Document:

SPRING VALLEY CENTER

 

OFFICE LEASE

 

Suite 525

 

    	 

    	 

    

 

INDEX

 

	PARAGRAPH 1	Basic Provisions
	 	(a) Tenant
	 	(b) Premises
	 	(c) Basic Rental
	 	(d) Security Deposit
	 	(e) Lease Term
	 	(f) Estimated Commencement Date
	 	(g) Operating Expense Stop
	 	(h) Permitted Use
	 	(i) Parking Rights
	PARAGRAPH 2	Lease Grant
	 	 
	PARAGRAPH 3	Lease Term
	 	 
	PARAGRAPH 4	Construction of Finish Work in Premises
	 	 
	PARAGRAPH 5	Tenant's Basic Rental Obligation
	 	(a) Basic Rental
	 	(b) Security Deposit
	 	 
	PARAGRAPH 6	Tenant's Additional Rental Obligation
	 	(a) Additional Rental
	 	(b) Adjustment of Actual Operating Expenses
	 	(c) Actual Operating Expenses Enumerated
	 	(d) Estimated Actual Operating Expenses
	 	(e) Rentable Area
	 	(f) Tenant's Right to Audit
	 	(g) No Reduction in Basic Rental
	 	 
	PARAGRAPH 7	Automatic Transfer
	 	(a) Landlord Option to Collect via
	 	Automatic Transfer
	 	(b) Tenant Pays All Fees
	 	(c) Tenant Notifies of Bank Change
	 	(d) Mistake in Debit
	 	(e) Failure to Comply Is a Lease Default
	 	 
	PARAGRAPH 8	Landlord's Obligations
	 	(a) Water, Heat, Air Conditioning, Janitorial and Elevator Service and Maintenance Obligations
	 	(b) Electrical Service
	 	(c) Interruption of Services
	 	(d) Landlord's Interruption of Service
	 	(e) Discontinuance of Service
	 	(f) Right to Designate Utility Provider
	 	(e) No Remedies
	 	 
	PARAGRAPH 9	Tenant's Covenants
	 	(a) Alterations
	 	(b) mechanic's and Materialmen's Liens
	 	(c) Permitted Use of Premises
	 	(d) Repairs
	 	(e) Purchase of Parking Rights

 

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	 	(f) Compliance with ADA
	 	(g) Hazardous Materials
	PARAGRAPH 10	Assignment and Subletting
	 	(a) Assignment or Subletting by Tenant
	 	(b) Continuing Liability
	 	(c) Excess Rents
	 	 
	PARAGRAPH 11	Indemnity and Insurance
	 	(a) Casualty Insurance
	 	(b) Liability Insurance
	 	(c) Waiver of Claims
	 	(d) Indemnity
	 	 
	PARAGRAPH 12	Fire or Casualty
	 	 
	PARAGRAPH 13	Condemnation
	 	 
	PARAGRAPH 14	Default and Remedies
	 	(a) Events of Default
	 	(b) Remedies
	 	(c) Effect of Suit or Partial Collection
	 	(d) Remedies Cumulative
	 	 
	PARAGRAPH 15	Surrender of Premises
	 	(a) Surrender
	 	(b) Removal of Alterations and Tenant's Property
	 	 
	PARAGRAPH 16	Holding Over
	 	 
	PARAGRAPH 17	Mortgages
	 	 
	PARAGRAPH 18	Certain Rights Reserved by Landlord
	 	(a) Common and Service Area Alterations
	 	(b) Parking
	 	(c) Rules and Regulations
	 	(d) Food Preparation
	 	(e) Security Measures
	 	(f) Right To Relocate Tenant
	 	 
	PARAGRAPH 19	Miscellaneous
	 	(a) Time Is of the Essence
	 	(b) Force Majeure
	 	(c) No Personal Liability of Landlord
	 	(d) Quiet Enjoyment
	 	(e) Entire Agreement and Amendments
	 	(f) Interpretation, Applicable Law, Exclusive Venue and Service of Process
	 	(g) Severability
	 	(h) Terms Binding
	 	(i) Estoppel Certificates
	 	(j) Late Payment Charge and Interest Payable
	 	(k) Security Deposit
	 	(1) Access to Premises
	 	(m) Notices
	 	(n) Acceptance of Premises and Building by Tenant
	 	(o) Building Name

 

 

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	 	(p) Landlord's Lien
	 	(q) Authority to Sign Lease
	 	(r) Attorneys' Fees, Costs and Expenses
	 	(s) Execution of Lease
	 	(t) No Attornment
	 	(u) Arms-Length Transaction
	 	(v) Confidentiality
	 	(w) Notice and Cure
	 	(x) Limitation of Tenant's Time to Sue
	 	(i) Commencement of Action
	 	(ii) Tenant Acknowledgment
	 	(y) Exhibits and Riders
	 	 
	PARAGRAPH 20	Special Provisions.

 

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SPRING VALLEY CENTER OFFICE LEASE

 

THIS LEASE (herein so called) is made as of the 25th
day of March, 2008, by and between Spring Valley Center, LLP, a Limited Liability Partnership ("Landlord"), and the Tenant
named below.

 

WITNESSETH:

 

1. Basic Provisions.

 

	 	(a) Tenant:	MESA ENERGY INC.
	 	 	 
	 	(b) Premises:	Suite 525 . 5220 Spring Valley Road
	 		Dallas, Texas 75254.
	 	 	 
	 		Approximate Rentable Area:
	 		1572 square feet (RA).
	 	 	 
	 	(c) Basic Rental:	$ 2292.50 per month; annual rental rate
	 		per square foot (RA): $17.50/( r ) s. f .
	 	 	 
	 	(d) Security Deposit:	$ 2292.50
	 	 	 
	 	(e) Lease Term:	April 1. 2008- September 30. 2008 (6 months)
	 	 	 
	 	(f) Estimated	 
	 	Commencement Date	April 1.2008
	 	 	 
	 	(g) Operating Expense Stop: $8.75/ ( r ) s.f.
	 	 	 
	 	(h) Permitted Use:	Administrative Office for Oil & Gas Company
	 	 	 
	 	(i) Parking Spaces:	4 Covered at No Charge & 1 Uncovered at No Charge

 

2.          Lease Grant.

 

Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the Premises described above, which are shown in Exhibit A attached hereto. The Premises are located in the building described
above (the "Building"), located on the real property described in Exhibit B attached hereto (the "Land"). The
Land, the Building, the parking facilities, parking garage and other structures and improvements, landscaping, fixtures, appurtenances
and other common areas now or hereafter placed, constructed or erected thereon comprise the project (the "Project") known
as the Spring Valley Center Office Building in Dallas, Dallas County, Texas. This Lease is granted subject to the terms hereof,
the rights and interests of third parties under existing liens, easements and encumbrances affecting such property, all zoning
regulations, rules, ordinances, building restrictions and other laws and regulations now in effect or hereafter adopted by any
governmental authority having jurisdiction over the Project or any part thereof.

 

3. Lease Term.

 

This Lease shall be for the term of years described above, commencing
on the later of (a) the Estimated Commencement Date set forth in Paragraph 1 or (b) ten (10) days after Landlord's substantial
completion of the Finish Work (as hereinafter defined) in the Premises, but if Tenant takes possession of the Premises or any portion
thereof for the conduct of business before either such date, then the Lease Term shall commence on the date Tenant in fact occupies
the Premises or any portion thereof for such purpose.

 

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4. Construction of Finish Work in Premises.

 

Notwithstanding anything to the contrary contained or implied
elsewhere in this Lease, Tenant hereby accepts the Premises "AS IS, WHERE IS and WITH ALL FAULTS" and expressly agrees
that Landlord shall not be required to perform or construct any leasehold improvements, tenant finish work or similar work (the
"Finish Work") or to provide any allowances therefor, unless otherwise expressly set forth elsewhere herein.

 

5. Tenant's Basic Rental Obligation.

 

(a) Basic Rental. Beginning on the Commencement Date, Tenant
shall pay to Landlord the Basic Rental without demand, deduction or setoff, for each month of the entire Lease Term. If the day
on which Basic Rental is first due is other than the first day of a calendar month, rent for such partial month shall be prorated
on a daily basis. All Basic Rental shall be paid by Tenant to Landlord in advance on or before the first day of each calendar month
during the Lease Term; provided, however, if the first day of any calendar month during the Lease Term falls on any day which is
a Saturday, Sunday or legal holiday pursuant to the laws of the State of Texas, Basic Rental shall be paid by Tenant to Landlord
for such calendar month in advance on or before the last day of the immediately preceding calendar month which is not a Saturday,
Sunday or legal holiday pursuant to the laws of the State of Texas. All rental and other payments which are due hereunder shall
be made payable to Landlord. Tenant agrees to pay said rental and other payments to Landlord at 5220 Spring Valley Road, #150,
Dallas, Texas 75254, Attention: Building Manager, or at such other place as may from time to time be designated in writing by Landlord,
in lawful money of the United States of America without any prior demand therefor and without any deduction or setoff whatsoever.

 

(b) Security Deposit. Tenant shall deposit with Landlord the
amount shown above as a Security Deposit contemporaneously with the execution hereof. Tenant's Security Deposit shall be held in
accordance with the terms of Paragraph 19(k).

 

6. Tenant's Additional Rental Obligation.

 

(a) Additional Rental. Beginning on the Commencement Date, Tenant
shall pay to Landlord each calendar year additional rental (the "Additional Rental") equal to Tenant's proportionate
share of the Actual Operating Expenses (defined below) for the Building for such calendar year in excess of the Operating Expense
Stop multiplied by the number of square feet of Rentable Area in the Premises. Additional Rental shall be prorated on a daily basis
for each partial calendar year in the Lease Term. Tenant's proportionate share shall be based on the ratio which the Rentable Area
in the Premises (adjusted for office expansions) bears to the Rentable Area within the Building.

 

(b) Adjustment of Actual Operating Expenses. Notwithstanding
any language herein to the contrary, if the Building is not fully occupied during any calendar year of the Lease Term, Actual Operating
Expenses shall be determined as if the Building had been fully occupied during such year. For the purposes of this Lease, "fully
occupied" shall mean occupancy of one hundred percent (100%) of the Rentable Area in the Building.

 

(c) Actual Operating Expenses Enumerated. Actual operating expenses
(the "Actual Operating Expenses") shall include all expenses, costs and disbursements of every kind and nature incurred
or paid by Landlord in connection with the ownership and/or the operation, maintenance, repair and security of the Project, including
(without limitation) such expenses as utility costs, wages and administration expenses [including salaries and wages, social security,
unemployment compensation, insurance and other employee benefits and indirect compensation], landscaping, maintenance and repair
costs, costs of independent contractors, fees (other than legal fees directly related to leasing activities of Landlord), insurance
premiums and real estate taxes, sales, use or excise taxes and other governmental assessments. Actual Operating Expenses shall
exclude the capitalized cost of permanent improvements (other than those installed to reduce operating costs or as may be required
by law); interest, amortization or other payments on loans to Landlord (other than that incurred to finance items which are included
in Actual Operating Expenses); all costs reimbursed to Landlord out of insurance proceeds or from tenants or other sources not
affiliated with Landlord: and depreciation of the Building.

 

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(d) Estimated Actual Operating Expenses. Landlord shall have
the right to estimate Additional Rental to accrue hereunder and Tenant shall pay to Landlord the amount of such estimate monthly
with Tenant's Basic Rental payments. If Landlord estimates Additional Rental in advance, then by each April 1 or as soon thereafter
as practical, Landlord shall furnish to Tenant a statement of Landlord's Actual Operating Expenses for the previous calendar year.
Notwithstanding anything to the contrary contained or implied elsewhere herein, it is expressly agreed that Landlord's failure
to estimate Additional Rental and/or to provide same to Tenant by April 1st of each year (or as soon thereafter as practicable),
and/or Landlord's failure to furnish to Tenant a statement of Landlord's Actual Operating Expenses for any calendar year shall
in no way excuse or release Tenant from Tenant's continuing obligation to pay Tenant's portion of Landlord's Actual Operating Expenses
for the applicable year or constitute a waiver, release or relinquishment of Landlord's continuing right to bill and collect Tenant's
portion of Landlord's Actual Operating Expenses for the applicable year from Tenant. If for any calendar year Tenant's Additional
Rental collected for the prior year, as a result of payment of Tenant's estimated Additional Rental, is in excess of Tenant's Additional
Rental actually due during such prior year, then, so long as Tenant is not in default hereunder, Landlord shall refund to Tenant
any overpayment (or, at Landlord's option, apply such amount against rentals due or to become due hereunder). Likewise, Tenant
shall pay to Landlord, on demand, any underpayment with respect to the prior year.

 

(e) Rentable Area. As used in this Lease the term "Rentable
Area" means the aggregate of the Usable Area (as hereinafter defined) plus the product of the Usable Area times fifteen percent
( 15 %). As used in this Lease the term "Usable Area" means:

 

(i) In the case of a single tenancy floor, all floor area measured
from the inside surface of the outer glass or finished column or exterior walls of the Building to the inside surface of the opposite
exterior wall, excluding only the areas (hereinafter "Service Areas") within the exterior walls used for elevator mechanical
rooms, building stairs, fire towers, elevator shafts, flues, vents, stacks, pipe shafts and vertical ducts, but including any Service
Areas which are for the use of the particular tenant such as special stairs or elevators, elevator foyers, rest rooms, mechanical,
electrical and telephone rooms, janitor closets, vending area and corridors;

 

(ii) In the case of a floor to be occupied by more than one
tenant, all floor areas within the inside surface of the outer glass or finished column or exterior walls enclosing the portion
of the Premises on such floor and measured to the mid-point of the walls separating areas leased by or held for lease to other
tenants or from areas devoted to corridors, elevator foyers, rest rooms, mechanical rooms, janitor closets, vending areas, and
all other similar facilities for the use of all tenants on a particular floor (hereinafter sometimes called "Common Areas");
and

 

(iii) The Rentable Area in the Premises has been calculated
on the basis of the foregoing definition and is hereby conclusively stipulated for all purposes hereof to be 1572 square feet,
whether the same should be more or less as a result of variations resulting from actual construction and completion of the Premises
for occupancy.

 

(f) Tenant's Right to Audit. In the event that Tenant's pro
rata share of Actual Operating Expenses increases by more than five percent (5%) in any Lease Year, Tenant, at its expense, shall
have the right, so long as Tenant is not then in default hereunder (and no event or condition then exists which, with the giving
of notice and/or lapse of time, would constitute such a default) for a period of thirty (30) days following receipt of notice from
Landlord specifying Tenant's pro rata share of Actual Operating Expenses to audit, at any reasonable time during regular business
hours of the Landlord at the place where Landlord's books and records are maintained [with such books and records being currently
maintained by Landlord in its New York offices and with the continuing right of Landlord to move such books and records to another
business location of Landlord upon five (5) days written notice thereof by Landlord to Tenant] upon fourteen (14) days prior written
notice to Landlord, Landlord's books and records relating to Operating Expenses with respect to the year to which such notice relates,
or at Landlord's sole discretion, in lieu of Tenant conducting such audit, Landlord will provide (at Tenant's expense) such audit
prepared by a certified public accountant. Tenant shall provide Landlord a copy of any audit obtained by Tenant within fifteen
(15) days of Tenant's receipt thereof. All fees, costs and expenses incurred in connection with such audit (including, but not
limited to, copying costs), whether performed at Tenant's direction or provided by Landlord, shall be paid by Tenant immediately
upon presentation of a statement therefor. In the event such audit shall establish that Landlord's statement of Tenant's pro rata
share of Actual Operating Expenses as set forth in such notice exceeded Tenant's pro rata share of Actual Operating Expenses actually
due and Tenant shall have theretofore paid such incorrect amount, such excess amount paid by Tenant shall be credited against the
next maturing installments due from Tenant to Landlord for Tenant's pro rata share of the Actual Operating Expenses. In the event
such audit shall establish that Landlord's statement of Tenant's pro rata share of Actual Operating Expenses as set forth in such
notice was less than Tenant's pro rata share actually due, Tenant shall pay to Landlord as Additional Rental such excess amount
due within thirty (30) days following presentation of a statement therefor. Notwithstanding anything to the contrary set forth
herein, no such audit shall be conducted by Tenant if any other tenant in the Building has conducted an audit for the year Tenant
intends to audit and Landlord furnishes a copy of the results of such audit to Tenant. No sublessee shall have any right to conduct
an audit and no assignee of Tenant shall have any right to conduct an audit for any period of time during which such assignee was
not in possession of the Premises with the prior written consent of Landlord. Notwithstanding anything to the contrary contained
or implied elsewhere herein. Tenant shall have no right to initiate or continue any audit pursuant to the terms of this Paragraph
6(f) nor shall Landlord be required to refund and/or credit any incorrect amount collected by Landlord in excess of Tenant's pro
rata share of Actual Operating Expenses actually due in the event that Tenant has not first fully paid all of its monthly installments
of estimated pro rata share of Landlord's Actual Operating Expenses and any underpayment of same for any prior year.

 

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(g) No Reduction in Basic Rental. Nothing contained in this
Paragraph 6 shall be construed at any time so as to reduce the monthly installments of Base Rental payable hereunder below the
amount set forth in Paragraph 5 of this Lease.

 

7. Automatic Transfer.

 

(a) Landlord Option to Collect via Automatic Transfer. Instead
of requiring Tenant to pay Basic Rental, Additional Rental or other charges in a manner pursuant to Paragraph 5. Paragraph 6 or
any other paragraphs of this Lease, Landlord may, at its sole option, upon not less than thirty (30) days prior notice to Tenant
require Tenant to promptly execute and deliver to Landlord any documents, instruments, authorizations, or certificates required
by Landlord to give effect to an automated debiting system, whereby any and all payments by Tenant (as designated from time to
time by Landlord) of whatsoever nature required or contemplated by this Lease shall be debited monthly or from time to time, as
determined by Landlord, from Tenant's account in a bank or financial institution designated by Tenant and credited to Landlord's
bank account as Landlord shall designate from time to tune.

 

(b) Tenant Pays All Fees. Tenant shall promptly pay all service
fees and other charges connected therewith, including, without limitation, any charges resulting from insufficient funds in Tenant's
bank account or any charges imposed on the Landlord.

 

(c) Tenant Notifies of Bank Change. In the event that Tenant
elects to designate a different bank or financial institution from which any Basic Rental, Additional Rental, or other charges
under this Lease are automatically debited, notification of such change and the required documents, instruments, authorizations,
and certificates specified in Paragraph 7(a) must be received by Landlord no later than thirty (30) days prior to the date such
change is to become effective.

 

(d) Mistake in Debit. Tenant agrees that it shall be and remain
fully responsible to Landlord for all payments of Basic Rental, Additional Rental and other charges pursuant to this Lease, even
if Tenant's bank account is incorrectly debited in any given month. Such Basic Rental, Additional Rental and other charges shall
be immediately payable to Landlord upon written demand.

 

(e) Failure to Comply Is a Lease Default. Tenant's failure to
properly designate a bank or financial institution or to promptly provide appropriate documentation, instruments, authorizations,
certificates and/or information in accordance with the terms, provisions and requirements of this Paragraph 7 shall constitute
a default by Tenant under this Lease.

 

8. Landlord's Obligations.

 

(a) Water. Heat. Air Conditioning. Janitorial and Elevator Service
and Maintenance Obligations. Subject to the limitations set forth herein and in the Rules and Regulations, Landlord agrees to furnish
Tenant while occupying the Premises and while Tenant is not in default under this Lease: (i) water (hot and cold) at those points
of supply provided for general use of tenants of the Building; (ii) Building Standard heat and air conditioning in season, as determined
by Landlord, weekdays (other than holidays) between 7:00 a.m. and 6:00 p.m., and Saturdays between 7:00 a.m. and 1:00 p.m., at
such temperatures and in such amounts as are reasonably considered by Landlord to be standard (Landlord shall only furnish heat
and air conditioning weekdays after 6:00 p.m., on Saturdays after 1:00 p.m., and on Sundays and holidays at the written request
of Tenant, and at Tenant's sole cost and expense payable within fifteen (15) days after receipt of an invoice); (iii) Building
Standard janitorial service on weekdays other than holidays for Building installations and Building Standard window washing; (iv)
operatorless passenger elevators for ingress and egress to the floor on which the Premises are located; and (v) replacement of
Building Standard light bulbs and fluorescent tubes, but Landlord's standard charge for such bulbs and tubes shall be paid by Tenant.
Landlord additionally agrees to maintain in the Building the exterior walls, roof, windows (provided, however, that Landlord's
duty with respect to windows shall only include the repair of breakage to windows not caused by Tenant or its agents, employees,
invitees, contractors, subcontractors, licensees or tenants, and shall not include repairs related to the tinting of the windows
or any damage to such tinting), structural steel, load-bearing nondemising walls, floors below the level of Tenant's floor covering
and the HVAC, electrical and plumbing systems serving the Premises, but located outside the Premises, subject to the terms and
conditions of this Lease which may limit Landlord's maintenance, repair and rebuilding obligations under various circumstances.

 

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(b) Electrical Service. Landlord shall [subject, however, to
the controlling terms and provisions of Paragraph 8(e) and Paragraph 8(f) below] utilize commercially reasonable efforts to make
available electrical current for Tenant's use of typewriters, voice writers, calculating machines and other machines of similar
low electrical consumption, special lighting in excess of Building Standard or any other item of electrical equipment which consumes
more than machines of low electrical consumption or requires voltage of more than 120 volts, provided, however, that all costs
for extraordinary or unusual demand for electrical service shall be borne by Tenant in addition to any other costs for electrical
current to be paid by Tenant to Landlord pursuant to any of the other terms and provisions of this Lease.

 

(c) Interruption of Service. No damages, compensation, or claim
shall ever be made against or payable by Landlord, and this Lease and the obligations of Tenant to timely perform all of its covenants
and agreements hereunder shall in no way be affected, impaired, reduced, vitiated, released, waived, modified or excused, in the
event that there shall be any interruption, curtailment, slow-down, reduction, stoppage or suspension of the Project's (or any
portion thereof) water system, heating, ventilating and air-conditioning system, janitorial service, elevator service, electrical
service, telephone, telecommunications or any other utility, or other Project systems serving the Premises or any other services
required of Landlord under this Lease (an "Interruption of Service"), by reason of:

 

(i) any casualty or condemnation;

(ii) an accident;

(iii) an emergency; or

(iv) any Force Majeure Event (as defined in Paragraph 19(b)
below) including, but not limited to;

 

(A) Lack of access to any portion of the Project including,
but not limited to the Building or the Premises (which shall include, but not be limited to, the lack of access to any portion
of the Project including, but not limited to the Building or the Premises when it or they are structurally sound but inaccessible
due to evacuation of the surrounding area or damage to

nearby structures or public areas);

(B) Any cause outside the Project,

(C) Reduced air quality or other contaminants within any portion
of the Project including, but not limited to, the Building or the Premises that would adversely affect any portion of the Project
including, but not limited to the Building or the Premises or its occupants (including, but not limited to, the presence of biological
or other airborne agents within any portion of the Project including, but not limited to the Building or the Premises);

(D) Disruption of mail and deliveries to any portion of the
Project including, but not limited to the Building or the Premises resulting from a casualty or condemnation;

(E) Disruption of telephone and/or telecommunications services
to any portion of the Project including, but not limited to the Building or the Premises resulting from a casualty; or condemnation;

(F) Blockages of any windows, doors, or walkways to any portion
of the Project including, but not limited to the Building or the Premises resulting from a casualty or condemnation.

 

(d) Landlord's Interruption of Service. Landlord reserves the
right, without any liability to Tenant, except as may otherwise be expressly provided in this Lease, and without being in breach
of any covenant of this Lease, to effect an Interruption of Service, as required or permitted by this Lease or by law, or as Landlord
in good faith deems advisable, whenever and for so long as may be necessary, to make repairs, alterations, upgrades, changes, or
for any other reason, to the Project's (or any portion thereof) water system, heating, ventilation and air-conditioning system,
janitorial service, elevator service, telephone, telecommunications or any other utility or other Project systems serving the Premises,
or any other services required of Landlord under this Lease. In each instance Landlord shall exercise reasonable diligence to eliminate
the cause of the Interruption of Service, if resulting from conditions within the Project for which Landlord is responsible hereunder,
and to conclude the Interruption of Service. Landlord shall give Tenant notice, when practicable, of the commencement and anticipated
duration of such Interruption of Service. In the event that an Interruption of Service shall occur with regard to any service required
to be furnished by Landlord pursuant to the terms and provisions of this Lease by virtue of any cause whatsoever, Tenant shall
notify Landlord in writing of such occurrence and Landlord shall exercise reasonable diligence to eliminate the cause of the Interruption
of Service, if resulting from conditions within the Project for which Landlord is responsible hereunder, and to conclude the Interruption
of Service. Tenant shall be entitled to an equitable diminution of Basic Rental based upon the percentage area of the Premises
which is rendered unfit for occupancy for the Permitted Use, if such interruption or termination of any service required to be
furnished by Landlord hereunder continues for more than ten (10) consecutive business days and is caused or occasioned by any event
or circumstance other than a Force Majeure Event. Tenant's right to an equitable diminution of Basic Rental shall be Tenant's sole
and exclusive remedy in the event of an Interruption of Service with regard to any service which Landlord is required to furnish
the Tenant hereunder.

 

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(e) Discontinuance of Service. Landlord reserves the right,
upon not less than thirty (30) days written notice to Tenant, to discontinue the availability of electrical service to the Premises.
If Landlord elects such option, Tenant will contract directly with such public utility for the continuance of service to the Premises
(subject to the prior written approval by Landlord of the electrical service provider in Landlord's sole and absolute discretion,
judgment and opinion) and Landlord shall thereafter have no further responsibility to make such electrical service available to
Tenant.

 

(f) Right to Designate Utility Provider. It is expressly agreed
and understood that (i) Landlord expressly reserves and retains the right to designate, in Landlord's sole and absolute discretion,
judgment and opinion, the electrical utility provider and any other public or quasi-public utility provider to be utilized by Landlord
and/or Tenant at any time and from time to time during the Lease Term in connection with the Premises and/or any other portion
of the Project and (ii) Landlord would not execute this Lease without expressly reserving and retaining such right. Accordingly,
Landlord shall have the right at any time and from time to time during the Lease Term to either contract for service from a different
company or companies currently providing electricity and/or other utility service (each such company shall hereinafter be referred
to as an "Alternate Service Provider") or continue to contract for service from the current utility service providers
("Existing Service Providers"). Tenant shall cooperate with Landlord, the Existing Service Providers and any Alternate
Service Provider at all times and from time-to-time, and, as reasonably necessary, shall allow Landlord, Existing Service Providers
and any Alternate Service Provider reasonable access to the Project's electric lines, feeders, risers, wiring, and any other machinery
located or situated within the Premises. Landlord shall in no way be liable or responsible for any loss, or expense that Tenant
may sustain or incur by reason of any change, failure, interference, disruption or defect in the supply or character of the electric
energy or other utility service furnished to the Premises, the Building or the Project, or if the quantity or character of the
electric energy or utility service supplied by the Existing Service Providers or any Alternative Service Provider is no longer
available or suitable for Tenant's requirements and no such change, failure, defect, unavailability, or unsuitability shall constitute
an actual or constructive eviction, in whole or in part, or (except to the extent otherwise expressly set forth in Paragraph 8(c)
above), entitles Tenant to any abatement or diminution of rent, or relieve Tenant from any of its obligations under this Lease.

 

(g) No Remedies. The occurrence of an Interruption of Service
pursuant to Paragraphs 8(c), 8(d), 8(e) and/or 8(f) hereof shall not:

 

(i) Constitute an actual or constructive eviction of Tenant,
in whole or in part;

(ii) Except to the extent otherwise expressly set forth elsewhere
herein, entitle Tenant to any abatement or diminution of Basic Rental, Additional Rental, or any other costs due from Tenant pursuant
to this Lease;

(iii) Relieve or release Tenant from any of its obligations
under this Lease;

(iv) Entitle Tenant to terminate this Lease; or

(v) Render Landlord liable in any respect for damages.

 

9. Tenant's Covenants. Tenant covenants and agrees as follows:

 

(a) Alterations. Tenant shall make no alterations, changes or
improvements to the Premises without first submitting to Landlord plans and specifications therefor and obtaining the prior written
consent of Landlord. Any approval by Landlord of any plans and specifications shall not be, nor shall it be deemed to be, a representation
or warranty by Landlord that such plans and specifications comply with applicable laws, rules, regulations or requirements of applicable
governmental entities or that work when done in accordance with such approved plans and specifications will be safe or structurally
sound. All work done by Tenant shall be performed in a good and workmanlike manner, in compliance with applicable laws and at such
times and in such manner as not to cause interference with construction in progress or with other tenants in the Building. All
contractors and/or subcontractors performing such work must first be approved in writing by Landlord and must provide and maintain
in full force and effect such insurance as Landlord may require.

 

(b) Mechanic's and Materialmen's Liens. Tenant shall have no
authority or power, express or implied, to create or cause any mechanic's or materialmen's lien, charge or encumbrance of any kind
against the Premises or the Project or any portion thereof. Tenant shall promptly cause any such liens which have arisen by reason
of any work claimed to have been undertaken by, through or under Tenant to be fully and finally released by payment, bonding or
other method acceptable to Landlord in its sole and absolute discretion, judgment and opinion within thirty (30) days after request
by Landlord, and shall indemnify Landlord against losses, costs and expenses (including, but not limited to, reasonable attorneys'
fees and costs of suit) arising out of any such claim.

 

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(c) Permitted Use of Premises. Tenant shall not permit the Premises
to be used for any purpose other than for the use specified in Paragraph 1 of this Lease. Tenant shall at all times comply with
applicable laws, ordinances, rules and regulations in Tenant's use and/or occupancy of the Premises, whether now existing or hereafter
enacted. In the event that any law, ordinance, rule or regulation concerning Tenant's use and/or occupancy of the Premises is passed
by any agency, council or other governmental or quasi-governmental body having jurisdiction and such law, ordinance, rule or regulation
is silent as to whether the Landlord or the Tenant is responsible for compliance therewith or, alternatively, responsibility for
compliance is placed on either or both the Landlord and the Tenant, Tenant agrees that Tenant will at Tenant's sole cost and expense
comply with said law, ordinance, rules or regulations. Notwithstanding anything to the contrary contained or implied elsewhere
in this Lease [including, but not limited to, the Permitted Use set forth in Paragraph l(h) above], it is expressly agreed and
understood that Tenant may not engage in any activity which would cause the number of employees located at any one time upon the
premises to exceed five (5 ) persons.

 

(d) Repairs. Tenant will not in any manner deface or injure
the Premises, Building, Project or any part thereof and will pay the cost of repairing and replacing any damage or injury done
to the Premises, Building, Project or any part thereof by Tenant or Tenant's agents, contractors, subcontractors or employees.
Tenant shall throughout the Lease Term keep the Premises free from deterioration, waste and nuisance of any kind, excluding ordinary
and customary wear and tear and damage resulting from a fire or unavoidable casualty not caused by the act or omission of Tenant
or Tenant's agents, contractors, subcontractors or employees. Tenant agrees to keep the Premises in good condition and repair and
Tenant shall make all necessary repairs and replacements. If Tenant fails to make such repairs and/or replacements within fifteen
(15) days after notice from Landlord, Landlord may at its option make such repair and/or replacements, and Tenant shall upon demand
pay Landlord for the cost thereof.

 

(e) Purchase of Parking Rights. In addition to any other costs,
charges or rentals payable hereunder, Tenant shall be required to purchase parking rights for the spaces located in the Building
garage at the rates established from time to time by Landlord or Landlord's garage operator. In addition, Landlord or Landlord's
garage operator may at any time issue, reissue or make available different substitute or replacement parking access cards, parking
identification stickers or similar parking access or identification cards, stickers or similar materials at a cost to Tenant in
each instance of the greater of (i) Twenty-Five and No/100 Dollars (S25.00) or (ii) the actual cost to Landlord or Landlord's garage
operator in obtaining and providing same. Tenant further acknowledges and agrees that Tenant's invitees, licensees, employees,
agents, contractors and subcontractors shall strictly comply with any and all valet parking requirements as may be now or hereafter
established and maintained by Landlord.

 

(f) Compliance with ADA. In the event that, during the Term
of this Lease, it is determined that the Premises or any improvements, personal property, fixtures or any other matter or thing
comprising a portion of or located within the Premises must be removed, altered, modified, improved, reconstructed, added or changed
in order to cause the Premises, or any aspect thereof, to be in compliance with the requirements of Title III of the Americans
with Disabilities Act of 1990 (the "ADA"), as modified or amended from time to tune, such removal, alteration, modification,
improvement, reconstruction, addition or change shall promptly be undertaken by the Tenant, at the sole cost of the Tenant, so
that the Premises and all aspects thereof shall be in compliance with the ADA and any other law, code, statute, regulation and
ordinance applicable to the Premises. Prior to commencing work necessary to cause the Premises to comply with the requirements
of the ADA and all other applicable laws, codes, statutes, regulations and ordinances, the Tenant shall notify the Landlord of
the work to be undertaken by the Tenant in this regard. In the event that the Premises, the Building and/or the Project or any
portion or aspect of any of them is hereafter determined to fail to comply with the ADA, such failure of compliance shall not constitute
a default or a failure of performance on the part of the Landlord pursuant to the terms and provisions of this Lease. In the event
that the Landlord determines, in its sole and absolute discretion, judgment and opinion, that portions of the Premises, the Building
and/or the Project should be improved, altered, modified or otherwise changed in order to cause the Premises, the Building and/or
the Project, or any portion of any of them, to continue to be in compliance with the requirements of the ADA, Landlord may, but
shall have no obligation to, undertake such improvements, alterations, modifications or changes to the Premises, the Building and/or
the Project, as the Landlord, in its sole and absolute discretion, judgment and opinion, deems necessary to cause such improvements
to comply with the requirements of the ADA. Notwithstanding anything to the contrary contained in this Lease, all costs and expenses
for labor, materials, architectural fees, engineering fees, overhead, insurance, maintenance, services or supplies incurred by
the Landlord in causing the Premises, Building and/or the Project or any portion thereof to comply or continue to comply with the
requirements of the ADA shall be reimbursed to the Landlord as an additional component of the Actual Operating Expenses in accordance
with the terms and provisions of this Lease.

 

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(g) Hazardous Materials. Tenant shall not, without Landlord's
prior written consent, use, generate, manufacture, refine, transport, treat, store, handle or dispose of Hazardous Materials on,
in, or about the Premises. As used herein, the term "Hazardous Materials" shall mean (i) any toxic substance or hazardous
waste, substance or related material, or any pollutant or contaminant; (ii) radon gas, asbestos in any form which is or could become
friable, urea formaldehyde foam insulation, petroleum and petroleum products, transformers or other equipment which contain dielectric
fluid containing levels of polychlorinated biphenyls in excess of federal, state or local safety guidelines, whichever are more
stringent; (iii) any substance, gas, material or chemical which is or may hereafter be defined as or included in the definition
of "hazardous substances," "toxic substances," "hazardous materials," "hazardous wastes"
or words of similar import under any Environmental Laws. Tenant shall, at its sole cost and expense, comply with every applicable
statute, law, ordinance, code, regulation, order, permit, approval, license, judgment, restriction or rule of any federal, state,
municipal or other public or quasi-public body, agency, court, department, bureau, officer or authority having jurisdiction over
the Premises or Tenant relating to the protection of health or the environment, including without limitation the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. §9061 etseq; the Hazardous Materials
Transportation Act, as amended, 49 U.S.C. §1801 etseci.; the Resource Conservation and Recovery Act, as amended, 42 U.S.C.
§6901 et seq.; the Federal Water Pollution Control Act, as amended, 33 U.S.C. §1251 et se£.; the Texas Solid Waste
Disposal Act, Texas Civil Statutes, Article 4477 et seq.; Texas Water Code Ann. chapter 678, Texas Oil and Hazardous Substances
Spill Contingency Plan, Texas Water Code Ann., Texas Industrial Waste Management Regulations, Texas Water Code, §5 et seq.
(collectively, "Environmental Laws"), including, without limitation, Environmental Laws relating or referring to the
storage of all medical waste and Hazardous Materials. If Tenant receives any notice or acquires knowledge of a release or threat
of release of any Hazardous Materials in, on or about the Premises, or a notice with regard to air emissions, water discharges,
noise emissions, recycling, violation of any Environmental Laws or any other environmental, health or safety matter affecting Tenant
or the Premises (an "Environmental Complaint") independently or by notice from any person or entity, including the Texas
Water Commission, then Tenant shall give immediate oral and written notice of same to Landlord detailing all relevant facts and
circumstances. Landlord shall have the right, but not the obligation, to enter onto the Premises or to take such actions as it
deems necessary or advisable to cleanup, remediate, remove, resolve or minimize the impact of or otherwise deal with any Hazardous
Materials, or the release or threat of release thereof, or deal with any Environmental Complaint upon its obtaining knowledge of
such matters independently or by receipt of any notice from any person or entity, including the Texas Water Commission.

 

10. Assignment and Subletting.

 

(a) Assignment or Subletting by Tenant. Tenant shall not sell,
assign or in any manner transfer this Lease or any estate or interest herein or permit any transfer of Tenant's interest under
this Lease (in whole or in part), directly or indirectly, either voluntarily or involuntarily, whether by operation of law or otherwise
(including, without limitation, by transfer of stock or other transfer of ownership of Tenant, merger, reorganization, dissolution
or change in occupancy), or allow any lien or encumbrance upon Tenant's interest in this Lease by operation of law or otherwise,
or sublet the Premises or any part thereof, or grant any license, concession or other right of use or occupancy of any portion
of the Premises without the prior written consent of Landlord, which consent may be withheld or granted in Landlord's sole discretion,
judgment and opinion (whether reasonable or not). Tenant shall give Landlord ninety (90) days prior written notice of any proposed
assignment or other transfer and shall provide Landlord with all information regarding the proposed transfer as reasonably requested
by Landlord. Consent of Landlord to one or more assignments or sublettings shall not operate as a waiver of Landlord's continuing
rights as to any subsequent assignment or subletting. Landlord's acceptance of any name for listing on the Building directory will
not be deemed, nor will it substitute for, Landlord's consent, as required by this Lease, to any sublease, assignment or other
use and/or occupancy of the Premises. If in accordance with the terms and provisions hereof this Lease is assigned, or if the Premises,
or any part thereof, is sublet, or occupied by any one other than the Tenant, the Landlord may, at any time or from time to time,
either before or after default by the Tenant, elect to collect rent from the assignee, subtenant, or occupant and apply the net
amount collected, exclusive of costs of collection, attorney's fees or other fees incurred by Landlord, to the rent herein reserved.
No such assignment, subletting, occupancy, or collection, and no acceptance by Landlord of such assignee, subtenant or occupant,
as tenant, shall be deemed a waiver of any covenant or a novation or release of Tenant (or any guarantor)from the further performance
of the covenants in this Lease. Tenant shall not mortgage, pledge, create a lien or otherwise encumber its interest in this Lease
or the Premises.

 

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(b) Continuing Liability. Notwithstanding any assignment or
subletting, Tenant and any guarantor of Tenant's obligations under this Lease shall at all times remain fully responsible and liable
for the payment of the Basic Rental, Additional Rental and all other sums herein specified and for compliance with all of Tenant's
other obligations under this Lease (even if future assignments and sublettings occur subsequent to the assignment or subletting
of Tenant, and regardless of whether or not Tenant's approval has been obtained for such future assignments and sublettings). Moreover,
in the event that the monthly rental due and payable by an assignee or sublessee (or a combination of the rent payable under such
assignment or sublease plus any bonus or other consideration therefor or incident thereto) exceeds the monthly installment of Basic
Rental payable under this Lease, then Tenant shall be bound and obligated to pay to Landlord all such excess rental and other excess
consideration within ten (10) days following receipt thereof by Tenant from such sublessee, assignee, licensee or other transferee,
as the case may be. Further, in any event of any assignment or subletting it is understood and agreed that, in addition to any
and all remedies of Landlord under this Lease or at law or in equity, all rentals paid to Tenant by an assignee or sublessee shall
be received by Tenant in trust for Landlord, to be forwarded immediately to Landlord without offset or reduction of any kind, and
upon election by Landlord such rentals shall be paid directly to Landlord (to be applied as a credit and offset to Tenant's obligations
hereunder).

 

(c) Excess Rents. If any rents or other sums received by Tenant
under any permitted sublease are in excess of the rent and other sums payable by Tenant under this Lease (prorated for a sublease
of less than 100 percent of the Premises), or if any additional consideration is paid to Tenant by any assignee under any permitted
assignment, then such excess rents under any permitted sublease or such additional consideration under a permitted assignment shall
be paid by Tenant to Landlord as additional rent hereunder within ten (10) days after Tenant receives the same.

 

11. Indemnity and Insurance.

 

(a) Casualty Insurance. Tenant shall maintain at its sole cost
and expense fire and extended coverage insurance, on an "All-Risk" basis, on all of its personal property, furniture,
fixtures and equipment, including removable trade fixtures, located in the Premises and on its leasehold improvements and all additions
and improvements made by Tenant in or to the Premises, for one hundred percent (100%) of the replacement cost thereof.

 

(b) Liability Insurance. Tenant shall procure and maintain throughout
the Lease Term a policy or policies of insurance, at its sole cost and expense, insuring Tenant and Landlord, its assigns and/or
its successors in interest, as their respective interests may appear, against any and all liability for injury to or death of a
person or persons, occasioned by or arising out of or in connection with the use or occupancy of the Premises or by the condition
of the Premises (including the contractual liability of Tenant to indemnify Landlord contained herein), the coverages and limits
of such policy or policies to be not less than as set forth below (subject, however, to possible future increases as described
below):

 

	A.	Worker's Compensation	Statutory
	 	Employer's Liability	$500,000
	B.	Commercial General	$1,000,000 with respect
	 	Liability	to any one occurrence and
	 	Bodily Injury	$2,000,000 with respect
	 	Property Damage	to the annual policy aggregate
	C.	Umbrella Coverage	$5,000,000

 

The policy shall be issued by an insurance carrier with a Best's
rating of A+ or better, endorsed to include Landlord, its assigns and/or successors in interest as an additional insured (save
and except for Worker's Compensation Insurance to the extent, if any, that applicable law precludes or prohibits Landlord from
being named as an additional insured thereunder), with an express loss payable endorsement in favor of Landlord, its assigns and/or
its successors in interest, as their respective interests may appear, state that the insurance is primary over any other insurance
carried by Landlord, and shall include the following coverages (subject, however, to possible future increases as described below):

 

a) Premises Operations

b) Independent Contractors

c) Contractual coverage in support of Paragraph 1 l(d) of this
Lease

d) Personal Injury Liability without exclusionary or limiting
endorsements.

 

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Each policy shall include a Waiver of Subrogation in favor of
the Landlord, its assigns and/or successors in interest. Evidence of these coverages represented by Certificate(s) of Insurance
issued by the applicable insurance carrier(s) must be furnished to Landlord prior to Tenant moving in. Certificates of Insurance
shall specify the additional insured status mentioned above as well as the Waivers of Subrogation. Such Certificate(s) of Insurance
shall state that Landlord will be notified in writing thirty (30) days prior to cancellation, material change or renewal of insurance.
Notwithstanding anything to the contrary contained or implied elsewhere herein. Landlord shall have and hereby expressly retains
the right to modify the insurance to be maintained by Tenant under this Lease (including , but not limited to, the amount, type
and scope of insurance to be maintained by Tenant hereunder) by written notice thereof to Tenant no more frequently than one (1)
time each calendar year during the Lease Term and any renewal or extension thereof (i) to the extent required by applicable law,
ordinance, rule or regulation now or hereafter in effect, (ii) to the extent required by any mortgagee holding a lien against the
Building or Project or any portion thereof and/or (iii) to the extent determined by Landlord in its reasonable discretion as being
necessary, prudent or advisable. If Tenant fails to comply with the foregoing requirements relating to insurance, Landlord may
obtain such insurance and Tenant shall pay to Landlord immediately on demand the premium cost thereof. Notwithstanding anything
to the contrary contained herein, to the extent that the terms of any mortgage, indenture, deed of trust or other similar instrument
regarding delivery of the proceeds of insurance to Landlord's mortgagee conflicts with the provisions hereof, the provisions of
such mortgage, indenture, deed of trust or other similar instrument shall govern and shall be superior to the rights of Tenant
hereunder, with no further liability of Landlord or Landlord's mortgagee with regard thereto.

 

(c) Waiver of Claims. ANYTHING IN THIS LEASE TO THE CONTRARY
NOTWITHSTANDING, TENANT HEREBY WAIVES ANY AND ALL RIGHTS OF RECOVERY, CLAIM, ACTION OR CAUSE OF ACTION, AGAINST LANDLORD, ITS AGENTS,
PARTNERS, OFFICERS, DIRECTORS, OR EMPLOYEES, FOR ANY LOSS OR DAMAGE THAT MAY OCCUR TO THE PREMISES, BUILDING AND/OR THE PROJECT,
OR ANY PART THEREOF, OR ANY IMPROVEMENTS THERETO, OR ANY PERSONAL PROPERTY OF TENANT THEREIN, BY REASON OF FIRE, THE ELEMENTS OR
ANY OTHER CAUSE WHICH LOSS IS INSURED AGAINST UNDER THE TERMS OF STANDARD FIRE AND EXTENDED COVERAGE INSURANCE POLICIES REGARDLESS
OF CAUSE OR ORIGIN, INCLUDING NEGLIGENCE OF THE LANDLORD, ITS AGENTS, PARTNERS, OFFICERS, DIRECTORS OR EMPLOYEES. BECAUSE THIS
PROVISION WILL PRECLUDE THE ASSIGNMENT OF ANY CLAIM MENTIONED IN IT BY WAY OF SUBROGATION (OR OTHERWISE) TO AN INSURANCE COMPANY
(OR ANY OTHER PERSON), TENANT AGREES TO GIVE IMMEDIATELY TO ANY INSURER THAT HAS ISSUED TO IT POLICIES OF FIRE AND EXTENDED COVERAGE
INSURANCE WRITTEN NOTICE OF THE WAIVER BY TENANT CONTAINED IN THIS PROVISION AND TO HAVE SUCH POLICIES ENDORSED, IF NECESSARY,
TO PREVENT THE INVALIDATION OF INSURANCE COVERAGE BY REASON OF SUCH WAIVER.

 

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(d) Indemnity. Tenant agrees to indemnify, defend and hold harmless
Landlord and its partners, subsidiaries and affiliated companies and their respective partners, officers, directors, employees
and agents (all of the foregoing are hereinafter separately and collectively referred to as "Indemnitee") from and against
all claims, demands, costs, actions, causes of action, penalties, fines, assessments, losses (including, but not limited to, losses
of use), damages to property, damages to persons (including, but not limited to, damages for sickness, disease, personal injury,
bodily injury and death), suits and liability of every kind, including all expenses of investigation, remediation, defense, settlement
or litigation, court costs and attorney's fees (including, but not limited to, all expenses of litigation and reasonable attorney's
fees incurred by Indemnitee in enforcing the provisions of this paragraph) paid, suffered or incurred by Landlord in connection
with, or as a result of: (a) damage to any property, or for injuries to or sickness or death of any person or party including,
without limitation, Tenant or any invitee, licensee, employee, director, officer, servant, contractor, subcontractor or tenant
of Tenant caused by, arising out of or related, or which are alleged to be caused by, arising out of or related, directly or indirectly,
to any act or omission on the part of Tenant or any invitee, licensee, employee, director, officer, servant, contractor, subcontractor
or tenant of Tenant, or to any breach, violation or nonperformance of any covenant of Tenant under this Lease or to the use of
the Premises by Tenant and the conduct of its business therein, (b) damage to any property, or for injuries to or sickness or death
of any person or party, including, without limitation, Tenant or any invitee, licensee, employee, director, officer, servant, contractor,
subcontractor or tenant of Tenant, from any cause, which damage, injury, sickness or death occurs or is alleged to have occurred
on or in the vicinity of the Land or arises out of or relates to or is alleged to have arisen out of or be related to any such
person's or party's presence on or in the vicinity of the Land or (c) the presence or release, or claim of presence or release,
of any Hazardous Materials in, on or about the Project as a result of the actions or inactions of Tenant, or any invitee, licensee,
employee, director, officer, servant, contractor, subcontractor or tenant of Tenant or the violation, or claim of violation, by
Tenant, or any invitee, licensee, employee, director, servant, contractor, subcontractor or tenant of Tenant, of any Environmental
Law. This indemnity shall apply even though any such damage, injury, sickness or death is caused in whole or in part by any defect
in or condition of any such premises or any defect in or condition of any area, facilities, equipment, tools or other items which
may be provided by Indemnitee, whether or not such defect or condition was known by Indemnitee. THIS INDEMNITY SHALL APPLY REGARDLESS
OF WHETHER OR NOT ANY SUCH DAMAGE, INJURY, SICKNESS OR DEATH IS CONTRIBUTED TO BY THE NEGLIGENCE OR FAULT OF INDEMNITEE, AND ALSO
EVEN THOUGH INDEMNITEE IS STRICTLY LIABLE THEREFOR. Furthermore, this indemnity shall include, without limitation, not only any
claim or action for damages on account of injury to or sickness or death of any employee of Landlord or of any contractors or subcontractors
hired by Landlord (whether or not hired in the name of the Landlord) which is brought by such employee, but shall also include
any claim or action by the representatives or beneficiaries of such employee who is deceased, or by the Workers' Compensation insurance
carrier of the Landlord or of any such contractors or subcontractors for the joint use and benefit of itself and such employee
or such representatives or beneficiaries, against Landlord, as provided in any applicable law. UNDER THE PROVISIONS OF THIS INDEMNITY,
TENANT IS AGREEING TO INDEMNIFY INDEMNITEE FROM INDEMNITEE'S OWN NEGLIGENCE OR FAULT, INCLUDING, BUT NOT LIMITED TO, ANY SUCH DAMAGE.
INJURY, SICKNESS OR DEATH WHICH WAS CAUSED BY THE SOLE GROSS NEGLIGENCE OR SOLE FAULT OF INDEMNITEE AND WHICH WAS NOT CAUSED IN
PART BY THE NEGLIGENCE OR FAULT OF TENANT OR ANY INVITEE, LICENSEE, EMPLOYEE, DIRECTOR, OFFICER, SERVANT, CONTRACTOR, SUBCONTRACTOR
OR TENANT OF TENANT OR ANY OTHER THIRD PERSON OR PARTY. If any action or proceeding is brought by or against any Indemnitee in
connection with any liability or claim, Tenant on notice from Indemnitee shall defend such action or proceeding, at Tenant's expense,
by or through attorneys reasonably satisfactory to Indemnitee. In addition, Tenant shall provide to Landlord upon demand, cash
or other security acceptable to Landlord in its sole discretion, judgment and opinion may deem necessary or advisable in order
to assure that sufficient monies are available to defend such action or proceeding and to fully satisfy any potential liability
or claims in connection therewith in the event that the person or party bringing such action should ultimately prevail. The provisions
of this paragraph apply to all activities of Tenant with respect to the Leased Premises, whether occurring before or after the
date of this Lease and before or after the expiration or termination of this Lease. Tenant's obligations under this Paragraph are
not limited to the limits or coverage of insurance maintained or required to be maintained by Tenant under this Lease. Landlord
shall not be liable to Tenant or any invitee, licensee, employee, director, officer, servant, contractor, subcontractor or tenant
of Tenant for theft, injury to persons and/or loss to property resulting from the criminal acts of third parties, including, without
limitation, agents, employees, invitees, licensees, customers and visitors of (i) Tenant, (ii) other tenants in the Project, or
(iii) of Landlord. Notwithstanding anything to the contrary contained or implied elsewhere herein, the terms and provisions of
this Paragraph l l ( d ) shall expressly survive the termination or expiration of this Lease.

 

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12. Fire or Casualty.

 

In the event that (a) the Premises or the Building should be
so damaged by fire or other casualty that rebuilding or repairs cannot be completed within eighteen (18) months after the date
of commencement of reconstruction, as determined by Landlord in its sole discretion, judgment and opinion, or (b) the Premises
shall be so damaged during the last two (2) years of the Lease Term to the extent that more than fifty percent (50%) of the area
thereof is rendered untenantable, as determined by Landlord in its sole discretion, judgment and opinion, or (c) the holder of
a mortgage, deed of trust or other lien covering the Premises at the time of the casualty elects, pursuant to such mortgage, deed
of trust or other lien, to require use of all or a part of Landlord's insurance proceeds in satisfaction of all or part of the
indebtedness secured by the mortgage, deed of trust or other lien, then in any or all of the instances referenced under subparagraphs
12(a), 12(b) and 12(c), Landlord may at its option elect to terminate this Lease within ninety (90) days after such damage by giving
written notice thereof to Tenant, in which event rent shall be abated effective as of the date of such damage. If, following any
such casualty, Landlord does not terminate this Lease, or in the event of casualty damage of a lesser extent to the Premises and/or
Building, Landlord shall, following receipt of insurance proceeds, solely to the extent of such proceeds (after deducting therefrom
the costs and expenses paid or incurred by Landlord in connection with the recovery of such insurance proceeds), rebuild or repair
the Premises and/or the Building to substantially the same condition in which it/they were immediately prior to the happening of
the fire or other casualty, except that Landlord shall not be required to rebuild, repair or replace any part of the furniture,
equipment, fixtures and other personal property which may have been placed by Tenant or other tenants within the Building or the
Premises. Landlord shall allow Tenant a fair diminution of rental during the time the Premises are unfit for occupancy, and at
Landlord's option, the Lease Term shall be extended for a period equal to the period that the Premises are unfit for occupancy.

 

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13. Condemnation.

 

In the event that (a) the Premises or the Building or any part
thereof shall be taken for public use or condemned under eminent domain or conveyed under threat of such a taking or condemnation
to the extent that the remainder cannot be repaired, rebuilt or reconstituted within eighteen (18) months after the date of such
condemnation or conveyance in lieu thereof, as determined by Landlord in its sole discretion, judgment and opinion, or (b) the
Premises shall be condemned or conveyed in lieu thereof during the last two (2) years of the Lease Term to the extent that more
than fifty percent (50%) of the area thereof, as determined by Landlord in its sole discretion, judgment and opinion, or (c) the
holder of a mortgage, deed of trust or other lien covering the Premises at the time of the condemnation or conveyance in lieu thereof
occurs elects, pursuant to such mortgage, deed of trust or other lien, to require use of all or a part of Landlord's condemnation
proceeds or proceeds in connection with any conveyance in lieu of condemnation in satisfaction of all or part of the indebtedness
secured by the mortgage, deed of trust or other lien, then in any or all instances referenced under subparagraphs 13(a), 13(b)
and 13(c), or if access to the Premises is precluded by any such event, Landlord may at its option elect to terminate this entire
Lease or only insofar as it affects the portion of the Premises taken, or the portion to which access is precluded, by giving notice
to the Tenant within ninety (90) days after the date on which title to the property taken vests in the condemnor. If this Lease
is not terminated as to all of the Premises following any of said actual takings or conveyances of any part of the Premises, then
Landlord shall, to the extent of an equitable proportion of the award for the portion of the Premises taken (excluding any award
for land and after deducting therefrom the equitable portion of the costs and expenses paid or incurred by Landlord in connection
with the recovery of such condemnation proceeds or proceeds from the conveyance in lieu thereof), make such repairs to the Premises
as are necessary to constitute a complete architectural and tenantable unit. In the event of a partial taking or conveyance of
the Premises, Landlord shall allow Tenant a fair diminution of rental. Tenant shall not be entitled to claim, or have paid to Tenant,
any compensation or damages whatsoever for or on account of any taking or conveyance of any right, interest or estate of Tenant
under this Lease or otherwise to the extent that any such claim or compensation would adversely affect, preclude, reduce or diminish
any claims, compensation and/or damages which Landlord could otherwise recover, and Tenant hereby relinquishes and assigns to Landlord
any rights to any such compensation or damages. Tenant does not hereby waive or release claims for moving expenses, inconvenience
or business interruption related to a condemnation of the Premises, but any such claim shall be asserted, if at all, in a proceeding
independent of Landlord's primary condemnation suit.

 

14. Default and Remedies.

 

(a) Events of Default. The following events shall be deemed
to be events of default (the "events of default") by Tenant under this Lease: (i) Tenant shall fail to pay within five
(5) days of the due date Basic Rental, Additional Rental or any other rental or sums payable by Tenant hereunder; (ii) Tenant shall
fail to comply with or observe any other provision of this Lease (including, but not limited to, the rules and regulations referenced
in Paragraph 18(c) below) and such failure shall continue for ten (10) days after written notice to Tenant (or, in the case of
Tenant's failure to comply with or observe any other single provision of this Lease more than three (3) times during the Lease
Term, upon the occurrence of the fourth and all subsequent such failures, without notice from Landlord); (iii) Tenant or any guarantor
of Tenant's obligations hereunder shall make a general assignment for the benefit of creditors; (iv) any petition shall be filed
by or against Tenant or any guarantor of Tenant's obligations hereunder under the United States Bankruptcy Code, as amended, or
under any similar law or statute of the United States or any state thereof, and such petition shall not be dismissed within forty-five
(45) days of filing, or Tenant or any guarantor of Tenant's obligations hereunder shall be adjudged bankrupt or insolvent in proceedings
filed thereunder; (v) a receiver or trustee shall be appointed for all or substantially all of the assets of Tenant or any guarantor
of Tenant's obligations hereunder, and such appointment shall not be vacated or otherwise terminated, and the action in which such
appointment was ordered dismissed, within forty-five (45) days of filing; (vi) Tenant shall fail to take possession of or shall
desert, abandon or vacate the Premises; (vii) the death or dissolution of any guarantor; or (viii) the occurrence of an event described
in clauses (iv) or (v) of this Paragraph 14(a) and the failure thereafter of Tenant (A) to timely and fully make any payment of
rent or any other sum of money due hereunder or (B) to timely and fully perform or observe any other covenant, condition or agreement
to be performed or observed by it hereunder.

 

(b) Remedies. Upon the occurrence of any event of default specified
in this Lease, Landlord shall have the option to pursue any one or more of the following remedies without any notice or demand
whatsoever and without releasing either Tenant or any guarantor of Tenant's obligations hereunder from any obligation under this
Lease:

 

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(i) Landlord may enter the Premises without terminating this
Lease and perform any covenant or agreement or cure any condition creating or giving rise to an event of default under this Lease
and Tenant shall pay to Landlord on demand, as additional rent, the amount expended by Landlord in performing such covenants or
agreements or satisfying or observing such condition. Landlord or its agents or employees shall have the right to enter the Premises,
and such entry and such performance shall not terminate this Lease or constitute an eviction of Tenant.

 

(ii) Landlord may terminate this Lease by written notice to
Tenant (and not otherwise) or Landlord may terminate Tenant's right of possession without terminating this Lease. In either of
such events, Tenant shall surrender possession of and vacate the Premises immediately and deliver possession thereof to Landlord,
and Tenant hereby grants to Landlord full and free license to enter the Premises, in whole or in part, with or without process
of law and to expel or remove Tenant and any other person, firm, corporation or other entity who may be occupying the Premises
or any part thereof and remove any and all property therefrom, using such lawful force as may be necessary.

 

(iii) In the event Landlord elects to re-enter or take possession
of the Premises after Tenant's default, with or without terminating this Lease, Landlord may change or pick locks or alter security
devices and lock out, expel or remove Tenant and any other person who may be occupying all or any part of the Premises without
being liable for any claim for damages. Notwithstanding anything to the contrary contained herein or in section 93.002 of the Texas
Property Code as such may be amended, revised, replaced or supplemented from time to time, Landlord may exercise any and all of
its rights or remedies under this Lease following an event of default by Tenant without compliance with section 93.002 of the Texas
Property Code as such may be amended, revised, replaced or supplemented from time to time, the benefits of which are hereby expressly
waived by Tenant.

 

(iv) If Landlord elects to re-enter or take possession of the
Premises without terminating this Lease, then to the maximum extent permitted by applicable law, Tenant shall be liable for and
shall pay to Landlord all Basic Rental and any other amounts of money due to Landlord hereunder as of the date of such election.
To the maximum extent permitted by applicable law, Tenant shall also pay to Landlord all Basic Rental required to be paid by Tenant
during the remainder of the Lease Term as such amounts become due, diminished by any net sums received by Landlord, if any, through
reletting the Premises during said period (after deducting all expenses incurred by Landlord in connection with any reletting of
the Premises). Landlord is not obligated to relet the Premises, and if no reletting occurs, Tenant shall be responsible for the
full amounts due to the maximum extent permitted by applicable law. If Landlord elects to relet, Landlord shall have the sole and
unfettered right to relet all or any part of the Premises for such rent and upon such terms as shall be satisfactory to Landlord
(including but not limited to the right to relet the Premises for a term shorter or longer than that remaining under this Lease,
the right to relet the Premises as a part of a larger area and the right to change the character or use made of the Premises).
Tenant shall not in any event be entitled to any sums collected in connection with a reletting of the Premises that exceed the
amount of Basic Rental and other sums of money due hereunder. Landlord shall not be required to wait until the expiration of the
Lease Term in order to collect any such deficiencies, and shall have the right to file suit from time to time, on one or more occasions,
to collect the deficiencies then due. Any such suit shall not prejudice in any way the right of Landlord to bring similar actions
for any subsequent deficiency or deficiencies.

 

(v) Notwithstanding any prior election by Landlord not to terminate
this Lease, Landlord may at any time, including subsequent to any re-entry or taking of possession of the Premises as allowed hereinabove,
elect to terminate this Lease. Tenant shall be liable for and shall immediately pay to Landlord the amount of all Basic Rental
and other sums of money due under this Lease as may have accrued as of the date of termination. To the maximum extent permitted
by applicable law, Tenant shall also immediately pay to Landlord, as agreed liquidated damages, an amount of money equal to the
Basic Rental and other amounts due for the remaining portion of the Lease Term (had such term not been terminated by Landlord prior
to the expiration of the Lease Term), less the fair rental value of the Premises for the residue of the Lease Term, both discounted
to their present value based upon an interest rate of eight percent (8%) per annum. In determining fair rental value to the maximum
extent permitted by applicable law, Landlord shall be entitled to take into account the time and expenses necessary to obtain a
replacement tenant or tenants, including anticipated expenses hereinafter described relating to recovery, preparation and reletting
of the Premises; provided, however, the parties hereto stipulate and agree that the fair rental value shall never be deemed to
exceed eighty-five percent (85%) of the Basic Rental provided for herein for said residual period. If Landlord elects to relet
the Premises, or any portion thereof, before presentation of proof of such liquidated damages, the amount of rent reserved upon
such reletting shall be deemed prima facie evidence of the fair rental value of the portion of the Premises so relet to the maximum
extent permitted by applicable law.

 

(vi) In addition to any sum provided to be paid above, to the
maximum extent permitted by applicable law, Tenant shall also be liable for and shall immediately pay to Landlord all broker's
fees incurred by Landlord in connection with any reletting of the whole or any part of the Premises, the costs of removing and
storing Tenant's or any other occupant's property, the cost of repairing, altering, remodeling, renovating or otherwise putting
the Premises into a condition acceptable to a new tenant or tenants, the cost of changing locks, altering or rekeying parking,
access or security devices and/or replacement of parking and/or access cards, the cost of removal and replacement of signage and
all expenses incurred by Landlord in enforcing Landlord's remedies, including reasonable attorneys' fees.

 

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(vii) Landlord may apply Tenant's Security Deposit to the extent
necessary to make good any rent arrearage, to pay the cost of remedying Tenant's default or to reimburse Landlord for expenditures
made or damages suffered as a consequence of Tenant's default. Following any such application of the Security Deposit, Tenant shall
pay to Landlord on demand the amount so applied in order to restore the Security Deposit to its original amount.

 

(viii) Nothing contained in this Paragraph 14(b) shall be construed
as imposing any enforceable duty upon Landlord to relet the Premises or otherwise mitigate or minimize Landlord's damages by virtue
of Tenant's default. Except to the extent otherwise required by applicable law, Landlord shall not be liable in any manner, nor
shall Tenant's obligations hereunder be diminished, by the failure of Landlord to relet the Premises, or in the event of reletting,
to collect rent. As a material inducement to cause Landlord to enter into this Lease, Tenant expressly agrees that Landlord does
not and shall not have any duty to Tenant to relet or attempt to relet the Premises and/or to mitigate or attempt to mitigate Landlord's
damages and Tenant expressly waives any rights to require Landlord to mitigate its damages as permitted pursuant to Austin Hill
Country Realty. Inc. v. Palisades Plaza. Inc., 948 S.W.2d 293 (Texas 1997).

 

(c) Effect of Suit or Partial Collection. Institution of a forcible
detainer action to re-enter the Premises shall not be construed to be an election by Landlord to terminate this Lease. Landlord
may collect and receive any rent due from Tenant and the payment thereof shall not constitute a waiver of or affect any notice
or demand given, suit instituted or judgment obtained by Landlord, or be held to waive or alter the rights or remedies which Landlord
may have at law or in equity or by virtue of this Lease at the time of such payment.

 

(d) Remedies Cumulative. All rights and remedies of Landlord
herein or existing at law or in equity are cumulative and the exercise of one or more rights or remedies shall not be taken to
exclude or waive the right to the exercise of any other.

 

15. Surrender of Premises.

 

(a) Surrender. Upon the expiration or termination of-this Lease,
Tenant shall peaceably surrender to Landlord (i) the Premises, including the alterations, improvements and changes (except as provided
in Paragraph 15(b)) other than Tenant's fixtures remaining the property of Tenant as provided in Paragraph 15(b), broom-clean and
in the condition the same were in on the Commencement Date, subject only to damage caused by fire or other casualty not caused
by the act or omission of Tenant or Tenant's agents, contractors, subcontractors or employees, or ordinary use and wear, and (ii)
all keys, parking, access and/or security cards, devices or other security identification previously delivered to Tenant with respect
to the Building, Project and/or Premises.

 

(b) Removal of Alterations and Tenant's Property.

 

(i) Notwithstanding anything in this Lease to the contrary,
all permanent or built-in fixtures or improvements and all mechanical, electrical and plumbing equipment in the Premises, whether
installed by Tenant or by Landlord, shall be the property of Landlord upon the termination of this Lease, unless Landlord, by notice
to Tenant no later than twenty (20) days prior to the expiration of the Lease Term (or any renewal or extension thereof), elects
to relinquish Landlord's right to any such fixtures or improvements and to have them removed from the Premises by Tenant within
five (5) business days after the expiration of this Lease, at Tenant's sole cost and expense. Except as otherwise provided, all
furnishings, equipment, furniture, trade fixtures and other removable equipment installed in the Premises by Tenant and paid for
by Tenant shall remain the property of Tenant and shall be removed by Tenant upon the termination of this Lease. Tenant shall repair
any damage caused by such removal.

 

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(ii) If any furnishings, equipment, furniture, trade fixtures
or other removable equipment are not removed within five (5) business days after the expiration of this Lease, then Tenant hereby
grants to Landlord the option, exercisable at any time thereafter without the requirement of any notice to Tenant, (A) to treat
such property, or any portion thereof, as being abandoned by Tenant to Landlord, whereupon Landlord shall be deemed to have full
rights of ownership thereof; (B) to elect to remove and store such property, or any portion thereof, on Tenant's behalf (but without
assuming any liability to any person including, but not limited to, Tenant) and at Tenant's sole cost and expense, with reimbursement
therefor to be made to Landlord upon demand; and/or (C) to sell, give away, donate or dispose of as trash or refuse any or all
of such property without any responsibility to deliver to Tenant any proceeds therefrom. If (a) Landlord elects not to exercise
its contractual and/or statutory lien rights covering Tenant's property as may be granted herein, (b) Tenant ceases to occupy the
Premises, or its rights to occupy the Premises are terminated by Landlord prior to Landlord's termination or the expiration of
this Lease and (c) any of Tenant's furnishings, equipment, furniture, trade fixtures or other removable equipment are not removed
within five (5) business days thereafter, then Tenant hereby grants to Landlord the option, exercisable at any time thereafter
without the requirement of notice to Tenant, (i) to treat such property, or any portion thereof, as being abandoned by Tenant to
Landlord, whereupon Landlord shall be deemed to have full rights of ownership thereof; (ii) to elect to remove and store such property,
or any portion thereof, on Tenant's behalf (but without assuming any liability to any person including, but not limited to Tenant)
and at Tenant's sole cost and expense, with reimbursement therefor to be made to Landlord upon demand; and/or (iii) to sell, give
away, donate or dispose of as trash or refuse any or all of such property without responsibility to deliver to Tenant any proceeds
therefrom. Landlord shall have no liability of any kind whatsoever to Tenant in respect of the exercise or failure to exercise
the options set forth in this Paragraph 15(b). Specifically, Tenant shall not have the right to assert against Landlord a claim
either for the value, or the use, of any such property, either as an offset against any amount of money owing to Landlord or otherwise.
The provisions of this Paragraph 15(b) shall supersede the provisions of section 93.002(d) and (e) of the Texas Property Code,
as such may be amended, revised, replaced or supplemented, from time to time, and any other law which purports to restrict the
options granted to Landlord herein.

 

16. Holding Over.

 

Should Tenant continue to hold the Premises after the termination
of this Lease, whether the termination occurs by lapse of time or otherwise, such holding over shall, unless otherwise agreed by
Landlord in writing, constitute and be construed as a tenancy from month to month only and at a monthly rental rate equal to two
(2) times the aggregate amount (sum) of (a) the monthly Basic Rental plus (b) any Additional Rental payable during the last month
prior to the termination of this Lease to be paid to Landlord on the first day of the holdover period and upon and subject to all
of the other terms, provisions, covenants and agreements set forth herein except the right, if any, to renew this Lease. The inclusion
of the preceding sentence shall not be construed as Landlord's consent for the Tenant to holdover. Tenant shall be liable for any
and all damages, losses, costs and expenses (including without limitation consequential damages) paid, suffered or incurred by
Landlord as a result of Tenant's holding over. Notwithstanding anything to the contrary contained or implied elsewhere herein,
Landlord may terminate any such holdover tenancy upon ten (10) days written notice by Landlord to Tenant.

 

17. Mortgages.

 

This Lease shall be subordinate to all deeds of trust now or
hereafter encumbering the Building, and all refinancings, replacements, renewals, modifications, extensions or consolidations thereof.
Tenant agrees to attorn to any mortgagee, trustee under a deed of trust or purchaser at a foreclosure sale or trustee's sale as
Landlord under this Lease. Tenant covenants and agrees that Tenant shall within five (5) days after Landlord's request execute
in recordable form and deliver to Landlord whatever instruments may be required by any such mortgagee, trustee or purchaser to
acknowledge and further evidence the subordination of this Lease and/or the attornment by Tenant to such mortgagee, trustee or
purchaser. If Tenant within five (5) business days after submission of any such instrument fails to execute the same, Landlord
is hereby authorized to execute the same as attorney-in-fact for Tenant. Any holder of a deed of trust covering all or any part
of the Building may at any time elect to have this Lease have priority over its deed of trust by unilaterally executing an instrument
of subordination or placing a clause of such subordination in any pleadings or in its deed of trust or any amendment or supplement
thereto and recording the same.

 

18. Certain Rights Reserved by Landlord.

 

Landlord hereby expressly reserves, retains and shall have the
following rights:

 

(a) Common and Service Area Alterations. To decorate and to
make repairs, alterations, additions, changes or improvements, whether structural or otherwise, in, about or on the exterior of
the Building, or any part thereof, and to change, alter, relocate, remove or replace service areas and/or common areas; to place,
inspect, repair and replace in the Premises (below floors, above ceilings or next to columns) utility lines, pipes and the like
to serve the Premises and/or other areas of the Building outside the Premises: and to otherwise alter or modify the Project, and
for such purposes to enter upon the Premises and, during the continuance of any such work, to take such measures for safety or
for the expediting of such work as may be required, in Landlord's judgment, all without affecting any of Tenant's obligations hereunder,
provided Landlord's entries in the Premises shall be subject to the terms of Paragraph 19(1).

 

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(b) Parking. To permit Tenant and its employees to use the parking
garage associated with the Building (if applicable) and the surface parking area adjacent thereto (if any) only in accordance with
the terms and provisions of this Lease and with rules and regulations promulgated from time to time by Landlord and/or the operator
of the garage at such charges as then may be in effect; and to prohibit Tenant and its employees to use any on-site surface parking
spaces within the Project designated for visitors, occupants of the Building, or otherwise. Parking spaces will be unassigned,
provided that Landlord may at any time assign parking spaces. Tenant shall, if requested by Landlord, furnish to Landlord a complete
list of the license plate numbers of all vehicles operated by Tenant and Tenant's employees and agents. Landlord shall not be liable
for any damage of any nature whatsoever to, or any theft of, vehicles, or contents therein, in or about such parking facility.

 

(c) Rules and Regulations. To establish and amend from time
to time rules and regulations governing all tenants' use and occupancy of the Building and/or the Project (including, but not limited
to, the parking garage), provided that in the event of a conflict between those rules and regulations and this Lease, this Lease
shall control. The rules and regulations enforced by Landlord as of the date of execution of this Lease are attached hereto as
Exhibit "C" and a current copy of the Rules and Regulations thereafter in effect from time-to-time is available upon
request.

 

(d) Food Preparation. To prohibit the preparation of food within
the Premises for commercial purposes or the placing of vending or dispensing machines of any kind in or about the Premises if such
vending or dispensing machines are available to the general public.

 

(e) Security Measures. To take all such reasonable measures
as Landlord may deem advisable for the security of the Building and its occupants. Landlord, however, shall have no liability to
Tenant or its employees, agents, invitees or licensees for losses due to theft or burglary, or for damage done by unauthorized
persons in or about the Building, Premises or Project. Landlord may require those tenants requesting access to the Building during
other than normal business hours to pay its then prevailing fee for each magnetic access and/or security card or device which Landlord
supplies to Tenant for after-hours access to the Building. Tenant shall cooperate fully in Landlord's efforts to maintain security
in the Building and shall follow all regulations promulgated by Landlord with respect thereto.

 

(f) Right To Relocate Tenant. At any time after the execution
of this Lease and on sixty (60) days prior written notice, Landlord may substitute for the Premises other premises in the Building
(the "New Premises"). in which event the New Premises shall be deemed to be the Premises for all purposes hereunder,
provided: (a) the New Premises shall be similar in area, finish and appropriateness for the Permitted Use; (b) the Basic Rental
and other rentals payable under this Lease shall remain the same; and (c) reasonable out-of-pocket costs in connection with relocation
to the New Premises shall be reimbursed by Landlord to Tenant after receipt of third party invoices therefor.

 

19. Miscellaneous.

 

(a) Time Is of the Essence. The time of the performance of each
and all of the covenants, conditions and agreements of this Lease is/are of the essence of this Lease.

 

(b) Force Majeure. Notwithstanding anything to the contrary
contained or implied elsewhere in this Lease, if either Landlord or Tenant is prevented or hindered, in whole or in part, from
timely satisfying and performing its respective obligation pursuant to any provisions set forth herein because of any circumstance,
condition or any cause beyond such party's reasonable control, including, without limitation, any delay caused by strike and other
industrial, civil or public disturbance, insurrection, shortage of or inability to obtain labor, materials or equipment, war, terrorism,
inclement weather (including, but not limited to, storm, wind, tornado, hurricane, rain, snow, sleet, hail, ice and/or flood),
to the extent that it reasonably hinders or delays the performance of the obligations affected thereby, casualty, accidents, settlement
with insurers, governmental intervention, regulations or restrictions, labor difficulties or any other similar event, which delays
beyond the reasonable control of such party after reasonable efforts, including delay of utility providers in installing or repairing
utilities and any applicable governmental entities in approving plans, permits, accepting improvements and any other matters requiring
approval by such applicable governmental entities (herein referred to both individually and collectively as a AForce Majeure Event@),
such party shall be permitted an extension of time of performance by the number of days during which such performance was prevented
or hindered; provided, however, that this paragraph shall not apply to the payment of rent or other monies by Landlord or Tenant,
nor shall the provisions of this paragraph postpone the date that rent is payable pursuant to this Lease, except as expressly provided
to the contrary in Paragraph 4.

 

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(c) No Personal Liability of Landlord. If Landlord shall fail
to perform any covenant, term or condition of this Lease and, as a consequence, if Tenant shall recover a money judgment against
Landlord, such judgment shall be satisfied only out of the proceeds received at a judicial sale upon execution and levy against
the right, title and interest of Landlord in the Building and in the rents or other income from the Building receivable by Landlord,
and neither Landlord nor Landlord's owners, partners or venturers shall have any personal, corporate or other liability hereunder.
Landlord shall have the right to transfer, assign and convey, in whole or in part, the Building and any and all of its rights under
this Lease, and in such event, Landlord shall thereby be released from any further obligations hereunder, and Tenant agrees to
look solely to such successor-in-interest of Landlord for performance of such obligations.

 

(d) Quiet Enjoyment. Landlord hereby covenants and agrees that
if Tenant shall perform all of the covenants and agreements herein stipulated to be performed on Tenant's part, Tenant shall at
all times during the continuance hereof have peaceable and quiet enjoyment and possession of the Premises without hindrance from
Landlord or any person or persons lawfully claiming the Premises by, through or under Landlord, subject, however, to the terms
of this Lease and to all mortgages, deeds of trust, leases and agreements to which this Lease is subordinate.

 

(e) Entire Agreement and Amendments. This Lease is the only
agreement between the parties hereto and their representatives and agents. There are no representations or warranties between the
parties other than the representations and agreements contained in this document. No agreement shall be effective to change, modify
or terminate this Lease in whole or in part unless such agreement is in writing and duly signed by the party against whom enforcement
of such change, modification or termination is sought.

 

(f) Interpretation. Applicable Law. Exclusive Venue and Service
of Process. The necessary grammatical changes required to make the provisions of this Lease apply in the plural sense where there
is more than one Tenant and to either corporations, associations, partnerships, other legal entities or individuals, male or female,
shall in all instances be assumed as though in each case fully expressed. The laws of the State of Texas shall govern the validity,
interpretation, performance and enforcement of this Lease. The exclusive venue for any legal proceeding brought by any party to
this Lease against the other or against any guarantor of this Lease or by any guarantor of this Lease against any party to this
Lease shall be in Dallas County, Texas. If this Lease is executed by more than one person or entity as "Tenant," each
such person or entity executing this Lease as Tenant shall be jointly and severally bound and liable hereunder. Tenant and each
guarantor of this Lease hereby agrees and consents that, in addition to any methods of service or process provided for under applicable
law, all service of process to Tenant or any such guarantor in any such suit, action or proceeding in any Texas state court or
any United States federal court, sitting in the County of Dallas, Texas may be made by certified or registered mail, postage prepaid,
return receipt requested, directed to Tenant at its address stated in Paragraph 19(m). or at a subsequent address for Tenant of
which Landlord actually received notice from Tenant in accordance with the terms and provisions of Paragraph 19(m) and directed
to any such guarantor at its address stated in any written guaranty agreement (or to the address to which notices are then to be
delivered to Tenant if Landlord does not at such time have a record of any address to which notices are to be sent to such guarantor)
or at a subsequent address for such guarantor of which Landlord actually received notice from such guarantor in accordance with
the terms and provisions of any applicable guaranty agreement or, in the absence thereof, in accordance with the terms and provisions
of Paragraph 19(m). Notwithstanding anything to the contrary contained elsewhere herein or in any such guaranty agreement, any
service of process so made shall be deemed completed and served five (5) days after the same shall have been mailed as aforesaid.

 

(g) Severability. No provision of this Lease shall be construed
or interpreted in any manner which would render such provision invalid, illegal or unenforceable. If any provision of this Lease
is held to be invalid, illegal or unenforceable, such invalid, illegal or unenforceable provision shall be deemed to be severable
from and shall not affect the validity of the remainder of this Lease.

 

(h) Terms Binding. Subject to the limitations on subletting
and assignment set forth in this Lease, all covenants, promises, conditions, representations and agreements herein contained shall
be binding upon and apply and inure to the benefit of the parties hereto and their respective heirs, executors, administrators,
successors and assigns.

 

(i) Estoppel Certificates. Within five (5) days after request
by Landlord, Tenant agrees to execute and deliver to Landlord estoppel or offset letters as required by Landlord or by Landlord's
lender(s). The letters shall certify the date of this Lease and any amendments, that Landlord is not in default of any of the terms
and provisions of this Lease or specifying the provisions as to which Landlord is in default if Landlord shall be in default, that
Landlord has performed all inducements required of Landlord in connection with this Lease, including any construction obligations,
specifying any inducements which have not been fulfilled by Landlord, the date to which rent has been paid, and any other matters
which Landlord or its lender(s) may reasonably require. Tenant further agrees to furnish to Landlord from time to time when requested
by Landlord a letter of acceptance in conformity with any requirements made by any existing or proposed lender(s).

 

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(j) Late Payment Charge and Interest Payable. Landlord may impose
a late payment charge equal to ten percent (10%) of any amount due if not paid within three (3) days from the date required to
be paid hereunder. In addition, any payment due under this Lease not paid within ten (10) days after the date herein specified
to be paid shall bear interest from the date such payment is due to the date of actual payment at the rate of eighteen percent
(18%) per annum or the highest lawful rate of interest permitted by Texas or federal law, whichever rate of interest is lower.
Finally, Tenant shall also immediately pay to Landlord without demand a fee of Twenty- Five and No/100 Dollars ($25.00) to help
defray the additional cost of handling and accounting with respect to each payment which is tendered to Landlord by or on Tenant's
behalf and which payment is dishonored for any reason by the maker's financial institution. The $25.00 fee is, however, expressly
subject to change during the Lease Term and any renewal or extension thereof upon ten (10) days prior written notice thereof by
Landlord to Tenant. Further, Tenant expressly agrees upon notice thereof from Landlord (at Landlord's sole option) to pay all future
obligations of Tenant to Landlord hereunder (including, but not limited to, any rental due hereunder) by certified or cashier's
check or prepaid money order following the dishonor of two (2) of Tenant's tendered payments.

 

(k) Security Deposit. Landlord shall hold Tenant's Security
Deposit without interest, and the same shall not be considered prepaid rent or a measure of Landlord's damages in case of default
by Tenant. The remaining balance of the Security Deposit (after application of any part thereof in accordance with Paragraph 14(b)
or for necessary repairs to the Premises), if any, shall be refundable to Tenant within thirty (30) days after termination of this
Lease; provided, however, in the event that any obligations of Tenant have not yet been fully paid, performed and discharged (whether
by virtue of not yet being actually calculated, known, liquidated or performable, such as the final calculation of Additional Rental
for Tenant's proportionate share of the Actual Operating Expenses in excess of the Operating Expense Stop for the year in which
the Lease terminates, or otherwise), then the remaining balance of the Security Deposit, if any, shall be refundable to Tenant
within thirty (30) days after all such obligations of Tenant have been fully paid, performed and discharged.

 

(1) Access to Premises. Tenant agrees that Landlord and its
agents may enter the Premises for the purpose of inspecting and making such repairs (structural or otherwise), additions, improvements,
changes or alterations to the Premises or the Building as may be permitted or required under this Lease or as Landlord may elect,
and to exhibit the same to prospective purchasers, mortgagees or tenants. In the event of any such repairs, additions, improvements,
changes or alterations, Tenant shall cooperate with Landlord to facilitate Landlord's efforts. Landlord's entries in the Premises
shall be preceded by reasonable notice (except in the case of an emergency) and shall interfere with Tenant's use and occupancy
of the Premises for the Permitted Use only to the extent reasonably necessary to effectuate such purposes.

 

(m) Notices. Notices hereunder must be hand-delivered or sent
by registered or certified mail, return receipt requested, postage prepaid, addressed, if to Landlord, at 5220 Spring Valley Road,
Dallas, Texas 75254, Attention: Building Manager, with a copy to Spring Valley Center, Ltd., 315 Central Park West, Suite 1200,
New York, New York 10025, Attention: Sinclair Haberman and if to Tenant, at the address specified for Tenant in Paragraph l(a)
above prior to the Commencement Date and to the Premises thereafter, or to such other address as may be specified by written notice
actually received by Landlord. Except to the extent actual receipt of notice is required pursuant to the terms and provisions of
Paragraph 19(w) below, all notices (including, but not limited to, any copies), shall be deemed given upon tender of delivery (in
the case of a handdelivered notice) or upon the first attempted delivery by United States Postal Service (in the case of a registered
or certified letter), provided that no notice of either party's change of address shall be effective until fifteen (15) days after
the addressee's actual receipt thereof.

 

(n) Acceptance of Premises and Building by Tenant. LANDLORD
HEREBY DISCLAIMS ANY EXPRESS OR IMPLIED REPRESENTATION OR WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT'S INTENDED PURPOSE
OR USE. THE TAKING OF POSSESSION BY TENANT SHALL BE CONCLUSIVE EVIDENCE THAT TENANT:

 

(i) ACCEPTS THE PREMISES AS SUITABLE FOR THE PURPOSES FOR WHICH
THEY

WERE LEASED;

(ii) ACCEPTS THE BUILDING AND PROJECT AND EVERY PART AND APPURTENANCE
THEREOF AS BEING IN GOOD AND SATISFACTORY CONDITION; AND

 

    	23

    	 

    

 

(iii) WAIVES ANY DEFECTS IN THE PREMISES, BUILDING AND PROJECT
AND ITS AND THEIR APPURTENANCES EXISTING NOW OR IN THE FUTURE, EXCEPT THAT TENANT'S TAKING OF POSSESSION SHALL NOT BE DEEMED TO
WAIVE LANDLORD'S COMPLETION OF MINOR FINISH WORK ITEMS WITH REGARD TO THE PREMISES THAT DO NOT INTERFERE WITH TENANT'S OCCUPANCY
OF THE PREMISES. TENANT ACKNOWLEDGES THE DISCLAIMER BY LANDLORD SET FORTH HEREIN AND WAIVES ALL CLAIMS BASED ON ANY IMPLIED WARRANTY
OF SUITABILITY. FURTHERMORE, TENANT CONFIRMS THAT ITS OBLIGATIONS TO PAY BASIC RENTAL, ADDITIONAL RENTAL AND OTHER AMOUNTS OF MONEY
DUE TO LANDLORD HEREUNDER ARE NOT DEPENDENT ON THE CONDITION OF THE PREMISES, THE BUILDING AND/OR THE PROJECT, THE COMPLETION OF
ANY MINOR FINISH WORK ITEMS OR THE PERFORMANCE BY LANDLORD OF ITS OBLIGATIONS HEREUNDER. TENANT SHALL CONTINUE TO PAY BASIC RENTAL,
ADDITIONAL RENTAL AND OTHER AMOUNTS OF MONEY DUE TO LANDLORD HEREUNDER, WITHOUT ABATEMENT, SETOFF OR DEDUCTION, NOTWITHSTANDING
ANY BREACH OR ALLEGED BREACH BY LANDLORD OF ITS OBLIGATIONS HEREUNDER.

 

(o) Building Name. Landlord shall have the exclusive right at
all times during the Lease Term to change, modify, add to or otherwise alter the name of the Building, and Landlord shall not be
liable for claims or damages of any kind which may be attributed thereto or result therefrom.

 

(p) Landlord's Lien. In addition to the statutory landlord's
lien, Landlord shall have (and Tenant hereby expressly grants to Landlord) at all times an express contractual Landlord's lien
and a valid security interest in and to all of the rights, titles, liens and interests which may be granted to a secured party
under the Uniform Commercial Code in force in the State of Texas to secure payment of all rentals and other sums of money becoming
due hereunder from Tenant, and to secure payment of any damage or loss which Landlord may suffer by reason of the breach by Tenant
of any covenant, agreement or condition contained herein, upon all goods, wares, equipment, fixtures, furniture, improvements,
contract rights, general intangibles, and other personal property of Tenant presently or which may hereafter be situated in the
Premises and all proceeds therefrom, and such property shall not be removed therefrom without the written consent of Landlord until
all arrearages in rent as well as any and all other sums of money then due to Landlord hereunder shall first have been paid and
discharged and all the covenants, agreements and conditions hereof have been fully complied with and performed by Tenant. Upon
the occurrence of an event of default by Tenant, Landlord may, in addition to any other remedies provided herein, or at law or
in equity, enter upon the Premises and take possession of any and all goods, wares, equipment, fixtures, furniture, improvements
and other personal property of Tenant situated in the Premises, without liability for trespass or conversion, and sell the same
at one or more public or private sale or sales, with or without having such property at the sale or sales, after giving Tenant
reasonable notice of the time and place of any public sale or of the time after which any private sale is to made, at which sale(s)
Landlord or its assigns may purchase unless otherwise prohibited by law. Unless otherwise provided by law, and without intending
to exclude any other manner of giving Tenant reasonable notice, the requirement of reasonable notice shall be met if such notice
is given at least five (5) days before the time of sale. Such notice shall be deemed to be delivered if personally delivered or
when deposited in the United States mail, postage prepaid, certified or registered mail (with or without return receipt requested),
addressed to the parties hereto at the address as shown herein, whether or not actually received. The proceeds from any such disposition,
less any and all expenses connected with the taking of possession, holding and selling of the property (including reasonable attorneys'
fees and other expenses), shall be applied as a credit against the indebtedness secured by the security interest granted in this
paragraph. Any surplus shall be paid to Tenant or as otherwise required by law; and Tenant shall pay any deficiencies to Landlord
immediately upon demand. Upon request by Landlord, Tenant agrees to periodically execute and deliver to Landlord from time-to-time
one or more financing statements in form sufficient to perfect the security interest of Landlord in the aforementioned property
and proceeds thereof under the provisions of the Uniform Commercial Code in force in the State of Texas. The statutory lien for
rent is not hereby waived, the security interest herein granted being in addition and supplementary thereto. Landlord shall be
entitled to file a carbon, photographic or other reproduction of this Lease as a financing statement as is permitted under section
9.402(a) of the Texas Business and Commerce Code as the same may be amended, revised, replaced or supplemented from time to time.

 

(q) Authority To Sign Lease. If Tenant is a corporation or a
partnership (general or limited), or any other legal entity, each person(s) signing this Lease as an officer or partner or other
authorized signatory of Tenant represents to Landlord that such person(s) is authorized to execute this Lease without the necessity
of obtaining any other signature of any other officer or partner, or other person or entity, that the execution of this Lease has
been authorized by the board of directors of the corporation or by the partners of the partnership, or by the other parties or
persons authorized to do so on behalf of such other entity, as the case may be, and that this Lease is fully binding on, and enforceable
against, Tenant. Landlord reserves the right to request evidence of the approval of this Lease and authorization of Tenant's signatories
to bind Tenant, which evidence shall be satisfactory in form and content to Landlord and its counsel.

 

    	24

    	 

    

 

(r) Attorneys' Fees. Costs and Expenses. In the event either
party is in default beyond any applicable grace and/or notice and opportunity to cure period in the performance of any of the terms
of this Lease and the other party employs an attorney in connection .therewith, the non-prevailing party agrees to pay the prevailing
party's reasonable attorneys' fees and costs of suit. Whenever any request or action by Tenant reasonably causes Landlord to engage
an attorney (including an in-house attorney of Landlord or any of its affiliates) or incur any other costs or expenses, Tenant
agrees that it shall pay or reimburse Landlord for such costs and expenses upon demand.

 

(s) Execution of Lease. The submission of this Lease for examination
does not constitute a reservation of or option for the Premises or any other space within the Building and shall vest no right
in either party. This Lease shall become effective only upon the full execution and delivery hereof by all of the parties hereto.

 

(t) No Attornment. All checks tendered to Landlord as and for
the Basic Rental and/or Additional Rental or any other payments required hereunder shall be deemed payments for the account of
Tenant. Acceptance by Landlord of Basic Rental and/or Additional Rental and/or any other payments from anyone other than Tenant
shall not be deemed to operate as an attornment to Landlord by the payor of such Basic Rental and/or Additional Rental and/or any
other payments or as a consent by Landlord to an assignment of this Lease or subletting by Tenant of the Premises or any portion
thereof to such payor, or as a modification of any of the provisions of this Lease.

 

(u) Arms-Length Transaction. This Lease has been entered into
by the undersigned after arms-length negotiation, with each party acknowledging that it and its counsel, if it so chooses, have
had an opportunity to review and negotiate the terms and provisions of this Lease, and therefore, the parties agree that this Lease
shall not be construed against Landlord on the ground that Landlord's representatives prepared this Lease.

 

(v) Confidentiality. Notwithstanding anything to the contrary
contained elsewhere herein, Tenant hereby acknowledges any and all information regarding this Lease and the terms and provisions
hereof (including, but not limited to, those relating to the Term, Basic Rental, Additional Rental, Security Deposit, Operating
Expense Stop, renewal rights and/or Finish Work obligations) shall be treated as confidential information and further, that if
any such confidential information is disclosed to third parties, Landlord may suffer damages and irreparable harm. In connection
therewith, Tenant hereby expressly understands, acknowledges and agrees (i) Tenant shall not disclose any of the terms and provisions
of this Lease (as the same may hereafter be amended), to any party other than the Landlord, Landlord's attorneys, investors, agents
or representatives, or Tenant's agents, representatives, attorneys, consultants or potential institutional lenders, and other than
as required by applicable law or process of law, without the prior express written consent of Landlord (which consent shall not
be unreasonably withheld or delayed); and (ii) that Landlord is relying on Tenant's covenant not to disclose any of the contents
or information contained in the Lease to any party other than as expressly provided elsewhere herein (all of which is deemed to
be confidential information by the provisions hereof). Tenant hereby indemnifies and agrees to hold Landlord harmless of, from
and against any and all loss, cost, expense, damage or liability (including, but not limited to, reasonable attorneys' fees and
costs of suit) arising out of or related to Tenant's breach of said confidentiality requirement. Tenant further agrees that, in
the event of any breach or threatened breach by Tenant, Landlord may avail itself of any remedy available at law or in equity including,
but not limited to, obtaining injunctive relief. The foregoing covenants and indemnity shall expressly survive the expiration or
earlier termination of this Lease.

 

(w) Notice and Cure. In the event of any act or omission by
Landlord which would give Tenant the right to seek or obtain damages from Landlord or the right to terminate this Lease by reason
of a constructive or actual eviction from all or part of the Premises or otherwise, Tenant shall not sue for such damages or exercise
any such right to terminate unless and until Tenant shall have first given written notice of such act or omission to Landlord and
to the holder(s) of the indebtedness or other obligations secured by any mortgage or deed of trust affecting the Premises (if previously
identified by name and mailing address to Tenant in writing), and a reasonable period of time [not less than thirty (30) days]
for commencing to remedy such act or omission shall have elapsed following the actual receipt of such notice, during which time
Landlord and such holder(s), or any of them, their agents or employees, shall be entitled to enter upon the Premises and do therein
whatever may be necessary to remedy such act or omission. During the period after the actual receipt of such notice and during
the remedying of such act or omission, the Basic Rental payable by Tenant for such period as provided in this Lease shall be abated
and apportioned only to the extent that any part of the Premises shall be untenantable.

 

(x) Limitation of Tenant's Time to Sue.

 

(i) Commencement of Action. Notwithstanding anything to the
contrary contained or implied elsewhere herein, to the extent permitted by applicable law, any claim, demand, action, cause of
action, right or defense by Tenant which arises out of or is related to this Lease shall be barred and may not be made, filed,
brought, interposed or prosecuted unless Tenant commences an action thereon or interposes a defense by reason thereof, within six
(6) months after the date of the action, inaction, omission or event that gave rise to such claim, demand, action, cause of action,
right or defense (time being expressly of the essence).

 

    	25

    	 

    

 

(ii) Tenant Acknowledgment. Tenant expressly understands and
acknowledges, after having consulted with legal counsel of Tenant's choice, that the purpose and effect of Paragraph 19(w) is to
substantially shorten the time period within which Tenant would otherwise have to raise such claims, demands, actions, causes of
action, rights or defenses.

 

(y) Exhibits and Riders. The following exhibits and riders are
attached hereto, incorporated herein and made a part of this Lease for all purposes:

 

Exhibit "A": Floor Plan of Premises

Exhibit "B": Property Description

Exhibit "C": Rules and Regulations

Riders: (check if attached and applicable)

Rider (I) Renewal Option

Rider (II)

 

IN WITNESS WHEREOF, the parties hereto have executed and delivered
this Lease as of the day and year first above written.

 

LANDLORD:

 

SPRING VALLEY CENTER, DALLAS, LLP.

 

By: SPRING VALLEY CENTER - DALLAS, CORP.

its.JVIanager

Name: Sinclair Haberman

Title: Secretary

 

TENANT:

 

MESA ENERGY. INC.

 

Randy M. Griffin

Title: Principal

 

    	26

    	 

    

 

EXHIBIT "A"

 

FLOOR PLAN OF PREMISES

 

    	27

    	 

    

 

EXHIBIT "B"

 

PROPERTY DESCRIPTION

 

Being a 2.296 acre tract of land situated in the John Witt Survey,
abstract No. 1584, Dallas County, Texas and being a part of the City of Dallas Block No. 7006, and also being a part of the Herschel
V. Forester 7.849 acre tract as recorded in Volume 74110, Page 0675 of the Deed Records of Dallas County, Texas, and being described
as follows:

 

BEGINNING at the Northwest Corner of said 2.296 acre tract,
a point in the south right of way of Spring Valley Road, said point being 477.76 feet from the east right of way of Dallas North
Parkway;

 

THENCE S. 84 degree 17'56" E with the South Line of Spring
Valley Road a distance of 141.61 feet to the beginning of a curve to the left;

 

THENCE Easterly continuing with the South Line of Spring Valley
Road and along the arc of a curve to the left having a radius of 1050.00 feet and a central angle of 03 degree 45' 40" a distance
of 68.93 feet;

 

THENCE South a distance of 468.50 feet to the most Southerly
Southwest corner of Herschel V. Forester tract;

 

THENCE West with the South line of the said Forester tract a
distance of 209.68 feet;

 

THENCE North a distance of 487.16 feet to the South line of
Spring Valley Road (1 100' R.O.W.), to the PLACE OF

BEGINNING.

 

    	28

    	 

    

 

EXHIBIT "C"

 

STANDARD FORM OFFICE LEASE AGREEMENT

 

RULES AND REGULATIONS

 

1. No sign, placard, picture, advertisement, name or notice
shall be inscribed, displayed or printed or affixed on or to any part of the outside, or inside of the Building without the written
consent of Landlord first had and obtained and Landlord shall have the right to remove any such sign, placard, picture, advertisement,
name or notice

without notice to and at the expense of Tenant.

 

Tenant shall not place anything or allow anything to be placed
near the glass of any window, door, partition or

wall which may appear unsightly from outside the Premises; provided,
however, that Tenant may furnish and install a Building standard window covering at all exterior windows. Tenant shall not without
the prior written consent of Landlord sunscreen any window.

 

Tenant shall cooperate with Landlord in obtaining maximum effectiveness
of the cooling systemby closing blinds when the sun's rays fall directly on windows of the Premises. Tenant shall not obstruct,
alter or in any way impair the efficient operation of Landlord's heating, lighting, ventilating and air conditioning system and
shall not place bottles, machines, parcels or any other articles on the induction unit enclosure so as to interfere with air flow.
Tenant shall not tamper with or change the setting of any thermostats or temperature control valves.

 

2. The sidewalks, halls, passages, exits, entrances, elevators
and stairways shall not be obstructed by Tenant or used by Tenant for any purpose other than for ingress and egress to and from
the Premises.

 

3. Tenant shall not alter any lock or install any new or additional
locks or any bolts on any doors or windows of the Premises.

 

4. The toilet rooms, urinals, wash bowls and other apparatus
shall not be used for any purpose other than that for which they were constructed and no foreign substance of any kind, including
sweepings, rubbish, rags, sanitary napkins, food and coffee grounds, whatsoever shall be thrown therein and the expense of any
breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose employees or
invitees, shall have caused it.

 

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

 

6. No furniture, freight or equipment of any kind shall be brought
into or removed from the Building without prior written notice to Landlord and all moving of the same into or out of the Building
shall be done at such time and in such manner as Landlord shall designate. Landlord shall have the right to prescribe the weight,
size and position of all safes and other heavy equipment brought into the Building and also the times and manner of moving the
same in and out of the Building. Safes or other heavy objects shall, if considered necessary by Landlord, stand on supports of
such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any
such safe or property from any cause and all damage done to the Building by moving or maintaining any such safe or other property
shall be repaired at the sole cost and expense of Tenant.

 

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

 

8. It is agreed and understood that the authorized use of the
Premises is for general office occupancy and no cooking shall be done or permitted by any Tenant on the Premises, nor shall the
Premises be used for the storage of merchandise, for washing clothes, for lodging, or for any improper, objectionable or immoral
purposes. All coffee makers shall be plugged into timers for automatic shut-off after business hours.

 

    	29

    	 

    

 

9. Tenant shall not use or keep in the Premises, the Project
or the Building any kerosene, gasoline or flammable or combustible fluid or material, or use any method of heating or air conditioning
other than that supplied by Landlord.

 

10. Landlord will direct electricians as to where and how telephone
and telegraph wires are to be introduced. No boring or cutting for wires will be allowed without the prior written consent of the
Landlord. The location of telephones, call boxes and other office equipment affixed to the Premises shall be subject to the prior
written approval of Landlord. Tenant shall not mark, paint, drill into or in any way deface any part of the Premises or the Building.

 

11. Normal business hours of the Project are currently from
7:00 A.M. to 6:00 P.M. on all days other than Saturdays, Sundays and legal holidays and from 8:00 A.M. to 1:00 P.M. on all Saturdays
other than legal holidays. At all hours other than the current normal business hours of the Project previously described, access
to the Project, or to the hall, corridors, elevators or stairways in the Building, or to the Premises may be refused unless the
person seeking access is known to the person or employee of the Project in charge and has a pass or is otherwise properly identified.
Landlord shall in no case be liable for damages for any error with regard to admission to or exclusion from the Building or the
Project of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent
access to the Building or the Project during the continuance of the same by closing of the doors or otherwise, for the safety of
the tenants and protection of the Project and the Building and property in the Project and the Building.

 

12. Landlord reserves the right to exclude or expel from the
Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in
any manner do any act in violation of any of the rules and regulations of the Project.

 

13. No vending machines or machines of any description shall
be installed, maintained or operated upon the Premises without the prior written consent of the Landlord.

 

14. Landlord shall have the right, exercisable without notice
and without liability to Tenant, to change the name and street address of the Building of which the Premises are a part.

 

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

 

16. Without the written consent of Landlord, Tenant shall not
use the name of the Project in connection with or in promoting or advertising the business of Tenant except as Tenant's address.

 

17. Landlord shall have the right to control and operate the
public portions of the Project, and the public facilities, and heating and air conditioning, as well as facilities furnished for
the common use of the tenants, in such manner as it deems best for the benefit of the tenants generally.

 

18. All entrance doors in the Premises shall be left locked
when the Premises are not in use, and all doors opening to public corridors shall be kept closed except for normal ingress and
egress to and from the Premises.

 

19. Landlord shall have the right to prohibit any advertising
by Tenant which, in Lessor's sole judgment, discretion and opinion, tends to impair the reputation of the Project or its desirability
as an office building, and upon receipt of written notice from Landlord, Tenant shall refrain from or discontinue such advertising.

 

20. Landlord shall not be responsible for personal property
lost or stolen from the Premises or any public area in the Project regardless of whether such area is locked or not.

 

21. No waiver by Landlord of any of these Rules and Regulations
shall be deemed to be a waiver of the right to thereafter elect to enforce such Rules and Regulations. No delay or omission by
Landlord in exercising any right or remedy under the Lease or in enforcing any such right or remedy shall waive the right to enforce
such Rules and Regulations and any and all right and remedy granted under the Lease or be construed as a waiver thereof or an acquiescence
therein.

 

    	30

    	 

    

 

22. Building "Move In" and "Move Out" Procedures-
The Loading zone is located behind the building and may be scheduled for use all day on Saturdays and Sundays, or after 5:30 p.m.
on weekdays. There is one (1) freight elevator available for use. No deliveries will be allowed through the front entrance doors.
The following guidelines must be strictly adhered to and complied with by Lessee;

 

1. Provide hardboard coverings or masonite for all tiled/granite
and carpeted floors and protect corridor walls with R-4 insulation.

2. Remove all garbage, boxes and other material from the building
each day using tenants own trucks.

3. Any damage to the building occurring during the moving process
will be the responsibility of Moving Company and Tenant.

4. Provide proof of General Liability and Workers Compensation.
Please refer to the building's requirements.

 

23. Lessee and its employees, agents and invitee shall park
their vehicles only in those parking areas designated by Lessor. Lessee shall furnish Lessor with state automobile license numbers
of Lessee's vehicles and its employee's vehicles within five days after taking possession of the lease premises and shall notify
Lessor of any proposed change prior thereto. Lessee shall not leave any vehicle in a state of disrepair (including without limitation,
flat tires, out of date inspection stickers or license plates) on the leased premises or project. If Lessee or its employees, agents,
invitees park their vehicles in areas other than the designated parking areas or leave any vehicle in a state of disrepair, Lessor,
shall have the right without notice to remove such vehicles at Lessee's risk and expense.

 

24. No recreational vehicles to be parked or stored in building
parking garage or surface parking areas.

 

25. Tenant acknowledges that young children are not allowed
on Premises on a consistant and regular basis during normal working hours. Children must be accompanied and supervised by an adult
at all times on Premises. Landlord reserves the right to request that parents and/or guardians remove children from the Premises
in the event of screaming, crying or unfavorable conduct on the Premises.

 

26. All offices that have glass entry doors and or windows that
permit other tenants and invitees to view into Tenant's lease premises from the lobby and lobby areas of the building, including
elevator lobbies, in the opinion of the Landlord shall maintain that portion of the lease premises in a neat and uncluttered manner
and be decorated and furnished in a style that is in conformity and harmony with the adjacent areas. In the event Landlord, in
its reasonable opinion, determines that Tenant is not in conformity with the foregoing requirements and Tenant, after 30 days written
notice by Landlord fails to comply with the foregoing, Landlord shall have the right to remove such glass doors and orwindows and
replace with building standard wood doors and walls and Tenant will reimburse Landlord's actual cost plus 20% within 10
days receipt of invoice for work. Failure to make payment within said 10 day period, shall constitute a default in this Lease.

 

27. Landlord reserves the absolute right to rescind or modify
any or all of these Rules and Regulations, and to promulgate such other and additional Rules and Regulations as it shall deem necessary
or desirable. Upon receipt of a written copy of new or modified Rules and Regulations from Landlord, Tenant shall be thereafter
bound as if said Rules and Regulations had been originally included herein.

 

    	31

    	 

    

 

RIDER I

 

RENEWAL OPTION

 

Tenant shall have one (1) option to renew the term of the Lease
for a period of six (6) months ("Renewal Term"). The annual base rental rate per rentable square foot of the leased premises
shall be determined based solely upon the greater of (i) market rental rate or (ii) the total gross rental rate (base rent plus
escalation) being paid by Tenant at the time when the Renewal Term commences. If Tenant desires to exercise the Renewal Term, it
shall advise Landlord in writing by registered mail, postage prepaid, return receipt requested, at the address of Landlord set
forth in Paragraph 19 M hereof, at least ninety (90) days in advance prior to the expiration of the original lease term of this
Lease. If the parties hereto are unable to agree in writing as to the base rental rule for the Renewal Term within ninety (90)
days after the exercise of this Renewal Option, then this Lease shall end on the expiry of the term and this Renewal Option"
shall be null and void."

 

    	32Suite #525 Relocation to Suite #615

 

FIRST MODIFICATION OF OFFICE LEASE

 

This First Modification
of Office Lease (the “Modification”) is entered into as of the 28th day of February, 2012, by and between SPRING
VALLEY CENTER, LLP, a Texas Limited Liability Partnership, (“Landlord”) and MESA ENERGY, INC. (“Tenant”)

 

INTRODUCTORY PROVISIONS

 

A.         Landlord and
Tenant executed that certain office lease (the “Lease”) dated March 25, 2008 covering Suite 525, comprised of
approximately 1572 square feet of Rentable Area, (the “Current Premises”) located in Spring Valley
Center, Dallas, Texas, as more particularly described therein.

 

B.         Landlord and
Tenant have further agreed that the Lease Term and certain other provisions contained in the Original Lease be modified.

 

NOW, THEREFORE, for
and in consideration of the mutual covenants and agreements contained herein, Landlord and Tenant do hereby agree as follows:

 

1.         PREMISES:      Effective
June 15, 2012, the Premises shall be relocated from Suite #525 to Suite # 615 and the rentable square footage shall increase
by approximately 1503 rentable square feet from approximately 1572 square feet of Rentable Area to approximately 3075 square feet
of Rentable Area as set forth in Exhibit “1-A” annexed hereto and made a part hereof for all purposes. On or before
5:00 p.m., Dallas time, June 14, 2012 (the “Vacation Date”), Tenant shall vacate the Current Premises and return
the same to Landlord in the condition required under the Lease. If Tenant continues to occupy the Current Premises after the Vacation
Date, such occupancy of the Current Premises shall be subject to the terms of Paragraph 16 (Holding Over) of the Lease with respect
to the Current Premises. On the Vacation Date the Current Premises shall be deleted from the term “Premises” under
the Lease and thereafter, effective as of the Vacation Date, the term “Premises” wherever used in the Lease shall mean
the Relocated Premises. Accordingly, as of June 15, 2012, Paragraph 1(b) of the Original Lease shall be and is hereby modified
and amended to read as follows:

 

		“1(b) Premises:	Suite
                                                                                               #615, Spring Valley Center

			Dallas, Texas 75254

			Approximate Rentable Area:3075 (r) s.f. (RA).”

 

2.         BASIC RENTAL:
Effective as of June 15, 2012, Paragraph 1(c) of the original Lease shall be and is hereby modified and amended to read as follows:

 

		“1 (c) Basic Rental:	The basic rental shall increase by $2052.50 per month
from $2292.50 per month to $4345.00 per month, for a basic rental per square foot of rentable area: $16.96/(r) s.f.”

 

3.         SECURITY DEPOSIT:   Paragraph
1(d) of the Original Lease shall be and is hereby modified and amended to read as follows:

 

		“1 (d) Security Deposit:	Tenant agrees to pay simultaneously with the execution
of this First Modification an additional $2,052.50 at which time the Security Deposit deposited by Tenant with Landlord shall
increase from $2292.50 to $4,345.00.”

 

4.         LEASE TERM:  
Effective as of the date of this modification, Paragraph 1 (e) of the Lease shall be modified in its entirety to read as follows:

 

		“1 (e)	The Lease Term is extended through and including June
30, 2015.”

 

    	 

    	 

    
 

Suite #525 Relocation to Suite #615

 

5.           EXPENSE STOP .Effective as of June 15, 2012,
Paragraph 1(g) of the Original Lease shall be and is hereby modified to read as follows:

 

“1(g) Operating Expense Stop: The operating expense stop
will increase to $8.75 expense stop but in no event shall Tenant pay pass thru’s the first twelve (12) months of the extended
lease term.

 

6.           NUMBER OF ALLOCATED COVERED PARKING SPACES PER LEASE:
Paragraph 1 (i) of the Lease shall be modified effective as of June 15, 2012 to read as follows: Tenant’s allocation for
covered parking spaces will increase by four (4) covered parking spaces from four (4) covered parking spaces to a total of eight
(8) covered parking spaces at no additional charge and from one (1) uncovered parking spaces to a total of two (2) uncovered parking
space at no additional charge.

 

7.          
FINISH ALLOWANCE. Paragraph 4 of the Original Lease shall be and is hereby modified as follows: For the purpose
of this First Modification. Landlord agrees to provide a Finish Allowance of up to $16,000.00 (“Finish Allowance”)
for the following limited and exclusive purposes:

 

		a.	As a Finish Allowance for Leasehold Improvements to the
“Relocated Premises”, including, but not limited to installing carpets, moving doors and walls, painting, installing
ceiling lighting and electrical and add/relocation of overhead sprinkler heads and strobe lights to meet building code. All work
will be completed in accordance with Paragraph 9(a) of the Lease. To the extent Landlord performs the work related to the Leasehold
Improvements, Landlord will deduct such amounts from the Finish Allowance and in the event there is insufficient Finish Allowance
remaining. Tenant will promptly remit the overage amount to Landlord.

 

		b.	Any portion of the Finish Allowance not otherwise used
by Landlord for Leasehold Improvements work in the “Relocated Premises” may be used solely towards the Tenant’s
cost of “Reserved Parking” in the parking garage (with written notice at $30.00 per month); provided, however, in
the event any portion of the Finish Allowance not expended by Landlord for Leasehold Improvements and/or otherwise applied against
Reserved Parking, the balance of the Finish Allowance, if any, at the end of the Lease Term shall be retained by Landlord and
Tenant shall not be entitled to any credit or abatement of any rent under the Lease for the unused portion of the Finish Allowance.

 

8.           DELIVERY OF RELOCATED PREMISES: The current
tenant in Suite 615 (the “Suite 615 Tenant”) has given written notice to Landlord of its termination of its lease of
Suite 615 effective as of July 31, 2012 and has notified Landlord that its new space in a third party owner’s office building
is anticipated to be ready for occupancy as of June 1, 2012. Notwithstanding the foregoing, in the event of a holdover by the Suit
615 Tenant or other circumstance that prevents Landlord from re-taking possession of Suite 615 and delivering possession to Tenant
by June 15 2012 Landlord will promptly notify Tenant and use reasonable efforts to obtain possession of Suite 615 as soon as reasonably
practicable thereafter. Notwithstanding the Basic Rental set forth in Paragraph 2 of the First Modification, if Landlord is unable
to deliver possession of of Relocated Premises to Tenant as of June 15, 2012 the Basic Rental with respect to Relocated Premises
only shall be abated on a per diem basis in the amount of $69.84 per day (1,503 rsf x $16.96 ÷ 365 days = $69.84) commencing
on June 15, 2012 and continuing until such time as Landlord is able to complete the Relocated Premises and deliver possession of
the Relocated premises to Tenant. Subject to Landlord’s obligations set forth herein, Landlord shall not be liable for the
inability to retake possession from the Suite 615 Tenant on any particular date.

 

    	2

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