Document:

Exhibit 10.9

 

AGREEMENT OF PURCHASE AND
SALE

 

This Agreement of Purchase and Sale (“Agreement”)
is entered into by and between Parties identified below.

 

ARTICLE
I

SCHEDULE OF BUSINESS TERMS

 

The Parties identified below agree to the following Schedule
of Business Terms (“Schedule”).

 

	1.1	Parties. The Parties to this Agreement are:

 

	 	Seller:	Joe C. Smith
	 	Address:	10816 Longshadow Lane
	 	 	Houston, Texas. 77024
	 	Telephone:	 

 

	 	Purchaser:	Maple Development Group, LLC 
	 	Address:	5847 San Felipe, Suite 4675
	 		Houston, TX 77057
	 	Telephone:	(832) 804-9680
	 	Email:	itiel@mapledevelopmentgroup.com 
	 	Attention:	Itiel Kaplan

 

		1.2	Property. The Property consists of approximately
122.3 acres located at 26207 Joseph Road, Hockley, Texas 77337 (Waller County) and further described in Exhibit “A”, which
is attached hereto and incorporated herein by reference save and except the Oil, Gas and other Minerals Reservation and the Drill Sites
and Access Reservation.

 

		1.3	Purchase Price. The Purchase Price for the Property
is: Three Million Six Hundred Seventy Thousand and No/100 Dollars ($3,670,000.00).

 

		1.4	Earnest Money. The amount of Earnest Money is Fifty
Thousand and No/100 Dollars ($50,000.00).

 

		1.5	Inspection Period. The Inspection Period shall be
a period of ninety (90) days from and after the Effective Date and includes Purchaser’s option to extend as set forth in Section
5.3 below.

 

		1.6	Items To Be Delivered By Seller. Seller must deliver
the items specified in Section 5.1 to the Purchaser within seven (7) days after the Effective Date.

 

		1.7	Title Company. The Title Company is Riverway Title,
5 Riverway Drive, Suite 300, Houston, TX 77056. Attention: Andrew Wheat

 

		1.8	Title Review Period. The Title Review Period shall
be a period of sixty (60) days from and after the Effective Date.

 

		1.9	Objection Notice. Seller may attempt to satisfy the objections set
forth in the Objection Notice, if any, within ten (10) days after Seller’s receipt of the Objection Notice.

 

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		1.10	Closing Date. The Closing shall occur on a date designated by Purchaser that is not later
than thirty (30) days after the expiration of the Inspection Period, or is otherwise agreed to in writing by Purchaser and Seller (the
“Closing Date”).

 

		1.11	Acceptance. Seller shall have until 5:00 o’clock p.m., on September
7, 2021, to execute this Agreement and return a fully executed original thereof to Purchaser; otherwise, the offer set forth in this Agreement
shall be revoked automatically.

 

		1.12	Notice/Copies.

 

A. Notice to Seller: A copy of any Notice sent to the Seller
shall also be sent to:

 

E. John Justema

12700 Hillcrest, Suite 272

Dallas, Texas 75230

	 	Telephone:	(214) 739-4150 ext. 101
	 	Email:	ejustema@justema.com

 

B. Notice to Purchaser: A copy of any Notice sent to the
Purchaser shall also be sent to:

 

John R.Krugh

1800 Bering Drive, Suite 350

Houston, Texas 77057

	 	Telephone:	 (713) 255-0266
	 	Email:	john@krughlaw.com

 

	1.13	Brokers.

 

	 	Broker	Commission
	 	Roy Galvan	2.5% of the Purchase Price 
	 	Winhill Advisors Kirby	 
	 	And	 
	 	Timothy Phelan	2.5% of the Purchase Price 
	 	Waller County Land Company	 

 

ARTICLE
II

TERMINOLOGY AND DEFINITIONS

 

The Schedule
and Exhibits attached to this Agreement are incorporated herein by reference. Titles or captions contained in this Agreement, including
the Schedule and Exhibits, are inserted only as a matter of convenience and in no way define, limit, extend or describe the scope of this
Agreement or the intent of any provision hereof. All references to “Schedule” or “Section” in this Agreement shall
refer to the Schedule and Sections of the Agreement, unless otherwise noted.

 

As used herein:

 

		2.1	“Agreement” means this Agreement of Sale between Seller and Purchaser.

 

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		2.2	“Cure Notice” means written notice from Seller to Purchaser of any title or survey
objections, that Seller (i) will satisfy prior to Closing and/or (ii) is unable or unwilling to satisfy.

 

		2.3	“Objection Notice” means written notice from Purchaser to Seller
of such objections as Purchaser may have to anything contained in the Survey or Title Commitment.

 

		2.4	“Earnest Money” means the sum of money paid by Purchaser at
the time of entering this Agreement in the amount specified in the Schedule.

 

		2.5	“Effective Date” means the date on which the Title Company acknowledges receipt of
this Agreement, executed by Seller and Purchaser.

 

		2.6	“Leases” means all information in the possession of Seller (including
copies of documents) concerning any leases (including oil and gas leases).

 

		2.7	“Property” means the property described in Exhibit “A” save and except
the Oil, Gas and other Minerals Reservation.

 

		2.8	“Purchase Price” means the amount that Purchaser has agreed
to pay for the Property, as specified in the Schedule.

 

		2.9	“Survey” means a current on-the-ground survey of the Property
dated subsequent to the Effective Date, to be ordered by Purchaser and prepared by the Surveyor.

 

		2.10	“Surveyor” means by a licensed professional surveyor acceptable to Purchaser.

 

		2.11	“Title Commitment” means a current commitment from the Title Company for the issuance
of a Title Policy by the Underwriter used by the Title Company and reasonably acceptable to the Purchaser, together with complete and
legible copies of all instruments referred to in the commitment as conditions or exceptions to title to the Property, listed on Schedule
B and Schedule C of the commitment.

 

		2.12	“Title Company” means the title company specified in the Schedule.

 

		2.13	“Title Policy” means an Owner’s Policy of Title Insurance in a face amount equal to
the Purchase Price issued by the Title Company as agent for the Underwriter used by the Title Company and reasonably acceptable to Purchaser
on the standard form in use in the State of Texas, insuring good and indefeasible fee simple title to the Property in the Purchaser and
containing:

 

		(1)	The Permitted Exceptions;

		(2)	the standard printed exceptions;

		(3)	the exception relating to restrictions affecting the Property
shall be deleted, except for such restrictions as may be included in the Permitted Exceptions;

		(4)	at Purchaser’s sole cost and expense, the exception relating
to discrepancies, conflicts, or shortages in area or boundary lines or any encroachment or overlapping of improvements which a survey
may show shall be amended to read “shortages in area” only; and

		(5)	the blank in the printed exception for standby fees and taxes
shall show the year of Closing; provided, however, if standby fees or taxes for the current year are due and payable at the time of Closing,
Seller shall pay such standby fees and taxes at or prior to Closing in immediately available funds, and such exception shall except only
to the standby fees and taxes for the year following the Closing and subsequent years; and

		(6)	the exception for Rights of Parties in Possession shall be deleted
except for parties in possession pursuant to written leases disclosed to Purchaser.

 

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		2.14	“Down Payment” a cash payment equal to 25% of the Purchase Price
payable in immediately available funds at Closing.

 

		2.15	“Note” means the Promissory Note in the amount of 75% of the Purchase Price to be executed
and delivered at Closing by Purchaser. The Note shall (i) have a term of four (4) years from and after the Closing Date (ii) accrue interest
at a fixed rate equal to 5% per annum, (iii) provide for quarterly payments of principal and interest based on a fifteen (15) year amortization,
(iv) be pre-payable in whole or in part without premium or penalty and (v) contain such additional terms as may be acceptable to Purchaser
and Seller.

 

		2.16	“Deed of Trust” means the first lien Deed of Trust covering
the Property securing the Note to be executed and delivered by Purchaser at Closing. The Deed of Trust shall contain release provisions
under which Purchaser can obtain partial releases from the Deed of Trust lien upon payment of $30,000.00 per acre of land to be released.
Purchaser and Seller shall in good faith agree during the Feasibility Period on a partial release schedule based on a preliminary land
plan to be prepared by Purchaser with release parcels numbered and to be released sequentially. Release parcels shall contain a minimum
of twenty five (25) acres. The aggregate release price for all release parcels shall not exceed the amount of the Note. Purchaser shall
not be entitled to obtain a release of any portion of the Property for the Down Payment. Purchaser shall provide a current survey for
any parcel for which a release is requested.

 

		2.17	“Oil, Gas and Mineral Reservation” means that Seller excepts from this sale and reserves
unto Seller, its successors and assigns, forever, all oil, gas and other mineral rights appurtenant to the Property, but neither Seller
nor Seller’s successors or assigns shall have the right except for rights retained in the Drill Site and Access Reservation for
any purpose whatsoever to enter upon, into or through the surface of the Property in connection therewith, or to undermine the lateral
and subjacent support of the surface of the Property or any improvements located thereon. Seller shall have no right to place or maintain
any structures, improvements, equipment or pipelines in, on, under or across the Property or to install any fixtures or facilities on
the surface of the Property; provided, however, that such surface waiver shall not prohibit subterranean underground directional drilling
activities which penetrate the Property sufficiently below the surface such that such activities do not interfere with or disturb the
present or future use to which the owner of the Property may desire to devote the Property or undermine the lateral and subjacent support
of the surface of the Property or any improvements located thereon. This reservation shall be contained in the special warranty deed to
be executed and delivered at the Closing.

 

		2.18	“Drill Site and Access Reservation” means Seller and the heirs,
executors, administrators, successors and assigns of Seller shall have the non-exclusive surface rights in and to a portion of the Property
to be identified during the Inspection Period, consisting of not more than four (4) acres (the “Drill Site”) on which Seller
shall have a right to place or maintain structures, improvements, equipment
or pipelines in, on, under or across the Property or to install any fixtures or facilities on the surface of the Drill Site and conducting
drilling activities thereon, together with to be identified access to the Drill Site. This reservation shall be contained in the special
warranty deed to be executed and delivered at the Closing.

 

ARTICLE
III

THE PROPERTY

 

For the consideration and upon
the terms and conditions contained herein, Seller agrees to sell and convey to Purchaser and Purchaser agrees to purchase from Seller
the Property, together with all the rights and appurtenances pertaining thereto. The Property shall be conveyed to Purchaser together
with all of Seller’s right, title, and interest in and to: (i) any and all adjacent strips and gores between the Property and any abutting
properties, and any land lying in or under the bed of any creek, stream, or waterway or any highway, avenue, street, road, alley, easement,
or right-of-way, upon or proposed, in, on, across, abutting, or adjacent to the Property; (ii) all utilities, sewage treatment capacity
and water capacity serving or which will serve the Property; and (iii) any easements, leases, rights-of-way, rights of ingress or egress,
but expressly excluding the Oil, Gas and Mineral Reservation subject to the Drill Site and Access Reservation.

 

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ARTICLE
IV

EARNEST MONEY

 

Within three (3) business days
after the Effective Date, Purchaser shall deliver the Earnest Money to the Title Company. The Title Company shall promptly negotiate the
check for cash and hold the proceeds thereof as Earnest Money hereunder in an interest bearing account, insured by the applicable governmental
authority providing insurance of accounts and backed by the full faith and credit of the United States Government. Any interest accruing
on such account prior to the time such Earnest Money becomes the property of Seller or Seller gains the rights thereto, shall be reported
for tax purposes under the tax identification number of Purchaser. After such time as Seller becomes entitled to the Earnest Money, the
interest accruing or paid shall be reported under Seller’s tax identification number. All interest accruing on the Earnest Money shall
be added to the account and shall be considered as part of the Earnest Money for the purposes of this Agreement. If the Earnest Money
is not deposited with the Title Company, this Agreement shall not become effective and neither party shall incur any liability to the
other hereunder and this Agreement shall be null and void for all purposes. The Earnest Money shall be applied at closing against the
Purchase Price for the Property. Otherwise, the disposition of the Earnest Money shall be determined as provided elsewhere in this Agreement.

 

ARTICLE V

SURVEY, TITLE AND INSPECTION
PERIOD

 

	5.1	A. Items To Be Delivered by Purchaser. Within the time period specified in the Schedule,
                                                    Purchaser shall order, obtain and deliver to Seller the following:

 

		(i)	The Survey. Purchaser, at Purchaser’s sole cost
and expense shall obtain a new Survey. Seller shall reimburse Purchaser at Closing the actual cost of the survey but in no event to exceed
$10,000.00. The Survey shall: (i) meet or exceed the standards for a Category IA, Condition I or II, as applicable, survey (as defined
by Standards for Land Surveys and Specifications for Categories of Surveying of the Texas Surveyors Association); (ii) set forth the
gross acreage within the Property; (iii) locate and show the size of any portion of the Property which is currently located in a flood
plain or other flood hazard area according to any of the applicable city maps, the Flood Insurance Rate Maps or the Flood Hazard Boundary
Maps, issued by the Department of Housing and Urban Development, the Federal Insurance Administration, or the Federal Emergency Management
Agency; (iv) locate all existing improvements, easements and rights-of-way (including applicable recording data), encroachments, conflicts,
and protrusions affecting the Property and significant matters observed by the Surveyor, whether or not of record; (v) reflect the location
and size of all gas, electrical, water, and sewer lines, wires and cable crossings, and anchors or guy wires located on the Property;
(vi) show the location of all required building set back lines; (vii) show the location of abutting dedicated public streets providing
access to the Property, and all sidewalks, curbs, and driveways; and (viii) show the location and type of fences and other improvements
along the boundaries and (ix) when available, show the location of the Drill Site and Access Reservation. The surveyor’s certificate
shall be in a form acceptable to Seller, Purchaser, any lender that will advance all or a portion of the Purchase Price to Purchaser,
and the Title Company. The legal description of the Property contained in the new Survey, if different from the description contained
in Exhibit “A”, shall be substituted for the description of the Property contained in Exhibit “A”, and the Agreement
shall be deemed amended by the substitution of the legal description of the Property contained in the new Survey for the description
of the Property contained in Exhibit “A”.

 

		(ii)	The Title Commitment.

 

		B.	Within ten (10) days after the Effective Date Seller shall deliver to Purchaser the following:

 

		(i)	All information in the possession of Seller concerning the Property
including, but not limited to, all plans for the development of the Property, all soil reports, traffic studies, engineering studies,
and environmental reports, utility and drainage improvement information pertaining to the Property, all information relating to obtaining
the approval of local governing bodies for development of the Property, all information regarding present or future zoning of the Property,
and all information concerning availability of storm sewers, sanitary sewers, streets, water, or utilities.

 

		(ii)	Any Leases.

 

	5.2	Title Review Period. Purchaser shall have the number of days specified
in the Schedule to review the Survey and Title Commitment and to deliver to Seller the Objection Notice. All items in Schedule C to the
Title Commitment (except item No. 3) shall automatically be deemed an objection by Purchaser, which Seller, agrees to use good faith efforts
to satisfly at or prior to Closing. Seller may, but shall have no obligation to attempt to satisfy any Schedule B objections within the
number of days specified in the Schedule. If Seller is unable or unwilling to satisfy all of Purchaser’s objections, Seller shall
deliver the Cure Notice to Purchaser listing all objections that Seller is unable or unwilling to satisfy. After receipt of the Cure Notice
or, if Seller fails to timely deliver the Cure Notice, Purchaser may as its sole remedy either waive such uncured objections and accept
such title as Seller is able to convey without reduction in the Purchase Price or terminate this Agreement. Any item: (i) to which Purchaser
does not object or which Purchaser waives in writing; and (ii) which is shown on Schedule B of the Title Commitment as of the date of
the Objection Notice, shall be deemed a “Permitted Exception”. In no event may any matter or instrument which affects the Property
become a Permitted Exception until Purchaser has: (i) been advised in writing of the
existence of such matter or instrument; (ii) received a legible copy of the instrument, if any, creating such exception; and (iii) failed
to object to the exception within Ten (10) days following Purchaser’s receipt of written notification of the existence of such exception
and the instrument creating such exception. If Purchaser terminates this Agreement as provided for herein, then the Earnest Money shall
be returned immediately to Purchaser, and neither Seller nor Purchaser shall have any further right or obligation hereunder.

 

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	5.3	Inspection Period. Purchaser shall have the number of days set forth in the Schedule, to conduct
an examination of the Property and to review such other matters as Purchaser deems necessary (including, without limitation, a physical
inspection, an appraisal, an environmental audit, and an engineering inspection of the Property) to determine the suitability of the Property
for Purchaser’s needs the “Inspection Period”). Seller will permit Purchaser and such persons as Purchaser may designate to
undertake a thorough inspection of the Property, including engineering, environmental studies, meeting with various municipalities, etc.,
all with the cooperation and written consent of Seller where required. Purchaser and its representatives shall not damage the Property
during the course of its inspections and Purchaser shall promptly repair and restore in a workmanlike manner any damage to the Property.
Purchaser shall, and hereby does, indemnify and hold Seller harmless from any damage, loss, liability, or expense (including attorneys
fees) arising out of Purchaser’s inspection; which indemnity shall survive closing or termination of this Agreement. In the event
that Purchaser, in its sole discretion, determines that the Property is not suitable for its needs, then Purchaser may terminate this
Agreement on or prior to the expiration of the Inspection Period. In the event Purchaser delivers such written notice to Seller pursuant
to this Section 5.3: (a) this Agreement shall terminate; (b) the parties shall have no further obligation or liability to the other hereunder;
(c) in consideration for signing this Agreement and granting the Inspection Period, the Title Company shall pay to Seller the amount of
$100 from the Earnest Money; and (d) the balance of the Earnest Money shall be refunded to Purchaser. This right of termination is exercisable
by Purchaser in its sole discretion for any reason whatsoever.

 

Purchaser
may extend the Inspection Period for two (2) additional periods of 30 days by delivering to the Seller prior to the expiration of the
Inspection Period, an Extension Fee in the amount of $5,000 for each additional 30-day extension, (collectively the “Extension Fees”).
The Extension Fees will be non-refundable for any reason, except Seller’s default and will be credited against the Purchase Price
at Closing.

 

ARTICLE
VI

REPRESENTATIONS, WARRANTIES AND COVENANTS

 

	6.1	Representations and Warranties of Seller. To the best of Seller’s knowledge, Seller makes
the following warranties and representations which shall be true and correct as of the Effective Date and, to the best of Seller’s
knowledge, on the Closing Date:

 

		(a)	Seller has good and indefeasible fee simple title to the Property,
and at the Closing, Seller will have and will convey to Purchaser, good and indefeasible fee simple title to the Property, free and clear
of all liens, defects, encumbrances, conditions, exceptions, restrictions, or other matters affecting title except the Permitted Exceptions.

 

		(b)	There is no litigation or proceeding pending or threatened against
or relating to any of the Property, and no pending, or, to the knowledge of Seller, threatened or contemplated condemnation actions or
special assessments of any nature with respect to the Property. There are no donations or payments to or for schools, parks, fire departments,
homeowner associations or any other such entity which are required to be made by the owner of the Property. Seller has received no request
(written or otherwise) from any governmental entity with regard to dedication of any of the Property.

 

		(b)	Seller is, and at Closing will be, authorized and permitted to
enter into this Agreement and to perform all covenants to be performed by Seller hereunder, and Seller’s right to execute this Agreement
is not limited by any other agreements. The person signing this Agreement has been authorized by Seller to do so.

 

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		(c)	Seller is not a “foreign person” as that term is defined
in Section 1445 of the Internal Revenue Code of 1986, as amended, and applicable regulations.

 

		(d)	Seller has no actual knowledge of any pending or contemplated
change in any regulation or private restriction, any pending or threatened judicial or administrative action, or any action pending or
threatened by third parties applicable to the Property.

 

		(e)	The Property is not subject to assessment or collection of additional
taxes for prior years based on a change in land usage or ownership.

 

		(f)	No part of the Property has been used as a land fill or for the
storage or disposal of any hazardous or toxic materials, and no part of the Property contains any materials, whether brought to the Property,
deposited thereon, used on the Property, generated on the Property as a product or by-product of activities on the Property, or otherwise:
(i) that are or contain polychlorinated bi-phenyls (PCB’s) or asbestos; (ii) that are wastes or other regulated substances under the
Resource Conservation and Recovery Act and/or the regulations promulgated or adopted thereunder; (iii) that are hazardous substances
or other regulated substances as defined in the Comprehensive Environmental Response, Compensation and Liability Act, as amended (or
regulations promulgated, adopted or incorporated thereunder); or (iv) that are otherwise classified as hazardous or regulated substances
under any federal or applicable state law or regulation. There are no underground storage tanks on the Property and, to Seller’s knowledge,
there never have been any underground storage tanks on the Property. The Property has not been used as a landfill or as a dump for garbage
or refuse.

 

6.2 Covenants of Seller. Seller covenants that, from and after the Effective Date, Seller shall:

 

		(a)	Give Purchaser and Purchaser’s agents and representatives full
access to physically inspect the Property and to make such inspections, surveys, test borings, soil analyses, and other tests and surveys
thereon as Purchaser, in its sole discretion, shall deem advisable. Seller shall furnish Purchaser such additional information concerning
the ownership, management, operation and the condition of the Property as Purchaser may reasonably request. The expenses of Purchaser’s
investigation shall be borne solely by Purchaser.

 

		(b)	Not: (i) perform any grading or excavation, construction, or
removal of any improvement or make any other change or improvement on the Property; (ii) create or permit any lien or other encumbrance
affecting the Property, other than the lien for taxes not yet due and payable and existing liens to be released at the Closing; (iii)
commit any waste or nuisance upon the Property; (iv) impose any easements, covenants, conditions, or restrictions on the Property; (v)
institute or participate in any annexation, zoning, platting, or other governmental action regarding the Property; or (vi) enter into
or modify any lease or contract which affects the Property.

 

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		(c)	Promptly advise Purchaser in writing, whether received by Seller
before or after Closing, of any notices concerning the Property that Seller receives from any appraisal districts, taxing authorities,
or any municipal agency having jurisdiction over the Property, and of any litigation, arbitration, or administrative hearing concerning
the Property.

 

		(d)	Cause at or prior to Closing the release of all liens and encumbrances
(except Permitted Exceptions) against the Property and the cure of all Title Defects which Seller has agreed to cure and shall cooperate
in good faith with the Title Company to satisfy all requirements and conditions set forth in the Title Commitment.

 

		(e)	At Seller’s sole cost and expense (unless otherwise requested
in writing by Purchaser), Seller shall: (i) effective as of the Closing Date, terminate or cause to be terminated, all management, maintenance,
service, or other contracts affecting the Property; and (ii) from and after the Effective Date until Closing, perform all of Seller’s
obligations under any contracts pertaining to the Property (including all leases) and promptly notify Purchaser of any default thereunder.

 

		(f)	During the contract period, Sellers will not enter into any oral
or written agreements affecting the Property which might beome binding upon Purchaser or the Property after closing, without Purchaser’s
written approval.

 

		(g)	Seller, at no expense to Seller, shall reasonably cooperate with
Buyer in Buyer’s efforts to obtain utility commitments and/or confirmations for its development of the Property, and authorizes
Buyer to freely contact all applicable governmental authorities in connection with obtaining such utility commitments or confirmations
or performing any other related due diligence investigations. Seller hereby agrees that it will sign any reasonable authorizations required
by such governmental authorities in connection with Buyer requesting information about utilities or any such other related due diligence
inquiries and/or requests for information, provided that Seller is not required to incur any liability by reason of such request. Seller
further agrees that it will, at closing, execute all documents necessary to transfer to Buyer any utility capacity commitments issued
in Seller’s name with respect to the Property and to enable the Buyer, without further agreement or documentation from Seller,
to cause such utility commitments to be transferred into the name of Buyer in the records of all public and private suppliers of utilities
with respect to the Property. This provision shall survive the Closing.

 

6.3 Knowledge
Standard. The terms “to the best of the knowledge of the Seller,” “to Seller’s knowledge,” and other phrases of
like substance are to be construed to: include the actual knowledge of Seller only without any inquiry.

 

6.4 (a) Hazardous Substances. As used
herein, shall mean and include all hazardous and toxic substances, waste or other materials, any pollutants or contaminants as
defined in Section 101 (14) of the Comprehensive Environmental Response Compensation and Liability Act, as amended, 42 U.S.C.
Section 9601 (14) (“CERCLA”), the Texas Solid Waste Disposal Act (Texas Health and Safety Code § 361.001 et seq.
(Vernon 2001), as amended, the Resource Conservation and Recovery Act (42 U.S.C. Section 9601 et seq.), as amended
(“RCRA”), and the Oil Pollution Act (33 U.S.C. Section 2701 et seq.) (including, without limitation, asbestos, urea
formaldehyde, radioactive materials, putrescible materials, and infections materials, and raw materials which include hazardous
constituents), or other similar substances, or materials which are included under or regulated by any local, state, or federal law,
rule, or regulation pertaining to environmental regulation, contamination or clean-up, including, without limitation, CERCLA, RCRA,
or state superlien or environmental clean-up statutes and any other substances regulated because of their effect or potential effect
on public health and the environment (all such laws, rules and regulations being referred to collectively as “Environmental
Laws”). Any other terms mentioned in this Paragraph which are defined in state or federal statutes and/or regulations
promulgated in relation thereto shall have the meaning subscribed to such terms in said statutes and regulations.

 

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(b) No
Representations By Seller. Purchaser acknowledges that it is fully relying on Purchaser’s (or Purchaser’s representatives)
inspections of the Property and not upon any covenants or statements (oral or written) which may have been made or may be made (or purportedly
made) by Seller or any of its representatives, except as otherwise expressly set forth herein. Purchaser has, or prior to Closing will
have, thoroughly inspected and examined the Property to the extent deemed necessary by Purchaser in order to enable Purchaser to evaluate
the condition of the Property, and all others aspects of the Property (including, but not limited to, the environmental condition of the
Property, utility availability to the Property, zoning considerations, drainage considerations and suitability of the Property for Purchasers
intended purposes) and Purchaser acknowledges that Purchaser is relying solely upon Purchaser’s own (or Purchaser’s representatives’)
inspection, examination and evaluation of the Property, and except as otherwise expressly set forth herein and/or in the warranties of
title set forth in the special warranty deed to be provided at Closing, Purchaser is purchasing the Property on an “AS IS”,
“WHERE IS” and “WITH ALL FAULTS” basis, without any additional representations or warranties, expressed or implied,
of any kind. Purchaser acknowledges that current and future federal, state, and local laws and regulations may require the cleanup of
any Hazardous Substances at the expense of those persons who, in the past, present, or future may have or continue to have any interest
in the Property including, but not limited to, current, past, and future owners and users, including tenants, of the Property. The cost
and expense of such clean up may be substantial. Purchaser further acknowledges that the Broker(s) involved in the negotiation of this
transaction has no expertise with respect to any such Hazardous Substances, although said Broker(s) will disclose any actual knowledge
of Hazardous Substances on the Property possessed by the said Broker(s). Purchaser acknowledges and agrees that Purchaser shall look solely
to experts and professionals selected or approved by Purchaser to advise Purchaser with respect to the condition of the Property and shall
not hold either Seller or the Broker(s) responsible for any Hazardous Substances condition or problem relating to the Property.

 

6.5 Representations
and Warranties of Purchaser. To induce Seller to enter into this Agreement, Purchaser represents and warrants to Seller the following
warranties and representations which shall be true and correct as of the Effective Date and on the Closing Date:

 

		(a)	Purchaser has full right, authority and capacity to enter into
this Agreement and to consummate the transactions contemplated herein.

 

		(b)	The person executing this Agreement and all documents to be delivered
to Seller hereunder on behalf of Purchaser is and shall be duly authorized to do so.

 

		(c)	This Agreement constitutes a valid and legally binding obligation
of Purchaser, enforceable in accordance with its terms.

 

    9

     

    

 

		(d)	There are no material legal or administrative proceedings pending
or, to the best of Purchaser’s knowledge, threatened against or affecting Purchaser.

 

		(e)	No consent, approval or other action of, or filing or registration
with any governmental agency, commission or officer is required in connection with the execution or performance by Purchaser of this
Agreement or any of the transactions provided for hereunder.

 

		(f)	There has not been filed by or against Purchaser a petition in
bankruptcy or insolvency proceedings or for reorganization, or for the appointment of a receiver or trustee.

 

ARTICLE VII

CONDITIONS PRECEDENT TO CLOSING/CONDEMNATION

 

7.1 Conditions
Precedent to Purchaser’s Performance. The obligation of Purchaser to close the transaction described in this Agreement shall be subject
to the following conditions precedent:

 

		(a)	All the representations and warranties of Seller set forth in
this Agreement shall be true and correct in all material respects as of the Effective Date and on the Closing Date, and Seller shall
have complied with all covenants and agreements of Seller set forth herein in all material respects.

 

		(b)	Seller shall have tendered performance of all of its obligations required by this Agreement.

 

		(c)	Neither the Seller nor any of the Property shall be subject to
any pending bankruptcy proceeding or similar procedding at Closing; and

 

In the event that any of the above
conditions are not satisfied or waived in writing by Purchaser prior to the Closing, Purchaser may terminate this Agreement by delivery
of written notice to Seller on or before the Closing Date. In the event of termination pursuant to this section, the Earnest Money shall
be immediately refunded to Purchaser free of any claims by Seller.

 

7.2 Condemnation.
Seller shall give Purchaser written notice within 10 days after Seller receives notice of proceedings in condemnation/eminent domain affecting
the Property or any portion thereof, that are contemplated, threatened or instituted by anybody having the power of condemnation/eminent
domain (a “Taking”). If the Taking (i) covers more than 10% of the land area of the Property, (ii) values the Taking at more
than $100,000.00 or (iii) materially and adversely affects the development of the remainder of the Property then Purchaser may: (a) terminate
this Agreement by giving written notice to the other and the Earnest Money shall be immediately returned to Purchaser; or if not terminated
by either party pursuant to the preceding sentence the parties shall proceed under this Agreement, in which event Seller shall, at the
Closing, assign to Purchaser its entire right, title and interest in and to any condemnation award. The provisions of this Paragraph shall
govern notwithstanding any contrary provisions of Section 5.007 of the Texas Property Code.

 

    10

     

    

 

ARTICLE VIII

CLOSING

 

8.1 Time
and Place. The sale and purchase of the Property shall be consummated at the Closing to be held at the offices of the Title Company
as specified in the Schedule.

 

 8.2 Items to be Delivered by Seller at the Closing.

 

		(a)	At the Closing Seller shall deliver or cause to be delivered
to Purchaser, at Seller’s expense, each of the following items:

 

		i.	A Special Warranty Deed (“Deed”), duly executed and acknowledged by
Seller, granting, conveying and warranting to Purchaser good and indefeasible fee simple absolute title to the Property, free and clear
of any liens, encumbrances, easements, restrictions, or other matters affecting title to the Property, except the Permitted Exceptions.

 

		ii.	The Title Policy.

 

		iii.	Such evidence that may be reasonably required by the Title Company to evidence
the status and capacity of Seller and the authority of the persons who are executing the various documents on behalf of the Seller.

 

		iv.	A certificate in compliance with Section 1445 of the Internal Revenue Code and applicable regulations
stating, under penalty of perjury, Seller’s United States taxpayer identification number and that Seller is not a “foreign person”
as that term is defined in said Section 1445. If Seller fails to deliver such certificate, Purchaser may withhold from the Purchase Price
and pay to the Internal Revenue Service the amount required by Section 1445 and applicable regulations.

 

		v.	An “affidavit of parties in possession” for delivery to the Title Company, stating that there
are no parties in possession of any portion of the Property as lessees, tenants at sufferance, or trespassers, except as set forth in
the written leases provided to Purchaser during the Inspection Period.

 

		(b)	At the Closing Purchaser shall deliver or cause to be delivered
to Seller, at Purchaser’s expense, each of the following items, in form and substance reasonably satisfactory to Seller and Purchaser:

 

		i.	The Down Payment, subject to adjustment and prorations as provided in this Agreement;

 

		ii.	The Note; and

 

		iii.	The Deed of Trust;

 

		iv.	Such evidence that may be reasonably required by Seller or the Title Company to evidence the status and
capacity of Purchaser and the authority of the persons who are executing the various documents on behalf of Purchaser; and

 

		v.	A waiver of inspection and such other documents or instruments reasonably requested
by Seller or the Title Company.

 

    11

     

    

 

8.3. Adjustments
and Prorations. At Closing, the following items shall be adjusted or prorated between Seller and Purchaser:

 

		(a)	Ad valorem taxes for the Property for the then current calendar
year shall be prorated in cash as of the Closing Date based on current appraised values. Seller’s pro rata portion of such taxes shall
be based upon taxes actually assessed for the then current calendar year or, if for any reason such taxes for the Property have not been
actually assessed, such proration shall be based upon current appraised values and adjusted between the parties when exact amounts are
available. All special taxes or assessments approved or assessed prior to the Closing Date shall be paid by Seller. If Seller or Seller’s
predecessors in title have claimed any partial or total exemption from taxation of the Property based on agricultural or open space use
or any other use that could result in tax on any of the Property for years prior to the Closing Date which become due as the result of
any changes in land usage or ownership or otherwise (“Rollback Taxes”), Purchaser shall assume payment of the Rollback Taxes.

 

		(b)	Seller agrees to pay: (i) one-half of all customary escrow fees
generally charged by the Title Company; (ii) the premium for the standard Owner’s Title Policy; (iii) any costs for recording fees;
(iv) up to $10,000 as reimbursement to Purchaser for the cost of the Survey; and (v) Seller’s own attorney fees.

 

		(c)	Purchaser agrees to pay: (i) one-half of all customary escrow
fees generally charged by the Title Company; (ii) the premium of any endoresements to the Owner’s Title Policy; (iii) all costs
and expenses relating to financing the Down Payment for the Property; and (iv) Purchaser’s own attorney’s fees.

 

		(d)	The agreements as to prorations and adjustments in this Section
shall survive the Closing. In the event that, subsequent to the Closing, any adjustments made at the Closing pursuant to this Section
are determined by the Title Company to be erroneous, then either party hereto who is entitled to additional monies shall invoice the
other party for such additional amounts as may be owing, and such amounts shall be paid within ten days from receipt of the invoice.

 

8.4 Right to Possession.
At the Closing and as a condition thereto, Purchaser shall be given right to possession of the Property subject to any Leases, and Seller
will execute such instruments and take such action as may be appropriate or required to assure Purchaser of uninterrupted and full possession
of the Property, immediately following the Closing.

 

ARTICLE IX

REMEDIES UPON
DEFAULT

 

9.1. Purchaser’s
Default. In the event that Purchaser shall fail to purchase the Property in accordance with the terms and conditions of this Agreement,
or otherwise be in default in the performance of Purchaser’s obligations pursuant to this Agreement, for any reason whatsoever, and Purchaser
fails to cure the default within 5 days after written notice, except for failure to Close on the Closing Date for which no written notice
is required, Seller may terminate this Agreement and retain the Earnest Money as liquidated damages as Seller’s sole remedy hereunder
(it being agreed that actual damages would be difficult to determine, vague and speculative in nature). Seller hereby waives any and all
other of its rights or remedies, at law or in equity, for breach of this Agreement by Purchaser.

 

    12

     

    

 

9.2. Seller’s
Default. In the event that Purchaser is not in default and Closing fails to occur by reason of a default by Seller, and Seller fails
to cure the default within 5 days after written notice, except for failure to Close on the Closing Date for which no written notice is
required, Purchaser may, at Purchaser’s option: (a) purchase the Property notwithstanding such default pursuant to the remaining terms
and provisions of this Agreement without reduction in the Purchase Price; (b) terminate this Agreement, in which event Purchaser shall
be entitled to return of the Earnest Money, and neither party shall have any further rights, duties or obligations except those obligations
that expressly survive termination of this Agreement, or (c) enforce specific performance against Seller. In no event shall Seller be
liable to Purchaser for any damages, including, without limitation, any actual, special or consequential damages.

 

ARTICLE X

MISCELLANEOUS

 

10.1 Notices. Any notice, demand, or
other communication required to be given or to be served upon any party hereunder shall be in writing and delivered to the person to
whom the notice is directed, either: (i) in person; (ii) by United States Mail, as a registered or certified item with return
receipt requested; or (iii) delivered by a delivery service (including any express mail or delivery service) that provides a
delivery receipt. Notices, demands, or other communications delivered by mail shall be deemed given and received three (3) business
days after being deposited in a post office or other depository under the care or custody of the United States Postal Service,
enclosed in a wrapper, addressed properly, with proper postage affixed. Any notice, demand, or other communication given other than
by certified or registered mail, return receipt requested, shall be deemed to have been given and received when delivered to the
address of the party to whom it is addressed as stated in the Schedule. Either party hereto may change its address for notice by
giving the other party ten days’ advance written notice of such change of address.

 

 10.2 Agreement to Survive. The representations, warranties, covenants, and agreements contained herein, shall be deemed to be merged into or waived by the instruments of the Closing, and shall survive for a period of twelve (12) months following the Closing.

 

10.3 Assignment.
This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, legal representatives,
successors, and assigns. This Agreement may be assigned upon written notice to Seller by the Purchaser a single purpose entity owned or
controlled by Purchaser or the currenty principla of Purchaer for the purpose of owning, developing and selling the Property and which
assignee expressly assumes all obligations of Purchaser. If Purchaser so assigns its rights to this Agreement, such assignment shall release
Purchaser from all liability hereunder without the necessity of further documentation. Except as expressly provided above Purchaser shall
not have the right to assign its rights hereunder without the prior written consent of Seller which consent may be withheld in Seller’s
sole discretion.

 

10.4 Interpretation and Applicable
Law. THIS AGREEMENT SHALL BE CONSTRUED AND INTERPRETED IN ACCORDANCE WITH THE LAWS OF THE STATE OF TEXAS, AND ALL OBLIGATIONS OF
THE PARTIES CREATED HEREUNDER ARE PERFORMABLE IN THE COUNTY IN WHICH THE LAND IS LOCATED. Where required for proper interpretation,
words in the singular shall include the plural; and words of any gender shall include all genders. The descriptive headings of the
articles, sections, and paragraphs in this Agreement are for convenience only and shall not control or affect the meaning or
construction of any of the provisions hereof.

 

    13

     

    

 

10.5 Amendment.
Except as provided above with respect to the automatic substitution of the legal description in Exhibit “A”, this Agreement
may not be amended and no condition, covenant, or obligation may be waived, except by an agreement in writing signed by Seller and Purchaser.

 

10.6 Attorneys’
Fees. If either party files a lawsuit in connection with this Agreement, the prevailing party in such action shall be entitled to
recover from the non-prevailing party, in addition to all other remedies or damages as limited herein, reasonable attorneys’ fees and
costs of court incurred in such lawsuit.

 

 10.7 Entire Agreement. This Agreement constitutes the entire agreement between the parties pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements and understandings of the parties in connection therewith.

 

10.8 Multiple
Counterparts. This Agreement may be executed simultaneously in two or more counterparts, each of which shall be deemed an original
and all of which together shall constitute one instrument.

 

10.9 Dates.
Any act performable on a legal holiday of the United States or the State of Texas or on a Saturday or Sunday shall be performable on the
next business day following such date.

 

10.10 Brokers.
If, subject to and conditioned on Closing, but not otherwise, Seller agrees to pay in cash at Closing, a real estate commission as described
in the Schedule. Each party represents and warrants to the other that, except for the persons identified as Brokers in the Schedule, no
brokers or finders have been engaged by it in connection with the transactions contemplated by this Agreement, or, to its knowledge, is
in any way connected with such transaction. In the event of any claim for broker’s or finder’s fees or commissions in connection with
the negotiation, execution, or consummation of this Agreement, then each party shall indemnify, hold harmless, and defend the other party
from and against any such claim based upon any statement, representation, or agreement made by, or allegedly made by, the indemnifying
party. This indemnity shall survive the Closing or termination of this Agreement. By Purchaser’s execution of this Agreement, Purchaser
acknowledges that Purchaser has been advised that Purchaser should have the abstract covering the Property examined by an attorney of
Purchaser’s own selection or that Purchaser should be furnished with or obtain an Owner’s Policy of Title Insurance, as is contemplated
by this Agreement.

 

10.11. Construction.
The parties acknowledge that they have had the opportunity to be represented by counsel in connection with this transaction and that this
Agreement shall be interpreted according to its fair construction and shall not be construed against either party.

 

 10.12. Invalidity. If any provision in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision hereof, and this Agreement shall be construed as if such invalid, illegal, or unenforceable provision had never been contained herein.

 

10.13. Further Assurances. In addition
to the acts recited herein to be performed by Seller, Seller hereby agrees to perform at or after the Closing all further acts as
Purchaser may reasonably require to: (i) evidence and vest in Purchaser the ownership of, and title to, all of the Property; and
(ii) consummate the transaction contemplated hereunder.

 

    14

     

    

 

10.14. Time
is of the Essence; Waiver. Time is of the essence with respect to every provision of this Agreement. No waiver by either party of
any of its rights or remedies hereunder or otherwise shall be considered a waiver of any other subsequent right or remedy. Except as expressly
provided herein, no waiver by either party of any of its rights or remedies hereunder or otherwise shall be effective unless such waiver
is evidenced in a written instrument executed by the waiving party.

 

10.15. Confidentiality.
Other than with respect to required governmental disclosures, or with respect to customary financial reporting in the ordinary course
of business, Seller shall not, without the prior written consent of Purchaser, disclose to any person or party (except the parties hereto,
their respective legal counsel and brokers and the Title Company) the economic terms of this Agreement. This covenant shall survive the
Closing or termination of this Agreement.

 

10.16 No Assumption. Purchaser
is acquiring only the Property from Seller and is not the successor of Seller. Purchaser does not assume or agree to pay, or indemnify
Seller or any other person or entity against, any liability, obligation, or expense of Seller relating to the Property in any way except,
and only to the extent, if any, expressly provided for herein or in the documents executed at Closing.

 

10.17. Acceptance. Seller
shall have until the date and time specified in the Schedule to execute this Agreement and return a fully executed original thereof to
Purchaser; otherwise, the offer set forth in this Agreement shall be revoked automatically.

 

10.18 Drafting
and Approving Closing Documents. The obligation of Purchaser and Seller under this Agreement shall be subject to and conditioned upon
Purchaser and Seller agreeing upon the form and substance of the Deed, the Note and the Deed of Trust on or before the expiration of the
Inspection Period. On or before 60 days after the Effective Date Purchaser will cause its legal counsel to prepare and deliver to Seller
drafts of the Deed, the Note and the Deed of Trust consistant with the terms of this Agreement. Seller and Purchaser shall in good faith
attempt to negotiate the form and substance of each document. In the event for any reason Purchaser and Seller have not agreed to the
form and substance of the Deed, the Note and/or the Deed of Trust prior to the expiration of the Inspection Period either party may elect
to terminate this Agreement by giving written notice to the other whereupon the Earnest Money shall be returned by Purchaser and neither
party shall have any further rights or obligations to the other.

 

10.19 Drill
Site Location. The obligation of Purchaser and Seller under this Agreement shall be subject to and conditioned upon Purchaser and
Seller agreeing upon the location and size of the Drill Site and reasonable access thereto. On or before 60 days after the Effective Date
Purchaser will cause its engineer to identify an appropriate Drill Site and access thereto. Seller and Purchaser shall in good faith attempt
to negotiate and agree upon the location, size and access. In the event for any reason Purchaser and Seller have not agreed to the location
and size of the Drill Site and access prior to the expiration of the Inspection Period either party may elect to terminate this Agreement
by giving written notice to the other whereupon the Earnest Money shall be returned to Purchaser and neither party shall have any further
rights or obligations to the other.

 

    15

     

    

 

10.20 Utility and Platting
Agreements. Seller acknowledges that to facilitate Purchaser’s intended use of the Property Purchaser may seek to (i) create a
special financing district with respect to the Property (ii) secure water and sewer service to the Property by other similar means,
and (iii) plat or replat the Property all on terms acceptable to Purchaser, and Seller agrees to assist Purchaser’s efforts by
executing any required applications or consents on behalf of the owner of the Property. Seller shall not be required to approve or
to execute any document that would impose a tax on any portion of the Property subject to the Deed of Trust, which tax is for the
benefit of other real property. Purchaser shall promptly pay for any and all costs associated with the activities of Purchaser
pursuant to this Section, and Purchaser agrees to indemnify and hold Seller harmless of and from any and all liability or damage
sustained by Seller caused as a result or arising out of any such activities. Purchaser agrees to provide Seller with copies of all
documentation necessary for Seller to evaluate the effect of any document for which Purchaser has requested Seller’s signature and
Seller agrees to keep all such documents strictly confidential and not to share them with any other person or entity (including
specifically, Purchaser’s competitors) or to make use of such documents in Seller’s business.

 

	SELLER:	 	PURCHASER:
	 	 	 
	 	 	MAPLE DEVELOPMENT GROUP, LLC.
	/s/ Joe C. Smith	 	a Texas limited liability company
	Joe
    C. Smith

    
	 	 
	 	 	By:	/s/ Itiel
    Kaplan
	 	 	 	Itiel Kaplan, Manager

 

ACCEPTANCE BY TITLE COMPANY

 

The undersigned Title
Company hereby acknowledges receipt of the Earnest Money referred to in the foregoing Agreement and agrees to accept, hold, and
disburse the Earnest Money in accordance with the provisions of the Agreement and to be bound by the confidentiality requirements of
Section 10.15 of the Agreement. The undersigned acknowledges that it is not a party to this Agreement and that it is executing below
solely for the purpose of the foregoing acknowledgment and agreement.

 

	 	 	Title Company
	 	 	 
	 	 	Riverway Title
	 	 	 
	 	 	By:	      
	Date of Execution	 	 	Andrew Wheat, Escrow Officer

 

    16

     

    

 

EXHIBIT “A”

 

PROPERTY DESCRIPTION

 

 

 

17Exhibit
10.10

 

FIRST
AMENDMENT TO PURCHASE AND SALE AGREEENT

(Hockley
122 acres)

 

THIS
FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT (this “Amendment”) is entered into effective as of 2/2/2022 (the “Effective
Date”), by and between, JOE C. SMITH (“Seller”) and MAPLE DEVELOPMENT GROUP, LLC, a Texas
limited liability company (“Purchaser”).

 

RECITALS

 

A.
Seller and Purchaser are parties to that certain Sale and Purchase Agreement dated effective September 3, 2021, for the purchase and
sale of approximately 122 acres in Waller County, Texas (the “Agreement”); and

 

B.
Purchaser and Seller desire to modify the Agreement, and the parties have agreed to execute this Amendment to reflect such modification
to the Agreement.

 

NOW,
FOR AND IN CONSIDERATION of the covenants, agreements and premises herein set forth, Ten and No/100 Dollars ($10.00) and other good and
valuable consideration, the receipt, adequacy and sufficiency of which are hereby expressly acknowledged by the parties hereto, the parties
hereto intending to be legally bound hereby, do covenant and agree as follows:

 

1.
Inspection Period. The Review Period is hereby extended to 11:59 p.m. on March 2, 2022.

 

2.
Closing Date. The Closing Date shall be April 4, 2022

 

3.
Incorporation of Recitals. The recitals set forth above are true and correct and are incorporated herein by reference as if set
forth fully herein.

 

4.
Capitalized Terms. All capitalized terms that are not otherwise defined herein shall be defined as set forth in the Agreement.

 

5.
Effect of Amendment. Except as modified in this Amendment, there are no changes to the Agreement, and the Agreement as herein
modified remains in full force and effect as of the date hereof and is hereby ratified by the parties in all respects. The execution,
delivery and effectiveness of this Amendment shall not operate as a waiver of any right, power or remedy of either party for any default
under the Agreement, nor constitute a waiver of any provision of the Agreement. In the event of a conflict between the Agreement and
this Amendment, the terms of this Amendment shall control.

 

6.
Multiple Counterparts. This Amendment may be executed by the parties hereto individually or in combination or in one or more counterparts,
each of which shall be an original, and all of which shall constitute one and the same instrument. Signatures given by facsimile or portable
document format shall be binding and effective to the same extent as original signatures.

 

[SIGNATURES
ON FOLLOWING PAGE]

 

     

     

    

 

IN
WITNESS WHEREOF, the parties have executed this Amendment as of the Effective Date.

 

	SELLER:	 	PURCHASER:
	 	 	 	 
		 	MAPLE DEVELOPMENT GROUP, LLC
		 	a Texas limited liability company
	 	 	 	 
	/s/ Joe C.
Smith

	 	By: 	/s/ Itiel
    Kaplan
	Joe C. Smith	 	 	Itiel Kaplan, Manager

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