Document:

LEASE

      

      In
        consideration of the rents and covenants hereinafter set forth, Landlord
        leases
        to Tenant, and Tenant leases from Landlord, the Premises upon the terms and
        conditions of this Lease ("Lease") entered into and dated _April 25, 2008
        ("Execution Date").

      

      

      ARTICLE
        1

      FUNDAMENTAL
        LEASE PROVISIONS

      

      

      1.1
        Landlord:      JEFFREY
        A. FISCHER AND HILARY K. FISCHER AND GARVIN DRIVE LIMITED PARTNERSHIP, an
        Arkansas limited partnership

      

      1.2
        Tenant:    UKARMA
        CORPORATION, a Nevada corporation

      

      1.3
        Tenant's Trade Name:    XFLOWSION

      

      1.4
        Premises:That
        premises containing approximately six thousand three hundred sixty (6,360)
        square feet of floor area on the first floor and second floor of the Building
        located at 13920 Ventura Boulevard, in the City of Los Angeles, County of
        Los
        Angeles, State of California. The Premises is shown in that approximate
        location crosshatched on Exhibit A. The
        Premises are within a building (the “Building”) located on a part of a larger
        property which is referred to herein as the “Project”. The approximate
        boundaries of the Project are shown on Exhibit A. 

      

      1.5
        Initial Term:        Commencing
        on the
        date Landlord delivers possession of the Premises to Tenant, and expiring
        on the
        Expiration Date. 

      

      1.5A
        Option to Extend:    Provided
        that (i) Tenant is not in default beyond all applicable cure periods, or
        if so,
        that Landlord has not waived such default (only by an express written waiver
        executed by Landlord) and, (ii) Tenant is open and operating for business
        for
        the permitted use, both at the time of exercise and on the commencement of
        the
        option term, Landlord hereby grants to Tenant the right and option to extend
        and
        renew this Lease upon the same terms and conditions for two (2) additional
        successive periods of five (5) years, (each an “Option Period" or collectively
        "Option Periods”), each following the expiration of the Initial Term or
        preceding Option Period, as the case may be that has been previously exercised.
        Tenant shall exercise each of the two (2) Option Periods by giving Landlord
        written notice of extension, not sooner than twelve (12) months but at least
        six
        (6) months prior to the date of expiration of the Initial Term as previously
        extended. The foregoing options are personal to UKarma, Corporation;
        accordingly, Tenant may only exercise an option to extend if it has not assigned
        this Lease or sublet the Premises prior to the time of exercise. 

      

      1.6
        Target Delivery
        Date:          
Upon
        Lease execution.

      

      1.7
        Expiration
        Date:                     The
        last
        day of the month containing the fifth (5th)
        anniversary of the Minimum Rent Commencement Date.

      

      1.8
        Rent Commencement Date:
        The
        earlier of (i) August 23, 2008 or (ii) the date Tenant first opens for business
        in the Premises. Notwithstanding the foregoing, Tenant shall have no obligation
        to pay the Minimum Annual Rent until the earlier of (i) September 22, 2008
        or
        (ii) the date Tenant first opens for business from the Premises (“Minimum Rent
        Commencement Date”), although Tenant’s obligation to pay all Additional Rent
        shall commence on the Rent Commencement Date.

       

      
        1.9
          Minimum Annual Rent:

        

        
          	 	
                  Months

                	
                  Monthly
                    Minimum Annual Rent

                
	 	 	 
	 	 	 
	 	
                  Minimum
                    Rent 

                	 
	 	
                  Commencement
                    Date 

                	 
	 	
                  -12th
                    full calendar

                	 

        

         

      

      
        
           

        

        
          Page
            1

          
            

          

        

        
           

        

      

       

       

      
        	 	
                Month
                  following the

              	
                $22,000.00
                  per month

              
	 	
                Execution
                  Date

              	 
	 	 	 
	 	
                Each
                  subsequent

              	 
	 	
                Twelve
                  month

              	
                 

              
	 	
                period
                  of the 

              	
                 

              
	 	
                Initial
                  Term:

              	
                Monthly
                  Minimum Annual Rent shall be increased on each anniversary of the
                  Execution Date to an amount equal to the Monthly Minimum Annual
                  Rent
                  payable for the immediately preceding month, multiplied by 1.03.
                  

              

      

      

      
        	 	
                First
                  Option Period:

              	
                For
                  the first twelve (12) months of the First Option Period, Monthly
                  Minimum
                  Annual Rent shall be increased effective the first day of the first
                  Option
                  Period to the greater of (i) the amount obtained by multiplying
                  the
                  Monthly Minimum Annual Rent payable for the immediately preceding
                  month by
                  1.03; and (ii) the Market Rent as hereinafter defined. For each
                  subsequent
                  twelve (12) month period of the First Option Period, Monthly Minimum
                  Annual Rent shall be increased on each anniversary of the Minimum
                  Rent
                  Commencement Date to an amount equal to the Monthly Minimum Annual
                  Rent
                  payable for the immediately preceding month, multiplied by
                  1.03.

              
	 	 	     
	 	
                Second
                  Option

                    
                  Period:

              	
                For
                  the first twelve (12) months of the Second Option Period, Monthly
                  Minimum
                  Annual Rent shall be increased effective the first day of the Second
                  Option Period to the greater of (i) the amount obtained by multiplying
                  the
                  Monthly Minimum Annual Rent payable for the immediately preceding
                  month by
                  1.03, or (ii) the Market Rent as hereinafter defined. For each
                  subsequent
                  twelve (12) month period of the Second Option Period, Monthly Minimum
                  Annual Rent shall be increased on each anniversary of the Minimum
                  Rent
                  Commencement Date to an amount equal to the Monthly Minimum Annual
                  Rent
                  payable for the immediately preceding month, multiplied by
                  1.03.

              

      

      

      Subject
        to the rights of the parties to negotiate the Market Rent as provided below,
        the
        term "Market Rent" shall mean the going market rental as of the date of the
        commencement of the applicable Option Period following the expiration of
        Term
        (or preceding Option Period, as the case may be) for similar commercial space
        in
        the area where the Premises are located, taking into consideration the
location
        of the Premises on Ventura Blvd. between Sepulveda Blvd. and Laurel Cyn Blvd.,
        size, condition, building amenities, permitted uses
        (including general retail, restaurant and health club uses), and improvements
        (but excluding any alterations or personal property of Tenant installed in
        the
        Premises by Tenant at Tenant's expense) for a tenant proposing to sign a
        lease
        with a term equal to the term of the Option Period, but valuing the Premises
        as
        if it were a commercial space with parking sufficient to meet a parking ratio
        of
        10 spaces per 1,000 square feet of floor area. 

      

           (x) Negotiation». 
        Commencing from the date that the Option Notice respecting the applicable
        Option
        Period is delivered to Landlord, and continuing thereafter for thirty (30)
        days
        (the "Negotiation
        Period"),
        the
        parties shall negotiate in good faith the Market Rent. If the parties are
        unable
        to agree on the Market Rent prior to the expiration of such Negotiation Period,
        then the matter shall be submitted into arbitration pursuant to the terms
        and
        conditions set forth below.

                (y) Arbitration.

       

                (A) Two
        Brokers. Within fifteen (15) days after the expiration of the
        Negotiation Period, each party, at its own cost and by giving written notice
        to
        the other party, shall appoint a real estate broker, with at least five (5)
        years' full-time commercial real estate brokerage experience in the area
        where
        the Premises are located, to appraise and determine the Market Rent. If,
        in the
        time provided, only one (1) party shall give written notice of appointment
        of a
        broker, then the single broker appointed shall determine the Market Rent.
        If two
        (2) brokers are appointed by the parties, then the two (2) brokers shall
        each
        independently, and without consultation, prepare an appraisal of the Market
        Rent
        within thirty (30) days after their appointment. Each broker shall seal its
        respective appraisal after completion. After both appraisals are completed,
        the
        resulting appraisals of the Market Rent shall be opened and compared. Copies
        of
        both appraisals shall be concurrently delivered to Tenant and Landlord. If
        the
        higher of the appraisals is not more than one hundred five percent (105%)
        of the
        lower appraisal, then the Market Rent shall be the average of the two (2)
        appraisals.

       

      
 

      
        
           

        

        
          Page
            2

          
            

          

        

        
           

        

      

      (B) Three
        Brokers»

      .
         If
        the
        higher of the two appraisals is more than one hundred five percent (105%)
        of the
        lower appraisal, then within ten (10) days after the date the appraisals
        are
        compared, the two (2) brokers selected by the parties shall appoint a third
        similarly qualified broker. If the two (2) brokers fail to so select a third
        broker, then a third similarly qualified broker shall be appointed at the
        request of either Landlord or Tenant by the then Presiding Judge of the Superior
        Court of the State of California for the County of Los Angeles. The two (2)
        brokers shall each then submit his or her independent appraisal in simple
        letter
        form to the third broker stating his or her determination of the Market Rent
        (which determination may not be changed from that which was set forth in
        such
        broker's sealed appraisal). The sole responsibility of the third broker shall
        be
        to determine which of the determinations made by the first two (2) brokers
        is
        most accurate. The third broker shall have no right to propose a middle ground
        or any modification of either of the determinations made by the first two
        (2)
        brokers. The Market Rent shall be determined by the selection made by the
        third
        broker from the determinations submitted by the first two (2)
        brokers.

      

      (C) Costs»

      .
        Each
        party shall pay the fees and expenses of its own broker, and fifty percent
        (50%)
        of the fees and expenses of, and the cost of appointing, the third broker.
        

      

      (D) Criteria»

      .
        Subject
        to the criteria set forth in subparagraph (C) above, the Market Rent shall
        be
        determined using the "market comparison approach." The brokers shall use
        their
        best efforts to fairly and reasonably appraise and determine the Market Rent
        in
        accordance with the terms of this Lease, and shall not act as advocates for
        either Landlord or Tenant.

      

      (E) Limitation
        on Broker's Authority»

      .
        The
        brokers shall have no power to modify the provisions of this Lease, and their
        sole function shall be to determine the Market Rent in accordance with this
        Section 1.9 of this Lease.

      

      

       

      1.10
        Percentage Rent:
        None.

      

      1.11
        Addresses for Notices:

      

       

      
        	 	
                To
                  Landlord:

              	
                c/o
                  Jeffrey Fischer

              
	 	 	
                23901
                  Calabasas Road, #1065

              
	 	 	
                Calabasas,
                  CA 91302

              
	 	 	     
	 	
                To
                  Tenant:

              	
                At
                  the address of the Premises

              

      

      

      

      Section
        1.1 1.12
        Permitted Use:        The
        Premises shall be used for upscale Yoga/fitness instruction and for the
        incidental sale of related yoga accessories, equipment, clothing and hot
        and
        cold snacks, beverages and other food products (provided no cooking which
        generates grease, smoke or reasonably objectionable food odors (which reasonably
        objectionable food odors can be experienced outside the Premises) shall be
        done
        on-Premises). In no event shall any portion of the Premises be used as a
        restaurant whose Primary Use is the sale of “Mexican, South American, or
        Southwestern Style food.” The terms “Mexican, South American, or Southwestern
        Style” shall include, without limitation, tortillas, tacos, burritos,
        quesadillas, fajitas, tortas, enchiladas, nachos, guacamole, frijoles, churros,
        tortilla chips, and/or any other food items commonly known to be Mexican
        (including food from regional subdivisions thereof such as Vera Cruz, Baja,
        Yucatan, etc.) in origin and/or style; and/or any food which has a
        Mexican-related appellation, including without limitation “Fresh Mex”, “Tex-Mex”
and “Southwestern. “Primary Use” shall mean five (5%) percent or more of the Net
        Sales or menu items of the business.

      
        
           

        

        
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            3

          
            

          

        

        
           

        

      

      
 

      
        	
                 1.13
                  Security Deposit: 

              	
                $22,000.00

              
	 	 
	
                 1.14
                  Prepaid Rent:

              	
                $22,000.00

              
	 	 
	
                 1.15
                  Guarantor:

              	
                Bill
                  Glaser  

              
	
                 

              	 
	
                1.16
                  Broker(s):

              	
                Eli
                  Strom, LS Realty Group (for Tenant)

              

      

      

      1.17
        Signage:
        Tenant
        shall have the right to erect on the front elevation of the exterior of the
        building located on the Premises an internally illuminated, channel letter
        prototypical sign of such dimensions as Tenant may desire, subject to Tenant
        obtaining governmental approval therefor and the approval of Landlord therefor,
        which approval shall not be unreasonably withheld. Tenant also shall have
        the
        right to erect its signage on the current rooftop sign located on the Premises
        an internally illuminated, channel letter prototypical sign of such dimensions
        as Tenant may desire, subject to Tenant obtaining governmental approval therefor
        and the approval of Landlord therefor, which approval shall not be unreasonably
        withheld. Tenant acknowledges that the current rooftop sign is grandfathered
        in
        under existing codes and ordinances, and Tenant shall take no action which
        would
        cause such rooftop sign to lose such grandfathered status.

      

      

      The
        provisions of this Article 1 summarize certain terms of this Lease which
        are
        more fully described in the balance of this Lease. In the event of a conflict
        between the provisions of Article 1 and the balance of this Lease, the
        provisions of the balance of this Lease shall control. Capitalized terms
        shall
        have the meanings set forth in Exhibit B or otherwise defined in the body
        of
        this Lease.

      

      ARTICLE
        2. PREMISES

      

      2.1 Condition.
        Tenant
        acknowledges that it is in possession of the Premises and that Tenant accepts
        the Premises in its "AS-IS, WHERE IS" condition and in the state of repair
        as
        the Premises are in as of the date Landlord delivers the Premises to Tenant.
        

      

      2.2 Delivery.
        Landlord shall deliver possession of the Premises, and Tenant shall accept
        delivery of possession of the Premises, on the Execution Date. In event that
        Landlord does not deliver possession of the Premises to Tenant within ninety
        (90) days after the Execution Date for any reason, either party may at any
        time
        thereafter (but prior to delivery of possession) terminate this Lease without
        liability by delivering written notice to the other party with no further
        obligations thereafter accruing from Landlord to Tenant. 

      

      2.3 Intentionally
        Omitted.

      

      2.4 Right
        to Enter.
        Upon
        providing the Tenant with reasonable prior notice (other than in the event
        of an
        emergency), Landlord and/or Landlord's authorized representatives shall have
        the
        right to enter the Premises at all reasonable times for the purpose of showing
        the Premises to prospective insurers, Governmental Authorities, purchasers
        or
        lenders, and potential occupants. Tenant additionally shall permit Landlord,
        or
        Landlord's authorized representatives, to enter the Premises at all times
        during
        usual business hours to inspect the Premises, to perform Landlord's duties
        under
        this Lease, and to perform any work therein that Landlord may deem
        necessary to prevent waste or deterioration of the Premises or Project, or
        in
        connection with the expansion, reduction, remodeling, maintenance, repair
        or
        renovation of any portion of the Project. 

      

      ARTICLE
        3.  LEASE
        TERM

      

      3.1 Duration.
        This
        Lease shall become fully effective and binding as of the Execution Date.
        The
        "Lease Term" means that period commencing on the Execution Date and continuing
        through the Expiration Date, unless sooner terminated as provided in this
        Lease
        or by law. 

       

      3.2 Intentionally
        Omitted.

      

      3.3 Surrender
        of the Premises.
        At the
        Expiration Date or earlier termination of this Lease, subject to Section
        15.5
        below, Tenant shall remove all of Tenant's personal property from the Premises,
        repair any damage caused by such removal, and surrender possession of the
        Premises to Landlord in broom clean condition and good state of repair, except
        ordinary wear and tear, and damage or destruction covered by Article 18.
        If
        Tenant does not surrender possession of the Premises to Landlord as set forth
        herein, Tenant shall be in default and shall be deemed a holdover tenant
        at
        sufferance on the same terms and conditions except that Tenant Minimum Annual
        Rent shall be two times the Minimum Annual Rent payable during the last month
        of
        the Lease Term.

       

      
        
          
             

          

          
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              4

            
              

            

          

          
             

          

        

ARTICLE
        4. RENT

      

      4.1 Rent
        Commencement Date.
        Tenant's
        obligation to pay Minimum Annual Rent (as defined in Section 1.9) shall commence
        upon the Minimum Rent Commencement Date and Tenant’s obligation to pay
        Additional Rent (as defined in Exhibit B) shall commence upon the Rent
        Commencement Date (as defined in Section 1.8). 

      

      4.2 Minimum
        Annual Rent.
        Tenant
        shall pay each monthly installment of Minimum Annual Rent during the Lease
        Term,
        in advance, on the first day of each calendar month, without setoff, deduction,
        prior notice or demand. If the Rent Commencement Date is other than the first
        day of a calendar month, then the Minimum Annual Rent for such fractional
        month
        shall be computed on a daily basis in an amount equal to one-thirtieth (1/30th)
        of the monthly installment of Minimum Annual Rent. 

      

      4.3 Intentionally
        Omitted. 

      

      4.4 Additional
        Rent.
        Tenant
        shall pay all Additional Rent (as defined in Exhibit B) without setoff,
        deduction or demand in the amounts and in the manner set forth in this Lease.
        Tenant's payments of Additional Rent pursuant to Articles 5, 10 and 11 shall
        be
        payable in the following manner:

      

      (a)
        Estimate.
        Commencing with the Rent Commencement Date and continuing throughout the
        balance
        of the Lease Term, Tenant shall pay Landlord, on the first day of each calendar
        month, those amounts Landlord reasonably estimates to be Tenant's share of
        the
        aforementioned Additional Rent. Landlord may adjust in Landlord's reasonable
        business judgment such monthly estimates at the end of any calendar quarter
        on
        the basis of Landlord's experience and reasonably anticipated
        costs.

      

      (b)
        Reconciliation.
        Following the end of each calendar year or property tax installment period,
        as
        applicable, Landlord shall furnish Tenant a statement covering the billing
        period showing the total of the applicable Additional Rent expenses, Tenant's
        share of such expenses for such billing period, and the total prior estimated
        payments made by Tenant with respect to such period. If Tenant's share of
        the
        Additional Rent expenses exceeds the total of Tenant's payments with respect
        thereto, Tenant shall pay Landlord the deficiency within ten (10) days after
        receipt of such statement. If said payments exceed Tenant's share of the
        specified Additional Rent expenses, such excess shall be offset against the
        payments next due Landlord for the same Additional Rent expense. If Tenant
        does
        not raise objections to such statement within ninety (90) days after the
        date
        Tenant receives the same, such statement shall be conclusive and binding
        upon
        Tenant.

      

      4.5 Failure
        to Pay Rent When Due.
        There
        shall be an administrative fee as detailed below for any charge or payment
        due,
        including Minimum Rent and Additional Rent, not timely received at the office
        designated as the location of the Landlord to which payments are to be
        made.

      

      FEE
        SCHEDULE:

      

      a.
        Five
        Percent (5%) of the unpaid amount if not received within ten (10) days of
        due
        date for each payment;

      

      b.
        An
        additional Five Percent (5%) of the unpaid amount if not received within
        thirty
        (30) days of due date for each payment.

      
        
           

        

        
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            5

          
            

          

        

        
           

        

      

      

      

      The
        above
        fees are necessitated by the additional administrative and legal expenses
        incurred in the handling, processing and collection of charges not received
        when
        due. Payment of any administrative fees incurred due to late payment shall
        not
        negate the fact that the Lease was in default due to the payments not having
        been received when due. Additionally, it is understood that the above fees
        relate to administrative expenses incurred prior to any litigation and are
        not
        in any manner an offset against legal fees to be borne by Tenant in the event
        of
        litigation of any kind and for any reason. Administrative fees shall be subject
        to any limit imposed by Federal or State law.

      

      4.6 Address
        for Payments.
        Tenant
        shall pay all rent and other payments due Landlord at Landlord’s notice address
        or at such place as Landlord may from time to time designate in writing.
        If no
        address is specified in this Section 4.6, all rent and other payments due
        Landlord shall be paid to the address specified in Section 1.11 above for
        notices sent to Landlord.

      

      ARTICLE
        5. TAX
        AND INSURANCE EXPENSES

      

      5.1
         Taxes. Commencing
        on the Execution Date, Tenant agrees to pay to Landlord Tenant’s share of
        the amount of all Taxes levied for any reason on the Project and the
        improvements thereon) and costs associated with challenging such Taxes which
        Landlord may incur. 

      

      Tenant's
        share of Taxes shall be that portion of Taxes on the Project equal to the
        proportion thereof which the Floor Area of the Premises bears to the Floor
        Area
        of all the areas used and occupied by the tenants of the Project provided
        an
        equitable adjustment shall be made for buildings which are only partially
        completed on the date such Taxes become a lien. It is expressly understood
        that
        the Premises shall not be separately assessed.

      

      Tenant
        shall pay before delinquency all Taxes (including sales and use taxes),
        assessments, license fees and public charges levied, assessed or imposed
        upon
        Tenant's business operation as well as upon Tenant's merchandise, Improvements
        and personal property. In the event such items of Tenant's property are assessed
        with property of Landlord, Landlord shall allocate such assessment between
        Landlord and Tenant so that Tenant shall pay only Tenant's equitable
        portion.

      

      Taxes
        means all taxes, assessments (special or otherwise), water, trash, sewer
        or
        other utility fees, fees related to environmental laws and regulations, and
        any
        other governmental or quasi-governmental levies, fees or charges of any kind,
        nature or sort whatsoever, ordinary and extraordinary, foreseen or unforeseen,
        and substitutes therefor related in any manner to the Project or any part
        thereof, equipment used in connection therewith, rents or other amounts
        receivable therefrom, sales therefrom, any use thereof, any facility located
        therein or used in conjunction therewith, or to the business or activity
        of
        owning, leasing, managing or operating a Project, however same shall be labeled
        and whether such Taxes be measured by way of rents, sales, use, usage, square
        footage, traffic counts, car counts, parking usage, value or cost of land
        or
        improvements, sale or transfer price or measured in any other way. Taxes
        shall
        not include Landlord’s
        income
        or franchise taxes or any inheritance, estate, transfer, succession, gift,
        franchise, corporation, income or profit tax or capital levy. 

      

      5.2 Insurance. Commencing
        on the Execution Date, Tenant agrees to pay Landlord Tenant's share of the
        cost
        of all casualty or liability insurance required or elected to be maintained
        by
        Landlord on the buildings within the Project (Insurance). Tenant's share
        of
        Insurance shall be equal to the ratio of the Floor Area to the Premises to
        the
        Floor Area of all buildings covered by such Insurance. 

      

      ARTICLE
        6. USE. 

      

      6.1 Use. Tenant
        shall operate the entire Premises only under Tenant's Trade Name and shall
        use
        the entire Premises for the Permitted Use, and under no other trade name
        and for
        no other use or purpose. Tenant shall at all times comply with all Legal
        Requirements applicable to its use and/or occupancy of the Premises. Tenant
        shall not use the Premises, or permit or fail to prevent the Premises to
        be
        used, (a) for any purpose or in any manner that violates any Legal Requirement
        or which is a public or private nuisance, (b) for the sale or display of
        pornography, nudity, graphic violence, drug paraphernalia, or any goods and/or
        services that, in the sole and absolute discretion of Landlord, are inconsistent
        with the image of a community or family-oriented Project, (c) as a massage
        parlor, adult bookstore or second-hand store, or (d) to conduct an auction,
        distress, fire, bankruptcy or going-out-of-business sale or similar sales.
        Tenant shall not cause or permit any waste to occur in the Premises. Tenant
        shall comply with all exclusive use rights of other tenants in the Project
        of
        which Landlord shall provide Tenant written notice.

      
        
           

        

        
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            6

          
            

          

        

        
           

        

      

       

      6.2 Hazardous
        Materials. 

      

      (a) In
        General.  Landlord
        represents and warrants to Tenant that, to its actual knowledge as of the
        Execution Date the Premises, the Common Areas, and the Project are free from
        Hazardous Materials. Tenant shall not use, generate, manufacture, produce,
        store, transport, treat, dispose or permit the escape or release on, under,
        about or from the Premises, or any part thereof, of any Hazardous Materials.
        If
        Tenant's Permitted Use requires the use and/or storage of any Hazardous
        Materials on, under or about the Premises, Tenant shall fully and promptly
        comply with all Hazardous Materials Laws at all times during the Lease Term,
        and
        at the expiration or earlier termination of the Lease Term, Tenant shall
        remove
        and dispose of all Hazardous Materials affecting the Premises and the Project
        resulting from the use or occupancy thereof by Tenant or Tenant's agents,
        employees, suppliers, contractors, subtenants, successors and assigns.

      

      (b) Indemnity.
        Tenant
        shall indemnify, protect, defend and hold Landlord (and Landlord's partners,
        joint venturers, shareholders, members, affiliates and property managers,
        and
        their respective officers, directors, employees and agents) and Landlord's
        Mortgagee harmless from and against any and all Claims arising out of, in
        connection with, or directly or indirectly arising out of the use, generation,
        manufacture, production, storage, treatment, release, disposal or transportation
        of Hazardous Materials by Tenant, or any successor, assignee or sublessee
        of
        Tenant, or their respective agents, contractors, or employees, on, under,
        about
        or from the Premises or the Project. Any defense of Landlord pursuant to
        the
        foregoing indemnity shall be by counsel reasonably acceptable to Landlord.
        Tenant's obligations hereunder shall survive the termination or expiration
        of
        this Lease- Landlord shall indemnify, protect, defend and hold Tenant (and
        Tenant's partners, joint venturers, shareholders, members, affiliates and
        property managers, and their respective officers, directors, employees and
        agents) harmless from and against any and all Claims arising out of, in
        connection with, or directly or indirectly arising out of the use, generation,
        manufacture, production, storage, treatment, release, disposal or transportation
        of Hazardous Materials by Landlord or its agents, contractors, or employees,
        on,
        under, about or from the Premises or the Project. Any defense of Tenant pursuant
        to the foregoing indemnity shall be by counsel reasonably acceptable to Tenant.
        Landlord's obligations hereunder shall survive the termination or expiration
        of
        this Lease.

      

      (c) Reporting.
        Each
        party shall notify the other party in writing, immediately after any of the
        following: (i) the party has knowledge, or has reasonable cause to believe,
        that
        any Hazardous Material(s) have been released, discharged or located on, under
        or
        about the Premises or the Project, or (ii) the party receives any warning,
        notice of inspection, notice of violation or alleged violation, or the party
        receives notice or knowledge of any proceeding, investigation, order or
        enforcement action, under any Hazardous Materials Law regarding the Premises
        or
        the Project.

      

      

      ARTICLE
        7. TENANT'S
        OPENING COVENANT

      

      7.1 Opening
        Covenant. Tenant
        shall open for business for one (1) day in the entire Premises, fully stocked
        and staffed for the Permitted Use and under Tenant’s Trade Name, within one
        hundred twenty (120) days after the Delivery Date. Thereafter, if Tenant
        shall
        discontinue operating for business in substantially all of the Premises for
        the
        Permitted Use and under the Permitted Trade Name, and such discontinuance
        continues for more than sixty (60) consecutive days, then Landlord shall
        have
        the right, at any time while such discontinuance continues, to terminate
        this
        Lease upon thirty (30) days prior written notice to Tenant. If Landlord so
        terminates this Lease, then Tenant shall reimburse Landlord for the unamortized
        portion of the Tenant Construction Allowance (amortized on a straight line
        basis
        over 10 years). Tenant shall not be considered to have “discontinued operations”
during any temporary disruptions in Tenant’s operations due to casualty,
        condemnation, force majeure, repairs, or up to thirty (30) days in the aggregate
        for making alterations.

      

      7.2 INTENTIONALLY
        OMITTED.

      

      ARTICLE
        8. IMPROVEMENTS

      

      8.1 Intentionally
        Omitted.

      

      8.2 Improvements.
        Tenant
        may, from time to time after prior written notice to Landlord, make such
        Improvements to Tenant's storefront and store interior as Tenant may desire,
        at
        Tenant's own expense and in accordance with plans and specifications approved
        by
        Landlord. Landlord’s
        approval shall not be unreasonably withheld, except that Landlord’s
        approval shall be in Landlord’s
        sole
        and absolute discretion for Improvements to the mechanical or electrical
        systems, to the exterior walls or roof of the Premises, or to any storefront;
        and any penetration into or through the roof, ceiling, demising walls, floor
        or
        structural elements of the Premises. Tenant shall reimburse Landlord for
        all
        costs and expenses (including, without limitation, any architect or engineer
        fees) incurred by Landlord in approving or disapproving Tenant's plans for
        Improvements. In the event such Improvements involve or require penetration
        of
        the roof of the Premises or involve or require utility lines, systems or
        facilities Landlord may require that such portion of the Improvements be
        performed by Landlord’s
        contractor at Tenant’s
        own
        expense.

      
        
           

        

        
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      8.3 
        Mechanics' Liens.
        Tenant
        shall pay or cause to be paid all costs of labor, services and materials
        supplied in the prosecution of any work done in the Premises, and Tenant
        shall
        keep the Premises free and clear of all mechanics' liens and other liens
        arising
        out of any work done for Tenant or persons claiming under Tenant. Tenant
        shall
        promptly notify Landlord of any Claim or lien filed against the Premises
        or the
        commencement of any action affecting the title thereto, in which event Landlord
        may (but shall not be obligated to) discharge said lien by (i) paying the
        claimant an amount sufficient to settle and discharge the claim,
        (ii) posting a release bond, or (iii) taking such action as Landlord
        shall deem appropriate in Landlord's sole and absolute discretion, and Tenant
        shall pay to Landlord on demand all costs incurred by Landlord in settling
        and
        discharging such lien (including reasonable attorney fees and bond
        premiums).

      

      Landlord
        or Landlord's representatives shall have the right to go upon and inspect
        the
        Premises at all reasonable times upon reasonable advance notice, and shall
        have
        the right to post and keep posted thereon notices of non-responsibility or
        such
        other notices that Landlord may deem to be proper for the protection of
        Landlord's interest in the Premises. Tenant shall give Landlord at least
        fifteen
        (15) days advance written notice of Tenant's intention to commence any work
        that
        might result in a lien described in this Article.

      

      8.4 Title
        to Improvements.
        All
        Improvements not removed by Tenant prior to the expiration or earlier
        termination of this Lease shall become the property of Landlord upon expiration
        or earlier termination of this Lease. Landlord's reversionary interest in
        the
        Improvements shall at all times be prior and superior to any interest of
        any
        lender of Tenant, or of any other entity claiming any purchase money lien
        or
        other interest in the Improvements.

      

      ARTICLE
        9. REPAIRS;
        MAINTENANCE

      

      9.1 Tenant's
        Obligations.
        Tenant
        agrees at all times from and after the Execution Date, at Tenant's own cost
        and
        expense, to repair, maintain in good and tenantable condition and replace,
        as
        necessary, the Premises and every part thereof whether installed by Landlord
        or
        Tenant (except portions of the Premises expressly required to be maintained
        by
        Landlord pursuant to Section 9.2 of this Lease), including, without limitation,
        exterior and interior glass; Tenant's Interior Demising Partitions; mechanical
        and utility systems exclusively serving the Premises (including the heating
        and
        air conditioning system); signs; locks and closing devices, window sashes,
        casements and frames; doors and door frames; floor coverings; drop ceilings;
        any
        grease traps and piping; the storefront; and all items of repair, maintenance,
        alteration, improvement or reconstruction as may be required by any Legal
        Requirement or the insurance underwriter(s) for the Project. All replacements
        made by Tenant shall be of like size, kind and quality to the items replaced
        as
        such item or items existed when originally installed and shall be subject
        to
        Landlord's prior approval. Tenant, at its expense, shall install and maintain
        fire extinguishers and other fire protection devices as may be required from
        time to time by any agency having jurisdiction thereof or by
        Landlord’s
        insurance carrier. 

      

      9.2 Landlord's
        Obligations.
        Landlord
        shall repair, maintain in good and tenantable condition and replace, as
        necessary, the roof, exterior walls and structural parts of the Premises
        (including the structural floor), and all Utility installations serving the
        Premises on a nonexclusive basis (except where the appropriate utility company
        performs such duties). In no event shall Landlord be required to make repairs
        necessitated by the negligence or willful acts of Tenant or anyone claiming
        under Tenant, because of the failure of Tenant to perform or observe any
        term or
        condition of this Lease, or because of Improvements made by Tenant. Landlord
        shall be under no obligation to repair, replace or maintain the Premises
        or the
        mechanical equipment exclusively serving the Premises at any time, except
        as
        this Lease expressly provides. Notwithstanding anything to the contrary
        contained in this Lease, Landlord shall not in any way be liable to Tenant
        for
        failure to make repairs as herein specifically required of Landlord unless
        Tenant has previously notified Landlord of the need for such repairs and
        Landlord has failed to commence and complete said repairs within a reasonable
        period following receipt of Tenant's notification. The definition of Common
        Area
        Expenses includes all work performed by Landlord in accordance with this
        Section, except as otherwise expressly provided for in this Lease.

       

      9.3 Performance
        of Work by Landlord.
        If
        Tenant refuses or neglects to repair, replace, or maintain the Premises,
        or any
        part thereof, in a manner reasonably satisfactory to Landlord, Landlord shall
        have the right but not the obligation, upon giving Tenant prior notice of
        Landlord's election to do so (except for an emergency in which event no such
        notice shall be required), to enter the Premises and make such repairs or
        perform such maintenance or replacements on behalf of and for the account
        of
        Tenant. No exercise by Landlord of any rights herein reserved shall entitle
        Tenant to any compensation, damages or abatement of rent from Landlord for
        any
        injury or inconvenience occasioned thereby. If Landlord performs any maintenance
        or other obligations that Tenant is required to perform under the terms of
        this
        Lease, Tenant shall upon demand pay to Landlord the costs and expenses incurred
        by Landlord's performance on behalf of Tenant (or shall deposit with Landlord
        the anticipated amounts thereof), plus Landlord's Administrative
        Fee.

       

      
        
          
             

          

          
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      ARTICLE
        10. UTILITIES,
        AIR CONDITIONING, AND TRASH REMOVAL

      

      10.1 Utilities.
        Tenant
        shall arrange with utility companies for the provision of such Utilities
        to the
        Premises and shall pay all utility hookup fees. Tenant shall pay for all
        utilities consumed by the Premises directly to the utility company before
        such
        payment shall become delinquent. With respect to the air conditioning system,
        Tenant shall contract with a qualified air conditioning service company approved
        by Landlord for the monthly maintenance and the repair and replacement, as
        necessary, of the air conditioning system. 

      

      10.2 Trash
        Removal.  Commencing
        on the Execution Date, Tenant shall cause all trash, garbage and solid waste
        generated by the Premises to be placed in a dumpster to be furnished by
        Landlord, and cause the same to be removed on a regular basis so that trash,
        garbage and solid waste does not accumulate within any portion of the Premises.
        Landlord shall contract for the dumpster and trash removal and shall promptly
        pay all costs in connection therewith, and such costs shall be included in
        Common Area Expenses (prior to the Rent Commencement Date Tenant shall reimburse
        Landlord directly for such costs). 

      

      ARTICLE
        11. COMMON
        AREA

      

      11.1 Tenant's
        License to Use.
        Landlord
        grants to Tenant and its employees, customers and invitees a license to use
        the
        Common Area during the Lease Term for the parking and passage of motor vehicles
        and pedestrians, subject to the rights of Landlord, and the other tenants
        of
        Landlord to use the same in common with Tenant. Notwithstanding the foregoing,
        Tenant shall not permit its employees to park in the Common Area. Tenant
        shall
        furnish the license plate numbers of its employees to Landlord immediately
        upon
        request, and if Tenant’s employees park in the Common Area, in addition to all
        other remedies which Landlord may have at law or in equity, Landlord shall
        be
        entitled to tow or boot such automobiles and/or assess a fine against Tenant
        of
        $50.00 per violation. Landlord may designate some of the parking spaces within
        the Common Area for short term use.

      

      11.2 Common
        Area Expenses. 

      

      (a) 
        In General.
        "Common
        Area Expenses" shall mean all reasonable costs and expenses of any kind or
        nature in connection with the use, ownership, operation and maintenance of
        the
        Common Area as defined in Exhibit B, including without limitation, all general
        maintenance, repairs and replacements deemed necessary by Landlord or as
        may be
        required by Governmental Authority, the costs and expenses of lighting the
        Common Areas; the costs of cleaning, patching, resurfacing, replacing and
        restriping the parking areas; trash removal; all Taxes assessed for any reason
        on the improvements and land comprising the Common Area; all personal property
        Taxes assessed for any reason and levied on any personalty for use on the
        Common
        Area; public liability insurance and All Risks insurance (including earthquake
        and flood coverage if obtained by Landlord) on the Common Area; and the
        Administrative Fee with respect to all Common Area expenses. Common
        Area Expenses shall not include: (i) leasing commissions, (ii) rents payable
        for
        a leasing office, costs, disbursements, and other expenses incurred for leasing,
        renovating, or improving space for tenants; (iii) costs (including permit,
        license, and inspection fees) incurred in renovating, improving, decorating,
        painting, or redecorating vacant space or space for tenants; (iv) depreciation
        and amortization on the Project, except for the annual amortization (amortized
        over the useful life) of costs of items considered capital repairs,
        replacements, improvements and equipment under generally accepted accounting
        principles consistently applied which are incurred by Landlord after the
        Rent
        Commencement Date; (v) except for the amortization costs permitted under
        (iv)
        above, costs of a capital nature including capital expenditures, capital
        improvements, capital repairs, capital equipment, and capital tools, as
        determined under generally accepted accounting principles 

      
        
           

        

        
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      consistently
        applied, including without limitation, those incurred due to the actions
        of
        other tenants in the Project; (vi) federal, state, or local income taxes,
        franchise, gift, transfer, excise, capital stock, estate, succession, or
        inheritance taxes, and penalties or interest for late payment of Common Area
        Taxes; (vii) costs incurred because Landlord or another tenant violated the
        terms of its lease (Tenant shall bear 100% of the costs incurred because
        of
        Tenant’s violation of its lease); (viii) overhead and profit paid to
        subsidiaries or affiliates of Landlord for management or other services on
        or to
        the Project or for supplies or other materials, to the extent that the costs
        of
        the services, supplies, or materials were higher than the cost thereof if
        they
        had not been provided by a subsidiary or affiliate or to the extent such
        sums
        together with amounts paid to unrelated parties for the same or similar services
        exceed the usual and customary charges for same in the local marketplace;
        (ix)
        interest on debt or amortization payments on mortgages or deeds of trust
        or any
        other debt for borrowed money; rentals and other related expenses incurred
        in
        leasing air conditioning systems, elevators, or other equipment ordinarily
        considered to be of a capital nature; (x) items and services for which Tenant
        reimburses Landlord or pays third parties or that Landlord provides selectively
        to one or more tenants of the Project other than Tenant without reimbursement;
        (xi) advertising and promotional expenditures other than costs related to
        Project signage; (xii) nonrecurring costs incurred to remedy structural defects;
        fines or penalties incurred because Landlord violated any governmental rule
        or
        authority in its initial construction; and (xiii) costs incurred to remediate
        any Hazardous Material contaminating the Project which was not caused by
        Tenant.
        Furthermore, Common Area Costs shall not include any management or
        administrative fees, costs or expenses of a partnership, or other entity,
        which
        constitutes Landlord not directly related to the Project (such as accounting
        fees, tax returns, and income taxes of such entity), and expenses incurred
        by
        Landlord not directly related to the Project, or its operations including,
        without limitation, compensation paid to officers, executives, or partners
        of
        Landlord, and in lieu thereof, Landlord shall be entitled to the Administrative
        Fee as provided above.

      

      (b) Calculation.
        Tenant
        shall pay its share of Common Area Expenses in the manner provided in Section
        4.4. Tenant's share of Common Area Expenses shall be calculated as follows:
        Tenant's share of Common Area expenses for the previous calendar quarter
        or year
        shall be the proportion of all such expenses that the Floor Area of the Premises
        bears to the total Floor Area of all premises in the Project that are occupied
        and open for business. 

      

      11.3
        Direct Expenses.
        Notwithstanding anything to the contrary contained in this Lease, in the
        event
        that Landlord determines, in Landlord’s
        sole
        discretion, at any time during the Lease Term that it is more appropriate
        and/or
        equitable that all or any portion of the Common Area Expenses set forth in
        Section 11.2 be chargeable exclusively to the Occupants of a particular
        building or to a particular Occupant or group of Occupants rather than to
        all
        Occupants of the Project, then such charges shall be excluded in determining
        the
        aggregate amount of the Common Area Expenses and shall be referred to herein
        as
        "Direct Expenses". Tenant shall pay its share of Direct Expenses and
        Administrative Fee, at Landlord's option, either in estimated monthly
        installments in accordance with Section 4.4 or within ten (10) days of receipt
        of a bill for same. Tenant's proportionate share of Direct Expenses shall
        be a
        fraction, the numerator of which is the Floor Area of the Premises, and the
        denominator of which is the total Floor Area of the premises (including the
        Premises) of all Occupants comprising the group to which the Direct Expenses
        relate.

      

      11.4 Control
        of Common Area.
        Landlord
        shall at all times have the right (as described in Section 23.3) to make
        such
        changes to the Common Area as Landlord shall elect, including without limitation
        the location and relocation of driveways, entrances, exits and automobile
        parking spaces, the direction and flow of traffic, and the installation and
        designation of prohibited areas, landscaped areas and Utility installations,
        provided that the access to, visibility of, the Premises is not materially
        and
        adversely affected. Landlord shall at all times have the sole and exclusive
        control of the Common Area, including, without limitation, the right to lease
        space within the Common Area to tenants for the sale of merchandise and/or
        services and the right to permit advertising displays, educational displays
        and
        entertainment in the Common Area, including kiosks, carts and other temporary
        or
        permanent stands; provided that the access to, visibility of, the Premises
        is
        not materially and adversely affected. Landlord shall also have the right
        at any
        time and from time to time to exclude and restrain any person from the use
        or
        occupancy thereof or to temporarily close the Common Areas as Landlord
        reasonably determines shall be reasonably necessary to prevent the accrual
        of
        prescriptive rights. Landlord shall use reasonable, good faith efforts to
        minimize interference with Tenant's business when Landlord performs any
        maintenance, repairs and replacements of the Common Areas.

      

      11.5 Rules
        and Regulations.
        Landlord
        shall have the right to establish additional reasonable, non-discriminatory
        and
        equitable Rules and Regulations for the proper and/or efficient operation
        and
        maintenance of the Common Area or any portion thereof, and Tenant shall comply
        with the same, provided Landlord has furnished written notice to Tenant
        specifying such reasonable, non-discriminatory and equitable Rules and
        Regulations.

       

      11.6
         Valet
        Parking.
        Landlord may, at its option, develop and implement a valet parking system
        on all
        or any portion of the Property and Landlord and Tenant agree to cooperate
        with
        each other and with the valet parking operator to develop and implement a
        mutually satisfactory program. On a monthly basis, upon receipt of Landlord’s
        invoice, Tenant shall reimburse Landlord for fifty percent (50%) of the costs
        incurred by Landlord to develop, implement and operate the valet parking
        system
        (net of any net proceeds earned by Landlord from such valet parking
        program).

       

      
        
          
             

          

          
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      ARTICLE
        12. INSURANCE
        OBLIGATIONS 

      

      12.1 Tenant's
        Insurance Obligations.
        At all
        times from and after the Execution Date, Tenant shall procure and maintain,
        at
        Tenant's sole cost and expense, the following policies of
        insurance:

      

      (a) Liability.
        Comprehensive general liability insurance with broad form contractual liability
        coverage and with coverage limits of not less than One Million Dollars
        ($1,000,000) combined single limit, per occurrence, and Two Million Dollars
        ($2,000,000) combined single limit in the aggregate, specifically including
        product liability insurance. Such policy shall insure Tenant's performance
        of
        the indemnity provisions of this Lease. 

      

      (b) Workers'
        Compensation.
        Workers'
        compensation insurance in the amount required by the State of California
        for the
        benefit of Tenant's employees.

      

      (c) Plate
        Glass.
        Insurance covering the full replacement cost of all plate glass on the Premises;
        Tenant may self-insure such risk upon prior approval of Landlord.

      

      (d) Equipment.
        Boiler
        and machinery insurance on the air conditioning system (or any part thereof)
        with coverage limits of not less than One Million Dollars ($1,000,000) per
        occurrence.

      

      (e) Tenant's
        Personal Property and Improvements.
        Property
        insurance covering any peril generally included in the classification "all
        risks" covering all merchandise, Improvements, and Tenant’s
        personal property, in an amount not less than one hundred percent (100%)
        of
        their full replacement cost. 

      

      (f) Business
        Interruption Insurance. Business
        interruption insurance covering Tenant’s
        business operated in the Premises.

      

      12.2 Policy
        Requirements; Right to Adjust Requirements.
        All
        policies of insurance provided for herein shall be issued by insurance companies
        that have a general policyholder's rating of not less than "A+V", as rated
        in
        the most current available "Best's" Insurance Reports, and licensed to do
        business in the State of California All policies of insurance provided for
        herein (with the exception of workers' compensation insurance) shall name
        Landlord, Landlord's property manager, all Mortgagees and such other individuals
        or entities as Landlord may from time to time designate, as "additional named
        insureds." Certificates of all insurance required of Tenant hereunder shall
        be
        delivered to Landlord at least ten (10) days prior to the Execution Date.
        All
        certificates of insurance delivered to Landlord shall contain an agreement
        by
        the company issuing said policy to give Landlord thirty (30) days' advance
        written notice of any cancellation, expiration, lapse, reduction or other
        adverse change respecting such insurance. All public liability, property
        damage
        or other casualty policies shall be written as primary policies, not
        contributory with or secondary to coverage that Landlord may carry. Landlord,
        at
        any time, and from time to time, may require the insurance limits set forth
        herein to be increased to reflect the then-prevailing standards in the industry
        as to businesses of the type being operated at the time in the
        Premises.

      

      12.3 Mutual
        Waivers of Rights.
        Landlord
        (for Landlord and Landlord's insurer), waives any rights, including rights
        of
        subrogation, and Tenant (for Tenant and Tenant's insurer), waives any rights,
        including rights of subrogation, each may have against the other, and Tenant
        (for Tenant and Tenant's insurer) waives any rights, including rights of
        subrogation, for compensation of any loss or damage occasioned to Landlord
        or
        Tenant arising from any risk generally covered by the All Risks insurance
        required to be carried by Landlord and Tenant. The foregoing waivers shall
        be
        operative only so long as available in the State of California.

      
        
           

        

        
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      ARTICLE
        13. INDEMNITY. Tenant
        shall indemnify, protect, defend and hold Landlord (and Landlord's partners,
        joint venturers, shareholders, Mortgagee, affiliates and property managers,
        and
        their respective officers, directors, employees and agents) harmless from
        and
        against any and all Claims arising out of or in connection with loss of life,
        personal injury, property damage, economic loss or other damages arising
        from
        (a) the use, occupation, improvement or maintenance of the Premises or any
        act
        or omission, work or activity in or about the Premises or Project by Tenant
        or
        Tenant's assignees or subtenants or their respective agents, employees, or
        contractors, or (b) any breach or failure to perform any obligation imposed
        on
        Tenant under this Lease after notice and expiration of applicable cure periods.
        Upon notice and request from Landlord, Tenant shall, at Tenant's sole expense
        and by counsel satisfactory to Landlord, defend any action or proceeding
        brought
        against Landlord by reason of any such Claim. Tenant assumes all risk of,
        and
        waives all Claims against Landlord for, loss of life, personal injury, property
        damage, economic loss or other damages in, upon or about the Premises, from
        any
        cause whatsoever, except to the extent caused by Landlord's negligence or
        wilful
        misconduct. Landlord shall indemnify, protect, defend and hold Tenant (and
        Tenant's partners, joint venturers, shareholders, affiliates and property
        managers, and their respective officers, directors, employees and agents)
        harmless from and against any and all Claims arising out of or in connection
        with loss of life, personal injury, property damage, economic loss or other
        damages arising from (a) the use, occupation, improvement or maintenance
        of the
        Common Areas or any act or omission, work or activity in or about the Premises
        (subject to the immediately preceding sentence) or the Project by Landlord
        or
        its respective agents, employees, contractors, or (b) any breach or failure
        to
        perform any obligation imposed on Landlord under this Lease after notice
        and
        expiration of applicable cure periods. Upon notice and request from Tenant,
        Landlord shall, at Landlord's sole expense and by counsel satisfactory to
        Tenant, defend any action or proceeding brought against Tenant by reason
        of any
        such Claim. The obligations of this Article 13 shall survive the expiration
        or
        earlier termination of this Lease. 

      

      ARTICLE
        14. ASSIGNMENT
        OR SUBLETTING

      

      14.1 Restrictions.
        Tenant
        shall not make, consent to, or suffer any Encumbrance. Tenant shall not Assign
        this Lease or sublet any portion of the Premises without first obtaining
        Landlord's written consent, which Landlord shall not withhold unreasonably.
        Landlord may withhold its consent on any reasonable ground, including, without
        limitation, if in Landlord's reasonable business judgment: (i) the Transferee's
        contemplated use of the Premises is not identical to the Permitted Use, (ii)
        the
        Transferee lacks sufficient business reputation or experience to operate
        a
        successful business of the type and quality permitted under this Lease, (iii)
        the net worth of the Transferee are less than that of Tenant at the Execution
        Date or at the date of request (whichever is higher), or (iv) Tenant is then
        in
        default of Tenant’s
        obligations under this Lease. 

      

      In
        the
        event the Assignment consists of or includes a change of control in which
        Bill
        Glaser ceases to be the person in control of Tenant, then as a condition
        to
        Landlord’s consent to such Assignment, Landlord may require the person or entity
        acquiring control of Tenant to provide Landlord a guaranty in the form attached
        as Exhibit E (with paragraph 18 deleted) or to provide such other collateral
        as
        Landlord may reasonably require.

      

      14.2 Procedures.
        Tenant
        shall request Landlord's consent to each such transaction in writing at least
        sixty (60) days before the effective date of any such transaction. Within
        twenty
        (20) business days after receipt of Tenant's request for consent (together
        with
        such background information as Landlord may reasonably request), Landlord
        may
        (a) consent to or disapprove the proposed Assignment or subletting, or (b)
        exercise Landlord's rights under Section 14.4. Landlord’s
        failure
        to respond within such twenty (20) business day period shall be deemed
        disapproval. Tenant shall remain fully liable to perform its duties under
        this
        Lease following the assignment or subletting. The acceptance of Rent by Landlord
        from any person other than Tenant shall not be deemed to be a consent to
        any
        Assignment or subletting. 

      

      14.3 Consideration
        to Landlord.
        In the
        event of an Assignment or sublease, Landlord shall be entitled to one-half
        (1/2)
        of the "bonus rent" as a result of such assignment or sublease. "Bonus rent"
        shall mean, (i) in the case of an Assignment, the value of all consideration
        paid by the Transferee for the Assignment, net of all reasonable costs,
        including without limitation reasonable commissions incurred by Tenant in
        connection with the Assignment, and (ii) in the case of a sublet, the value
        of
        all consideration paid to Tenant together with the excess, if any, in subrentals
        (including percentage rent) received by Tenant relating to the portion of
        the
        Premises being sublet over that portion of the corresponding payments of
        Minimum
        Annual Rent, Percentage Rent and Additional Rent for the same period made
        by
        Tenant to Landlord under this Lease, such excess being thereafter netted
        by the
        amount of all reasonable costs, including without limitation reasonable
        commissions incurred by Tenant in connection with the sublease.

       

      14.4 INTENTIONALLY
        OMITTED.

       

      
        
          
             

          

          
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      14.5
         No
        Release.
        Tenant
        shall not be released upon assignment but shall remain primarily liable,
        jointly
        and severally with the assignee, under this Lease.

      

      ARTICLE
        15. DEFAULTS
        BY TENANT; LANDLORD REMEDIES

      

      15.1 Events
        of Default.
        The
        occurrence of any of the following shall constitute a default by Tenant and
        a
        breach of this Lease.

      

      (a) Failing
        or refusing to pay any amount of Minimum Annual Rent or Additional Rent when
        due
        in accordance with the provisions of this Lease, should Tenant fail to cure
        same
        within five (5) days after receipt of written notice of such default;
        or

      

      (b) Failing
        or refusing to perform fully and promptly any covenant or condition of this
        Lease, should Tenant fail to cure the same within a reasonable period of
        time
        (not to exceed thirty (30) days) after receipt of written notice of such
        default
        or, when more than thirty (30) days shall be required because of the nature
        of
        the failure, if Tenant shall fail to either commence to cure such failure
        within
        such thirty (30) day period or thereafter fail to cure such failure within
        such
        longer period as shall be reasonable under the circumstances. 

      

      15.2 No
        Waiver.   The
        waiver by Landlord of any breach of any term, covenant or condition contained
        in
        this Lease shall not be deemed to be a waiver of such term, covenant or
        condition for any prior or subsequent breach thereof, or of any other term,
        covenant or condition contained in this Lease. Landlord's consent to or approval
        of any act by Tenant requiring Landlord's consent or approval shall not be
        deemed to waive or render unnecessary Landlord's consent to or approval of
        any
        prior or subsequent similar act by Tenant. Landlord's acceptance of partial
        Rent
        or performance by Tenant shall not be deemed to be an accord and satisfaction
        or
        a waiver of any preceding breach by Tenant of any term, covenant or condition
        of
        this Lease or of any right of Landlord to a forfeiture of this Lease by reason
        of such breach, regardless of Landlord's knowledge of such preceding breach
        at
        the time of Landlord's acceptance. No term, covenant or condition of this
        Lease
        shall be deemed to have been waived by Landlord unless such waiver is in
        writing
        and executed by Landlord.

      

      15.3 Landlord's
        Rights and Remedies. 

      

      A.
        In the
        case of such default or defaults described in Section 15.1 above, then Landlord,
        besides other rights or remedies Landlord may have, shall have the immediate
        rights of re-entry onto the property to remove all persons and property from
        the
        Premises; and such property may be removed and stored in a public warehouse
        or
        elsewhere at the cost of, and for the account of, Tenant.

      

      B.
        Should
        Landlord elect to re-enter, as herein provided, or should Landlord take
        possession pursuant to legal proceedings or pursuant to any notice provided
        for
        by law, Landlord may either terminate this Lease or may from time to time,
        without terminating this Lease, re-let the Premises or any part thereof for
        such
        term or terms (which may be for a term extending beyond the Term of this
        Lease)
        and at such rent or rents and upon such other terms and conditions as Landlord
        in its sole discretion may deem advisable, with the right to make alterations
        and repairs to said Premises.

      

      C.
        Upon
        such re-letting:

      

      (I)
        Tenant shall be immediately liable to pay to Landlord, in addition to any
        indebtedness other than rent due hereunder, the cost and expenses of such
        re-letting and of such alteration and repair, incurred by Landlord, and the
        amount, if any, by which the rent reserved in this Lease for the period of
        such
        re-letting (up to but not beyond the Term of this Lease) exceeds the amount
        agreed to be paid as rent for the Premises for such period of such re-letting;
        or

      

      (II)
        At
        the option of Landlord, rents received by Landlord from such re-letting shall
        be
        applied as follows: first, to the payment of any indebtedness, other than
        rent,
        due hereunder from Tenant to Landlord; second, to the payment of any costs
        and
        expenses of such re-letting and of such alterations and repairs; third, to
        the
        payment of rent due and unpaid hereunder and the residue, if any, shall be
        held
        by Landlord and applied in payment of future rent as the same may become
        due and
        payable hereunder. If Tenant has been credited with any rent to be received
        by
        such re-letting and such rent shall not be promptly paid to Landlord by the
        new
        tenant, or if such rents received from re-letting during any month shall
        be less
        than that to be paid during the month by Tenant hereunder, Tenant shall pay
        any
        such deficiency to Landlord. Such deficiency shall be calculated and paid
        monthly.

      
        
           

        

        
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      C.
        No
        such re-entry or taking possession of said Premises by Landlord shall be
        construed as an election of Landlord's part to terminate this Lease unless
        a
        written notice of such intention, specifically containing the word FORFEITURE,
        be given to Tenant by Landlord, or unless the termination thereof be decreed
        by
        a court of competent jurisdiction.

      

      D.
        In the
        event of any default as set forth in Section 15.1 by Tenant, then in addition
        to
        any other remedies available to Landlord at law or in equity, Landlord shall
        have the immediate option to terminate this Lease and all rights of Tenant
        hereunder by giving Tenant written notice of such intention to terminate.
        In the
        event that Landlord shall elect to so terminate this Lease then Landlord
        may
        recover from Tenant, as provided for by California Civil Code Section 1951.2,
        which is incorporated herein by reference, the following:

      

      (a)
        The
        worth at the time of award of any unpaid rent which has been earned at the
        time
        of such termination; plus

      

      (b)
        The
        worth at the time of award of the amount by which the unpaid rent which would
        have been earned after termination until the time of award exceeds the amount
        of
        such rental loss Tenant proves could have been reasonably avoided;
        plus

      

      (c)
        The
        worth at the time of award of the amount by which the unpaid rent for the
        balance of the Term after the time of award exceeds the amount of such rental
        loss that the Tenant proves could be reasonably avoided; plus

      

      (d)
        Any
        other amount necessary to compensate Landlord for all the detriment
        approximately caused by Tenant's failure to perform his obligations under
        this
        Lease of which in the ordinary course of things would be likely to result
        therefrom; and

      

      (e)
        At
        Landlord's election, such other amounts in addition to or in lieu of the
        foregoing as may be permitted from time to time by applicable state
        law.

      

      The
        term
        "rent" or "rental" as used in this Lease, shall be deemed to be and to mean
        the
        minimum rental, Community Area Charges, Promotional Assessments and all other
        sums required to be paid by Tenant to Landlord pursuant to the terms of this
        Lease and pursuant to California Civil Code Section 1951. 

      

      As
        used
        in subparagraphs (a), (b) and (c) above, the "worth at the time of award"
        is
        computed by allowing interest at the Interest Rate.

      

      E.
        In
        addition to the remedies set forth hereinabove, Landlord may pursue any other
        remedy now or hereafter available to Landlord under the laws or judicial
        decisions of the State of California. It is further agreed that the rights
        and
        remedies given to Landlord in this Lease are distinct, separate and cumulative
        remedies, and that no one of them, whether or not exercised by Landlord,
        shall
        be deemed to be in exclusion of any of the others.

      

      F.
        In the
        event of any breach of this Lease by Tenant, Landlord may (but shall not
        be
        obligated to) at any time, after five (5) days' written notice, cure such
        breach
        for the account and at the expense of Tenant. If Landlord at any time so
        elects
        or is compelled by any other person to cure such breach or is compelled to
        incur
        any other expense arising out of such breach by Tenant (including, without
        limitation, reasonable attorneys' fees and disbursements in instituting,
        prosecuting or defending any suits, actions or proceedings to enforce Landlord's
        rights under this or any other Article or Section of this Lease or otherwise)
        the sum or sums so paid by Landlord, with all interest, costs and damages,
        shall
        be paid by Tenant to Landlord within five (5) days following written demand.
        Such expenses may be recovered in the same action or proceeding forming the
        basis of default.

      

      G.
        Any
        amount due from Tenant to Landlord under this Lease which is not paid within
        ten
        (10) days after written notice that such amount was not received when due
        (including, without limitation, amounts due as reimbursement for costs incurred
        in performing obligations of Tenant upon its failure to so perform) shall
        bear
        interest at the lesser of (i) the highest amount permitted by law, and (ii)
        five
        percent (5%) over the prime rate of Bank of America N.A. ("Interest Rate")
        from
        the date due until paid, unless otherwise specifically provided herein, but
        the
        payment of such interest shall not excuse or cure any default by Tenant under
        this Lease.

      
        
           

        

        
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       15.4 
        Waiver of Certain Rights.
        Tenant
        expressly waives its right to plead any noncompulsory counterclaims or offset,
        in any action or proceeding brought by Landlord against Tenant for a default
        under Section 15.1(a) above; although Tenant shall be entitled to assert
        any
        such claims in a separate action brought by Tenant. Tenant hereby waives
        its
        right to jury trial in the event of any legal action relating to or affecting
        the rights of Landlord or Tenant under this Lease. Tenant hereby waives any
        right of redemption it may have either by statute or otherwise.

      

       ARTICLE
        16. 
        DEFAULTS BY LANDLORD . 
        If
        Landlord fails to perform or observe any of the terms, covenants or conditions
        contained in this Lease on Landlord's part to be performed or observed within
        thirty (30) days after written notice of such failure from Tenant or, when
        more
        than thirty (30) days shall be required because of the nature of the failure,
        if
        Landlord shall fail to cure such failure within such longer period as shall
        be
        reasonable under the circumstances after written notice of such failure from
        Tenant, said failure shall constitute a default by Landlord under this Lease.
        In
        the event of the continuation of a default by Landlord under this Lease after
        the expiration of all applicable cure periods provided for under this Lease,
        Tenant shall then have the right to pursue all available rights and remedies
        at
        law or in equity arising out of or pertaining to such default of Landlord.
        So
        long as Landlord has previously provided written notice to Tenant identifying
        Landlord’s Mortgagee and has included in such notice a notice address for such
        Landlord’s Mortgagee, Tenant shall send a copy of such written notice of failure
        to Landlord's Mortgagee, which shall have the same cure period as Landlord,
        which cure period shall begin upon Landlord’s Mortgagee’s receipt of such
        written notice, and Tenant’s rights and remedies shall not accrue unless the
        Landlord’s Mortgagee’s cure period has expired without the failure having been
        cured. 

       

       ARTICLE
        17. 
        RECONSTRUCTION 

      

       17.1 
        Casualty.
        Upon the
        occurrence of casualty to the Premises, Landlord shall have the election,
        and
        shall within thirty (30) days following the date of such damage give Tenant
        written notice of Landlord’s
        election, either (A) to commence reconstruction of the Premises excluding
        Tenant’s
        Work
        (“Landlord’s
        Reconstruction Work”)
        and use
        diligent efforts to complete such reconstruction within one hundred eighty
        (180)
        days after the date of such written notice, or (B) to not perform such
        reconstruction, in which event this Lease shall cease and terminate not later
        than sixty (60) days after Landlord’s
        notice
        of Landlord’s
        election to terminate. If Landlord elects to perform such reconstruction,
        Tenant
        shall commence reconstruction of Tenant's Work promptly upon substantial
        completion of Landlord's Reconstruction Work and shall diligently prosecute
        the
        same to completion. If Landlord elects to perform such reconstruction and
        fails
        to complete the same within the above one hundred eighty (180) day period,
        then
        Tenant may terminate this Lease upon thirty (30) days prior written notice
        to
        Landlord, but if Landlord substantially completes the Reconstruction Work
        within
        such thirty (30) day period, Tenant’s termination notice shall be null and void.
        If Landlord notifies Tenant within thirty (30) days following the date of
        such
        damage that the Reconstruction Work will take more than one hundred eighty
        (180)
        days to complete (which notice shall set forth the length of time which Landlord
        believes will be required to complete the Reconstruction Work), then Tenant
        may
        terminate this Lease within fifteen (15) days after receipt of Landlord’s
        notice, and if Tenant does not so terminate, then the one hundred eighty
        (180)
        day reconstruction period shall be extended to be the length of time set
        forth
        in Landlord’s notice. Reconstruction shall substantially conform to the
        provisions of Exhibit C and shall cover Landlord's Reconstruction Work and
        Tenant's Work. Landlord shall reconstruct the Premises only to the extent
        of
        Landlord's Reconstruction Work; Tenant, at Tenant's sole cost and expense,
        shall
        reconstruct Tenant's Work and shall replace Tenant's merchandise, Improvements
        and personal property to a condition at least equal to that prior to the
        occurrence of the casualty. 

       

       17.2 
        Release of Liability.
        Upon any
        termination of this Lease under any of the provisions of this Article, the
        parties shall be released thereby without further obligation to the other
        party,
        coincident with the surrender of possession of the Premises to Landlord,
        except
        the indemnification provisions contained in this Lease which shall survive
        the
        termination, and except for items which have theretofore accrued and are
        then
        unpaid. In the event of termination, all proceeds from Tenant's insurance
        (including self-insurance and deductibles), covering Tenant's Improvements,
        but
        excluding proceeds from Tenant's merchandise, the unamortized net cost to
        Tenant
        of Tenant's Improvements with a straight-line amortization schedule and an
        amortization period equal to the Lease Term, and personal property, shall
        be
        disbursed and paid to Landlord.

       

       17.3 
        Additional Provisions.
        There
        shall be no abatement of Minimum Annual Rent or other charges with respect
        to
        any period of reconstruction of the Premises or any other part of the Project,
        and Tenant shall look solely to the business interruption insurance with
        respect
        thereto. Tenant hereby waives any statutory rights of termination which may
        arise by reason of any partial or total destruction of the Premises which
        Landlord is obligated to restore or may restore under any of the provisions
        of
        this Lease.

       

      
        
          
             

          

          
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       ARTICLE
        18. 
        EMINENT DOMAIN 

      

       181 
        Total Taking.
        If all
        or a portion of the Premises shall be appropriated or taken under the power
        of
        eminent domain or by transfer in lieu of thereof (hereinafter, "taken" or
        "taking") such that the remainder is not suitable for the operation of
        Tenant’s
        business as contemplated hereunder, this Lease shall terminate as of the
        date of
        such taking, and Landlord and Tenant shall have no further liability or
        obligation, except as otherwise provided for in this Lease, arising under
        this
        Lease after such date.

      

       18.2 
        Award.
        Landlord
        shall be entitled to the entire condemnation award for any taking of the
        Premises, the Project or any part thereof. Tenant's right to receive any
        amounts
        separately awarded to Tenant directly from the condemning authority for the
        taking of Tenant's merchandise, personal property, relocation expenses and/or
        interests in other than the real property taken shall not be affected in
        any
        manner by the provisions of this Section, provided Tenant's award does not
        reduce or affect Landlord's award.

      

       ARTICLE
        19 
        SUBORDINATION; ATTORNMENT; ESTOPPEL 

      

       19.1 
        Subordination to Mortgage.
        Landlord
        shall use its commercially reasonable, good faith efforts to cause any Mortgagee
        of the Project to provide Tenant with an executed recordable subordination,
        non-disturbance and attornment agreement in reasonable form and approved
        by
        Tenant providing generally that, provided Tenant is not in default under
        this
        Lease, the mortgagee, trustee, or any purchaser at the foreclosure of the
        mortgage or deed of trust will not disturb Tenant’s possession of the Premises
        and that Tenant will attorn to such mortgagee, trustee, or purchaser at
        foreclosure as Landlord under the terms and conditions of this Lease upon
        receiving written notice that such party has succeeded to the interest of
        Landlord under this Lease(“SNDA”).
        Tenant shall bear any costs imposed upon Landlord by its Mortgagee to make
        changes to the Mortgagee’s standard form of SNDA requested by Tenant. This Lease
        and all of Tenants' rights hereunder are and shall be automatically subject
        and
        subordinate to all currently existing and future Mortgages affecting the
        Premises. Within ten (10) days after the receipt of a request from Landlord
        or
        any Mortgagee, Tenant shall confirm such subordination by executing a recordable
        subordination agreement in form and content reasonably satisfactory to Tenant,
        Landlord and Landlord's Mortgagee; provided, however, that the foregoing
        provision shall only be applicable with respect to those mortgages or deeds
        of
        trust to which Tenant has been provided an SNDA. If Landlord sells, transfers,
        or conveys Landlord's interest in the Premises or this Lease, or if the same
        is
        foreclosed judicially or nonjudicially, or otherwise acquired, by a Mortgagee,
        upon the request and at the sole election of Landlord's successor, Tenant
        shall
        attorn to said successor, provided said successor accepts the Premises subject
        to this Lease. Tenant shall, upon request of Landlord or any Mortgagee, execute
        an attornment agreement confirming the same, in form and substance reasonably
        acceptable to Landlord or Landlord's successor and Tenant.

      

       19.2 
        Subordination to REA.
        So long
        as Landlord has previously provided written notice to Tenant identifying
        the
        REA, this Lease and all of Tenant's rights hereunder are and shall be subject
        and subordinate to the REA and any amendments or modifications thereof; provided
        that no amendments or modifications to the REA will materially and adversely
        affect the the access to, visibility of, or Tenant's Permitted Use of the
        Premises without Tenant’s prior written consent, not to be unreasonably
        withheld. 

      

       19.3 
        Estoppel Certificate.
        Within
        ten (10) business days after request from either party, the non-requesting
        party
        shall execute and deliver to the requesting party an estoppel certificate
        in the
        form attached as Exhibit
        C
        with any
        exceptions thereto noted in writing by the non-requesting party. 

      

       ARTICLE
        20. 
        QUIET ENJOYMENT.  
        Landlord
        agrees that Tenant, upon paying the rent and performing the terms, covenants
        and
        conditions of this Lease, may quietly have, hold and enjoy the Premises from
        and
        after Landlord's delivery of the Premises to Tenant and until the end of
        the
        Lease Term, subject, however, to any Mortgage to which this Lease is or shall
        become subordinate.

      
        
           

        

        
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       ARTICLE
        21. 
        NOTICES. 
        Wherever
        in this Lease it shall be required or permitted that any notice, request,
        report, communication or demand be given, served or transmitted by either
        party
        to this Lease to or on the other, such notice or demand shall be in writing
        and
        shall be personally delivered or forwarded by certified mail, return receipt
        requested, or by nationally recognized courier service providing written
        confirmation of delivery, to the addresses of the parties specified in
        Article 1. Notice shall be deemed to have been given or served on the
        delivery date indicated by the United States Postal Service or courier service
        on the return receipt or on the date such delivery is refused, unless Tenant
        is
        served personally, in which event the date of personal delivery shall be
        deemed
        the effective date of notice. Either party may change its address by providing
        written notice as specified herein; provided, however, that all addresses
        provided must be the actual street address of a residence or business
        establishment.

      

       ARTICLE
        22. 
        ATTORNEY FEES . 
        If
        either Landlord or Tenant institutes any action or proceeding against the
        other
        relating to the provisions of this Lease or any default hereunder, the
        nonprevailing party in such action or proceeding shall reimburse the prevailing
        party for all reasonable attorney's fees and costs. 

      

       ARTICLE
        23 
        GENERAL PROVISIONS 

      

       23.1 
        Binding Effect.
        The
        parties hereto agree that all the provisions of this Lease are to be construed
        as covenants and agreements and, except as otherwise specified, that said
        provisions shall bind and inure to the benefit of the parties hereto and
        their
        respective heirs, legal representatives, permitted successors and
        assigns.

      

       23.2 
        Right to Lease.
        Landlord
        shall have the absolute right to lease or permit the use or occupancy of
        space
        in the Project as Landlord shall determine in Landlord's sole and absolute
        judgment. Tenant does not rely on the fact, nor does Landlord represent,
        that
        there shall be any specific occupants or minimum occupancy level of space
        in the
        Project at any time.

      

       23.3 
        Project Configuration.
        Tenant
        acknowledges that Exhibit A is for the purposes of convenience only and that
        Landlord reserves the right at any time and from time to time, without
        Tenant’s
        consent
        or approval, to expand, reduce, remove, demolish, change, renovate or construct
        any existing or new improvements at the Project. Tenant further acknowledges
        that Landlord may change the name of the Project or the designation of
        Tenant’s
        space
        number (without relocation of Tenant’s
        premises except in accordance with the terms of this Lease) from time to
        time,
        and upon notice to Tenant, Tenant shall use such new name (and as applicable,
        space designation) in its correspondence, advertising and promotional
        materials.

      

       23.4 
        Brokers.
        Except
        as specified in Section 1.16 above, each party warrants to the other that
        it has
        not had any dealings with any brokers or finders, and each party indemnifies
        the
        other against any Claims asserted by a broker or finder arising out of the
        indemnifying party's communications with such broker or finder. The obligations
        of this Section 23.4 shall survive the expiration or earlier termination
        of this
        Lease. Tenant acknowledges that neither Landlord nor any of Landlord’s
        employees, agents, representatives, contractors nor brokers has made any
        representation or warranty of any kind respecting (a) the condition of the
        Premises or the Project, (b) the suitability thereof for Tenant’s
        use and
        the conduct of Tenant’s
        business, (c) occupancy or operation within the Project of any other person
        or
        entity, (d) occupancy costs (it being understood that any estimates of occupancy
        costs contained in this Lease are estimates only and are not binding upon
        Landlord).

      

       23.5 
        Entire Agreement; Amendment.
        There
        are no oral or written agreements or representations between the parties
        hereto
        affecting this Lease not contained herein. This Lease supersedes and cancels
        any
        and all previous negotiations, arrangements, representations, brochures,
        displays, projections, estimates, agreements and understandings, if any,
        made
        by, to, or between Landlord and Tenant and their respective agents and employees
        with respect to the subject matter thereof, and none shall be used to interpret,
        construe, supplement or contradict this Lease. This Lease, and all amendments
        thereto, shall be considered to be the only agreement between the parties
        hereto
        and their representatives and agents. To be effective and binding on Landlord
        and Tenant, any amendment to the provisions of this Lease must be in writing
        and
        executed by both parties in the same manner as this Lease itself. Any amendment
        to this Lease shall be prepared by Landlord. Tenant shall reimburse Landlord
        on
        demand for Landlord's reasonable costs, including attorney fees, incurred
        in the
        preparation and handling of any amendment to this Lease requested by
        Tenant.

       

       23.6 
        Force Majeure.
        The
        occurrence of any of the following events shall excuse such obligations of
        Landlord or Tenant as are thereby rendered impossible or reasonably
        impracticable for so long as such event continues: strikes, lockouts, labor
        disputes, acts of God, inability to procure materials, governmental
        restrictions, war, civil commotion, fire or other casualty, and other causes
        beyond the reasonable control of the party obligated to perform. Notwithstanding
        the foregoing the occurrence of such events shall not delay the Rent
        Commencement Date nor excuse Tenant's obligations to pay Minimum Annual Rent
        or
        Additional Rent.

       

      
        
          
             

          

          
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       23.7 
        Choice of Law and Venue.
        The laws
        of the State of California shall govern the validity, performance and
        enforcement of this Lease. Tenant consents to personal jurisdiction and venue
        in
        the State of California and judicial district in which the Project is
        located.

      

       23.8 
        No Presumption.
        Although
        the provisions of this Lease were drafted primarily by Landlord, the parties
        hereto agree that such fact shall not create any presumption, construction
        or
        implication favoring the position of either Landlord or Tenant. The captions
        of
        the Articles and Sections of this Lease are for convenience only, are not
        operative parts of this Lease and do not in any way limit or amplify the
        terms
        and provisions of this Lease. 

      

       23.9
         Guarantor.
        In the
        event a Guarantor is specified in Section 1.15 of this Lease, this Lease
        shall
        not be effective unless and until Tenant shall deliver a guaranty executed
        by
        Guarantor in the form attached hereto as Exhibit E. 

      

       23.10 
        Relationship of the Parties.
        Nothing
        contained in this Lease shall be deemed or construed as creating a partnership,
        joint venture, principal-agent, or employer-employee relationship between
        Landlord and any other person or entity (including, without limitation, Tenant)
        or as causing Landlord to be responsible in any way for the debts or obligations
        of such other person or entity.

      

       23.11 
        Sale or Mortgage by Landlord.
        If
        Landlord, at any time, sells, conveys, transfers or otherwise divests itself
        or
        is divested of Landlord's interest ("transfer") in the Premises, other than
        a
        transfer for security purposes only, Landlord shall be relieved of all
        obligations and liabilities accruing hereunder after the effective date of
        said
        transfer, provided that any Security Deposit or other funds of Tenant then
        being
        held by Landlord are delivered to Landlord's successor. The obligations to
        be
        performed by Landlord hereunder shall be binding on Landlord's successors
        and
        assigns only during their respective periods of ownership. 

      

       23.12 
        Severability.
        If any
        provision of this Lease shall be determined to be void by any court of competent
        jurisdiction, then such determination shall not affect any other provision
        of
        this Lease, and all such other provisions shall remain in full force and
        effect.
        It is the intention of the parties hereto that, if any provision of this
        Lease
        is capable of two constructions, one of which would render the provision
        void
        and the other of which would render the provision valid, then the provision
        shall have the meaning that renders it valid.

      

       23.13 
        Time of Essence.
        Time is
        of the essence in the performance of all covenants and conditions of this
        Lease.

      

       23.14 
        Warranty of Authority.
        If
        Tenant is a corporation, the person or persons executing this Lease on behalf
        of
        Tenant covenant and warrant as of the date Tenant executes and delivers this
        Lease that: (a) Tenant is a duly constituted corporation, qualified to do
        business in the State of California in good standing, and (b) the signatories
        signing on behalf of Tenant have the requisite authority to bind Tenant pursuant
        to Tenant's bylaws or a certified copy of a resolution authorizing the same
        by
        Tenant's board of directors.

      

      IN
        WITNESS WHEREOF, the parties hereto have caused their duly authorized
        representatives to execute this Lease as of the date first written
        above.

         

      

      
        	
                LANDLORD:

              
	
                     
                  

              
	
                JEFFREY
                  A. FISCHER

              
	 
	
                      
                  

              
	
                HILARY
                  K. FISCHER

              

      

      

      GARVIN
        DRIVE LIMITED PARTNERSHIP

      

      
        	 	
                 

              	
                BY:

              	
                     
                  

              
	 	
                 

              	
                NAME:

              	
                          
                  

              
	 	
                 

              	
                ITS:
                  

              	
                General
                  Partner

              

      

      

      
        
           

        

        
          Page
            18

          
            

          

        

        
           

        

      

      

      TENANT:

      

      UKARMA
        CORPORATION, a Nevada corporation

      

      
        	 	 	
                BY:

              	
                    
                  

              
	 	 	
                NAME:

              	
                Bill
                  Glaser

              
	 	 	
                ITS:
                  

              	
                CEO

              

      

      

      
        
           

        

        
          Page
            19

          
            

          

        

        
           

        

      

      

        
        EXHIBIT
        B

      DEFINED
        TERMS

      

      

      "Additional
        Rent" means all sums of money required to be paid by Tenant under this Lease
        with the exception of Minimum Annual Rent.

      

      "Administrative
        Fee" means an amount equal to ten percent (10%) of the amount of applicable
        expenses.

      

      "Assignment"
        means any Transfer, Encumbrance, change of control, or other arrangement
        whereby
        the identity of the person or persons using, occupying or possessing the
        Premises changes or may change. 

      

      "Claims"
        means any claim, demand, investigation, proceeding, action, suit, judgment,
        award, fine, lien, loss, damage, expense, charge or cost of any kind or
        character and liability (including reasonable attorney fees, discovery costs
        and
        court costs).

      

      "Common
        Area" means all improved and unimproved areas within the boundaries of the
        Project which are now or hereafter from time to time made available for the
        nonexclusive use, convenience and benefit of the Landlord, the Project occupants
        and/or their customers, patrons, employees and invitees.

      

      "Encumbrance"
        means any conditional, contingent or deferred assignment, sublease or conveyance
        voluntarily made by Tenant of some or all of Tenant's interest, rights or
        duties
        in this Lease or the Premises, including, without limitation, any mortgage.
        “Encumbrance”
        shall
        not include financing secured by Tenant’s
        furniture, fixtures and equipment.

      

      "Floor
        Area" means (i) with respect to the Premises, the square footage of the Premises
        set forth in Section 1.4 ; and (ii) with respect to any other leasable area
        of
        the Project, the total square footage measured from the exterior surface
        of
        building walls or from the center line of Interior Demising Partitions, without
        deduction for columns, sprinkler risers, roof drains, structural braces,
        expansion joints and/or shear walls . 

      

      "Governmental
        Authority" means any federal, state, county, city or local governmental or
        quasi-governmental board, body or agency having jurisdiction over the Premises
        or the Project or any part thereof. 

      

      "Hazardous
        Materials" means any chemical, compound, material, substance or other matter:
        (a) defined as a hazardous substance, hazardous material or waste, or toxic
        substance under any Hazardous Materials Law, (b) regulated, controlled or
        governed by any Hazardous Materials Law or other Legal Requirement, (c)
        petroleum or a petroleum product, or (d) asbestos, formaldehyde, or radioactive
        material. 

      

      "Hazardous
        Materials Laws" means any and all Legal Requirements relating to Hazardous
        materials or environmental conditions on, under or about the Premises or
        the
        Project. 

      

      "Improvements"
        means all structural and nonstructural fixtures, installations, alterations,
        replacements, additions, changes and/or improvements to the
        Premises.

      

      "Interest
        Rate" means the lesser of (i) the maximum lawful rate permitted by law, or
        (ii)
        four percent (4%) above the prime rate charged by Chase Manhattan
        Bank.

      

      "Interior
        Demising Partitions" means partitions separating the Premises from the premises
        of adjacent tenants.

      

      "Legal
        Requirement" means, to the extent applicable, (i) any law, statute, ordinance,
        regulation, rule, requirement, order, court decision or procedural requirement
        of any Governmental Authority, (ii) the requirements of the REA, and (iii)
        the
        requirements of any Mortgagee. 

      

      "Mortgage"
        means any mortgage, deed of trust, assignment, security agreement, conditional
        sale contract or other encumbrance or hypothecation of any of Landlord's
        interest in the real and personal property comprising the Project.

      

      
        
           

        

        
          Page
            20

          
            

          

        

        
           

        

      

      "Mortgagee"
        means the holder, beneficiary or assignee of any Mortgage, or any lessor
        under
        any ground lease or similar instrument.

      

      "REA"
        means all restrictions of record.

      

      "Rent"
        means all amounts of Minimum Annual Rent and Additional Rent required to
        be paid
        by Tenant under this Lease.

      

       "Transfer"
        means any voluntary, unconditional and present (i) assignment of some or
        all of
        Tenant's interest, rights and duties in this Lease and the Premises, including
        Tenant's right to use, occupy and possess the Premises, or (ii) sublease
        of
        Tenant's right to use, occupy and possess the Premises, in whole or in
        part.

      

      "Transferee"
        means the proposed assignee, sublessee, mortgagee, beneficiary, pledgee or
        other
        recipient of Tenant's interest, rights or duties in this Lease or the Premises
        in an Assignment.

      

      "Utilities"
        means the services of (including, without limitation) sewage removal, delivery
        of water, electricity, natural gas (if permitted by Landlord) and telephone
        service provided to the Premises and otherwise for Tenant's
        benefit.

      

      
        
           

        

        
          
          

          
            

          

        

        
           

        

      

       

      EXHIBIT
        "C"

      TENANT’S
        CONSTRUCTION OBLIGATION AND ALLOWANCE

      

      

      I. GENERAL
        REQUIREMENTS

      

      
        	 	
                A.

              	
                Tenant
                  acknowledges that the Premises have been inspected by Tenant and
                  Tenant
                  accepts the Leased Premises in its current "As Is, Where Is"
                  condition.

              
	 	 	          
	 	
                B.

              	
                Intentionally
                  Omitted. 

              

      

      

      II. DESIGN

      

      
        	 	
                A.

              	
                Tenant's
                  Work shall be performed by Tenant in accordance with all governmental
                  requirements and the Final Landlord Approved Tenant Plans, as herein
                  after
                  defined. Tenant agrees to provide Landlord, for Landlord's prior
                  written
                  approval (not to be unreasonably withheld), the full plans and
                  specifications for such Tenant’s Work, including without limitation:
                  initial interior improvements, exterior modifications and/or changes,
                  exterior signage construction, roof penetrations, sprinkler system
                  modifications, HVAC work, electrical, gas, sewer, water or cable
                  utility
                  work or any other utility work shall be performed by
                  Tenant.

              
	 	 	 
	 	
                B.

              	
                Tenant
                  shall employ a registered architect to prepare the plans and
                  specifications referred to in IIA above. Tenant's architect is
                  to be
                  licensed in the State where the work is to be performed. Construction
                  shall not commence unless and until Tenant has received Landlord's
                  written
                  approval of the final finish plans and specifications. A complete
                  set of
                  "As-Built" drawings furnished by the contractor must be forwarded
                  to
                  Landlord for its records.

              
	 	 	 
	 	
                C.

              	
                Three
                  (3) stamped sets of the plans and specifications referred to in
                  IIA above
                  shall be submitted to the Landlord for review and approval. Tenant
                  shall
                  allow two weeks for the initial review
                  process.

              

      

       

      1. All
        specifications shall be typed and placed on the architectural drawings or
        on a
        separate 24" x 36" plan sheet.

      

      2. All
        revisions are to be made by change to the drawings and not by
        addendum.

       

      3. Design
        of
        exterior and interior components shall be in accordance with Landlord’s Minimum
        Specifications governing Tenant’s work, which shall be available at Landlord’s
        office for viewing and/or copying.

      

      
        	 	
                D.

              	
                It
                  is suggested that Tenant’s plans be reviewed and approved by the Landlord
                  prior
                  to
                  any applications for permits or any other application prerequisites;
                  as
                  this should prevent reapplication if contract drawings require
                  revisions.
                  

              
	 	 	 
	 	
                E.

              	
                One
                  (1) set of the final revised plans and specifications shall be
                  returned to
                  the Tenant and marked "Approved for Construction". These drawings
                  shall be
                  the basis for final acceptance of all work performed by the Tenant
                  and his
                  contractor. The final approved plans and specifications for the
                  Tenant's
                  Work shall be referred to in this Lease as the "Final Tenant Plans".
                  Such
                  final Tenant plans must remain on the jobsite at all times for
                  the use of
                  the Landlord or any designated representative. Approval of the
                  Final
                  Tenant Plans by Landlord shall not constitute the assumption of
                  any
                  responsibility for their accuracy, efficacy, or
                  sufficiency.

              

      

       

      EXHIBIT
        B

      
        
          
             

          

          
            Page
              1

            
              

            

          

          
             

          

        

      

      III. CONSTRUCTION

      

      
        	 	
                A.

              	
                Construction
                  of the finish of Tenant's building shall be the responsibility
                  of Tenant.
                  Tenant shall secure bids from or negotiate with a general contractor
                  or
                  contractors for the construction of the Tenant’s Work for Tenant’s
                  Premises. Tenant shall obtain Landlord's prior written approval
                  of
                  Tenant's general contractor chosen, approval of whom shall not
                  be
                  unreasonably withheld. In order to be considered, the Tenant's
                  general
                  contractor must be licensed in the city, county or state where
                  the work is
                  to be performed. Such contractor must also submit for review and
                  written
                  approval a completed AIA Contractor's Qualification Statement form.
                  Tenant
                  must also provide Landlord with a copy of the construction contract
                  and
                  construction schedule before construction commences.

              
	
                 

              	 	 
	 	
                B.

              	
                Once
                  the Final Tenant Plans are approved, no mobilization of construction
                  onto
                  the property shall occur until the following items have been released
                  to
                  Landlord: 

              

      

      

      1. Tenant’s
        Certificate of Liability insurance naming and endorsing Landlord as additional
        insured. Limits of at least One Million ($1,000,000) Dollars for each person
        and
        One Million ($1,000,000) Dollars for each occurrence for bodily injury and
        in
        limits of One Million ($1,000,000) Dollars aggregate for property
        damage.

      

      2. Tenant’s
        Certificate of Worker’s Compensation verifying coverage amounts of One Hundred
        Thousand ($100,000) Dollars for all Tenant’s employees to be engaged in work at
        this location under this Lease.

      

      2. Contractor’s
        Certificate of Liability insurance naming and endorsing Landlord as additional
        insured. Limits of at least One Million ($1,000,000) Dollars for each person
        and
        One Million ($1,000,000) Dollars for each occurrence for bodily injury and
        in
        limits of One Million ($1,000,000) Dollars aggregate for property damage.
        

      

      4. Contractor’s
        Certificate of Worker’s Compensation verifying amounts of One Hundred Thousand
        ($100,000) Dollars for all of Contractor’s employees to be engaged in work on
        this project under this Lease.

      

      5. A
        copy of
        the Demolition (if necessary) and Building Permit.

      

      6. Tenant
        Acceptance Form executed by Tenant officially and unconditionally accepting
        the
        Premises. 

      

      7. Intentionally
        omitted.

       

      8. Copy
        of
        Tenant’s contract with their general contractor and the construction
        schedule.

       

      
        	 	
                C.

              	
                Tenant
                  shall Indemnify Landlord for all liens filed as a result of Tenant's
                  construction. Tenant shall be required to bond out any liens filed
                  against
                  Landlord or Landlord's property resulting from Tenant's work within
                  ten
                  (10) days of the date the lien is filed.

              
	 	 	 
	 	
                D.

              	
                Construction
                  shall not commence unless and until Tenant has received a written
                  Notice
                  to Proceed. Landlord reserves the right to approve all staging
                  areas, work
                  areas, and actual job site. Tenant must also keep all such areas
                  clean and
                  safe on a daily basis. 

              
	 	 	 
	 	
                E.

              	
                Landlord
                  may require Tenant to use Landlord’s original roofing or termite
                  subcontractor and any other necessary subcontractors, if any, in
                  order to
                  maintain existing warranties. Tenant must determine from Landlord
                  if this
                  requirement applies to Tenant’s work before Tenant’s work commences. The
                  roof system has recently been installed and is under warranty.
                  The
                  Landlord’s contractor. All roof penetrations MUST be coordinated with
                  Landlord’s roofing contractor (at Tenant’s expense) to avoid violating the
                  warranty. PLEASE
                  NOTIFY TENANT’S DESIGN TEAM TO SPECIFY THESE TERMS AND SPECIFICATIONS TO
                  AVOID ANY MISUNDERSTANDINGS.

              
	 	 	 
	 	
                F.

              	
                Landlord
                  shall contribute a total Tenant Construction Allowance of up to
                  $165,000.00 for the hard costs of construction of Tenant’s leasehold
                  improvements in the Premises. In the event the hard costs to construct
                  Tenant’s leasehold improvements is less than $165,000.00, the Tenant
                  Construction Allowance will be reduced to the actual cost to construct
                  Tenant’s leasehold improvements. Construction payments to the contractor
                  for the work, together with payments for any other items that are
                  Tenant's
                  responsibility, shall be the sole obligation of
                  Tenant.

              

      

       

      EXHIBIT
        B

        
          
             

          

          
            Page
              2

            
              

            

          

          
             

          

        

       

      
        	 	 	 
	 	
                G.

              	
                Tenant
                  is to notify Landlord in writing that the construction is complete,
                  that
                  the Tenant's architect (if other than that of the Landlord's) has
                  inspected and approved such work within thirty (30) days of completion
                  of
                  Leased Premises, and that the work has been performed in accordance
                  with
                  Tenant’s Final Plans and all governmental requirements.

              
	 	 	 
	 	
                G.

              	
                Upon
                  completion of Tenant’s construction and Landlord’s receipt of Tenant’s
                  notice under Section
                  III G., Landlord’s Project Manager will make final inspection of Tenant’s
                  buildout in conjunction with Tenant’s architect and/or construction
                  administrator. At that time, Landlord will require the following
                  additional information be made available to Landlord’s Project
                  Manager.

              

      

      

      1
        . Tenant
        having furnished to Landlord an architect’s AIA Certificate of Completion that
        the Premises have been constructed in accordance with the Tenant’s Final Plans
        and all government requirements and are one hundred percent (100%) complete.
        Tenant also having furnished to Landlord as-built plans.

      

      2. Copy
        of
        Tenant’s Certificate of Occupancy.

      

      3. Final
        approval letter and inspection certificate from the State Fire Marshal’s
        Office.

      

      4. Any
        construction contrary to the Final Tenant Plans be corrected prior to the
        Tenant
        receipt of Tenant Construction Allowance. If Tenant does not make the necessary
        corrections, after receiving written notice of same from Landlord, Landlord
        has
        the option to make the necessary repairs and Tenant, within ten (10) days
        after
        demand, shall reimburse Landlord for the actual costs incurred, plus twenty
        percent (20%) of that amount. 

       

      5. Copy
        of
        all new and/or modified sprinkler as-built drawings.

        

      I. Prior
        to
        release of Tenant Construction Allowance the above five (5) conditions and
        the
        following additional conditions must be satisfied by Tenant. Landlord shall
        pay
        the specified Tenant Construction Allowance to Tenant within ten (10) business
        days after verification of the following: 

      

      1. Tenant
        being open and operating for business in the Premises in accordance with
        the
        terms and provisions of this Lease and not otherwise in default under this
        Lease.

       

      2. Tenant
        having paid the Security Deposit.

      

      3. Acceptance
        by Landlord of Tenant’s finished construction and all punchlist items completed.

      

      4. A
        recorded copy of the Notice of Completion and a copy of Certificate of Final
        Lien Waiver from Tenant’s general contractor and all subcontractors and the
        expiration of the statutory period in which liens may be filed. 

      

       

      5. A
        final
        accounting of the hard and soft costs actually incurred by Tenant to construct
        the interior finish of Tenant’s leasehold improvements to Premises (but not
        Tenant’s furniture, trade fixtures and equipment), together with any supporting
        documentation reasonably requested by Landlord.  

      

      6. The
        cost
        of any additional work performed by Landlord at Tenant’s request for the benefit
        of Tenant, as well as any rentals owing under this Lease shall be documented
        and
        deducted from the Tenant Construction Allowance before the Tenant Construction
        

       

      
        EXHIBIT
          B

        
          
            
               

            

            
              Page
                3

              
                

              

            

            
               

            

          

        

      

       

      Allowance
        is paid to Tenant.

      
        EXHIBIT
          B

        
          
            
               

            

            
              Page
                4

              
                

              

            

            
               

            

          

        

      

      EXHIBIT
        D

      TENANT'S
        ESTOPPEL CERTIFICATE

      

      

      
        	
                Date:

              	
                    
                  

              	
                ,
                  20

              	
                     
                  

              
	
                Address:

              	
                   
                  

              	   
	
                   
                  

              
	
                 

              	   
	
                   
                  

              	  

	
                 

              	     
	
                   
                  

              	  

      

      

      To
        whom
        it may concern:

      

      The
        undersigned, as Tenant, has entered into that certain Lease described on
        Exhibit
        A attached hereto for the leasing of certain Premises at the Project commonly
        known as  
        (all
        documents on Exhibit A are collectively referred to herein as the "Lease").
        

      

      Tenant
        understands that you have offered or committed to enter into a transaction
        with
        Landlord with respect to an interest in Landlord and/or this Lease and/or
        the
        Premises and/or the realty underlying the Premises and/or a portion of or
        interest in the realty or improvements in the Project owned or hereafter
        acquired by Landlord. You have requested this Certificate from Tenant as
        a
        condition precedent to consummation of one of the following transactions:
        sale,
        purchase, exchange, transfer, assignment, lease, conveyance, encumbrance,
        pledge, mortgage or hypothecation. Landlord, you and your lender shall be
        entitled to rely thereon.

      

      In
        accordance with the terms of this Lease, Tenant ratifies this Lease and
        certifies that:

      

      
        	 	
                (1)

              	
                The
                  undersigned has accepted the Premises and entered into occupancy
                  of the
                  Premises described in said Lease on  ,
                  20 ;

              

      

      

      
        	 	
                (2)

              	
                The
                  undersigned is presently open and conducting business with the
                  public in
                  the Premises;

              

      

      

      
        	 	
                (3)

              	
                The
                  current Minimum Annual Rent in the annual amount of $ 
                  was payable from  ,
                  20 ;

              

      

      

      
        	 	
                (4)

              	
                Exhibit
                  A contains an accurate description of the Lease which constitutes
                  the
                  entire agreement between Landlord and Tenant regarding the Premises
                  and
                  Tenant's occupancy thereof. Said Lease is in full force and effect
                  and has
                  not been assigned, modified, supplemented or amended in any way,
                  and
                  neither party thereto is in default thereunder, nor are there existing
                  conditions which, upon the giving of notice or the lapse of time
                  or both,
                  would constitute a default under the Lease; nor are there any existing
                  defenses, offsets, counterclaims, causes of action, or deductions
                  against
                  rental that the undersigned has against the enforcement of the
                  Lease by
                  Landlord;

              

      

      

      
        	 	
                (5)

              	
                The
                  same represents the entire agreement between the parties as to
                  this
                  leasing;

              

      

      

      
        	 	
                (6)

              	
                The
                  Lease Term expires on  ,
                  20 ;

              

      

      

      
        	 	
                (7)

              	
                All
                  conditions under said Lease to be performed by Landlord have been
                  satisfied, including, without limitation, all co-tenancy requirements
                  thereunder;

              

      

      

      
        	 	
                (8)

              	
                All
                  required contributions by Landlord to Tenant on account of Tenant's
                  improvements have been received;

              

      

      

      
        	 	
                (9)

              	
                Tenant
                  has not received any rental concessions or inducements which are
                  presently
                  in effect or will in the future be in effect in connection with
                  renting
                  the Premises except as expressly set forth in the Lease, and on
                  this date
                  there are no existing offsets, deductions or credits against rentals
                  or
                  other charges due under the
                  Lease.

              

      

      EXHIBIT
        B

      
        
          
             

          

          
            Page
              5

            
              

            

          

          
             

          

        

      

      

      
        	 	
                (10)

              	
                No
                  rental has been paid more than one (1) month in advance and no
                  security
                  (other than a security deposit in the amount of $ )
                  has been deposited with Landlord; 

              

      

      

      
        	 	
                (11)

              	
                The
                  Minimum Annual Rent for  ,
                  20 ,
                  has been paid;

              

      

      

      
        	 	
                (12)

              	
                The
                  operation and use of the Premises does not involve the generation,
                  transportation, treatment, storage, disposal or release of Hazardous
                  Material(s) or solid waste into the environment and that the Premises
                  are
                  being operated in accordance with all applicable environmental
                  laws,
                  zoning ordinances and building
                  codes;

              

      

      

      
        	 	
                (13)

              	
                Landlord
                  and Tenant have completed all construction and tenant improvements
                  required under the terms of the Lease in accordance with plans
                  and
                  specifications approved by Tenant, and all required contributions
                  by
                  Landlord to Tenant on account of Tenant’s
                  improvements have been received;

              

      

      

      
        	 	
                (14)

              	
                Tenant
                  has no options or rights of first refusal with respect to renting
                  additional space in the Premises or the Project that are not set
                  forth in
                  the Lease; and Tenant has no options or rights of first refusal
                  with
                  respect to acquiring any additional interest in the Premises or
                  the
                  Project that are not set forth in the
                  Lease;

              

      

      

      
        	 	
                (15)

              	
                Tenant
                  has no notice of any prior assignment, hypothecation, or pledge
                  of the
                  Lease or the rents due thereunder.

              

      

      

      
        	
                Very
                  truly yours,

              	 
	 	 	 
	
                    
                  

              	     	
                 (Tenant)

              
	 	 	 
	
                By:

              	     	
                    
                  

              
	 	 	 
	
                Title:

              	     	
                    
                  

              

      

      EXHIBIT
        B

      
        
          
             

          

          
            Page
              6

            
              

            

          

          
             

          

        

      

      EXHIBIT
        E

      LEASE
        GUARANTY

       

      

      THIS
        LEASE GUARANTY is provided as of this 25th
        day of
        April, 2008, by BILL GLASER ("Guarantor"), having as his primary place of
        business, 520 Broadway, Suite 330, Santa Monica, CA 90401 to JEFFREY
        A. FISCHER AND HILARY K. FISCHER AND GARVIN DRIVE LIMITED PARTNERSHIP, an
        Arkansas limited partnership
        ("Landlord").

      

      

       RECITALS:

      

      This
        Lease Guaranty is given on the basis of the following facts and understandings
        of the parties:

      

      A.
        UKARMA
        CORPORATION, a Nevada corporation (hereinafter called "Tenant"), is leasing
        from
        Landlord approximately six thousand three hundred sixty (6,360) square feet
        of
        floor area, located at 13920 Ventura Park Boulevard, Sherman Oaks, California,
        under a Lease dated as of April 25, 2008 (the "Lease").

      

      B.
        As a
        condition to Landlord's execution of the Lease, Landlord has required that
        Guarantor execute this Lease Guaranty guaranteeing performance of all of
        the
        covenants on Tenant's part to be performed pursuant to the Lease.

      

      C.
        Guarantor will be a recipient of a portion of the benefits which may accrue
        to
        Tenant from the Lease and Landlord's execution of the Lease.

      

      NOW,
        THEREFORE, in order to induce Landlord to make the Lease and in consideration
        thereof, Guarantor agrees as follows:

      

      1.
        Guarantor unconditionally guarantees the timely payment of all monies owed
        by
        Tenant under the Lease, including, without limitation, minimum rent and
        additional rent (as those terms are defined in the Lease) and the prompt
        performance of all other obligations of Tenant under the Lease (including,
        without limitation, the construction of the Tenant's improvements) in accordance
        with the terms thereof, and at the times and places specified therein. All
        of
        said payments and obligations, together with interest which may have accrued
        thereon, are hereafter called the "Indebtedness". 

      

      2.
        The
        obligations of Guarantor hereunder are in addition to any other obligations
        of
        Guarantor under any other guaranties of the Indebtedness of Tenant or any
        other
        person, heretofore or hereafter given to Landlord, and this Guaranty shall
        not
        affect any such other guaranties.

      

      3.
        The
        obligations of Guarantor hereunder are independent of the obligations of
        Tenant;
        a separate action or actions may be brought against Guarantor hereon; whether
        or
        not action is brought against Tenant or Tenant may be joined in any such
        action
        or actions. Guarantor waives the benefit of any statute of limitations affecting
        its liability hereunder or the enforcement hereof.

      

      4.
        Guarantor authorizes Landlord without notice or demand and without affecting
        Guarantor's liability hereunder, from time to time, to (a) renew, extend,
        accelerate or otherwise change the Indebtedness or any part thereof, including
        increase or decrease the payment of the Indebtedness or any part thereof,
        including increase or decrease the rate of interest thereon; (b) take and
        hold
        security for the payment of the Indebtedness and exchange, enforce, waive
        and
        release any such security; and (c) apply such security in whole or in part
        and
        direct the order or manner of sale thereof as Landlord, in its discretion,
        may
        determine.

      

      5.
        Guarantor authorizes Landlord and Tenant and their respective successors
        and
        assigns, without notice or demand and without affecting Guarantor's liability
        hereunder, from time to time, to amend, modify or change the terms, covenants
        and conditions of the Lease.

      

      6.
        Landlord may without notice assign this Guaranty or its interest hereunder
        in
        whole or in part in connection with its assignment or other transfer of the
        Lease.

      
        EXHIBIT
          B

        
          
            
               

            

            
              Page
                7

              
                

              

            

            
               

            

          

        

      7.
        Guarantor waives any right to require Landlord to (a) proceed against Tenant;
        (b) proceed against or exhaust any security held from Tenant; or (c) pursue
        any
        remedy in Landlord's power whatsoever. Guarantor waives any defense arising
        by
        reason of any disability or other defense of Tenant or by reason of the
        cessation from any cause whatsoever of the liability of Tenant other than
        full
        payment of the Indebtedness. Guarantor waives any defense it may acquire
        by
        reason of Landlord's election of any remedy against Guarantor or Tenant or
        both.

      

      8.
        Until
        the Indebtedness shall have been paid in full, Guarantor shall have no right
        of
        subrogation, and waives any right to enforce any remedy which Landlord now
        has
        or may hereafter have against Tenant (including, without limitation, the
        remedies of reimbursement, indemnity and contribution), and waives the benefit
        of, and any right to participate in, any security now or hereafter held by
        Landlord from Tenant except to the extent such security remains after payment
        of
        the Indebtedness in full. If and to the extend such waiver is unenforceable,
        Guarantor hereby agrees that all such rights of subrogation, reimbursement,
        indemnity and contribution shall be junior and subordinate to the right of
        Landlord to obtain payment and performance of the Indebtedness and to all
        rights
        of Landlord in any security now or hereafter held by Landlord from
        Tenant.

      

      9.
        Guarantor waives all presentments, demands for performance, notices of
        non-performance, protests, notices of protest, notices of dishonor and notices
        of acceptance of this Guaranty and of the existence, creation or incurring
        of
        all or any part of the Indebtedness now existing or hereafter
        arising.

      

      10.
        Guarantor warrants that:

      

      A.
        All
        financial reports heretofore furnished to Landlord by Guarantor are correct,
        Guarantor has title to all assets referred to in such reports, and there
        has
        been no material adverse change in Guarantor's financial condition since
        the
        date of the last report so furnished;

      

      B.
        There
        are no actions, suits or proceedings pending, or, so far as Guarantor is
        advised, threatened against Guarantor which might result in any material
        adverse
        change in Guarantor's financial condition; and

      

      C.
        Neither execution nor delivery of this Guaranty, nor compliance with the
        terms
        hereof, will conflict with or result in the breach of any law or statute
        or will
        constitute a breach or default under any agreement or instrument to which
        Guarantor may be a party, or result in the creation or imposition of any
        charge
        or lien upon any of the Guarantor's property or assets.

      

      11.
        Until
        payment of the indebtedness in full, Guarantor shall promptly advise Landlord
        in
        writing of:

      

      A.
        All
        actions, suits or proceeding, pending, or of its knowledge threatened, at
        law or
        before any federal, state, municipal or other court or governmental department,
        commission, board, bureau, agency or instrumentality, domestic or foreign,
        involving the possibility of judgments, penalties or liabilities against
        it,
        which might, in the aggregate, exceed ten percent (10%) of the net worth
        of
        Guarantor shown by the financial reports referenced in Paragraph 10A above
        and
        which are not adequately covered by insurance; and

      

      B.
        Any
        material adverse change in its business or financial condition.

      

      12.
        This
        Guaranty shall be enforceable by Landlord in accordance with the laws of
        the
        State of California and shall be construed in accordance therewith. Guarantor
        agrees to pay Landlord's reasonable attorneys fees and all other costs and
        expenses incurred by Landlord in the enforcement of this Guaranty.

      

      13.
        No
        failure on the part of Landlord to pursue any remedy hereunder or under the
        Lease shall constitute a waiver on its part of the right to pursue said remedy
        on the basis of the same or a subsequent breach.

      

      14.
        Guarantor acknowledges that its undertakings given hereunder are given in
        consideration of Landlord's acceptance of the Lease and that Landlord would
        not
        consummate the Lease and accept said documents were it not for execution
        and
        delivery of this Guaranty.

      
        EXHIBIT
          B

        
          
            
               

            

            
              Page
                8

              
                

              

            

            
               

            

          

        

      

      15.
        The
        liability of Guarantor hereunder shall in no way be affected or diminished
        by an
        Assignment or Transfer of the Lease by Tenant.

      

      16.
        The
        liability of Guarantor hereunder shall in no way be affected or diminished
        by
        the release or discharge of Tenant in any creditors' insolvency, receivership
        or
        bankruptcy proceeding, including the rejection or termination of the Lease
        in
        bankruptcy, it being intended that Guarantor's liability hereunder shall
        be
        determined as if the Lease continues in full force and effect without regard
        to
        such rejection or termination in bankruptcy. In the event that any amount
        at any
        time paid on account of obligations guaranteed hereby is required to restored
        or
        returned by Landlord as a result of any such insolvency, receivership or
        bankruptcy, Guarantor shall be liable under this Guaranty with respect to
        such
        amount as if such amount was never paid.

      

      17.
        Tenant hereby waives Sections 2809, 2810, 2819, 2845, 2849, 2850, and 3433
        of
        the California Civil Code as the same may be hereafter amended, modified,
        revised, renumbered or replaced. 

      

      18.
        So
        long as Tenant is in good standing and is not in default under the Lease
        at any
        time during the first thirty-six (36) months full calendar months of the
        Lease
        Term following the Minimum Rent Commencement Date, this Guaranty shall expire
        on
        the last day of the thirty-sixth (36th)
        full
        calendar month of the Lease Term following the Minimum Rent Commencement
        Date.

       

      

      IN
        WITNESS WHEREOF, the undersigned have jointly and severally executed this
        Lease
        Guaranty as of the date first written above.

      

      

      

      
        	 	
                BY

              	    

	 	
                NAME:
                  

              	BILL
                GLASER
	 	
                SSN:
                  

              	
                ###-##-####

              
	 	
                ADDRESS

              	
                12233
                  Octagon St. 

              
	 	   	
                Los
                  Angeles, CA 90049

              
	 	
                PHONE
                  #: 

              	
                310-869-7899

              
	 	
                DRIVER’S
                  LICENSE   B5365500

              
	 	
                DRIVER’S
                  LICENSE STATE CA

              

      

      

      
        
           

        

        
          1Exhibit
      4.1 

     

    FORM
      OF DEBENTURE

    

    NEITHER
      THIS DEBENTURE NOR THE COMMON STOCK INTO WHICH THIS DEBENTURE IS CONVERTIBLE
      HAVE BEEN REGISTERED WITH THE SECURITIES AND EXCHANGE COMMISSION OR THE
      SECURITIES COMMISSION OF ANY STATE IN RELIANCE UPON AN EXEMPTION FROM
      REGISTRATION UNDER THE SECURITIES ACT OF 1933, AS AMENDED (“SECURITIES ACT”),
      AND, ACCORDINGLY, MAY NOT BE OFFERED OR SOLD EXCEPT PURSUANT TO AN EFFECTIVE
      REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR PURSUANT TO AN AVAILABLE
      EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO, THE REGISTRATION
      REQUIREMENTS OF THE SECURITIES ACT AND IN ACCORDANCE WITH APPLICABLE STATE
      SECURITIES LAWS AS EVIDENCED BY A LEGAL OPINION OF COUNSEL TO THE TRANSFEROR
      TO
      SUCH EFFECT, THE SUBSTANCE OF WHICH SHALL BE REASONABLY ACCEPTABLE TO THE
      COMPANY.

    

    

    12%
      CONVERTIBLE DEBENTURE

     

    
      
        	$___________	
                April
                  __,
                  2008

              

      

    

    

    THIS
      CONVERTIBLE DEBENTURE is one of a series of duly authorized and validly issued
      Convertible Debentures of Lifesciences Opportunities Incorporated, a Florida
      corporation, having its principal place of business at 8447 Wilshire Boulevard,
      Suite 102, Beverly Hills CA 90211 (the “Borrower”),
      issued in connection with the Borrower’s private placement (the “Offering”),
      exempt from the registration requirements of the Securities Act pursuant to
      Section 4(2) or Rule 506 of Regulation D promulgated thereunder, of a maximum
      aggregate principal amount of $1,000,000 of its 12% Convertible Debenture (this
      debenture, the “Debenture”
and
      collectively with the other debentures issued as part of such series, the
“Debentures”)
      Reference is made to that certain Subscription Agreement, of even date herewith
      (“Subscription
      Agreement”)
      pursuant to which the Borrower has issued the Holder the Units, each Unit
      consisting of a Debenture in the principal amount of $1,000 and one thousand
      (1,000) shares of the Borrower’s common stock, par value $.0001 (“Common
      Stock”).
      Terms
      not defined herein shall have the meanings ascribed to such terms in the
      Subscription Agreement.

    

    FOR
      VALUE
      RECEIVED, the Borrower, residing at __________________________________, hereby
      promises to pay to the order of ______________ (the “Holder”),
      the
      principal sum of ___________________ Dollars ($_______________), upon the
      following terms and conditions: 

    

    1. Interest
      Rate.
      Interest shall accrue on the unpaid principal balance of this Debenture from
      the
      date of issuance until paid or converted in full at the rate of twelve percent
      (12%) per year, calculated on a 365/366 day year, as applicable. 

    

    2. Maturity.
      The
      maturity date (“Maturity
      Date”)
      of the
      Debentures is the earlier of: (i) completion of a public offering (“Public
      Offering”)
      of the
      Borrower’s securities with gross proceeds of at least $5,000,000; or (ii) 180
      days from the closing date of the Offering. 

    

    3.
       Payment
      Terms.
      The
      Borrower agrees to pay fifty percent (50%) of the unpaid principal balance
      of
      this Debenture and all accrued and unpaid interest, in cash, within five (5)
      business days after the Maturity Date. The remaining fifty percent (50%) of
      the
      unpaid principal balance of this Debenture shall be mandatorily converted on
      the
      Maturity Date in the manner set forth in Section 5 herein.

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    4. Manner
      and Place of Payment; Holidays.
      All
      cash payments payable under this Debenture shall be made in coin or currency
      which, at the time or times of payment, constitute legal tender for public
      or
      private debts in the United States of America. All cash payments on this
      Debenture shall be made to Holder at the address stated above, or at such other
      address as Holder shall designate in writing. If the prescribed date of payment
      of any of the principal or interest hereon is a Saturday, Sunday or legal
      holiday, such payment shall be due on the next succeeding business day.

    

    5. Mandatory
      Conversion. Fifty
      percent (50%) of the outstanding principal amount of this Debenture
      (“Conversion
      Amount”)
      shall
      be mandatorily convertible into the Borrower’s Common Stock on the Maturity Date
      at the Conversion Price. 

    

    (i) Conversion.
      Borrower shall issue and deliver to the Holder within five (5) business days
      after the Maturity
      Date
      (such fifth day being the “Delivery
      Date”)
      a
      certificate evidencing the shares of Common Stock issuable for the portion
      of
      the Debenture converted in accordance with the foregoing. The shares of Common
      Stock issuable upon conversion of this Debenture shall be determined by dividing
      the Conversion Amount by the Conversion Price (as defined below). On the
      Maturity Date, any and all obligations of the Borrower with respect to the
      portion of the Debenture so converted shall be deemed satisfied, and the
      Borrower will have no further obligation under the Debenture with respect to
      such converted portion in any way other than to issue the shares of Common
      Stock
      (as set forth in Section 5(iv) below).

    

    (ii)  Conversion
      Price.
      Subject
      to adjustment as provided in Section 5(iii) hereof, the conversion shall be
      upon
      the same terms and conditions as that of the Public Offering, provided that
      the
      conversion price will be at a fifty percent (50%) discount of the purchase
      price
      of the Common Stock in the Public Offering (“Conversion
      Price”).
      In
      the event the Borrower has not commenced the Public Offering by the Debenture
      Maturity Date, then the conversion price will be $0.50 per share. Fractional
      shares will not be issued and will instead be rounded up to the nearest whole
      share.

    

    (iii)  Adjustment.
      The
      Conversion Price and number and kind of shares or other securities to be issued
      upon conversion determined pursuant to Section 5(i), shall be subject to
      adjustment from time to time upon the happening of certain events while this
      conversion right remains outstanding, as follows:

    

    A. Merger,
      Sale of Assets, etc.
      If the
      Borrower at any time shall consolidate with or merge into or sell or convey
      all
      or substantially all its assets to any other corporation, this Debenture, as
      to
      the unpaid principal portion thereof and accrued interest thereon, shall
      thereafter be deemed to evidence the right to purchase such number and kind
      of
      shares or other securities and property as would have been issuable or
      distributable on account of such consolidation, merger, sale or conveyance,
      upon
      or with respect to the securities subject to the conversion or purchase right
      immediately prior to such consolidation, merger, sale or conveyance. The
      foregoing provision shall similarly apply to successive transactions of a
      similar nature by any such successor or purchaser.

    

    B. Reclassification,
      etc.
      If the
      Borrower at any time shall, by reclassification or otherwise, change the shares
      of Common Stock into the same or a different number of securities of any class
      or classes that may be issued or outstanding, this Debenture, as to the unpaid
      principal portion thereof and accrued interest thereon, shall thereafter be
      deemed to evidence the right to purchase an adjusted number of such securities
      and kind of securities as would have been issuable as the result of such change
      with respect to the shares of Common Stock issuable immediately prior to such
      reclassification or other change. 

    

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

    C. Splits,
      Combinations and Dividends.
      If the
      shares of Common Stock are subdivided or combined into a greater or smaller
      number of shares of Common Stock, or if a dividend is paid on the shares of
      Common Stock in the form of additional shares of Common Stock, the Conversion
      Price shall be proportionately reduced in case of subdivision of shares of
      Common Stock or share dividend or proportionately increased in the case of
      combination of shares of Common Stock, in each such case by the ratio which
      the
      total number of shares of Common Stock outstanding immediately after such event
      bears to the total number of shares of Common Stock outstanding immediately
      prior to such event.

     

    (iv) Method
      of Conversion.
      On the
      Delivery Date, the Borrower shall issue and deliver to Holder a certificate(s)
      for the number of full shares of the Common Stock issuable upon such conversion,
      to the person(s) entitled to receive the same. The Borrower shall issue the
      certificate(s) for Common Stock in the name(s) so designated with such legends
      affixed or restrictions imposed as required by federal, state or jurisdictional
      securities laws as determined by legal counsel for the Borrower; provided that
      the Borrower is not advised by its counsel that the issuance of such
      certificate(s) would be in violation of federal, state or jurisdictional
      securities law.

    

    6. Registration
      Rights.
      The
      Holder is entitled to the registration rights with respect to the shares of
      Common Stock to be received upon conversion of the Debenture as set forth in
      the
      Registration Rights Agreement of even date herewith.

    

    7. Events
      of Default and Acceleration.
      Time is
      of the essence of this Debenture. The occurrence of any of the following events
      shall constitute an “Event
      of Default”
      hereunder: (i) Borrower's failure to pay timely any amount due hereunder, and
      such failure continues for ten (10) business days and if the Holder provides
      notice of default to Borrower pursuant to Section 15 hereunder; (ii) bankruptcy,
      reorganization, insolvency or liquidation proceedings or other proceedings
      for
      relief under any bankruptcy law or any law for the relief of debtors shall
      be
      instituted by or against Borrower and, if instituted against Borrower, Borrower
      shall by any action or answer approve of, consent to or acquiesce in any such
      proceedings or admit the material allegations of, or default in answering a
      petition filed in any such proceeding or such proceedings shall not be dismissed
      within ninety (90) calendar days thereafter; (iii) any material breach by
      Borrower, that remains uncured for greater than 5 days after receipt of written
      notice of same, of any of the terms of this Debenture (other than payment
      obligations); (iv) dissolution of the Borrower; or (v) cessation or liquidation
      of the Borrower's business or suspension of the Borrower's business for more
      than forty-five consecutive days. If any such Event of Default occurs, Holder
      may, then or at any time thereafter, and at its option, accelerate maturity
      and
      cause the entire unpaid principal balance of this Debenture, together with
      interest accrued hereon, to become immediately due and payable. If Holder waives
      Holder's right to accelerate maturity as a result of an Event of Default
      hereunder, either one or more times or repeatedly, nevertheless Holder shall
      not
      be deemed to have waived the right to require strict compliance with the terms
      of this Debenture thereafter.

    

    8. Interest
      After Event of Default, Acceleration or Maturity.
      Upon an
      occurrence of an Event of Default hereunder, the entire unpaid balance of said
      principal sum and interest then accrued shall bear interest, while such Event
      of
      Default continues both before and after judgment, at twelve percent (12%) per
      year on the unpaid balance until paid, calculated on a 365/366 day year, as
      applicable.

    

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

    9. Application
      of Payments.
      All
      sums paid hereon shall be applied first to the payment of accrued interest
      due
      on the unpaid principal balance and the remainder to the reduction of unpaid
      principal.

    

    10. Attorney's
      Fees and Expenses.
      In the
      event that Holder or other holder of this Debenture brings suit hereon, or
      employs an attorney or incurs expenses to compel payment of this Debenture
      or
      any portion of the indebtedness evidenced hereby, or to cure any Event of
      Default under this Debenture, whether through suit, probate, insolvency,
      reorganization, bankruptcy or any other legal or informal proceeding, the
      Borrower and all endorsers, guarantors and sureties agree additionally to pay
      all reasonable attorney's fees, court costs and other reasonable expenses
      thereby incurred by Holder or other holder of this Debenture. 

    

    11. Waiver.
      Except
      as may be required by law, Borrower and all guarantors of this Debenture, both
      before and after maturity, hereby expressly (i) waive all protest, notice of
      protest, demand for payment, presentment for payment, notice of intention to
      accelerate maturity, notice of acceleration of maturity, notice of dishonor,
      bringing of suit, and diligence in taking any action to collect any amounts
      called for hereunder and in the handling of properties, rights or collateral
      at
      any time existing in connection herewith; (ii) consent to and waive notice
      of
      any one or more renewal, extension or modification of this Debenture, whether
      made to or in favor of the Borrower or any other person or persons, regardless
      whether such renewal, extension or modification modifies the terms, interest
      rate or time for payment of the Debenture and regardless of the length of term
      of the renewal, extension or modification; (iii) consent to and waive notice
      of
      any substitution, exchange or release of any security hereafter given for this
      Debenture; (iv) consent to and waive notice of the release of any party
      primarily or secondarily liable hereon; (v) consent to and waive notice of
      any
      other indulgences, none of which shall otherwise affect the liability of any
      of
      said parties for the indebtedness evidenced by this Debenture; and (vi) agree
      that it will not be necessary for Holder, in order to enforce payment of this
      Debenture, first to institute suit against or to exhaust Holder's remedies
      against Borrower or any other party liable hereunder, or to proceed against
      any
      other security for this Debenture.

    

    12. Parties
      in Interest.
      This
      Debenture may be assigned by Holder at any time upon notice to and with written
      consent of Borrower. This Debenture may not be assigned by Borrower without
      the
      prior written consent of Holder. This Debenture will be binding in all respects
      upon Borrower and inure to the benefit of Holder and its permitted successors
      and assigns.

    

    13. Definitions.
      The
      terms “Borrower” and “Holder” and other nouns and pronouns include the singular
      and/or the plural, as appropriate. The terms “Borrower” and “Holder” also
      include their respective heirs, personal representatives, permitted successors
      and assigns. The term “Holder” includes subsequent permitted holders of this
      Debenture. 

    

    14. Choice
      of Law; Venue.
      All
      questions concerning the construction, validity, enforcement and interpretation
      of this Debenture shall be governed by and construed and enforced in accordance
      with the laws of the State of Florida, without regard to the principles of
      conflicts of law thereof. Each party agrees that all proceedings concerning
      the
      interpretations, enforcement and defense of the transactions contemplated by
      this Debenture (whether brought against a party hereto or its respective
      affiliates, directors, officers, shareholders, employees or agents) shall be
      commenced exclusively in the state and federal courts of the State of Florida.
      Each party hereto hereby irrevocably submits to the exclusive jurisdiction
      of
      the state and federal courts of Florida for the adjudication of any dispute
      hereunder or in connection herewith or with any transaction contemplated hereby
      or discussed herein, and hereby irrevocably waives, and agrees not to assert
      in
      any proceeding, any claim that it is not personally subject to the jurisdiction
      of any such court, that such proceeding is improper. The parties hereto hereby
      irrevocably waive, to the fullest extent permitted by applicable law, any and
      all right to trial by jury in any legal proceeding arising out of or relating
      to
      this Debenture or the transactions contemplated hereby. Neither party shall
      be
      entitled to injunctive relief to prevent or cure breaches of the provisions
      of
      this Debenture. If any party shall commence a proceeding to enforce any
      provisions of this Debenture, then the prevailing party in such proceeding
      shall
      be reimbursed by the other party for its reasonable attorneys fees and other
      costs and expenses incurred with the investigation, preparation and prosecution
      of such proceeding.

    

    
      
         

      

      
        4

        
          

        

      

      
         

      

    

    15. Notice.
      All
      notices and other communications required or permitted hereunder shall be in
      writing and shall be deemed to have been duly given one (1) business day after
      delivery to an overnight carrier with instructions to deliver to the applicable
      address set forth above, or, if sent by facsimile, upon receipt of a
      confirmation of delivery.

    

    16. Severability.
      If any
      part of this Debenture is adjudged illegal, invalid or unenforceable, such
      invalidity or unenforceability shall not affect any other provision of this
      Debenture that can be given effect without such provision.

    

    17. Amendments.
      This
      Debenture may not be varied, amended or modified except in writing signed by
      the
      Borrower and the Holder.

    

    18. Shareholder
      Status.
      The
      Holder shall not have rights as a shareholder of the Borrower with respect
      to
      this Debenture until such time as this Debenture is mandatorily converted as
      provided herein and only with respect to that number of shares of Common Stock
      issued upon such conversion. 

    

    THIS
      DEBENTURE REPRESENTS THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE
      CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS
      OF THE PARTIES.

    

    THERE
      ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.

    

     

    [Signature
      Page Follows]

     

    
      
         

      

      
        5

        
          

        

      

      
         

      

    

    IN
      WITNESS WHEREOF, Borrower has executed this Debenture effective as of the date
      first set forth above.

     

    
      
        	 	 	 
	 	BORROWER:
	 	 
	 	
                Lifesciences
                  Opportunities Incorporated, 

                a
                  Florida corporation

              
	 
 	 
 	 
 
	 	By:  	 
	 	Name:	
                
James
                Morel
	 	Its:	Chief Executive
                Officer

      

       

      
        
           

        

        
          6

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