Document:

Exhibit 10.8

 

 

REXFORD INDUSTRIAL REALTY

STANDARD INDUSTRIAL

MULTI-TENANT LEASE
– MODIFIED GROSS

 

This Lease ("Lease"), dated September
1, 2020, is made by and between Rexford Industrial – Nelson, LLC, a Delaware limited liability company (“Landlord”),
and the Tenant named below (collectively the “Parties,” or individually a “Party”).

 

	1.	BASIC LEASE PROVISIONS

 

		A.	Tenant:	BZRTH Inc, a Nevada corporation
	 	 	 	 
		B.	Premises:

	An approximately 22,700 rentable
square foot portion of the building located at the street address of 14750 E. Nelson Avenue, Unit I, located in the City of Industry,
County of Los Angeles, State of California, with zip code 91744, as shown on Exhibit “A” attached hereto (“Premises”).
In addition to Tenant’s rights to use and occupy the Premises as hereinafter specified, Tenant shall have non-exclusive
rights to any Common Areas (as defined in Section 3.A. below) of the building containing the Premises (“Building”)
but shall not have any rights to the roof, or exterior walls of the Building or to any other buildings in the Project. The Premises,
the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon,
are here in collectively referred to as the “Project.”

	 	 	 	 
		C.	Parking Spaces:	Twenty-Eight (28) unreserved vehicle parking spaces.
	 	 	 	 
		D.	Commencement Date:	September 30, 2020
	 	 	 	 
		E.	Lease Term:	Thirty-Seven (37) full calendar months following the Commencement Date and
ending on October 31, 2023 (“Expiration
Date”).
	 	 	 	 
		F.	Security Deposit:	$95,000.00

 

		G.	Base Rent:	 Period 	 Monthly Base Rent
	 	 	 	 Commencement Date through September 30, 2021	 $27,921.00*
	 	 	 	 October 1, 2021 through September 30, 2022	 $28,898.24
	 	 	 	 October 1, 2022 through October 31, 2023	 $29,909.68
	 	 	 	*Subject to Base Rent Credit as set forth in Section 4.D. below.

 

 

 

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	 	H.	Tenant’s Share:	11.24% of the Project
	 	 	 	 
	 	I.	Current estimate of Tenant’s

 Share of estimated monthly

 Operating Expenses
                    (excluding

 current Base Real Property

 Taxes and the Base Premium

 for the Base Year) 

(estimate only and
                    subject to

 adjustment based on actual 

costs and expenses according 

to the provisions of this Lease)	$1,816.00
	 	 	 	 
	 	J.	Base Year:	2020

 

	 	K.	Base Rent and other 	 	 
	 	 	Monies Due Upon	 Base Rent (September 30, 2020 – October 31, 2020)	 $28,851.70
	 	 	Execution by	 Security Deposit	 $95,000.00
		 	Cashier’s Check:	 Estimated Operating Expenses (September 30 – October 31, 2020)	 $1,876.53
	 	 	 	 Total Amount Due on Lease Execution	 $125,728.23

 

	 	L.	Early
                                         Possession Date (if applicable):	Upon mutual Lease execution and subject to the terms
of Section 2.E.
	 	 	 	 
	 	M.	Permitted Use:	General offices and warehousing
for e-commerce sales including gardening tools, home appliances, home tools, pet accessors and food packaging.
	 	 	 	 
	 	N.	Broker(s):	Lee & Associates representing
Landlord (“Landlord’s Broker”). Pacific Asia Group Realty representing Tenant (“Tenant’s
Broker”).
	 	 	 	 
	 	O.	Guarantor:	Chenlong Tan, an Individual
	 	 	 	 
	 	P.	Exhibits:	Exhibit “A” - Site Plan Depicting the Premises and Project; Exhibit “B” - Rules and Regulations;

        Exhibit “C” – Tenant Contact Information Form; Exhibit “D” – ACM Notification

	 	 	 	 
	 	Q.	Addenda:	Guaranty of Lease; Coronavirus Acknowledgement; Move-In/Move-Out Checklist

 

	2.	Granting and Acceptance of Premises.

 

 

 

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A.           
Grant of Premises and Term. In consideration of the obligation of Tenant to pay rent as herein provided and in consideration
of the other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant takes from Landlord, the Premises,
to have and to hold for the Lease Term, subject to the terms, covenants and conditions of this Lease. Base Rent set forth in this
Lease is not subject to adjustment should the actual size of the Premises be determined to be different than the approximate size
described in the Basic Lease provisions. In the event that the size of the Premises and/or the Project are modified during the
Lease Term, Landlord may recalculate Tenant’s Share to reflect such modification.

 

B.            
Condition. Tenant shall accept the Premises in its condition as of the Commencement Date, AS-IS AND WITH ALL ITS
FAULTS, subject to all applicable laws, ordinances, regulations, covenants and restrictions. Landlord has made no representation
or warranty as to the suitability of the Premises for the conduct of Tenant's business, and Tenant waives any implied warranty
that the Premises are suitable for Tenant's intended purposes. In no event shall Landlord have any obligation for any defects in
the Premises or any limitation on its use. Tenant is advised to verify the actual size prior to executing this Lease. Tenant acknowledges
that it has had the opportunity to inspect the suitability of the Premises for Tenant's intended use (including but not limited
to the electrical, the heating, ventilating and air conditioning systems (“HVAC”) and fire sprinkler systems,
security, environmental aspects, and compliance with any building codes, applicable laws, covenants or restrictions of record,
regulations, and ordinances ("Legal Requirements"), including the Americans with Disabilities Act), and to measure
the Premises. NOTE: Tenant is responsible for determining whether or not the Legal Requirements, and, including, without limitation,
the zoning, are appropriate for Tenant's intended use, and acknowledges that past uses of the Premises may no longer be allowed.
Tenant represents and warrants that it has obtained (or will obtain prior to taking possession of the Premises) all required occupancy
permits from the applicable municipality and other agencies having jurisdiction over the Premises. The taking of possession of
the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the
time possession was taken except for items that are Landlord's responsibility under Section 7.B. and any punchlist items agreed
to in writing by Landlord and Tenant. No later than 10 days after written demand is made therefor by Landlord of Tenant, Tenant
shall execute and deliver to Landlord a Tenant Contact Information Sheet in the form of Exhibit “C”, each as attached
to and hereby made a part of this Lease. Landlord shall deliver the Premises contained within the Building to Tenant broom clean
and free of debris on the Commencement Date or any Early Possession Date, whichever first occurs. Except as otherwise disclosed
to Tenant in writing and so long as the required service contracts described in Section 7.A(2) below are obtained by Tenant and
in effect within 30 days following the Commencement Date, Landlord warrants (i) the HVAC serving the office portion of the Premises
only, for a period of 6 months following the Commencement Date, and (ii) the existing electrical, plumbing, fire sprinkler, lighting,
loading doors, sump pumps, if any, and all other such Building systems serving the Premises for a period of 6 months; provided,
however, that such warranty shall not be effective for any maintenance, repairs or replacements necessitated due to the misuse
of, or damage caused by, Tenant, its employees, contractors, agents, subtenants, or invitees. Landlord does not warranty any existing
HVAC or cooling systems at the Premises, Building or Project other than what is intended to exclusively serve the applicable office
portion of the Premises. If Tenant does not give Landlord the required notice within the appropriate warranty period, correction
of any such non-compliance, malfunction or failure shall be the obligation of Tenant at Tenant's sole cost and expense. No person
acting on behalf of Landlord is authorized to make, and Tenant acknowledges and agrees that Landlord has not made and specifically
negates and disclaims, any representations, warranties, promises, covenants, agreements or guaranties of any kind or character
whatsoever, whether express or implied, oral or written, past, present or future, of, as to, concerning or with respect to the
Premises, except as expressly set forth herein.

 

C.            
Compliance. Except as provided in Section 7.B. below, in no event shall Landlord have any obligation for any defects
in the Premises or any limitation on its use. If Legal Requirements are hereafter changed so as to require during the term of this
Lease the construction of an addition to or an alteration of the Premises and/or Building, the remediation of any Hazardous Material,
or other physical modification of the Premises and/or Building ("Capital Expenditure"), Landlord and Tenant shall
allocate the cost of such work as follows:

 

(1)          
Subject to subsection 3 below, if such Capital Expenditures are required as a result of the specific and unique use of the
Premises by Tenant as compared with uses by tenants in general, Tenant shall be fully responsible for the cost thereof.

 

 

 

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(2)          
If such Capital Expenditure is not the result of the specific and unique use of the Premises by Tenant (such as, governmentally
mandated seismic modifications), then Landlord shall pay for such Capital Expenditure and Tenant shall only be obligated to pay,
each month during the remainder of the term of this Lease (including any extensions or renewals thereof), on the date on which
the Base Rent is due, an amount equal to 1/144th of the portion of such costs reasonably attributable to the Premises. Tenant shall
pay interest of ten percent (10%) per annum on the unamortized balance but may prepay its obligation at any time. If, however,
such Capital Expenditure is required during the last 2 years of this Lease or if Landlord reasonably determines that it is not
economically feasible or is commercially impracticable to pay its share thereof, Landlord shall have the option to terminate this
Lease upon 90 days prior written notice to Tenant unless Tenant notifies Landlord, in writing, within 10 days after receipt of
Landlord's termination notice that Tenant will pay for the entire cost of such Capital Expenditure in immediately available funds.

 

(3)          
Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected,
and new Legal Requirements. If the Capital Expenditures are instead triggered by Tenant as a result of an actual or proposed change
in use, change in intensity of use, or modification to the Premises then Tenant shall either: (i) immediately cease such changed
use or intensity of use and/or take such other steps as may be necessary to eliminate the requirement for such Capital Expenditure,
or (ii) following Landlord’s written demand, complete such Capital Expenditure at its own expense. Tenant shall not have
any right to terminate this Lease in accordance with this Section.

 

D.            
Tenant as Prior Owner/Occupant. The warranties, covenants and agreements made by Landlord in this Section shall be
of no force or effect if previously Tenant (or any person or entity with whom Tenant is or was affiliated) was the owner or occupant
of the Premises. In such event, Tenant shall be responsible for any necessary corrective work.

 

E.            
Early Possession. Any provision herein granting Tenant Early Possession of the Premises is subject to and conditioned
upon (i) the Premises being available for such possession prior to the Commencement Date, (ii) upon full payment of monies due
by cashier’s check and (iii) Landlord’s receipt of certificates of insurance as required in this Lease. Any grant of
Early Possession only conveys a non-exclusive right to occupy the Premises subject to the terms of the Lease. During such Early
Possession, Tenant shall be bound by its obligations under the Lease but shall not be obligated to pay the Monthly Base Rent or
Operating Expenses payable by Tenant to Landlord as set forth in the Lease.

 

F.            
Delay In Possession. Landlord agrees to use commercially reasonable efforts to deliver possession of the Premises
to Tenant by the Commencement Date. If, despite said efforts, Landlord is unable to deliver possession by such date, Landlord shall
not be subject to any liability therefor, nor shall such failure affect the validity of this Lease or change the Expiration Date.
Tenant shall not, however, be obligated to pay Rent until Landlord delivers possession of the Premises and any period of rent abatement
that Tenant would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what
Tenant would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Tenant.

 

G.            
Tenant Compliance. Landlord shall not be required to tender possession of the Premises to Tenant until Tenant complies
with its obligation to provide evidence of insurance (Section 8.B.). Pending delivery of such evidence, Tenant shall be required
to perform all of its obligations under this Lease from and after the Commencement Date, including the payment of Rent, notwithstanding
Landlord's election to withhold possession pending receipt of such evidence of insurance. Further, if Tenant is required to perform
any other conditions prior to or concurrent with the Commencement Date, the Commencement Date shall occur but Landlord may elect
to withhold possession until such conditions are satisfied.

 

	3.	Common Areas.

 

A.           
Common Areas. "Common Areas" shall mean all areas of the Project for the common use or benefit of the tenants
of the Project and their employees, agents, and other invitees, including, without limitation: all parking areas, pedestrian walkways,
driveways and access roads, and entrances and exits.

 

 

 

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B.            
Common Areas - Tenant's Rights. Landlord grants to Tenant, for the benefit of Tenant and its employees, suppliers,
shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others
entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved
by Landlord under the terms hereof or under the terms of any Rules and Regulations or restrictions governing the use of the Project.
Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store any property
(including, without limitation, pallets), temporarily or permanently, in the Common Areas, nor shall Tenant conduct any business
from the Common Areas at any time, including without limitation, loading or unloading materials or supplies within or from the
Common Areas (unless Landlord has designated loading areas within such Common Areas). Any such storage shall be permitted only
by the prior written consent of Landlord, which consent may be revoked at any time. In the event that any unauthorized storage
shall occur, then Landlord shall have the right, without notice, in addition to such other rights and remedies that it may have,
to remove the property and charge the cost to Tenant, which cost

shall be immediately payable upon demand by Landlord.

 

C.            
Common Areas - Rules and Regulations. Tenant shall, at all times during the Lease Term and any extension thereof,
comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises
and the Project. The current Project Rules and Regulations are attached hereto as Exhibit “B.” In the event of any
conflict between said Rules and Regulations and other provisions of this Lease, the other terms and provisions of this Lease shall
control. Landlord shall not have any liability or obligation for the breach of any Rules or Regulations by other tenants in the
Project. Tenant shall use its best efforts to cause its employees, suppliers, shippers, customers, contractors and invitees to
so abide and conform. Tenant will make use of all of the Common Areas (including, without limitation, all loading and unloading
areas) in a cooperative, harmonious fashion, and shall not block or unreasonably interfere with access by others in the Project
to their premises or loading areas.

 

D.            
Common Areas – Changes. Landlord shall have the right, in the Landlord’s sole discretion, from time to
time, to make changes to the Project, including, without limitation, granting easements, making public dedications, designating
and modifying Common Areas and creating restrictions on or about the Project; changing the location, size, shape and number of
driveways, entrances, parking spaces and the number of assigned parking spaces proportionately if reduced or reallocated at the
Project, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility
raceways; temporarily closing any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains
available; designating other land outside the boundaries of the Project to be a part of the Common Areas; adding additional buildings
and improvements to the Common Areas; using the Common Areas while making additional improvements, repairs or alterations to the
Project; and performing such other acts and making such other changes in, to or with respect to the Common Areas and Project as
Landlord may deem to be appropriate.

 

E.            
Vehicle Parking. Tenant shall be entitled to use only the number of Parking Spaces specified in the Basic Lease Provisions
on those portions of the Common Areas designated from time to time by Landlord for parking. Said parking spaces shall be used for
parking by vehicles no larger than full-size passenger automobiles or pick-up trucks, herein called "Permitted Size Vehicles."
Landlord may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in this Lease. No vehicles
other than Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Landlord. The parking
areas of the property shall be used for parking of Permitted Size Vehicles and, subject to Landlord’s rules and regulations,
the loading and unloading of trucks only. The use by Tenant of those areas for storage material (including pallets) is expressly
prohibited. All material shall be stored within the Building. Landlord may allocate and assign parking spaces among Tenant and
other tenants in the Project if Landlord reasonably determines that such parking facilities are becoming crowded. Landlord shall
not be responsible for enforcing Tenant's parking rights against any third parties. In addition:

 

(1)           
Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant's employees, suppliers,
shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord
for such activities.

 

 (2)            Tenant shall not service or store any vehicles in the Common Areas.

 

 (3)            Tenant shall not park any vehicles overnight in the Parking Spaces, the Common Areas, or anywhere else in the Project.

 

(4)           
If Tenant permits or allows any of the prohibited activities described in this Section, then Landlord shall have the right,
without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and
charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord.

 

 

 

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	4.	Rent.

 

A.           
Rent Defined. Any payments or charges due from Tenant (other than the Security Deposit) to Landlord hereunder shall
be considered rent for all purposes of this Lease ("Rent").

 

B.            
Operating Expenses. During each month of the Lease Term, on the same date that Base Rent is due, Tenant shall pay
Landlord an amount equal to 1/12 of the annual cost, as estimated by Landlord from time to time, of Tenant's Share of all Operating
Expenses for the Project. Payments thereof for any fractional calendar month shall be prorated. The term "Operating Expenses"
means all costs and expenses incurred by Landlord with respect to the ownership, maintenance, and operation of the Project
including, but not limited to, costs of any of the following if at the Project:

 

(1)          
Costs relating to the operation, replacement, repair, maintenance and energy efficiency, in neat, clean, good order and
condition, of any of following if incurred by Landlord:

 

(a)          
The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways,
parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates,
elevators, roofs, exterior walls of the buildings, building systems and roof drainage systems.

 

 (b)            Exterior signs and any tenant directories.

 

 (c)            Any fire sprinkler systems.

 

(d)           
All other areas and improvements that are within the exterior boundaries of the Project but outside of the Premises and/or
any other space occupied by a tenant.

 

 (2)            The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered.

 

(3)          
The cost of pest control services, property management, security services, owner's association dues and fees, the cost to
repaint the exterior of any structures and the cost of any environmental inspections.

 

(4)           
The cost of trash disposal for any trash receptacles located in the Common Areas and/or available for the use of tenants
(if Landlord operates the Project in a manner such that tenants do not directly contract for trash collection services).

 

 (5)            Reserves set aside for maintenance and repair of Common Areas and Common Area equipment.

 

 (6)            Any deductible portion of an insured loss concerning the Building or the Common Areas.

 

(7)            Auditors', accountants'
and attorneys' fees and costs related to the operation, maintenance, repair and replacement of the Project.

 

(8)            The cost of any capital improvement
(as opposed to maintenance, repair or replacements) to the Building or the Project not covered under the provisions of Section
2.C; provided, however, that Landlord shall allocate the cost of any such capital improvement over a 12 year period and Tenant
shall not be required to pay more than Tenant's Share of 1/144th of the cost of such capital improvement in any given month.

 

 

 

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(9)            The cost of any other
services to be provided by Landlord that are stated elsewhere in this Lease to be a Common Area Operating Expense.

 

 (10)          Any Real Property Tax Increase (as defined in this Section below).

 

 (11)          Any Insurance Cost Increase (as defined in this Section below).

 

As
referenced in this Lease, the term “Real Property Tax Increase” shall mean the Real Property Taxes for the
applicable year in excess of the Base Real Property Taxes. As used herein, the term "Base Real Property Taxes"
shall be the amount of Real Property Taxes (defined in Section 10.A.), which are assessed against the Premises, Building, Project
and/or Common Areas in the Base Year; provided, however, in the event the so-called “split roll” property tax ballot
initiative or any other initiative or constitutional amendment now or in the future passes in California thereby removing certain
Proposition 13 tax protections applicable to the Premises, Building, Project and/or Common Areas (any of the foregoing referred
to as the “Real Property Tax Initiative”), the Base Real Property Taxes shall not include the amount of any
increases in Real Property Taxes resulting from a reassessment triggered by the Real Property Tax Initiative. In calculating Real
Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in the calculation
of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common.
The “Insurance Cost Increase” shall mean the increase in the actual cost of the insurance applicable to the
Building and/or the Project (including any deductibles which are paid in connection with any filed insurance claims) carried by
Landlord pursuant to Section 8.A. over and above the Base Premium, as hereinafter defined, calculated on an annual basis. Insurance
Cost Increase shall include, but not be limited to, requirements of the holder of a mortgage or deed of trust covering the Premises,
Building and/or Project, increased valuation of the Premises, Building and/or Project, and/or a general premium rate increase.
The "Base Premium" shall be the annual premium for insurance applicable to the Building and/or the Project carried
by Landlord pursuant to Section 8.A. during the Base Year. If, however, the Project was not insured for the entirety of such 12
month period, then the Base Premium shall be the lowest annual premium reasonably obtainable for such insurance as of the Occupancy
Date, assuming the most nominal use possible of the Building.

 

Any Operating Expenses and
Real Property Taxes that are specifically attributable to the Premises, the Building or to any other building in the Project or
to the operation, repair and maintenance thereof, shall be allocated entirely to such Premises, Building, or other building. Notwithstanding
any contrary provision contained in this Lease, Landlord shall have the right, from time to time, to equitably allocate some or
all of the Operating Expenses for the Project into separate cost pools as described below (the "Operating Expense Pools"),
in Landlord's sole discretion. If any line item(s) of Tenant's Share of Operating Expenses are incurred or assessed with respect
to a portion of the Project that includes the Premises but does not include the entire Project, the denominator for the purpose
of calculating Tenant's Share of the applicable line item(s) of Tenant's Share of Operating Expenses will be adjusted to exclude
the square footage of the portions of the Project to which such line item(s) do not relate, thereby creating separate Operating
Expense Pools and different Tenant's Shares with respect to each such Operating Expense Pool. Each Operating Expense Pool denominator
and, consequently, Tenant's Share, shall be subject to modification each year of the Lease Term, as reasonably determined by Landlord.

 

Within 60 days after written
request (but not more than once each year) Landlord shall deliver to Tenant a reasonably detailed statement showing Tenant's Share
of the actual Operating Expenses for the preceding year. If Tenant's payments during such year exceed Tenant's Share, Landlord
shall credit the amount of such over-payment against Tenant's future payments of Operating Expenses. If Tenant's payments during
such year were less than Tenant's Share, Tenant shall pay to Landlord the amount of the deficiency within 10 days after delivery
by Landlord to Tenant of the statement. Operating Expenses shall not include any expenses paid by any tenant directly to third
parties, or as to which Landlord is otherwise reimbursed by any third party, other tenant, or insurance proceeds.

 

 

 

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C.            
Payment. Tenant shall pay Base Rent in the amount set forth in the Basic Lease Provisions of this Lease. The Total
Amount Due on Lease Execution, as shown in Section 1.K, shall be due and payable on the date hereof by cashier’s check, and
Tenant promises to pay to Landlord in advance, without demand, deduction or set-off, monthly installments of Base Rent on or before
the first day of each calendar month succeeding the Commencement Date. Payments of Base Rent and estimated Operating Expenses for
any fractional calendar month shall be prorated based on the actual days of said month. All payments required to be made by Tenant
to Landlord hereunder (or to such other party as Landlord may from time to time specify in writing) shall be made by check or by
Electronic Fund Transfer (“EFT”) of immediately available federal funds before 5:00 p.m., Pacific Time at such
place, as Landlord may from time to time designate to Tenant in writing. The obligation of Tenant to pay Base Rent and other sums
to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time
to abate, reduce, or set-off any rent due hereunder except as may be expressly provided in this Lease. If Tenant is delinquent
in any monthly installment of Base Rent or of estimated Operating Expenses for more than 5 days after the due date, Tenant shall
pay to Landlord on demand a late charge equal to the greater of ten percent (10%) of such delinquent sum or $100. The provision
for such late charge shall be in addition to all of Landlord's other rights and remedies hereunder or at law and shall not be construed
as a penalty.

 

D.            
Base Rent Credit. Notwithstanding anything herein to the contrary but subject to Tenant not being in default and
all prior rental payments having been received by Landlord not later than the fifth (5th) of each month, the Base Rent (and only
the Base Rent) for the calendar month of November 2020 shall be discounted one hundred percent (100%) (the “Base Rent
Credit”). Tenant understands and agrees that the foregoing Base Rent Credit is conditioned upon Tenant's not being in
breach under this Lease. Accordingly, upon the occurrence of any breach under this Lease, the foregoing Base Rent Credit shall
immediately become null and void, and any Base Rent previously credited to Tenant shall immediately become due and payable, and
Tenant shall no longer receive any credit on account of such Base Rent Credit.

 

5.            
Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant's obligations
under this Lease. If Tenant fails to pay Rent, or otherwise an Event of Default occurs under this Lease, Landlord may use, apply
or retain all or any portion of said Security Deposit for the payment of any amount already due Landlord, for Rents which will
be due in the future, and/or to reimburse or compensate Landlord for any liability, expense, loss or damage which Landlord may
suffer or incur by reason thereof. If Landlord uses or applies all or any portion of the Security Deposit, Tenant shall within
10 days after written request therefor deposit monies with Landlord sufficient to restore said Security Deposit to the full amount
required by this Lease. If the Base Rent increases during the term of this Lease, Tenant shall, upon written request from Landlord,
deposit additional monies with Landlord so that the total amount of the Security Deposit shall at all times bear the same proportion
to the increased Base Rent as the initial Security Deposit bore to the initial Base Rent. Should the Permitted Use be amended to
accommodate a material change in the business of Tenant or to accommodate a sublessee or assignee, Landlord shall have the right
to increase the Security Deposit to the extent necessary, in Landlord's reasonable judgment, to account for any increased wear
and tear that the Premises may suffer as a result thereof. Landlord may use, apply or retain all or any portion of the Security
Deposit (i) first, for Tenant's repair obligations, including without limitation, the obligation to restore the Premises to the
condition required under this Lease, (ii) second, to the payment of any rent or other sum in default or for the payment of any
other sum to which Tenant may become obligated by reason of Tenant's default, and (iii) third, to compensate Landlord for any loss
or damage which Landlord may suffer thereby. If a change in control of Tenant occurs during this Lease and following such change
the financial condition of Tenant is, in Landlord's reasonable judgment, significantly reduced, Tenant shall deposit such additional
monies with Landlord as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such
change in financial condition. Landlord shall not be required to keep the Security Deposit separate from its general accounts.
Within 90 days after the expiration or termination of this Lease, Landlord shall return that portion of the Security Deposit not
used or applied by Landlord. Landlord shall upon written request provide Tenant with an accounting showing how that portion of
the Security Deposit that was not returned was applied. No part of the Security Deposit shall be considered to be held in trust,
to bear interest or to be prepayment for any monies to be paid by Tenant under this Lease (including, without limitation, Base
Rent). Tenant hereby waives California Civil Code Section 1950.7, and all other provisions of law, now or hereafter in force, which
may provide that Landlord can claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment
of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those
sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act
or omission of Tenant or any officer, employee or agent of Tenant.

 

 

 

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Provided that Tenant has
not breached any Lease terms and conditions and has delivered all rental payments to Landlord not later than the fifth (5th) day
of each month, the Landlord shall credit (i) $28,898.24 towards the Base Rent (and only the Base Rent) due for the thirteenth (13th)
month of the Lease term, which is October 2021; and (ii) $29,909.68 towards the Base Rent (and only the Base Rent) due for the
twenty-fifth (25th) month of the Lease term, which is October 2022. After such credits, the Security Deposit to be held
by Landlord shall be $36,192.08. Notwithstanding the foregoing, upon any monetary Event of Default, Tenant shall be required to
immediately replenish the Security Deposit, upon demand by Landlord, to the original amount, as indicated in Section 1.F.

 

	6.	Use; Hazardous Materials; Compliance.

 

A.           
Use. Tenant shall use and occupy the Premises only for the Permitted Use (or a related legal use), and for no other
purpose. Tenant shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance,
or that disturbs occupants of or causes damage to neighboring premises or properties. Landlord shall not unreasonably withhold
or delay its consent to any written request for a modification of the Permitted Use, so long as the same will not impair the structural
integrity of the Building or the mechanical or electrical systems therein, and/or is not significantly more burdensome to the Project.

 

B.            
Hazardous Materials.

 

(1)           
Reportable Uses Require Consent. Except for (a) Hazardous Materials contained in products used by Tenant in de minimis
quantities for ordinary cleaning and office purposes, (b) propane used in Tenant’s forklifts in the normal course of its
business, and (c) Hazardous Materials contained in products stored and/or distributed during Tenant’s normal course of business
in their original, sealed, and unopened containers, Tenant shall not permit or cause any party to bring any Hazardous Materials
upon the Premises or t any capital improvement
(as opposed to maintenance, repair or replacements) to the Building or the Project not covered under the provisions of Section
2.C; provided, however, that Landlord shall allocate the cost of any such capital improvement over a 12 year period and Tenant
shall not be required to pay more than Tenant's Share of 1/144th of the cost of sucransport, store, use, generate, manufacture or release any Hazardous Material in or about the Premises without
Landlord's prior written consent. The term "Environmental Requirements" means all applicable present and future
statutes, regulations, ordinances, rules, codes, permits, judgments, orders or other similar enactments of any governmental authority
or agency regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the environment,
including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource
Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued
thereunder. The term "Hazardous Materials" means and includes any substance, material, waste, pollutant, or contaminant
listed or defined as hazardous or toxic, under any Environmental Requirements, asbestos and petroleum, including crude oil or
any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas
and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the "operator"
of Tenant's "facility" and the "owner" of all Hazardous Materials brought on the Premises
by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or residues generated, resulting, or produced
therefrom. No cure or grace period provided in this Lease shall apply to Tenant's obligations to comply with the terms and conditions
of this Section.

 

(2)           
Duty to Inform Landlord. If Tenant knows, or has reasonable cause to believe, that a Hazardous Material has come
to be located in, on, under or about the Premises, other than as previously consented to by Landlord, Tenant shall immediately
give written notice of such fact to Landlord, and provide Landlord with a copy of any report, notice, claim or other documentation
which it has concerning the presence of such Hazardous Material.

 

(3)           
Tenant Remediation. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance
with all Environmental Requirements and shall investigate, mitigate and remediate in a manner satisfactory to Landlord any Hazardous
Materials introduced or released on or from the Project by Tenant, its agents, employees, contractors, subtenants or invitees during
the Lease Term. Tenant shall complete and certify to disclosure statements as requested by Landlord from time to time relating
to Tenant's transportation, storage, use, generation, manufacture or release of Hazardous Materials on the Project.

 

 

 

    	 	9	 

     

    

 

(4)           
Tenant Indemnification for Hazardous Materials and Limitation of Liability. Tenant shall indemnify, defend, and hold
Landlord harmless from and against any and all losses (including, without limitation, diminution in value of the Premises or the
Project and loss of rental income from the Project), claims, demands, actions, suits, damages (including, without limitation, punitive
damages), expenses (including, without limitation, remediation, removal, repair, corrective action, or cleanup expenses), and costs
(including, without limitation, actual attorneys' fees, consultant fees or expert fees and including, without limitation, removal
or management of any asbestos brought into the property or disturbed in breach of the requirements of this Section, regardless
of whether such removal or management is required by law) which are brought or recoverable against, or suffered or incurred by
Landlord as a result of any release of Hazardous Materials for which Tenant is obligated to remediate as provided above or any
other breach of the requirements under this Section by Tenant, its agents, employees, contractors, subtenants, assignees or invitees,
regardless of whether Tenant had knowledge of such noncompliance. The obligations of Tenant under this Section shall survive any
termination of this Lease. Notwithstanding anything to the contrary in this subsection, Tenant shall have no liability of any kind
to Landlord as to Hazardous Materials on the Premises (i) caused by (a) Landlord or its agents, or (b) any other tenants in the
Project or their agents, employees, contractors, subtenants, assignees or invitees; or (ii) present at the Premises prior to the
date Tenant takes occupancy of the Premises, unless disturbed by Tenant in violation of this Lease.

 

(5)          
Investigations and Remediation. Landlord shall have access to, and a right to perform inspections and tests of, the
Premises to determine Tenant's compliance with Environmental Requirements, its obligations under this Section, or the environmental
condition of the Premises. Access shall be granted to Landlord upon Landlord's prior notice to Tenant and at such times so as to
minimize, so far as may be reasonable under the circumstances, any disturbance to Tenant's operations. Such inspections and tests
shall be conducted at Landlord's expense, unless such inspections or tests reveal that Tenant has not complied with any Environmental
Requirement, in which case Tenant shall reimburse Landlord for the reasonable cost of such inspection and tests. Landlord's receipt
of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. In addition,
Tenant shall provide to Landlord copies of all material safety data sheets (MSDS) for Hazardous Materials used, handled,
stored or generated at the Premises prior to the Commencement Date, with regular updates if and when necessary to reflect current
use, handling, storage or generation.

 

(6)           
Landlord Termination Option. If a condition involving the presence of, or a contamination by, a Hazardous Material
at the Premises that requires remediation (a “Hazardous Material Condition”) occurs or is discovered during
the Lease Term and is not Tenant’s responsibility under this Lease or the Legal Requirements (in which case Tenant shall
make the investigation and remediation thereof required by this Lease and/or the Legal Requirements and this Lease shall continue
in full force and effect, but subject to Landlord's rights under Section 6.B(4) and Section 9), and if Landlord elects to remediate
such condition and the estimated cost therefor exceeds 12 times the then monthly Base Rent or $100,000, whichever is less, Landlord
may, at Landlord's sole discretion, give written notice to Tenant of Landlord's desire to terminate this Lease as of the date 60
days following the date of such notice. In the event Landlord elects to give a termination notice, Tenant may, within 10 days thereafter,
give written notice to Landlord of Tenant's commitment to pay the amount by which the cost of the remediation of such Hazardous
Material Condition exceeds an amount equal to 12 times the then monthly Base Rent or $100,000, whichever is less. Tenant shall
provide Landlord with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this
Lease shall continue in full force and effect, and Landlord shall proceed to make such remediation as soon as reasonably possible
after the required funds are available. If Tenant does not give such notice and provide the required funds or assurance thereof
within the time provided, this Lease shall terminate as of the date specified in Landlord's notice of termination.

 

C.            
Tenant's Compliance with Legal Requirements. Except as otherwise provided in this Lease, Tenant shall, at Tenant's
sole expense and regardless of the cost therefor or the time remaining on the Lease Term, fully, diligently and in a timely manner,
materially comply with all Legal Requirements, the requirements of any applicable fire insurance underwriter or rating bureau,
and the recommendations of Landlord's engineers and/or consultants which relate in any manner to the Premises, without regard to
whether said Legal Requirements are now in effect or become effective after the date of this Lease. Tenant shall, within 10 days
after receipt of Landlord's written request, provide Landlord with copies of all permits, licenses (including but not limited to
a valid business license) and other documents, and other information evidencing Tenant's compliance with any Legal Requirements
specified by Landlord, and shall immediately upon receipt, notify Landlord in writing (with copies of any documents involved) of
any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Tenant
or the Premises to comply with any Legal Requirements. Likewise, Tenant shall immediately give written notice to Landlord of: (i)
any water damage to the Premises and any suspected seepage, pooling, dampness or other condition conducive to the production of
mold; or (ii) any mustiness or other odors that might indicate the presence of mold in the Premises.

 

 

 

    	 	10	 

     

    

 

D.            
Inspection; Compliance. Landlord and Landlord's "Lender" (as defined in Section 29) and consultants
shall have the right to enter into the Premises at any time, in the case of an emergency, and otherwise at reasonable times after
reasonable notice, for the purpose of inspecting the condition of the Premises and for verifying compliance by Tenant with this
Lease. The cost of any such inspections shall be paid by Landlord, unless a violation of Legal Requirements or Environmental Requirements
is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority. In such case, Tenant shall
upon request reimburse Landlord for the cost of such inspection, so long as such inspection is reasonably related to the violation
or contamination.

 

		E.	Landlord's Disclosure Regarding Hazardous Materials.

 

Pursuant to Section 25359.7
of the California Health and Safety Code, Landlord discloses to Tenant the presence of Hazardous Materials arising from a historical
underground storage (“UST”) tank at the Project consisting of, without limitation, petroleum hydrocarbons, benzene,
diesel and lead, which are documented to be present in soil in the subsurface at the Project (the "Environmental Condition").
The UST was removed in October 2016 and the City of Los Angeles Department of Public Works issued a determination stating that
no further action is required.

 

By its execution of this
Lease, Tenant hereby (i) acknowledges its receipt of the foregoing notice given pursuant to Section 25359.7 of the California Health
and Safety Code; (ii) acknowledges that it has had an opportunity to conduct its own independent review and investigation of the
Project and Premises prior to the execution of the Lease; (iii) after receiving advice of its legal counsel, waives any and all
rights Tenant may have to assert that Landlord has not complied with the requirements of California Health & Safety Code Section
25359.7.

 

In addition, Tenant acknowledges
having received notice under California Proposition 65 (pursuant to California Health and Safety Code section 25249.5 et seq. and
22 CCR 12601(d)(3)(A)-(B)), of the following:

 

 

Warning: Entering this area can expose you to chemicals

known to the State of California to cause cancer, including

benzene in
soil. For more information,

go to www.P65Warnings.ca.gov.

 

 

The provisions of this Section shall survive the
termination of the Lease.

 

	7.	Maintenance; Repairs; Trade Fixtures and Tenant-Made Alterations.

 

		A.	Tenant's Obligations.

 

 

 

    	 	11	 

     

    

 

(1)           
In General. Subject to the provisions of Sections 2.B. (Condition), 2.C. (Compliance), 6.C. (Tenant's Compliance
with Legal Requirements), 7.B. (Landlord's Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Tenant shall, at Tenant's
sole expense, keep the Premises and Tenant-Made Alterations in good order, condition and repair including, but not limited to,
all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities, boilers, pressure vessels, fixtures,
interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, loading doors and skylights
but excluding any items which are the responsibility of Landlord pursuant to Section 7.B. Tenant, in keeping the Premises in good
order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and
maintenance of the service contracts below. Tenant's obligations shall include restorations, replacements or renewals when necessary
to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair.

 

(2)           
Service Contracts. Tenant shall, at Tenant's sole expense, procure and maintain contracts, with copies to Landlord,
in customary form and substance for HVAC equipment, boiler and pressure vessels, clarifiers, janitorial and trash removal services,
and with qualified and experienced contractors. However, Landlord reserves the right, upon notice to Tenant, to procure and maintain
any or all of such service contracts, and Tenant shall reimburse Landlord, upon demand, for the cost thereof. The contract for
HVAC maintenance shall be performed by a licensed and qualified HVAC contractor, and a copy of the contract must be provided to
Landlord upon occupancy of the Premises. The service contract must become effective within 30 days of occupancy, and service visits
shall be performed on a quarterly basis.

 

(3)           
Failure to Perform. If Tenant fails to perform Tenant's obligations under this Section, Landlord may enter upon the
Premises after 10 days' prior written notice to Tenant (except in the case of an emergency, in which case no notice shall be required),
perform such obligations on Tenant's behalf, and put the Premises in good order, condition and repair, and Tenant shall promptly
pay to Landlord a sum equal to 115% of the cost thereof.

 

B.            
Landlord's Obligations. Subject to the provisions of Sections 2.A. (Condition), 2.C. (Compliance), 4.B. (Operating
Expenses), 6 (Use), 7.A. (Tenant's Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Landlord shall, subject to reimbursement
pursuant to Section 4.B., keep in good order, condition and repair the foundations, structural elements of the exterior walls,
structural condition of interior bearing walls, exterior roof, fire sprinkler system (excluding fire sprinkler systems, if any,
installed by or on behalf of Tenant, for which Tenant shall be responsible), Common Area fire alarm and/or smoke detection systems,
fire hydrants, parking lots, walkways, parkways, driveways, landscaping, fences, signs and utility systems serving the Common Areas
and all parts thereof. Landlord shall not be obligated to paint the exterior or interior surfaces of exterior walls nor shall Landlord
be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Tenant expressly waives the benefit
of any statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease, including, without limitation,
California Civil Code Sections 1941 and 1942, and any other statute providing a right to make repairs and deduct the cost thereof
from the rent.

 

 

 

    	 	12	 

     

    

 

C.            
Tenant-Made Alterations; Trade Fixtures. Any alterations, additions, or improvements made by or on behalf of Tenant
to the Premises ("Tenant-Made Alterations"), which are interior, non-structural Tenant-Made Alterations shall
be subject to Landlord's prior written consent, not to be unreasonably withheld, delayed or conditioned provided that such alteration
does not materially affect the structure or the roof of the Building, modify the exterior of the Building, or modify the utility
or mechanical systems of the Project. Tenant shall have the right to perform interior, non-structural Tenant-Made Alterations which
cost less than $5,000 per Alteration without obtaining Landlord’s prior written consent, by providing a written notice of
such Tenant-Made Alterations to Landlord containing sufficient and complete information regarding such Tenant-Made Alterations,
provided that such alteration does not materially affect the structure or the roof of the Building, modify the exterior of the
Building, or modify the utility or mechanical systems of the Building, and provided further that it shall be the responsibility
of Tenant to determine the applicability of Legal Requirements for any such Tenant-Made Alterations, including without limitation
laws related to the presence of asbestos containing materials. Tenant shall not perform structural Tenant-Made Alterations without
Landlord’s prior written consent, which consent may be withheld in Landlord’s sole and absolute discretion. Tenant
shall give Landlord not less than 10 days’ notice prior to the commencement of any work in, on or about the Premises. Tenant
shall cause, at its expense, all Tenant-Made Alterations to comply with insurance requirements and with Legal Requirements and
shall construct at its expense any alteration or modification required by Legal Requirements as a result of any Tenant-Made Alterations.
All Tenant-Made Alterations shall be constructed in a good and workmanlike manner by contractors reasonably acceptable to Landlord
and only good grades of materials shall be used. All plans and specifications for any Tenant-Made Alterations shall be submitted
to Landlord for its approval. Landlord may monitor construction of the Tenant-Made Alterations. Tenant shall reimburse Landlord
for its costs in reviewing plans and specifications and in monitoring construction. Landlord's right to review plans and specifications
and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications
or construction comply with applicable laws, codes, rules and regulations. Tenant shall provide Landlord with the identities and
mailing addresses of all persons performing work or supplying materials, prior to beginning such construction, and Landlord may
post on and about the Premises notices of non-responsibility pursuant to applicable Legal Requirements. Tenant shall furnish security
or make other arrangements satisfactory to Landlord to assure payment for the completion of all work free and clear of liens and
shall provide certificates of insurance for worker's compensation and other coverage in amounts and from an insurance company satisfactory
to Landlord protecting Landlord against liability for personal injury or property damage during construction. For work which costs
an amount in excess of one month's Base Rent, Landlord may condition its consent upon Tenant providing a lien and completion bond
in an amount equal to 150% of the estimated cost of such Tenant-Made Alteration and/or upon Tenant's posting an additional Security
Deposit with Landlord. Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting
forth the names of all contractors and subcontractors who did work on the Tenant-Made Alterations and final lien waivers from all
such contractors and subcontractors. Upon surrender of the Premises, all Tenant-Made Alterations and any leasehold improvements
constructed by Landlord or Tenant shall remain on the Premises as Landlord's property, except to the extent Landlord requires removal
at Tenant's expense of any such items or Landlord and Tenant have otherwise agreed in writing in connection with Landlord's consent
to any Tenant-Made Alterations. Tenant shall repair any damage caused by the removal of such Tenant-Made Alterations upon surrender
of the Premises. Tenant, at its own cost and expense and without Landlord's prior approval, may erect such shelves, racking, bins,
machinery and trade fixtures (collectively "Trade Fixtures") in the ordinary course of its business provided that
such items do not alter the basic character of the Premises, do not overload or damage the Premises, and may be removed without
injury to the Premises, and the construction, erection, and installation thereof complies with all Legal Requirements and with
Landlord's requirements set forth above. Tenant shall remove its Trade Fixtures and shall repair any damage caused by such removal
upon surrender of the Premises.

 

(1)           
Liens; Bonds. Tenant has no express or implied authority to create or place any lien or encumbrance of any kind upon,
or in any manner to bind the interest of Landlord or Tenant in, the Premises or to charge the rentals payable hereunder for any
claim in favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction
or repairs. Tenant covenants and agrees that it will pay or cause to be paid all sums legally due and payable by it on account
of any labor performed or materials furnished in connection with any work performed on the Premises and that it will save and hold
Landlord harmless from all loss, cost or expense based on or arising out of asserted claims or liens against the leasehold estate
or against the interest of Landlord in the Premises or under this Lease. Tenant shall give Landlord immediate written notice of
the placing of any lien or encumbrance against the Premises and cause such lien or encumbrance to be discharged within 20 days
of the filing or recording thereof; provided, however, Tenant may contest such liens or encumbrances as long as such contest prevents
foreclosure of the lien or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory
to Landlord within such 20 day period.

 

 

 

    	 	13	 

     

    

 

(2)           
Surrender; Restoration. Upon termination of the Lease Term or earlier termination of Tenant's right of possession,
Tenant shall surrender the Premises to Landlord in the same condition as received (with all Tenant-Made Alterations (including,
without limitation, any initial Tenant-Made Alterations), improvements and Trade Fixtures removed except as otherwise expressly
agreed in writing by Landlord) ordinary wear and tear, casualty loss and condemnation covered by Sections 9 and 14 excepted and
otherwise in accordance with this Section. Without limiting the foregoing, Tenant shall remove any odor which may exist in the
Premises resulting from Tenant’s occupancy of the Premises upon the termination of the Lease Term or earlier termination
of Tenant’s right of possession. Any Trade Fixtures, Tenant-Made Alterations and property not so removed by Tenant as permitted
or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant's expense, and
Tenant waives all claims against Landlord for any damages resulting from Landlord's retention and disposition of such property.
All obligations of Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination
of the Lease Term, including without limitation, indemnity obligations, payment obligations with respect to Operating Expenses
and all obligations concerning the condition and repair of the Premises. Without limiting Tenant’s obligations under the
Lease, Tenant acknowledges that it shall have the affirmative obligation to remove all racking and floor striping from the Premises
by or before the expiration or earlier termination of the Lease Term. As guidance to the parties, removal of the aforementioned
racking shall include, without limitation, removal of the bolts in concrete associated therewith, all of which cut flush at the
surface and pushed into the concrete one inch or more below the slab. Tenant shall clean all resulting holes and shall fill the
same with epoxy flush to the floor’s surface. Tenant understands that the holes created for any anchor bolts placed by or
on behalf of Tenant must be drilled one inch deeper than the length of the anchor bolts themselves to permit removal in the manner
provided above. Furthermore, if Tenant places (or causes to be placed) any floor striping in the Premises, then following removal
of any such floor striping (i) there shall be no residual staining or other indication that such striping existed and (ii) Tenant
must re-seal the floor with a sealant reasonably acceptable to Landlord. If Tenant elects to stripe the floor of the Premises,
then Tenant shall utilize a floor striping material which can be removed and which will not permeate into the flooring. The foregoing
does not constitute Landlord’s consent to Tenant’s placement of any racking and/or floor striping in the Premises,
which placement shall be governed by the provision of the Lease. Additionally, without limiting Tenant’s obligations under
the Lease, Tenant acknowledges that it shall have the affirmative obligation to cause all office, warehouse, emergency and exit
lights to be fully operational with all bulbs and ballasts functioning; all truck doors, service doors, roll up doors and dock
levelers serviced and placed in good operating order (including replacement of any dented truck door panels and adjustment of
door tension to insure proper operation, with all door panels that have been replaced painted to match the building standard);
dock seals/dock bumpers to be free of tears and broken backboards; all structural steel columns in the warehouse and office to
be inspected for damage, with repairs of this nature pre-approved by Landlord prior to implementation; sheetrock (drywall) damage
to be patched and fire-taped so that there are no holes in either office or warehouse; walls, carpet and vinyl tiles to be in
a clean condition without any holes or chips in them (Landlord will accept normal wear on these items provided they appear to
be in a maintained condition); any Tenant-installed equipment to be removed from the roof and roof penetrations properly repaired
by licensed roofing contractor approved by Landlord; all exterior signs to be removed and holes patched and paint touched-up as
necessary; HVAC systems to be placed in good working order, including the necessary replacement of any parts to return the unit
to a well maintained condition; and all electrical and plumbing equipment to be returned in good condition and repair and conforming
to code.

 

	8.	Insurance; Indemnity.

 

A.           
Landlord’s Insurance. Landlord shall maintain all risk or special form property insurance covering the full
replacement cost of the Building, or the amount required by any Lender (as defined in Section 29), and commercial general liability
insurance on the Project and rent loss insurance for one year with an extended period of indemnity for an additional 180 days,
all in forms and amounts customary for properties substantially similar to the Project, subject to customary deductibles. If available
and commercially appropriate such property insurance policy or policies shall insure against all risks of direct physical loss
or damage, including coverage for debris removal and the enforcement of any Legal Requirements requiring the upgrading, demolition,
reconstruction or replacement of any portion of the Premises as the result of a covered loss. Landlord may, but is not obligated
to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to earthquake insurance.
All such insurance costs shall be included as part of the Operating Expenses charged to Tenant. The Project or Building may be
included in a blanket policy (in which case the cost of such insurance allocable to the Project or Building will be determined
by Landlord based upon the total insurance cost calculations). Tenant shall also reimburse Landlord for any increased premiums
or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use of the Premises. Tenant shall
not be named as an additional insured in such policies. Landlord shall not be required to insure Tenant’s improvements, property,
Trade Fixtures or Tenant-Made Alterations.

 

 

 

    	 	14	 

     

    

 

B.            
Tenant’s Insurance. Tenant, at its expense, shall maintain during the Lease Term the following insurance,
at Tenant’s sole cost and expense: (1) commercial general liability insurance (and, if necessary, commercial excess liability
insurance) applicable to the Premises and its appurtenances providing a minimum combined single limit of not less than $2,000,000
per occurrence with an annual aggregate of not less than $2,000,000; and if Tenant stores property of others for a fee, Tenant
shall maintain warehouse operator’s legal liability insurance for the full value of the property of such customers as determined
by the warehouse contract between Tenant and its customer; (2) all risk or special form property insurance covering the full replacement
cost of all property, Tenant-Made Alterations, Trade Fixtures, and improvements installed or placed in the Premises by Tenant
with a deductible not to exceed $1,000 per occurrence (unless otherwise agreed in writing by Landlord); (3) business interruption
insurance with a limit of liability representing loss of at least approximately 6 months of income; (4) workers’ compensation
insurance as required by the state in which the Premises is located and in amounts as may be required by applicable statute; (5)
employers liability insurance of at least $1,000,000; and (6) business automobile liability insurance (and, if necessary, commercial
excess liability insurance) having a combined single limit of not less than $2,000,000 per accident insuring Tenant against liability
arising out of the ownership maintenance or use of any owned, hired or nonowned automobiles. Such policies shall be for a term
of at least one year, or the length of the remaining term of this Lease, whichever is less. Any company writing any of Tenant’s
insurance shall have an A.M. Best rating of not less than A-VII and the general liability policy shall be endorsed to provide
primary and noncontributory coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall
be deemed excess over Tenant's policies). All commercial general liability and, if applicable, warehouse operator’s legal
liability insurance policies shall name Tenant as a named insured and Landlord, its property manager, and other designees of Landlord
as the interest of such designees shall appear, as additional insureds. The policy shall not contain any intra-insured exclusions
as between insured persons or organizations, but shall include (a) a waiver of subrogation endorsement and (b) coverage for liability
assumed under this Lease as an "insured contract" for the performance of Tenant's indemnity obligations under this Lease.
If the general liability insurance contains a general aggregate limit, it shall apply separately to this Premises. The limits
and types of insurance maintained by Tenant shall not limit Tenant’s liability under this Lease. Tenant shall provide Landlord
with certificates of such insurance (including copies of all required endorsements) as required under this Lease prior to the
earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises, and thereafter upon
renewals at least 10 days prior to the expiration of the insurance coverage. Acceptance by Landlord of delivery of any certificates
of insurance does not constitute approval or agreement by Landlord that the insurance requirements of this section have been met,
and failure of Landlord to identify a deficiency from evidence provided will not be construed as a waiver of Tenant’s obligation
to maintain such insurance. In the event any of the insurance policies required to be carried by Tenant under this Lease shall
be cancelled prior to the expiration date of such policy, or if Tenant receives notice of any cancellation of such insurance policies
from the insurer prior to the expiration date of such policy, Tenant shall: (a) immediately deliver notice to Landlord that such
insurance has been, or is to be, cancelled, (b) shall promptly replace such insurance policy in order to assure no lapse of coverage
shall occur, and (c) shall deliver to Landlord a certificate of insurance (including copies of all required endorsements) for
such replacement policy. The insurance required to be maintained by Tenant hereunder are only Landlord’s minimum insurance
requirements and Tenant agrees and understands that such insurance requirements may not be sufficient to fully meet Tenant’s
insurance needs.

 

C.            
Waiver of Subrogation. Without affecting any other rights or remedies, Tenant and Landlord each hereby release and
relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising
out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited
by the amount of insurance carried or required, or by any deductibles applicable hereto (except as otherwise expressly set forth
in this Lease). The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that
such companies may have against Landlord or Tenant, as the case may be, so long as the insurance is not invalidated thereby.

 

D.            
Indemnity. Except to the extent of Landlord's gross negligence or willful misconduct, Tenant shall indemnify, protect,
defend and hold harmless the Premises, Landlord and its agents, Landlord's master or ground Landlord, partners and Lenders, from
and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys' and consultants' fees, expenses
and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Tenant. If any
action or proceeding is brought against Landlord by reason of any of the foregoing matters, Tenant shall upon notice defend the
same at Tenant's expense by counsel reasonably satisfactory to Landlord and Landlord shall cooperate with Tenant in such defense.
Landlord need not have first paid any such claim in order to be defended or indemnified.

 

 

 

    	 	15	 

     

    

 

E.            
Exemption of Landlord and its Agents from Liability. Notwithstanding the negligence (including, without limitation,
gross negligence) or breach of this Lease by Landlord or its agents, neither Landlord nor its agents shall be liable under any
circumstances (pursuant to any legal or equitable remedy) for: (i) injury or damage to the person or goods, wares, merchandise
or other property of Tenant, Tenant's employees, contractors, invitees, customers, or any other person in or about the Premises,
whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality, the
presence of mold or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing,
HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the
Premises or upon other portions of the Building, or from other sources or places, (ii) any damages arising from any act or neglect
of any other tenant of Landlord or from the failure of Landlord or its agents to enforce the provisions of any other lease in the
Project, (iii) injury to Tenant's business or for any loss of income or profit therefrom, or (iv) consequential or punitive damages.
Instead, it is intended that Tenant's sole recourse in the event of such damages or injury be to file a claim on the insurance
policy(ies) that Tenant is required to maintain pursuant to the provisions of this Section.

 

F.            
Failure to Provide Insurance. Tenant acknowledges that any failure on its part to obtain or maintain the insurance
required herein will expose Landlord to risks and potentially cause Landlord to incur costs not contemplated by this Lease, the
extent of which will be extremely difficult to ascertain. If Tenant shall fail to procure and maintain the insurance required to
be carried by it, Landlord may, but shall not be required to, procure and maintain the same, and Tenant shall promptly pay to Landlord
a sum equal to 115% of the cost thereof.

 

G.            
Insurance for Vendors. All vendors, movers and contractors engaged by or on behalf of Tenant to perform work in
or about the Premises shall deliver proof of insurance to Landlord before said person or entity will be permitted to commence
work, which insurance must name Landlord as an additional insured thereunder and be otherwise reasonably acceptable to Landlord.

 

	9.	Damage or Destruction.

 

A.           
Restoration. If at any time during the Lease Term the Premises are damaged by a fire or other casualty covered by
insurance carried by Landlord, Landlord shall notify Tenant within 60 days after such damage as to the amount of time Landlord
reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed 12 months from the casualty
date or if Landlord is unable to obtain the necessary permits for restoration within 6 months from the casualty date (a “Premises
Total Destruction”), either Landlord or Tenant may elect to terminate this Lease upon notice to the other party given
no later than 30 days after Landlord's notice; provided, however, if the damage or destruction was caused by the gross negligence
or willful misconduct of Tenant, Landlord shall have the right to recover Landlord's damages from Tenant, except as provided in
Section 8.C., and Tenant shall have no right to terminate this Lease. If neither party elects to terminate this Lease or if Landlord
estimates that restoration will take 12 months or less, then, subject to receipt of sufficient insurance proceeds, Landlord shall
diligently pursue the necessary permits and promptly restore the Premises excluding Trade Fixtures and the improvements installed
by Tenant or by Landlord and paid by Tenant, subject to delays arising from the collection of insurance proceeds or from Force
Majeure events (as defined in Section 47). Tenant at Tenant's expense shall promptly perform, subject to delays arising from the
collection of insurance proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord
and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing,
either party may terminate this Lease if the Premises are damaged during the last 6 months of the Lease Term and Landlord reasonably
estimates that it will take more than one month to repair such damage. Notwithstanding the foregoing, if Tenant at that time has
an exercisable option to extend this Lease, then Tenant may preserve this Lease by exercising such option and providing Landlord
with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs within 10 days after Tenant's
receipt of Landlord's written notice purporting to terminate this Lease. Base Rent and Operating Expenses shall be abated for the
period of repair and restoration of an insured casualty commencing on the date of such casualty event in the proportion which the
area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Such abatement shall be the
sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate the Lease by reason of damage or casualty
loss, including without limitation those available under California Civil Code Sections 1932 and 1933(4). Notwithstanding anything
contained in the Lease to the contrary, to the extent the damage to the Project is attributable to Tenant, Tenant shall pay to
Landlord with respect to any damage to the Project the amount of the commercially reasonable deductible under Landlord's insurance
policy, not to exceed $10,000.00, within 30 days after presentment of Landlord's invoice.

 

 

 

    	 	16	 

     

    

 

B.            
Partial Damage - Uninsured Loss. If at any time during the Lease Term the Premises are damaged by a casualty that
is not covered by insurance carried by Landlord and Landlord estimates that the restoration time is estimated to be 12 months or
less from the casualty date (“Premises Partial Damage”), unless caused by a negligent or willful act of Tenant
(in which event Tenant shall make the repairs at Tenant's expense), Landlord may either: (i) repair such damage as soon as reasonably
possible at Landlord's expense (subject to reimbursement pursuant to the Operating Expenses provisions), in which event this Lease
shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Tenant within 30 days after receipt
by Landlord of knowledge of the occurrence of such uninsured Premises Partial Damage. Such termination shall be effective 60 days
following the date of such notice. In the event Landlord elects to terminate this Lease, Tenant shall have the right within 10
days after receipt of the termination notice to give written notice to Landlord of Tenant's commitment to pay for the repair of
such damage without reimbursement from Landlord. Tenant shall provide Landlord with said funds or satisfactory assurance thereof
within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Landlord shall
proceed to make such repairs as soon as reasonably possible after the required funds are available. If Tenant does not make the
required commitment, this Lease shall terminate as of the date specified in the termination notice. Premises Partial Damage due
to flood or earthquake shall be subject to this subsection, notwithstanding that there may be some insurance coverage, but the
net proceeds of any such insurance shall be made available for the repairs if made by either Landlord or Tenant.

 

	10.	Real Property Taxes.

 

A.           
Real Property Taxes. As used herein, the term "Real Property Taxes" shall include any form of assessment;
real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate
taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Landlord in the
Project, Landlord's right to other income therefrom, and/or Landlord's business of leasing, by any authority having the direct
or indirect power to tax and where the funds are generated with reference to the Project address. The term "Real Property
Taxes" shall also include any tax, fee, levy, assessment or charge, or any increase therein: (i) imposed by reason of
events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project, (ii) triggered
by the Real Property Tax Initiative (defined in Section 4.B), (iii) a change in the improvements thereon, and/or (iv) levied or
assessed on machinery or equipment provided by Landlord to Tenant pursuant to this Lease.

 

B.            
Payment of Taxes. Except as otherwise provided in Section 10.C., Landlord shall pay the Real Property Taxes applicable
to the Project, and said payments shall be included in the calculation of Operating Expenses in accordance with the provisions
of Section 4.B.

 

C.           
Additional Improvements. Operating Expenses shall not include Real Property Taxes specified in the tax assessor's
records and work sheets as being caused by additional improvements placed upon the Project by other tenants or by Landlord for
the exclusive enjoyment of such other tenants. Notwithstanding Section 10.B. hereof, Tenant shall, however, pay to Landlord at
the time Operating Expenses are payable under Section 4.B., the entirety of any increase in Real Property Taxes if assessed solely
by reason of Tenant-Made Alterations, Trade Fixtures placed upon the Premises by Tenant or at Tenant's request or by reason of
any alterations or improvements to the Premises made by Landlord subsequent to the execution of this Lease by the Parties.

 

D.            
Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to the Building shall
be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed,
such proportion to be determined by Landlord from the respective valuations assigned in the assessor's work sheets or such other
information as may be reasonably available. Landlord's reasonable determination thereof shall be conclusive.

 

E.            
Personal Property Taxes. Tenant shall pay prior to delinquency all taxes assessed against and levied upon Tenant-Made
Alterations, Trade Fixtures, furnishings, equipment and all personal property of Tenant contained in the Premises. When possible,
Tenant shall cause its Tenant-Made Alterations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed
and billed separately from the real property of Landlord. If any of Tenant's said property shall be assessed with Landlord's real
property, Tenant shall pay Landlord the taxes attributable to Tenant's property within 10 days after receipt of a written statement
setting forth the taxes applicable to Tenant's property.

 

 

 

    	 	17	 

     

    

 

 11.            Utilities, Services and Trash. Tenant shall pay for all water, gas, electricity, heat, light, power, telephone, sewer, sprinkler services, and other utilities and services used on the Premises, all maintenance and metering charges for utilities, and any storm sewer charges or other similar charges for utilities imposed by any governmental entity, utility provider or metering service, together with any taxes, penalties, surcharges or the like pertaining to Tenant's use of the Premises. Tenant shall pay for refuse and trash collection services for the Premises if Landlord operates the Project in a manner such that tenants contract directly for trash collection services. Landlord may cause at Tenant's expense any utilities to be separately metered or charged directly to Tenant by the provider in the event Landlord reasonably determines that Tenant’s use of such jointly metered utility materially exceeds the use of such jointly metered utility by other tenants in the Building. Tenant shall pay its share of all charges for jointly metered utilities based upon consumption, as reasonably determined by Landlord. No interruption or failure of utilities shall result in the termination of this Lease or the abatement of rent. Tenant agrees to limit use of water and sewer for normal restroom use. Tenant shall not use the trash bins of the Project other than for disposal of ordinary refuse. In no event shall Tenant use the bins for the disposal of large items, such as (but not limited to) carpet, packing crates, furniture, cardboard shipping boxes and storage pallets.

 

12.            Assignment and Subletting.
Without Landlord's prior written consent, which shall not be unreasonably withheld, conditioned or delayed, Tenant shall not assign
this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any
concession or license within the Premises and any attempt to do any of the foregoing shall be void and of no effect. It shall
be reasonable for the Landlord to withhold, delay or condition its consent, where required, to any assignment or sublease in any
of the following instances: (i) the assignee or sublessee does not have a net worth calculated according to generally accepted
accounting principles at least equal to the greater of the net worth of Tenant immediately prior to such assignment or sublease
or the net worth of the Tenant at the time it executed the Lease; (ii) occupancy of the Premises by the assignee or sublessee
would, in Landlord's opinion, violate any agreement binding upon Landlord or the Project with regard to the identity of tenants,
usage in the Project, or similar matters; (iii) the identity or business reputation of the assignee or sublessee will, in the
good faith judgment of Landlord, tend to damage the goodwill or reputation of the Project; (iv) the assignment or sublease is
to another tenant in the Project (or an affiliate thereof) and is at rates which are below those charged by Landlord for comparable
space in the Project, or is to a prospective tenant that has been in discussions with Landlord regarding space within the Project;
or (v) in the case of a sublease, the subtenant has not acknowledged that the Lease controls over any inconsistent provision in
the sublease. The foregoing criteria shall not exclude any other reasonable basis for Landlord to refuse its consent to such assignment
or sublease. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease. Tenant
shall provide to Landlord all information concerning the assignee or sublessee as Landlord may reasonably request. Landlord may
revoke its consent immediately and without notice if, as of the effective date of the assignment or sublease, there has occurred
and is continuing any default under the Lease. For purposes of this Section, a transfer of the ownership interests controlling
Tenant shall be deemed an assignment of this Lease unless such ownership interests are publicly traded. Notwithstanding the above,
Tenant may assign or sublet the Premises, or any part thereof, to any entity controlling Tenant, controlled by Tenant or under
common control with Tenant (a "Tenant Affiliate"), without the prior written consent of Landlord. Tenant shall
reimburse Landlord for all of Landlord's reasonable expenses in connection with any assignment or sublease not to exceed $3,000.00.
This Lease shall be binding upon Tenant and its successors and permitted assigns. Upon Landlord's receipt of Tenant's written
notice of a desire to assign or sublet the Premises, or any part thereof (other than to a Tenant Affiliate), Landlord may, by
giving written notice to Tenant within 30 days after receipt of Tenant's notice, terminate this Lease with respect to the space
described in Tenant's notice, as of the date specified in Tenant's notice for the commencement of the proposed assignment or sublease.
Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant's obligations under this Lease shall
at all times remain fully responsible and liable for the payment of the rent and for compliance with all of Tenant's other obligations
under this Lease (regardless of whether Landlord's approval has been obtained for any such assignments or sublettings). If Landlord
consents to any assignment or subletting of Tenant's interest in this Lease, as a condition thereto which the parties hereby agree
is reasonable, Tenant shall pay to Landlord fifty percent (50%) of all rent, additional rent or other consideration (including,
without limitation, key money or other cash consideration if applicable) payable by such assignee or sublessee in connection with
an assignment or subletting in excess of the Base Rent and Operating Expenses payable by Tenant under this Lease during the term
of the applicable assignment or subletting on a per rentable area square foot basis if less than all of the Premises is transferred
(unless all or a portion of the subject space is subject to different Base Rent and Operating Expenses terms, in which case, to
the extent applicable, such different terms shall be applicable), after deducting the reasonable brokerage and improvement costs
(including improvement allowances) payable to third parties as necessary to conclude the applicable assignment or subletting.
If this Lease be assigned or if the Premises be subleased (whether in whole or in part) or in the event of the mortgage, pledge,
or hypothecation of Tenant's leasehold interest or grant of any concession or license within the Premises or if the Premises be
occupied in whole or in part by anyone other than Tenant, then upon a default by Tenant hereunder Landlord may collect rent from
the assignee, sublessee, mortgagee, pledgee, party to whom the leasehold interest was hypothecated, concessionee or licensee or
other occupant and, except to the extent otherwise set forth herein, apply the amount collected to the next rent payable hereunder;
and all such rentals collected by Tenant shall be held in trust for Landlord and immediately forwarded to Landlord. No such transaction
or collection of rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of
Tenant from the further performance by Tenant of its covenants, duties, or obligations hereunder. Tenant hereby waives and releases
its rights under Section 1995.310 of the California Civil Code or under any similar law, statute or ordinance now or hereafter
in effect.

 

 

 

    	 	18	 

     

    

 

If
Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the United States or any state
thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”) Tenant, Tenant
as debtor-in-possession, and any trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”)
shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than
accorded to Tenant this Section of the Lease, except to the extent Landlord shall be required to permit such assumption, assignment
or sublease by the provisions of such Debtor’s Law. In such case, Tenant’s Representative shall (a) remain subject
to all of the terms and requirements of this Section; (b) shall have deposited with Landlord as security for the timely payment
of rent an amount equal to the larger of: (1) three (3) months’ Rent and other monetary charges accruing under this Lease;
and (2) any sum specified in Section 1 (Basic Lease Provisions) of this Lease; and (c) shall have provided Landlord with adequate
other assurance of the future performance of the obligations of Tenant under this Lease. In the event that an attorney is employed
or expenses are incurred to pursue, protect, enforce or litigate the obligations hereunder, whether by suit, action or other proceeding,
Tenant’s Representative promises to pay all such expenses and reasonable attorneys' fees, including, without limitation,
reasonable attorneys' fees incurred in or with respect to any bankruptcy proceeding.

 

	13.	Events of Default; Remedies.

 

		A.	Event of Default: Each of the following events shall be an event of default ("Event
of Default") by Tenant under this Lease:

 

(1)           
Tenant shall fail to pay any installment of Base Rent or any other payment required herein when due, and such failure shall
continue for a period of 5 days from the date such payment was due.

 

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

 

(3)           
Any insurance required to be maintained by Tenant pursuant to this Lease shall be cancelled or terminated or shall expire
or shall be reduced or materially changed, except, in each case, as permitted in this Lease.

 

(4)           
Tenant shall cease to occupy or shall vacate the Premises whether or not Tenant is in monetary or other default under this
Lease. Tenant's vacating of the Premises shall not constitute an Event of Default if, prior to vacating the Premises, Tenant has
made arrangements reasonably acceptable to Landlord to:

 

(a)           
ensure that Tenant's insurance for the Premises will not be voided or cancelled with respect to the Premises as a result
of such vacancy,

 

 (b)           ensure that the Premises are secured and not subject to vandalism, and

 

(c)
           ensure that the Premises will be properly maintained after such vacation, including, but not limited to, keeping the heating,
ventilation and cooling systems maintenance contracts required by this Lease in full force and effect and maintaining the utility
services. Tenant shall inspect the Premises at least once each month and report monthly in writing to Landlord on the condition
of the Premises.

 

 

 

    	 	19	 

     

    

 

(5)           
Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenant's interest in or with respect
to this Lease except as otherwise permitted in this Lease.

 

(6)           
Tenant shall fail to discharge any lien placed upon the Premises in violation of this Lease within 20 days after any such
lien or encumbrance is filed against the Premises.

 

(7)           
Tenant shall fail to provide to Landlord (i) reasonable written evidence of compliance with Legal Requirements, (ii) the
service contracts required under this Lease, (iii) an estoppel certificate or financial statements as required hereunder, (iv)
a requested subordination, (v) evidence concerning any guaranty and/or Guarantor, (vi) any document requested under Paragraph 38
(Reservations), (vii) material data safety sheets (MSDS), or (viii) any other documentation or information which Landlord may reasonably
require of Tenant under the terms of this Lease, where any such failure continues for a period of 10 days following written notice
to Tenant.

 

(8)           
Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 13.A.,
and except as otherwise expressly provided herein, such default shall continue for more than 30 days after Landlord shall have
given Tenant written notice of such default (said notice being in lieu of, and not in addition to, any notice required as a prerequisite
to a forcible entry and detainer or similar action for possession of the Premises).

 

(9)           
Tenant shall be delinquent by more than 15 days in the payment of Rent on 3 separate occasions in any 12 month period, or
Tenant or Tenant's employees, agents or representatives fail to comply with any of the rules and regulations for the Project more
than 2 times in any 12 month period.

 

Tenant
agrees that any notice given by Landlord pursuant to this Section of the Lease shall satisfy the requirements for notice under
California Code of Civil Procedure Section 1161, and Landlord shall not be required to give any additional notice in order to be
entitled to commence an unlawful detainer proceeding. Tenant hereby waives any and all rights under California Code of Civil Procedure
Section 1174, California Civil Code Section 1511 and Section 1993.

 

B.            
Remedies. Upon each occurrence of an Event of Default and so long as such Event of Default shall be continuing, Landlord
may at any time thereafter at its election: terminate this Lease or Tenant's right of possession (but Tenant shall remain liable
as hereinafter provided), and/or pursue any other remedies at law or in equity. Upon the termination of this Lease or termination
of Tenant's right of possession, it shall be lawful for Landlord, without formal demand or notice of any kind, to re-enter the
Premises by summary dispossession proceedings or any other action or proceeding authorized by law and to remove Tenant and all
persons and property therefrom. If Landlord re-enters the Premises, Landlord shall have the right to keep in place and use, or
remove and store, all of the furniture, fixtures and equipment at the Premises. Except as otherwise provided in the next paragraph,
if Tenant breaches this Lease and abandoned the Premises prior to the end of the term hereof, or if Tenant's right to possession
is terminated by Landlord because of an Event of Default by Tenant under this Lease, this Lease shall terminate. Upon such termination,
Landlord may recover from Tenant the following, as provided in Section 1951.2 of the Civil Code of California: (i) the worth at
the time of award of the unpaid Base Rent and other charges under this Lease that had been earned at the time of termination; (ii)
the worth at the time of award of the amount by which the reasonable value of the unpaid Base Rent and other charges under this
Lease which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant
proves could have been reasonably avoided; (iii) the worth at the time of award by which the reasonable value of the unpaid Base
Rent and other charges under this Lease for the balance of the term of this Lease after the time of award exceeds the amount of
such rental loss that Tenant proves could have been reasonably avoided; and (iv) any other amount necessary to compensate Landlord
for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or that in the ordinary
course of things would be likely to result therefrom. As used herein, the following terms are defined:

 

(1)           
The "worth at the time of award" of the amounts referred to in clauses (i) and (ii) above is computed by allowing
interest at the lesser of 18 percent per annum or the maximum lawful rate. The "worth at the time of award" of the amount
referred to in clause (iii) above is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San
Francisco at the time of award plus one percent;

 

 

 

    	 	20	 

     

    

 

(2)           
The "time of award" as used in clauses (i), (ii), and (iii) above is the date on which judgment is entered by
a court of competent jurisdiction;

 

(3)           
The "reasonable value" of the amount referred to in clause (ii) above is computed by determining the mathematical
product of (i) the "reasonable annual rental value" (as defined herein) and (ii) the number of years, including fractional
parts thereof, between the date of termination and the time of award. The "reasonable value" of the amount referred to
in clause (iii) above is computed by determining the mathematical product of (1) the annual Base Rent and other charges under this
Lease and (2) the number of years including fractional parts thereof remaining in the balance of the term of this Lease after the
time of award. Tenant acknowledges and agrees that the term “detriment proximately caused by Tenant's failure to perform
its obligations under this Lease” includes, without limitation, the value of any abated or free rent given to Tenant. Even
though Tenant has breached this Lease and abandoned the Premises, this Lease shall continue in effect for so long as Landlord does
not terminate Tenant's right to possession, and Landlord may enforce all its rights and remedies under this Lease, including the
right to recover rent as it becomes due. This remedy is intended to be the remedy described in California Civil Code Section 1951.4,
and the following provision from such Civil Code Section is hereby repeated: "The Lessor has the remedy described in California
Civil Code Section 1951.4 (lessor may continue lease in effect after lessee's breach and abandonment and recover rent as it becomes
due, if lessee has right to sublet or assign subject only to reasonable limitations)." Any such payments due Landlord shall
be made upon demand therefor from time to time and Tenant agrees that Landlord may file suit to recover any sums falling due from
time to time. Notwithstanding any such reletting without termination, Landlord may at any time thereafter elect in writing to terminate
this Lease for such previous breach. Exercise by Landlord of any one or more remedies hereunder granted or otherwise available
shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, whether by
agreement or by operation of law, it being understood that such surrender and/or termination can be effected only by the written
agreement of Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at all
times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time
to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any
way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Tenant and
Landlord further agree that forbearance or waiver by Landlord to enforce its rights pursuant to this Lease or at law or in equity,
shall not be a waiver of Landlord's right to enforce one or more of its rights in connection with any subsequent default. A receipt
by Landlord of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach,
and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed
by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord's intention to re-enter as
provided for in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant
shall be dispossessed by a judgment or by warrant of any court or judge. The terms "enter," "re-enter," "entry"
or "re-entry," as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises
shall be on such terms and conditions as Landlord in its sole discretion may determine (including without limitation a term different
than the remaining Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises
to any tenant and leasing any or all other portions of the Project before reletting the Premises). Landlord shall not be liable,
nor shall Tenant's obligations hereunder be diminished because of, Landlord's failure to relet the Premises or collect rent due
in respect of such reletting. Tenant hereby waives any and all rights under California Civil Code Section 1951.7.

 

C.            
Interest. Any amount not paid by Tenant within 5 days after its due date in accordance with the terms of this Lease,
regardless of whether an Event of Default exists, shall bear interest from such due date until paid in full at the lesser of the
highest rate permitted by applicable law or fifteen percent (15%) per year. It is expressly the intent of Landlord and Tenant at
all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this
Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted
for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord's and Tenant's express intent that all
excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would
thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts
thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the
applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder.

 

D.           
Breach by Landlord. Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations
hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature
of the obligation, require a period of time in excess of 30 days, then after such period of time as is reasonably necessary). All
obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided
in this Lease, Tenant may not terminate this Lease or offset any Rent due under this Lease for breach of Landlord's obligations
hereunder.

 

 

 

    	 	21	 

     

    

 

14.           
Condemnation. If any part of the Premises or the Project should be taken for any public or quasi public use under
governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a "Taking"
or "Taken"), and the Taking would materially interfere with or impair Landlord’s ownership or operation
of the Project, then upon written notice by Landlord this Lease shall terminate and Base Rent shall be apportioned as of said date.
If part of the Premises shall be Taken, and this Lease is not terminated as provided above, the Base Rent payable hereunder during
the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances. In the event of
any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant,
and Tenant hereby assigns to Landlord Tenant's interest, if any, in such award. Tenant shall have the right, to the extent that
same shall not diminish Landlord's award, to make a separate claim against the condemning authority (but not Landlord) for such
compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant's Trade Fixtures, if
a separate award for such items is made to Tenant. Tenant hereby waives any and all rights under California Code of Civil Procedure
Section 1265.130.

 

15.           
Brokerage Fees. Tenant and Landlord each represent and warrant to the other that it has had no dealings with any
person, firm, broker or finder (other than the Brokers, if any, set forth in the Basic Lease Provisions) in connection with this
Lease, and that no one other than said named Brokers is entitled to any commission or finder's fee in connection with this leasing
transaction. Tenant and Landlord do each hereby agree to indemnify, protect, defend and hold the other harmless from and against
liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason
of any dealings or actions of the indemnifying party, including any costs, expenses, attorneys' fees reasonably incurred with respect
thereto.

 

16.           
Estoppel Certificates; Financial Statements.

 

A.           
Tenant agrees, from time to time, within 10 days after request of Landlord, to execute and deliver to Landlord, or Landlord's
designee, any estoppel certificate requested by Landlord, stating that this Lease is in full force and effect, the date to which
rent has been paid, that Landlord is not in default hereunder (or specifying in detail the nature of Landlord's default), the termination
date of this Lease and such other matters pertaining to this Lease as may be requested by Landlord. Tenant's obligation to furnish
each estoppel certificate in a timely fashion is a material inducement for Landlord's execution of this Lease. No cure or grace
period provided in this Lease shall apply to Tenant's obligations to timely deliver an estoppel certificate.

 

B.            
If Landlord desires to finance, refinance, or sell the Premises, or any part thereof, or if there is an Event of Default,
or if Tenant requests permission to assign the Lease, or if Tenant exercises any renewal/extension option hereunder, Tenant and
all Guarantors shall within 10 days after written notice from Landlord deliver to Landlord, any potential lender or purchaser designated
by Landlord if applicable, such financial statements as may be reasonably required by such lender or purchaser, including but not
limited to Tenant's financial statements for the past 3 years. All such financial statements shall be received by Landlord and
any such lender or purchaser in confidence and shall be used only for the purposes herein set forth.

 

17.           
Definition of Landlord. The term "Landlord" as used herein shall mean the owner or owners at the
time in question of the fee title to the Premises, or, if this is a sublease, of the tenant's interest in the prior lease. In the
event of a transfer of Landlord's title or interest in the Premises or this Lease, Landlord shall deliver to the transferee or
assignee (in cash or by credit) any unused Security Deposit held by Landlord. Upon such transfer or assignment and delivery of
the Security Deposit, as aforesaid, the prior Landlord shall be relieved of all liability with respect to the obligations and/or
covenants under this Lease thereafter to be performed by the Landlord. Subject to the foregoing, the obligations and/or covenants
in this Lease to be performed by the Landlord shall be binding only upon the Landlord as hereinabove defined.

 

18.           
Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future
laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected
thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal,
invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal, invalid
or unenforceable clause or provision as may be possible and be legal, valid and enforceable.

 

 

 

    	 	22	 

     

    

 

 19.            Days. Unless otherwise specifically indicated to the contrary, the word "days" as used in this Lease shall mean and refer to calendar days.

 

20.           
Limitation on Liability. Any obligation or liability whatsoever of Landlord which may arise at any time under this
Lease or any obligation or liability which may be incurred by it pursuant to any other instrument, transaction, or undertaking
contemplated hereby shall not be personally binding upon, nor shall the enforcement thereof be against the property of, its trustees,
directors, shareholders, officers, employees or agents, regardless of whether such obligation or liability is in the nature of
contract, tort, or otherwise. Any liability of Landlord under this Lease shall be limited solely to its interest in the Premises,
and in no event shall any personal liability be asserted against Landlord in connection with this Lease nor shall any recourse
be had to any other property or assets of Landlord. For purposes of determining the value of Landlord's interest in the Premises,
the Project shall be deemed to be encumbered by a loan in an amount equal to the greater of the actual encumbrance amount or seventy
percent (70%) of the fair market value of the Project, as determined as of the date Tenant's claim arises.

 

 21.            Time of Essence. Time is of the essence with respect to the performance of Tenant’s and Landlord’s obligations under this Lease.

 

22.          
Entire Agreement. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject
matter hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant,
or anyone acting on behalf of Landlord or Tenant, which are not contained herein, and any prior agreements, promises, negotiations,
or representations are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both
parties hereto.

 

23.           
Notice. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered
in person (by hand or by courier) or may be sent by certified or registered mail or U.S. Postal Service Express Mail or other nationally
or regionally recognized overnight courier, with postage prepaid, and shall be deemed sufficiently given if served in a manner
specified in this Section. The addresses noted adjacent to a party's signature on this Lease shall be that party's address for
delivery or mailing of notices. Either party may by written notice to the other specify a different address for notice, except
that upon Tenant's taking possession of the Premises, the Premises shall constitute Tenant's address for notice. A copy of all
notices to Landlord shall be concurrently transmitted to such party or parties at such addresses as Landlord may from time to time
hereafter designate in writing. Except where otherwise expressly provided to the contrary, notice shall be deemed given upon delivery.
If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day.

 

24.            Waivers. No waiver by Landlord of the breach of any term, covenant or condition hereof by Tenant or Event of Default,
shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Event of Default or Tenant breach
of any other term, covenant or condition hereof. Landlord's consent to, or approval of, any act shall not be deemed to render unnecessary
the obtaining of Landlord's consent to, or approval of, any subsequent or similar act by Tenant, or be construed as the basis of
an estoppel to enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Landlord shall
not be a waiver of any Event of Default by Tenant. Any payment by Tenant may be accepted by Landlord on account of monies or damages
due Landlord, notwithstanding any qualifying statements or conditions made by Tenant in connection therewith, which such statements
and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Landlord at or before the
time of deposit of such payment. THE PARTIES AGREE THAT THE TERMS OF THIS LEASE SHALL GOVERN WITH REGARD TO ALL MATTERS RELATED
THERETO AND HEREBY WAIVE THE PROVISIONS OF ANY PRESENT OR FUTURE STATUTE TO THE EXTENT THAT SUCH STATUTE IS INCONSISTENT WITH THIS
LEASE.

 

 25.           No Right To Holdover. If Tenant retains possession of the Premises after the termination of the Lease Term, unless otherwise agreed in writing, such possession shall be subject to immediate termination by Landlord at any time, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during such holdover period, except that Tenant shall pay Landlord from time to time, upon demand, as Base Rent for the holdover period, an amount equal to one hundred fifty percent (150%) of the Base Rent in effect on the termination date, computed on a monthly basis for each month or part thereof during such holding over. All other payments shall continue under the terms of this Lease. In addition, Tenant shall be liable for all damages incurred by Landlord as a result of such holding over. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section shall not be construed as consent for Tenant to retain possession of the Premises. For purposes of this Section, “possession of the Premises” shall continue until, among other things, Tenant has delivered all keys to the Premises to Landlord, Landlord has complete and total dominion and control over the Premises, and Tenant has completely fulfilled all obligations required of it upon termination of the Lease as set forth in this Lease, including, without limitation, those concerning the condition and repair of the Premises. Tenant acknowledges that Landlord utilizes a rental collection system involving the direct deposit of monies received through a financial institution selected by Landlord, which precludes Landlord’s ability to exercise rejection of a rental payment before Tenant’s check is cashed. Tenant agrees that as a condition of Landlord granting this Lease, Tenant hereby waives any rights it may have under law to force continuation of this Lease due to Landlord having cashed Tenant’s rental remittance. Landlord shall have the option of rejecting Tenant’s payment by refunding to Tenant the rental amount paid by Tenant, adjusted as set forth in this Lease, and enforcing the termination provisions of this Lease.

 

 

 

    	 	23	 

     

    

 

26.          
Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative
with all other remedies at law or in equity.

 

27.           
Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or performed by
Tenant are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties
only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural
and vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning
as a whole, as if both Parties had prepared it.

 

 28.           Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed by the laws of the State of California. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located.

 

	29.	Subordination; Attornment.

 

A.           
Subordination. This Lease and Tenant's interest and rights hereunder are and shall be subject and subordinate at
all times to the lien of any first mortgage (“Lender”), now existing or hereafter created on or against the
Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and
extensions thereof, without the necessity of any further instrument or act on the part of Tenant. Tenant agrees, at the election
of the Lender, to attorn to any such holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments, confirming
such subordination and such instruments of attornment as shall be requested by any such Lender. Notwithstanding the foregoing,
any such Lender may at any time subordinate its mortgage to this Lease, without Tenant's consent, by notice in writing to Tenant,
and thereupon this Lease shall be deemed prior to such mortgage without regard to their respective dates of execution, delivery
or recording and in that event such Lender shall have the same rights with respect to this Lease as though this Lease had been
executed prior to the execution, delivery and recording of such Lender and had been assigned to such Lender. The term "mortgage"
whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances, and
any reference to the "Lender" of a mortgage shall be deemed to include the beneficiary under a deed of trust.

 

B.            
Attornment. In the event that Landlord transfers title to the Premises, or the Premises are acquired by another upon
the foreclosure or termination of a mortgage to which this Lease is subordinated (i) Tenant shall, subject to the non-disturbance
provisions hereof, attorn to such new owner, and upon request, enter into a new lease, containing all of the terms and provisions
of this Lease, with such new owner for the remainder of the term hereof, or, at the election of the new owner, this Lease shall
automatically become a new lease between Tenant and such new owner, and (ii) Landlord shall thereafter be relieved of any further
obligations hereunder and such new owner shall assume all of Landlord's obligations, except that such new owner shall not: (a)
be liable for any act or omission of any prior Landlord or with respect to events occurring prior to acquisition of ownership;
(b) be subject to any offsets or defenses which Tenant might have against any prior landlord, (c) be bound by prepayment of more
than one month's rent, (d) be liable for the return of any security deposit paid to any prior Landlord which was not paid or credited
to such new owner, or (e) be bound by any amendment or modification to this Lease not executed by such new owner, if such new owner
previously had a lien secured by the Premises.

 

C.            
Self-Executing. The agreements contained in this Section shall be effective without the execution of any further
documents; provided, however, that, upon written request from Landlord or a Lender in connection with a sale, financing or refinancing
of the Premises, Tenant and Landlord shall execute such further writings as may be reasonably required, in a form required by Lender,
to separately document any subordination, attornment and/or Non-Disturbance Agreement provided for herein.

 

30.           
Attorneys' Fees. In the event either party hereto initiates litigation to enforce the terms and provisions of this
Lease, the non-prevailing party in such action shall reimburse the Prevailing Party for its reasonable attorney's fees, filing
fees, and court costs. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or
proceeding is pursued to decision or judgment. The term, "Prevailing Party" shall include, without limitation,
a party who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment,
or the abandonment by the other party of its claim or defense. The attorneys' fees award shall not be computed in accordance with
any court fee schedule, but shall be such as to fully reimburse all attorneys' fees reasonably incurred. In addition, Landlord
shall be entitled to attorneys' fees, costs and expenses incurred in the preparation and service of notices of Event of Default
and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Event
of Default or resulting breach ($200 is a reasonable minimum per occurrence for such services and consultation).

 

 

 

    	 	24	 

     

    

 

31.           
Landlord's Access; Showing Premises; Repairs; Solar. Landlord and Landlord's agents shall have the right to enter
the Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable prior notice for the
purpose of showing the same to prospective purchasers, lenders, or tenants, and making such alterations, repairs, improvements
or additions to the Premises as Landlord may deem necessary or desirable and the erecting, using and maintaining of, among other
things desired by Landlord, utilities, services, security systems, communication systems, fire sprinklers or detection systems,
solar power systems, pipes and conduits through the Premises and/or other premises as long as there is no material adverse effect
on Tenant's use of the Premises. All such activities shall be without abatement of rent or liability to Tenant. Without limiting
the generality of the foregoing, Tenant agrees and understands that Landlord shall have the right (provided that the exercise of
Landlord's rights does not adversely affect Tenant's use and occupancy of the Premises or subject Tenant to additional costs),
without Tenant's consent, to place a solar electric generating system, a satellite system and/or other system and/or equipment
on the roof of the Building (together with appurtenances within the Premises as reasonably required) or enter into a lease(s) for
the roof of the Building whereby such roof tenant(s) shall have the right to install any such systems on the roof of the Building,
and Landlord and its agents shall have access to the Premises and roof to accomplish the foregoing.

 

32.          
Signs; Press Releases. Tenant shall not make any changes to the exterior of the Premises, install any exterior lights,
decorations, balloons, flags, pennants, banners, or painting, or erect or install any signs, windows or door lettering, placards,
decorations, or advertising media of any type which can be viewed from the exterior of the Premises, without Landlord's prior written
consent, which consent may be withheld in Landlord’s sole discretion. Any signage shall be at Tenant’s sole cost and
expense. Upon surrender or vacation of the Premises, Tenant shall have removed all signs and repair, paint, and/or replace the
building facia surface to which its signs are attached. Tenant shall obtain all applicable governmental permits and approvals for
sign and exterior treatments. All signs, decorations, advertising media, blinds, draperies and other window treatment or bars or
other security installations visible from outside the Premises shall be subject to Landlord's approval and conform in all respects
to Landlord's requirements. Landlord may place on the Premises ordinary "For Sale" signs at any time and ordinary "For
Lease" signs during the last 6 months of the term hereof. Landlord may erect a suitable sign on the Premises stating the Premises
are available to let or that the Project is available for sale. Except for ordinary "For Sublease" signs which may be
placed only on the Premises, Tenant shall not place any sign upon the Project without Landlord’s prior written consent. All
signs must comply with all Legal Requirements. Landlord shall have the right to publicize Landlord and Tenant’s relationship
regarding this Lease.

 

33.          
Termination; Merger. Unless specifically stated otherwise in writing by Landlord, the voluntary or other surrender
of this Lease by Tenant, the mutual termination or cancellation hereof, or a termination hereof by Landlord for breach by Tenant,
shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Landlord may elect to continue
any one or all existing subtenancies. Landlord's failure within 10 days following any such event to elect to the contrary by written
notice to the holder of any such lesser interest, shall constitute Landlord's election to have such event constitute the termination
of such interest.

 

34.          
Consents. Except as otherwise provided herein, wherever in this Lease the consent of a party is required to an act
by or for the other party, such consent shall not be unreasonably withheld or delayed. Landlord's actual reasonable costs and expenses
(including but not limited to architects', attorneys', engineers' and other consultants' fees) incurred in the consideration of,
or response to, a request by Tenant for any Landlord consent, including but not limited to consents to an assignment, a subletting
or the presence or use of a Hazardous Material or a so-called "landlord-lender" agreement, shall be paid by Tenant upon
receipt of an invoice and supporting documentation therefor. The failure to specify herein any particular condition to Landlord's
consent shall not preclude the imposition by Landlord at the time of consent of such further or other conditions as are then reasonable
with reference to the particular matter for which consent is being given.

 

35.           
Guarantor.

 

 A.             Execution. The Guarantors, if any, shall each execute Landlord’s standard guaranty form.

 

B.            
Event of Default. It shall constitute an Event of Default of the Tenant if any Guarantor fails or refuses, upon request
to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor's behalf to
obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing
the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the
guaranty is still in effect.

 

 

 

    	 	25	 

     

    

 

36.           
Quiet Possession. If Tenant shall perform all of the covenants and agreements herein required to be performed by
Tenant, Tenant shall, subject to the terms of this Lease, at all times during the Lease Term, have peaceful and quiet enjoyment
of the Premises against any person claiming by, through or under Landlord.

 

37.           
Security Measures. Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide guard
service or other security measures. Tenant assumes all responsibility for the protection of the Premises, Tenant, its agents and
invitees and their property from the acts of third parties. Tenant acknowledges and agrees that, if Landlord patrols the Project,
Landlord is not providing any security services with respect to the Premises and that Landlord shall not be liable to Tenant for,
and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant
in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises.

 

38.           
Reservations. Landlord reserves the right: (i) to grant, without the consent or joinder of Tenant, such easements,
rights and dedications that Landlord deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii)
to create and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility
raceways do not unreasonably interfere with the use of the Premises by Tenant. Tenant agrees to sign any documents reasonably requested
by Landlord to effectuate such rights.

 

	39.	Authority; Multiple Parties; Execution.

 

A.           
If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual
executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver
this Lease on its behalf. Each Party shall, within 30 days after request, deliver to the other Party satisfactory evidence of such
authority.

 

B.            
If and when included within the term "Tenant," as used in this instrument, there is more than one
person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant. Additionally, if there
be more than one Tenant, then each Tenant hereunder agrees that (i) the act of any one Tenant, acting alone, shall be sufficient
to bind all Tenants with respect to their respective rights and obligations under this Lease and (ii) Landlord shall have the
unconditional right to rely upon the act of any one Tenant as being binding upon all Tenant's without any obligation to inquire
as to the authority of the Tenant with whom Landlord is dealing.

 

C.            
This Lease may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such
counterparts shall constitute one Lease. Execution copies of this Lease may be delivered by facsimile or email, and the parties
hereto agree to accept and be bound by facsimile signatures or scanned signatures transmitted via email hereto, which signatures
shall be considered as original signatures with the transmitted Lease having the same binding effect as an original signature on
an original Lease. At the request of either party, any facsimile document or scanned document transmitted via email is to be re-executed
in original form by the party who executed the original facsimile document or scanned document. Neither party may raise the use
of a facsimile machine or scanned document or the fact that any signature was transmitted through the use of a facsimile machine
or email as a defense to the enforcement of this Lease. Further, the Parties hereto expressly consent and agree that this Lease
may be electronically signed. The Parties agree that electronic signatures appearing on this Lease shall be treated, for purposes
of validity, enforceability and admissibility, the same as hand-written signatures.

 

40.           
Conflict. Any conflict between the Basic Lease Provisions of this Lease and the other Sections of this standard base
Lease, the Basic Lease Provisions shall control. All exhibits and addenda attached hereto are hereby incorporated into this Lease
and made a part hereof. In the event of any conflict between such exhibits or addenda and the other terms of the standard base
Lease, such exhibits or addenda shall control.

 

 

 

    	 	26	 

     

    

 

41.          
Offer. This Lease is not intended to be binding until executed and delivered by all Parties hereto. The submission
by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the
Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties.

 

42.           
Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification.
As long as they do not materially change Tenant's obligations hereunder, Tenant agrees to make such reasonable non-monetary modifications
to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of
the Premises.

 

43.          
Waiver of Jury Trial. THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING
INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT.

 

	44.	Accessibility; Americans with Disabilities Act.

 

A.           
CASp Statement. Landlord makes the following statement based on Landlord’s actual knowledge in order to comply
with California Civil Code Section 1938: The Building and Premises have not undergone an inspection by a Certified Access Specialist
(CASp).

 

B.            
No Representation or Warranty. Since compliance with the Americans with Disabilities Act (ADA) is dependent upon
Tenant's specific use of the Premises, Landlord makes no warranty or representation as to whether or not the Premises comply with
ADA or any similar legislation. In the event that Tenant's use of the Premises requires modifications or additions to the Premises
in order to be in ADA compliance, Tenant agrees to make any such necessary modifications and/or additions at Tenant's expense.

 

C.            
California Law Disclosure. A Certified Access Specialist (CASp) can inspect the subject premises and determine whether
the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state
law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee
or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant,
if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp
inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations
of construction-related accessibility standards within the premises.

 

D.            
Acknowledgement. Landlord and Tenant hereby mutually agree that in the event a CASp inspection is requested by Tenant,
the fee for the CASp inspection and the cost of making any repairs necessary to correct violations of construction-related accessibility
standards noted in the CASp inspection shall be paid by Tenant.

 

45.           REIT Provisions. Tenant understands
that, in order for an indirect owner of Landlord to qualify as a REIT, the following requirements (the “REIT Requirements”)
must be satisfied:

 

A.            
Subleasing. Anything contained in this Lease to the contrary notwithstanding, Tenant shall not sublet the Premises
on any basis such that the rent or other amounts to be paid by the sublessee thereunder would be based, in whole or in part, on
either (i) the net income or profits derived by the business activities of the proposed sublessee, or (ii) any other formula such
that any portion of the Rent would fail to qualify as "rents from real property" within the meaning of Section 856(d)
of the Internal Revenue Code, or any similar or successor provision hereto.

 

 

 

    	 	27	 

     

    

 

B.            
Personal Property Limitation. Anything contained in the Lease to the contrary notwithstanding, the average of the
fair market values of the items of personal property that are leased to Tenant under the Lease at the beginning and at the end
of any year shall not exceed fifteen percent (15%) of the average of the aggregate fair market values of the leased property at
the beginning and at the end of such year (the “Personal Property Limitation”). If Landlord reasonably anticipates
that the Personal Property Limitation will be exceeded with respect to the leased property for any year, Landlord shall notify
Tenant, and Tenant either (i) shall purchase at fair market value any personal property anticipated to be in excess of the Personal
Property Limitation (“Excess Personal Property”) either from Landlord or a third party or (ii) shall lease the
Excess Personal Property from a third party. In either case, Tenant’s Base Rent obligation shall be equitably adjusted. Notwithstanding
anything to the contrary set forth above, Tenant shall not be responsible in any way for determining whether Tenant has exceeded
or will exceed the Personal Property Limitation and shall not be liable to Landlord or any of its shareholders in the event that
the Personal Property Limitation is exceeded, as long as Tenant meets its obligation to acquire or lease any Excess Personal Property
as provided above. This section is intended to ensure that the Rent qualifies as “rents from real property,” within
the meaning of Section 856(d) of the Internal Revenue Code, or any similar or successor provisions thereto, and shall be interpreted
in a manner consistent with such intent.

 

C.            
REIT Requirements. Tenant agrees to use its reasonable efforts to cause its affiliates, to cooperate in good faith
with Landlord to ensure that the terms of this Section are satisfied. Tenant agrees to use reasonable efforts to cause its affiliates,
upon request by Landlord to take reasonable action necessary to ensure compliance with all REIT Requirements. If Tenant becomes
aware that the REIT Requirements are not, or will not be, satisfied, Tenant shall notify, or use reasonable efforts to cause its
affiliates to notify Landlord of such noncompliance. Notwithstanding anything herein to the contrary, in the event that Tenant
defaults in its obligations under this Section with respect to the REIT Requirements and fails to cure the same within thirty days
after written notice from Landlord, then Landlord’s sole remedy for Tenant’s breach of its obligations under this Section
shall be to terminate the Lease (provided, however, that the preceding shall not limit Landlord’s right to pursue all other
available remedies in connection with an Event of Default by Tenant of any other obligations or provisions under the Lease other
than those set forth in this Section).

 

46.          
Interpretation. This Lease shall be deemed to have been drafted by both parties and shall not be interpreted against
any person as drafter. In addition, prior drafts of this Lease or any letters of intent regarding the same shall not be used in
any way to interpret the provisions hereof.

 

 47.            Force Majeure. Landlord shall not be held responsible for delays in the performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord ("Force Majeure").

 

	48.	Arbitration.

 

A.           
Subject to (B) below, in the event of any dispute or disagreement between the parties as to the validity, construction,
enforceability or performance of this Lease which cannot be resolved by the mutual agreement of the parties, and mindful of the
high cost of litigation, not only in dollars but time and energy as well, the parties intend to and do hereby establish a quick,
final and binding out-of-court dispute resolution procedure to be followed in the unlikely event any controversy should arise out
of or concerning the performance of this Lease. Accordingly, the parties do hereby covenant and agree as follows:

 

		(1)	Any controversy, dispute, or claim of whatever nature arising out of, in
connection with, or in relation to the interpretation, performance or breach of this Lease, including any claim based on contract,
tort, or statute, shall be determined, at the request of any party to this Lease by binding arbitration before a retired judge
of the applicable court of jurisdiction affiliated with Judicial Arbitration & Mediation Services, Inc. ("J.AM.S.")
conducted at a location determined by an arbitrator in the County of Los Angeles, State of California administered by and in
accordance with the then existing Rules of Practice and Procedure of Judicial Arbitration & Mediation Services (J.AM.S.), and
judgment upon any award rendered by the arbitrator(s) may be entered by any state or federal Court having jurisdiction thereof.

 

 

 

    	 	28	 

     

    

 

		(2)	The provisions of California Code of Civil Procedures Section 1283.05 or
its successor section(s) are incorporated in and made a part of this Lease. Depositions may be taken and discovery may be obtained
in any arbitration under this Lease in accordance with such section(s).

 

		(3)	The arbitrator shall determine which is the prevailing party and may include
in the award that party's costs and reasonable attorneys' fees.

 

		(4)	As soon as practicable after selection of the arbitrator, the arbitrator
or such arbitrator's designated representative shall determine a reasonable estimate of anticipated fees and costs of the arbitrator,
and render a statement to each party setting forth that party's pro rata share of such fees and costs. Thereafter each party shall,
within ten days of receipt of such statement, deposit such sum with the arbitrator. Failure of any party to make such a deposit
shall not otherwise serve to abate, stay or suspend the arbitration proceedings.

 

B.            
Any party shall have the right to apply for and obtain a temporary restraining order or other temporary or permanent injunctive
or equitable relief from a court of competent jurisdiction to enforce the provisions hereof or to otherwise protect its rights
under this Section. Notwithstanding the foregoing, the following claims, disputes or disagreements under this Lease are expressly
excluded from the arbitration procedures set forth herein: (i) disputes for which a different resolution determination is specifically
set forth in this Lease; (ii) all claims by either party which (1) seek anything other than enforcement or determination of rights
under this Lease or (2) are primarily founded upon matters of fraud, willful misconduct, bad faith or any other allegations of
tortious action, and seek the award of punitive or exemplary damages; (iii) claims relating to (1) Landlord’s exercise of
any unlawful detainer rights pursuant to applicable Legal Requirements or (2) rights or remedies used by Landlord to gain possession
of the Premises or terminate Tenant’s right of possession to the Premises, all of which disputes shall be resolved by suit
filed in the applicable court of jurisdiction, the decision of which court shall be subject to appeal pursuant to applicable Legal
Requirements; and (iv) any claim or dispute that is within the jurisdiction of Small Claims Court.

 

C.            
The provisions of this Section shall not limit, require the postponement of, or in any other way preclude the exercise of
any right or remedies otherwise enjoyed by any party to this Lease under the provisions hereof.

 

	49.	Miscellaneous.

 

A.            
Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may
prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease.

 

B.            
Annually, Tenant at Tenant’s sole cost and expense, shall deliver to Landlord data regarding the electricity consumed
in the operation of the Premises (the “Energy Data”) for purposes of regulatory compliance, manual and automated
benchmarking, energy management, building environmental performance labeling and other related purposes, including but not limited,
to the Environmental Protection Agency’s Energy Star rating system and other energy benchmarking systems. Tenant agrees to
update such benchmarking information for Tenant’s operations conducted during the year. Landlord shall use commercially reasonable
efforts to utilize automated data transmittal services offered by utility companies to access the Energy Data.

 

 

 

    	 	29	 

     

    

 

For any information or
inquiries related to sustainability and energy usage, please contact:

 

Valerie Leith, Paralegal

11620 Wilshire Boulevard, Suite 1000

Los Angeles,
CA 90025

vleith@rexfordindustrial.com

424-256-2108 (d)

310-966-1690 (f)

 

C.            
Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular
number shall be held to include the plural, unless the context otherwise requires.

 

50.          
CCPA Disclosure. In accordance with the California Consumer Privacy Act (“CCPA”), Landlord makes
the following disclosure: Landlord collects certain categories of personal information about tenants including identifiers (such
as names, email addresses and telephone numbers) and commercial information as set forth on the Tenant Contact Information form
attached hereto. Such personal information is collected by Landlord for use in providing services under the Lease and for other
internal business purposes. Landlord does not sell personal information. To learn more about Landlord’s privacy policy, please
visit https://www.rexfordindustrial.com/privacy-policy.

 

 

 

 

 

 

 

 

[SIGNATURE PAGE FOLLOWS]

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	30	 

     

    

 

The parties hereto have executed this Lease on the
dates specified about their respective signatures.

 

 

	

Landlord:

	Tenant:
	 	 
	REXFORD INDUSTRIAL – NELSON, LLC,	BZRTH INC,
	a Delaware limited liability company	a Nevada corporation
	 	 
	By:  
Rexford Industrial Realty, L.P.,	 
	         a Maryland limited partnership,	 
	         Its Managing Member	 
	 	 
	By:   Rexford Industrial Realty, Inc.,	 
	         a Maryland corporation,	 
	         Its General Partner	 
	 	 
	 	 
	 	 
	By: /s/ Howard Schwimmer                	By: /s/ Chenlong Tan               
	 	 
	Printed: Howard Schwimmer              	Printed: Chenlong Tan            
	 	 
	Title: Co-Chief Executive Officer       	Title: CEO                                  
	 	 
	Date:                                                      	Date: Sep
1, 2020 | 5:41 PM PDT
	 	 
	Address:    11620
Wilshire Boulevard, Suite 1000	Address: 2399 bateman ave., Irwindale, CA 91010
	                     Los Angeles, California
90025	 
	Telephone: +1 (310) 966-1680	Telephone: 6268637344
	 	 
	With a Copy to:	 
	 	 
	Attn: General Counsel	 
	C/O: Rexford Industrial	 
	Address:     11620 Wilshire Boulevard, Suite 1000	 
	                     Los Angeles, California 90025	 

 

 

 

 

 

 

    	 	31	 

     

    

Exhibit
“A”

 

SITE PLAN

 

ATTACHED TO AND A PART
OF THE LEASE AGREEMENT

DATED SEPTEMBER 1, 2020 BETWEEN

REXFORD INDUSTRIAL –
NELSON, LLC, A DELAWARE LIMITED LIABILITY COMPANY

and

BZRTH INC, A NEVADA CORPORATION

 

Not to scale. Does not
constitute a representation or warranty regarding the Project or any portion thereof, and Landlord reserves the right to modify
any portion of the Project in its sole discretion as provided in the Lease.

 

 

 

    	 	32	 

     

    

 

EXHIBIT “B”

 

PROJECT RULES AND REGULATIONS

ATTACHED TO AND A PART OF THE LEASE AGREEMENT

DATED SEPTEMBER 1, 2020 BETWEEN

REXFORD INDUSTRIAL – NELSON, LLC, A DELAWARE
LIMITED LIABILITY COMPANY

and

BZRTH INC, A NEVADA CORPORATION

 

 

 

Rules and Regulations

 

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

 

 2.              Tenant shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project without Landlord’s prior written consent.

 

 3.              Except for guide, signal, or seeing-eye dogs, no animals shall be allowed in the offices, halls, or corridors in the Project.

 

4.             
Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument
or by the making of loud or improper noises.

 

5.            
If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct
the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will
be permitted. Any such installation or connection shall be made at Tenant's expense.

 

6.             
Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except
as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is
expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project.

 

7.            
Parking any type of recreational vehicles is specifically prohibited on or about the Project. Further, parking any type
of trucks, trailers or other vehicles in the Building is specifically prohibited. In the event that a vehicle is disabled, it shall
be removed within 48 hours. There shall be no "For Sale" or other advertising signs on or about any parked vehicle.
All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will
be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by
Landlord or in the Lease.

 

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

 

9.             
Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated
or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the
Project.

 

 

 

    	 	33	 

     

    

 

10.          
Tenant shall not cause any unnecessary labor by reason of Tenant's carelessness or indifference in the preservation of good
order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring,
or for any damage done to the effects of Tenant by the janitors or any other employee or person.

 

11.          
Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights
and fixtures, heating apparatus, or any other service equipment affecting the Premises.

 

12.          
Tenant shall not permit storage outside the Premises, or dumping of waste or refuse or permit any harmful materials to be
placed in any drainage system or sanitary system in or about the Premises.

 

 13.            All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any, provided for that purpose.

 

 14.            No auction, public or private, will be permitted on the Premises or the Project.

 

 15.            No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord.

 

16.          
The Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal purposes or for any purpose
other than that specified in the Lease. No gaming devices shall be operated in the Premises.

 

17.          
Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises,
taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall
not use more than such safe capacity. Landlord's consent to the installation of electric equipment shall not relieve Tenant from
the obligation not to use more electricity than such safe capacity.

 

 18.            Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage.

 

19.           
Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related
to Tenant's ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be
transmitted beyond the Premises.

 

 20.            Tenant shall not permit smoking in the office areas of the Premises.

 

 21.            Tenant shall not permit the use of space heaters on the Premises.

 

22.          
Tenant shall not conduct any loading or unloading of materials or supplies outside of the areas specifically designated
by Landlord for such activities.

 

 23.            Tenant shall restrict the use of janitorial work during non-business hours.

 

 24.            Tenant shall not permit the use of vending machines at the Premises.

 

 

 

 

    	 	34	 

     

    

EXHIBIT “C”

FORM OF TENANT CONTACT
INFORMATION SHEET

 

    	 	35	 

     

    

 

EXHIBIT “D”
ACM NOTIFICATION

 

 

This Exhibit is attached
to and made a part of this Lease by and between Rexford Industrial – Nelson, LLC, a Delaware limited liability company (“Landlord”),
and BZRTH Inc, a Nevada corporation (“Tenant”), for space in the building located at 14750 E. Nelson Avenue,
City of Industry, California, 91744 (the “Building”).

 

Asbestos-containing materials
("ACMs") were historically commonly used in the construction of commercial buildings across the country. ACMs
were commonly used because of their beneficial qualities; ACMs are fire-resistant and provide good noise and temperature insulation.

 

Some common types of ACMs
include surfacing materials (such as spray-on fireproofing, stucco, plaster and textured paint), flooring materials (such as vinyl
floor tile and vinyl floor sheeting) and their associated mastics, carpet mastic, thermal system insulation (such as pipe or duct
wrap, boiler wrap and cooling tower insulation), roofing materials, drywall, drywall joint tape and drywall joint compound, acoustic
ceiling tiles, transits board, base cove and associated mastic, caulking, window glazing and fire doors. These materials are not
required under law to be removed from any building (except prior to demolition and certain renovation projects). Moreover, ACMs
generally are not thought to present a threat to human health unless they cause a release of asbestos fibers into the air, which
does not typically occur unless (1) the ACMs are in deteriorated condition, or (2) the ACMs have been significantly disturbed (such
as through abrasive cleaning, or maintenance or renovation activities).

 

It is possible that some
of the various types of ACMs noted above (or other types) are present at various locations in the Building. Anyone who finds any
such materials in the Building should assume them to contain asbestos unless those materials are properly tested and found to be
otherwise. In addition, under applicable law, certain of these materials are required to be presumed to contain asbestos in the
Building if the Building was built prior to 1981 (these materials are typically referred to as "Presumed Asbestos Containing
Materials" or "PACM"). PACM consists of thermal system insulation and surfacing material found in buildings
constructed prior to 1981, and asphalt or vinyl flooring installed prior to 1981. If the Building was built prior to 1981 and any
thermal system insulation, asphalt or vinyl flooring or surfacing materials are found to be present in the Building, such materials
must be considered PACM unless properly tested and found otherwise. In addition, Landlord has identified the presence of certain
ACMs in the Building. For information about the specific types and locations of these identified ACMs, please contact the Building
manager. The Building Manager maintains records of the Building's asbestos information including any Building asbestos surveys,
sampling and abatement reports. This information is maintained as part of Landlord's asbestos Operations and Maintenance Plan ("O&M
Plan").

 

The O&M Plan is designed
to minimize the potential of any harmful asbestos exposure to any person in the Building. Because Landlord is not a physician,
scientist or industrial hygienist, Landlord has no special knowledge of the health impact of exposure to asbestos. Therefore, Landlord
hired an independent environmental consulting firm to prepare an O&M Plan. The O&M Plan includes a schedule of actions
to be taken in order to (1) maintain any building ACMs in good condition, and (2) to prevent any significant disturbance of such
ACMs. Appropriate Landlord personnel receive regular periodic training on how to properly administer the O&M Plan.

 

The O&M Plan describes
the risks associated with asbestos exposure and how to prevent such exposure. The O&M Plan describes those risks, in general,
as follows: asbestos is not a significant health concern unless asbestos fibers are released and inhaled. If inhaled, asbestos
fibers can accumulate in the lungs and, as exposure increases, the risk of disease (such as asbestosis and cancer) increases. However,
measures taken to minimize exposure and consequently minimize the accumulation of fibers, can reduce the risk of adverse health
effects.

 

The O&M Plan also describes
a number of activities which should be avoided in order to prevent a release of asbestos fibers. In particular, some of the activities
which may present a health risk (because those activities may cause an airborne release of asbestos fibers) include moving, drilling,
boring or otherwise disturbing ACMs. Consequently, such activities should not be attempted by any person not qualified to handle
ACMs. In other words, the approval of Building management must be obtained prior to engaging in any such activities. Please contact
the Building manager for more information in this regard. A copy of the written O&M Plan is located in the Building Management
Office and, upon your request, will be made available to tenants for you to review and copy during regular business hours.

 

Because of the potential
or presumed presence of ACM in the Building, we are also providing the following warning, which is commonly known as a California
Proposition 65 warning: WARNING: This building contains asbestos, a chemical known to the State of California to cause cancer.

 

 

Please contact the Building manager
with any questions regarding the contents of this notification.

 

 

 

    	 	36	 

     

    

 

ADDENDUM
ONE

 

LEASE GUARANTY

 

ATTACHED TO AND A PART
OF THE LEASE AGREEMENT

DATED SEPTEMBER 1, 2020 BETWEEN

REXFORD INDUSTRIAL –
NELSON, LLC, A DELAWARE LIMITED LIABILITY COMPANY

and

BZRTH INC, A NEVADA CORPORATION

 

The
undersigned (collectively the "Guarantor") hereby absolutely and unconditionally, jointly and severally, guarantees
the prompt, complete, and full and punctual payment , observance, and performance of all the terms, covenants, and conditions provided
to be paid, kept, and performed by the tenant under that certain Lease Agreement (such lease, as amended, being herein referred
to as the "Lease"), dated September 1, 2020 between Rexford Industrial – Nelson, LLC, a Delaware limited
liability company, as Landlord ("Landlord"), and BZRTH Inc, a Nevada corporation, as Tenant ("Tenant")
covering the premises located at 14750 E. Nelson Avenue, Unit I, City of Industry, California, 91744 and all renewals, amendments,
expansions, and modifications of the Lease. This Guaranty shall include any liability of Tenant which shall accrue under the Lease
for any period preceding as well as any period following the term of the Lease. Guarantor’s liability is not conditioned
or contingent upon the genuineness, validity, regularity or enforceability of the Lease and Guarantor waives any and all benefits
and defenses under California Civil Code Section 2810 and agrees that by doing so Guarantor is liable even if Tenant had no liability
at the time of execution of the Lease or thereafter ceases to be liable. Guarantor expressly waives any and all rights, benefits
and defenses under Sections 2809, 2810, 2819, 2820, 2821, 2822, 2845, 2848, 2849 and 2850 of the Civil Code of the State of California,
as recodified from time to time (except the right to require contribution from co-sureties as set forth in Section 2848 therein),
and agrees that by doing so its liability may be larger in amount and more burdensome than that of Tenant.

 

The
obligation of the Guarantor is primary and independent of Tenant's obligations under the Lease and may be enforced directly against
the Guarantor independently of and without proceeding against the Tenant or exhausting or pursuing any remedy against Tenant or
any other person or entity. Guarantor waives any requirement that Landlord mitigate damages under the Lease.

 

This
instrument may not be changed, modified, discharged, or terminated orally or in any manner other than by an agreement in writing
signed by Guarantor and the Landlord.

The
obligations of Guarantor under this Guaranty shall not be released or otherwise affected by reason of any sublease, assignment,
or other transfer of the Tenant's interest under the Lease, whether or not Landlord consents to such sublease, assignment, or other
transfer.

 

Any
act of Landlord, or the successors or assigns of Landlord, consisting of a waiver of any of the terms or conditions of said Lease,
or the giving of any consent to any manner or thing relating to said Lease, or the granting of any indulgences or extensions of
time to Tenant, may be done without notice to Guarantor and without releasing the obligations of Guarantor hereunder.

 

The
obligations of Guarantor hereunder shall not be released by Landlord's receipt, application, or release of security given for the
performance and observance of covenants and conditions in said Lease contained on Tenant's part to be performed or observed nor
by any modification of such Lease; but in case of any such modification the liability of Guarantor shall be deemed modified in
accordance with the terms of any such modification of the Lease.

 

Until
all the covenants and conditions in said Lease on Tenant's part to be performed and observed are fully performed and observed,
Guarantor (i) shall have no right of subrogation against Tenant by reason of any payments or acts of performance by the Guarantor,
in compliance with the obligations of the Guarantor hereunder; (ii) waives any right to enforce any remedy which Guarantor now
or hereafter shall have against Tenant by reason of any one or more payments or acts of performance in compliance with the obligations
of Guarantor hereunder; and (iii) subordinates any liability or indebtedness of Tenant now or hereafter held by Guarantor to the
obligations of Tenant to the Landlord under said Lease.

 

 

 

    	 	37	 

     

    

 

Additionally, Guarantor
waives and relinquishes any rights it may have under California Civil Code Sections 2845, 2849, 2850 and 2856 or otherwise to
require Landlord to (a) proceed against Tenant or any other guarantor, pledgor or person liable under the Lease; (b) proceed against
or exhaust any security for the Lease or this Guaranty; or (c) pursue any other remedy in Landlord’s power whatsoever. In
other words, Landlord may proceed against Guarantor for the obligations guaranteed without first taking any action against Tenant
or any other guarantor, pledgor or person liable under the Lease and without proceeding against any security. Guarantor shall
not have, and hereby waives (1) any right of subrogation, contribution, indemnity and any similar right that Guarantor may otherwise
have, (2) any right to any remedy which Landlord now has or may hereafter have against Tenant, and (3) any benefit of any security
now or hereafter held by Landlord. Guarantor waives (A)   all
presentments, demands for performance, notices of non-performance, protests, notices of protests and notices of dishonor; (B)
all other notices and demands to which Guarantor might be entitled, including without limitation notice of all of the following:
the acceptance hereof; any adverse change in Tenant’s financial position; any other fact which might increase Guarantor’s
risk; any default, partial payment or non-payment under the Lease; any and all agreements and arrangements between Landlord and
Tenant and any changes, modifications, or extensions thereof; and any revocation, modification or release of any guaranty of any
or all of the Lease by any person (including without limitation any other person signing this Guaranty); (C) any defense arising
by reason of any failure of Landlord to obtain, perfect, maintain or keep in force any security interest in any property of Tenant
or any other person; (D) any defense based upon or arising out of any bankruptcy, insolvency, reorganization, arrangement, readjustment
of debt, liquidation or dissolution proceeding commenced by or against Tenant or any other guarantor or any person liable under
the Lease, including without limitation any discharge of, or bar against collecting, any of the obligations guaranteed hereby
in or as a result of any such proceeding, any rejection of the Lease and any limitation on Landlord’s claim for rejection
damages under 11 U.S.C. § 502(b)(6) (which contains a limitation equal to the greater of one (1)  
year’s rent or fifteen percent (15%) of the rent for the remaining term of the Lease (not to exceed three (3) years))
or otherwise; (E) any defense arising by reason of any disability, lack of authority or power of tenant or other defense of Tenant
or any other guarantor or any other person or by reason of the cessation from any cause whatsoever of the liability of Tenant
or any other guarantor or any other person; (F) the right to a jury trial in any action under this Guaranty or relating to this
Guaranty; and (G) the benefit of any and all statutes of limitation with respect to any action based upon, arising out of or related
to this Guaranty. Without limiting the generality of the foregoing or any other provision of this Guaranty, Guarantor expressly
waives any and all benefits which might otherwise be available to Guarantor under California Civil Code Sections (i) 2822 (which
provides in part that if a surety is liable upon only a portion of an obligation and the principal provides partial satisfaction
of the obligation, the principal may designate the portion of the obligation that is to be satisfied); (ii) 2839 (which provides
that a surety is exonerated by the performance or the offer of performance of the principal obligation); (iii) 2899 (which provides
for the order of resort to different funds held by the creditor); and (iv) 3433 (which provides for the right of a creditor to
require that another creditor entitled to resort to several sources of payments first resort to sources not available to the first
creditor).

 

The liability of Guarantor
hereunder shall not be released or otherwise affected by (i) the release or discharge of Tenant in any insolvency, bankruptcy,
reorganization, receivership, or other debtor relief proceeding involving Tenant (collectively "proceeding for relief");
(ii) the impairment, limitation, or modification of the liability of Tenant or the estate of the Tenant in any proceeding for
relief, or of any remedy for the enforcement of Tenant's liability under the Lease, resulting from the operation of any law relating
to bankruptcy, insolvency, or similar proceeding or other law or from the decision in any court; (iii) the rejection or disaffirmance
of the Lease in any proceeding for relief; or (iv) the cessation from any cause whatsoever of the liability of Tenant.

 

The
Guarantor agrees that upon an event of default under the Lease, the Landlord has the right and option, but is not required to,
name the Guarantor in an unlawful detainer proceeding, and that doing so does not constitute an election of remedies against the
Guarantor.

 

This
Guaranty shall continue to be effective or be reinstated, as the case may be, if at any time any payment by Tenant to Landlord
under the Lease is rescinded or must otherwise be returned by Landlord upon the insolvency, bankruptcy, reorganization, receivership,
or other debtor relief proceeding involving Tenant, all as though such payment had not been made.

 

This
Guaranty is executed and delivered for the benefit of Landlord and its successors and assigns, and is and shall be binding upon
Guarantor and its successors and assigns, but Guarantor may not assign its obligations hereunder.

 

 

 

    	 	38	 

     

    

 

Guarantor
agrees to pay all costs and expenses, including reasonable attorneys' fees, incurred by Landlord in enforcing the terms of this
Guaranty.

 

This
Guaranty shall be governed by and construed in accordance with the internal laws of the State which governs the Lease excluding
any principles of conflicts of laws. For the purpose solely of litigating any dispute under this Guaranty, the undersigned submits
to the jurisdiction of the courts of said state.

 

If the Guarantor is more than one person or entity,
the liability of each such Guarantor shall be joint and several.

 

 

WITNESS THE EXECUTION
hereof this 9/1/2020 day of September, 2020

 

 

 

	 	GUARANTOR:
	 	 
	 	 
	 	CHENLONG TAN,
	 	an Individual
	 	 
	 	 
	 	 
	 	 
	 	By:________________________________
	 	 
	 	
Name: Chenlong Tan
	 	 
	 	Title: an Individual

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	39	 

     

    

 

ADDENDUM TWO

 

CORONAVIRUS
ACKNOWLEDGEMENT

 

ATTACHED TO AND A PART
OF THE LEASE AGREEMENT

DATED SEPTEMBER 1, 2020 BETWEEN

REXFORD INDUSTRIAL –
NELSON, LLC, A DELAWARE LIMITED LIABILITY COMPANY

and

BZRTH INC, A NEVADA CORPORATION

 

 

The parties hereby acknowledge
that, as of the date of this Lease, the coronavirus outbreak, including, without limitation Covid-19 and any mutations thereof
(the “Coronavirus Situation”) has resulted in various governmental entities at various levels (federal, state,
county, city and local) to issue various laws, ordinances, regulations, orders and controls directly in response to the Coronavirus
Situation (collectively and as hereinafter promulgated, the “Coronavirus Governmental Actions”), which have
included, without limitation, orders that may give tenants the right to withhold or defer rent payments without late fees or interest
(“Coronavirus Rent Deferrals”). Landlord and Tenant acknowledge that this Lease is being entered into while
both parties have knowledge and awareness of the Coronavirus Situation and the ongoing Coronavirus Governmental Actions, and Tenant
acknowledges and agrees that Landlord would not lease the Premises to Tenant without Tenant expressly waiving any current or future
rights to Coronavirus Rent Deferrals and all other rights now or in the future to withhold any payments to Landlord arising in
any way from the Coronavirus Governmental Actions. Therefore, in consideration of the foregoing and Landlord’s willingness
to enter into this Lease, to the maximum extent allowed by Legal Requirements, Tenant hereby expressly and irrevocably waives any
and all current or future rights to Coronavirus Rent Deferrals and all other rights now or in the future to withhold any payments
of Rent to Landlord arising in any way from the Coronavirus Governmental Actions. Tenant acknowledges and agrees that Landlord
is under no obligation to provide notice of any incidents of coronavirus infections within the Project, and the presence of coronavirus
infected individuals within the Project is not an excuse or basis for not making payments to Landlord otherwise due under this
Lease, including, without limitation, Rent.

 

Notwithstanding
the foregoing, in the event Tenant ever seeks to defer or withhold Rent, Tenant shall promptly provide Landlord with the following
documentation for Tenant and any Guarantors to substantiate the impact of the Coronavirus Situation, it being understood that
failure to provide any such documentation by Tenant while withholding any rent shall be considered an Event of Default by Tenant
under this Agreement: (a) projected cash flow statements covering the next six (6) months, showing all sources and uses of cash;
(b) summary of all cash receipts and expenditures for the six (6) most recent calendar months, and for the current month to date;
(c) schedule of liabilities identifying for each, the nature and amount of the debt, the monthly payment amount, any collateral
for the debt, whether and to what extent any defaults, and what relief, if any, was requested or granted by the creditor; (d)
current balance sheet along with profit and loss statements for the prior two (2) years and monthly to date; (e) list of all bank
and other cash deposit accounts held by (i) Tenant or any Guarantor, (ii) any other entity that is owned or controlled, directly
or indirectly, by Tenant or any Guarantor and (iii) the primary owners of the business; (f) six (6) most recent monthly statements
for each of the accounts described above; (g) complete tax returns for the prior two (2) years filed by Tenant, any Guarantor
and the primary owners of the business; (h) all owners’ or stockholders’ individual monetary contributions in helping
to sustain the monthly operations of the Tenant entity during the prior twelve (12) month period; and (i) submission of the applicable
Corona Virus Situation disaster assistance program and related materials.

 

 

Initials:

 

	Landlord: ______	Tenant: ______

 

 

 

 

 

 

 

    	 	40	 

     

    

    	 	41EX-10.1

 Exhibit 10.1 
  

 
 January 26, 2021 

Rosalind Gates Brewer 
 4126 Conway Valley Rd NW Atlanta, Georgia
30327 
 Dear Roz, 
 We are pleased to offer you the position
of Chief Executive Officer of Walgreens Boots Alliance, Inc. (“WBA” or the “Company”), reporting to the Board of Directors of WBA and hope you will find your employment with WBA both challenging and rewarding. You shall also be
appointed to the Board of Directors effective March 15, 2021. We look forward to you joining our team. The terms of this offer are subject to the final approval of the Compensation and Leadership Performance Committee of the Board of Directors
of WBA, which shall be sought at the Board meeting to be scheduled following the agreement to the terms herein. Below are the terms of your offer: 

Base Salary. Your salary will be at the annualized rate of $1,500,000, less all applicable tax withholdings and benefit deductions—paid monthly in
accordance with our salaried employee payroll cycle. The Board shall review your salary at least annually and shall adjust your salary consistent with the Company’s pay for performance practices based on your performance. 

Annual Bonus Opportunity. Based on your position, you will be eligible for annual bonuses under the WBA corporate bonus program, which is based on the
Company’s fiscal year running from September 1 through August 31. You will be eligible for a pro-rated bonus for the remainder of the current fiscal year. The current bonus target for your position
is 200% of your eligible earnings. Your actual bonus each year is subject to Company performance and your individual performance, and all bonuses are subject to the discretion and approval of the Compensation and Leadership Performance Committee of
the WBA Board of Directors. 
 Long-Term Incentives. You will also be eligible for long-term incentives granted under the terms and conditions of the
WBA 2021 Omnibus Incentive Plan. You will be eligible for market-competitive award levels granted at the discretion of the Compensation and Leadership Performance Committee of the WBA Board of Directors. For your position, long-term incentives
currently consist of the programs listed below and a combined target award equal in economic value to $11,000,000 annually. You will receive your first awards on the next annual grant date following your hire date, subject to approval by the
Compensation and Leadership Performance Committee of the WBA Board of Directors. As shown below, the current allocation among the two types of awards is roughly 25% in stock options, 25% in restricted stock units and 50% in performance shares. In
making award decisions each year, the Compensation and Leadership Performance Committee considers target award levels, budget levels, relative individual performance, and other factors. Subject to the discretion and approval of the Compensation and
Leadership Performance Committee, you will receive your first awards on November 1, 2021. 

 

 
  

 Stock Options: Stock options are currently awarded annually. Stock options provide you
with the right to purchase shares at a future vesting date at a set exercise price. The exercise price is the closing price of WBA stock on the date of grant. Subject to continued employment, stock options vest 1/3 per year over a three-year period
and then you have up to 10 years from the date of grant to choose to exercise the right to purchase the shares. Stock options currently make up 25% of your total annual target award value described above. 

Restricted Stock Units: Restricted stock units (RSUs) are also awarded annually. RSUs provide you with units of stock that are converted
to shares at vesting and appreciate in value as the stock price increases. Subject to continued employment, 1/3 of the award vests each year for three years after the grant date, and the vested RSUs are settled in shares of WBA stock. RSUs currently
make up 25% of your total annual target award value described above. 
 Performance Shares: Performance shares are stock awards that
are contingent upon the performance of the Company. You are awarded a number of “contingent shares” on the date of grant, and then a percentage of these contingent shares are earned and settled in shares of WBA stock at the end of a
three-year period, based on the performance of the Company over that period, and subject to your continued employment. Performance shares currently make up 50% of your total target award value described above. 

The annual and long-term incentives described above, including program components and target award levels, are subject to adjustments over time, as we
continually review our program features to align with market practices and other total rewards objectives. 
 Other Employee Benefits. See
the attached “Overview of Management Benefits,” briefly describing the WBA employee benefits that are applicable. 
 Relocation. You will
be eligible for relocation benefits in accordance with Company policy for executives. In addition to our Company provided benefits, you will receive relocation services with an assigned concierge at your disposal to ensure a smooth process. We
understand that you will require flexibility in the transition due to both personal circumstances as well as the current COVID situation. We will accordingly provide increased personal use of the corporate jet to a maximum of 50 hours per year
during your tenure as CEO (measured on the anniversary of your date of hire). You will also have use of the corporate jet for business purposes as needed. 

Other Compensation. In consideration for your overall benefit package with your prior employer and prior Board of Directors’ role, you will
receive the following sign-on incentives: 

 

 
  

	 	•	 	 Special Long-Term Incentive Award: A one-time award of Performance
Shares and RSUs equal in total economic value to $20,200,000, divided equally among the two vehicles. This special award will be granted on your date of hire. The RSUs will vest 1/3 on each of the first, second and third anniversaries of the date of
grant. The Performance Shares will vest at the end of the three-year performance period FY 2021-2023 and subject to Company performance for that same performance period. This award will be subject to the terms and conditions of the WBA 2021 Omnibus
Incentive Plan and the applicable award agreements, subject to the terms and conditions stated herein; provided, however, that the awards granted pursuant to this paragraph shall, in addition, vest in full on a termination without Cause or
resignation for Good Reason. (as defined in the Company’s Executive Severance and Change in Control Plan). 

  

	 	•	 	 Special Cash Payment: A one-time
sign-on/retention bonus of $4,500,000. This will be paid as soon as practicable following your first day of employment and will be subject to normal tax withholdings. This payment will be subject to the terms
and conditions of a retention bonus agreement that you will be required to sign as a condition to this benefit. In particular, this agreement will spell out that if you voluntarily leave the Company without Good Reason) or you are involuntarily
terminated for cause within two years of the payment date you will be required to reimburse the Company for the full amount of the net payment. 

Non-Compete. As a condition to this offer of employment, and in consideration of your employment with the
Company and certain compensation and benefits provided hereunder, you will be required to sign a Non-Competition, Non-Solicitation and Confidentiality Agreement when you
begin employment a copy of which is attached as Appendix A. A similar agreement may also be included as part of stock option award agreements. 
 Entire
Agreement. This offer letter (including all appendixes and annexes hereto) constitute the full and entire understanding and agreement between you and the Company with regard to the subject matters hereof and thereof and supersede all prior
understandings and agreements, written or oral, relating to the matters set forth herein and therein (including any prior offer letters, whether draft or final, executed or unexecuted). 

Your start date is March 15, 2021. On your first day, please bring proof of your identity and eligibility for employment, a list of acceptable documents
is enclosed. 
 Our offer of employment will remain open for seven days from the date of this letter, and is contingent on your passing a pre-employment applicant background check and a pre-employment drug screen under our Drug Free Work Place Policy. It is our policy that the
pre-employment drug screen test be completed within 48 hours of receiving this offer packet. You can find your nearest drug testing location by calling 1-800-877-7484 or at questdiagnostics.com. Enclosed are the “Forensic Drug Testing Custody and Control Form” and the “Drug Test Consent/Release
Form”. Please complete and return the consent/release form 

 

 
  

 
with the offer letter. Please bring the Forensic Drug Testing Custody and Control Form with you to the drug test facility along with a valid photo I.D. accepted by the state. 

If you want to accept this offer of employment, please sign your name on the line below, fill in the date, and return the signed letter in the enclosed
envelope. The duplicate of this letter is for your records. By signing below, you are confirming that no actual breach, threatened breach or other violation of any past, current or contemplated oral or written contractual arrangement to which you
are a party (including, but not limited to, any non-compete, non-solicitation or confidentiality agreement with any former employer) has or will occur by virtue of your
acceptance of this offer of employment or your performing services for Walgreens. Failure to comply can result in the rescission of this offer or termination of employment. 

You will be subject to and covered by any general indemnification policy, by-law, or procedure maintained by the
Company at all times during your employment and shall be a named insured under the D&O policy. 
 You should not consider our offer of employment to be
a contract or guarantee of indefinite employment. Employment at the Company is at will, for no definite term, and is subject to Company policies, which can be changed from time to time. 

If you have any questions please call me. Sincerely, 
 /s/
James A. Skinner 
 James A. Skinner 
 Executive Chairman
Walgreens Boots Alliance, Inc. 
 Enclosures 
  

	cc:	 N. Schlichting 

S. Pessina 
 K. Wilson-Thompson

 I accept the offer of employment and understand that the offer is not intended to be a guarantee of continued employment. 

 

									
					
	Name:	 	/s/ Rosalind G. Brewer	 		 	Date:	 	29 January 2021

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