Document:

Exhibit 10.30

 

TRANSLATION
COPY

 

Loan
Extension Agreement

 

[Party
A (Lender)]: Lotus Capital Overseas Limited

 

[Party
B (Borrower)]: Avalon (Shanghai) Healthcare Technology Co., Ltd.

 

Whereas
the loan agreement executed by and between both Parties on Apr. 19, 2017 in respect of USD Two Million and One Hundred Thousand
($2,100,000) has expired, and Party B has in accordance with the agreement repaid the principle totaling USD One Million and One
Hundred Thousand ($1,100,000) in Apr. 2018 and the interest of the loan as provided for in the original contract in the amount
of $175,095.89 as of Mar. 31, 2018, both Parties hereby based on the principles of equality, voluntariness and good faith enter
into this contract through negotiation with respect, and agreed that the extension agreement(Original Agreement) signed by the
two parties on May 3, 2018 shall be replaced by this agreement, the Original Agreement shall be invalid. As the extension of the
terms for the repayment of the remaining principal for mutual compliance:

 

		1.	Amount
                                         of the remaining principal: Party B has borrowed from Party A USD One Million only ($1,000,000).

 

		2.	Interest:
                                         the interest per annum shall be 10%, which shall be settled in a lump sum when repayment
                                         is made.

 

		3.	Term:
                                         the term of the loan shall be 24 months, and the interest shall be calculated from Apr.
                                         1, 2018 to Mar. 31, 2020.

 

		4.	Means
                                         of repayment: the loan shall be repaid in full prior to the expiry of the term thereof.
                                         Party A may designate an account for Party B to make the repayment to, for which Party
                                         B shall render cooperation.

 

		5.	Dispute
                                         settlement: any dispute arising during the performance hereof shall be settled by both
                                         Parties through negotiation.

 

		6.	This
                                         contract shall take effect as of the date of signature by both Parties.

 

[No
text below]

 

Party
A: Lotus Capital Overseas Limited

(Signature:
Jiang Shan)

 

Party
B: Avalon (Shanghai) Healthcare Technology Co., Ltd.

(Seal:
Avalon (Shanghai) Healthcare Technology Co., Ltd.) 

Date:
Aug 3, 2018Exhibit 10.31

 

Strategic Partnership Agreement

 

This Strategic Partnership Agreement is engaged by the following
parties with the effective execution date on July 26, 2018.

 

	Party A: 	Yen-Michael S. Hsu, M.D., Ph.D.
	 	Assistant Professor, Department of Pathology and Laboratory Medicine
	 	Director, Laboratory for Advanced Cellular Engineering (cGMP Cellular Therapy Facility)
	 	Weill Cornell Medical College of Cornell University
	 	Address: 530 East 70th Street, Room M-038
	 	New York, NY 10065, USA
	 	Phone: 212.746.2212

 

	Party B:	Avalon GloboCare Corp. and its subsidiaries
	 	Address: 4400 Route 9 South, Suite 3100
	 	Freehold, NJ 07728, USA
	 	Phone: 732.780.4400

 

Objectives:

This Agreement aims to establish a strategic partnership between
Party A and Party B to: 1) co-develop technologies and standardization procedures in cellular therapy, including (but not limited
to) CAR-T, CAR-NK, endothelial cells, stem cells, and exosomes; and 2) establish a biomedical research training program, sponsored
by Avalon GloboCare Corp. under the supervision and guidance of Dr. Yen-Michael S. Hsu at Weill Cornell Medicine, Department of
Pathology and Laboratory Medicine, to support qualified trainees from Lu Daopei Medical Group and affiliated hospitals, which are
Avalon GloboCare’s clinical bases in China; the scope of this education fund includes (but not limited to): (i) exchange
of scientific knowledge in the area of cellular therapy, (ii) promote innovative translational research related to cellular therapy,
and (iii) joint publications.

 

Terms:

		1)	Party A and Party B will co-develop standardization procedures in procurement, storage, processing, clinical study protocols,
and biobanking for cellular therapies, in accordance to Foundation of Accreditation for Cellular Therapy (FACT) and American Association
of Blood Banks (AABB) standards, which will enable Party B to apply such design of laboratory infrastructure and clinical studies
in China and the US. Specific co-development projects to be determined by both parties.

 

		2)	Party B will provide a gift of USD $400,000.00 (in allotments) annually to Party A to financially support the aforementioned
co-development projects as well as the education program, extendable yearly after the first year of satisfactory operation under
mutual agreement between Party A and Party B.

 

    	 

     

    

 

		3)	Party B will send scientist or clinician (one person yearly) to receive relevant training (3- to 6-month period) under Party
A in the area of cellular therapy, with additional funding provided by Party B to support accommodation and other living expenses
incurred by the trainee.

 

		4)	According to Weill Cornell institutional Intellectual Property policies, any invention, process,
products, data, know-how or any other element, information, or actual or potential Intellectual Property arising out of and during
the course of the performance of this Agreement shall be the sole and exclusive property of Weill Cornell Medical College. Subject
to the terms and conditions set forth herein, Weill Cornell Medical College hereby may consider to grant Party B an exclusive,
worldwide, non-transferable license to make, use and sell any and all products and/or systems manufactured pursuant to this Agreement.
Relevant royalty to be determined and agreed upon by Weill Cornell and Party B.

 

Signatures:

 

	Party A:	 	Party B:
	 	 	 
	/s/ Yen-Michael S. Hsu	 	/s/ David Jin
	 	 	 
	Yen-Michael S. Hsu, M.D., Ph.D.	 	David Jin, M.D., Ph.D.
	Assistant Professor, Department of	 	CEO and President
	Pathology and Laboratory Medicine	 	Avalon GloboCare Corp.
	Director, Laboratory of Advanced 	 	 
	Cellular Therapy	 	 
	 	 	 
	Date: August 6, 2018	 	Date:  August 6, 2018Exhibit

Exhibit 10.1

THIRD AMENDMENT TO LEASE

THIS THIRD AMENDMENT TO LEASE (this “Amendment”) is made and entered into as of April 22, 2014, by and between WATER GARDEN REALTY HOLDING LLC, a Delaware limited liability company (“Landlord”), and CORNERSTONE ONDEMAND, INC., a Delaware corporation (“Tenant”).

A.    Landlord and Tenant are parties to that certain Office Lease dated as of November 29, 2011 (the “Original Lease”), as amended by that certain First Amendment to Lease dated as of April 24, 2012 and that certain Second Amendment to Lease dated as of February 28, 2013 (collectively, the “Lease”), pertaining to certain Premises consisting of Eighty-One Thousand Two Hundred Thirty-One (81,231) rentable square feet located on the fourth (4th) floor of the South tower of the building located at 1601 Cloverfield Boulevard, Santa Monica, California, as more particularly described in the Lease. All terms defined in the Lease shall have the same meanings when used in this Amendment, unless a different meaning is clearly expressed herein.

B.    Tenant has requested that Landlord consent to occupancy of approximately 5,403 rentable square feet of the Premises by start-up businesses and business ventures for whom Tenant is acting as a “business incubator” (i.e., assisting with financial, technical and/or other business support in furtherance of business growth and development) (collectively, “Incubator Users”), and Landlord has agreed to permit such occupancy upon and subject to the terms and conditions set forth hereinbelow.

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows:

1.    Incubator Users. Notwithstanding anything to the contrary contained in Article 14 of  the Original Lease, Tenant shall have the right, without the need to request additional Landlord consent and without obligation to pay a Transfer Premium, to permit Incubator Users to occupy approximately 5,403 rentable square feet of the Premises, as more particularly shown on Exhibit “A” attached hereto (the “Incubator Space”) upon and subject to the following terms and conditions:

(a)    prior to use and occupancy by an Incubator User, Tenant shall provide Landlord with written notice of the name of the Incubator User, a description of the Incubator User’s business and contact information for the Incubator User;

(b)    Tenant shall promptly provide Landlord with other information reasonably requested by Landlord from time to time regarding the Incubator User(s);

(c)    Tenant shall not charge rent for the Incubator Space;

(d)    all Incubator Users shall be of a character consistent with a first-class office building;

(e)    the Incubator Users shall use the Incubator Space in conformity with all applicable provision of the Lease; and

(f)    in no event shall an Incubator User be a person, group or entity named by any Executive Order or the United States Treasury Department as a terrorist, "Specially Designated National and Blocked Person", or other banned or blocked person, entity, nation or transaction pursuant to any law, order, rule, or regulation that is enforced or administered by the Office of Foreign Assets Control.

Notwithstanding such occupancy of the Incubator Space by Incubator Users, Tenant shall be considered to remain in possession and occupancy of the Incubator Space without a sublease or assignment, including for purposes of Sections 2.2.4(ii) and 23.3.2(ii) of the Original Lease, but the Incubator Users shall be considered permitted Transferees for purposes of Section 28.4 of the Original Lease.

2.    General Provisions.

2.1    Brokerage Commission. Tenant covenants and agrees that under no circumstances shall Landlord be liable for any brokerage commission or other charge or expense in connection with any occupancy of the Incubator Space by Incubator Users, and Tenant agrees to protect, defend, indemnify and hold Landlord harmless from the same and from any cost or expense (including, but not limited to, attorneys’ fees) incurred by Landlord in resisting any claim for any such brokerage commission.

2.2    California Civil Code Section 1938. As of the date of this Amendment, the Premises, Building and Project have not been inspected by a Certified Access Specialist as referred to in Section 1938 of the California Civil Code.

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2.3    Lease Ratified. Except as specifically amended or modified herein, each and every term, covenant, and condition of the Lease as amended is hereby ratified and shall remain in full force and effect.

2.4    Successors. This Amendment shall be binding upon and inure to the benefit of  the parties hereto, their legal representatives, successors and permitted assigns.

2.5    Governing Law. This Amendment shall be interpreted and construed in accordance with the law of the State of California.

2.6    Lender Consent. Landlord represents that there currently is no deed of trust encumbering the Project.

[Remainder of page intentionally left blank]

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2.7    Counterparts. This Amendment may be executed in one or more counterparts, and each set of duly delivered identical counterparts which includes all signatories shall be deemed to be one original document.

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written.

“Landlord”:

WATER GARDEN REALTY HOLDING LLC,
a Delaware limited liability company

		
	By:
	Commingled Pension Trust Fund (Strategic Property) of JPMorgan Chase Bank, N.A., a Member

		
	By:
	JPMorgan Chase Bank, N.A., as Trustee

By: /s/ Lauren B. Graham        
		
	Name: Lauren B. Graham
	         

Title: Vice President - Real Estate    
Date Signed: 6/4/2014            

“Tenant”:

CORNERSTONE ONDEMAND, INC.,
a Delaware corporation

By:     /s/ Adam Miller                
Adam Miller, Chief Executive Officer 
Date Signed: 6/4/2014            

By:    /s/ Perry A. Wallack            
Perry A. Wallack, Chief Financial Officer
Date Signed: 6/4/2014            

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EXHIBIT “A”

INCUBATOR SPACE (located in bottom right-hand corner and labeled “Incubation”)

A - 1

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