Document:

Exhibit 10.4

 

 

THIS
LEASE AGREEMENT (this “Lease”) is entered into and effective as of this 21st day of March, 2022 (the “Effective
Date”), between VH SENIOR CARE LLC, a Delaware limited liability company (“Landlord”), and AFH SENIOR CARE C CORP,
a Washington corporation (“Tenant”). Landlord and Tenant agree as follows:

 

1.
LEASE GENERAL TERMS.

 

	a.	Leased
    Premises. All of the real property and improvements situated thereon located at 302 SE 146th Street, Burien, WA 98166, King County,
    State of Washington (the “Premises”), which real property is more particularly described in Exhibit A attached hereto
    and incorporated herein by reference.
	 	 
	b.	Term
    and Commencement Date: The term of this Lease (the “Term”) will commence on the date that the fee simple interest
    in the Premises is conveyed to Landlord as part of Landlord’s purchase of the Premises (the “Commencement Date”),
    and continue in effect through and including March 31, 2027 subject to extension or earlier termination as provided herein. The last
    day of the Term is referred to herein as the “Termination Date.” If the Commencement Date does not occur on or before
    April 17, 2022 (the “Commencement Deadline”), either party may terminate this Lease upon delivery of written notice not
    less than thirty (30) days prior to the effective date of termination; provided, however, such notice of termination shall be null
    and void if the fee simple interest in the Premises are conveyed to Landlord prior to the effective date of said notice of termination.
    Except for the right to terminate this Lease as provided above, the parties shall not have any rights, obligations or remedies with
    respect to the delivery of possession of the Premises or the commencement of this Lease.
	 	 
	c.	Base
    Rent. The base monthly rent shall be according to the Payment and Lease Addendum attached hereto (“Base Rent”). All
    Rent, including Base Rent, shall be payable at Landlord’s address shown in Section 1(e) below, or such other place designated
    in writing by Landlord. 
	 	 
	d.	Permitted
    Use. The Premises shall be used only for operation of an adult family home (the “Permitted Use”) as defined in RCW
    70.128.010 or such successor statute. Tenant shall not use the Premises for any purpose except the Permitted Use. If “adult
    family home” is not defined under the Revised Code of Washington, Landlord shall reasonably define such use based on applicable
    industry standards in the State of Washington. Tenant shall be solely responsible for compliance with all laws, rules and regulations
    regarding the operation of the Premises for the Permitted Use, including all laws, rules and regulations regarding the construction,
    installation, repair and maintenance of the improvements of the Premises. For the avoidance of doubt, Landlord shall not have any
    obligation regarding the compliance of the Premises with any laws, rules or regulations related to the Pe 
	 	 
	e.	Notice
    and Payment Addresses: All notices required or permitted under this Lease shall be in writing and served personally or by certified
    mail, return receipt requested, to the parties at the addresses specified herein. When service is made by certified mail, the notice
    shall be deemed given two (2) days after the date that it is deposited, properly addressed and postage prepaid, in the United States
    mail. Either party may change its address for notices by written notice personally delivered or forwarded by certified mail.

 

Landlord:

VH
SENIOR CARE LLC

 

    	 

     

    

 

 

c/o
iCap Pacific NW Management, LLC

3535
Factoria Boulevard, Suite 500

Bellevue,
WA 98006

Attn:
Jim Christensen

Phone:
(425) 278-9030

Email:jim@icapequity.com

 

Tenant:

AFH
Senior Care C Corp

405
SW 41st St, Suite 407

Renton,
WA 98057

Phone:
425-765-4136

Email:
chris@afhseniorcare.com

 

2.
Premises.

 

	a.	Lease
    of Premises. In consideration for the payment of Rent and the performance of the other obligations hereunder, Landlord hereby
    leases the Premises to Tenant, and Tenant leases the Premises from Landlord, subject to, and on the terms and conditions set forth
    in this Lease. Landlord and Tenant agree that, notwithstanding anything to the contrary set forth in this Lease, as the licensed
    operator of the Premises, Tenant shall retain full legal authority over the operations of the Premises and shall have ultimate responsibility
    for the care provided at the Premises and for the compliance of the Premises in all material respects with applicable laws and licenses
    for the operation of the Premises in accordance with the Permitted Use. Tenant is an independent contractor of Landlord, and nothing
    in this Lease or in the relationship of Landlord and Tenant shall constitute a partnership, joint venture, agency or any other similar
    relationship.
	 	 
	b.	Acceptance
    of Premises. Except as specifically set forth in this Lease, Landlord shall not be obligated to provide or pay for any improvement
    work of the Premises. Tenant expressly acknowledges and agrees that, except as expressly set forth in this Lease, the Premises is
    being leased to Tenant on an “as-is” basis, and Landlord makes no warranty, guaranty or representation, express or implied,
    or arising by operation of law, including, but in no way limited to, any warranty of condition, habitability, merchantability or
    fitness for a particular purpose, all of which are, to the fullest extent permitted by all applicable federal, state and local laws,
    statutes, orders, ordinances, building codes, zoning rules, judgments, codes, rules and regulations (“Laws” or individually,
    “Law”), are expressly disclaimed. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any
    representation or warranty regarding the condition of the Premises. Tenant shall be solely responsible for performing any work necessary
    to bring the Premises into a condition satisfactory to Tenant or appropriate for the operation of the Premises for the Permitted
    Use. 

 

    	 

     

    

 

 

	c.	Tenant
    Improvements. All improvements to the Premises (“Tenant Improvements”) shall be constructed by Tenant, and
    shall be subject to the prior approval by Landlord of the plans and specifications, which approval shall not be unreasonably withheld,
    conditioned or delayed, and the other terms and conditions of this Lease. Tenant shall submit a complete set of 1/8” or larger
    scale plans and specifications for its initial Tenant Improvements pursuant hereto (the “Initial Improvements”) within
    ____ days after the execution of this Lease, and shall complete the Initial Improvements on or before _______________, 2022 (the
    “Improvement Deadline”). Landlord shall reimburse Tenant a portion of the costs incurred by Tenant in connection with
    the construction of the Initial Improvements (the “Tenant Allowance”) subject to the terms set forth herein. The aggregate
    amount of the Tenant Allowance shall not be more than $150,000.00. The Tenant Allowance may only be applied to the costs of labor
    and materials incurred in construction of the Initial Improvements, including contractor’s fees and general conditions, sales
    tax, testing and inspection costs, cost of utilities, trash removal and equipment rental. The Tenant Allowance may not be applied
    against furniture or other personal property. All items paid for with the Tenant Allowance shall belong to Landlord and may not be
    removed from the Premises without Landlord’s prior written approval. If the costs of the Initial Improvements exceeds the Tenant
    Allowance, Tenant shall be solely responsible for the payment of all costs in excess of the Tenant Allowance. The design and construction
    of the Initial Improvements shall be subject to the applicable provisions of the Lease. In addition, all Initial Improvements shall
    be performed by licensed and bonded contractors that are reasonably acceptable to Landlord. Tenant shall submit to Landlord receipts,
    lien waivers and other reasonable documentation required by Landlord evidencing the completion of the Initial Improvements and Landlord
    shall deliver the applicable reimbursement from the Tenant Allowance to Tenant within thirty (30) days after Landlord’s receipt
    of such documentation. Landlord shall not have any obligation to reimburse Tenant for the Initial Improvements if the reimbursement
    documentation required as aforesaid (including evidence of completion) is not delivered to Landlord on or before the Improvement
    Deadline. 

 

3.
TERM. The term of this Lease is defined in Section 1(b) above.

 

	a.	Early
    Possession. If Landlord permits Tenant to possess and occupy the Premises prior to the Commencement Date, then such early occupancy
    shall not advance or change the Commencement Date or the Termination Date set forth in Section 1, but otherwise all terms and conditions
    of this Lease shall nevertheless apply during the period of early occupancy before the Commencement Date, including the payment of
    Rent. 
	 	 
	b.	Holdover.
    Any holding over by Tenant after expiration of the term hereof with Landlord’s consent shall be construed as a tenancy
    from month to month, subject to all the conditions of this Lease, except that, unless otherwise agreed by Landlord, Base Rent during
    the holdover period shall be two hundred percent (200%) of the Base Rent in effect as of the last month of the term expired. Either
    party may terminate such month-to-month tenancy by giving to the other thirty (30) days’ written notice of its intention to
    terminate. In the event Tenant holds over in the Premises without having first obtained Landlord’s prior written consent, Landlord
    shall have all rights of re-entry and other remedies set forth herein or as otherwise maybe provided by law. Tenant shall further
    and does hereby agree to indemnify and hold Landlord harmless from any loss or liability resulting from such failure, including,
    but not limited to, claims made by any succeeding tenant resulting from Tenant’s failure to surrender the Premises to Landlord.

 

4.
RENT.

 

	a.	Payment
    of Rent. Tenant shall pay Landlord without notice, demand, deduction, or offset, in lawful money of the United States, Base Rent
    in advance on or before the first day of each month during the Lease term beginning on the Commencement Date, and shall also pay
    any other additional payments due to Landlord (“Additional Rent”) (collectively, “rent” or “Rent”)
    when required under this Lease. Payments for any partial month at the beginning or end of the Lease shall be prorated. All payments
    due to Landlord under this Lease, including late fees and interest, shall also constitute Additional Rent, and upon failure of Tenant
    to pay any such costs, charges or expenses, Landlord shall have the same rights and remedies as otherwise provided in this Lease
    for the failure of Tenant to pay rent. 

 

    	 

     

    

 

 

	b.	Late
    Charges; Default Interest. If any sums payable by Tenant to Landlord under this Lease are not received within five (5) business
    days after their due date, Tenant shall pay Landlord an amount equal to the greater of $100 or five percent (5%) of the unpaid amount
    in order to compensate Landlord for the cost of collecting and handling such late payment in addition to the amount due and as Additional
    Rent. All delinquent sums payable by Tenant to Landlord and not paid within five (5) business days after their due date shall, at
    Landlord’s option, shall bear interest at the rate of twelve percent (12%) per annum, or the highest rate of interest allowable
    by law, whichever is less (the “Default Rate”). Interest on all delinquent amounts shall be calculated from the original
    due date to the date of payment. 
	 	 
	c.	Less
    Than Full Payment. Landlord’s acceptance of less than the full amount of any payment due from Tenant shall not be deemed
    an accord and satisfaction or compromise of such payment unless Landlord specifically consents in writing to payment of such lesser
    sum as an accord and satisfaction or compromise of the amount which Landlord claims. Any portion that remains to be paid by Tenant
    shall be subject to the late charges and default interest provisions of this Section. 

 

5.
USES. The Premises shall be used only for the Permitted Use, and for no other business or purpose without the prior written consent
of Landlord. No act shall be done on or around the Premises that is unlawful or that will increase the existing rate of insurance on
the Premises, or cause the cancellation of any insurance on the Premises. Tenant shall not commit or allow to be committed any waste
upon the Premises, or any public or private nuisance.

 

6.
COMPLIANCE WITH LAWS. Tenant shall not cause or permit the Premises to be used in any way which violates any law, ordinance, or governmental
regulation or order. Tenant shall be solely responsible for complying with all Laws related to operation of the Premises for the Permitted
Use, and Tenant shall be responsible for making any improvements changes or alterations to the Premises as may be required by Law, rule,
regulation, or order for Tenant’s Permitted Use at its sole cost and expense, subject to Landlord’s consent as provided herein.
For the avoidance of doubt, Landlord shall not have any obligation under this Lease to make any improvements, changes or alterations
to the Premises except as expressly provided herein.

 

7.
UTILITIES. Landlord shall not be responsible for providing any utilities to the Premises and shall not be liable for any loss, injury
or damage to person or property caused by or resulting from any variation, interruption, or failure of utilities due to any cause whatsoever,
and rent shall not abate as a result thereof, except to the extent due to the intentional misconduct or gross negligence of Landlord.
Tenant shall be solely responsible for determining whether available utilities and their capacities will meet Tenant’s needs. Tenant
shall be solely responsible for all costs and expenses related to water, sewer, gas, janitorial, electricity, garbage removal, heat,
telephone, Internet, cable services, and any other utilities or services used by Tenant on the Premises during the Term, whether or not
such services are billed directly to Tenant. Tenant will also procure, or cause to be procured, without cost to Landlord, all necessary
permits, licenses or other authorizations required for the lawful and proper installation, maintenance, replacement, and removal on or
from the Premises of wires, pipes, conduits, tubes, and other equipment and appliances for use in supplying all utilities or services
to the Premises. Landlord, upon request of Tenant, and at the sole expense and liability of Tenant, shall join with Tenant in any reasonable
applications required for obtaining or continuing such utilities or services.

 

    	 

     

    

 

 

8.
TAXES. Landlord shall be responsible for timely payment of all real estate taxes which may be levied or assessed against the Premises
during the Term (collectively “Taxes”); provided, however, Tenant shall reimburse Landlord an amount equal to the difference
(the “Tax Increase”) between the aggregate amount of Taxes for a particular calendar year, less an amount equal to 103% of
the aggregate amount of Taxes for the immediately preceding calendar year. Tenant shall reimburse Landlord for any Tax Increase within
ten (10) business days after written notice thereof. Real estate taxes shall include all assessments (special or otherwise), and all
other taxes, governmental levies and charges that may during the term be levied, assessed, imposed, or become a lien upon or payable
with respect to (a) the land and building constituting the Premises, (b) the rents receivable by Landlord, including gross receipts taxes,
and (c) the ownership, leasing, operation, maintenance, alteration or repair of the Premises. Landlord shall timely pay any and all taxes
assessed on personal property of Tenant or otherwise used in connection with the operation of the Premises.

 

9.
ALTERATIONS. Tenant may make alterations, additions, or improvements to the Premises (the “Alterations”), only with the
prior written consent of Landlord, which shall not be unreasonably withheld, conditioned, or delayed. Landlord shall have forty-five
(45) days in which to respond to Tenant’s request for any Alterations so long as such request includes the name of Tenant’s
contractors and reasonably detailed plans and specifications therefor. The term “Alterations” shall not include the installation
of shelves, movable partitions, Tenant’s equipment, and trade fixtures that may be performed without damaging existing improvements
or the structural integrity of the Premises, and Landlord’s consent shall not be required for Tenant’s installation or removal
of those items. Tenant shall perform all work within the Premises at Tenant’s expense in compliance with all applicable laws and
shall complete all Alterations in accordance with plans and specifications approved by Landlord, using contractors approved by Landlord.
Tenant shall pay, when due, or furnish a bond for payment (as set forth in Section 18) all claims for labor or materials furnished to
or for Tenant at or for use in the Premises, which claims are or may be secured by any mechanics’ or materialmens’ liens
against the Premises or any interest therein. For the avoidance of doubt, Tenant shall be solely responsible for payment of all costs
and expenses related to any Alteration or other work performed by, or at the direction of, Tenant at the Premises. Landlord shall have
the right to post or deliver any notices Tenant shall remove all Alterations at the end of the Lease term unless Landlord conditioned
its consent upon Tenant leaving a specified Alteration at the Premises, in which case Tenant shall not remove such Alteration and it
shall become Landlord’s property. Tenant shall immediately repair any damage to the Premises caused by removal of Alterations.
Tenant agrees to and shall indemnify and hold Landlord harmless against all liability, loss, damage, costs, attorneys’ fees and
other expenses arising from claims of lien of laborers or materialmen for work performed or materials or supplies furnished for Tenant
at the Premises.

 

10.
REPAIRS AND MAINTENANCE; SURRENDER. Tenant shall, at its sole expense, maintain the entire Premises including without limitation
the roof surface and repairs, maintenance and replacement of all heating, ventilation, and air conditioning (“HVAC”) equipment
at the Premises, in good condition and promptly make all repairs and replacements, whether structural or non-structural, necessary to
keep the Premises in safe operating condition, including all utilities and other systems serving the Premises, but excluding the roof
structure, subfloor, foundation, exterior walls of the Premises (collectively, “Landlord’s Repair Items”). Landlord
shall maintain Landlord’s Repair Items in good condition and repair at Landlord’s expense. Tenant shall not damage any Landlord’s
Repair Items and shall promptly repair any damage or injury done thereto caused by Tenant or its employees, officers, agents, servants,
contractors, customers, clients, visitors, guests, or other licensees or invitees. Notwithstanding anything in this Section to the contrary,
Tenant shall not be responsible for any repairs to the Premises made necessary by the gross negligence or willful misconduct of Landlord
or its employees, officers, agents, servants, or contractors. If Tenant fails to perform Tenant’s obligations under this Section,
Landlord may at Landlord’s option enter upon the Premises after ten (10) days’ prior notice to Tenant and put the same in
good order, condition and repair and the cost thereof together with interest thereon at the default rate set forth in Section 4 shall
be due and payable as Additional Rent to Landlord together with Tenant’s next installment of Base Rent. Upon expiration of the
Lease term, whether by lapse of time or otherwise, Tenant shall promptly and peacefully surrender the Premises, together with all keys,
to Landlord in as good condition as when received by Tenant from Landlord or as thereafter improved, reasonable wear and tear and insured
casualty excepted, broom clean and free of all trash and personal property of Tenant. Any personal property remaining at the Premises
shall be deemed abandoned and Landlord may dispose of the same at the sole cost and expense of Tenant.

 

    	 

     

    

 

 

11.
ACCESS AND RIGHT OF ENTRY. After twenty-four (24) hours’ notice from Landlord (except in cases of emergency, when no notice
shall be required), Tenant shall permit Landlord and its agents, employees and contractors to enter the Premises at all reasonable times
to make repairs, inspections, alterations or improvements, provided that Landlord shall use reasonable efforts to minimize interference
with Tenant’s use and enjoyment of the Premises. This Section shall not impose any repair or other obligation upon Landlord not
expressly stated elsewhere in this Lease. After reasonable notice to Tenant, Landlord shall have the right to enter the Premises for
the purpose of (a) showing the Premises to prospective purchasers or lenders at any time, and to prospective tenants within one hundred
eighty (180) days prior to the expiration or sooner termination of the Lease term; and, (b) for posting “for lease” signs
within one hundred eighty (180) days prior to the expiration or sooner termination of the Lease term.

 

12.
SIGNAGE. Tenant shall obtain Landlord’s written consent as to size, location, materials, method of attachment, and appearance,
before installing any signs upon the Premises. Tenant shall install any approved signage at Tenant’s sole expense and in compliance
with all applicable laws. Tenant shall not damage or deface the Premises in installing or removing signage and shall repair any injury
or damage to the Premises caused by such installation or removal.

 

13.
DESTRUCTION OR CONDEMNATION.

 

	a.	Damage
    and Repair. If the Premises are partially damaged but not rendered untenantable, by fire or other insured casualty, then Landlord
    shall diligently restore the Premises to the extent required below and this Lease shall not terminate. Tenant may, however, terminate
    the Lease if Landlord does not restore the Premises within six (6) months after the casualty event by giving twenty (20) days’
    notice of termination. 
	 	 
	 	The
    Premises shall not be deemed untenantable if twenty-five percent (25%) or less of the Premises are damaged. If insurance proceeds
    are not available or are not sufficient to pay the entire cost of restoring the Premises, or if Landlord’s lender does not
    permit all or any part of the insurance proceeds to be applied toward restoration, then Landlord may elect to terminate this Lease
    by notifying Tenant within six (6) months after the date of such casualty.
	 	 
	 	If
    fifty (50) percent or more of the rentable area of the Premises are destroyed or damaged and rendered untenantable, by fire or other
    casualty, Landlord may, at its option: (a) terminate this Lease as provided herein, or (b) restore the Premises to their previous
    condition to the extent required below; provided, however, if such casualty event occurs during the last six (6) months of the Lease
    term (after considering any option to extend the term timely exercised by Tenant) then either Tenant or Landlord may elect to terminate
    the Lease. If, within sixty (60) days after receipt by Landlord from Tenant of written notice that Tenant deems the Premises untenantable,
    Landlord fails to notify Tenant of its election to restore the Premises, then Tenant may elect to terminate the Lease upon twenty
    (20) days’ written notice to Landlord unless Landlord, within such twenty (20) day period, notifies Tenant that it will restore
    the Premises.

 

    	 

     

    

 

 

	 	If
    Landlord restores the Premises under this Section, Landlord shall proceed with reasonable diligence to complete the work, and the
    Base Rent shall be abated in the same proportion as the untenantable portion of the Premises bears to the whole Premises, provided
    that there shall be a Base Rent abatement only if the damage or destruction of the Premises did not result from, or was not contributed
    to directly or indirectly by the act, fault or neglect of Tenant, or Tenant’s employees, officers, agents, servants, contractors,
    customers, clients, visitors, guests, or other licensees or invitees. Except for the abatement or Base Rent as provided above, all
    other obligations of Tenant under this Lease shall continue during the restoration of the Premises. No damages, compensation or claim
    shall be payable by Landlord for inconvenience, loss of business or annoyance directly, incidentally or consequentially arising from
    any repair or restoration of any portion of the Premises. Landlord shall have no obligation to carry insurance of any kind for the
    protection of Tenant; any alterations or improvements paid for by Tenant; Tenant’s furniture; or on any fixtures, equipment,
    improvements or appurtenances of Tenant under this Lease, and Landlord’s restoration obligations hereunder shall not include
    any obligation to repair any damage thereto or replace any of the foregoing. 
	 	 
	 	Notwithstanding
    any conflicting provision of this Lease, all insurance proceeds related to damage to the Premises shall be the sole property of Landlord.

 

	b.	Condemnation.
    If the Premises are made untenantable by eminent domain, or conveyed under a threat of condemnation, this Lease shall automatically
    terminate as of the earlier of the date title vests in the condemning authority or the condemning authority first has possession
    of the Premises and all Rents and other payments shall be paid to that date. If the condemning authority takes a portion of the Premises
    that does not render the Premises untenantable, then this Lease shall continue in full force and effect and the base monthly rent
    shall be equitably reduced based on the proportion by which the floor area of any structures is reduced. The reduction in Rent shall
    be effective on the earlier of the date the condemning authority first has possession of such portion or title vests in the condemning
    authority. Landlord shall be entitled to the entire award from the condemning authority attributable to the value of the Premises
    and Tenant shall make no claim for the value of its leasehold. Tenant shall be permitted to make a separate claim against the condemning
    authority for moving expenses if Tenant may terminate this Lease pursuant to this Section, provided that in no event shall Tenant’s
    claim reduce Landlord’s award. 

 

14.
INSURANCE.

 

	a.	Tenant’s
    Liability Insurance. During the Lease term, Tenant shall pay for and maintain commercial general liability insurance with broad
    form property damage and contractual liability endorsements. This policy shall name Landlord, its property manager (if any), and
    other parties designated by Landlord as additional insureds using an endorsement form acceptable to Landlord, and shall insure Tenant’s
    activities and those of Tenant’s employees, officers, agents, servants, contractors, customers, clients, visitors, guests,
    or other licensees or invitees with respect to the Premises against loss, damage or liability for personal injury or bodily injury
    (including death) or loss or damage to property with a combined single limit of not less than $1,000,000, and a deductible of not
    more than $10,000. Tenant’s insurance will be primary and noncontributory with any liability insurance carried by Landlord.
    Landlord may also require Tenant to obtain and maintain business income coverage for at least six (6) months, business auto liability
    coverage, and, if applicable to Tenant’s Permitted Use, liquor liability insurance and/or warehouseman’s coverage. 

 

    	 

     

    

 

 

	b.	Miscellaneous.
    Tenant’s insurance required under this Section shall be with companies rated A-/VII or better in Best’s Insurance
    Guide, and which are admitted in the State in which the Premises are located. No insurance policy shall be cancelled or reduced in
    coverage and each such policy shall provide that it is not subject to cancellation or a reduction in coverage except after thirty
    (30) days prior written notice to Landlord. Tenant shall deliver to Landlord upon commencement of the Lease and from time to time
    thereafter, copies of the insurance policies or evidence of insurance and copies of endorsements required by this Section. In no
    event shall the limits of such policies be considered as limiting the liability of Tenant under this Lease. If Tenant fails to acquire
    or maintain any insurance or provide any policy or evidence of insurance required by this Section, and such failure continues for
    three (3) days after written notice from Landlord, Landlord may, but shall not be required to, obtain such insurance for Landlord’s
    benefit and Tenant shall reimburse Landlord for the costs of such insurance upon demand. Such amounts shall be Additional Rent payable
    by Tenant hereunder and in the event of non-payment thereof, Landlord shall have the same rights and remedies with respect to such
    non-payment as it has with respect to any other non-payment of Rent hereunder. 
	 	 
	c.	Landlord’s
    Insurance. Landlord shall carry such insurance on the Premises as Landlord deems appropriate in its sole discretion. Tenant shall
    reimburse Landlord for the costs and expenses incurred by Landlord for any insurance maintained by Landlord in connection with the
    Premises within five (5) business days after written notice thereof and such reimbursement shall constitute Additional Rent.
	 	 
	d.	Waiver
    of Subrogation. Landlord and Tenant hereby release each other and any other tenant, their agents or employees, from responsibility
    for, and waive their entire claim of recovery for any loss or damage arising from any cause covered by property insurance required
    to be carried or otherwise carried by each of them. Each party shall provide notice to the property insurance carrier or carriers
    of this mutual waiver of subrogation, and shall cause its respective property insurance carriers to waive all rights of subrogation
    against the other. This waiver shall not apply to the extent of the deductible amounts to any such property policies or to the extent
    of liabilities exceeding the limits of such policies. 

 

15.
INDEMNIFICATION.

 

	a.
    	Indemnification
    by Tenant. Tenant shall and does hereby agree to defend indemnify and hold Landlord harmless from any liabilities, claims, demands,
    actions, damages, and expenses, including reasonable attorney’s fees and expenses of litigation, arising from Tenant’s
    use of the Premises or its business operations therein, from any breach or default of Tenant of its obligations under this Lease,
    or from the negligence or willful misconduct of Tenant, its agents, employees, contractors or invitees; provided, however, Tenant’s
    obligations hereunder shall not apply to the extent such liabilities, claims, demands, actions, damages or expenses arise solely
    from the gross negligence or willful misconduct of Landlord. Landlord shall not be liable for injury or damage which may be sustained
    by the person, goods, merchandise or other personal property of Tenant or any other person in or about the Premises resulting from
    fire, steam, electricity, gas, water or rain which may leak or flow from or into the Premises, or from the breakage, leakage, obstruction
    or other defects in the pipes, sprinklers, wires, appliances, plumbing air conditioning or lighting fixtures of the same, whether
    such damage or injury results from conditions arising on the Premises or other sources. Tenant hereby assumes all risk of damage
    to property or injury to persons in or about the Premises from any cause except for the Landlord’s breach of its obligations
    under this Lease and Landlord’s gross negligence or willful misconduct. Tenant shall give Landlord prompt notice of any casualty
    or accident in the Premises.

 

    	 

     

    

 

 

	b.
    	Indemnification
    by Landlord. INTENTIONALLY OMITTED.
	 	 
	c.	Waiver
    of Immunity. Tenant specifically and expressly waives any immunity that each may be granted under the Washington State Industrial
    Insurance Act, Title 51 RCW. Tenant’s indemnity obligations under this Lease shall not be limited by any limitation on the
    amount or type of damages, compensation, or benefits payable to or for any third party under the Worker Compensation Acts, Disability
    Benefit Acts or other employee benefit acts. 
	 	 
	d.	Survival.
    The provisions of this Section 15 shall survive expiration or termination of this Lease.

 

16.
ASSIGNMENT AND SUBLETTING. Tenant shall not voluntarily, involuntarily, or by operation of law assign, transfer, hypothecate or otherwise
encumber this Lease or Tenant’s interest therein, and shall not sublet or permit the use by others of the Premises or any part
thereof without first obtaining Landlord’s written consent, which consent shall not be unreasonably withheld or delayed. A merger,
consolidation, reorganization or acquisition of all of the assets or stock of Tenant in which the surviving entity (a) acquires all of
the assets of Tenant as a going concern and continues the business of Tenant at the Premises, and (b) assumes, or is deemed by law to
be liable for, all of the liabilities of Tenant under the Lease, shall be considered an assignment for purposes of this Lease, but shall
not require Landlord’s consent. Consent once given shall not operate as a waiver of the necessity for obtaining Landlord’s
consent to any subsequent assignment, transfer, hypothecation or sublease. Any such assignment or transfer without Landlord’s consent
shall be void and shall, at Landlord’s option, constitute a material breach of this Lease. No interest in this Lease shall be assignable
by operation of law. Landlord’s approval of any assignment or subletting shall not eliminate Tenant’s liability for all obligations
contained herein during the remainder of the Lease Term.

 

If
Tenant is a partnership, limited liability company, corporation, or other entity, any transfer of this Lease by merger, consolidation,
redemption or liquidation, or any change in the ownership of, or power to vote, which singularly or collectively represents a majority
of the beneficial interest in Tenant, shall constitute an assignment of this Lease under this Section.

 

As
a condition to Landlord’s approval, if given, any potential assignee or sublessee otherwise approved by Landlord shall assume all
obligations of Tenant under this Lease and shall be jointly and severally liable with Tenant and any guarantor, if required, for the
payment of Rent and performance of all terms of this Lease. In connection with any Transfer, Tenant shall provide Landlord with copies
of all assignments, subleases and assumption agreements or documents.

 

17.
LIENS. Tenant shall not subject the Landlord’s assets to any liens or claims of lien. Tenant shall keep the Premises free from
any liens created by or through Tenant. Tenant shall indemnify and hold Landlord harmless from liability for any such liens including,
without limitation, liens arising from any Alterations. If a lien is filed against the Premises by any person claiming by, through or
under Tenant, Tenant shall, within ten (10) days after Landlord’s demand, at Tenant’s expense, either remove the lien or
furnish to Landlord a bond in form and amount and issued by a surety satisfactory to Landlord, indemnifying Landlord and the Premises
against all liabilities, costs and expenses, including attorneys’ fees, which Landlord could reasonably incur as a result of such
lien.

 

    	 

     

    

 

 

18.
DEFAULT. The following occurrences shall each constitute a default by Tenant (an “Event of Default”).

 

	a.
    	Failure
    To Pay. Failure by Tenant to pay any sum, including Rent, due under this Lease following three (3) days’ notice from Landlord
    of the failure to pay.
	 	 
	b.
    	Vacation/Abandonment.
    Vacation by Tenant of the Premises (defined as an absence for at least fifteen (15) consecutive days without prior notice to
    Landlord), or abandonment by Tenant of the Premises (defined as an absence of five (5) days or more while Tenant is in breach of
    some other term of this Lease). Tenant’s vacation or abandonment of the Premises shall not be subject to any notice or right
    to cure.
	 	 
	c.
    	Insolvency.
    Tenant’s insolvency or bankruptcy (whether voluntary or involuntary); or appointment of a receiver, assignee or other liquidating
    officer for Tenant’s business; provided, however, that in the event of any involuntary bankruptcy or other insolvency proceeding,
    the existence of such proceeding shall constitute an Event of Default only if such proceeding is not dismissed or vacated within
    sixty (60) days after its institution or commencement.
	 	 
	d.
    	Levy
    or Execution. The taking of Tenant’s interest in this Lease or the Premises, or any part thereof, is taken by execution
    or other process of law directed against Tenant, or attachment of Tenant’s interest in this Lease by any creditor of Tenant,
    if such attachment is not discharged within fifteen (15) days after being levied.
	 	 
	e.
    	Other
    Non-Monetary Defaults. The breach by Tenant of any agreement, term or covenant of this Lease other than one requiring the payment
    of money and not otherwise enumerated in this Section or elsewhere in this Lease, which breach continues for a period of thirty (30)
    days after notice by Landlord to Tenant of the breach.
	 	 
	e.	Failure
    to Take Possession. Failure by Tenant to take possession of the Premises on the Commencement Date or failure by Tenant to commence
    any Tenant Improvement in a timely fashion. 
	 	 
	 	Landlord
    shall not be in default unless Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event
    less than thirty (30) days after notice by Tenant to Landlord. If Landlord fails to cure any such default within the allotted time,
    Tenant’s sole remedy shall be to seek actual money damages (but not consequential or punitive damages) for loss arising from
    Landlord’s failure to discharge its obligations under this Lease. Nothing herein contained shall relieve Landlord from its
    duty to perform of any of its obligations to the standard prescribed in this Lease.
	 	 
	 	Any
    notice periods granted herein shall be deemed to run concurrently with and not in addition to any default notice periods required
    by law. 

 

19.
REMEDIES. Landlord shall have all rights and remedies provided under applicable law, including the following remedies upon an Event
of Default. Landlord’s rights and remedies under this Lease shall be cumulative, and none shall exclude any other right or remedy
allowed by law.

 

    	 

     

    

 

 

	a.	Termination
    of Lease. Landlord may terminate Tenant’s interest under the Lease, but no act by Landlord other than notice of termination
    from Landlord to Tenant shall terminate this Lease. The Lease shall terminate on the date specified in the notice of termination.
    Upon termination of this Lease, Tenant will remain liable to Landlord for damages in an amount equal to the rent and other sums that
    would have been owing by Tenant under this Lease for the balance of the Lease term, less the net proceeds, if any, of any re-letting
    of the Premises by Landlord subsequent to the termination, after deducting all of Landlord’s Reletting Expenses (as defined
    below). Landlord shall be entitled to either collect damages from Tenant monthly on the days on which rent or other amounts would
    have been payable under the Lease, or alternatively, Landlord may accelerate Tenant’s obligations under the Lease and recover
    from Tenant: (i) unpaid rent which had been earned at the time of termination; (ii) the amount by which the unpaid rent which would
    have been earned after termination until the time of award exceeds the amount of rent loss that Tenant proves could reasonably have
    been avoided; (iii) the amount by which the unpaid rent for the balance of the term of the Lease after the time of award exceeds
    the amount of rent loss that Tenant proves could reasonably be avoided (discounting such amount by the discount rate of the Federal
    Reserve Bank of San Francisco at the time of the award, plus 1%); and (iv) any other amount necessary to compensate Landlord for
    all the detriment proximately caused by Tenant’s failure to perform its obligations under the Lease, or which in the ordinary
    course would be likely to result from the Event of Default, including without limitation Reletting Expenses described below. 
	 	 
	b.	Waiver
    of Redemption Rights and Landlord’s Right to Perform. Tenant, for itself, and on behalf of any and all persons claiming
    through or under Tenant, including creditors of all kinds, hereby waives and surrenders all rights and privileges which they may
    have under any present or future law, to redeem the Premises or to have a continuance of this Lease for the Lease term or any extension
    thereof. If Tenant is in default of any of its obligations under this Lease, Landlord may, but shall not be required to (in addition
    to or in lieu of all other rights and remedies of Landlord available under this Lease and at law), undertake to perform any of such
    obligations on Tenant’s behalf, and Tenant shall reimburse Landlord for any and all expenses incurred by Landlord as a result
    thereof. Any amounts not reimbursed from Tenant to Landlord within fifteen (15) days after notice thereof from Landlord shall bear
    interest as set forth in this Lease.
	 	 
	c.	Nonpayment
    of Additional Rent. All costs which Tenant is obligated to pay to Landlord pursuant to this Lease shall in the event of nonpayment
    be treated as if they were payments of Rent, and Landlord shall have the same rights it has with respect to nonpayment of Rent. 
	 	 
	d.	Failure
    to Remove Property. If Tenant fails to remove any of its property from the Premises at Landlord’s request following an
    uncured Event of Default, Landlord may, at its option, remove and store the property at Tenant’s expense and risk. If Tenant
    does not pay the storage cost within five (5) days of Landlord’s request, Landlord may, at its option, have any or all of such
    property sold at public or private sale (and Landlord may become a purchaser at such sale), in such manner as Landlord deems proper,
    without notice to Tenant. Landlord shall apply the proceeds of such sale: (i) to the expense of such sale, including reasonable attorneys’
    fees actually incurred; (ii) to the payment of the costs or charges for storing such property; (iii) to the payment of any other
    sums of money which may then be or thereafter become due Landlord from Tenant under any of the terms hereof; and (iv) the balance,
    if any, to Tenant. Nothing in this Section shall limit Landlord’s right to sell Tenant’s personal property as permitted
    by law or to foreclose Landlord’s lien for unpaid rent. 

 

    	 

     

    

 

 

20.
MORTGAGE SUBORDINATION AND ATTORNMENT. This Lease shall automatically be subordinate to any mortgage or deed of trust created by
Landlord which is now existing or hereafter placed upon the Premises including any advances, interest, modifications, renewals, replacements
or extensions (“Landlord’s Mortgage”). Tenant shall attorn to the holder of any Landlord’s Mortgage or any party
acquiring the Premises at any sale or other proceeding under any Landlord’s Mortgage provided the acquiring party assumes the obligations
of Landlord under this Lease. Tenant shall promptly, and in no event later than fifteen (15) days after request, execute, acknowledge
and deliver documents which the holder of any Landlord’s Mortgage may reasonably require as further evidence of this subordination
and attornment. Notwithstanding the foregoing, Tenant’s obligations under this Section to subordinate in the future are conditioned
on the holder of each Landlord’s Mortgage and each party acquiring the Premises at any sale or other proceeding under any such
Landlord’s Mortgage not disturbing Tenant’s occupancy and other rights under this Lease, so long as no uncured Event of Default
by Tenant exists.

 

21.
NON-WAIVER. Landlord’s waiver of any breach of any provision contained in this Lease shall not be deemed to be a waiver of
the same provision for subsequent acts of Tenant. The acceptance by Landlord of Rent or other amounts due by Tenant hereunder shall not
be deemed to be a waiver of any previous breach by Tenant.

 

22.
HOLDOVER. If Tenant shall, without the written consent of Landlord, remain in possession of the Premises and fail to return them
to Landlord after the expiration or termination of the Lease, the tenancy shall be a holdover tenancy and shall be on a month-to-month
basis, which may be terminated according to Washington law. During such tenancy, Tenant agrees to pay to Landlord 150% of the rate of
rental last payable under this Lease, unless a different rate is agreed upon by Landlord. All other terms of the Lease shall remain in
effect. Tenant acknowledges and agrees that this Section does not grant any right to Tenant to holdover, and that Tenant may also be
liable to Landlord for any and all damages or expenses which Landlord may have to incur as a result of Tenant’s holdover.

 

23.
NOTICES. All notices under this Lease shall be in writing and effective (i) when delivered in person or via overnight courier to
the other party, (ii) three (3) days after being sent by registered or certified mail to the other party at the address set forth in
Section 1; or (iii) upon confirmed transmission by facsimile to the other party at the facsimile numbers set forth in Section 1. The
addresses for notices and payment of rent set forth in Section 1 may be modified by either party only by written notice delivered in
conformance with this Section.

 

24.
COSTS AND ATTORNEYS’ FEES. If Tenant or Landlord engage the services of an attorney to collect monies due or to bring any action
for any relief against the other, declaratory or otherwise, arising out of this Lease, including any suit by Landlord for the recovery
of Rent or other payments or possession of the Premises, the losing party shall pay the prevailing party a reasonable sum for attorneys’
fees in such action, whether in mediation or arbitration, at trial, on appeal, or in any bankruptcy proceeding.

 

25.
ESTOPPEL CERTIFICATES. Tenant shall, from time to time, upon written request of Landlord, execute, acknowledge and deliver to Landlord
or its designee a written statement specifying the following, subject to any modifications necessary to make such statements true and
complete: (i) the total rentable square footage of the Premises; (ii) the date the Lease term commenced and the date it expires; (iii)
the amount of minimum monthly Rent and the date to which such Rent has been paid; (iv) that this Lease is in full force and effect and
has not been assigned, modified, supplemented or amended in any way; (v) that this Lease represents the entire agreement between the
parties; (vi) that all obligations under this Lease to be performed by either party have been satisfied; (vii) that there are no existing
claims, defenses or offsets which the Tenant has against the enforcement of this Lease by Landlord; (viii) the amount of Rent, if any,
that Tenant paid in advance; (ix) the amount of security that Tenant deposited with Landlord; (x) if Tenant has sublet all or a portion
of the Premises or assigned its interest in the Lease and to whom; (xi) if Tenant has any option to extend the Lease or option to purchase
the Premises; and (xii) such other factual matters concerning the Lease or the Premises as Landlord may reasonably request. Tenant acknowledges
and agrees that any statement delivered pursuant to this Section may be relied upon by a prospective purchaser of Landlord’s interest
or assignee of any mortgage or new mortgagee of Landlord’s interest in the Premises. If Tenant shall fail to respond within ten
(10) days to Landlord’s request for the statement required by this Section, Landlord may provide the statement and Tenant shall
be deemed to have admitted the accuracy of the information provided by Landlord.

 

    	 

     

    

 

 

26.
TRANSFER OF LANDLORD’S INTEREST. This Lease shall be assignable by Landlord without the consent of Tenant. In the event of
any transfer or transfers of Landlord’s interest in the Premises, other than a transfer for collateral purposes only, upon the
assumption of this Lease by the transferee, Landlord shall be automatically relieved of obligations and liabilities accruing from and
after the date of such transfer, including any liability for any retained security deposit or prepaid rent, for which the transferee
shall be liable, and Tenant shall attorn to the transferee.

 

27.
LANDLORD’S LIABILITY. Anything in this Lease to the contrary notwithstanding, covenants, undertakings and agreements herein
made on the part of Landlord are made and intended not as personal covenants, undertakings and agreements for the purpose of binding
Landlord personally or the assets of Landlord but are made and intended for the purpose of binding only the Landlord’s interest
in the Premises, as the same may from time to time be encumbered. In no event shall Landlord or its partners, shareholders, or members,
as the case may be, ever be personally liable hereunder. In the event Tenant shall obtain a money judgment against Landlord hereunder,
such judgment shall be satisfied solely out of the proceeds of sale received from execution of such judgment against Landlord’s
right, title, and interest in the Premises, but Landlord shall not be personally liable for such judgment or any deficiency.

 

28.
RIGHT TO PERFORM. If Tenant shall fail to timely pay any sum or perform any other act on its part to be performed hereunder, Landlord
may make any such payment or perform any act on Tenant’s behalf. Tenant shall, within ten (10) days of demand, reimburse Landlord
for its expenses incurred in making such payment or performance. Landlord shall (in addition to any other right or remedy of Landlord
provided by law) have the same rights and remedies in the event of the nonpayment of sums due under this Section as in the case of default
by Tenant in the payment of Rent.

 

29.
HAZARDOUS MATERIAL. As used herein, the term “Hazardous Material” means any hazardous, dangerous, toxic or harmful substance,
material or waste including biomedical waste which is or becomes regulated by any local governmental authority, the State of Washington
or the United States Government, due to its potential harm to the health, safety or welfare of humans or the environment.

 

    	 

     

    

 

 

Tenant
shall not cause or permit any Hazardous Material to be brought upon, kept, or used in or about, or disposed of on the Premises by Tenant,
its employees, officers, agents, servants, contractors, customers, clients, visitors, guests, or other licensees or invitees, except
with Landlord’s prior consent and then only upon strict compliance with all applicable federal, state and local laws, regulations,
codes and ordinances. If Tenant breaches the obligations stated in the preceding sentence, then Tenant shall indemnify, defend and hold
Landlord harmless from any and all claims, judgments, damages, penalties, fines, costs, liabilities or losses including, without limitation,
diminution in the value of the Premises; damages for the loss or restriction on use of rentable or usable space or of any amenity of
the Premises, or elsewhere; damages arising from any adverse impact on marketing of space at the Premises; and sums paid in settlement
of claims, attorneys’ fees, consultant fees and expert fees incurred or suffered by Landlord either during or after the Lease term.
These indemnifications by Tenant include, without limitation, costs incurred in connection with any investigation of site conditions
or any clean-up, remedial, removal or restoration work, whether or not required by any federal, state or local governmental agency or
political subdivision, because of Hazardous Material present in the Premises, or in soil or ground water on or under the Premises. Tenant
shall immediately notify Landlord of any inquiry, investigation or notice that Tenant may receive from any third party regarding the
actual or suspected presence of Hazardous Material on the Premises.

 

Without
limiting the foregoing, if the presence of any Hazardous Material brought upon, kept or used in or about the Premises by Tenant, its
employees, officers, agents, servants, contractors, customers, clients, visitors, guests, or other licensees or invitees, results in
any unlawful release of any Hazardous Material on the Premises, Tenant shall promptly take all actions, at its sole expense, as are necessary
to return the Premises or any other property, to the condition existing prior to the release of any such Hazardous Material; provided
that Landlord’s approval of such actions shall first be obtained, which approval may be withheld at Landlord’s sole discretion.
The provisions of this Section shall survive expiration or termination of this Lease.

 

30.
QUIET ENJOYMENT. So long as Tenant pays the Rent and performs all of its obligations in this Lease, Tenant’s possession of
the Premises will not be disturbed by Landlord or anyone claiming by, through or under Landlord.

 

31.
MERGER. The voluntary or other surrender of this Lease by Tenant, or a mutual cancellation thereof, shall not work a merger and shall,
at the option of Landlord, terminate all or any existing subtenancies or may, at the option of Landlord, operate as an assignment to
Landlord of any or all of such subtenancies.

 

32.
RIGHT OF FIRST REFUSAL.

 

	a.	Notice
    Requirements. If Landlord desires to sell the Premises during the term of this Lease, Landlord shall first offer the Premises
    to Tenant for purchase by delivering written notice to Tenant of the terms of sale that are acceptable to Landlord (the “Sale
    Notice”). Tenant shall have thirty (30) days following delivery of the Sale Notice to Tenant in order to accept such terms
    set forth therein, whereupon the parties shall negotiate the terms of a definitive agreement for the sale of the Premises (the “PSA”).
    If the parties do not finalize such negotiations and mutually execute the PSA within ninety (90) days after delivery of the Sale
    Notice to Tenant, Tenant’s right to purchase the Premises under this Section 32 shall terminate and Landlord may sell the Premises
    to any third party. Upon such sale of the Premises to a third party, Tenant shall not have any right to purchase the Premises under
    this Section 32.
	 	 
	b.	Expiration.
    If Landlord does not enter into a written agreement with a third party for sale of the Premises within two hundred seventy (270)
    days after delivery of the Sale Notice to Tenant, Tenant’s rights under this Section 32 shall be reinstated. Notwithstanding
    any conflicting provision of this Lease, the right granted Tenant under this Section 32 shall terminate upon termination of this
    Lease.

 

    	 

     

    

 

 

33.
GENERAL. 

 

	a.	Heirs
    and Assigns. This Lease shall apply to and be binding upon Landlord and Tenant and their respective heirs, executors, administrators,
    successors and assigns. 
	 	 
	b.	Brokers’
    Fees. Tenant represents and warrants to Landlord that except for Tenant’s Broker, if any, it has not engaged any firm,
    finder or other person who would be entitled to any commission or fees for the negotiation, execution or delivery of this Lease and
    shall indemnify and hold harmless Landlord against any loss, cost, liability or expense incurred by Landlord as a result of any claim
    asserted by any such firm, finder or other person on the basis of any arrangements or agreements made or alleged to have been made
    by or on behalf of Tenant. Landlord represents and warrants to Tenant that except for Landlord’s Broker, if any, it has not
    engaged any firm, finder or other person who would be entitled to any commission or fees for the negotiation, execution or delivery
    of this Lease and shall indemnify and hold harmless Tenant against any loss, cost, liability or expense incurred by Tenant as a result
    of any claim asserted by any such firm, finder or other person on the basis of any arrangements or agreements made or alleged to
    have been made by or on behalf of Landlord. 
	 	 
	c.	Entire
    Agreement. This Lease contains all of the covenants and agreements between Landlord and Tenant relating to the Premises. No prior
    or contemporaneous agreements or understanding pertaining to the Lease shall be valid or of any force or effect and the covenants
    and agreements of this Lease shall not be altered, modified, or amended to except in writing signed by Landlord and Tenant. 
	 	 
	d.	Severability.
    Any provision of this Lease which shall prove to be invalid, void, or illegal shall in no way affect, impair or invalidate any
    other provision of this Lease. 
	 	 
	e.	Force
    Majeure. Time periods for either party’s performance under any provisions of this Lease (excluding payment of Rent) shall
    be extended for periods of time during which the party’s performance is prevented due to circumstances beyond such party’s
    control, including without limitation, fires, floods, earthquakes, lockouts, strikes, embargoes, governmental regulations, acts of
    God, public enemy, war or other strife. 
	 	 
	f.	Governing
    Law. This Lease shall be governed by and construed in accordance with the laws of the State of Washington. 
	 	 
	g.	Memorandum
    of Lease. Neither this Lease nor any memorandum or “short form” thereof shall be recorded without Landlord’s
    prior consent. 
	 	 
	h.	Submission
    of Lease Form Not an Offer. One party’s submission of this Lease to the other for review shall not constitute an offer
    to lease the Premises. This Lease shall not become effective and binding upon Landlord and Tenant until it has been fully signed
    by both of them. 
	 	 
	i.	 Authority of Parties. Each party signing this Lease represents and warrants to the other that it has the authority to enter into
    this Lease, that the execution and delivery of this Lease has been duly authorized, and that upon such execution and delivery this
    Lease shall be binding upon and enforceable against the party on signing. 

 

    	 

     

    

 

 

	j.	 Time. “Day” as used herein means a calendar day and “business day” means any day on which commercial
    banks are generally open for business in the state where the Premises are situated. Any period of time which would otherwise end
    on a non-business day shall be extended to the next following business day. Time is of the essence of this Lease.
	 	 
	k.	 Survival. Any and all indemnification obligations under this Lease shall survive the termination of this Lease. 

 

34.
EXHIBITS AND RIDERS. The following exhibits and riders are made a part of this Lease, and the terms thereof shall control over any
inconsistent provision in the sections of this Lease:

 

Exhibit
A: Legal Description of the Premises

 

CHECK
THE BOX FOR ANY OF THE FOLLOWING THAT WILL APPLY. CAPITALIZED TERMS USED IN THE RIDERS SHALL HAVE THE MEANING GIVEN TO THEM IN THE LEASE.

 

X
   Payment and Lease Addendum

		☐	Arbitration
                                            Rider
		☐	Letter
                                            of Credit Rider
		☐	Guaranty
                                            of Tenant’s Lease Obligations Rider

X

   Option to Extend Rider

 

    	 

     

    

 

 

IN
WITNESS WHEREOF this Lease has been executed the date and year first above written.

 

	Landlord:

 

 

	 	Tenant:

 

	VH SENIOR CARE LLC	 	AFH SENIOR CARE C CORP
	By: 	Vault Holding LLC	 	 	 
	Its:	Manager	 	 	 

 

	 	By:	iCap Vault Management, LLC	 	 	 
	 	Its:	Manager	 	 	 

 

	 	 	By: 	iCap Enterprises, Inc.	 	 	 
	 	 	Its:	Manager	 	 	 

 

	 	/s/
    Jim Christensen	 	 	/s/ Christian Potra
	By:	Jim Christensen	 	By:	Christian Potra
	Its:	Chief Operating Officer	 	Its:	President

 

    	 

     

    

 

 

PAYMENT
AND LEASE ADDENDUM

 

The
terms of this Payment and Lease Addendum are incorporated into the attached Lease Agreement:

 

		1.	The
                                            Base Rent shall be $8,000.00 per month during the first twelve (12) months after the Commencement
                                            Date.
		2.	Effective
                                            as of each anniversary of the Commencement Date (each an “Adjustment Date”),
                                            the Base Rent shall increase to an amount equal to 103% of the Base Rent in effect immediately
                                            prior to such Adjustment Date.

 

All
other terms and conditions of said Agreement remain unchanged.EX-10.1

 Exhibit 10.1 

BRIDGE PROMISSORY NOTE 

Effective Date: March 18, 2022 (the “Effective Date”) 

FOR VALUE RECEIVED, and subject to the terms and conditions set forth herein, GREENIDGE GENERATION HOLDINGS INC., a Delaware
corporation (the “Borrower”), hereby unconditionally promises to pay to the order of B. RILEY COMMERCIAL CAPITAL, LLC or its assigns (the “Noteholder,” and together with the Borrower, the
“Parties”), the principal amount of Twenty-Six Million Five Hundred Thousand and No/100 Dollars ($26,500,000.00), together with all accrued interest thereon and all accrued fees
as provided in this Bridge Promissory Note (the “Note”). 
 1. Definitions; Interpretation. 

1.1 Capitalized terms used herein shall have the meanings set forth in this Section 1. 

“300 Jones Road” refers to 300 Jones Road LLC, a Delaware limited liability company and an indirect Subsidiary
of the Borrower. 
 “Affiliate” as to any Person, means any other Person that, directly or indirectly
through one or more intermediaries, is in control of, is controlled by, or is under common control with, such Person. For purposes of this definition, “control” of a Person means the power, directly or indirectly, either to (a) vote
ten percent (10%) or more of the securities having ordinary voting power for the election of directors (or persons performing similar functions) of such Person or (b) direct or cause the direction of the management and policies of such Person,
whether by contract or otherwise. 
 “Anti-Corruption Laws” means all laws, rules, and regulations of any
jurisdiction applicable to the Borrower from time to time concerning or relating to bribery or corruption, including the United States Foreign Corrupt Practices Act of 1977. 

“Applicable Rate” means the per annum rate equal to six percent (6.0%). 

“Beneficial Ownership Regulation” has the meaning set forth Section 13.10. 

“Borrower” has the meaning set forth in the introductory paragraph. 

“Business Day” means a day other than a Saturday, Sunday, or other day on which commercial banks in New York
City are authorized or required by law to close. 
 “Cash Equivalents” as to any Person, means
(a) securities issued or directly and fully guaranteed or insured by the United States or any agency or instrumentality thereof (provided that the full faith and credit of the United States is pledged in support thereof) having maturities of
not more than one year from the date of acquisition by such Person, (b) time deposits and certificates of deposit of any commercial bank having, or which is the principal banking subsidiary of a bank holding company organized under the laws of
the United States, any State thereof or, the District of Columbia having capital, surplus, and 

 
undivided profits aggregating in excess of Five Hundred Million and No/100 Dollars ($500,000,000.00), having maturities of not more than one year from the date of acquisition by such Person,
(c) repurchase obligations with a term of not more than thirty (30) days for underlying securities of the types described in clause (a) above entered into with any bank meeting the qualifications specified in clause (b) above,
(d) commercial paper issued by any issuer rated at least A-1 by S&P or at least P-1 by Moody’s (or carrying an equivalent rating by a nationally recognized
rating agency if both of the two named rating agencies cease publishing ratings of commercial paper issuers generally), and in each case maturing not more than two hundred and seventy (270) days after the date of acquisition by such Person, or
(e) investments in money market funds substantially all of whose assets are comprised of securities of the types described in clauses (a) through (d) above. 

“Change of Control” means (a) any Person or group of persons within the meaning of § 13(d)(3) of the
Securities Exchange Act of 1934 becomes the beneficial owner, directly or indirectly, of fifty percent (50%) or more of the outstanding Equity Interests of the Borrower, or (b) individuals who constitute the Continuing Directors of the Borrower
on the Effective Date cease for any reason to constitute at least a majority of the board of directors of the Borrower, or (c) Borrower shall cease to own and control, of record and beneficially, directly or indirectly, one hundred percent
(100%) of the aggregate ordinary voting power represented by the issued and outstanding Equity Interests of any Guarantor. 

“Closing Date” means the date on which the conditions precedent set forth in Section 12 are satisfied or
waived. 
 “Continuing Director” means a director who either was a member of the board of directors of the
Borrower on Effective Date or who becomes a member of the board of directors subsequent to that date and whose election, appointment or nomination for election by the stockholders of the Borrower is duly approved by a majority of the continuing
directors on the board of directors at the time of such approval by such election or appointment. 
 “Debt”
of means as to any Person (the “primary obligor”), without duplication, all (a) indebtedness for borrowed money; (b) obligations for the deferred purchase price of property or services, except trade payables arising in the
ordinary course of business which are not past due; (c) obligations evidenced by notes, bonds, debentures, or other similar instruments; (d) obligations as lessee under capital leases; (e) obligations in respect of any interest rate
swaps, currency exchange agreements, commodity swaps, caps, collar agreements, or other hedge agreements entered into by the primary obligor providing for protection against fluctuations in interest rates, currency exchange rates, or commodity
prices, or the exchange of nominal interest obligations, either generally or under specific contingencies; (f) obligations under acceptance facilities and letters of credit; (g) guaranties, endorsements (other than for collection or
deposit in the ordinary course of business), and other contingent obligations to purchase, to provide funds for payment, to supply funds to invest in, or otherwise to assure a creditor against loss, in each case, in respect of indebtedness set out
in clauses (a) through (f) of a Person other than the primary obligor; (h) indebtedness set out in clauses (a) through (g) of a Person other than the primary obligor 

  
 2 

 
secured by any lien on any asset of the primary obligor, whether or not such indebtedness has been assumed by the primary obligor; and (i) indebtedness of any partnership, unlimited
liability company, or unincorporated joint venture in which the primary obligor is a general partner, member, or a joint venturer, respectively (unless such Debt is expressly made non-recourse to the primary
obligor). 
 “Default” means any of the events specified in Section 10 which constitute an Event of
Default or which, upon the giving of notice, the lapse of time, or both, pursuant to Section 10, would, unless cured or waived, become an Event of Default. 

“Default Rate” means the Applicable Rate plus 9.0%. 

“Disposition” or “Dispose” means the sale, transfer, license, lease, or other disposition
(whether in one transaction or in a series of transactions, and including any sale and leaseback transaction) of any asset or property (including, without limitation, any Equity Interests) by any Person (or the granting of any option or other right
to do any of the foregoing), including any sale, assignment, transfer, or other disposal, with or without recourse, of any notes or accounts receivable or any rights and claims associated therewith. 

“Dollars” means the lawful currency of the United States. 

“Effective Date” refers to the date first written above. 

“Environmental Law” means any federal, State and local laws, statutes, ordinances, rules, regulations,
standards, policies and other government directives or requirements, as well as common law, that, at any time, apply to Borrower and Guarantor or the Property and relate to Hazardous Materials, including, without limitation, the Comprehensive
Environmental Response, Compensation and Liability Act and the Resource Conservation and Recovery Act. 

“Environmental Report” refers to the environmental report delivered to Noteholder in connection with the
Mortgage, such environmental report to be in form, scope and substance satisfactory to the Noteholder. 
 “Equity
Interests” means any and all shares, interests, participations, or other equivalents (however designated) of capital stock of a corporation, any and all equivalent ownership (or profit) interests in a Person (other than a corporation),
securities convertible into or exchangeable for shares of capital stock of (or other ownership or profit interests in) such Person, and any and all warrants, rights, or options to purchase any of the foregoing, whether voting or nonvoting, and
whether or not such shares, warrants, options, rights, or other interests are authorized or otherwise existing on any date of determination. 

“ERISA” means the Employee Retirement Income Security Act of 1974, as amended from time to time. 

“ERISA Affiliate” means an entity, whether or not incorporated, that is under common control with the Borrower
within the meaning of §4001 of ERISA or is part of a group that includes the Borrower and that is treated as a single employer under §414 of the Code. 

  
 3 

 “Event of Default” has the meaning set forth in
Section 10. 
 “Fee Letter” means that certain Fee and Advisory Letter, dated as of the Effective Date,
between the Borrower and B. Riley Securities, Inc. (as amended, restated, supplemented, or otherwise modified from time to time). 

“GAAP” means generally accepted accounting principles, consistently applied, in the United States of America
as in effect from time to time. 
 “Guarantor” means, individually and collectively as the context requires,
(i) Greenidge South Carolina LLC, a Delaware limited liability, (ii) GSC RE LLC, a Delaware limited liability company, (iii) 300 Jones Road, and (iv) each other Person that becomes a guarantor hereunder pursuant to the terms hereof.

 “Guaranty” means, collectively and individually as the context may require, (i) that certain
Guaranty, dated as of the Effective Date, executed by Greenidge South Carolina LLC, a Delaware limited liability company, in favor of the Noteholder, (ii) that certain Guaranty, dated as of the Effective Date, executed by GSC RE LLC, a Delaware
limited liability, in favor of the Noteholder, (iii) that certain Guaranty, dated as of the Effective Date, executed by 300 Jones Road in favor of the Noteholder, and (iv) each other guaranty executed after the Effective Date by any Person
in favor of the Noteholder to guarantee the obligations under this Note and the other Loan Documents; in each case, as amended, restated, supplemented or otherwise modified from time to time. 

“Governmental Authority” means the government of any nation or any political subdivision thereof, whether at
the national, state, territorial, provincial, municipal or any other level, and any agency, authority, instrumentality, regulatory body, court, central bank or other entity exercising executive, legislative, judicial, taxing, regulatory or
administrative powers or functions of, or pertaining to, government, in each case, as the context may require, having jurisdiction over any of the Parties, any of the Loan Documents, or any collateral of the Loan. 

“Indemnified Party” has the meaning set forth in Section 13.2(b). 

“Interest Payment Date” means, subject to Section 3.2 and Section 3.3, the twentieth day of each
calendar month, commencing on April 20, 2022. 
 “Investments” has the meaning set forth in
Section 9.5. 
 “Law” as to any Person, means the certificate of incorporation and by-laws or other organizational or governing documents of such Person, and any law (including common law), statute, ordinance, treaty, rule, regulation, order, decree, judgment, writ, injunction, settlement
agreement, requirement or determination of an arbitrator or a court or other Governmental Authority, in each case applicable to or binding upon such Person or any of its property or to which such Person or any of its property is subject. 

  
 4 

 “Lien” means with respect to any Person, any security
interest, lien, encumbrance or other similar interest granted or suffered to exist by such Person in any real or personal property, asset or other right owned or being purchased or acquired by such Person (including an interest in respect of a
capital lease) which secures payment or performance of any obligation and shall include any mortgage, lien, encumbrance, title retention lien, charge or other security interest of any kind, whether arising by contract, as a matter of law, by
judicial process or otherwise. 
 “Loan” means the loan evidenced by this Note in the aggregate original
principal amount of Twenty-Six Million Five Hundred Thousand and No/100 Dollars ($26,500,000.00). 

“Loan Documents” means, collectively, this Note, the Fee Letter, each Guaranty, the Mortgage, any other
collateral security agreements or assignments and all other agreements, documents, certificates, and instruments executed and delivered to the Noteholder by the Borrower or any Guarantor in connection therewith, in each case as any or all of the
same may be supplemented, amended, restated and/or replaced from time to time. 
 “Mandatory Prepayment” has
the meaning set forth in Section 3.3. 
 “Margin Regulations” means Regulations T, U and X of the
Federal Reserve Board, as amended. 
 “Margin Stock” means “margin stock” as defined in the Margin
Regulations, including any debt security which is by its terms convertible into “Margin Stock”. 

“Material Adverse Effect” means a material adverse effect on (a) the business, assets, properties,
liabilities (actual or contingent), operations, condition (financial or otherwise) or prospects of the Borrower or any Guarantor; (b) the validity or enforceability of the Note, any Guaranty, the Mortgage or any other Loan Document;
(c) the perfection or priority of any Lien purported to be created under the Mortgage; (d) the rights or remedies of the Noteholder hereunder, under any Guaranty, under the Mortgage or under any other Loan Document; or (d) the
Borrower’s or, as applicable, a Guarantor’s ability to perform any of its material obligations hereunder, under the applicable Guaranty, under the Mortgage or under any other Loan Document. 

“Material Contracts” with respect to any Person, means each contract to which such Person is a party involving
aggregate consideration payable by or to such Person equal to at least Five Million and No/100 Dollars ($5,000,000.00) annually or which is otherwise material to the business, condition (financial or otherwise), operations, performance, properties,
or prospects of such Person. 
 “Maturity Date” means the earlier of (a) July 20, 2022 (as such
Maturity Date may be extended pursuant to Section 5.6) and (b) the date on which all amounts under this Note shall become due and payable pursuant to Section 11. 

  
 5 

 “Mortgage” means the Hypothecated Mortgage, Assignment of
Rents and Security Agreement from 300 Jones Road to the Noteholder with respect to the Property. 
 “Multiemployer
Plan” means a Plan which is a multiemployer plan as defined in § 4001(a)(3) of ERISA to which the Borrower or any ERISA Affiliate makes or is obligated to make contributions. 

“Note” has the meaning set forth in the introductory paragraph. 

“Noteholder” has the meaning set forth in the introductory paragraph. 

“OFAC” means the U.S. Department of the Treasury’s Office of Foreign Assets Control. 

“Parties” has the meaning set forth in the introductory paragraph. 

“PATRIOT Act” means the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept
and Obstruct Terrorism Act of 2001 (Title III of Pub. L. 107-56, signed into law October 26, 2001). 

“PBGC” means the Pension Benefit Guaranty Corporation established pursuant to Subtitle A of Title IV of ERISA
(or any successor thereto). 
 “Permitted Liens” means, collectively, (a) the Liens and security
interests created by the Loan and Loan Documents; (b) any Lien, encumbrances and other matters disclosed in a title policy issued to 300 Jones Road with respect to the property subject to the Mortgage and acceptable to the Noteholder;
(c) any Lien, if any, for taxes or fees in lieu of taxes imposed by any Governmental Authority not yet due or delinquent or which are otherwise being contested in compliance with this Note and do not give rise to an Material Adverse Effect;
(d) any lease to any Affiliate of Borrower subject to and subordinated to the Mortgage, in form, scope and substance satisfactory to the Noteholder; (e) immaterial transfers of portions of the Property for dedication and/or the granting of
easements, restrictions, covenants, reservations and rights of way in the ordinary course of business for access, water and sewer lines, telephone or other fiber optic or other data transmission lines, electric lines or other utilities or for other
similar purposes, provided that no such transfer, conveyance or encumbrance set forth in this clause (e) shall impair the utility, operation and value of the Property or could reasonably be expected to give rise to a Material
Adverse Effect; (f) zoning ordinances, building codes, entitlements, subdivision Laws and restrictions or other similar land use requirements or restrictions which are imposed by any Governmental Authority having jurisdiction over the Property
which are not violated in any material respect by the current use of such Property; (g) unsecured obligations to tenants and other Persons (e.g., real estate leasing brokers) in connection with leases of the Property which are in effect as of
Effective Date or otherwise entered into in accordance with the Loan Documents; (h) any workers’, mechanics’ or other similar Liens on the Property; (i) such other title and survey exceptions as the Noteholder has approved or may
approve in writing in the Noteholder’s sole discretion; (j) Liens securing Debt permitted under Section 9.1(c); and (k) purchase money liens and liens securing capital leases obligations with unaffiliated third parties entered
into in the ordinary course of business securing Debt permitted under Section 9.1(e) hereof. 

  
 6 

 “Person” means any individual, corporation, limited
liability company, trust, joint venture, association, company, limited or general partnership, unincorporated organization, Governmental Authority, or other entity. 

“Plan” at any one time, means any “employee benefit plan” that is covered by ERISA and in respect of
which the Borrower or an ERISA Affiliate is (or, if such plan were terminated at such time, would under §4062 or §4069 of ERISA be deemed to be) an “employer” as defined in §3(5) of ERISA. 

“Property” has the meaning given to such term in the Mortgage. 

“Related Parties” with respect to any Person, means such Person’s Affiliates and the directors, officers,
employees, partners, agents, trustees, administrators, managers, advisors, and representatives of it and its Affiliates. 

“Reportable Event” means any of the events set forth in §4043(c) of ERISA, other than those events as to
which the thirty (30) day notice period is waived. 
 “Sanctioned Country” means, at any time, a
country or territory which is itself the subject or target of any comprehensive or country-wide Sanctions. 

“Sanctioned Person” means, at any time, (a) any Person listed in any Sanctions-related list of designated
Persons maintained by a Sanctions Authority; (b) any Person operating, organized, or resident in a Sanctioned Country, (c) any Person owned or controlled by any such Person or Persons described in the foregoing clauses (a) or (b), or
(d) any Person that is the subject or target of any Sanctions. 
 “Sanctions” mean all economic or
financial sanctions or trade embargoes imposed, administered, or enforced from time to time by a Sanctions Authority. 

“Sanctions Authority” means OFAC, the U.S. Department of State, the United Nations Security Council, the
European Union, any EU member state, Her Majesty’s Treasury of the United Kingdom, Canada, or other relevant sanctions authority. 

“Solvent” with respect to any Person as of any date of determination, means that on such date (a) the
present fair salable value of the property and assets of such Person exceeds the debts and liabilities, including contingent liabilities, of such Person, (b) the present fair salable value of the property and assets of such Person is greater
than the amount that will be required to pay the probable liability of such Person on its debts and other liabilities, including contingent liabilities, as such debts and other liabilities become absolute and matured, (c) such Person does not
intend to incur, or believe that it will incur, debts and liabilities, including contingent liabilities, beyond its ability to pay such debts and liabilities as they become absolute and matured, and (d) such Person does not have unreasonably
small capital with which to conduct the business in which it is engaged as such business is now conducted and is proposed to be conducted. The amount of contingent liabilities at any time shall be computed as the amount that, in the light of all the
facts and circumstances existing at such time, represents the amount that can reasonably be expected to become an actual or matured liability. 

  
 7 

 “Subsidiary” as to any Person, means any corporation,
partnership, limited liability company, joint venture, trust, or estate of or in which more than fifty percent (50%) of (a) the issued and outstanding capital stock having ordinary voting power to elect a majority of the board of directors of
such corporation (irrespective of whether at the time capital stock of any other class of such corporation may have voting power upon the happening of a contingency), (b) the interest in the capital or profits of such partnership, limited liability
company, or joint venture or, (c) the beneficial interest in such trust or estate is at the time directly or indirectly owned or controlled through one or more intermediaries, or both, by such Person. Unless otherwise qualified, all references
to a “Subsidiary” or to “Subsidiaries” in this Note shall refer to a Subsidiary or Subsidiaries of the Borrower. 

“Taxes” means any and all present or future income, stamp, or other taxes, levies, imposts, duties,
deductions, charges, fees, or withholdings imposed, levied, withheld, or assessed by any Governmental Authority, together with any interest, additions to tax, or penalties imposed thereon and with respect thereto. 

1.2 Interpretation. For purposes of this Note (a) the words “include,” “includes,” and
“including” shall be deemed to be followed by the words “without limitation”; (b) the word “or” is not exclusive; and (c) the words “herein,” “hereof,” “hereby,” “hereto,”
and “hereunder” refer to this Note as a whole. The definitions given for any defined terms in this Note shall apply equally to both the singular and plural forms of the terms defined. Whenever the context may require, any pronoun shall
include the corresponding masculine, feminine, and neuter forms. Unless the context otherwise requires, references herein to: (x) Schedules, Exhibits, and Sections mean the Schedules, Exhibits, and Sections of this Note; (y) an agreement,
instrument, or other document means such agreement, instrument, or other document as amended, supplemented, and modified from time to time to the extent permitted by the provisions thereof; and (z) a statute means such statute as amended from
time to time and includes any successor legislation thereto and any regulations promulgated thereunder. This Note shall be construed without regard to any presumption or rule requiring construction or interpretation against the party drafting an
instrument or causing any instrument to be drafted. 
 2. Bridge Loan. Subject to the terms and conditions of this Note, the
Noteholder agrees to make, upon not less than five (5) days’ written notice to the Noteholder, in a single advance, a bridge loan to the Borrower on the date hereof, subject to extensions as may be approved by the Noteholder (in its sole
discretion), in an amount equal to the Loan amount. The amount borrowed under this Section 2, to the extent repaid or prepaid, may not be reborrowed. 

  
 8 

 3. Payment Dates; Prepayments. 

3.1 Payment Dates. 

(a) The aggregate unpaid principal amount of the Loan, all accrued and unpaid interest thereon, and all other amounts payable
under this Note shall be due and payable on the Maturity Date, unless otherwise provided in Sections 3.2, 3.3 or 5.6 or in Section 11. 

(b) The Borrower shall repay the Loan to the Noteholder in installments (i.e., amortization amounts) of $2,100,000 each payable
on the twentieth calendar day of each month during the term of the Loan, with the first such installment due and payable on the earlier of (i) the twentieth calendar day of the first month following the initial advance of the Loan and
(ii) April 20, 2022 (provided, however, if any such installment date is not a Business Day, such payment shall be due as set forth in Section 6.3), and with a final installment on the Maturity Date equal to the aggregate amount of the
outstanding principal balance of the Loan. 
 3.2 Optional Prepayments. The Borrower may prepay the Loan in whole or
in part at any time or from time to time by paying on the date of prepayment, the principal amount to be prepaid together with, accrued interest thereon to the date of prepayment, but without premium or penalty. No prepaid amount may be reborrowed.

 3.3 Mandatory Prepayments. The Borrower shall be required to prepay the outstanding principal balance of the
Loan, together with any accrued interest thereon and fees hereunder or under the Mortgage upon the occurrence of the following events and in or to the extent of the following amounts (any such prepayment, a “Mandatory Prepayment”):

 (a) Upon the incurrence of any Debt incurred by the Borrower or any Subsidiary not permitted under Section 9.1, in an
amount equal to the net cash proceeds of such Debt; and 
 (b) Promptly upon, and in any event within five (5) days of
receipt of, any net cash proceeds the Borrower or any Subsidiary receives from the issuance or sale of any debt, equity or hybrid securities (whether issued or sold through a public or private offering), the Borrower shall prepay the Loan in the
amount of such net cash proceeds received. 
 Amounts applied to repay the Loan under clauses (a) and (b) of this Section 3.3 shall
be applied to the scheduled amortization payments set forth in Section 3.1 in inverse order of maturity thereof until paid in full. No prepaid amount may be reborrowed. 

4. Mortgage. The Borrower’s performance of its obligations hereunder is secured by a first priority mortgage lien in the real
property and other collateral specified in the Mortgage. 
 5. Interest. 

5.1 Interest Rate. Except as otherwise provided herein, the outstanding principal amount of the Loan made hereunder
shall bear interest at the Applicable Rate from the date the Loan was made until the Loan is paid in full, whether at maturity, upon acceleration, by prepayment, or otherwise. 

  
 9 

 5.2 Interest Payment Dates. Subject to Section 5.3, accrued and
unpaid interest on the Loan shall be payable in arrears to the Noteholder on each Interest Payment Date. 
 5.3 Default
Interest. Upon the occurrence and during the continuance of an Event of Default, the then outstanding principal amount of the Loan shall bear interest at the Default Rate from the date of such non-payment
until such amount is paid in full, which interest shall be payable on written demand. 
 5.4 Computation of Interest.
All computations of interest shall be made on the basis of 365 or 366 days, as the case may be, and the actual number of days elapsed. Interest shall accrue on the Loan on the day on which the Loan is made, and shall not accrue on the Loan for the
day on which it is paid. 
 5.5 Interest Rate Limitation. If at any time and for any reason whatsoever, the interest
rate payable on the Loan shall exceed the maximum rate of interest permitted to be charged by the Noteholder to the Borrower under applicable Law, such interest rate shall be reduced automatically to the maximum rate of interest permitted to be
charged under applicable Law/that portion of each sum paid attributable to that portion of such interest rate that exceeds the maximum rate of interest permitted by applicable Law shall be deemed a voluntary prepayment of principal. 

5.6 Exit Fee. Notwithstanding anything to the contrary in this Note, and provided that no Event of Default has occurred
and is continuing, Borrower may, at Borrower’s option expressed in writing to Noteholder not less than five (5) Business Days’ prior to the Maturity Date (“Extension Notice”), extend the Maturity Date by thirty
(30) days provided that a non-refundable exit fee (“Exit Fee””) equal to the below percentages of the principal amount of the Loan then outstanding shall be fully earned and added to
the principal amount of the Loan on the first day of such extension and shall be payable on the new Maturity Date. Borrower may so extend the Maturity Date by up to five (5) thirty (30) day periods upon the delivery of an Extension Notice,
provided that at the time of each such extension no Event of Default has occurred and is continuing: 
  

					
	 Extension
	  	Exit Fee
Percentage	 
	 First three extensions
	  	 	1.0	% 
	 Fourth Extension
	  	 	1.25	% 
	 Fifth Extension
	  	 	1.5	%. 

 5.7 Commitment Fee. On the Closing Date, Borrower shall pay Noteholder a non-refundable commitment fee in immediately available funds in the amount of Two Hundred Sixty-Five Thousand and No/100 Dollars ($265,000.00), which amount equates to one percent (1.0%) of the Loan funded on the
Closing Date. Such commitment fee shall be paid from the proceeds of the Loan funded on the Closing Date. Once paid such commitment fee shall not be subject to counterclaim or setoff or otherwise affected. 

  
 10 

 6. Payment Mechanics. 

6.1 Manner of Payments. All payments shall be made in lawful money of the United States of America no later than 12:00
PM Pacific Time on the date on which such payment is due (or, in the case of optional prepayments, made) by wire transfer of immediately available funds to the Noteholder’s account at a bank specified by the Noteholder in writing to the
Borrower from time to time. 
 6.2 Application of Payments. All payments made under this Note shall be applied
first to the payment of any fees or charges outstanding hereunder, second to accrued interest, and third to the payment of the principal amount outstanding under the Note. 

6.3 Business Day Convention. Whenever any payment to be made hereunder shall be due on a day that is not a Business Day,
such payment shall be made on the next succeeding Business Day and such extension will be taken into account in calculating the amount of interest payable under this Note. 

6.4 Evidence of Debt. The Noteholder is authorized to record on the grid attached hereto as Exhibit A the Loan made to
the Borrower and each payment or prepayment thereof. The entries made by the Noteholder shall, to the extent permitted by applicable Law, be prima facie evidence of the existence and amounts of the obligations of the Borrower therein recorded;
provided, however, that the failure of the Noteholder to record such payments or prepayments, or any inaccuracy therein, shall not in any manner affect the obligation of the Borrower to repay (with applicable interest) the Loan in accordance
with the terms of this Note. 
 6.5 Rescission of Payments. If at any time any payment made by the Borrower under this
Note is rescinded or must otherwise be restored or returned upon the insolvency, bankruptcy, or reorganization of the Borrower or otherwise, the Borrower’s obligation to make such payment shall be reinstated as though such payment had not been
made. 
 7. Representations and Warranties. The Borrower hereby represents and warrants to the Noteholder on the Effective Date, on
the Closing Date and on the date the Mortgage and related documentation is delivered to the Noteholder under Section 9.11(b), as follows: 

7.1 Existence; Power and Authority; Compliance with Laws. The Borrower (a) is a corporation duly organized, validly
existing, and in good standing under the laws of the State of Delaware, (b) has the requisite corporate power and authority, and the legal right, to execute and deliver this Note and the other the Loan Documents, and to perform its obligations
hereunder and thereunder, and (c) is in compliance with all Laws, except to the extent that the failure to comply therewith has not had nor could not, individually or in the aggregate, reasonably be expected to have a Material Adverse Effect.
Each Guarantor (a) is a limited liability company duly formed, validly existing, and in good standing under the laws of the State of Delaware, (b) has the requisite company power and authority, and the legal right, to execute and deliver
the Loan Documents to which it is a party, and to perform its obligations thereunder, and (c) is in compliance with all Laws, except to the extent that the failure to comply therewith has not had nor could not, individually or in the aggregate,
reasonably be expected to have a Material Adverse Effect. 

  
 11 

 7.2 Authorization; Execution and Delivery. The execution and delivery
of the Loan Documents by the Borrower and each Guarantor and the performance of its obligations hereunder and thereunder have been duly authorized by all necessary corporate or company, as applicable, action in accordance with all applicable Laws.
The Borrower and each Guarantor has duly executed and delivered to the Noteholder the Loan Documents to which it is a party. 

7.3 No Approvals. No consent or authorization of, filing with, notice to, or other act by, or in respect of, any
Governmental Authority or any other Person is required in connection with the extension of credit hereunder or in order for the Borrower or any Guarantor to execute, deliver, or perform any of its obligations under the Loan Documents, except
consents, authorizations, filings, and notices have been obtained or made and are in full force and effect. 
 7.4 No
Violations. The execution, delivery and performance of the Loan Documents by the Borrower and the Guarantors, and the consummation by the Borrower and the Guarantors of the transactions contemplated hereby and thereby do not and will not
(a) violate, in any material respect, any Law applicable to the Borrower or such Guarantor or by which any of its properties or assets may be bound; (b) result in the breach of any Material Contract, or (c) result in, or require, the
creation or imposition of any Lien on any of its properties or assets pursuant to any Law applicable to the Borrower or such Guarantor or any such Material Contract by which the Borrower or such Guarantor may be bound, other than the Liens created
by the Mortgage. 
 7.5 Enforceability. Each of the Loan Documents is a valid, legal, and binding obligation of the
Borrower and the Guarantors, enforceable against the Borrower and the Guarantors in accordance with its terms, except as enforceability may be limited by applicable bankruptcy, insolvency, reorganization, moratorium, or similar laws affecting the
enforcement of creditors’ rights generally and by general equitable principles (whether enforcement is sought by proceedings in equity or at law). 

7.6 No Litigation. No action, suit, litigation, investigation, or proceeding of, or before, any arbitrator or
Governmental Authority is pending or, to the knowledge of the Borrower, threatened by or against the Borrower or any Guarantor or any of its property or assets (a) with respect any of the Loan Documents or any of the transactions contemplated
hereby or thereby or (b) that have had or could reasonably be expected to have a Material Adverse Effect. 
 7.7
PATRIOT Act; Anti-Money Laundering. The Borrower and each Guarantor is, and to the knowledge of the Borrower, their respective directors, officers, employees, and agents are, in compliance in all material respects with the PATRIOT Act, and
any other applicable terrorism and money laundering laws, rules, regulations, and orders. 
 7.8 Anti-Corruption Laws and
Sanctions. The Borrower and each Guarantor has implemented and maintains in effect policies and procedures reasonably designed to ensure compliance in all material respects by the Borrower, such Guarantor and their respective directors,
officers, employees, and agents with Anti-Corruption Laws and applicable 

  
 12 

 
Sanctions and the Borrower and each Guarantor is, and to the knowledge of the Borrower, their respective directors, officers, employees, and agents are, in compliance with Anti-Corruption Laws
and applicable Sanctions in all material respects. None of the Borrower or any Guarantor is, and to the knowledge of the Borrower, no director, officer, employee of the Borrower or any Guarantor, or any agent of the Borrower or any Guarantor that
will act in any capacity in connection with or benefit from the Loan, is a Sanctioned Person. No use of proceeds of the Loan or other transaction contemplated by this Note will violate any Anti-Corruption Law or applicable Sanctions. 

7.9 No Default. No Default or Event of Default has occurred and is continuing. 

7.10 Ownership of Property; Liens. 300 Jones Road has fee simple title to, or a valid leasehold interest in, the
Property, and good title to, or a valid leasehold interest in, all of its other property, and none of such property is subject to any Lien except as permitted by Section 9.2. 

7.11 Insurance. The properties of the Borrower and the Guarantors are insured with financially sound and reputable
insurance companies which are not Affiliates of the Borrower or any Guarantor, in such amounts, with such deductibles, and covering such risks as are customarily carried by companies engaged in similar businesses and owning similar properties in
localities where the Borrower and the Guarantors respectively operate. The insurance policies with respect to the Property shall name the Noteholder as an additional insured and lenders loss payee. 

7.12 Material Contracts. Neither the Borrower nor any Guarantor is in breach or in default in any material
respect of or under any Material Contract beyond any express applicable notice and opportunity to cure period, and has not received any written notice of the intention of any other party thereto to terminate any Material Contract. 

7.13 Financial Statements. Complete copies of the Borrower’s audited financial statements consisting of the balance
sheet of the Borrower as at December 31 of each of the years 2020 and 2019 and the related statements of income and retained earnings, stockholders’ equity and cash flow for the years then ended (the “Audited Financial
Statements”), and unaudited financial statements consisting of the balance sheet of the Borrower as at September 30, 2021 and the respective related statements of income and retained earnings, stockholders’ equity and cash flow
for the three and nine-month periods then ended (the “Interim Financial Statements” and together with the Audited Financial Statements, the “Financial Statements”) have been filed with filed with the Securities and
Exchange Commission (the “SEC”). The Financial Statements have been prepared in accordance with GAAP applied on a consistent basis as at the dates and throughout the periods involved, subject, in the case of the Interim Financial
Statements, to normal and recurring year-end adjustments (the effect of which will not be materially adverse) and the absence of notes (that, if presented, would not differ materially from those presented in
the Audited Financial Statements). The Financial Statements are based on the books and records of the Borrower, and fairly present in all material respects the financial condition of the Borrower as of the respective dates with respect to which they
were prepared and the results of the operations of the Borrower for the periods indicated. At the Effective Date, the 

  
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Borrower has no material Debt or other liabilities, whether accrued, absolute, contingent or otherwise, and whether due or to become due, that are not set forth on the Financial Statements or
otherwise disclosed in public filings with the SEC. Since the last day of the latest fiscal period covered by the Financial Statements, no event or circumstance has occurred which has had or could reasonably be expected to have a Material Adverse
Effect. 
 7.14 Taxes; ERISA.

(a) The Borrower has filed all material Federal, state, and other material tax returns that are required to be filed and has
paid all material taxes shown thereon to be due, together with applicable interest and penalties, and all other material taxes, fees, or other charges imposed on it or any of its property by any Governmental Authority (except those that are
currently being contested in good faith by appropriate proceedings and with respect to which reserves in conformity with GAAP have been provided on the books of the Borrower). To the knowledge of the Borrower, no material tax Lien has been filed,
and no material claim is being asserted, with respect to any such tax, fee, or other charge. 
 (b) ERISA. Except to
the extent any failure to so comply has not resulted in nor could reasonably be expected to result in a Material Adverse Effect: 

(i) Each Plan is in compliance with ERISA, the Code and any Law in all material respects; neither a Reportable Event nor an
“accumulated funding deficiency” (within the meaning of §412 or §430 of the Code or §302 of ERISA) has occurred (or is reasonably likely to occur) with respect to any Plan. 

(ii) No Single Employer Plan has terminated, and no Lien has been incurred in favor of the PBGC or a Plan. 

(iii) Based on the assumptions used to fund each Single Employer Plan, the present value of all accrued benefits under each
such Plan did not materially exceed the value of the assets of such Plan allocable to such accrued benefit as of the last annual valuation date prior to the date on which this representation is made. 

(iv) Neither the Borrower nor any ERISA Affiliate has incurred or is reasonably expected to incur any withdrawal liability
that has resulted in or could reasonably be expected to result in a material liability under ERISA, in connection with any Multiemployer Plan. 

(v) No such Multiemployer Plan is (or is reasonably expected to be) terminated, in Reorganization, or insolvent (within the
meaning of §4245 of ERISA). 
 7.15 Margin Regulations. Neither the Borrower nor any Guarantor is engaged in the
business of extending credit for the purpose of purchasing or carrying Margin Stock, and no proceeds of the Loan will be used to purchase or carry any Margin Stock or to extend credit to others for the purpose of purchasing or carrying any Margin
Stock. 

  
 14 

 7.16 Investment Company Act. Neither the Borrower nor any Guarantor
is, nor is it required to be registered as an “investment company” under the Investment Company Act of 1940, as amended. 

7.17 Accuracy of Information, Etc. The Borrower has disclosed to the Noteholder in writing all agreements, instruments,
and corporate or other restrictions to which it or any of its Subsidiaries is subject, and all other matters known to it that, individually or in the aggregate, has had or could reasonably be expected to have a Material Adverse Effect. No statement
or information contained in this Note, any other Loan Document, or any other document, certificate, or statement furnished by or on behalf of the Borrower to the Noteholder, for use in connection with the transactions contemplated by this Note or
the other Loan Documents, when taken as a whole, contained, any untrue statement of a material fact or omitted to state a material fact necessary to make the statement contained herein or therein not misleading. 

7.18 Mortgage. The Mortgage creates in favor of the Noteholder a legal, valid, continuing, and enforceable first
priority mortgage Lien on the Property and other collateral described therein, the enforceability of which is subject to applicable bankruptcy, insolvency, reorganization, moratorium, or other laws affecting creditors’ rights generally and
subject to general principles of equity, regardless of whether considered in a proceeding in equity or at law. The Borrower owns all of the assets reflected in the consolidated balance sheet of Borrower as of the balance sheet date or acquired since
that date (except property and assets sold or otherwise disposed of in the ordinary course since that date). 300 Jones Road owns the Property subject to no rights of others, including any mortgages, leases pursuant to which 300 Jones Road or any of
its Affiliates is the lessee, conditional sales agreements, title retention agreements, liens or other monetary encumbrances except Permitted Liens. 

7.19 Solvency. The Borrower and each Guarantor is, and after giving effect to the incurrence of all Debt and obligations
incurred in connection herewith will be, Solvent. 
 7.20 Environmental Representations and Warranties. Subject to
Section 9.11(b), Borrower and 300 Jones Road represents and warrants that: (a) except as described in the Environmental Report, there are no Hazardous Materials or underground storage tanks in, on, or under the Property, except those that
are both (i) in compliance with current Environmental Laws and with permits issued pursuant thereto (if such permits are required), and (ii) either (A) in amounts not in excess of that necessary to operate, clean, repair and maintain the
Property, or (B) held by a tenant for sale to the public in its ordinary course of business, (b) except as described in the Environmental Report, there are no past, present or threatened Releases of Hazardous Materials in violation of any
Environmental Law and which would require remediation by a Governmental Authority, Borrower, any Guarantor or any other Person in, on, under or from the Property; (c) except as described in the Environmental Report, there is no threat of any
release of Hazardous Materials migrating to the Property; (d) except as described in the Environmental Report, there is no past or present 

  
 15 

 
non-compliance with current Environmental Laws, or with permits issued pursuant thereto, in connection with the Property; (e) Borrower does not know
of, and has not received (nor has any Guarantor received), any written or oral notice or other communication from any Person (including but not limited to a Governmental Authority) relating to Hazardous Materials in, on, under or from the Property;
and (f) Borrower has truthfully and fully provided to Noteholder, in writing, any and all information relating to environmental conditions in, on, under or from the Property known to Borrower or any Guarantor or contained in Borrower’s or
Guarantor’s files and records, including but not limited to any reports relating to Hazardous Materials in, on, under or migrating to or from the Property and/or to the environmental condition of the Property). 

8. Affirmative Covenants. Until all amounts outstanding under this Note have been paid in full, the Borrower shall, and shall cause the
Guarantor to: 
 8.1 Maintenance of Existence. (a) Preserve, renew, and maintain in full force and effect its
organizational existence and (b) take all reasonable action to maintain all rights, privileges, and franchises necessary or desirable in the normal conduct of its business, and except, as in the case of clause (b) above, to the extent that
failure to do so could not reasonably be expected to have a Material Adverse Effect. 
 8.2 Compliance.
(a) Comply with all Laws applicable to it and its business, except where the failure to do so could not reasonably be expected to have a Material Adverse Effect, and (b) use commercially reasonable efforts to maintain in effect and enforce
policies and procedures designed to achieve compliance in all material respects by the Borrower and the Guarantors and each of their respective directors, officers, employees and agents with Anti-Corruption Laws and applicable Sanctions. 

8.3 Payment Obligations. Pay, discharge, or otherwise satisfy at or before maturity or before they become delinquent, as
the case may be, all its material obligations of whatever nature, except where the amount or validity thereof is currently being contested in good faith by appropriate proceedings, and reserves in conformity with GAAP with respect thereto have been
provided on its books. 
 8.4 Notice of Events of Default; Litigation. As soon as possible and in any event within two
(2) Business Days after it becomes aware, notify the Noteholder in writing, (a) that an Event of Default has occurred, which notice shall include the nature and extent of such Event of Default and the action, if any, it has taken or
proposes to take with respect to such Event of Default; (b) of any development or event that has had or could reasonably be expected to have a Material Adverse Effect; or (c) of the threat , in writing, of or filing of any action, suit,
litigation, investigation, or proceeding of, or before, any arbitrator or Governmental Authority against the Borrower or any Guarantor or relating to any of their respective assets. Each notice pursuant to this Section 8.4 shall be accompanied
by a statement of an authorized officer of the Borrower or, as applicable, such Guarantor setting forth, in reasonable detail, the occurrence referred to therein and stating what action the Borrower or, as applicable, such Guarantor proposes to take
with respect thereto. 
 8.5 [Reserved]. 

  
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 8.6 Maintenance of Property; Insurance. Maintain and preserve all of
its property useful and necessary in its business in good working order and condition, ordinary wear and tear excepted; maintain insurance with respect to its property and business (including without limitation, property and casualty and business
interruption insurance) with financially sound and reputable insurance companies that are not Affiliates of the Borrower or any Guarantor, in such amounts and covering such risks as are customarily insured against by similar companies engaged in the
same or a similar business. 
 8.7 Inspection of Property’ Books and Records; Discussions. Keep
proper books of records and accounts, in which full, true, and correct entries in conformity with GAAP and all Laws shall be made of all dealings and transactions and assets in relation to its business and activities, and permit the Noteholder to
visit and inspect any of its properties and examine and make abstracts from any of its books and records, at reasonable times and on reasonable advance written notice, and to discuss its business operations, properties, and financial and other
condition with its officers and employees and its independent certified public accountants. 
 8.8 Use of Proceeds.
Use the proceeds of the Loan to solely working capital and general corporate purposes for the Borrower and, to the extent permitted hereunder, any of its Subsidiaries. 

8.9 Financial Statements; Projections. 

(a) As soon as available and in any event within ninety (90) days after the end of each fiscal year of the Borrower, the
Borrower shall deliver to the Noteholder complete copies of the Borrower’s audited financial statements consisting of the consolidated balance sheet of the Borrower as at the dates and the related consolidated statements of income and retained
earnings, stockholders’ equity and cash flows for the fiscal year then-ended. 
 (b) As soon as available and in any
event within forty-five (45) days after the end of each fiscal quarter of the Borrower, the Borrower shall deliver to the Noteholder unaudited financial statements consisting of the consolidated balance sheet of the Borrower as at such fiscal
quarter end and the related consolidated statements of income and retained earnings, stockholders’ equity and cash flows for the period then-ended and for the fiscal year to such period end date. 

The financial statements to be delivered under this Section 8.9 shall be prepared in accordance with GAAP applied on a consistent basis as
at the dates and throughout the period involved, subject, in the case of the interim financial statements delivered under clause (b) hereof, to normal and recurring year-end adjustments (the effect of
which will not be materially adverse) and the absence of notes (that, if presented, would not differ materially from those presented in the audited financial statements delivered under clause (a) above). Concurrently with the delivery of the
financial statements set forth in clauses (a) and (b) above, the Chief Financial Officer of the Borrower shall certify to the Noteholder that such financial statements were prepared in compliance with this Section 8.9. 

  
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 All of the foregoing statements and reports shall be in form, scope and substance reasonably
satisfactory to the Noteholder. 
 8.10 Further Assurances. Upon the written request of the Noteholder, promptly
execute and deliver such further instruments and do or cause to be done such further acts as the Noteholder determines may be reasonably necessary or advisable to carry out the intent and purposes of this Note, the Guaranty, the Mortgage and the
other Loan Documents; and provide the Noteholder with reasonable requested information. 
 9. Negative Covenants. Until all amounts
outstanding under this Note have been paid in full, the Borrower shall not and shall cause its Subsidiaries not to: 
 9.1
Indebtedness. Incur, create or assume any Debt other than Debt (a) existing or arising under this Note; (b) that was outstanding as of Effective Date and identified on Schedule 9.1(b) attached hereto, and any refinancings thereof,
provided that the amount of such Debt is not increased at the time of refinancing thereof; (c) that when incurred is secured solely by existing or future mining equipment; provided, however, that the aggregate amount of such Debt outstanding
and secured solely by such mining equipment shall not exceed One Hundred Forty-Five Million Four Hundred Thousand and No/100 Dollars ($145,400,000.00) immediately following the incurrence of any such Debt pursuant to this clause (c); (d)
constituting trade debt payables incurred in the ordinary course of business and not past due; (e) constituting purchase money Debt secured only by the asset being acquired with such Debt or securing assets purchased in the 60 day period prior
to the incurrence of the Debt in an aggregate principal amount not to exceed Two Million and No/100 Dollars ($2,000,000.00); or (f) that is incurred in connection with the financing of insurance premiums so long as the amount of such Debt is
not in excess of the amount of the unpaid cost of, and shall be incurred only to defer the cost of, such insurance for the year in which such Debt is incurred and such Debt is outstanding only during such year. 

9.2 Liens. Other than Permitted Liens, incur, create, assume or suffer to exist any Lien on any of its property or
assets, whether now owned or hereafter acquired by it or on any income or rights in respect of any thereof, except for Liens existing as of Effective Date and identified on Schedule 9.2 attached hereto securing Debt identified on Schedule 9.1(b)
attached hereto and Liens created pursuant to the Mortgage. 
 9.3 Line of Business. Enter into any business, directly
or indirectly, except for those businesses in which the Borrower or, as applicable, the Guarantors are engaged on the Effective Date or that are reasonably related thereto. 

9.4 Mergers. Merge into or consolidate with any other Person, or permit any other Person to merge into or consolidate
with it, unless the Borrower is the continuing or surviving Person, or liquidate or dissolve. 
 9.5 Limitation of
Investments. Make any advance, loan, extension of credit (by way of guaranty or otherwise), or capital contribution to, or purchase, hold, or acquire any Equity Interests, bonds, notes, debentures, or other debt securities of, or any assets
constituting a business unit of, or make any other investment in, any Person (all of the foregoing, “Investments”), except: 

  
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 (a) to any Subsidiary of the Borrower whether now existing or hereafter
formed or acquired; 
 (b) Investments in Cash Equivalents; 

(c) Investments existing on Effective Date and listed on Schedule 9.5(c); 

(d) Guarantees permitted by Section 9.1; and 

(e) Extensions of trade credit in the ordinary course of business consistent with past practice (including any instrument
evidencing the same and any instrument, security, or other asset acquired through bona fide collection efforts with respect to the same). 

9.6 Limitation on Dispositions. Dispose of (a) all or substantially all of its property, whether now owned or
hereafter acquired or (b) the Property, except to the extent expressly permitted under the terms of the Mortgage. 
 9.7
Limitation on Restricted Payments. Declare or pay any dividend on, or make any payment on account of, or set apart assets for a sinking or other analogous fund for, the purchase, redemption, defeasance, retirement, or other acquisition
of, any Equity Interests of/in the Borrower, whether now or hereafter outstanding, or make any other distribution in respect thereof, either directly or indirectly, whether in cash or property or in obligations of the Borrower. 

9.8 Limitation on Prepayments of Debt. Make or offer to make any optional or voluntary payment / prepayment,
redemption, defeasance or purchase of any (whether principal or interest) amounts payable of or under any Debt which is contractually subordinated in right of payment to the obligations of the Borrower hereunder (other than to the Noteholder under
this Note). 
 9.9 Limitation on Transactions With Affiliates. Enter into or be a party to any transaction including
any purchase, sale, lease, or exchange of property, the rendering of any service, or the payment of any management, advisory, or similar fees, with any Affiliate, unless (a) such transaction is between the Borrower and a wholly-owned Subsidiary
of the Borrower, (b) such transaction is between wholly-owned Subsidiaries of the Borrower, or (c) such transaction is contemplated as of the Effective Date and identified on Schedule 9.9 attached hereto; in each of clauses (a)(but solely
to the extent such wholly-owned Subsidiary is not a Guarantor), (b)(but solely to the extent one or more parties to such transaction is not a Guarantor) and (c), so long as such transaction is on fair and reasonable terms no less favorable to the
Borrower or, as applicable, the applicable Guarantor (or the Borrower and the applicable Guarantor in the aggregate) than those that would have been obtained in a comparable transaction on an arm’s length basis from an unrelated Person; and,
further, in each of clauses (a), (b) and (c) so long as such transaction is otherwise not prohibited by the terms of this Note. 

  
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 9.10 Modifications of Certain Agreements. Amend, restate, supplement
or otherwise modified in any manner any Material Contract or any agreement evidencing Debt for borrowed money in any manner adverse to the Noteholder. 

9.11 Post-Closing Obligations. Fail to complete the following post-closing obligations and/or provide the
Noteholder the documents, instruments, agreements and information listed below on or before the date set forth for such item listed below, each of which shall be completed or provided in form, scope and substance satisfactory to the Noteholder: 

(a) On or prior to the date that is ten (10) days after the Effective Date (or such later date agreed to in writing by the
Noteholder), deliver to the Noteholder insurance certificates and endorsements in compliance with Section 7.11. 
 (b)
On or prior to the date that is thirty (30) days after the Effective Date (or such later date agreed to in writing by the Noteholder), deliver to the Noteholder an executed and filed Mortgage (which upon filing shall give rise to perfected,
first priority Liens in favor of the Noteholder in the Property), a binding title commitment and pro forma title policy, customary opinion letters with respect to the Mortgage (including opinions under New York and Delaware law as to authorization,
execution, delivery and enforceability (to the extent governed by New York law) and opinions under South Carolina law, all in form, scope and substance satisfactory to the Noteholder) and such other documentation requested by the Noteholder,
including the documentation identified in Section 12(b)(iii). The Borrower shall use diligent efforts to secure the binding title policy as soon as practicable thereafter and in any event within sixty (60) days after the Effective Date.

 10. Events of Default. The occurrence any of the following shall constitute an “Event of Default” hereunder: 

10.1 Failure to Pay. The Borrower fails to pay any principal amount of the Loan or interest, fees or any other amount
under any of the Loan Documents when due. 
 10.2 Breach of Representations and Warranties. Any representation,
warranty, certification, or other statement of fact made or deemed made by the Borrower or any Guarantor to the Noteholder hereunder or in the other Loan Documents or any amendment or modification hereof or thereof or waiver hereunder or thereunder
is incorrect in any material respect on the date as of which such representation or warranty was made or deemed made. 
 10.3
Breach of Covenants. The Borrower or any Guarantor fails to observe or perform (a) any material covenant, condition, or agreement contained in Section 8.4, Section 8.9 or Section 9 of this Note or (b) any other
material covenant, obligation, condition, or agreement contained in the Fee Letter, the Guaranty, the Mortgage, this Note or any other Loan Document, other than those specified in clause (a) above or as specifically provided for elsewhere in
this Section 10, and such failure continues for thirty (30) days after written notice to the Borrower. 

  
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 10.4 Cross-Defaults. The Borrower or any Guarantor (a) fails to
pay when due any of its Debt having an aggregate principal amount of more than $5,000,000 (other than Debt arising under this Note), or any interest or premium thereon, when due and such failure continues after the applicable grace period, if any,
specified in the agreement or instrument relating to such Debt, or (b) fails to observe or perform any other agreement or condition relating to any such Debt, or any other event occurs that would constitute a default under such Debt, the effect
of which default is to cause, or to permit the holder or holders of such Debt (or a trustee or agent on behalf of such holder or holders or beneficiary or beneficiaries) to cause, with or without the giving of notice, such Debt to become due or
prepaid prior to its scheduled maturity. 
 10.5 Bankruptcy. 

(a) The Borrower or any Guarantor commences any case, proceeding, or other action (i) under any existing or future Law
relating to bankruptcy, insolvency, reorganization, or other relief of debtors, seeking to have an order for relief entered with respect to it, or seeking to adjudicate it as bankrupt or insolvent, or seeking reorganization, arrangement, adjustment,
winding-up, liquidation, dissolution, composition, or other relief with respect to it or its debts or (ii) seeking appointment of a receiver, trustee, custodian, conservator, or other similar official for
it or for all or any substantial part of its assets, or the Borrower or any Guarantor makes a general assignment for the benefit of its creditors; 

(b) There is commenced against the Borrower or any Guarantor any case, proceeding, or other action of a nature referred to in
Section 10.5(a) which (i) results in the entry of an order for relief or any such adjudication or appointment or (ii) remains undismissed, undischarged, or unbonded for a period of sixty (60) days; 

(c) There is commenced against the Borrower or any Guarantor any case, proceeding, or other action seeking issuance of a
warrant of attachment, execution, or similar process against all or any substantial part of its assets which results in the entry of an order for any such relief which has not been vacated, discharged, or stayed or bonded pending appeal within
thirty (30) days from the entry thereof; 
 (d) The Borrower or any Guarantor takes any action in furtherance of, or
indicating its consent to, approval of, or acquiescence in, any of the acts set forth in Section 10.5(a), Section 10.5(b), or Section 10.5(c) above; or 

(e) The Borrower or any Guarantor is generally not, or shall be unable to, or admits in writing its inability to, pay its debts
as they become due. 
 10.6 ERISA. (a) The Borrower or any ERISA Affiliate shall engage in any “prohibited
transaction” (as defined in §406 of ERISA or §4975 of the Code) involving any Plan; (b) any failure to satisfy the minimum funding standard (within the meaning of Sections §412 or §430 of the Code or §302 of ERISA)
shall exist with respect to any Plan, or any Lien in favor of the PBGC or a Plan shall arise on the assets of the Borrower or any ERISA Affiliate; (c) a Reportable Event shall occur with respect to, or proceedings shall

  
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commence to have a trustee appointed, or a trustee shall be appointed, to administer or to terminate, any Single Employer Plan of the Borrower or any ERISA Affiliate, which Reportable Event or
commencement of proceedings or appointment of trustee is, in the reasonable opinion of the Noteholder, reasonably likely to result in the termination of such Plan for purposes of Title IV of ERISA; (d) any Single Employer Plan of the Borrower
or any ERISA Affiliate shall terminate for purposes of Title IV of ERISA; or (e) the Borrower or any ERISA Affiliate shall reasonably be likely to, incur any liability in connection with a withdrawal from, or the Insolvency or Reorganization
of, a Multiemployer Plan; and in each case in clauses (a) through (e) above, such event or condition, together with all other such events or conditions, if any, could, in the Noteholder’s sole judgment, reasonably be expected to have a
Material Adverse Effect. 
 10.7 Mortgage; Loan Documents. (a) The Mortgage ceases for any reason to be valid,
binding, and in full force and effect or any Lien created by the Mortgage ceases to be enforceable and of the same effect and priority purported to be created thereby (i.e., a perfected first priority Lien on the collateral thereunder), or an event
of default occurs under any Loan Document not otherwise described in this Section 10, other than as expressly permitted hereunder or thereunder; (b) any material provision of any Loan Document ceases for any reason to be valid, binding,
and in full force and effect, other than as expressly permitted hereunder or thereunder; (c) the Borrower or any Guarantor contests in any manner the validity or enforceability of any provision of any Loan Document to which it is a party; or
(d) the Borrower or any Guarantor denies that it has any further liability or obligation under any provision of any Loan Document to which it is a party or purports to revoke, terminate, or rescind any provision of any Loan Document to which it
is a party. 
 10.8 Change of Control. A Change of Control occurs. 

10.9 Material Adverse Effect. The occurrence of a Material Adverse Effect. 

10.10 Judgments. One or more judgments or decrees shall be entered against the Borrower or any Guarantor in an aggregate
amount for all such judgments exceeding One Million and No/100 Dollars ($1,000,000.00) and all of such judgments or decrees shall not have been vacated, discharged, or stayed or bonded pending appeal within thirty (30) days from the entry
thereof. 
 10.11 Liens of Property. The Property becomes subject to any mechanic’s, materialman’s or other
Lien, other than a Lien for local real estate taxes and assessments not then due and payable, and such Lien shall remain undischarged of record (by payment, bonding or otherwise) for a period of sixty (60) days; or any federal tax Lien or state
or local income tax Lien is filed against Borrower, Guarantor or the Property and same is not discharged of record within sixty (60) days after same is filed. 

11. Remedies. Upon the occurrence and during the continuance of any Event of Default, the Noteholder may, at its option, by written
notice to the Borrower (a) declare the entire principal amount of the Loan, together with all accrued interest thereon, all fees hereunder and all other amounts payable under this Note, the Mortgage and/or the other Loan Documents, immediately
due and payable; and/or (b) exercise any or all of its rights, powers or remedies 

  
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under this Note, the Mortgage, the other Loan Documents or applicable Law or in equity; provided, however, that if an Event of Default described in Section 10.5 shall occur, the
principal of and accrued interest on the Loan and all the other fees and amounts hereunder and under the other Loan Documents shall become immediately due and payable without any notice, declaration, or other act on the part of the Noteholder.
Borrower hereby waives grace, diligence, presentment, demand, notice of demand, dishonor, notice of dishonor, protest, notice of protest, any and all exemption rights against the indebtedness evidenced by this Note and the right to plead any statute
of limitations as a defense to the repayment of all or any portion of this Note, and interest thereon, to the fullest extent allowed by law. No delay, omission or failure on the part of Noteholder in exercising any right or remedy hereunder shall
operate as a waiver of such right or remedy or any other right or remedy of Noteholder. 
 12. Conditions Precedent. 

(a) On or prior to the Effective Date, the Noteholder shall have received: 

(i) this Note, duly executed and delivered by an authorized officer of the Borrower; 

(ii) each Guaranty, duly executed and delivered by an authorized officer of the applicable Guarantor; 

(iii) the Fee Letter, duly executed and delivered by an authorized officer of the Borrower; 

(iv) in form and substance reasonably satisfactory to the Noteholder, a certificate of the Borrower and of each Guarantor,
certified by an authorized officer of the Borrower and such Guarantor, including: 
 (A) a certificate of incorporation of
the Borrower and the applicable Guarantor certified by the Secretary of State of the State of Delaware; 
 (B) by-laws of the Borrower and operating agreement of the applicable Guarantor, each as in effect on the date on which the resolutions referred to below were adopted; 

(C) resolutions of the governing body of the Borrower and the applicable Guarantor approving the transaction and each Loan
Document to which it is or is to be a party, and of all documents evidencing other necessary corporate action; 
 (D) a
certification that the names, titles, and signatures of the officers of the Borrower and each Guarantor authorized to sign each Loan Document and other documents to be delivered hereunder and thereunder are true and correct; 

  
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 (E) a long-form good standing certificate for the Borrower and each
Guarantor from the Secretary of State of the State of Delaware; 
 (F) customary legal opinions of counsel to the Borrower
and each Guarantor in form, scope and substance satisfactory to the Noteholder; 
 (G) a certification that each of the
representations and warranties made by the Borrower and the Guarantors in or pursuant to the Loan Documents are true and correct as of the Effective Date; 

(H) a certification that no Default or Event of Default shall have occurred and be continuing on such date or after giving
effect to the Loan requested to be made on the Closing Date (assuming the Effective Date is the same date as of the Closing Date); and 

(I) such other documents as the Noteholder may reasonably request; and 

(v) Payment of all fees required to be paid to the Noteholder or any of its Affiliates and payment of all expenses for which
invoices have been presented (including the fees and expenses of legal counsel), on or before the Effective Date. 
 (b) The
obligation of the Noteholder to make the Loan required to be made by it hereunder on the Closing Date is subject to the satisfaction or the waiver by the Noteholder of the following conditions precedent: 

(i) Noteholder shall have received the documents set forth in paragraph (a) above; 

(ii) Subject to Section 9.11(a), Noteholder shall have received certificates evidencing that the Noteholder is named as
mortgagee, lender loss payee and additional insured, as applicable, on all policies of insurance as required by this Note; 

(iii) subject to Section 9.11(b), Noteholder shall have received the following documents related to the Mortgage of the
Property, all of which shall be in form and substance reasonably satisfactory to the Noteholder: 
 (A) Mortgage, duly
executed and delivered by an authorized officer of 300 Jones Road, recorded, with applicable filing fees and mortgage recording taxes paid, title insurance policy issued and applicable premium paid; 

  
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 (B) Appraisals of the Property in form and substance reasonably
satisfactory to the Noteholder, reflecting the Appraised Value for such Property; 
 (C) A true copy of any management
agreement, if any, relating to such Property, which shall be in form and substance reasonably satisfactory to the Noteholder, together with other material contracts relating to the use, occupancy, operation, maintenance, enjoyment and ownership of
such Property, in each case, with respect to which the Borrower, a Guarantor or any respective Subsidiary is a party, all of which such contracts shall be collaterally assigned to Noteholder; 

(D) The Property qualification documents including Description of Property, Survey and Taxes, Title Insurance, UCC
Certification, Leases, Certificates of Insurance, Zoning and Land Use Compliance, Appraisal and Environmental Disclosure, if applicable, as of the Closing Date shall have been delivered to the Noteholder at Borrower’s expense and shall be in
form and substance reasonably satisfactory to the Noteholder; 
 (E) customary opinion letters from counsel to the Borrower
and 300 Jones Road, including opinion letters addressing New York, Delaware and South Carolina law matters; and 
 (F) such
other documents as the Noteholder may request; 
 (iv) a certification that each of the representations and warranties made
by the Borrower and each Guarantor in or pursuant to the Loan Documents are true and correct on the Closing Date; 
 (v) a
certification that no Default or Event of Default shall have occurred and be continuing on such date or after giving effect to the Loan requested to be made on the Closing Date; and 

(vi) Payment of all fees required to be paid to the Noteholder or any of its Affiliates and payment of all expenses for which
invoices have been presented (including the fees and expenses of legal counsel), on or before the Closing Date. 
 13. Miscellaneous.

 13.1 Notices. 

(a) All notices, requests, or other communications required or permitted to be delivered hereunder shall be delivered in
writing, in each case to the address specified below or to such other address as such Party may from time to time specify in writing in compliance with this provision: 

  
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	 	(i)	 If to the Borrower: 

Greenidge Generation Holdings Inc. 

135 Rennell Drive, 3rd Floor 

Fairfield, CT 06890 
 Attention:
General Counsel 
 Email: tburke@greenidge.com 

With a copy to (which shall not constitute notice): 

King & Spalding LLP 

300 S Tryon Street Suite 1700 

Charlotte, NC 28202 
 Attention:
Christopher T. Buchanan 
 Telephone: (704) 503 2602 

Email: cbuchanan@kslaw.com 
  

	 	(ii)	 If to the Noteholder: 

11100 Santa Monica Blvd Ste 800, Los Angeles, CA 90025 

Attn: General Counsel 

Telephone: (310) 966-1444 

Email: legal@brileyfin.com 

With a copy to (which shall not constitute notice): 

Duane Morris LLP 
 1540 Broadway

 New York, NY 10036 
 Attn:
James T. Seery 
 Telephone: (973) 424-2088 

Email: JTSeery@duanemorris.com 

(b) Notices if (i) mailed by certified or registered mail or sent by hand or overnight courier service shall be deemed to
have been given when received; and (iii) sent by email shall be deemed received upon the sender’s receipt of an acknowledgment from the intended recipient (such as by the “return receipt requested” function, as available, return
email, or other written acknowledgment). 
 13.2 Expenses; Indemnification. 

(a) The Borrower shall reimburse the Noteholder on demand for all reasonable and documented out-of-pocket costs, expenses, and fees (including reasonable and documented out-of-pocket expenses and fees of its counsel)
incurred by the Noteholder in connection with the transactions contemplated hereby including the negotiation, documentation, and execution of this Note, the Fee Letter, each Guaranty, the Mortgage and the other Loan Documents and the enforcement of
the Noteholder’s rights hereunder and thereunder, plus disbursements for searches, recording and similar expenses. 

  
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 (b) The Borrower agrees to indemnify and hold harmless the Noteholder and
each of its Related Parties (each, an “Indemnified Party”) from and against, any and all claims, damages, losses, liabilities, and related expenses (including the fees, charges, and expenses of any counsel for any Indemnified Party,
and shall indemnify and hold harmless each Indemnified Party from all allocated costs of internal counsel for such Indemnified Party), incurred by any Indemnified Party or asserted against any Indemnified Party by any Person (including the Borrower
) other than such Indemnified Party and its Related Parties arising out of, in connection with, or by reason of: 
 (i) the
execution or delivery of this Note, the Fee Letter, a Guaranty, the Mortgage and any other Loan Document or any agreement or instrument contemplated in this Note, the Fee Letter, a Guaranty, the Mortgage or any other Loan Document, the performance
by the parties thereto of their respective obligations under this Note, the Fee Letter, a Guaranty, the Mortgage or any other Loan Document, or the consummation of the transactions contemplated by this Note, the Fee Letter, a Guaranty, the Mortgage
and the other Loan Documents; 
 (ii) any Loan or the actual or proposed use of the proceeds therefrom; 

(iii) any actual or alleged presence or release of hazardous materials on or from any property currently or formerly owned or
operated by the Borrower or any Guarantor, or any environmental liability related to the Borrower or any Guarantor in any way; or 

(iv) any actual or prospective claim, investigation, litigation, or proceeding relating to any of the foregoing, whether based
on contract, tort, or any other theory, whether brought by a third party or by the Borrower or any Guarantor, and regardless of whether any Indemnified Party is a party thereto; 

provided that, such indemnity shall not be available to any Indemnified Party to the extent that such claims, damages, losses,
liabilities, or related expenses (A) are determined by a court of competent jurisdiction to have resulted from the gross negligence or willful misconduct of such Indemnified Party, (B) result from a claim brought by the Borrower against
any Indemnified Party for breach in bad faith of such Indemnified Party’s obligations under any Loan Document or (C) arise in connection with claims solely among the Indemnified Parties. This Section 13.2 shall only apply to Taxes
that represent losses, claims, damages, or similar charges arising from a non-Tax claim. 

(c) The Borrower and the Noteholder agree, by its acceptance hereof, to the fullest extent permitted by applicable law, not to
assert, and hereby waive, any claim against the other, on any theory of liability, for special, indirect, consequential, or punitive damages (including, without limitation, any loss of profits or anticipated savings), as opposed to actual or direct
damages, resulting from this Note, the Fee Letter, a Guaranty, the Mortgage or the other Loan Documents or arising out of such other party’s activities in connection herewith or therewith (whether before or after the date of this Note). 

  
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 (d) All amounts due under Section 13.2 shall be payable not later than
two (2) Business Days after written demand is made for payment by the Noteholder. 
 (e) The Borrower agrees to not
settle, compromise, or consent to the entry of any judgment in any pending or threatened claim, action, or proceeding in respect of which indemnification or contribution could be sought under Section 13.2 (whether or not any Indemnified Party
is an actual or potential party to such claim, action, or proceeding) without the prior written consent of the applicable Indemnified Party, unless such settlement, compromise, or consent includes an unconditional release of such Indemnified Party
from all liability arising out of such claim, action, or proceeding. 
 13.3 Governing Law. This Note, the Fee Letter,
each Guaranty, the Mortgage (except with respect to the creation, perfection and enforcement of the Lien created by the Mortgage, which shall be governed by the Laws of the State of South Carolina) and the other Loan Documents, and any claim,
controversy, dispute, or cause of action (whether in contract or tort or otherwise) based upon, arising out of, or relating thereto and the transactions contemplated hereby and thereby shall be governed by the laws of the State of New York. 

13.4 Submission to Jurisdiction.

(a) The Borrower hereby irrevocably and unconditionally (i) agrees that any legal action, suit, or proceeding arising out
of or relating to this Note, the Fee Letter or the Mortgage may be brought in the courts of the State of New York or of the United States of America for the Southern District of New York and (ii) submits to the exclusive jurisdiction of any
such court in any such action, suit, or proceeding. Final judgment against the Borrower in any action, suit, or proceeding shall be conclusive and may be enforced in any other jurisdiction by suit on the judgment. 

(b) Nothing in this Section 13.4 shall affect the right of the Noteholder to (i) commence legal proceedings or
otherwise sue the Borrower in any other court having jurisdiction over the Borrower or (ii) to serve process upon the Borrower in any manner authorized by the laws of any such jurisdiction. 

13.5 Venue. The Borrower irrevocably and unconditionally waives, to the fullest extent permitted by applicable law, any
objection that it may now or hereafter have to the laying of venue of any action or proceeding arising out of or relating to this Note, the Fee Letter, the Guaranty, the Mortgage or any other Loan Document in any court referred to in
Section 13.4 and the defense of an inconvenient forum to the maintenance of such action or proceeding in any such court. 

  
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 13.6 Waiver of Jury Trial. THE BORROWER AND, BY ITS ACCEPTANCE
HEREOF, THE NOTEHOLDER HEREBY IRREVOCABLY WAIVE, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN ANY LEGAL PROCEEDING DIRECTLY OR INDIRECTLY RELATING TO THIS NOTE, THE MORTGAGE, OR THE TRANSACTIONS
CONTEMPLATED HEREBY, WHETHER BASED ON CONTRACT, TORT, OR ANY OTHER THEORY. 
 13.7 Integration. This Note, the Fee
Letter, the Guaranty, the Mortgage and the other Loan Documents constitute the entire contract between the Parties with respect to the subject matter hereof and supersede all previous agreements and understandings, oral or written, with respect
thereto. 
 13.8 Successors and Assigns. This Note may not be assigned or transferred by the Noteholder to any Person
other than (a) an Affiliate of the Noteholder, or (b) so long as no Event of Default is then continuing, any other Person (other than a natural person) in the business of making loans and other extensions of credit with the consent of the
Borrower (which consent shall not be unreasonably withheld or delayed and which consent shall be deemed granted five (5) Business Days after the Noteholder has provided the Borrower a copy of the proposed assignment agreement for approval,
unless the Borrower shall object thereto by written notice to the Noteholder within five (5) Business Days after having received notice thereof and provide in such written notice the basis for such objection, or (c) to any financing source
of the Noteholder in any bankruptcy or foreclosure proceeding against the Noteholder. The Noteholder may pledge this Note and grant security interests herein to any financing source of the Noteholder. The Borrower may not assign or transfer this
Note or any of its rights or obligations hereunder without the prior written consent of the Noteholder. This Note shall inure to the benefit of, and be binding upon, the Parties and their permitted assigns. 

13.9 Waiver of Notice. The Borrower hereby waives demand for payment, presentment for payment, protest, notice of
payment, notice of dishonor, notice of nonpayment, notice of acceleration of maturity, and diligence in taking any action to collect sums owing hereunder. 

13.10 PATRIOT Act. The Noteholder hereby notifies the Borrower that pursuant to the requirements of the PATRIOT Act and
31 C.F.R. § 1010.230 (the “Beneficial Ownership Regulation”), it is required to obtain, verify, and record information that identifies the Borrower, which information includes the name and address of the Borrower and other
information that will allow the Noteholder to identify the Borrower in accordance with the PATRIOT Act and the Beneficial Ownership Regulation, and the Borrower agrees to provide such information from time to time to the Noteholder. 

13.11 Amendments and Waivers. No term of this Note may be waived, modified, or amended except by an instrument in
writing signed by both of the Parties. Any waiver of the terms hereof shall be effective only in the specific instance and for the specific purpose given. 

  
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 13.12 Headings. The headings of the various Sections and subsections
herein are for reference only and shall not define, modify, expand, or limit any of the terms or provisions hereof. 
 13.13
No Waiver; Cumulative Remedies. No failure to exercise, and no delay in exercising on the part of the Noteholder, of any right, remedy, power, or privilege hereunder shall operate as a waiver thereof; nor shall any single or partial exercise
of any right, remedy, power, or privilege hereunder preclude any other or further exercise thereof or the exercise of any other right, remedy, power, or privilege. The rights, remedies, powers, and privileges herein provided are cumulative and not
exclusive of any rights, remedies, powers, and privileges provided by law. 
 13.14 Electronic Execution. The words
“execution,” “signed,” “signature,” and words of similar import in the Note shall be deemed to include electronic or digital signatures or electronic records, each of which shall be of the same effect, validity, and
enforceability as manually executed signatures or a paper-based record-keeping system, as the case may be, to the extent and as provided for under applicable law, including the Electronic Signatures in Global and National Commerce Act of 2000 (15
U.S.C. §§ 7001 to 7031), the Uniform Electronic Transactions Act (UETA), or any state law based on the UETA, including the New York Electronic Signatures and Records Act (N.Y. State Tech. §§ 301 to 309). 

13.15 Severability. If any term or provision of this Note, the Fee Letter or the Mortgage is invalid, illegal, or
unenforceable in any jurisdiction, such invalidity, illegality, or unenforceability shall not affect any other term or provision of this Note, the Fee Letter or the Mortgage or invalidate or render unenforceable such term or provision in any other
jurisdiction. 
 [SIGNATURE PAGE FOLLOWS] 

  
 30 

 IN WITNESS WHEREOF, the Borrower has executed this Note as of the date first written above.

  

			
	GREENIDGE GENERATION HOLDINGS INC.
		
	By	 	 /s/ Jeffrey E. Kirt

	Name:	 	Jeffrey E. Kirt
	Title:	 	Chief Executive Officer

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