous Materials
in, on, or about the Project. Tenant shall be strictly liable to Landlord for Tenant Parties’ transportation, storage, use, generation,
manufacturing, disposal, or release of Hazardous Materials at the Project without regard to the fault or negligence of any other party.
Notwithstanding any notice and cure periods provided herein, Tenant shall promptly commence and diligently pursue its remediation obligations
in accordance with this Section. The term "Environmental Requirements" means all applicable present and future statutes,
regulations, ordinances, rules, codes, judgments, orders, or other similar enactments of any governmental authority or agency regulating
or relating to health, safety, or environmental conditions, including the following: the Comprehensive Environmental Response, Compensation
and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies
promulgated or issued thereunder. The term "Hazardous Materials" means any substance, material, waste, pollutant, or
contaminant regulated by any Environmental Requirements, asbestos, radioactive materials, and petroleum (including crude oil or any fraction
thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel or mixtures of natural gas and such synthetic gas).

 

Tenant
shall have no liability to Landlord as to Hazardous Materials on the Project which arose prior to Tenant’s initial possession of
the Premises, or during the Lease Term which were caused or permitted by any party other than Tenant, or Tenant Parties, or for Tenant’s
disturbance of known existing Hazardous Materials.

 

Tenant
shall indemnify, defend, and hold Landlord Parties harmless from and against any and all losses, claims, demands, actions, suits, damages,
costs and expenses (including reasonable attorney, fees, punitive damages, and any reduction in the value of the Project) which are brought
or recoverable against, or suffered or incurred by Landlord as a result of: (a) any release of Hazardous Materials on, or from,
the Project by Tenant Parties, or (b) Tenant Parties’, breach of, or noncompliance with, this Section, regardless of whether
Tenant had knowledge of such noncompliance. Tenant’s obligations under this Section shall survive the Expiration Date or earlier
termination of this Lease.

 

If
Landlord’s inspection pursuant to Section  19 reveals noncompliance by Tenant, Tenant shall promptly reimburse Landlord for
the reasonable cost of such inspection and testing. Landlord's receipt of a ‘clean’ environmental assessment shall in no
way release Tenant from its obligations under this Section or constitute a waiver by Landlord of its rights and remedies herein.

 

30.  Rules and
Regulations. Tenant shall comply with all rules and regulations reasonably established by Landlord covering use of the Project.
The current rules and regulations are attached hereto as Exhibit B, which may be supplemented from time to time. Landlord shall
not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project.

 

31.  Force
Majeure. Neither Landlord nor Tenant shall be responsible for delays in the performance of its obligations hereunder caused by
labor disputes, acts of God, inability to obtain labor or materials, governmental restrictions or regulations or delay in issuance of
permits, enemy or hostile governmental action, civil commotion, casualty, and other causes beyond the reasonable control of Landlord
or Tenant, as the case may be (collectively, "Force Majeure"); provided Force Majeure shall not apply to monetary obligations.

 

32.  Entire
Agreement. This Lease constitutes the entire agreement of Landlord and Tenant with respect to the subject matter hereof. Any
prior agreements, promises, negotiations, or representations are superseded by this Lease. This Lease may only be amended in writing
signed by both parties.

 

    	 	- 9 -	 

     

    

 

33.  Severability.
If any clause of this Lease is deemed to be illegal, invalid or unenforceable under present or future laws, then it is the intention
of the parties that such clause be replaced with a valid clause of similar meaning and that the remainder of this Lease shall not be
affected.

 

34.  Brokers.
Each party represents and warrants to the other that it has not dealt with any broker or agent in connection with this transaction, other
than Landlord Broker and Tenant Broker, if any, set forth in Section 1 of this Lease. Each party agrees to defend, indemnify and
hold the other harmless from and against any claims by any other broker or agent claiming a commission or other form of compensation
by virtue of having dealt with the indemnifying party with regard to this Lease.

 

 35.   Miscellaneous.

 

		a)	TIME
                                            IS OF THE ESSENCE AS TO THE PERFORMANCE OF TENANT'S AND LANDLORD’S OBLIGATIONS UNDER
                                            THIS LEASE.

 

		b)	Any
                                            payments  or charges due from Tenant to Landlord aside from monthly Base Rent shall be considered
                                            additional rent for all purposes of this Lease. Together with Base Rent, additional rent
                                            may also be referenced as “rent.”

 

		c)	All
                                            Lease notices shall be in writing and sent to the applicable party as set forth in Section 
                                            1 by registered or certified mail, return receipt requested, or by a reputable national overnight
                                            courier service, postage prepaid, or hand delivery. Either party may, upon written notice,
                                            change its notice address(es). Notice shall be deemed given upon delivery or refusal of delivery
                                            except where otherwise provided herein.

 

		d)	Where
                                            approval or consent is required of either Landlord or Tenant, such approval or consent shall
                                            not be unreasonably withheld, conditioned or delayed except as otherwise provided herein,
                                            or as otherwise required by law.

 

		e)	At
                                            Landlord's request, Tenant shall furnish Landlord with true and complete copies of its most
                                            recent financial statements.

 

		f)	Neither
                                            this Lease, nor a memorandum of lease, shall be recorded by Tenant.

 

		g)	The
                                            laws of the state of Nevada shall govern the construction and interpretation of this Lease,
                                            without regards to any principles of conflicts of laws. The rule of construction that
                                            any ambiguities are to be resolved against the drafting party shall not be employed in the
                                            interpretation of this Lease or any exhibits or amendments to this Lease.

 

		h)	Landlord’s
                                            submission of this Lease shall not constitute an option to lease the Premises, nor be binding
                                            or confer any right or impose any obligations upon either party until execution and delivery
                                            of this Lease by both parties.

 

		i)	The
                                            captions inserted in this Lease are for convenience only and in no way define, limit or otherwise
                                            describe the scope, intent, or any provision of this Lease, or in any way affect the interpretation
                                            of this Lease.

 

		j)	All
                                            exhibits and addenda attached hereto are incorporated into, and made a part of, this Lease.
                                            In the event of any conflict between such exhibits or addenda and the terms of this Lease,
                                            such exhibits or addenda shall control.

 

		k)	Any
                                            amount not paid by Tenant when due shall bear interest from such due date until paid in full
                                            at the highest rate permitted by applicable law, not to exceed 15 percent per year.

 

		l)	In
                                            the event either party initiates litigation to enforce the terms and provisions of this Lease,
                                            the non-prevailing party shall reimburse the prevailing party for its reasonable attorney's
                                            fees, filing fees, and court costs. The phrase “prevailing party” includes a
                                            party who substantially receives the relief desired whether by dismissal, summary judgment,
                                            or otherwise

 

		m)	Landlord
                                            shall have the right, without Tenant’s consent, to place an energy technology installation,
                                            such as a solar system, on the roof of the Building, or otherwise at the Project, or to enter
                                            into a lease allowing a third party the right to do so; provided the energy technology system
                                            does not adversely impact Tenant’s use and occupancy of the Premises, or subject Tenant
                                            to any additional costs. Tenant waives all rights to any environmental attributes or incentives
                                            resulting from an energy technology installation. Tenant hereby waives all rights to, and
                                            agrees and acknowledges that Landlord shall retain the exclusive right to the use of the
                                            exterior of the Building and Project for any signage purposes, virtual or otherwise except
                                            as provided otherwise in this Lease. Landlord may request, and Tenant shall deliver to Landlord,
                                            data regarding Tenant’s utility usage at the Premises as required by law or to provide,
                                            maintain, improve, and keep in good working order the Project. Tenant can satisfy this requirement
                                            by either: (a) providing written consent for Landlord to obtain the information directly
                                            from the utility company, or (b) providing the data to Landlord in an electronic format
                                            reasonably acceptable to Landlord.

 

    	 	- 10 -	 

     

    

 

		n)	This
                                            Lease may be executed in multiple counterparts, each of which shall be considered an original,
                                            but all of which shall constitute one and the same agreement. The signature of a party transmitted
                                            electronically (e.g., e-signature) or by facsimile, PDF and/or other electronic image file
                                            format shall constitute and have the same force and effect as the original signature of the
                                            party. Following execution, a PDF (or similar image file format) of this entire agreement
                                            (whether signed electronically or in ink) shall be considered to be the original agreement
                                            for all purposes.

 

		o)	The
                                            term “days” shall mean calendar days unless otherwise specified, and the
                                            term “including” shall mean ‘including, but not limited to’.

 

		p)	Landlord
                                            and Tenant each represents to the other that:

 

(i)            neither
it, nor any person or entity that directly owns a 10% or greater equity interest in it nor any of its officers, directors or managing
members is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the Office of
Foreign Asset Control (“OFAC”) of the Department of the Treasury, including those parties names on the OFAC’s
Specially Designated and Blocked Persons List and those covered pursuant to Executive Order 13224 signed on September 24, 2001,
entitled “Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or
other governmental action; and 

 

(ii)           its
activities do not violate the International Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or USA Patriot Act, or
the regulations or orders promulgated thereunder (as amended from time to time).

 

36.  WAIVER
OF JURY TRIAL. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE (IN CONTRACT,
TORT, OR OTHERWISE), BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR
DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.

 

[REMAINDER
OF PAGE INTENTIONALLY BLANK; SIGNATURE PAGE FOLLOWS]

 

    - 11 -

     

    

 

IN WITNESS
WHEREOF, Landlord and Tenant have executed this Lease as of the Effective Date.

 

	TENANT:	 	LANDLORD:
	 	 	 	 
	Dragonfly Energy Corporation,
a Nevada corporation	 	Prologis, L.P., a Delaware
limited partnership
	 	 	 	 	 
	 	 	 	By:	Prologis, Inc.,
	 	 	 	 	a Maryland
corporation,

 its general partner
	 	 	 	 	 
	By:	/s/ Denis Phares	 	 	 
	 	 	 	 	 
	Name:	Denis Phares	 	By:	Authorized Person
	 	 	 	 	 
	Title:	CEO	 	 	/s/ Megan
Creecy-Herman
			 	 	Megan
Creecy-Herman, Vice President of ProLogis Logistics Services Incorporated, a Delaware corporation

 

    	 	- 12 -	 

     

    

 

Exhibit A :
SITE PLAN

 

 

*in
for permit/design subject to review by AHJ

 

    	 	- 13 -	 

     

    

 

Exhibit B:
PROJECT RULES AND REGULATIONS

 

	1.	The
                                            sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or its
                                            agents, or used by them for any purpose other than ingress and egress to and from the Premises.

 

	2.	Tenant
                                            shall not place any property in the parking areas, landscaped areas, or other areas outside
                                            of its Premises, or on the roof of the Building.

 

	3.	No
                                            animals shall be allowed in the Building except for service dogs.

 

	4.	Tenant
                                            shall not install or operate any steam or gas boiler. The use of oil, gasoline or flammable
                                            liquids for heating, lighting is expressly prohibited. Explosives or other articles deemed
                                            extra hazardous shall not be brought into the Project.

 

	5.	Parking
                                            any type of recreational vehicles or boats is specifically prohibited at the Project. Parking
                                            any cars or trucks inside of the Building is specifically prohibited. In no event shall any
                                            inoperable vehicles be parked at the Project nor shall any "For Sale" sign be displayed
                                            for any vehicle. No repair, maintenance or washing of vehicles shall take place on the Project.
                                            All vehicles shall be parked in designated parking areas in conformity with all signs and
                                            other markings. In the event of a failure to comply with any of the parking requirements
                                            in this Lease (a “Parking Default”) which continues for more than 3 days
                                            from Landlord’s demand to cease such Parking Default, Landlord may, in addition to
                                            any other rights, cause the non-compliant vehicles to be towed at Tenant’s cost without
                                            liability to Landlord,
and Landlord may hire a parking management company to enforce these parking terms, and Tenant shall reimburse Landlord for all costs
incurred with respect to such Parking Default no later than thirty (30) days from receipt of an invoice for such amount.

 

	6.	Tenant
                                            shall maintain the Premises free from rodents, insects and other pests.

 

	7.	Landlord
                                            reserves the right (but not the obligation) to exclude or expel from the Project any person
                                            who is intoxicated or under the influence of liquor or drugs, or should harass or threaten,
                                            verbally or physically Landlord’s employees, contractors, other occupants, or who otherwise
                                            violate the Rules and Regulations. 

 

	8.	All
                                            moveable trash receptacles provided by the trash disposal firm for the Premises must be kept
                                            closed at all times and in the designated trash enclosure areas.

 

	9.	The
                                            Premises shall not be used for lodging, sleeping or cooking (other than kitchenette or break
                                            room use) or for any immoral or illegal purposes. No gaming devices shall be operated in
                                            the Premises.

 

	10.	Tenant
                                            shall not permit recreational or medical marijuana to be grown, sold, dispensed, or consumed
                                            on the Premises or Project.

 

	11.	Tenant
                                            shall not permit smoking in any interior area of the Premises.

 

	12.	Prior
                                            to accessing the roof of the Building, Tenant shall provide notice to Landlord of the date
                                            of such requested access. When accessing the roof of the Building, Tenant shall follow all
                                            Legal Requirements, including OSHA requirements, and use all reasonable and appropriate precautions
                                            to ensure safety of such Tenant Parties.

 

Tenant
shall not use any part of the Premises to store or in any other way handle firearms, firearms accessories or ammunition.

 

    	 	- 14 -	 

     

    

 

Exhibit C:
NEVADA NOTICE OF NON-RESPONSIBILITY

 

Section 
12, captioned "TENANT-MADE ALTERATIONS AND TRADE FIXTURES," is revised to include the following:

 

In
accordance with Nevada Revised Statutes 108.234(2), Tenant agrees that Landlord’s interest in the Premises and the Building shall
not be subject to, and shall be immune from, the attachment of any lien arising as a result of the Tenant-Made Alterations, including
any improvement, construction, alteration or repair in the Premises by Tenant, if Landlord, within three (3) days after obtaining
knowledge of the construction, alteration or repair, or the intended construction, alteration or repair, gives notice that Landlord will
not be responsible for the improvement by recording a notice in writing to that effect with the Official Records of Washoe County, Nevada
(“Notice of Non-responsibility”) in the form of Schedule 1 attached hereto. The Notice of Non-responsibility shall be deemed
timely recorded within three (3) days immediately following the effective date of the Lease or by the date of the execution of this
Lease by all parties, whichever occurs first. Each Notice of Non-responsibility recorded pursuant to Nevada Revised Statutes 108.234
shall set forth the information required in Nevada Revised Statutes 108.234(3) and shall be served by personal delivery or by certified
mail, return receipt requested (1) upon Tenant within ten (10) days after the date on which the Notice of Non-responsibility
is recorded and (2) upon the prime contractor within ten (10) days after the date on which Tenant contracts with the prime
contractor for the construction, alteration or repair of the work of improvement.

 

    	 	- 15 -	 

     

    

 

SCHEDULE
1 TO Exhibit C

 

NOTICE OF
NON-RESPONSIBILITY

 

	Recording Requested
By 

and When Recorded Mail To:	 	 
	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 
	Attn:	 	 	 	 
	 	 	 
	Assessor Parcel
Number:	 	 
	 	 	 
	         	     	 	 	 
	 	 	 	 	 
	 	 	 

 

To whom it may concern:

 

		1.	Notice is given
that ____________, a ____________ (“Landlord”), whose address is ____________________, is the owner of real property
in _________, ________ County, Nevada, more particularly described on Exhibit  1to this Notice (the “Property”).

 

		2.	Other
                                            persons having an interest in the Property, and the interest of such persons in the Property,
are as follows: ____________, a ____________ (“Tenant”), whose address is ____________________, under that certain
Lease dated as of ____________, 20__ by and between Landlord and Tenant (the “Lease”). Pursuant to the terms of the
Lease, Tenant is authorized to and will cause a work of improvement to be constructed, altered or repaired on the Property.

 

		3.	The
                                            location of the improvement is ________________ and the legal description of the property
                                            on which the improvement is or will be constructed, altered or repaired is the Property.

 

		4.	Landlord
                                            knew of the intended improvements on the Property by Tenant (the “Project”)
                                            at the execution of the Lease.

 

		5.	Three
                                            days have not elapsed since execution of the Lease by all parties.

 

		6.	Landlord
                                            will not be responsible for the Project or for any labor or materials that have been, are
                                            being, or may in the future be, furnished or supplied to the Property with respect to the
                                            Project.

 

		7.	Landlord
                                            has notified Tenant in writing that Tenant must comply with the requirements of Nevada Revised
                                            Statutes 108.2403.

 

This Notice
is given pursuant to Nevada Revised Statutes 108.234(2) and (3).

 

Dated: _________,
20____.

 

 

	LANDLORD:	 	 
	 	 	 
	 	     	,			 
	 	 	 
	a	          	 	 	 
	 	 	 	 

	By:	     	 	 
	 	 	 

 

    	 	- 16 -	 

     

    

 

	STATE OF	 	 	)	 
	 	)	ss.

	COUNTY OF	 	 	)	 

 

This instrument
was acknowledged before me on ________, 20____, by __________, as ____________ of ______________, a __________________.

 

		 	 
	 	 	(Signature of
Notarial officer)
	 	 	 
	 	 	(My
commission expires______)

 

    	 	- 17 -	 

     

    

 

Exhibit D:
ONE RENEWAL OPTION AT MARKET (CLEAR LEASE)

 

(a)            Provided
that as of the time of the giving of the First Extension Notice and the Commencement Date of the First Extension Term (as such terms
are defined below), (x) Tenant is the Tenant originally named herein, (y) Tenant actually occupies all of the Premises initially
demised under this Lease and any space added to the Premises, and (z) no Event of Default exists, or would exist but for the passage
of time or the giving of notice, or both; then Tenant shall have the right to extend the Lease Term for an additional term of 60 months
(such additional term is hereinafter called the "First Extension Term") commencing on the day following the expiration
of the Lease Term (hereinafter referred to as the "Commencement Date of the First Extension Term"). Tenant must give
Landlord notice (hereinafter called the "First Extension Notice") of its election to extend the term of the Lease Term
at least 9 months, but not more than 12 months, prior to the Expiration Date.

 

(b)            The
Base Rent payable by Tenant to Landlord during the First Extension Term shall be the greater of:

 

(i)             the
Base Rent in effect on the Expiration Date (if the Base Rent is stated as an annual or other periodic rate, adjusted for the length of
the Lease Term), and

 

(ii)            the
Fair Market Rent, as defined and determined pursuant to Sections (c) and (d) below.

 

(c)           The
term "Fair Market Rent" shall mean the Base Rent, expressed as an annual rent per square foot of floor area, which Landlord
would have received from leasing the Premises for the First Extension Term to an unaffiliated person which is not then a tenant in the
Project, assuming that such space were to be delivered in "as-is" condition, and taking into account the rental which such
other tenant would most likely have paid for such premises, including market escalations, provided that Fair Market Rent shall not in
any event be less than the Base Rent for the Premises as of the expiration of the Lease Term. Fair Market Rent shall not be reduced by
reason of any costs or expenses saved by Landlord by reason of Landlord's not having to find a new tenant for the Premises (including
without limitation brokerage commissions, cost of improvements necessary to prepare the space for such tenant's occupancy, rent concession,
or lost rental income during any vacancy period). Fair Market Rent means only the rent component defined as Base Rent in the Lease and
does not include reimbursements and payments by Tenant to Landlord with respect to Monthly FOE, Taxes, or other items payable or reimbursable
by Tenant under the Lease. In addition to its obligation to pay Base Rent (as determined herein), Tenant shall continue to pay and reimburse
Landlord as set forth in the Lease with respect to such Monthly FOE (subject to be increased by Landlord), Taxes, and other items with
respect to the Premises during the First Extension Term.

 

(d)           Landlord
shall notify Tenant of its determination of the Fair Market Rent for the First Extension Term, along with the Monthly FOE and the
Annual FOE Increase, as determined in Landlord’s sole but reasonable determination, applicable to the First Extension Term
(the “Fair Market Rent Notice”), and Tenant shall deliver written notice to Landlord within 10 days of receipt of the
Fair Market Rent Notice of any objection to the Fair Market Rent Notice. Failure to respond within the 10-day period shall
constitute Tenant's acceptance of such Fair Market Rent, Monthly FOE, and the Annual FOE Increase. If Tenant objects to the Fair
Market Rent as provided in the Fair Market Rent Notice as provided above, Landlord and Tenant shall commence negotiations to attempt
to agree upon the Fair Market Rent within 30 days of Landlord's receipt of Tenant's notice. In the event Landlord and Tenant fail to
reach an agreement on such Fair Market Rental Rent, and execute the Amendment (defined below) which provides for the Fair Market
Rent, as well as the Monthly FOE, and Annual FOE Increase as provided by Landlord at least 6 months prior to the expiration of the
Lease, then Tenant's exercise of the renewal option shall be deemed withdrawn and the Lease shall terminate on the Expiration Date.
The negotiation of the Fair Market Rent as provided above shall be limited to the determination of the Base Rent and shall not
affect or otherwise reduce or modify the Tenant's obligation to pay or reimburse Landlord for the Monthly FOE, Taxes, or any other
reimbursable items.

 

(e)            Except
for the Base Rent, Monthly FOE, and Annual FOE Increase, Tenant's occupancy of the Premises during the First Extension Term shall be
on the same terms and conditions as are in effect immediately prior to the expiration of the initial Lease Term; provided, however, Tenant
shall have no further right to extend the Lease Term pursuant to this exhibit or to any allowances, credits or abatements or options
to expand, contract, renew or extend the Lease.

 

    	 	- 18 -	 

     

    

 

(f)            If
Tenant does not send the First Extension Notice within the period set forth in Section (a), Tenant's right to extend the Lease Term
shall automatically terminate. Time is of the essence as to the giving of the First Extension Notice and the notice of Tenant's objection
under Section (d).

 

(g)           Landlord
shall have no obligation to refurbish or otherwise improve the Premises for the First Extension Term. The Premises shall be tendered
on the Commencement Date of the First Extension Term in "as-is" condition.

 

(h)           If
the Lease is extended for the First Extension Term, then Landlord shall prepare and Tenant shall execute an amendment to the Lease confirming
the extension of the Lease Term, the Base Rent, the Monthly FOE, and the Annual FOE Increase applicable to the First Extension Term,
and the other provisions applicable thereto (the "Amendment").

 

(i)            If
Tenant exercises its right to extend the term of the Lease for the First Extension Term pursuant to this Exhibit, the term "Lease
Term" as used in the Lease, shall be construed to include, when practicable, the First Extension Term except as provided in (e) above.

 

    	 	- 19 -	 

     

    

 

EXHIBIT E:
STORAGE AND USE OF PERMITTED HAZARDOUS MATERIALS

 

1.             Permitted Hazardous Materials and Use. Tenant has requested Landlord's consent to Use (hereinafter defined) the Hazardous Materials
listed below in its business at the Project (the "Permitted Hazardous Materials"). Subject to the conditions set forth on Schedule
1 to Exhibit E, Landlord hereby consents to the Use of the Permitted Hazardous Materials subject to the terms of this Exhibit. Any
Use of the Permitted Hazardous Materials in, on, or about the Project shall be done in a manner consistent with good engineering practice
and in compliance with all Environmental Requirements.

 

Permitted
Hazardous Materials (including maximum quantities):

 

30 containers
holding 6 million cells (which is 600 pallets worth).

 

Use.
The generation, receipt, maintenance, treatment, manufacturing, storage, use, process, transportation, or disposal (the "Use")
involving the Permitted Hazardous Materials are further described below [If limited to receiving and storage, so specify]:

 

Storage
and assembly of the Permitted Hazardous Materials.

 

2.             No
Current Investigation. Tenant represents and warrants that it is not currently subject to an inquiry, regulatory investigation, enforcement
order, or any other proceeding regarding the generation, use, treatment, storage, or disposal of a Hazardous Material.

 

3.            
Indemnification. Tenant's indemnity obligation under the Lease with respect to Hazardous Materials shall include indemnification
for Tenant, or any Tenant Parties’, Use of Hazardous Materials, or Tenant’s breach of obligations or representations set
forth herein. Tenant shall be strictly liable to Landlord as a result of Tenant or any Tenant Parties’ Use of Hazardous Materials
without regard to the fault or negligence of any other party.

 

4.             Disposal
Upon Lease Termination. At the expiration or earlier termination of the Lease Term, Tenant, at its sole cost and expense, shall,
in strict compliance with all applicable Environmental Requirements: (i) remove and dispose of any drums, containers, receptacles,
structures, or tanks storing or containing (or which have stored or contained) Hazardous Materials and the contents thereof; (ii) remove,
empty, and purge all underground and above ground storage tank systems, including connected piping, of all vapors, liquids, sludges,
and residues; (iii) close out any permits, registrations, business plans, etc. with the relevant authorities; and (iv) complete
the decontamination of any ventilation systems, structural elements, flooring, and other elements of the Project affected by such Use
of Hazardous Materials. Tenant’s obligations under this Paragraph shall survive any expiration or termination of this Lease.

 

    	 	- 20 -	 

     

    

 

SCHEDULE
1 TO EXHIBIT E: CONDITIONS FOR LANDLORD’S CONSENT TO USE OF PERMITTED

HAZARDOUS
MATERIALS

 

At Tenant’s
sole cost and expense, and as material pre-conditions to Landlord’s consent to Tenant’s Use of Permitted Hazardous Materials,
Tenant shall comply with the following requirements:

 

	A.	Storage
                                            requirements:

 

		1.	Racks
                                            cannot be greater than 20 ft deep (no limit on length;

 

		2.	Transverse
                                            and longitudinal flues need to be provided every 5 feet;

 

		3.	No
                                            solid shelves;

 

		4.	No
                                            open top containers; and

 

		5.	No
                                            Expanded Exposed Plastics (as such term is generally understood in the industry).

 

	B.	Any
                                            cell manufacturing dry manufacturing and storage areas shall have the following additional
                                            specifications:

 

		1.	Ceiling
                                            sprinkler protection needs to be extended into any and all rooms containing Permitted Hazardous
                                            Materials; and

 

		2.	If,
                                            in Tenant’s sole determination, water damage is a concern then Tenant shall use one
                                            of the following options:

 

		a.	Tenant
                                            shall install a double interlock pre-action sprinkler system; or

 

		b.	A
                                            Novec fire suppression system with a connected reserve.

 

	C.	All
                                            areas of the Building in excess of 30 vertical feet shall utilize K22 or K25 ESFR sprinklers
                                            in compliance with NFPA 13 (2022 Edition).

 

    	 	- 21 -

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