Document:

Lease Agreement

  
 Exhibit 10.20

  
 LEASE AGREEMENT 
  
 THIS LEASE AGREEMENT (this “Lease”) is made and entered into as of
this 1st day of October, 2004, at Scranton, Pennsylvania, by and between ROBERT O’LEARY and LINDA O’LEARY, of P.O. Box 132, Scranton, Pennsylvania 18504, hereinafter called “Lessor” and BOB O’LEARY HEALTH FOOD DISTRIBUTOR
CO., INC., a Pennsylvania corporation with its principal place of business at 701 North Keyser Avenue, Scranton, Pennsylvania 18504, hereinafter called “Lessee”. 
  
 ARTICLE 1 
  
 DEMISE, DESCRIPTION, USE, TERM AND RENT 
  
 Lessor hereby exclusively leases to Lessee and Lessee hereby leases from Lessor that certain property hereinafter called the “Leased Premises”
situated in Scranton, Lackawanna County, Pennsylvania and more fully described in the legal description and plot plan attached hereto, made part hereof, and identified as Exhibit “A”, including all of the improvements now or hereafter
erected thereon (the “Leased Premises”) for a term commencing on the date hereof and extending for a period of ten (10) years hereafter (the “Initial Term”) with the Lessee having the Lessee’s option to renew or extend as
herein set forth. The said Leased Premises will be used by the Lessee for its nutritional supplements business and uses related thereto and/or any other lawful use. Lessor represents and warrants that the Leased Premises constitute all of the
property and improvements as used by Lessee in the operation of its business prior to the date of this Lease Agreement. 
  

 ARTICLE 2 
  

RENT 
  
 Rent. Lessee agrees to and shall pay Lessor at Scranton, Pennsylvania, or at such other place as the Lessor shall designate from time to time in
writing provided by Lessor to Lessee in the manner set forth herein for the providing of notices, as rent for the Leased Premises (the “Rent”), the following: 
  
 For the first twelve (12) months of the Initial Term, the minimum annual sum of $90,000 payable without setoff or deduction
in equal monthly installments of $7,500 each, in advance, on the first day of each calendar month. For each subsequent twelve-month period during the Term (as hereinafter defined) the rent shall be increased by a sum equal to the percentage increase
in the Consumer Price Index from the first day of the preceding term of the Lease to the first day of the next year of the Lease so that there will be an annual increase (but no decrease) in the rent to be paid by Lessee hereunder. The Consumer
Price Index shall, whenever used in this Lease, mean the Consumer Price Index for all Urban Consumers - All Cities Average (1982-84 = 100) published by the Bureau of Labor Statistics of the U.S. Department of Labor. Lessor shall provide written
notice, including a detail of such calculation, to Lessee of any change in rent pursuant to this Article 2 as soon as Lessor can calculate the increase in rent according to the formula. 
  
 Effect of Default in Rent and Other Payments. If Lessee fails to make a payment of any installment of Rent hereunder
within ten (10) days of the due date, such installment 

  

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thereafter shall bear interest at the rate of eight (8%) percent per annum from the date it is due until actually paid. In like manner, all other
obligations, benefits and reasonable monies which are actually due to Lessor from Lessee under the terms hereof, or which are actually and reasonably paid by Lessor because of Lessee’s Default (as hereinafter defined), shall bear interest at
the rate of eight (8%) percent per annum from the due date until paid or, in the case of sums paid by Lessor because of Lessee’s Default, from the date such payments are actually (i.e. not on the date an obligation is incurred) made by Lessor
until the date Lessor is reimbursed by Lessee therefor. 
  
 ARTICLE 3 
  
 TAXES AND ASSESSMENTS 
  
 The Lessor shall pay all real estate taxes assessed against the said Leased
Premises upon receipt of the said tax bill prior to the expiration of any discount period. The Lessor should be responsible for that portion of the assessed real estate taxes which is equivalent to the real estate taxes assessed against the Leased
Premises for the year 2004 (the “Base Year”), and the Lessee shall reimburse Lessor for such real estate taxes assessed each year in excess of the Base Year amount and attributable to Lessee’s activities of the Leased Premises and/or
any improvements thereon made by or at the direction of Lessee within thirty (30) days following receipt of the tax bill and notice letter from the Lessor showing the amount due from the Lessee. The Lessee shall have the right to appeal the real
estate tax assessment applicable to the Leased Premises at Lessee’s sole expense and Lessor shall 

  

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cooperate with the Lessee to the extent required or desired by Lessee to perfect and pursue a real estate tax assessment appeal. Any reduction or refund in
the assessment as a result of such appeal shall be promptly remitted to the Lessee in proportion to the percentage of the tax bill that is the responsibility of the Lessee. 
  
 ARTICLE 4 
  
 INSURANCE 
  
 The parties agree to and shall secure from a good and responsible company or companies of their own choosing doing insurance business in the Commonwealth
of Pennsylvania with an A or best rating of at least AA and maintain during the Term the following coverage: 
  

	 	(a)	Lessor shall maintain at their expense fire and extended coverage insurance in an amount not less than 100% of the full replacement value of the building and other improvements on
the Leased Premises, provided that insurance in that percentage can be obtained and, if not, to the highest percentage that can be obtained less than the said 100%. 

  

	 	(b)	 Lessee shall maintain public liability insurance in the minimum amount of $1,000,000 for the loss from an accident resulting in bodily 

  

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injury to or death of persons, and $500,000 for loss from an accident resulting in damage to or destruction of property. 

  

	 	(c)	Lessee shall maintain at its expense fire and extended coverage insurance on Lessee’s fixtures, machinery, equipment, goods, wares and merchandise in or on the Leased Premises.

  
 Each of the parties to this Lease shall list the
other and the other’s employees, contractors and agents as additional insureds on all such insurance policies. 
  
 There shall be an equitable abatement of rent during the period of repair and rebuilding unless the Lessee maintains business interruption insurance in
which case the Rent shall be paid in full. 
  
 Subrogation
Waiver. Lessor and Lessee agree that, in the event of loss due to any of the perils for which they have agreed to provide insurance, each party shall look solely to its insurance for recovery. Lessor and Lessee hereby grant to each other, on
behalf of any insurer providing insurance to either of them with respect to the demised premises, a waiver of any right of subrogation which any insurer of one party may acquire against the other by virtue of payment of any loss under such insurance
unless the waiver cannot be obtained at regular rates. 
  
 Proof of Coverage. Each party shall give the other written notices that it has obtained the necessary coverage, together with a copy of the declaration page of the 

  

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appropriate policies. All such policies shall be written so as to name the other party as additional insured. 
  
 Failure to Secure. If the required party at any time during the Term
should fail to secure or maintain the foregoing insurance, the other party may, but shall not be required to, obtain such insurance in the defaulting party’s name or as agent of the defaulting party and shall be reimbursed by the defaulting
party for the actual cost of the insurance premiums. The defaulting party shall pay the other party interest on paid insurance premiums at the rate of eight (8%) percent per annum computed from the date written notice is received that the premiums
have been paid. 
  
 Fire and Casualty Damage. If the
building or other improvements on the Leased Premises should be damaged or destroyed by fire, flood or other casualty, Lessee shall give written notice thereof to Lessor as soon as is reasonably practicable. The building insurance proceeds received
by Lessor under its insurance policies shall be used by Lessor to repair and reconstruct the Leased Premises as soon as possible. If the repair and reconstruction of the Leased Premises are, in Lessee’s reasonable judgment, likely to take more
than ninety (90) days, then Lessee may terminate the Lease upon written notice to Lessor within thirty (30) days of the casualty. If Lessee does not terminate this Lease, the Lessor shall promptly repair and reconstruct the Leased Premises.

  

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 ARTICLE 5 
  

UTILITIES 
  
 Lessee shall during the Term pay all charges for telephone, gas, electricity, sewage, and water used in or on the Leased Premises and for the removal of
rubbish therefrom and shall hold Lessor harmless from any liability resulting from the interruption of such services, except to the extent caused by the negligence or misconduct of Lessor, its employees, contractors and/or agents. Such payments
shall be made as they become due. 
  
 ARTICLE 6  

 
 WASTE AND NUISANCE 
  
 Lessee shall not commit, or suffer to be committed, any waste on the Leased
Premises, nor shall it maintain, commit, or permit the maintenance or commission of any nuisance on the Leased Premises or use the Leased Premises for any unlawful purpose. 
  
 ARTICLE 7  
  
 REPAIRS 
  
 Lessee’s Duty to Repair and Maintain. Lessee agrees to keep the Leased Premises in as good order and condition as the same shall exist on the
date hereof, reasonable wear and tear and damage by accident, fire, or other casualty. Lessee further agrees to keep the Leased Premises clean, and except as specifically set forth herein for “major replacements” that are the
responsibility of the Lessor, to repair or replace all broken or damaged doors, windows, plumbing fixtures and pipes, floors, stairways, railings, or other portions of the Leased Premises. Lessee also agrees to maintain the curbs and pavements of
the Leased Premises, together with facilities appurtenant thereto, including entryways and awnings. 

  

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Lessee shall keep the said pavements and appurtenances free of ice and snow and trash and expressly agrees to assume sole liability for accidents alleged to
have been caused by their defective condition. 
  
 Lessor’s Duty. The Lessor shall be responsible only for major replacements to the building and with all other maintenance and repairs to be the sole responsibility of the Lessee. For purposes of this Lease, major replacements
shall be defined as (i) repairs to the roof (including any necessary patching of the roof), floors or walls of the building, and (ii) the replacement of any system such as plumbing, HVAC, mechanical, light or electrical that will cost in excess of
$5,000 per expense based on the receipt of three estimates from the Lessee which shall be reviewed by the Lessor and with the Lessor to have the right to obtain additional estimates at its sole cost and expense for the replacement but in any event,
Lessor shall commence such major replacements within fifteen (15) days of written demand by Lessee, if possible, or as soon thereafter as reasonably possible after the costs are agreed upon. 
  
 Lessor hereby represents and warrants to Lessee that as of the commencement
of the Lease term the roof is water-tight, the floors and walls are structurally sound and the HVAC, electrical, mechanical, plumbing and lighting systems are in working order and condition. 
  

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 Lessee’s Duties. In addition to the other provisions hereof, the Lessee represents and agrees
that it will do the following: 
  

	 	(a)	keep the Leased Premises as clean and sanitary as the condition of the Leased Premises permits; 

  

	 	(b)	dispose from the Leased Premises all rubbish, garbage and other waste, in a clean and sanitary manner; 

  

	 	(c)	properly use and operate all electrical, gas and plumbing fixtures, and keep them clean and sanitary; 

  

	 	(d)	except as permitted under Article 8, not permit any person on the premises, with its permission, to willfully or wantonly destroy, deface, damage, impair or remove any part of the
Leased Premises or the facilities, equipment or appurtenances thereto; 

  

	 	(e)	reasonably maintain the landscaping and grounds surrounding the building as well as the parking areas as has been done in the past. 

  
 ARTICLE 8 
  
 ALTERATIONS, IMPROVEMENTS AND FIXTURES 
  
 Lessee shall have the right to improve, add to, or alter the Leased Premises and to install fixtures thereon at its sole and
absolute discretion; provided, however, that it shall not remove any such improvements, additions, alterations or fixtures (except removable trade fixtures) without the prior written consent of Lessor, and provided further, that on expiration or
sooner termination of this Lease, all improvements, including fixtures and any addition, alteration, or repair to the Leased Premises placed on or made to the Leased 

  

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Premises by Lessee during the Term, hereof, shall revert to or become the absolute property of Lessor, free and clear of any and all claims against them by
Lessee or any third person, and Lessee hereby agrees to hold Lessor harmless from any claims that may be made against such improvements by any third person and which may arise during the Term. 
  
 ARTICLE 9 
  
 QUIET POSSESSION 
  
 Covenant of Quiet Possession. Lessor shall, on the date hereof place Lessee in quiet possession of the Leased Premises and shall secure Lessee in
the quiet possession thereof against all persons claiming the same during the entire Term and any extensions thereof. Lessor warrants that the Leased Premises may be used for a nutritional supplements business and related uses under all applicable
zoning or land use laws and any private restrictions affecting the Leased Premises. 
  
 Subordination. This Lease and any extensions of the term hereof shall be subordinate, at the option of the Lessor, to any and all mortgages and/or other liquidated liens given by Lessor, provided the holder
thereof agrees in a prior writing reasonably satisfactory to Lessee and Lessee’s counsel not to disturb Lessee’s possession of the Leased Premises as long as there shall not then be any outstanding Lessee Default. 
  

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 ARTICLE 10 
  

SURRENDER OF PREMISES 
  
 Removal of Property. Lessee shall, without demand therefor and at its own cost and expense within thirty (30) days after expiration or sooner
termination of the Term remove all property belonging to it and all alterations, additions or improvements and fixtures which by the terms hereof it is permitted to remove, repair all damage to the Leased Premises actually and directly caused by
such removal, and restore the Leased Premises to substantially the same condition they were in prior to the installation of the property so removed, reasonable wear and tear excepted. Any property not so removed shall be deemed to have been
abandoned by Lessee and may be retained or disposed of by Lessor at Lessee’s expense. 
  
 Surrender. Lessee agrees to and shall, on termination of the Lease, as herein provided, promptly surrender and deliver the Leased Premises to Lessor without demand therefor in as good condition as the same
shall exist on the date hereof, ordinary wear and tear and damages by the elements, fire, or act of God, or by other cause beyond the reasonable control of Lessee excepted. 
  
 ARTICLE 11 
  
 CONDEMNATION 
  
 All of Premises. If during the term of this Lease or any extension or renewal thereof, all of the Leased Premises should be taken for any public or
quasi-public use under any law, ordinance or regulation or by right of eminent domain, or should be sold 

  

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to the condemning authority under threat of condemnation, this Lease shall terminate effective as of the date of the taking of said premises by the
condemning authority. 
  
 Partial. If less than all of the
Leased Premises shall be taken for any public or quasi-public use under any law, ordinance or regulation, or by right of eminent domain, or should be sold to the condemning authority under threat of condemnation, this Lease shall not terminate but
Lessor shall forthwith at its sole expense, restore and reconstruct the building and other improvements, situated on the Leased Premises, provided such restoration and reconstruction shall make the same reasonably tenantable and suitable for
Lessee’s use of the Leased Premises. The Rent payable hereunder during the unexpired portion of this Lease shall be reasonably adjusted during the period of such restoration and reconstruction and thereafter during the Term. 
  
 Allocation of Awards. Lessor and Lessee shall each be entitled to
receive and retain such separate awards and portions of lump sum awards as may be allocated to their respective interests in any condemnation proceedings or as may be agreed upon by Lessor and Lessee provided that notwithstanding any such
allocation, Lessee shall be entitled to receive and retain any award or portion thereof allocable to any improvements of features to the Leased Premises made by or paid for by Lessee. The termination of this Lease shall not affect the rights of the
respective parties to such awards. In allocating any such award, it shall be presumed that Lessee shall have exercised all extension options hereunder, regardless of when during the Term such condemnation shall occur. 
  

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 ARTICLE 12 
  

DEFAULTS AND REMEDIES 
  
 Default by Lessee. If Lessee shall be in arrears of any payment of Rent more than ten (10) days after receipt of written notice of such delinquency
or shall remain in default under any other condition of this Lease for a period of thirty (30) days after receipt of written notice from Lessor, or should any other person than Lessee secure possession of the Leased Premises, or any part thereof, by
reasons of any receivership, bankruptcy proceedings, or other operation of law in any manner whatsoever (any such event being referred to herein as “Lessee Default”), Lessor shall at its option, without notice to Lessee, terminate this
Lease, or in the alternative, Lessor shall reenter and take possession of said Leased Premises and remove all persons and property therefrom, without being deemed guilty of any manner of trespass, and shall relet the premises or any part thereof,
for all or any part of the remainder of the Term, to a party reasonably satisfactory to Lessor, and at the maximum monthly rental in line with market rates as Lessor may with reasonable diligence be able to secure. Should Lessor be unable to relet
after reasonable efforts to do so, or should such monthly rental be less than the rental Lessee was obligated to pay under this Lease, or any renewal thereof, plus Lessor’s reasonable and actual expense of reletting, then Lessee shall pay the
amount of such deficiency to Lessor. 
  
 Notwithstanding anything
to the contrary set forth in this Lease or under any applicable law, no lien held by Lessor or any of Lessee’s goods, merchandise or any other 

  

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of Lessee’s property shall prevent the sale by Lessee of any merchandises in the ordinary course of business free of such lien to Lessor. Lessor shall
subordinate or, if necessary, release and waive any lien rights, if requested by Lessee or Dynamic Health Products, Inc., the parent corporation of the Lessee (the “Parent”), in connection with Lessee, the Parent and/or any subsidiary of
the Parent obtaining a loan or other financing from any financial institution, lender or other secured creditor. In the event Lessor exercises the option to terminate the leasehold, reenter and relet the premises as provided in the preceding
paragraph, then subject to such subordination, Lessor may take possession of all of Lessee’s property on the premises and sell same at public or private sale after giving Lessee reasonable notice of the time and place of any public sale or of
the time after which any private sale is to be made, for cash or on credit, or for such prices and terms as Lessor deems best, with or without having the property present at such sale. The proceeds of such sale shall be applied first to the actual
and necessary and proper expense of removing, storing and selling such property, then to the payment of any Rent due or to become due under this Lease, with the balance, if any, to be promptly paid to Lessee. 
  
 Further, in the event of Lessee’s Default the Lessor may declare due and
payable, sue for and recover, all unpaid rent and additional rent for the unexpired period of the Term as if by the terms of this Lease the same were payable in advance, together with all actual and reasonable legal fees and other reasonable
expenses actually incurred by Lessor in connection with the enforcement of any of Lessor’s rights and remedies hereunder if, 

  

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and only if, Lessor is successful in said enforcement. However, Lessor shall have a duty to exert reasonable efforts to relet the Leased Premises. Any
expenses incurred by the Lessor to relet the Leased Premises shall be borne by Lessee. This provision shall not place an obligation on the Lessor to relet the Leased Premises for a period longer than the remaining term of this Lease and if such
Leased Premises are relet for a period longer than the remaining term of this Lease the Lessee shall not receive credit for any rent received or to be received which is greater than the Lessee is obligated to pay under the terms of this Lease. All
rights and remedies of Lessor under this Lease shall be cumulative, and none shall exclude any other right, remedy or duty at law. Such rights, remedies and duties may be exercised and enforced and performed concurrently and whenever and as often as
occasion therefor arises. 
  
 Default by Lessor. If Lessor
defaults in the performance of any term, covenant, warranty or condition required to be performed by it under this Lease or any representation by Lessor hereunder shall prove to be false or misleading in any respect (any such event being referred to
herein as a “Lessor’s Default”), Lessee may elect after not less than thirty (30) days’ notice to Lessor, to remedy such Lessor’s Default by any action, and in connection with such remedy all reasonable sums expended or
obligations incurred by Lessee in connection therewith (including, without restriction, attorneys fees and court costs) shall be paid by Lessor to Lessee on demand. 
  

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 ARTICLE 13 
  

INSPECTION BY LESSOR 
  
 Lessee shall permit Lessor and their agents to enter into and upon the Leased Premises upon reasonable prior notice during normal business hours solely
for the purpose of inspecting the same or for the purpose of maintaining or making repairs or alterations to the building provided, however, that no such entry shall have a material adverse impact on Lessee’s use of the Leased Premises.

  
 ARTICLE 14 
  
 ASSIGNMENT AND SUBLEASE 
  
 Assignment and Subletting by Lessee. Lessee shall have the right to
assign or sublet all or any portion of the Leased Premises with the written consent of the Lessor and with such written consent not to be unreasonably withheld but any such assignment or subletting shall not release the Lessee or any Guarantor from
all of their obligations to the Lessor hereunder. In the event of a proposed assignment or sublet of the Leased Premises or any portion thereof, the Lessee shall provide the Lessor with all reasonable requested information concerning the proposed
assignee or subtenant which such information Lessor shall hold and keep in strict confidence. 
  
 Notwithstanding anything to the contrary set forth herein or elsewhere, Lessor shall have been deemed to have consented to any proposed assignment or subletting unless Lessor shall provide written notice otherwise,
together with its reasons for withholding such consent, to Lessee within five (5) business days of Lessee’s receipt of all information 

  

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concerning the proposed assignee or subtenant. The Lessee shall have the right to assign or sublease to an affiliated entity upon written notice to Lessor
but no such assignment or subletting shall release the Lessee or the Guarantor from any of its obligations. 
  
 Assignment by Lessor. Lessor is expressly given the right to assign any or all of its interest under the terms of this Lease, but any such
assignment shall not release the Lessor from Lessor’s obligations hereunder. 
  
 ARTICLE 15 
  
 MISCELLANEOUS

  
 Notices and Addresses. All notices provided to be given
under this agreement shall be given by certified mail or registered mail, addressed to the proper party, at the following address: 
  

			
	 Lessor:
	  	 Robert and Linda O’Leary
 P.O. Box 132

Scranton, PA 18504

		
	 Lessee:
	  	 Bob O’Leary Health Food Distributor Co., Inc.
  
 701 North Keyser Avenue
 Scranton, PA 18504
  
 Attention: President

		
	 And a copy to:
	  	 Dynamic Health Products, Inc.
 6911 Bryan Dairy
Road
 Suite 210
 Largo, FL 33777
  
 Attention: Mandeep Taneja, CEO

  

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 or to such other address as the parties may designate by written notice to the other party. 
  
 Parties Bound. This Agreement shall be binding upon and inure to the
benefit of the parties hereto and their respective heirs, executors, administrators, legal representatives, successors and assigns when permitted by this Agreement. 
  
 Pennsylvania Law to Apply. This Agreement shall be construed under and in accordance with the laws of the
Commonwealth of Pennsylvania, and all obligations of the parties created hereunder are performable in Lackawanna County, Pennsylvania. 
  
 Legal Construction. In case any one or more of the provisions contained in this Lease shall for any reason be held to be invalid, illegal or
unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provision thereof and this Lease shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein.

  
 Sole Agreement of the Parties. This Lease constitutes
the sole and only agreement of the parties hereto and supersedes any prior understandings or written or oral agreements between the parties respecting the within subject matter. 
  
 Amendment. No amendment, modification or alteration of the terms hereof shall be binding unless the same be in
writing, dated subsequent to the date hereof, and duly executed by the parties hereto. 
  

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 Rights and Remedies Cumulative. The rights and remedies provided by this Lease are cumulative and
the use of any one right or remedy by either party shall not preclude or waive its right to use any or all other remedies. Said rights and remedies are given in addition to any other rights the parties may have by law, statute, ordinance or
otherwise. 
  
 Waiver of Default. No waiver by the parties
hereto of any default or breach of any term, condition, covenant, representation and/or warranty of this Lease shall be deemed to be a waiver of any other breach of the same or any other term, condition, covenant, representation and/or warranty
contained herein. 
  
 Excuse. Neither Lessor nor Lessee
shall be required to perform any term, condition or covenant in this Lease so long as such performance is delayed or prevented by any acts of God, strikes, lockouts, material or labor restrictions by any governmental authority, civil riot, floods,
and any other cause not reasonably within the control of the Lessor or Lessee and which by the exercise of due diligence Lessor and Lessee are unable, wholly or in part, to prevent or overcome. 
  
 Time of Essence. Time is of the essence of this Lease. 
  
 ARTICLE 16 
  
 NET LEASE 
  
 It is specifically understood and agreed to by the parties hereto that this Lease is intended to be a “net lease”
and except for the Lessor’s responsibility to perform certain major replacements as herein defined and to pay the Base Year real estate taxes and the 

  

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insurance premiums for policies required hereunder, the Lessee shall be responsible for paying all other operating costs relating to the Leased Premises
including all insurance other than the fire and extended coverage as otherwise herein provided and the rent payments shall be net to the Lessor. 
  
 ARTICLE 17 
  
 OPTION TO RENEW 
  
 The Lessee shall have the option to renew this Lease at the same terms and conditions as herein set forth for three (3) additional terms of one (1) year each (each, an “Extension Term”) by giving written notice of its intention to
renew to the Lessor at least ninety (90) days prior to the termination of the Term or any then current Extension Term. Notwithstanding the above, at the exercising of each option the rental shall be adjusted to reflect the percentage change from the
prior year in the Consumer Price Index for each year covered by the option in accordance with Article 2 of this Lease. In the event Lessee holds over without exercising its renewal options, the lease shall be extended on the same terms as were in
effect prior to the holding over on a month-to-month basis until the parties either agree in writing on a new lease or either party terminates the lease on thirty (30) days written notice to the other. When used in this Lease, the phrase the
“Term” shall be construed to include the Initial Term and any Extension Term for which the option granted hereunder shall have been exercised 
  

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 ARTICLE 18 
  

GUARANTY 
  
 The within lease shall be unconditionally and irrevocably guaranteed by Dynamic Health Products, Inc., the parent corporation of the Lessee, in the form
of Guaranty attached hereto and made part hereof. 
  
 ARTICLE 19

  
 CONFESSION OF JUDGMENT 
  
 THE FOLLOWING PARAGRAPHS SET FORTH WARRANTS OF AUTHORITY FOR AN ATTORNEY TO
CONFESS JUDGMENT AGAINST LESSEE. IN GRANTING THIS RIGHT TO CONFESS JUDGMENT AGAINST LESSEE, LESSEE HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY AND, ON THE ADVICE OF SEPARATE COUNSEL OF LESSEE, UNCONDITIONALLY WAIVES ANY AND ALL RIGHTS LESSEE HAD
OR MAY HAVE TO PRIOR NOTICE AND AN OPPORTUNITY FOR HEARING UNDER THE RESPECTIVE CONSTITUTIONS OF THE UNITED STATES AND THE COMMONWEALTH OF PENNSYLVANIA. LESSOR SHALL HAVE THE FOLLOWING RIGHTS TO CONFESS JUDGMENT AGAINST LESSEE. 
  
 IN THE EVENT OF A DEFAULT BY LESSEE THAT IS NOT CURED BY THE LESSEE WITHIN
TWENTY (20) DAYS OF WRITTEN NOTICE BY LESSOR TO LESSEE SPECIFYING THE DEFAULT, LESSEE DOES HEREBY EMPOWER THE CLERK OF JUDICIAL RECORDS OR ANY ATTORNEY OF ANY COURT OF RECORD IN PENNSYLVANIA OR ELSEWHERE TO APPEAR FOR LESSEE AND ON BEHALF OF LESSEE
TO AGREE TO THE ENTRY OF AN AMICABLE ACTION OR ACTIONS FOR THE RECOVERY OF THE RENT AND OTHER CHARGES HEREIN expressly PROVIDED, AND IN SAID AMICABLE ACTION TO CONFESS JUDGMENT AGAINST LESSEE FOR ALL OR ANY PART OF THE RENT SPECIFIED IN 

  

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THIS LEASE AND THEN UNPAID, INCLUDING AT LESSOR’S OPTION AFOREMENTIONED THE RENT FOR THE UNEXPIRED BALANCE OF THE TERM OF THIS LEASE TOGETHER WITH THE
OTHER CHARGES, PAYMENTS, COSTS AND EXPENSES RESERVED OR AGREED TO BE PAID BY LESSEE HEREUNDER AND ALSO FOR INTEREST AND COST OF SUIT, TOGETHER WITH ATTORNEY’S COMMISSION OF TEN (10%) PERCENT OF THE AMOUNT OF SUCH RENT AND OTHER CHARGES THEN
PAYABLE AND REMAINING UNPAID. SUCH AUTHORITY SHALL NOT BE EXHAUSTED BY ONE EXERCISE THEREOF BUT JUDGEMENT MAY BE CONFESSED, AS AFORESAID, FROM TIME TO TIME AS OFTEN AS ANY OF SAID RENT, ADDITIONAL RENT, DAMAGES AND OTHER CHARGES RESERVED OR AGREED
TO BE PAID BY LESSEE SHALL FALL DUE AND BE IN ARREARS AND SUCH POWERS MAY BE EXERCISED AFTER THE EXPIRATION OF THE TERM OF THIS LEASE AS WELL AS DURING THE TERM OF THIS LEASE. 
  
 UPON THE EXPIRATION OF THE TERM OF THIS LEASE OR IN THE EVENT OF A DEFAULT BY LESSEE AS HEREIN PROVIDED, IT SHALL BE LAWFUL
FOR ANY ATTORNEY OF RECORD OF THE COMMONWEALTH OF PENNSYLVANIA OR ELSEWHERE, AND LESSEE DOES HEREBY AUTHORIZE SAID ATTORNEY, TO APPEAR ON BEHALF OF LESSEE AND TO AGREE ON BEHALF OF LESSEE FOR THE ENTRY OF AN AMICABLE ACTION IN EJECTMENT AGAINST
LESSEE OR PERSONS CLAIMING UNDER LESSEE FOR POSSESSION OF THE LEASED PREMISES; AND LESSEE DOES HEREBY CONFESS JUDGMENT IN SAID AMICABLE ACTION IN EJECTMENT TO CONFESS JUDGMENT AGAINST IT AND ALL PERSONS CLAIMING UNDER LESSEE FOR THE RECOVERY OF THE
POSSESSION OF THE LEASED PREMISES AS AFORESAID; AND LESSEE DOES FURTHER AGREE THAT THEREUPON A WRIT OF POSSESSION MAY 

  

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ISSUE FORTHWITH WITHOUT ANY PRIOR WRIT OR PROCEEDING WHATSOEVER; AND LESSEE DOES HEREBY RELEASE TO LESSOR ALL PROCEDURAL ERRORS AND DEFECTS WHATSOEVER IN
ENTERING SUCH ACTION OF JUDGMENT AND EJECTMENT OR CAUSING SUCH WRIT OF POSSESSION TO BE ISSUED OR ANY PROCEEDING THEREON OR CONCERNING THE SAME. 
  
 ALL OF THE REMEDIES HEREIN BEFORE GIVEN TO LESSOR AND ALL RIGHTS AND REMEDIES GIVEN TO IT BY LAW OR EQUITY SHALL BE CUMULATIVE AND CONCURRENT. THE
EXERCISE BY LESSOR OF ANY PARTICULAR RIGHT FOR THE RECOVERY OF RENT AND OTHER CHARGES OR FOR THE RECOVERY OF THE POSSESSION OF THE LEASED PREMISES SHALL NOT BE A WAIVER BY LESSOR OF ANY OTHER RIGHT HEREIN GRANTED TO LESSOR. IF LESSOR SHALL, AT ANY
TIME OR TIMES, ACCEPT THE RENT OR THE PAYMENT OF OTHER CHARGES DUE FROM LESSEE HEREUNDER AFTER THE SAME SHALL BECOME DUE AND PAYABLE, SUCH ACCEPTANCE SHALL NOT EXCUSE DELAY UPON SUBSEQUENT OCCASION OR CONSTITUTE OR BE CONSTRUED AS A WAIVER OF ANY OF
LESSOR’S RIGHTS. LESSEE AGREES TO PAY THE ACTUAL AND REASONABLE COSTS AND DISBURSEMENTS INCURRED BY LESSOR IN CONNECTION WITH ITS EXERCISE OF ANY SUCH RIGHTS, INCLUDING THE LESSOR’S ACTUAL AND REASONABLE ATTORNEY’S FEES AND COSTS.

  
 And the Lessee waives the usual notice to quit, and agrees to
surrender the Leased Premises at the expiration of the Term, or the earlier termination of this Lease without any notice whatsoever. Upon any proceeding instituted for the recovery of said rent, either by distress or otherwise, the Lessee waives the
benefit of all appraisement, stay and exemption laws, the right of inquisition on real estate now in force or hereafter passed. 
  

 23 

 ARTICLE 20 
  

ENVIRONMENTAL 
  
 The Lessee agrees that during the term of the Lease it shall not discharge any hazardous material on the Leased Premises. The Lessee agrees to indemnify
and hold harmless the Lessor from and against any damages or losses incurred by Lessor by reason of any discharge of hazardous material caused or allowed by Lessee. 
  
 ARTICLE 21 
  
 SIGNS 
  
 It is understood and agreed by the parties hereto that any sign or signs to be painted or erected by the Lessee on said Leased Premises or on the street
providing access to the Leased Premises may not be erected without prior approval of the Lessor, said approval not to be unreasonably withheld conditioned or delayed. The Lessee agrees to maintain such sign or signs in good condition and repair at
all times. Any sign or signs to be erected and/or maintained on the Leased Premises shall conform to any and all applicable municipal ordinances, as well as state or federal law or regulations governing said signs. Said sign or signs shall be
limited to the business purposes of the Lessee in conducting its business upon the Leased Premises and shall not be used for advertising by any other business or venture except those contained within said Leased Premises. 
  
 IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and
seals the day and year first above written. 
  

					
	 WITNESS
	 	 	 	 
			
	/s/    Illegible        	 	 	 	/s/    ROBERT O’
LEARY        
	 	 	 	 	ROBERT O’ LEARY
			
	/s/    Illegible        	 	 	 	/s/    LINDA O’
LEARY        
	  	 	 	 	LINDA O’ LEARY

  

 24 

									
			
	 ATTEST
	 	 	 	 BOB O’LEARY HEALTH FOOD DISTRIBUTOR CO., INC.

					
	BY	 	/s/    CANI I. SHUMAN        	 	 	 	BY	 	/s/    MANDEEP K. TANEJA        
	 	 	Cani I. Shuman	 	 	 	 	 	Mandeep K. Taneja
	 	 	Secretary	 	 	 	 	 	President

  

 25Warehouse/Office Lease

 Exhibit 10.21 
  
 WAREHOUSE/OFFICE LEASE 
  
 THIS LEASE made and entered into this 8th day of February, 2005, by and between:  
  
 Yale Mosk & Co., (“LESSOR”), and Dynamic Health Products Inc, (“LESSEE”)

  
 WITNESSETH: 
  
 1. LEASE OF PREMISES, CONSTRUCTION OF IMPROVEMENTS. 
  
 a. Lease of Premises. In consideration of the rents to be paid by
Lessee, and of the covenants, terms and conditions to be kept and performed as herein provided, Lessor does hereby lease unto Lessee and Lessee does hereby accept a lease on the following described premises: Approximately 10,000±/SF,
of warehouse space to include office improvements, as outlined on Exhibit “A”, attached hereto and made a part hereof, together with the easements and improvements thereunto belonging, but subject to easements and restrictions of records,
(the “leased premises”), located in Lessor’s building at 12399 Belcher Road, #140, Largo, FL 33773, Knollwood Industrial Park, AKA Interlaken Commerce Centre, Pinellas Park, Florida. The building, together with the other
buildings (if any) and the land shown on the site plan attached as Exhibit “B”, are herein collectively called the “project”, and contains a total of 40,000±/SF. 
  
 This lease shall include the nonexclusive right to use the parking areas,
roadways, means of ingress and egress, sidewalks, and other areas, and surroundings of the project which are included for the common use and enjoyment of Lessee and third persons (the “common area”). 
  
 2. TERM AND COMMENCEMENT. 
  
 a. Term. The term of this lease shall be for ( 62 ) sixty-two
months beginning May 01, 2005 and ending June 30, 2010 (the “termination date”) unless sooner commenced or terminated as hereinafter provided, on the terms and conditions contained in this lease. 
  
 b. Early Occupancy. Should Lessee occupy the leased premises prior to
the commencement date with such prior occupancy being in all respects fully approved in writing by Lessor, the term of this lease and the rent provided hereunder shall commence (being prorated on the basis of 1/30th of the monthly rent per day if
necessary) as of the date of such prior occupancy. It is mutually agreed that the commencement date of the term under any such prior occupancy shall be the date Lessee takes occupancy of the leased premises and that the termination date stated above
shall remain in effect. 
  
 c. Delayed Possession. if
Lessor is unable to give possession of the leased premises on the commencement date by reason of the holding over of any tenant, or because construction, repairs or improvements are not completed, all rent shall abate for the period that possession
by Lessee is delayed. If Lessee caused such delay, rent shall not abate, but under no circumstances shall Lessor be responsible for direct or consequential damages because of its inability to furnish possession to Lessee by any particular date. In
the event of any such delay, the termination date of the term hereof shall not be extended. If, through no act or omission on the part of Lessee, Lessor is unable to deliver possession of the leased premises to Lessee within 90 days of the
commencement date, then Lessee may, within five days after the expiration of such period, terminate this lease, or Lessor may extend the lease in the building presently occupied by Lessee until the premises are completed. If possession cannot be
given to Lessee within a reasonable time period, Lessor shall return to Lessee any consideration theretofore paid in connection herewith and neither party shall have any further rights or obligations hereunder. 
  
 d. Holding Over. Any holding over by Lessee after termination of this
lease, by lapse of time or otherwise, shall not operate to extend or renew this lease except by express mutual written agreement between the parties hereto; and in the absence of such agreement, Lessee shall continue in possession as a
month-to-month tenant only, except that the monthly rental shall be increased to an amount equal to 2 times the monthly installment paid in the month immediately preceding the termination of this lease and either party may thereafter terminate such
occupancy at the end of any calendar month by first giving to the other party at least 30 days prior written notice. 
  
 3. RENT. 
  
 a. Annual Rent. Lessee shall pay Lessor as annual rent for the leased premises, without demand, deduction or set off, during the entire term of this lease, beginning with the sum of $ 85,000.00 on an
annual basis, payable in equal monthly installments of $ 7,083.33 plus sales taxes, on the first day of each month through out the term of this lease. (Refer to Paragraph 16, NOTICE AND PLACE OF PAYMENT.) If the commencement date
or termination date are other than the first or the last day, respectively, of the month, then rent for such first or last partial month shall be prorated on the basis of 1/30th of the monthly rent per day. (Rental amounts shown above
include’s $1.50 psf allocated towards operating expenses.) 
  

			
	b.	  	Base Rent Schedule.
	 	  	Months 01-12 @ $7.00/SF NNN
	 	  	Months 13-24 @ $7.21/SF NNN
	 	  	Months 25-36 @ $7.43/SF NNN
	 	  	Months 37-48 @ $7.65/SF NNN
	 	  	Months 49-62 @ $7.89/SF NNN
		
	 b (2)
	  	Rent Abatement. Lessor agrees to give Lessee a rent credit for the $ amount of rent, real estate taxes, building insurance, and operating expenses, in the monthly period of
months 1 and 13. Said rent credit shall only apply if Lessee is not in default under any of the terms in the agreement.

  
 c. Late Payment:
Penalty. If any rental payment, other charge, or expense payable hereunder is not received by Lessor within 10 days after its due date, it shall be subject to a late payment penalty of 5% of the unpaid amount due for each month or
fraction thereof, or such lesser amount as may be the maximum amount permitted by law, until paid. 
  
 4. OPERATING EXPENSE PARTICIPATION. 
  
 a. General. The respective obligations of Lessor and Lessee for maintenance, repairs, utilities, taxes, insurance and other expenses associated with the project are outlined elsewhere in this lease. Wherever in
this lease Lessee is required to reimburse Lessor for its proportionate share of expenses attributable to all tenants in the project (such as real estate taxes, maintenance of common areas and insurance premiums), the provisions of this paragraph
shall apply regarding the payment of such sums unless other payment provisions for a specific expense are specified elsewhere in this lease. 
  
 b. Payment Term. In addition to the annual rent, Lessee shall pay Lessor as additional rent for the leased premises during the term of this lease,
its proportionate share (hereinafter defined) of any increase in the operating expenses for the project over the base year, which is 2005. An estimate of the increase in operating expenses for a particular calendar year, and Lessee’s
proportionate share of the increase in expenses shall be prepared by Lessor and furnished to Lessee. Lessee shall pay Lessor for its proportionate share of the estimated increase in operating expenses for each year in 12 equal monthly installments,
payable on the first day of each month of that year. After the end of each calendar year, Lessor shall prepare and deliver to Lessee a statement of the increase in actual operating expenses for such year, and of Lessee’s proportionate share of
those 

  

 1 

 
expenses. Within 30 days after receipt of said statement, Lessee shall pay Lessor, or Lessor shall pay to Lessee, as the case may be, the difference between
Lessee’s proportionate share of the increase in actual operating expenses and the estimated amounts paid by Lessee for such calendar year. If this lease commences on a day other than the first day of a calendar year, or terminate on a day other
than the last day of a calendar year, then Lessee’s proportionate share of expenses for such year shall be prorated based on the number of days during such year that this lease was in effect. 
  
 c. Disputes. Lessee shall have the right, within 30 days after receipt
of Lessor’s statement of actual operating expenses for any calendar year, to dispute any item or items included in such statement. If Lessor and Lessee cannot settle such dispute within 60 days after Lessee’s receipt of such statement,
then a firm of independent certified public accountants selected by Lessor and reasonably acceptable to Lessee shall be engaged to settle this dispute. The decision of such firm shall be conclusive and binding on the parties hereto, and the costs of
such firm’s services shall be paid by the party adversely affected by that firm’s decision. 
  
 d. Calculation of Lessee’s Proportionate Share. Lessee’s proportionate share of expenses attributable to all tenants in the project is
hereby agreed to be 25% (calculated by dividing the total number of square feet in the leased premises by the total number of square feet in the project, (40,000±/SF); provided, however, that if the total area in the project is
reduced by reason of a sale, destruction, condemnation or master lease of any individual buildings (as shown on the site plan - Exhibit “B”) comprising the project, then Lessee’s proportionate share of such expenses shall be
redetermined based on the relationship of the number of square feet in the leased premises to the total number of square feet in the remaining project. 
  
 5. TAXES. 
  
 a. Real Estate Taxes. Lessee shall reimburse Lessor, as additional rent, for its proportionate share of any increase in real estate taxes over the
Base year, 2005, on the project including the project’s share, if any, of real estate taxes on land, parking areas, driveways and other areas shared in common with other buildings or properties, as such share is determined by the owners
of the project and such other buildings or properties. The term “real estate taxes” shall include special assessments but shall not include any taxes based on income derived from the leased premises. Lessor shall pay all taxes before
delinquency and Lessee shall not be obligated to pay any portion of any penalty for delinquent payment. 
  
 If at any time during the term of this lease the present method of taxation shall be changed so that in lieu of the whole or any part of any taxes,
assessments or governmental charges levied, assessed or imposed on real estate and the improvements thereon, there shall be levied, assessed or imposed on Lessor a capital levy or other tax directly on the rents and received therefrom and/or a
franchise tax, assessment, levy or charge measured by or based, in whole or in part, upon such rents, then all such taxes, assessments, levies or charges, or the part thereof so measured or based, shall be deemed to be included within the term
“real estate taxes” for the purpose hereof. 
  
 b.
Sales Taxes. In addition to all rent and other sums of money provided in and by this lease to be paid by Lessee, Lessee shall pay the full amount of all sales, use, excise and rental taxes levied, assessed or payable for or on account of this
lease, or the rent payments contemplated by this lease, or the rents and other sums of money payable under or by virtue of the lease. Such payments shall be made directly to the taxing authority or to Lessor, as provided by law. 
  
 c. Other Taxes. Lessee shall pay before delinquency any and all taxes
and assessments including licenses, sales, and business occupation or other taxes or fees or charges levied or imposed upon its business operations in the leased premises including, but not limited to, taxes or assessments imposed upon trade
fixtures, leasehold improvements, merchandise and other personalty in or upon the leased premises. In the event any such taxes, fees or charges referred to herein above to be paid by Lessee are assessments levied or imposed upon or with the property
of Lessor, such assessments, fees or charges shall be paid by Lessee to Lessor as additional rent promptly upon Lessor’s request for such payment. 
  
 6. SECURITY DEPOSIT. 
  
 Upon the execution of this lease, Lessee shall deposit with Lessor the first month rent plus sales tax, in the amount of $7,579.17, plus the sum of
$ 7,579.17 as security deposit for the performance of Lessee’s obligations under this lease including, without limitation, the surrender of possession of the leased premises to Lessor as provided herein, it being expressly understood and
agreed that such deposit is not an advance rental deposit or a measure of Lessor’s damages in case of Lessee’s default. If Lessor applies any part of the security deposit to cure any default of Lessee, Lessee shall, upon demand, deposit
with Lessor the amount so applied so that Lessor shall have the full deposit on hand at all times during the term of this lease. This security deposit may be commingled with other deposits held by Lessor; no interest shall be due in connection
therewith and Lessor shall not be obligated to apply the security deposit to rents or other charges in arrears or to damages for Lessee’s failure to perform under the lease. However, Lessor may so apply the security deposit at Lessor’s
option, and Lessor’s right to possession of the leased premises for nonpayment of rent or for any other reason shall not in any way be affected by reason of the fact that Lessor holds such security deposit. In the event of a sale of the land
and building of which the leased premises are a part, Lessor shall have the right to transfer the deposit to the purchaser and Lessor shall thereupon be released by Lessee from all responsibility for the return of such deposit and Lessee agrees to
look to the new purchaser solely for the return of said deposit. 
  
 7.
OCCUPANCY AND USE. 
  
 a. Use. Lessee shall use the
leased premises for general office and warehouse purposes only. Lessee shall at its own cost and expense obtain any and all licenses, certificate of occupancy, recycling permit, D.E.R.M. approval, and permits necessary for any such use. Lessee shall
not, without Lessor’s permission, use or do, or allow anything to be used or done upon the leased premises which will invalidate any policy of insurance now or hereafter carried on the building or on any contents thereof, or which may be
dangerous, explosive, or that may be damaging to life and limb, or which will cause an increase in the rate of fire insurance on the building. If Lessor grants said permission it shall be solely on the condition that Lessee shall pay on demand any
increase in insurance premiums on the building or on the contents thereof resulting from said use. Lessee shall not in any manner deface or injure the building or any part thereof, or overload the floors of the leased premises; Lessee shall not
permit any objectionable noise or odors to escape or be emitted from the leased premises or do anything or permit anything to be done in any way tending to disturb any other tenant in the building or the occupants of neighboring buildings.

  
 b. Governing Regulations. Lessee shall comply at its
cost and expense with all laws, orders and regulations of federal, state, county and municipal authorities, and with any direction or recommendation of any public officer or officers, pursuant to law, or any reasonable request of any insurance
company carrying any insurance on the leased premises, and any insurance inspection or rating bureau which shall impose any duty upon Lessor or Lessee with respect to the leased premises or the use or occupation thereof, and shall bear all costs of
any kind or nature whatsoever occasioned by or necessary for compliance with the same. If during the term of this lease, any law, regulation or rule requires that an alteration, repair, addition or other change be made to the leased premises, such
work is to be done at Lessee’s expense. 
  
 c. Rules and
Regulations. Lessee shall comply with the Rules and Regulations attached hereto and made a part hereof, as well as all reasonable changes therein and additions thereto that may from time to time be made by Lessor for the operation and protection
of the building and the protection and welfare of Lessor’s tenants and invitees. Changes and additions to the Rules and Regulations shall become effective and a part of this lease upon delivery of a copy thereof to Lessee. 
  
 d. Signs. No signs, advertisements or notices of any kind shall be
inscribed, painted or affixed upon, or be projected from any part of the project except on the directory board in the main lobby, if applicable, and on the entrance to the leased premises and then only in such manner as may be designated by Lessor.

  
 e. Lessor’s Right of Entry. Lessor shall have the
right, without charge or diminution of rent, to enter the leased premises at all reasonable times, upon reasonable notice, in a reasonable manner, and with full responsibility of his employees, for the purpose of examining the leased premises and
making repairs, alterations or improvements either to the leased premises or to utility lines or other facilities of the building or to install such lines or facilities. Lessee shall, upon the discovery of any defect in or injury to the leased
premises or any need for repairs which are the responsibility of the Lessor, promptly report same to Lessor in writing, specifying such defect or injury. Lessor shall make such repairs, alterations, improvements and installations as are its
responsibility in a reasonable manner and with due diligence. There shall be no allowance to Lessee or diminution of rent and no liability on the part of Lessor by reason of inconvenience, annoyance or injury to or loss of business arising from the
reasonable making of any repairs, alterations, improvements or installations in or to any portion of the project, the building, the leased premises or the common areas, or in and to the fixtures, appurtenances and equipment thereof. 
  

 2 

 8. UTILITIES. Lessee shall pay for all utilities and utility charges applicable to the leased premises including,
but not limited to, electricity, oil or gas, water and sewage, telephone service, sprinkler charges (fees, licenses, permits, inspection charges), and all other utilities and services used in the leased premises, together with any taxes or
surcharges thereon and maintenance charges for utilities. Where Lessee’s usage is metered and/or billed to Lessee by the utility company, Lessee shall pay for such usage directly to such utility company. Any electricity, oil or gas, and unusual
water and sewage service provided by Lessor shall be metered by tab meters; all other utilities or services provided by Lessor shall be allocated proportionately on a square foot basis to all tenants using such utility or service. Lessor shall bill
Lessee, as additional rent, not less than quarterly for all utilities metered by Lessor, based on Lessor’s actual costs for such utilities (including reasonable billing costs and a 15% line loss for gas or oil); Lessee shall remit payment
within 10 days. All other utilities furnished by Lessor shall be billed in accordance with Paragraph 4 of this lease. Lessor shall in no event be liable for any interruption or failure of utility services on the leased premises. 
  
 9. MAINTENANCE, REPAIRS, ALTERATIONS, ADDITIONS AND FIXTURES. 
  
 a. Maintenance by Lessor. Lessor at its expense shall maintain the
roof, foundation, structure and exterior walls of the building in good repair, reasonable wear and tear accepted, and shall provide exterior painting of the building and resurfacing of the parking lots as necessary. However, Lessee shall repair and
pay for any damage caused by the negligence of Lessee or Lessee’s employees, agents or invitees, or caused by Lessee’s default hereunder. The term “walls” as used herein shall not include windows, glass or plate glass, doors,
special storefronts or office entries. Lessee shall immediately give Lessor written notice of defect or need for repair, after which Lessor shall have reasonable opportunity to repair same or cure such defect. Lessor’s liability with respect to
any defects, repairs or maintenance for which Lessor is responsible under any of the provisions of this lease shall be limited to the cost of such repairs or maintenance or the curing of such defect. 
  
 b. Maintenance by Lessee. Normal wear and tear excepted, Lessee shall
keep and maintain the leased premises in good order, condition and repair, and except as provided in Paragraph 9 (a) above, Maintenance by Lessor, and Paragraph 12, FIRE AND CASUALTY, shall diligently provide all maintenance and
promptly make all repairs or replacements becoming necessary during the term of this lease including, but without limitation, maintenance, repairs or replacements of windows, doors, glass or plate glass (which shall be replaced with glass or plate
glass of the same size or quality), light bulbs and tubes, electrical, fire sprinkler, plumbing and sewage lines and fixtures within the leased premises, and all heating, air conditioning and ventilating equipment and ducts and vents attached
thereto, including any of such equipment which may, with Lessor’s consent, be mounted on the roof of the building, all interior walls and finish work, floors and floor coverings, ceilings, interior downspouts, all dock lifts, dock conveyors,
dock bumpers, truck doors, fire extinguishers and building appliances of every kind. Provided, however, at Lessor’s option. Lessor may contract for the preventative maintenance of the heating, ventilating and air conditioning system for the
benefit of Lessee, and Lessee hereby agrees to pay Lessor’s contractor or to Lessor, the total annual cost of such maintenance as soon as such sum is determined and billed to Lessee. Nothing herein is intended to relieve Lessee from, and Lessee
agrees to be responsible for the maintenance and repair or replacement of the heating, ventilating and air conditioning system. Lessee shall pay prorata charges for maintenance and repair of the common areas including landscaping, exterior
irrigation, paving, signage and external lighting systems, interior common areas (if any) including restrooms, corridors and elevators, and of all exterior gutters and downspouts, exterior building appliances and common electrical, water and sewage
lines. Included in the costs of such common area maintenance shall be the costs of any management fees paid by Lessor on the project, provided such fees do not exceed the market rates for such services. Lessee shall keep the leased premises,
sidewalks and loading areas adjacent thereto clean and free of all dirt and refuse. Lessee shall provide at its own expense custodial service, insect and pest control service, rubbish removal and all other and supplies necessary to maintain the
leased premises. In the event Lessee fails in any way to maintain or repair the leased premises as set forth herein, Lessor may at its option undertake such maintenance and repairs and charge Lessee for its expense in connection therewith.

  
 c. Alterations, Additions and Fixtures. Lessee shall
not, without Lessor’s prior written consent, which shall not be unreasonably withheld, make or allow any alterations or additions to, nor install any shelves, bins, machinery or fixtures in the leased premises. All alterations, additions or
improvements placed on or made to the leased premises by Lessee, excluding personal property, furniture, trade fixtures and other movable property not attached to the building, shall at once become the property of Lessor, and upon termination of
this lease shall be surrendered to Lessor or, at Lessor’s option, shall be removed at Lessee’s expense. All furniture, personal property, trade fixtures, shelves, bins and machinery installed by Lessee shall be removed by Lessee prior to
termination of this Lease and all damage to the leased premises or the building caused by the installation or removal of such items shall be repaired at Lessee’s expense, prior to the termination of this lease. 
  
 d. Surrender of Leased Premises. At the expiration of the term hereof,
or at any earlier termination of this lease pursuant to any provisions hereof, Lessee shall surrender the leased premises in as good condition as they were at the beginning of this lease or, subject to Lessee’s obligation to remove alterations,
additions or improvements as provided in Paragraph 9c above, as improved during Lessee’s occupancy, destruction by fire, windstorm or other casualty, ordinary wear and tear and the effects of time excepted, failing which Lessor may restore the
leased premises, equipment and fixtures to such condition and Lessee shall pay the cost thereof upon demand. All of Lessee’s personal property, furniture, trade fixtures, shelves, bins and machinery not removed from the leased premises when
Lessee leaves the leased premises on termination of this lease shall thereupon be conclusively presumed to have been abandoned by Lessee and forthwith become Lessor’s property; provided, however, that Lessor may require lessee to remove such
personal property, furniture, trade fixtures, shelves, bins and machinery or may have such property removed at Lessee’s expense. Prior to Lessee vacating the leased premises, Lessee shall pay to Lessor an amount reasonably estimated by Lessor
as necessary to put the leased premises including, without limitation, all heating and air conditioning systems and equipment therein, in good condition and repair. Any security deposit held by Lessor may be credited against the amount payable by
Lessee under this paragraph. 
  
 10. ASSIGNMENT AND SUBLETTING. 

 
 Lessee shall not, without Lessor’s prior written consent, which
consent shall not be unreasonably withheld, assign, mortgage, hypothecate or otherwise encumber this lease or the leasehold interest granted hereby, or any interest therein, or permit the use of the leased premises or any part thereof by any person
or persons other than Lessee or sublet the leased premises, or any part thereof. Notwithstanding the above, Lessee may, upon 30 days’ prior written notice to Lessor, assign this lease, without Lessor’s consent, to a corporation with which
Lessee may merge or consolidate, to any parent or subsidiary of Lessee or to a subsidiary of Lessee’s parent; provided, however, that such assignment shall not affect or reduce any of the obligations of Lessee under this lease and that Lessee
shall remain primarily liable hereunder. 
  
 Without limiting the
generality of the foregoing, it is expressly understood and agreed that in the event Lessee proposes an assignment of the lease or subletting of the leased premises at a rental higher than provided herein, Lessor shall have the right to terminate
this lease and enter into a new lease agreement with such proposed assignee or sublessee. 
  
 In the event of any assignment, mortgage, hypothecation, encumbrance or subletting, Lessee shall, nevertheless, at all times remain fully responsible and liable for the payment of rent and other sums of money herein
specified and for compliance with all of the obligations of Lessee under the terms, provisions and covenants of this lease. 
  
 Upon the occurrence of an “event of default” as hereinafter defined, if the leased premises or any part thereof are then assigned or sublet or
occupied by anyone other than Lessee, Lessor, in addition to any other rights and remedies herein or provided or permitted by law, may at its option collect rent directly from such assignee or sublessee or other person occupying or using any part of
the leased premises, whether such rent is due to Lessee or otherwise, and apply the net amount so collected against any sums due Lessor hereunder, or to the rent herein reserved, and no such collection shall be construed to constitute a novation or
a release of the Lessee or any guarantor from the further performance of its or their obligation hereunder. 
  
 Consent to any assignment, mortgage, hypothecation or encumbrance or subletting shall not operate as a waiver of the necessity for a consent to any
subsequent assignment, mortgage, hypothecation, encumbrance or subletting, and the terms of such consent shall be binding upon any person holding by, under or through Lessee. 
  
 11. DEFAULT AND REMEDIES. 
  
 a. Lessee’s Default. The following events shall constitute events of default: 
  
 (1) If any installment of rent or any other sums required to be paid by Lessee hereunder, or any part
thereof, shall at any time be in arrears and unpaid for 15 days after due date. 
  
 (2) If there be any default on the part of Lessee in the observance or performance of any of the other covenants, agreements or conditions
of this lease on the part of Lessee to be kept and performed or any of the Rules or Regulations set forth at the end of this lease, as they 

  

 3 

 
may be amended from time to time, and said default shall continue for a period of 30 days after written notice thereof from Lessor to Lessee (unless such
default cannot reasonably be cured within 30 days and Lessee shall have commenced to cure said default within said 30 days and continue diligently to pursue the curing of same). 
  
 (3) If Lessee shall file a petition in bankruptcy or be adjudicated a bankrupt, or file any petition or
answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future federal, state or other statute, law or regulation or make an assignment for the benefit of
creditors, or if any trustee, receiver or liquidator of Lessee or of all or any substantial part of its properties or of the leased premises shall be appointed in any action, suit or proceeding by or against Lessee and such proceeding or action
shall not have been dismissed within 30 days after such appointment, or in the event of any like occurrence which, in the sole judgment of Mortgagee and/or Lessor, evidences the serious financial insecurity of Lessee. 
  
 (4) If the leasehold estate hereby created shall be taken on
execution or by other process of law, except eminent domain. 
  
 (5) If Lessee shall vacate, abandon, or fail to use the leased premises for a period in excess of 30 days for the use for which it was leased as stated in Paragraph 7(a). 
  
 b. Lessor’s Remedies. In the event of any default set forth in
Paragraph 11(a) hereof, Lessor, may, at its option, exercise any and all of the remedies listed below. No such remedy herein or otherwise conferred upon or reserved to Lessor shall be considered exclusive or any other remedy, but the same shall be
cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing at law or in equity or by statute, and every power and remedy given by the lease to Lessor may be exercised from time to time and as often as the
occasion may rise or may be deemed expedient. 
  
 (1) Lessor may, without terminating this lease, enter upon the leased premises, without being liable for prosecution or any claim for damages therefor, and do whatever Lessee is obligated to do under the terms of this lease, in which event
Lessee shall reimburse Lessor on demand for any expenses which Lessor may incur in thus effect compliance with Lessee’s obligation under this lease; Lessor shall not be liable for any damages resulting to Lessee from such action, unless caused
by gross negligence of Lessor. 
  
 (2) Lessor
may, if it elects to do so, bring suit for the collection of rents and/or any damages resulting from Lessee’s default without entering into possession of the leased premises or voiding this lease. 
  
 (3) Lessor may terminate this lease after five days’
written notice to Lessee and this lease shall terminate on the date specified therein. Lessee shall quit and surrender the leased premises by said date, failing which, Lessor may enter upon the leased premises forthwith or at any subsequent time
without additional notice or demand, (which additional notice or demand is hereby expressly waived by Lessee), without being liable for prosecution of any claim for damages therefor, and expel Lessee and those claiming under it and remove their
effects without being guilty of any manner of trespass. Lessee agrees that if Lessor shall cause Lessee’s goods or effects to be removed from the leased premises pursuant to the terms hereof or of any court order, Lessor’s act of so
removing such goods or effects shall be deemed to be the act of and for the account of Lessee. 
  
 In the event of such termination: (a) Lessor may accelerate and declare the entire remaining unpaid rent and any and all other monies payable under this lease for the balance of the term hereof to be immediately due
and payable; or (b) Lessor may collect from Lessee, as liquidated damages, (i) all past due rent and other amounts due Lessor up to the dale of termination, plus (ii) the difference between rent provided for herein and the proceeds from any
re-letting of the leased premises, payable in monthly installments over the period that would otherwise have constituted the remaining term of this lease, plus (iii) all expenses in connection with such re-letting including, without limitation, all
costs, fees and expenses of repossession, brokers, advertising, attorneys, courts, repairing, cleaning, repainting and remodeling the leased premises for re-letting. 
  
 (4) Without waiving its rights to terminate at any time as provided above, Lessor may retake possession of
the leased premises in the same manner as provided in Subparagraph (3) above. It is agreed that any such retaking or the commencement and prosecution of any action by Lessor in forcible entry and detainer, ejectment or otherwise, or any execution of
any judgment or decree obtained in any action to recover possession of the leased premises shall not be construed as an election to terminate this lease unless Lessor expressly exercises its option hereinbefore provided to declare the term hereof
ended, whether or not such entry or reentry be, had or taken under summary proceedings or otherwise, and shall not be deemed to have absolved or discharged Lessee from any of its obligations and liabilities for the remainder of the current term of
the lease; rather, this lease shall continue in effect for the remainder of the then current term, and Lessee shall remain liable and obligated under all of the covenants and conditions hereof during the said period and shall pay as and when due the
rent and other amounts payable hereunder as if Lessee had not defaulted. Lessor may re-lease the leased premises for the account of Lessee, crediting the rent received on such re-leasing first to the costs of such re-leasing and then to any other
amounts owing by Lessee hereunder. Lessee hereby constitutes Lessor, its attorney-in-fact, to take any and all actions necessary or incidental to such re-leasing and this power shall be irrevocable during the term of this lease. Such continuance of
this lease shall not constitute any waiver or consent by Lessor of or to said default or any subsequent default. 
  
 c. Lessor’s Damages. In addition to the foregoing remedies and regardless of which remedies Lessor pursues, Lessee covenants that it will
indemnify Lessor from and against any reasonable loss and damage directly or indirectly sustained by reason of any termination resulting from any event of default as provided above or the enforcement or declaration of any rights and remedies of
Lessor or obligations of Lessee, whether arising under this lease or granted, permitted or imposed by law or otherwise. Lessor’s damages hereunder shall include, but shall not be limited to, any loss of rent prior to of after re-leasing the
leased premises, broker’s / salesperson’s commissions, advertising costs, reasonable costs of repairing, and remodeling the leased premises for re-leasing, moving and storage charges incurred by Lessor in moving Lessee’s property and
effects and legal costs and reasonable Attorney’s fees incurred by Lessor in any proceedings resulting from Lessee’s default, collecting any damages hereunder, obtaining possession of the leased premises by summary process or otherwise or
re-leasing the leased premises, or the enforcement or declaration of any of the rights or remedies of Lessor or obligations of Lessee, whether arising under this lease or granted, permitted or imposed by law or otherwise. In the event that any court
or governmental authority shall limit any amount which Lessor may be entitled to recover under this paragraph, Lessor shall be entitled to recover the maximum amount permitted under law. Nothing in this paragraph shall be deemed to limit
Lessor’s recovery from Lessee of the maximum amount permitted under law or of any other sums or damages which Lessor may be entitled to so recover in addition to the damages set forth herein. 
  
 d. Non-waiver of Defaults. No delay or omission of Lessor to execute
any right or power arising from any default shall impair any such right or power or shall be construed to be a waiver of any such default or any acquiescence therein. No waiver of any breach of any of the covenants of this lease shall be construed,
taken or held to be a waiver of any other breach or waiver or acquiescence in or consent to any further or succeeding breach of the same covenant. Receipt by Lessor of less than the full amount due from Lessee shall not be construed to be other than
a payment on account of the amounts then due, nor shall any statement on Lessee’s check or any letter accompanying Lessee’s payment be deemed an accord and satisfaction, and Lessor may accept such payment as a partial payment only. The
rights herein given to receive, collect, sue or distrain for any rent or rents, monies or payments, or to enforce the terms, provisions and conditions of this lease, or to prevent the breach of nonobservance thereof, or the exercise of any such
right or of any other right or remedy hereunder or otherwise granted or arising, shall not in any way affect or impair or take away the right or power of Lessor to declare the term hereby granted ended and to terminate this lease as herein provided
because of any default in or breach of any of the covenants, provisions or conditions of this lease. 
  
 12. Fire and Casualty. 
  
 a. Destruction of Building. In the event of the total destruction of the building by fire or otherwise, or so much thereof that Lessor shall desire to raze the building (whether or not the leased premises be affected), Lessor shall
so notify Lessee within 60 days of the casualty, the rent shall be paid up to the date of the casualty, and from the date of the casualty, and thenceforth, this lease shall cease and come to an end. 
  
 b. Damage to Leased Premises. In the event the leased premises or the
building shall be partially damaged by fire or other casualty, the same, except as hereinafter provided, shall be repaired as speedily as possible by and at the expenses of Lessor, and the rent shall be abated in proportion to that part of the
leased premises which are untenable. However, if such damages resulted from or was contributed to by the act, omission, fault or neglect of Lessee, or Lessee’s employees, invitees or agents, then there shall be no abatement of rent except to
the extent recovered from rental insurance. In the event the leased premises are not repaired and tenable within 60 days after the damage or casualty, Lessee shall have the option to terminate this lease at any time thereafter but prior to the
leased premises being repaired and made tenable. 
  
 c.
Insurance Proceeds. It is agreed by Lessor and Lessee that all insurance proceeds arising from damage or destruction to the leased premises shall be paid to Lessor and that Lessor shall hold and disburse the same for repairs or reconstruction
in accordance with the terms of this lease. In the event the cost to reconstruct or repair the building and/or the leased premises to a condition equal to or better than the condition prior 

  

 4 

 
to such destruction is greater than the insurance proceeds received by Lessor plus the amount of Lessor’s deductible under the Lessor’s insurance
policy. Lessor shall have the right to terminate this lease by delivering written notice of termination to Lessee within 15 days after receipt of such insurance proceeds or the determination of the cost to reconstruct and repair, whichever is later.

  
 Notwithstanding anything herein to the contrary, in the event the holder of
any indebtedness secured by a mortgage or deed of trust covering the leased premises requires that the insurance proceeds be applied to such indebtedness, then Lessor shall have the right to terminate this lease by delivering written notice of
termination to Lessee within 15 days after such requirement is made by any such holder, whereupon all rights and obligations hereunder shall cease and terminate. 
  
 13. INSURANCE AND INDEMNIFICATION. 
  
 a. Real and Personal Property Insurance. 
  
 (1) Lessor’s property. Except as noted below. Lessor shall bear all risks of loss or physical damage to the building, the
leased premises and the common areas of the project which is caused by fire or other casualty, or by any other cause whatsoever including the negligence of Lessee, its agents, servants, employees, licensees, invitees or guests; provided, however,
that Lessor shall not be responsible for loss or damage to any alterations, additions or fixtures installed by Lessee pursuant to Paragraph 9(c) hereof or for the breakage of windows, doors, glass or plate glass which is the responsibility of Lessee
pursuant to Paragraph 9(b) hereof to the extent not covered by insurance. 
  
 Notwithstanding the foregoing, if any such loss sustained by Lessor is caused by the negligence of Lessee, its agents, servants, employees, licensees, invitees or guests, then Lessee shall be liable to Lessor for the
amount of the deductible under Lessor’s insurance up to $1,000.00. 
  
 In order to properly insure against the risks described above, during the term of this lease the following insurance coverage shall be carried and paid for by Lessor as part of the operating expenses for the project: 
  
 (a) Fire and extended coverage insurance covering the
building and leased premises against loss or damage by fire and against loss or damage by other risks now or hereafter embraced by “all-risk coverage,” in amounts equal to the full replacement cost of the building. 
  
 (b) Rent or rental value insurance against loss of rent or
rental value due to any risk insured above, including extended coverage endorsement, in an amount equal to the annual rent for the building and the leased premises. 
  
 Throughout the term of this lease, Lessee shall reimburse Lessor, as additional rent, for its proportionate share of the premiums on the
insurance required under this paragraph. 
  
 (2)
Lessee’s property. All personal property belonging to Lessee or to Lessee’s agents, servants, employees, licensees, invitees or guests which is located in or about the building or the leased premises shall be there at the sole risk
of Lessee or such other person. Neither Lessor nor its agents shall be liable for any damage to either the person or the property of Lessee, or for the loss of or interruption to business, or for the loss of or damage to any property of Lessee, by
theft or from any other cause whatsoever including, but not limited to, loss or damage caused in whole or in part by the building becoming out of repair, or resulting from fire, explosion, falling plaster, steam, gas, electricity, water, rain or
snow, or leaks from any part of the leased premises or from the pipes, appliances or plumbing works, or from the roof, street or subsurface or from any other place or by dampness or by any other cause of whatsoever nature. Neither Lessor nor its
agents shall be liable for any loss or damage caused by other tenants, if any, or persons in the leased premises, or caused by operations in the construction of any private, public or quasi public work. 
  
 Notwithstanding the foregoing, if any such loss sustained by Lessee is caused
by the negligence of Lessor, its agents, servants, employees, licensees, invitees or guests, then Lessor shall be liable to Lessee for the amount of the deductible under Lessee’s insurance, up to a maximum of $1,000.00. 
  
 It is expressly agreed that it shall be the sole obligation of Lessee to
insure, at its expense, any and all property of any nature whatsoever of Lessee’s located on the leased premises. At Lessor’s option, Lessee shall carry plate glass insurance on the windows and doors located in the leased premises and/or
be responsible for the replacement thereof. 
  
 (3) Waiver of subrogation. Except as provided above in respect to the deductibles under their respective insurance policies, Lessor and Lessee hereby waive any and all rights which they may have against the other and hereby release
each other from all liability or responsibility to the other or anyone claiming through or under them by way of subrogation or otherwise, for any loss or damage to the leased premises, the building, the project, the common areas or any property
therein caused by fire or other casualty, even if such fire or other casualty was caused by the fault or negligence of the other party, their respective agents, servants, employees, licensees, invitees or guests. All fire and extended coverage
insurance policies carried by the respective parties on the leased premises, the building, the project, the common areas or any property therein shall allow the insured to waive its right of subrogation against the other party prior to loss.

  
 b. Public Liability Insurance. 
  
 (1) Lessee’s liability . Lessee hereby agrees to
indemnify, protect, save and hold harmless Lessor, its respective representative, agents, servants and employees from and against any and all loss, cost and expense arising out of or connected with the use of occupancy of the leased premises or the
common areas by Lessee and/or by any of Lessee’s representatives, agents, servants, employees, licensees, invitees or guests pursuant to this lease which use or occupancy results in any injury, sickness or death, or alleged injury, sickness or
death whatsoever to third person and/or their property. In the event that any such claim is alleged against Lessor and/or its successors or assigns by anyone arising out of the use or occupancy of the leased premises or the common areas by Lessee or
by its representatives, agents, servants, employees, licensees, invitees or guests, it is expressly understood and agreed that Lessee shall take over the defense of each and every claim promptly and pay all attorney’s fees, verdicts, judgments,
settlement payments and all other costs and expenses whatsoever incurred in connection with the defense of all such claims, without exception, it being expressly understood that Lessee shall be and remain fully responsible for all such claims and
will hold the aforementioned indemnities completely harmless from and against any cost or expense whatsoever in connection herewith. 
  
 (2) Lessee’s insurance. During the term of this lease, and any extension thereof, Lessee shall, at its own cost and expense,
maintain and provide general liability insurance coverage for the benefit and protection of Lessee, Lessor and Lessor’s managing agent, as their interests may appear, in an amount not less than $1,000,000 combined single limit for
personal injury, bodily injury and property damage, or in such greater amounts of insurance coverage as Lessor may from time to time reasonably require, against liability of Lessee and its authorized representatives arising out of or in connection
with Lessee’s use or occupancy of the leased premises or the common areas. Lessor and Lessor’s managing agent shall be named as additional insured parties in all such insurance policies, as their respective interests may appear. Such
insurance shall be with a company or companies reasonably acceptable to Lessor and admitted to do business in the state in which the building is located. All such insurance policies shall be maintained by Lessee in full force and effect during the
entire term of this lease and certificates indicating such policies are in full force providing for 30 days’ written notice to Lessor prior to cancellation or material change shall be provided to Lessor. Should Lessee fail to carry such
insurance and furnish Lessor with the required insurance certificates after notification from Lessor to do so, Lessor shall have the right to obtain such insurance and Lessee shall pay the cost thereof to Lessor upon demand. 
  
 14. ENVIRONMENTAL INDEMNIFICATION 
  
 a. Compliance with Laws and Regulations. Lessee hereby represents,
warrants, covenants and agrees to at all times to be, in all material respects, in compliance with all state, federal, and local laws and regulations governing or in any way relating to the generation, handling, manufacturing, treatment, storage,
use, transportation, spillage, leakage, dumping, discharge, or disposal (weather legal or illegal, accidental or intentional) of any Hazardous substance. 
  
 b. Indemnification. Lessee hereby represents, warrants, covenants Lessee agree to indemnify, protect, defend, (with counsel) and hold Lessor, its
managers, partners, directors, shareholders, agents, lenders, and employees harmless from any claims (including, without limitation, third party claims for personal injury or real or personal property damage), actions, administrative proceedings,
judgments, damages, punitive damages, penalties, fines, costs, liabilities (including sums paid in settlements of claims), attorneys’ fees together with all other costs that arise directly or indirectly from or in connection with the presence,
suspected presence, release or suspected release of any Hazardous Substance in or into the air, soil, surface water, groundwater or soil vapor at, on, about, under or within the Real Property, or any portion thereof by Lessee, their employees,
invitees, or guests. The indemnification provided by this paragraph shall specifically cover costs, including capital, operating and maintenance costs, incurred in connection with any investigation or monitoring of site conditions, any clean-up,
containment, remedial, removal or restoration work required or performed by any federal, state, or local governmental agency or any entity or person because of the presence, suspected presence, release or suspected release of any Hazardous Substance
into the air, soil, groundwater, subsurface water or soil vapor at, or about, under or within the Real Property (or any portion thereof) and any claims or third parties for loss or damage as a result of any release, discharge, disposal, dumping,
spilling, or leaking (accidental or otherwise) into the real property ( or any portion thereof) by Lessee, their employees, invitees, or guests. 
  

 5 

 c. Hazardous Substances. As used in this agreement, the term “Hazardous Substance” means
any hazardous or toxic substances, materials, or wastes including, but not limited to those listed in the United States Department of Transportation Tables, or by the Environmental Protection Agency as Hazardous substances, or such substances,
materials, and wastes which are or become regulated under any applicable local, state or federal law including, without limitation, any material, waste, or substance which is (i) petroleum, (ii) asbestos, (iii) polychlorinated biphenyls, (iv)
designated as a “Hazardous Substance” pursuant to sections of the Clean Water Act defined as a “hazardous waste” pursuant to Sections of the Resource Conservation and Recovery Act, defined as a “hazardous substance”
pursuant to sections of the Comprehensive Environmental Response, Compensation and Liability Act, or defined as “Hazardous Substances” pursuant to Florida Statutes. 
  
 15. EMINENT DOMAIN. 
  
 Should the leased premises or the building be taken, appropriated or condemned for public purposes, or voluntarily transferred in lieu of condemnation, in
whole or in such substantial part as to render the building unsuitable for Lessor’s purposes or the leased premises unsuitable for Lessee’s purposes, the term of this lease shall, at the option of Lessor in the first instance and at the
option of Lessee in the second instance, terminate when Lessee’s right to possession is terminated. If neither party exercises this option to terminate within 10 days after the date of such taking, or if the portion of the leased premises or
the building taken, appropriated, condemned or voluntarily transferred in lieu of condemnation does not render the building unsuitable for Lessor’s purposes or the leased premises unsuitable for Lessee’s purposes, then this lease shall
terminate only as to the part taken or conveyed on the date Lessee shall yield possession, and Lessor shall make such repairs and alterations as may be necessary to make the part not taken usable, and the rental payable hereunder shall be reduced in
proportion to the part of the leased premises taken. All compensation awarded for such taking of the fee and leasehold shall belong to and be the property of Lessor without any deduction therefrom for any present or future estate of Lessee and
Lessee hereby assigns to Lessor all its right, title and interest to any such award. However, Lessee shall have the right to recover from the condemning authority, but not from Lessor, such compensation as may be awarded to Lessee on account of
interruption of Lessee’s business, for moving and relocation expenses and for depreciation to and removal of Lessee’s goods and trade fixtures. 
  
 16. SUBORDINATION. 
  
 a. Mortgage and Assignment by Lessor. Lessor reserves the right to sell, assign, transfer, mortgage or convey any and all rights it may have in the
project, the building, the leased premises or this lease, and to subject this lease to the lien of any mortgage now or hereafter placed upon the building or the leased premises. Upon the request of Lessor, Lessee shall execute any and all
instruments deemed by Lessor necessary or advisable to subject and subordinate this lease, and the rights given Lessee by this lease, to such mortgages. Any sale by Lessor of the building or Lessors’s interest under this lease shall release and
discharge Lessor from any and all further obligations under this lease. 
  
 b. Park Covenants. If the project is located in, is part of, or subsequent to the date hereof is incorporated into any office park, industrial park, business park or similar entity (the “Park”), this lease shall be subject
to all of the terms, covenants, restrictions, development criteria or other such regulations for the Park (the “covenants”). Lessee hereby accepts its leasehold estate subject to such covenants and agrees to conform and comply with all
provisions contained therein or to allow Lessor or the declarant of the covenants to fulfill all obligations imposed pursuant thereto. Any failure by Lessee to comply with such covenants shall constitute a default under this lease. Lessor shall pay,
as part of the operating expenses for the project, its proportionate share of any costs imposed upon the project as a result of the project’s association with the Park including, but not limited to, owner’s association fees, and
maintenance costs and real estate taxes associated with any common areas of the Park. 
  
 17. NOTICE AND PLACE OF PAYMENT. 
  
 a.
Payments to Lessor. All rent and other payments required to be made by Lessee to Lessor shall be made payable and delivered or mailed to Lessor’s agent at the address set forth below or any other address Lessor may specify from time to
time by written notice given to Lessee: UNIT ADDRESS: (This address shall be assigned by U.S. Post Office) 
  
 12399 Belcher Road #140 Largo, Florida 33773 
  
 b. Payments to Lessee. All payments required to be made by Lessor to Lessee shall be delivered or mailed to Lessee at the address set forth in
Paragraph 17c thereof or at any other address within the United States as Lessee may specify from time to time by written notice given to Lessor. 
  
 c. Notices. Any notice required or permitted to be given under this lease shall be deemed to have been given if reduced to writing and delivered in
person or mailed by certified mail, postage prepaid, or by overnight delivery service, to the party who is to receive such notice at the address set forth below or to such other places as may be designated in writing by Lessor or Lessee. When so
mailed, the notice shall be deemed to have been given as of the date it was mailed. 
  

			
	Lessor:	  	 Yale Mosk & Co.
 12397 Belcher Road / No.
#270
 Largo, Florida 33773
 Tel: (727)
539-7587
 Fax: (727) 530-7587

		
	Lessee:	  	 Dynamic Health Products Inc.
 12397
Belcher Rd Suite 140
 Largo, FL 33773
 Tel: (727)
329-1845
 Fax: (727) 329-1846

  
 18. MISCELLANEOUS PROVISIONS.

  
 a. Estoppel Certificate. Lessee shall at any time and
from time to time upon not less than 20 days’ prior written request from Lessor, execute, acknowledge and deliver to Lessor a written certificate stating: (i) Whether this lease is in full force and effect; (ii) whether this lease has been
modified or amended and, if so, identifying and describing any such modification or amendment; (iii) the date to which rent has been paid; (iv) whether Lessee knows of any default on the part of Lessor and, if so, specifying the nature of such
default; and (v) that the improvements have been fully completed by Lessor in accordance with the plans and specifications approved by Lessee, and that Lessee is in full and complete possession thereof. 
  
 b. Quiet Enjoyment. Lessor covenants with Lessee that Lessee, having
performed its covenants and agreements herein set forth, shall have quiet and peaceable possession of the leased premises on the terms and conditions herein provided. 
  
 c. Governing Law. This lease shall be interpreted under the laws of the state in which the leased premises are
located. 
  
 d. Complete Agreement Waivers. This lease
forms the complete agreement between the parties and no provision hereof shall be altered, waived, amended or extended, except in writing signed by both parties. Lessee affirms that, except as expressly set forth herein, neither Lessor nor its
agents have made, nor has Lessee relied upon, any representation, warranty or promise with respect to the leased premises or any part thereof. Lessor shall not be considered to have waived any of the rights, covenants or conditions of this lease
unless evidenced by its written waiver; and the waiver of one default or right shall not constitute the waiver of any other. The acceptance of rent shall not be construed to be a waiver of any breach or condition of this lease. 
  
 e. Successors. The provisions of this lease shall be binding upon and
inure to the benefit of Lessor and Lessee, respectively, and their respective successors, assigns, heirs, executors and administrators. Lessee agrees to become the tenant of Lessor’s successor in interest under the same terms and conditions of
its tenancy hereunder. 
  
 f. Partial Invalidity. If any
clause or provision of this lease is illegal, invalid or unenforceable under present or future laws, the remainder of this lease shall not be affected thereby; and there shall be added as part of this lease a replacement clause or provision as
similar in terms to such illegal, invalid or unenforceable clause or provisions as may be possible and be legal, valid and enforceable. 
  
 g. Relationship of the Parties. Lessor and Lessee agree that the relationship between them is that of landlord and tenant and that Lessor is
leasing space to Lessee. It is not the intention of the parties, nor shall anything herein be constructed to constitute Lessor as a partner or joint venturer with Lessee, or as a “warehouseman or a “bailee”. 
  

 6 

 h. Headings. The headings as to the contents of particular paragraphs herein are intended only for
convenience and are in no way to be constructed as a part of this lease of as a limitation of the scope of the particular paragraphs to which they refer. 
  
 i. Survival of Obligations. All obligations of Lessee hereunder not fully performed as of the expiration or earlier termination of the term of this
lease shall survive the expiration or earlier termination of the term hereof. 
  
 j. Independent Covenants. Lessee’s covenants to pay rental and other sums due hereunder are independent of Lessor’s covenants hereunder and Lessee shall have no right to withhold any such payments on
account of any alleged failure by Lessor to perform or comply with any of Lessee’s covenants. 
  
 k. Common Facilities. All parking areas, driveways, entrances and exits thereto, stairways, lobbies and all other common areas provided by Lessor
for the general use in common by all tenants in the project or the building shall be at all times subject to the exclusive control and management of Lessor and Lessor shall have (by way of example and not of limitation) the following rights with
respect thereto: (i) To establish, modify and enforce uniform rules and regulations with respect thereto; (ii) to police, repair and maintain same; (iii) to change the area, level and location of the parking areas and other exterior common areas;
(iv) to close or limit the use of such areas by the general public; and (v) generally, to take all steps it determines necessary to ensure the reasonable and optimal use thereof. 
  
 l. Additional Rights of Lessor. In addition to other rights conferred by this agreement or by law, and as long as it
does not render Lessee’s space untenable, Lessor reserves the right to be exercised in Lessor’s sole discretion to change the name of the project or the building; install and maintain a sign or signs on the exterior or interior of the
building; change the street address of the building; designate all sources furnishing signs, sign painting and lettering; take all measures as may be reasonably necessary or desirable for the safety and protection of the leased premises, the
building or the project; have pass keys to the building; repair, alter, add to, improve, build additional stories on or build adjacent to the building; close any skylights or windows; run necessary pipes, conduits and ducts through the leased
premises; renovate, refurbish, relocate or modify the common areas; and carry on any work, repairs, alterations or improvements in, on or about the building or in the vicinity thereof. Lessee hereby waives any claim to damages or inconvenience
caused by Lessor’s exercise of any such rights. This paragraph shall not be construed to alter or create any obligations of Lessor or Lessee with respect to repairs or improvements or other obligations provided herein. 
  
 m. Limitation of Lessor’s Liability. Anything in the lease to the
contrary notwithstanding, any judgment obtained against Lessor in connection with this lease or the subject matter hereof shall be limited solely to Lessor’s interest in the building and shall be absolutely nonrecourse with respect to Lessor
personally and all other assets of Lessor. Anything in this lease to the contrary notwithstanding, the term “Lessor” shall be limited to mean and include only the then owner of the building, or tenant under any underlying or ground lease
of the building, and not any predecessor owner or tenant. 
  
 n.
Lessee Authority. Lessee makes the following representations to Lessor, on which Lessor is entitled to rely in executing this lease: (i) Lessee is a Corporation duly organized and existing under the laws of the State of Florida,
and has the power to enter into this lease and the transactions contemplated hereby and to perform its obligations hereunder, and by proper resolution the signatory hereto has been duly authorized to execute and deliver this lease; and (ii) the
execution, delivery and performance of this lease and the consummation of the transactions herein contemplated shall not conflict with or result in a violation or breach of, or default under Lessee’s articles of incorporation or bylaws or
partnership agreements, as amended, or any indenture, mortgage, deed of trust, note, security agreement or other agreement or instrument to which Lessee is a party or by which it is bound or to which any of its properties is subject. 
  
 o. Special Provisions. Special provisions, if any, to this lease are
set forth below: 
  
 (1) Redemption; trial by
jury. Lessee hereby expressly waives any and all rights of redemption, if any, granted by or under any present or future law in the event Lessor shall obtain possession of the leased premises by virtue of the provisions of this lease, or otherwise
and Lessee waives any right to trial by jury on any issue that may be litigated herein. 
  
 (2) Liens. Lessee agrees that it will make full and prompt payment of all sums necessary to pay for the cost of repairs, alterations,
improvements, changes or other work done by Lessee to the leased premises and further agrees to indemnify and hold harmless Lessor from and against any and all mechanic’s, material-man’s or laborer’s liens arising out of or from such
work or the cost thereof which may be asserted, claimed or charged against the leased premises, or the building, or the project. Notwithstanding anything to the contrary in this lease, the interest of Lessor in the leased premises shall not be
subject to liens for improvements made by or for Lessee, whether or not the same shall be made or done in accordance with an agreement between Lessor and Lessee, and it is specifically understood and agreed that in no event shall Lessor or the
interest of Lessor in the premises be liable for or subjected to any mechanic’s, material-man’s or laborer’s liens for improvements or work made by Lessee or for Lessee whether or not the same shall be made or done in accordance with
an agreement between Lessor and Lessee, and it is specifically understood and agreed that in no event shall Lessor or the interest of Lessor in the premises be liable for or subjected to any mechanic’s, materialman’s or laborer’s
liens form improvements or work made by or for Lessee; and this lease specifically prohibits the subjecting of Lessor’s interest in the leased premises to any mechanic’s, material-man’s or laborer’s liens for improvements made by
Lessee or for which Lessee is responsible for payment under the terms of this lease. All persons dealing with Lessee are hereupon placed upon notice of this provision. In the event any notice or claim of lien shall be asserted of record against the
interest of Lessor in the leased premises, the building or the project on account of or growing out of any improvement or work done by or for Lessee, or any person claiming by, through or under Lessee, or for improvements or work the cost of which
is the responsibility of Lessee, Lessee agrees to have such notice or claim of lien canceled and discharged of record as a claim against the interest of Lessor in the leased premises, the building or the project (either by payment and satisfaction
or by removal by transfer to bond or deposit as permitted by law) within 30 days after notice to Lessee by Lessor, and in the event Lessee shall fail to do so, Lessee shall be considered in default under this lease. Lessee may contest any such lien
after discharging same by transfer to bond or deposit. Lessee shall have the right to grant a security interest on Lessee’s equipment to any bank or other lending institution. 
  
 (3) Governmental Regulations. Lessee shall comply at its cost and expense with all laws, orders and
regulations of federal, state, county and municipal authorities, and with any direction of recommendation of any public officer or officers, pursuant to law, or any reasonable request of any insurance company carrying any insurance on the leased
premises, and any insurance inspection or rating bureau which shall impose any duty upon Lessor or Lessee with respect to the leased premises of the use or occupation thereof, and shall bear all costs of any kind or nature whatsoever occasioned by
or necessary for compliance with the same, provided such costs or expenses arise from Lessee’s specific use of the premises. 
  
 If, during the terms of this lease, any law, regulation or rule requires that an alteration, repair, addition or other change be made to the leased
premises, and such alterations, repairs, additions, or other change is a result of the Lessee’s use of the leased premises, such work will be done at Lessee’s expense. 
  
 Lessor shall comply at its cost and expense with all orders and regulations as imposed by federal, state, county and
municipal authorities for future requirements relative to environmental hazardous waste clean up not associated with Lessee’s business activities. 
  
 (4) Radon Gas. Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities,
may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your
county public health unit. Pursuant to Sec. 404.056(8), Florida Statues. 
  
 (5) Operating Expenses Pass through. Notwithstanding the provisions contained elsewhere in this lease regarding Lessee’s responsibility to reimburse Lessor for it’s share of increase in operating
expenses for the project, Lessor and Lessee hereby agree that the Lessee’s share of Real Estate taxes, building and common area maintenance, insurance, management, reserve for replacement, and other operating expenses shall be $1.50 per square
foot per year through the first twelve months of this lease. Any increase shall be charged as additional rent but shall be added to the base rent. Lessee recognizes that the Operating Expenses may increase from year to year. If such increases shall
occur, Lessee agrees to pay the increase annually when billed by the Lessor. 
  
 (6) Parking. Employee parking shall be limited to 10 spaces on the property. All vehicles must have a current tag and be in continuous use and operation. Any vehicle parked over 48 hours will be towed at
owners expense. Lessee shall at all times contain owners, employee, and customer parking to the above number of spaces within the area designated by Lessor. Should Lessee’s business be such as to require additional parking, he will notify
Landlord and request additional parking, and if available, may rent additional spaces for which there will be a charge that will be determined by Lessor. No parking of cars, trucks, trailers, or forklifts will be allowed on the grass, in the street
or other public right of way within the boundaries of Interlaken Commerce Centre as described in the attached sketch. 
  
 (7) No movable or portable signs, vehicles with advertising will be allowed on or about the property. No vehicles may be used to
circumvent the regulations and intent of the sign restriction. 
  

 7 

 (8) Storage and Loading Areas. No materials, supplies, or equipment shall be
stored outside of the building. Lessee shall at all times be responsible for his own trash removal and shall maintain the their premises clean and free of debris at all times. 
  
 (9) Final Plans. The attached exhibit “A”, “B”, “C” are preliminary
plans and subject to change. Rent shall be adjusted accordingly, (as final plans determine the exact square footage amount to be occupied by Lessee). An increase or decrease in the square footage shall not exceed 5% as described herein. 

 
 OFFICE/WAREHOUSE RULES AND REGULATIONS 
  
 1. Sidewalks, halls, passages and stairways are the property of Lessor and
shall not be obstructed by Lessee or used for any purpose other than access to the leased premises or other parts of the buildings. 
  
 2. Lessee identification shall be provided by Lessee in conformance to the signage standards for the building and local codes. No additional signage shall
be installed by Lessee. 
  
 3. Lessee and Lessee’s employees
shall not make disturbing noises, keep birds or animals in the leased premises or use such leased premise for lodging or sleeping purposes, or commit any act on the leased premises or other parts of the building which Lessor deems an interference
with the rights, comforts and convenience of other tenants. Business machines and mechanical equipment belonging to Lessee which cause noise or vibration that may be transmitted to the structure of the building or to any tenants in the building
shall be placed and maintained by Lessee, at Lessee’s expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration. 
  
 4. Lessee shall not overload the floors of the building, and shall obtain approval from Lessor before installing any iron safe or other heavy equipment or
machines. No safes, bulky or heavy articles, furniture or freight, shall be carried into the main entranceway of the building unless arrangements are first made with Lessor. Lessor shall prescribe the time and manner for the carrying in and removal
of such articles, also the right and proper position of safes and other weighty articles before they are admitted to the building; and Lessee shall be responsible for all injury to person or property caused by the installing, maintaining or removing
of such articles. 
  
 5. When electric wiring of any kind is
required for telephone, appliance or other purposes, the installation thereof shall be under the direction of Lessor; and without Lessor’s consent and direction, no installation, boring or cutting for wires shall be permitted. 
  
 6. Lessor shall have the right to enter the leased premises at all reasonable
hours to examine the same, to make such repairs or alterations as shall be deemed necessary for the safety or preservation of the building, and also, at any time during the last two months of tenancy to show the leased premises to prospective
tenants. 
  
 7. Lessee shall not do or permit anything to be done
in or about the building, or bring or keep anything therein that will in any way increase the rate of fire or other insurance on the building or on property kept therein. 
  
 8. Lessee may, at Lessee’s expense, install blinds on the exterior windows of the leased premises, provided such blinds
are the standard style, size and color designated by Lessor for the building. Lessee shall not substitute other window coverings for the building standard .; however, Lessee may install draperies (with a white backing). 
  
 9. Lessee shall provide plastic or hardboard chair mats under all desk or
work station caster-type chairs in carpeted areas. 
  
 10. Parking
spaces associated with the building are intended for the exclusive use of passenger vehicles. Except for the intermittent deliveries, no vehicles other than passenger vehicles may be parked in a parking space without the express written permission
of Lessor. 
  
 11. Requirements of Lessee shall be attended to
only upon application at the office of Lessor’s managing agent. Such agent’s employees shall not perform any work or do anything outside of their regular duties, except on issuance of special instructions from the office of the
agent’s property management division. If such employees are made available for the assistance of Lessee, Lessor shall be paid for their services by Lessee at reasonable hourly rates. 
  
 12. Lessee shall not mark or drive nails or screws into the walls, or paint or in any way deface the building or any part
thereof, or the leased premises or any part thereof, or fixtures therein. The expense of remedying any breakage, damage or stoppage resulting from a violation of this rules shall be borne by Lessee. 
  
 13. Canvassing, soliciting and peddling in the building are prohibited and
Lessee shall cooperate to prevent such activity. 
  
 14. Lessee
shall see that all doors are securely locked, water faucets, electric lights and air conditioning thermostats turned off before leaving the building. Lessee shall be responsible for any damages to the leased premises or the building and for all
damage or injuries sustained by other tenants or occupants of the building arising out of Lessee’s failure to observe this rule. 
  
 15. Upon Lessee’s occupancy, Lessor shall equip the premises with the necessary electric lamps. Lessee shall pay for all lamps replaced by reason of
breaking or burning out during Lessee’s occupancy and surrender the leased premises fully equipped with operative lamps. 
  
 16. Lessee shall be liable for injury or damage caused by the infraction of these rules. 
  
 17. Lessee must provide a trash dumpster, at its expense, if required by the local community. 
  
 18. Lessor reserves the right to rescind, modify or supplement these rules
and to make such other and further reasonable rules which, in Lessor’s judgment, may from time to time be needful for the safety, care and cleanliness of the building and for the preservation of good order therein. 
  

 8 

 IN WITNESS WHEREOF, Lessor and Lessee have hereunto set their hands and seal on the day and year first above written.

  

							
	 Witnesses:
	 	 	 	Dynamic Health Products, Inc.	 	(Lessee)
				
	/s/ Illegible	 	 By:
	 	/s/    MANDEEP TANEJA        	 	 CEO

	 	 	 	 	Mandeep Taneja its Chief Executive Officer	 	 
				
	 	 	 Date:
	 	02/08/2005	 	 
				
	  	 	 By:
	 	/s/    CANI SHUMAN         	 	 CFO

	 	 	 	 	Cani Shuman its Chief Financial Officer	 	 
				
	 	 	 Date:
	 	02/05/2005	 	 
				
	 Witnesses:
	 	 	 	Yale Mosk & Co.	 	(Lessor)
				
	/s/ Illegible	 	 By:
	 	/s/    MATTHEW H. MOSK        	 	 
	 	 	 	 	Matthew H. Mosk its President	 	 (Lessor)

				
	 	 	 Date:
	 	2/8/2005	 	 

  

 9

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