Document:

Exhibit
10.8

 

COMMERCIAL
LEASE SUMMARY

 

	EFFECTIVE DATE:	January
    31, 2020

 

	LANDLORD:	CHARRON METALS CORPORATION,
    a California corporation

 

	TENANT:	YOZAMP PRODUCTS COMPANY,
    LLC. an Oregon limited liability company, dha Expion 360 Corporation

 

	PREMISES:	2045 SW Deerhound Avenue
    #101, Suite C Redmond, OR 97756

 

COMMENCEMENT
DATE (Section 1.3): Date of Occupancy

 

	LEASE
    TERM (Section 1.1):	7
    years
	 	 
	INITIAL
    BASE RENT (Section 2.1):	Months
                                         1-12 @ $17,971.20 per month + NNN and any excess TI repayment, increased as provided
                                         in Section 2.1.

	 	 
	SECURITY
    DEPOSIT PAID (Section 2.4):	$35,942.40
	 	 
	PAYMENTADDRESS:	1225
    Emory Street 

San Jose, CA 95126
	 	 
	RENEWAL
    OPTIONS:	One
    (1) term of three (3) years
	 	 
	LATE
    FEE/INTEREST (Sections 2.6 and 17.7):	5%
    of the amount if Rent (or any other payment) is not received by Landlord within 5 days after it is due: plus interest at the
    Default Rate from the due date until paid.
	 	 
	PERMITTED
    USES (Section 3.1):	Manufacturing
    solar panels and batteries, distribution, and related office uses.
	 	 

This
summary is not intended to replace the terms of the lease, if there is a conflict between this summary and the lease, the lease
shall control. The submission of this lease for examination does not constitute an option or offer to lease space. This lease
shall have no binding effect on the parties unless executed by both Landlord and Tenant.

 

     

     

    

 

COMMERCIAL
LEASE

 

	EFFECTIVE
    DATE:	January
    31, 2020	 
	 	 	 
	PARTIES:	CHARRON
                                         METALS CORPORATION, a 

                                         California corporation
	(“Landlord”)
	 	 	 
	 	1225
    Emory Street	 
	 	San
    Jose, CA 95126	 
	 	 	 
	AND:	YOZAMP
    PRODUCTS COMPANY, LLC,	(“Tenant”)
	 	an
    Oregon limited liability company	 
	 	 	 
	 	2045
    SW Deerhound Avenue #101, Suite C	 
	 	Redmond,
    OR 97756	 

 

RECITALS

 

A.          
Landlord is the owner of real property where a commercial building of approximately 14,976 square foot will be constructed and
then commonly known as 2045 SW Deerhound Avenue, #101 Suite C, Redmond, OR 97756, Deschutes County, Oregon (the “Building”).
For purposes of this Lease, the term “Premises” means the Building, the Parking Area (as defined below ), and
all pieces or parcels of real property (and any improvements located thereon) on which the Building and Parking Area are located,
all as legally described on the attached Exhibit A.

 

B.          
By the execution of this Commercial Lease (this “Lease”), Landlord leases to Tenant and Tenant leases from
Landlord the Premises subject to this terms and conditions contained herein.

 

AGREEMENT

 

		1.	Occupancy

 

1.1         
Term. The Term and Tenant’s obligation to pay Rent (as defined below) shall commence on the Commencement Date
(defined below), and shall continue, subject to the terms and conditions provided in this Lease, until the last day of the month
that is 84 full calendar months after the Commencement Date (the “Term”), unless sooner terminated as provided
in this Lease. For purposes of this Lease, the “Term” means the initial 84-month Lease Term and any extensions or
renewals thereof.

 

		Page
                            1.	COMMERCIAL
LEASE

 

     

     

    

 

1.2         
Effective Date. Landlord and Tenant agree and acknowledge that they shall be bound in accordance with the terms
of this Lease from and after the dale of the parties' mutual execution of this Lease (the “Effective Date”).
Landlord and Tenant agree and acknowledge that, except as stated in this Lease, including, without limitation, the Work Agreement
attached as Exhibit B, there are no preconditions to the effectiveness of this Lease or the performance of its terms.

 

1.3        
Commencement Date and Possession. Prior to the Commencement Date. Landlord shall complete the improvements to the
Premises described in the Work Letter Agreement, attached as Exhibit B (the “Tenant Improvements”). The Lease
Term and Tenant’s right of possession shall commence upon substantial completion of the Tenant Improvements and on the date
that the Premises and the Building are otherwise in the Delivery Condition (as defined in the Work Letter Agreement) and the Premises
are made available to Tenant for occupancy (the “Commencement Date”).

 

1.4        
Parking Area. The Premises has a parking area consisting of unassigned, on-site parking spaces (including ADA accessible
space(s)) and drive aisles (the “Parking Area”). Landlord shall not be liable for any damage or destruction of
any nature to, or any theft of, vehicles, or contents therein, in or about the Parking Area. Notwithstanding anything contained
in this Lease to the contrary. Landlord shall have the right to implement reasonable parking restrictions (including assigning
parking spaces to occupants or establishing overnight parking restrictions) on thirty (30) days’ prior written notice to Tenant,
which parking restrictions shall be binding on Tenant, its agents, employees and invitees, subject to Tenant’s permitted
use of the Premises and rights under Section 3.1 below.

 

1.5        
Renewal Option. If Tenant is not then in default under this Lease beyond applicable notice and cure periods. Tenant
shall have the option (the “Extension Option”) to extend the Lease Term for one (1) term of three (3) years.
Tenant shall exercise the Extension Option by providing Landlord written notice (the “Extension Notice”) not
less than 180 days prior to the last day of the Term. Giving the Extension Notice shall be sufficient to make this Lease binding
for one (1) additional term of three (3) years without further act of the parties. The renewal term shall commence on the day
immediately following the expiration of the Term. The terms and conditions for the renewal term shall be identical with the initial
Term except for Base Rent (defined below) and Tenant shall no longer have the Extension Option that has already been exercised.
Base Rent for the renewal term shall be as provided in Section 2.6. below.

 

1.6        
Tenant's Excess TI Payment. Following the Commencement Dale, and subject to the other provisions of this Lease, Tenant
shall pay Tenant’s Excess TI Payment to Landlord, if any, as Additional Rent, as provided in the Work Letter Agreement. The initial
amount of Tenant’s Excess TI Payment will be memorialized on the Commencement Dale, or as seen thereafter as reasonably possible.

 

		Page
                            2.	COMMERCIAL
LEASE

 

     

     

    

 

		2.	Rent,
Deposit, Taxes, Fees, and Charges

 

2.1         
Base Rent. During the first twelve (12) months of the Term. Tenant shall pay Landlord guaranteed base monthly
rent, without offset, of $17,971.20 (“Base Rent”), calculated by multiplying the approximate leasable area of
the Premises by $1.20 per square foot, per month. Base Rent due for any partial month in which the Commencement Date occurs shall
be paid in advance and shall be prorated based upon the number of days in the month. Beginning on the first anniversary of the
Commencement Date, and thereafter on each anniversary of that date during the Term. Base Rent shall escalate by three percent
(3%) over the Base Rent payable during the preceding 12-month period.

 

2.2         
Rent Due Date. Rent shall be due and payable to Landlord, without any deduction or offset whatsoever, commencing on
the Commencement Date. Rent shall be due and payable on or before the first day of each subsequent month, in advance and without
notice or invoice to Tenant, at such place as may be designated by Landlord, except that rent for the first and last months has
been paid on execution of this Lease, and Landlord acknowledges receipt of this sum. On the Commencement Date, Tenant shall pay
Landlord a prorated amount of Base Rent for the remainder of the month in which the Commencement Date occurs.

 

2.3          
Additional Rent. All taxes, insurance costs, utility charges (e.g., electricity, telephone, etc.). Tenant’s Excess
TI Payment, and any other sums Tenant is required to pay to Landlord or any third party shall be deemed “Additional Rent.”
For purposes of this Lease, “Rent” shall mean both Base Rent and Additional Rent.

 

2.4         
Security Deposit. Tenant shall pay to Landlord the sum of $35,942.40 (the “Security Deposit”) on
or before the Commencement Date, which amount shall secure Tenant’s compliance and performance of each and every term and
obligation of Tenant under this Lease. Landlord may commingle the Security Deposit with its funds and Tenant shall not be entitled
to interest on the Security Deposit. Landlord shall have the right to offset against the Security Deposit any sums owing from
Tenant to Landlord not paid when due, any damages caused by Tenant’s default, the cost of curing any default by Tenant,
should Landlord elect to do so, and the cost of performing any repair or cleanup that is Tenant’s obligation under this
Lease. Offset against the Security Deposit shall not be Landlord’s exclusive remedy under this Lease but may be invoked
by Landlord, at Landlord’s option, in addition to any other remedy provided by law or this Lease for Tenant’s breach
or nonperformance of any term or condition contained in this Lease. Landlord shall give notice to Tenant each time an offset is
claimed against the Security Deposit and unless this Lease is terminated. Tenant shall, within ten (10) days following Tenant’s
receipt of such notice, deposit with Landlord a sum equal to the amount of the offset so that the balance of the Security Deposit
shall remain constant throughout the Term.

 

2.5         
Late Fee on Rent and Other Charges. If Rent (or other payment due from Tenant) is not received by Landlord within
five (5) days after it is due. Tenant shall pay a late fee equal to five percent (5%) of the past due payment (the “Late
Fee”). Subject to the terms and conditions of this Lease, Landlord may levy and collect the Late Fee in addition to
all other remedies available for Tenant's failure to pay Rent (or other payment due from Tenant). All Late fees shall be payable
as Additional Rent. Additionally, all such delinquent Rent or other sums, plus the Late Fee, shall accrue interest at the Default
Rate (as defined below), from the date first due until the date paid in full. Any payments of any kind returned for insufficient
funds will be subject to an additional handling charge of $50.00 and. in the event more than two payments of any kind arc returned
for insufficient funds in any 12-month period. Landlord may require Tenant to make all future payments by cashier’s check
or other immediately collectible method.

 

		Page
                            3.	COMMERCIAL
LEASE

 

     

     

    

 

2.6         
Renewal Term Base Rent. If Tenant exercises an Extension Option, Base Rent for the first year of the renewal term will
be the greater of: a) the Base Rent of the last month of the preceding term: or b) the fair market rental rate for such renewal
term, as mutually determined by Landlord and Tenant. If Landlord and Tenant arc unable to agree on the fair market rental rate
for the Premises, the fair market rental rate shall be determined by a qualified independent commercial real estate broker familiar
with commercial rental values in Redmond. Oregon. Tenant shall choose the commercial real estate broker from a list of not fewer
than three (3) qualified, independent commercial real estate brokers provided by Landlord. If Tenant shall fail to choose a commercial
real estate broker from Landlord's list within ten (10) business days after receipt. Landlord may name any commercial real estate
broker from Landlord’s list. Within thirty (30) days of his or her appointment, the commercial real estate broker shall
return his or her decision as to the fair market rental rate of the Premises, together with a discussion of the facts, considerations,
and opinions on which the determination is based. The cost and expense of the commercial real estate broker shall be borne by
the parties equally. The commercial real estate broker's determination of the fair market rental rate for the Premises will take
into account the relative obligations of Landlord and Tenant pursuant to the terms of this Lease and shall be binding on Landlord
and Tenant (but shall be in no event less than the Base Rent of the last month of the preceding term). Once the Base Rent for
the renewal term has been established, Base Rent shall escalate on each anniversary of the Commencement Date, as provided in Section
2.1.

 

		3.	Use
Of The Premises

 

3.1          Permitted
Use. Tenant shall use the Premises for manufacture, storage and distribution of solar panels, related
batteries, related office uses, and associated products (collectively, the “Business”), and for no other
purpose without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Operation of the
Business shall be subject to all Legal Requirements (as that term is defined in Section 3.2(a) below). If Tenant’s
permitted use is prohibited by Legal Requirements or any other applicable restrictions or rules affecting the Premises,
Tenant shall have the option, on notice to Landlord, to terminate this Lease, and. in such event, all rights and obligations
of the parties shall cease as of the dale of termination. Tenant acknowledges and agrees that neither Landlord nor any of
Landlord's members, managers, officers, sureties, agents, contractors, representatives, or employees (collectively,
“Landlord’s Agents”) have made any warranties or representations, whether express or implied,
concerning the permitted use that may be made of the Premises or the Building under any Legal Requirements, including the
present comprehensive plan of the city or county in which the Premises are located, zoning ordinances, and any other existing
or future restrictions that pertain to the Premises, l or avoidance of any doubt and without limitation, Landlord is
obligated to obtain a certificate of occupancy or temporary certificate of occupancy for the Premises prior to the
Commencement Date (and to obtain a certificate of occupancy for the Premises prior to the expiration of any temporary
certificate of occupancy), and neither the foregoing nor any other provision of this Lease excuses Landlord from Landlord's
obligations to do so.

 

		Page
                            4.	COMMERCIAL
LEASE

 

     

     

    

 

3.2        
Restrictions on Use. In connection with Tenant’s use of the Premises, Tenant shall:

 

(a)          
Conform and comply with any and all Legal Requirements. Tenant shall correct, at Tenant's own expense, any failure of compliance
created through Tenant’s fault or by reason of Tenant's use of the Premises, but Tenant shall not be required to make any
structural changes to effect such compliance. For purposes of this Lease, the term “Legal Requirements” means
any and all applicable covenants, conditions, restrictions, easements, declarations, laws, statutes, ordinances, orders, codes,
rules, and regulations of any public authority affecting the Building or the Business, including the Americans with Disabilities
Act of 1990 (and the rules and regulations promulgated thereunder), and the Environmental Laws (defined below), all as now in
force and as may hereafter be amended, modified, enacted, or promulgated.

 

(b)          
Refrain from any activity that would make it impossible to insure the Premises against casualty, would increase the insurance
rate, or would prevent Landlord from taking advantage of any ruling of the Oregon Insurance Rating Bureau or its successor allowing Landlord to obtain reduced premium rates for long-term fire insurance policies, unless Tenant pays the additional costs of
the insurance.

 

(c)          
Subject to noise and other matters typically associated with Tenant’s use of the Premises permitted by Section 3.1 above,
refrain from any use which would be reasonably offensive to Landlord or owners or users of neighboring property, or which would
tend to create a nuisance or damage the reputation of the Premises.

 

(d)          
Refrain from loading the floors beyond the point considered safe by a competent engineer or architect selected by Landlord.

 

(e)          
Refrain from making any marks on or attaching any sign, insignia, antenna, aerial, or other device to the exterior or interior
walls, windows, or roof of the Building (including the Premises) without the prior written consent of Landlord.

 

(f)           
Refrain from conducting any business involving the manufacture, distribution or sale of: (i) cannabis: or (ii) any other substance
in violation of applicable federal or state law.

 

(g)          
Subject to Tenant's use of the Premises permitted by Section 3.1 above and Tenant's reasonable business needs. Tenant acknowledges
and agrees that Landlord shall be permitted to adopt reasonable rules and regulations concerning use of the Premises and may reasonably
amend such rules and regulations from time to time as Landlord determines. Any such adoption or amendment of permissible rules
and regulations shall be effective thirty (30) days after Landlord provides Tenant notice of such adoption or amendments.

 

		Page
                            5.	COMMERCIAL
LEASE

 

     

     

    

 

3.3        
Hazardous Substances; Indemnification.

 

(a)         
Tenant shall refrain from causing or permitting any Hazardous Substances (as defined below) to be spilled, leaked, disposed of,
or otherwise released on or under the Premises. Without otherwise limiting the immediately preceding sentence, Tenant may use,
store, or otherwise handle on the Premises only those Hazardous Substances typically used, stored, sold, or handled in the prudent
and safe operation of the Business. Tenant shall comply with all Environmental Laws and shall exercise the highest degree of care
in the use, handling, and storage of Hazardous Substances, and shall take all practicable measures to minimize the quantity and
toxicity of Hazardous Substances used, handled, or stored on the Premises. Upon the earlier of the termination or expiration of
this Lease, Tenant shall remove, at its sole cost and expense, all Hazardous Substances from the Premises placed or caused to
be placed on the Premises by Tenant, its employees, agents, contractors or invitees. For purposes of this Lease, the term “Environmental
Law(s)" shall mean any federal, state, or local statute, regulation, or ordinance, or any judicial or other governmental order
pertaining to the protection of health, safety, or the environment. The term “Hazardous Substance(s)” shall
mean any hazardous, toxic, infectious, or radioactive substance, waste, or material as defined or listed by any Environmental
Law, and shall include petroleum oil and its fractions.

 

(b)         
Tenant shall indemnify, defend, and hold Landlord. Landlord’s Agents, shareholders, directors, officers,
trustees, trustors, beneficiaries, and their successors, and assigns harmless for, from, and against any and all losses,
costs, expenses, claims, and liabilities (including reasonable attorney fees and costs) resulting from or arising out of,
whether directly or indirectly: (i) any breach of Tenant's obligations in Section 3(a) above: or (ii) any violation of any
Environmental Law affecting the Building or any other portion of the Premises or the land beneath any of them to the extent
resulting from the activities of Tenant or Tenant’s agents, employees or invitees. Tenant assumes full responsibility
for. and shall pay the entire cost to remedy: (1) any and all such breaches; (2) any and all such violations of Environmental
Laws; (3) the existence or presence of any such Hazardous Materials to the extent resulting from the activities of Tenant or
Tenant’s agents, employees or invitees: and (4) the removal of any such Hazardous Materials; except to the extent such
violation of Environmental Laws or presence of Hazardous Materials is caused by Landlord or Landlord’s Agents.
Tenant’s indemnification obligations provided in this Section 3.3(b) shall survive the termination of this Lease and
are in addition to, and not in limitation of, Tenant’s other indemnity obligations under this Lease. Tenant agrees that
it shall execute, at Landlord’s request, all affidavits, representations, certifications and the like concerning
Tenant’s best knowledge and belief regarding Hazardous Substances and compliance with Environmental Laws.

 

		Page
                            6.	COMMERCIAL
LEASE

 

     

     

    

 

3.4         
Safety Requirements. Tenant will conduct its operations, activities, and duties under this lease in a safe manner and
in compliance with all safety standards imposed by applicable federal, state, and local laws and regulations. Tenant will require
the observance of the foregoing by all subcontractors and all other persons transacting business with or for the Tenant in any
way connected with the conduct of Tenant under this lease. Tenant will exercise due and reasonable care and caution to prevent
and control fire on the Premises and to that end will maintain any fire suppression equipment within the Premises installed by
Landlord and provide and maintain other fire protection equipment as may be required under applicable governmental laws, ordinances,
statutes, and codes for the purpose of protecting the improvements adequately and restricting the spread of any lire from the
Premises to any property adjacent to the Premises, all al Tenant's sole cost and expense. Tenant will be solely responsible for
provision and maintenance of fire extinguishers. Tenant will also maintain any sprinkler systems. Tenant will, however, promptly
notify Landlord if Tenant observes any problems relating to any sprinkler system and will do nothing to damage or disable any
sprinkler system or any smoke detectors located within the Premises.

 

3.5         
Labor Laws. Tenant must at al. times, including during construction, comply with all applicable state and federal laws
pertaining to wage and hour and health and safety regulations. Tenant will also comply with all its own collective bargaining
requirements to avoid labor disturbances in the Premises. Tenant should promptly notify Landlord in the event of any threatened
labor action. Tenant will also reasonably cooperate with any direction of Landlord to mitigate the impact of labor disturbance
on access to the Landlord's adjacent property and operations within such properly, regardless of the source of the labor dispute.

 

3.6         
Security. Tenant is solely responsible for any and all its property located on the Premises or within the property
in which the Premises is located. Tenant waives any claim against Landlord for any loss or damage to Tenant’s property.
Landlord will not be responsible for the actions of any third parties who may come onto the Premises.

 

3.7         
Handling of Trash. Tenant will be responsible for the adequate sanitary handling of all trash and other debris for
the Premises and will provide for its timely removal to the holding area designated by Landlord. Tenant will gather, sort, and
transport all garbage, refuse, and recyclable materials as needed from the Premises. Tenant will provide and use suitable fireproof
receptacles for all trash and other refuse temporarily stored on the Premises. Tenant will not permit boxes, cartons, barrels,
pallets, scrap piles, or other similar items to be piled or stored within view of the buildings surrounding the Premises unless
otherwise approved, in writing, by Landlord. Tenant will not allow trash or debris of any nature to accumulate on the Premises
and will store all trash and debris in a manner that will prevent it from being a health or safety hazard or creating an unsightly
condition in and around the Premises.

 

3.8          Smoking
Strictly Prohibited. Absolutely NO SMOKING or use of an open flame is permitted within the Premises or any property
of Landlord adjacent to the Premises, except inside of a person's vehicle. All cigarette butts or other
lighted/burning materials must be fully extinguished and properly disposed of. Tenant shall post NO SMOKING signs in visible
and reasonable locations on the Premises and adopt a written policy issued to Tenant's employees, contractors, invitees, and
agents who will enter the Premises or any property of Landlord adjacent to the Premises. Tenant is solely responsible for
enforcing this no-smoking policy.

 

		Page
                            7.	COMMERCIAL
LEASE

 

     

     

    

 

		4.	Repairs
                                         and Maintenance; Services

 

4.1        
Landlord’s Obligations. Subject to Section 8 below related to destruction. Landlord shall be under no obligation
to make or perform any repairs, maintenance, replacements, alterations, or improvements on the Premises after performance of the
work to be performed by Landlord pursuant to Section 1.3 above.

 

4.2        
Tenant’s Obligations. Subject to Section 8 below related to destruction. Tenant will, at Tenant’s cost
and expense, maintain the Premises including without limitation the roof and exterior paint, in good condition, repair, working
order, and appearance, ordinary wear and tear excepted, and will not commit nor permit waste. To this end, Tenant has the following
nonexclusive repair and maintenance obligations, which Tenant will complete al Tenant's cost and expense:

 

(a)         
Repair and maintain all interior walls, ceilings, doors, windows, and related hardware, light fixtures, switches, wiring, and
plumbing from the point of entry to the Premises, including repainting of all exterior and interior walls of the Premises.

 

(b)         
Any repairs necessitated by the negligence of Tenant, its agents, employees, and invitees, except as provided in Section 6.3,
below, dealing with waiver of subrogation.

 

(c)         
Maintenance of the heating ventilating and air conditioning (HVAC) equipment serving only the Premises. Tenant shall contract
with a licensed IIVAC contractor to maintain the HVAC system on a not less than quarterly basis, and shall provide Landlord with
a copy of such contract. Notwithstanding the foregoing. Tenant shall be responsible for the replacement of the HVAC system and
all appurtenances thereto or the major components thereof. Landlord shall be under no obligation to make any repairs, replacements,
reconstruction, alterations or improvements to or upon the Premises or the mechanical equipment exclusively serving the Premises,
except as expressly provided for in this Lease.

 

(d)         
Snow removal service for the Parking Area. Premises walkways, and, if necessary, the Building roof. Tenant shall not allow snow
to be piled against the Building as a result of its snow-removal activities. Maintenance and repair of all landscaping areas on
the Premises.

 

(e)         
All glass, both exterior and interior to the Premises, is at the sole risk of Tenant, and any broken glass shall be promptly replaced
by Tenant with glass of the same size, kind, and quality.

 

(f)          
All Tenant signs on the exterior of the Premises including any monument sign.

 

		Page
                            8.	COMMERCIAL
LEASE

 

     

     

    

 

(g)          
Subject to the provisions of Section 3.2, any repairs or alterations required under Tenant's obligation to comply with Legal Requirements
as set forth in Section 3.2 above.

 

(h)         
All other maintenance of, or repairs to, the Premises that Landlord is not expressly required to make under this Lease.

 

4.3        
Reimbursement for Repairs and Maintenance Assumed. If Tenant fails or refuses to complete any repair or perform any
maintenance that is required by this Section 4, Landlord may make the repair or perform the maintenance and charge the actual
costs of repair or maintenance to Tenant. Such expenditures by Landlord shall be reimbursed by Tenant, on demand, together with
interest at the Default Rate from the date of invoice until paid. Except in an emergency creating an immediate risk of personal
injury or property damage, Landlord may not perform repairs or maintenance which are the obligation of Tenant (and charge Tenant
for the resulting expense) unless, at least thirty (30) days before work is commenced. Tenant is given written notice outlining
with reasonable particularity the repair or maintenance required, and Tenant fails within that time to initiate such repair or
maintenance in good faith.

 

4.4       
Utility and other Services. Tenant shall pay when due all charges for the following services and utilities for the
Premises: (i) electrical and natural gas or propane services, (ii) janitorial services, (iii) hot and cold water and sanitary
sewer service, (iv) garbage removal and recycling services, (v) snow removal (as provided in Section 4.2(d), (vi) telecommunications
and lire monitoring services, and (vii) HVAC service. Tenant shall also be responsible for paying for such other services as Tenant
requires for the operation of the Business.

 

4.5       
Landlord’s Interference with Tenant. In performing any repairs, replacements, alterations, or other work performed
on or around the Premises. Landlord shall not cause unreasonable interference with use of the Premises by Tenant.

 

		5.	Alterations

 

5.1       
Alterations Prohibited. Tenant shall make no additions, improvements, modifications, or alterations on or to the Premises
of any kind or nature whatsoever, including the installation of any improvements, fixtures, or other devices on the roof of the
Building or the installation of computer and telecommunications wiring, cables, and conduit (collectively. “Alterations”)
without first obtaining Landlord’s written consent, which shall not be unreasonably withheld, and otherwise complying with any
reasonable conditions imposed by Landlord including, without limitation, submitting plans for such Alterations for Landlord's
review and approval. Alterations approved by Landlord shall be made in a good and workmanlike manner, in compliance with applicable
Legal Requirements, and at Tenant's sole cost and expense. Tenant shall further be responsible for the cost and performance of
any additional work on the Premises or Building, including ADA compliance upgrades, required because of any Alterations made by
Tenant.

 

		Page
                            9.	COMMERCIAL
LEASE

 

     

     

    

 

5.2        
Ownership and Removal of Alterations. Notwithstanding any other provision of this Lease: (i) Alterations performed
or installed on the Premises by either Landlord or Tenant, except trade fixtures installed by Tenant, shall be the property of
Landlord when installed and will remain on the Premises and not be removed by Tenant unless Landlord and Tenant specifically agree
otherwise in writing: and (ii) trade fixtures installed by Tenant will, unless Landlord and Tenant specifically agree otherwise
in writing, be and remain the property of Tenant, may be removed by Tenant at any time, and are to be removed from the Premises
by Tenant at the expiration or earlier termination of this Lease.

 

5.3         
Signage. Subject to Landlord’s prior written consent, Tenant shall be permitted to erect and maintain such signage
as may be permitted under the Legal Requirements applicable to the Building (including City of Redmond sign regulations). Signage
installed by Tenant shall be maintained by Tenant during the Term and shall be removed by Tenant on the termination of this Lease
and the sign location restored to its former slate, ordinary wear and tear excepted, unless the parties mutually agree otherwise
in writing. All Tenant signage, including installation, maintenance, and removal, shall be at Tenant’s sole cost and expense.

 

		6.	Insurance

 

6.1         
Property Insurance. Landlord shall keep the Premises insured at Tenant’s expense against the perils covered by
a special form building and personal properly policy, including coverage for loss of rents, with limits adequate to replace the
Building (as the cost of such replacement may change from time to time), and shall provide Tenant with proof of such coverage
on Tenant’s request. Tenant shall reimburse Landlord for such insurance cost within fifteen (15) days of receiving an invoice
from Landlord. Tenant shall maintain, al Tenant’s cost and expense, a special form property insurance policy covering Tenant’s
personal property, which includes the furniture, trade fixtures, equipment, inventory and Tenant Improvements belonging to Tenant
located on the Premises, at replacement cost value.

 

6.2          
Liability Insurance. Tenant shall obtain and continuously maintain in force, for the duration of this Lease,
a commercial general liability insurance policy. This policy shall be on an occurrence form with an insurance company authorized
to operate in the State of Oregon. There shall be no exclusions on the policy with respect to any operations on the subject Premises.
Tenant’s commercial general liability insurance policy shall insure the performance of Tenant’s indemnification obligations under
this Lease. Such insurance shall protect Tenant against the claims of the Landlord on account of the obligations assumed by Tenant
under Section 6.5 of this Lease and shall name Landlord as an additional insured. Landlord shall be named as an additional insured
on Tenant’s liability insurance policies. Tenant’s liability insurance will have a provision stating that it is primary
and non-contributory to any other insurance. The limits of commercial general liability insurance required shall be not less than
$2,000,000 per occurrence, with an aggregate limit of not less than $4,000,000. These limits may be met with a primary’
commercial general liability insurance policy and an excess liability policy, if necessary. Certificates evidencing the required
liability shall bear endorsements requiring ten (10) days' written notice to Landlord prior to any change or cancellation of such
insurance, and shall be furnished to Landlord, together with copies of the additional insured endorsement, on or before the Commencement
Date.

 

		Page
                            10.	COMMERCIAL
LEASE

 

     

     

    

 

6.3         
Waiver of Subrogation. Notwithstanding anything in this Lease to the contrary, Landlord and Tenant release each other
from any claims and demands of whatever nature for damage, loss or injury to the Premises or the Building, or to the other's property
in, on or about the Premises or the Building, that are caused by or result from risks or perils insured against under any property
insurance policies required by the Lease to be carried by Landlord or Tenant and in force at the time of any such damage, loss
or injury . Each of Tenant and Landlord covenants that, to the fullest extent permitted by law and by their respective insurers,
no insurer shall hold any right of subrogation against the other. Each party will advise its insurers of the foregoing and agrees
to obtain such an agreement from its insurer if the policy does not expressly permit a waiver of subrogation. Neither Landlord
nor Tenant shall be liable to the other for any damage caused by fire or any of the risks insured against under any insurance
policy required by the Lease. IF A PREMISES PARTIAL DAMAGE (AT WHICH TENANT SHALL MAKE THE REPAIRS AT TENANT'S EXPENSE) OR TOTAL
DESTRUCTION OCCURS AND IS CAUSED BY A NEGLIGENT OR WILLFUL ACT OF TENANT. THE LANDLORD WAIVER OF SUBROGATION IS VOID (DOES NOT
APPLY) AND LANDLORD SHALL HAVE THE RIGHT TO RECOVERY AGAINST TENANT, OFFICERS. EMPLOYEES, AGENTS REPRESENTATIVES, AND INSURANCE
CARRIER OF TENANT FOR LOSS OR DAMAGE TO PREMISES.

 

6.4         
Worker’s Compensation. Tenant shall carry worker’s compensation and employers liability insurance as required by Oregon
law, with coverage of not less than the statutory limits. Upon execution of this Lease, and thereafter from time to time, at Landlord’s
request, Tenant shall furnish to Landlord a certificate of insurance of other evidence satisfactory to Landlord that the foregoing
insurance is in effect.

 

6.5         
Tenant’s Indemnification. Tenant shall indemnify, defend, and hold Landlord and Landlord’s shareholders,
directors, officers, members, employees, contractors, trustees, trustors, beneficiaries, agents, successors, and assigns (collectively,
the “Protected Parties”) harmless for, from, and against any claim, loss, or liability arising out of or resulting
from: (i) any activity of Tenant, its agents, employees or invitees on or at the Premises, (ii) any condition of the Premises
in the possession or under the control of Tenant or otherwise caused by Tenant’s negligence, willful misconduct, legal violation
or breach of duty; or (iii) any claim, loss, or liability incurred by the Protected Parties or which is asserted against or imposed
upon the Protected Parties, their successors and assigns, by any party (including any governmental entity) arising out of or resulting
from Tenant’s breach of any provision of this Lease. The Protected Parties shall have no liability to Tenant for any injury, loss,
or damage caused by third parties, or by any condition of the Premises (except to the extent caused by Landlord’s gross negligence,
intentional misconduct, or any breach of duty under this Lease). The Protected Parties shall have no liability for the failure
or interruption of utilities and in no event for lost profits or consequential damages. Tenant’s indemnification obligations will
survive any expiration or termination of this Lease and are in addition to, and not in limitation of, Tenant's other indemnity
obligations under this Lease.

 

		Page
                            11.	COMMERCIAL
LEASE

 

     

     

    

 

		7.	Taxes;
Utilities

 

7.1        
Property Taxes. Tenant shall pay as due all taxes on its personal property located on the Premises. Landlord shall
pay any and all general real property taxes levied against the Premises, including any special assessments levied and allocable
to the Premises, all of which general real property taxes and special assessments shall be reimbursed by Tenant to Landlord within
fifteen (15) days of receiving an invoice from Landlord. Any savings on the amount of real property taxes owing as a result of
enterprise zone authorization will be passed on to the Tenant such that the amount reimbursed by Tenant to Landlord shall equal
the reduced amount owing due to enterprise zone qualification. For purposes of this Lease, “general real property taxes”
shall mean any fee or charge relating to the ownership, use, or rental of the Premises and the Building, other than taxes on the
net income of Landlord or Tenant. Tenant shall be permitted to contest the amount of any lax or assessment as long as such contest
is conducted in a manner that does not cause any risk that Landlord's interest in the Premises will be foreclosed for nonpayment.
Landlord shall cooperate in any reasonable manner with such contest by Tenant. Tenant’s share of real property taxes and
assessments for the years in which this Lease commences or terminates shall be prorated based on the portion of the tax year that
this Lease is in effect.

 

7.2        
Special Assessments. If an assessment for a public improvement is made against the Premises or the Building. Landlord
may elect to cause such assessment to be paid in installments in which case all of the installments payable with respect to the
Lease shall be treated the same as general real properly taxes for the purposes of this Section 7.

 

7.3         
Payment of Utility and Service Charges. Tenant shall pay when due all charges for services and utilities incurred in
connection with the use, occupancy, operation, and maintenance of the Premises, including charges and expenses for telephone,
internet, and in-suite janitorial services.

 

7.4         
Absolute Triple Net Lease. Landlord and Tenant agree and acknowledge that this Lease is to be construed and interpreted
as an “absolute triple net lease.” Accordingly, all charges, costs, and expenses directly or indirectly related
to the use, occupation, operation, management, or lease of the Premises will be payable by Tenant unless expressly provided otherwise
in this Lease.

 

		8.	Damage
                                         and Destruction

 

8.1         Partial
Damage. If the Premises are partially damaged and Section 8.2 does not apply, Landlord shall, within a
reasonable amount of time after the date of the damage, repair and restore the Premises to as near the same condition as the
Premises existed prior to such damage. Repairs shall be accomplished with all reasonable dispatch subject to any Force
Majeure Event.

 

		Page
                            12.	COMMERCIAL
LEASE

 

     

     

    

 

8.2          
Destruction. If the Premises are destroyed or damaged such that the cost of repair or replacement exceeds fifty percent
(50%) of the replacement value of the Premises before the damage, Landlord shall so notify Tenant in writing and either party
may elect to terminate this Lease as of the date of the damage or destruction by written notice given to the other not more than
forty-five (45) days following the date of Landlord's notice to Tenant. In such event, all rights and obligations of the parties
shall cease as of the date of termination and Tenant shall have no further Rent payment obligations. If neither party elects to
terminate, Landlord shall proceed to restore the Premises to substantially the same form as prior to the damage or destruction.
Work shall be commenced as soon as reasonably possible and thereafter shall proceed without interruption, subject to any force
Majeure Event.

 

8.3         
Rent Abatement. If the Premises are partially damaged or destroyed, Rent shall be abated for the period during which
such damage or destruction is being repaired in proportion to the degree to which the Premises are untenantable and Tenant shall
have the option of extending the original Term by the length of time the Premises are untenantable.

 

8.4         
Damage Late in Term. If damage or destruction to which Section 8.2 would apply occurs within 6 months prior to the
end of the Tenn. Tenant may elect to terminate this Lease by written notice to Landlord given within thirty (30) days after the
date of the damage. Such termination shall have the same effect as termination under Section 8.2.

 

		9.	Eminent
                                         Domain

 

9.1        
Partial Taking. If a portion of the Premises is condemned and Section 9.2 does not apply, this Lease shall continue
on the following terms:

 

(a)        
The parties will be entitled to share in the condemnation proceeds in proportion to the values of their respective interests in
the Premises (including, without limitation, the value of the Tenant Improvements). Tenant may also claim dislocation damages
and compensation for damages to Tenant’s property. Except for Tenant’s rights under this Section 9, Tenant shall have
no claim against Landlord as a result of the condemnation.

 

(b)        
Landlord shall proceed as soon as reasonably possible to make any repairs and alterations to the Premises necessary to restore
the remaining Premises to a condition as comparable as reasonably practicable to that existing at the time of the condemnation.

 

(c)        
After the date on which title vests in the condemning authority, or an earlier date on which alterations or repairs are commenced
by Landlord to restore the balance of the Premises in anticipation of taking. Base Rent and Tenant’s Excess TI Payment(s) shall
be reduced in proportion to the reduction in value of the Premises as an economic unit on account of the partial taking.

 

		Page
                            13.	COMMERCIAL
LEASE

 

     

     

    

 

(d)         
If a portion of Landlords properly not included in the Premises is taken, and severance damages are awarded on account of the
Premises, or an award is made for detriment to the Premises as a result of activity by a public body not involving a physical
taking of any portion of the Premises, this shall be regarded as a partial condemnation to which Sections 9.1(a) and 9.1(b) apply,
and Base Rent and Tenant's Excess TI Payment(s) shall be reduced to the extent of reduction in rental value of the Premises as
though a portion had been physically taken.

 

9.2        
Total Taking. If a condemning authority takes all of the Premises, or a portion sufficient to render the remaining
portion of the Premises reasonably unsuitable for the use that Tenant was then making of the Premises, this Lease shall terminate
as of the date title vests in the condemning authorities. Termination of this Lease pursuant to this Section 9.2 shall have the
same effect as termination by Landlord under Section 8.2 (except that the provisions of Section 8.5 will not apply). The parties
will be entitled to share in the condemnation proceeds in proportion to the values of their respective interests in the Premises
(including, without limitation, the value of the Tenant Improvements). Tenant may also claim dislocation damages and compensation
for damages to Tenant’s property.

 

9.3        
Sale in Lieu of Condemnation. Sale of all or part of the Premises to a purchaser with the power of eminent domain in
the face of a threat or probability of the exercise of the power of eminent domain shall be treated for the purposes of this Section
9 as a taking by condemnation.

 

		10.	Liability
                                         and Indemnity

 

10.1     
Liens. Except with respect to activities for which Landlord is responsible. Tenant shall pay as and when due all claims
for work done on and for services rendered or material furnished to the Premises and shall keep the Premises free from any and
all liens. If Tenant shall fail to pay any such claims or to discharge any lien, Landlord may do so and collect the costs as Rent.
Any amount so added shall bear interest at the Default Rate from the date expended by Landlord and shall be payable on demand.
Landlord’s payment of Tenant’s claims or discharge of any Tenant lien shall not constitute a waiver of any other right or
remedy which Landlord may have on account of Tenant’s default. If a lien is filed as a result of nonpayment, Tenant shall,
within ten (10) days after know ledge of the filing, secure the discharge of the lien or deposit with Landlord cash or sufficient
corporate surety bond or other surety satisfactory to Landlord in an amount sufficient to discharge the lien plus any costs, attorney
fees, and other charges that could accrue as a result of a foreclosure or sale under the lien. Landlord may require Tenant to
furnish a lien and completion bond, or other reasonable financial assurances, before the commencement of any work.

 

10.2      
Indemnification. Tenant shall indemnify, defend, and hold Landlord and Landlord’s trustees, trustors, beneficiaries,
shareholders, members, managers, employees, contractors, agents, successors, and assigns harmless for, from, and against any claim,
loss, or liability arising out of Tenant's failure to comply with Section 10.1.

 

		Page
                            14.	COMMERCIAL
LEASE

 

     

     

    

 

		11.	Quiet
                                         Enjoyment

 

11.1       Tenant's
Quiet Enjoyment. Landlord warrants that it is the owner of the Premises and has the right to lease the Premises to
Tenant. Landlord shall defend Tenant's right to quiet enjoyment of the Premises from the claims of all persons during the
Term.

 

11.2     
Estoppel Certificate. Either party shall, within twenty (20) days after notice from the other, execute and deliver
to the other party a certificate stating whether or not this Lease has been modified and is in full force and effect and specifying
any modifications or alleged breaches by the other party. The certificate shall also state the amount of monthly Base Rent, the
dales to which Rent has been paid in advance, the amount of any security deposit or prepaid Rent, that all conditions under the
Lease to be performed by Landlord (including any construction obligations or tenant improvement allowance payments) have been
satisfied (or specifying those conditions that Landlord has not satisfied), and any other information relating to the Lease reasonably
requested by the other party. Failure to deliver the certificate within the specified time shall be conclusive on the party from
whom the certificate was requested that the Lease is in full force and effect and has not been modified except as represented
in the notice requesting the certificate.

 

		12.	Assignment
and Sublease

 

12.1     
Assignment and Sublease. Tenant shall not sell, assign, mortgage, sublet, lien, convey, encumber, or otherwise transfer
(whether directly, indirectly, voluntarily, involuntarily, or by operation of law) all or any part of Tenant’s interest in this
Lease or in the Premises (collectively. “Transfer”) without Landlord’s prior written consent, which consent
shall, as provided in Section 12.2 below, not be unreasonably withheld. For purposes of this Lease, a “Transfer”
shall be deemed to include the sale, assignment, encumbrance, or transfer – or series of related sales, assignments, encumbrances,
or transfers - of fifty percent (50%) or more of the shares or other ownership interest of Tenant regardless of whether the sale,
assignment, encumbrance, or transfer occurs voluntarily, involuntarily, by operation of law by operation of law. or by any act
or occurrence. Tenant shall provide Landlord thirty (30) days’ advance written notice of its desire to Transfer its interest in
the Premises, or any portion thereof, and such notice shall stale the name and address of the proposed transferee. Tenant shall
include in Tenant's notice of transfer a true and complete copy of the proposed transfer instrument, which transfer instrument
shall expressly include that the transferee shall comply and be bound by all of the terms, covenants, conditions, and provisions
of this Lease. Any transfer which does not comply with this Lease shall be void and shall constitute a breach of this Lease.

 

		Page
                            15.	COMMERCIAL
LEASE

 

     

     

    

 

12.2      
Conditions to Landlord’s Consent. Landlord’s consent to any proposed Transfer by Tenant shall not be unreasonably withheld,
but may be conditioned on (in addition to any other condition that Landlord may reasonably impose) the following: (i) Tenant demonstrating
(to Landlord’s reasonable satisfaction) that the transferee’s condition (financial and otherwise) and business reputation is equivalent
to that of Tenant, that Tenant's operations on and use of the Premises would be in compliance with the terms of this Lease, and
that Landlord's interest in the Premises would not be adversely affected (for the avoidance of doubt any cannabis-related use
may be denied in Landlord’s sole and absolute discretion); (ii) Landlord obtaining financial statements reasonably satisfactory
to Landlord from any entity that is the transferee; (iii) Tenant reimbursing Landlord for all reasonable costs and expenses incurred
by Landlord in connection with its review of any Transfer documents or otherwise related to its determination as to whether to
consent to the proposed Transfer, including reasonable attorney fees; and (iv) the transferee(s) agreeing in writing to comply
with and be bound by all of the terms, covenants, conditions, provisions, and agreements of this Lease (Tenant shall deliver to
Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably
acceptable to Landlord). In the event of any sublease or assignment of this Lease, Landlord shall be entitled to any excess rent
(however calculated) actually paid to Tenant as a result of such sublease or assignment. Tenant acknowledges and agrees that Landlord’s
conditioning of its consent to any Transfer on Tenant’s satisfaction of the conditions contained in this Section 12.2 is reasonable
under this Lease.

 

12.3      
Effect of Transfer. If Landlord consents to a Transfer, the following shall apply: (i) the terms and conditions
of this Lease (or any Personal Guaranty hereof) shall in no way be deemed to have been waived or modified; (ii) consent shall
not be deemed consent to any further Transfer by Tenant or any transferee; and (iii) he acceptance of Rent by Landlord from any
other person shall not be deemed to be a waiver by Landlord of any provision of this Lease. An approved Transfer shall relieve
Tenant from liability under this Lease. Landlord may consent to subsequent assignments, subletting of this Lease, or amendments
or modifications to this Lease with assignees of Tenant without notifying Tenant, or any successor of Tenant, and without obtaining
its or their consent.

 

		13.	Default

 

13.1      
Tenant Default. The occurrence of any of the following events shall constitute a default under this Lease (each an
“Event of Default”):

 

(a)          
Default in Payment of Rent or Other Charges. Failure of Tenant to pay Rent or any other charge, cost, or expense within
five (5) days after such payment is past due.

 

(b)          
Default in Other Covenants. Failure of Tenant to comply with any term or condition or fulfill any obligation of this
Lease (other than the payment of Rent or other charges) within thirty (30) days after written notice from Landlord specifying
the nature of the default. If the default is of such a nature that it cannot be completely remedied within the 30-day period,
this Section 13.1(b) shall be deemed complied with if Tenant begins correction of the default within the 30-day period and thereafter
proceeds with reasonable diligence and in good faith to effect the remedy as soon as practicable.

 

		Page
                            16.	COMMERCIAL
LEASE

 

     

     

    

 

(c)          Insolvency.
Tenant becomes insolvent within the meaning of the United States Bankruptcy Code, as amended from time to time; an assignment
by Tenant for the benefit of creditors; the filing by Tenant of a voluntary petition in bankruptcy; an adjudication that
Tenant is bankrupt or the appointment of a receiver of the properties of Tenant; the filing of any involuntary petition of
bankruptcy and failure of Tenant to secure a dismissal of the petition within 120 days after filing; attachment of or the
levying of execution on the leasehold interest and failure of Tenant to secure discharge of the attachment or release of the
levy of execution within 30 days. If Tenant consists of 2 or more individuals or business entities, the Events of
Default specified in this Section 13.1(c) shall apply to each individual unless within 30 days after an Event of Default
occurs the remaining individuals produce evidence satisfactory to Landlord that they have unconditionally acquired the
interest of the one causing the default.

 

(d)         
Abandonment. The vacation or abandonment of the Premises by Tenant for ten (10) or more consecutive days at any time
following delivery of possession of the Premises to Tenant, as evidenced by Tenant’s failure to consistently operate its business
during normal Business Hours on normal Business Days, unless such failure is excused under other provisions of this Lease.

 

13.2     
Landlord Default. No act or omission of Landlord shall be considered a default under this Lease until Landlord has
received thirty (30) days’ prior written notice from Tenant specifying the nature of the default with reasonable particularity.
Commencing from Landlord’s receipt of such default notice, Landlord shall have 30 days to cure or remedy the default before Landlord
shall be deemed in default of this Lease; provided, however, that if the default is of such a nature that it cannot be completely
remedied or cured within the 30 day period, there shall not be a default by Landlord under this Lease if Landlord begins correction
of the default within the 30 day period and thereafter proceeds with reasonable diligence and in good faith to effect the remedy
as soon as practical.

 

		14.	Remedies
                                         on Default

 

14.1      
Termination. Upon the happening of an Event of a Default, this Lease may be terminated at the option of Landlord by
notice to Tenant. If this Lease is not terminated by the election of Landlord, Landlord shall be entitled to recover damages from
Tenant for the default. Regardless of whether this Lease is terminated, Tenant’s liability to Landlord for any damages shall survive
such termination, and Landlord may reenter, take possession of the Premises, and remove any persons or property by legal action
or by self-help with the use of reasonable force and without liability for damages.

 

14.2      
Reletting. Following reentry or abandonment, Landlord may relet the Premises, and in that connection may make
any suitable alterations or refurbish the Premises (or both), or change the character or use of the Premises, but Landlord shall
not be required to relet for any use or purpose other than that specified in this Lease or which Landlord may reasonably consider
injurious to the Premises, or to any tenant which Landlord may reasonably consider objectionable. Landlord may relet all or part
of the Premises, alone or in conjunction with other properties, for a term longer or shorter than the Term, upon any reasonable
terms and conditions, including the granting of some rent-free occupancy or other rent concession.

 

		Page
                            17.	COMMERCIAL
LEASE

 

     

     

    

 

14.3     
Damages. In the event of termination or retaking of possession following an Event of Default, Landlord shall be entitled
to recover immediately, without waiting until the due date of any future Rent or until the date fixed for expiration of this Lease,
and in addition to any other damages recoverable by Landlord, the following amounts as damages:

 

(a)          
The loss of reasonable rental value from the date of default until a new tenant has been, or with the exercise of reasonable efforts
could have been, secured.

 

(b)          
The reasonable costs of reentry and reletting including the cost of any clean-up. refurbishing, removal of Tenant’s property
and fixtures, or any other expense occasioned by Tenant’s failure to quit the Premises upon termination and to leave the
Premises in the required condition, including any remodeling costs, attorney fees, court costs, broker commissions, and advertising
costs.

 

(c)      
    The unamortized portion, during the initial Term, of any concessions (e.g. free rent or tenant improvement
allowance) granted, and any brokerage commissions incurred, by Landlord in connection with this Lease.

 

(d)          
Any excess of the value of the Rent and all of Tenant’s other obligations under this Lease over the reasonable expected
return from the Premises for the period commencing on the earlier of the date of trial or the date the Premises are relet, and
continuing through the end of the then current Term. The present value of future amounts will be computed using a discount rate
equal to the prime loan rate of major Oregon banks in effect on the date of trial, or if no trial, on the date the Premises were
relet.

 

14.4     
Right to Sue More Than Once. Landlord may sue periodically to recover damages during the period corresponding to the
remainder of the Term, and no action for damages shall bar a later action for damages subsequently accruing.

 

14.5     
Remedies Cumulative. The foregoing remedies shall be in addition to and shall not exclude any other remedy available
to Landlord under applicable law.

 

14.6     
Landlord’s Right to Cure Defaults. If Tenant shall fail to perform any obligation under this Lease, Landlord
shall have the option to do so alter 30 days’ written notice to Tenant specifying the nature of the default. Landlord’s performance
of any Tenant obligation under this Lease shall not waive any other remedy available to Landlord. All of Landlord’s expenditures
to correct the default shall be reimbursed by Tenant on demand with interest at the Default Rate from the date of expenditure
by Landlord.

 

		15.	Surrender
                                         at Expiration

 

15.1    
Condition of Premises. Upon the expiration or earlier termination of this Lease, Tenant shall surrender the Premises
in good order and “broom clean” condition, reasonable wear and tear excepted. Alterations constructed by Tenant with
permission from Landlord shall not be removed or restored to the original condition unless the terms of permission for the Alteration
so require. Depreciation and wear from ordinary use for the purpose for which the Premises were leased need not be restored, but
all maintenance and repairs for which the Tenant is responsible shall be completed to the latest practical date prior to such
surrender. Tenant's obligations under this Section 15.1 shall be subordinate to the provisions of Section 8 related to destruction.
Upon surrender, Tenant shall deliver all keys in tenant's possession to Landlord, whether for interior or exterior Premises doors.
Tenant shall reimburse Landlord for the cost of re-keying any Premises door for which a key is not delivered to Landlord.

 

		Page
                            18.	COMMERCIAL
LEASE

 

     

     

    

 

15.2     
Fixtures.

 

(a)         
Unless Landlord and Tenant agree otherwise in writing, following the expiration or earlier termination of this Lease: (i) all
fixtures on the Premises owned by Landlord are to remain on the Premises; and (ii) Tenant shall remove, as provided in Section
15.2(b) below, all fixtures owned or placed on the Premises by tenant (excluding any owned by Landlord, but specifically including
all of Tenant’s trade fixtures) and repair any physical damage resulting from the removal. If Tenant shall fail to remove
such fixtures, Landlord may do so and charge the cost to Tenant with interest at the Default Rate from the dale of expenditure.

 

(b)         
Prior to the expiration or termination of this Lease, Tenant shall remove all of Tenant’s furnishings and furniture, and all fixtures
that Tenant is required to remove under Section 15.2(a) above. If Tenant fails to do so, this shall constitute an abandonment
of the properly, and Landlord may retain the property and all rights of Tenant with respect to it shall cease or, by notice in
writing given to Tenant within ten (10) days after removal was required, Landlord may elect to hold Tenant to its obligation of
removal. If Landlord elects to require Tenant to remove, Landlord may effect a removal and place the property in public storage
for Tenant’s account. Tenant shall be liable to Landlord for the cost of removal, transportation to storage, and storage with
interest at the Default Rate on all such expenses from the dale of expenditure by Landlord.

 

15.3       
Holdover.

 

(a)         
If Tenant does not vacate the Premises at the lime required, Landlord shall have the option to treat Tenant as a tenant from month-lo-month.
subject to all of the provisions of this Lease (except the provisions for term), at a rental rate equal to 125% of the Base Rent
last paid by Tenant. Failure of Tenant to remove fixtures, furniture, furnishings, or trade fixtures which tenant is required
to remove under this Lease shall constitute a failure to vacate to which this Section 15.3 shall apply if the properly not removed
substantially interferes with the occupancy of the Premises by another tenant or with the occupancy by Landlord for any purpose
including preparation for a new tenant.

 

(b)         
If a month-to-month tenancy results from a holdover by Tenant under this Section 15.3, the tenancy shall be terminable at the
end of any monthly rental period on written notice from Landlord given not less than ten (10) days prior to the termination date
which shall be specified in the notice. Tenant waives any notice which would otherwise be provided by law with respect to a month-to-month
tenancy.

 

		Page
                            19.	COMMERCIAL
LEASE

 

     

     

    

 

		16.	Subordination
                                         and Attornment; Mortgagee Protection

 

16.1      
Subordination. Landlord represents and warrants that the Premises arc not encumbered or affected by any deed of trust,
mortgage or other financial encumbrance. This Lease is and shall be prior to any mortgage or deed of trust (“Encumbrance”)
recorded after the date of this Lease and affecting the Premises. However, if any lender holding such an Encumbrance requires
that this Lease be subordinate to the Encumbrance, then Tenant agrees that the Lease shall be subordinate to the Encumbrance if
the holder thereof agrees in writing with Tenant that as long as Tenant performs its obligations under this Lease no foreclosure,
deed given in lieu of foreclosure, or sale pursuant to the terms of the Encumbrance, or other steps or procedures taken under
the Encumbrance shall affect Tenant’s rights under this Lease. Tenant, Landlord and Landlord’s lender shall execute
and record a commercially reasonable subordination, nondisturbance and attornment agreement (“SNDA”) to memorialize
the foregoing provisions.

 

16.2      
Notice. If any act or omission of Landlord would give Tenant the right, immediately or after lapse of a period of time,
to cancel or terminate this Lease, to claim damages from Landlord, or to claim a partial or total eviction, Tenant will not exercise
the right: (i) until it has given written notice of the act or omission to Landlord: (ii) until any cure period under Section
13.2 of this Lease has expired; and (iii) until any noticed required to be provided to a lender under any SNDA has been provided.

 

16.3      
Attornment. Any mortgagee, transferee, purchaser, lessor or beneficiary succeeding to Landlord’s interest following
any foreclosure, sale or transfer in lieu thereof, may be referred to as a “Successor Landlord”. Tenant shall
attorn to the Successor Landlord and the Successor Landlord will accept Tenant’s attornment, assume Landlord’s obligations
under the Lease, and will agree in writing not to disturb Tenant’s quiet possession of the Premises. Tenant will attorn
to and recognize the Successor Landlord as Tenant’s Landlord under this Lease, and Tenant and the Successor Landlord will promptly
execute and deliver an instrument reasonably acceptable to the parties to evidence the attornment and non-disturbance. Upon the
attornment, this Lease will continue in full force and effect as a direct lease between the Successor Landlord and Tenant on all
of the terms, conditions, and covenants as are set forth in this Lease.

 

		17.	Miscellaneous

 

17.1      
Non-waiver. Waiver by either party of strict performance of any provision of this Lease shall not be a waiver of or
prejudice the party's right to require strict performance of the same provision in the future or of any other provision.

 

17.2       Attorney
Fees. If any arbitration or litigation is instituted to interpret, enforce, or rescind this Lease, including any
proceeding brought under the United States Bankruptcy Code, the prevailing party on a claim shall be entitled to recover
with respect to the claim, in addition to any other relief awarded, the prevailing party’s reasonable attorney fees and other
fees, costs, and expenses of every kind, including the costs and disbursements specified in ORCP 68 A(2), incurred in
connection with the arbitration, the litigation, any appeal or petition for review, the collection of any award, or the
enforcement of any order, as determined by the arbitrator or court.

 

		Page
                            20.	COMMERCIAL
LEASE

 

     

     

    

 

17.3     
Notices. All notices or other communications required or permitted by this Lease must be in writing, must be delivered
to the panics at the addresses set forth below, or any other address that a party may designate by notice to the other parties,
and shall be considered delivered upon actual receipt if delivered personally or by fax or an overnight delivery service, or at
the end of the 5th Business Day after the dale deposited in the United States mail, postage prepaid, certified, return
receipt requested.

 

	Landlord:	Tenant:
	 	 
	Charron Metals Corporation,

                             a California corporation

                             1225
    Emory Street

San
    Jose, CA 95126
	Yozamp
Products Company, LLC,

 an Oregon limited liability company,

 dba Expion 360 Corporation 

2045 SW Deerhound Avenue #101

 Suite C

Redmond, OR 97756

 

	With
    a copy to:	With
    a copy to:
	 	 
	Brent S. Kinkade

                                                Karnopp Petersen LLP

                                                360 SW Bond Street. Suite 400

                                                Bend, Oregon 97702
	Yozamp Products Company, LLC

                                                dba Expion 360 Corporation

                                                915 SW Rimrook Way

                                                Suite 201 - 126

                                                Redmond, OR 97756

 

17.4     
Succession. Subject to the limitations concerning the transfer and assignment of this Lease under Section 12, this
Lease will be binding upon and inure to the benefit of the parties, their respective successors and assigns.

 

17.5     
Recordation. Tenant may record a memorandum of this Lease, and Landlord shall execute and acknowledge a memorandum
of this Lease in a form suitable for recording if requested by Tenant, and shall otherwise reasonably cooperate with Tenant in
connection with Tenant’s rights under this paragraph.

 

17.6     
Entry for Inspection. Landlord may, to determine Tenant’s compliance with this Lease, to make necessary repairs to
the Premises, or to show the Premises to any prospective tenant or purchaser, inspect the premises at a mutually convenient lime
on not less than 24-hour prior notice to Tenant. In addition, Landlord shall have the right, at any time during the last 6 months
of the Term, to place and maintain upon the Premises notices for sale or leasing of the Premises. Upon expiration or earlier termination
of this Lease, Tenant shall promptly supply Landlord with copies of keys for all doors and locks in the Premises.

 

		Page
                            21.	COMMERCIAL
LEASE

 

     

     

    

 

17.7      
Interest on Rent and Other Charges. Any Rent or other payment required to be paid by Tenant under this Lease (including
a Late Fee under Section 2.6) shall, if not paid within live (5) days after it is due, bear interest an annual rate equal to the
prime rate of interest published in the Wall Street Journal plus 5% (provided that under no circumstances will the interest
rate be less than 10% per annum) (the “Default Rate”) from the due date until paid.

 

17.8      
Severability. If a provision of this Lease is determined to be unenforceable in any respect, the enforceability of
the provision in any other respect and of the remaining provisions of this Lease shall not be impaired.

 

17.9      
Further Assurances. The parties shall sign such other documents and take such other actions as are reasonably necessary
to further effect and evidence this Lease.

 

17.10    
Governing Law. 1 his Lease is governed by the laws of the Stale of Oregon, without giving effect to any conflict-of-law
principle that would result in the laws of any other jurisdiction governing the Lease.

 

17.11    
Standard for Discretion. When exercising Landlord's discretion under this Lease, or if this Lease is silent on the
standard for any consent, approval, determination, or similar discretionary action by Landlord, the standard shall be Landlord's
sole and absolute discretion.

 

17.12    
Entire Agreement. This I .ease contains the entire understanding of the parties regarding the subject matter of this
Lease and supersedes all prior and contemporaneous negotiations and agreements, whether written or oral, between the parties with
respect to the subject matter of this Lease.

 

17.13    
Signatures. This Lease may be executed in counterparts, each of which will be deemed an original, and all of which
together will constitute one and the same instrument. Electronic signatures and copies of signature by electronic scan, facsimile
or otherwise will be treated as original signatures.

 

17.14    
Representation. Landlord and Tenant each represent to the other that they have not dealt, directly or indirectly, in
connection with the leasing of the Premises, with any broker or person entitled to claim a commission or leasing fees. Landlord
and Tenant each will indemnify and hold each other harmless from any loss, liability, damage, or expense (including reasonable
attorneys’ fees) arising from any claim for a commission or leasing fee arising out of this transaction made by any unidentified
broker or other person with whom such party has dealt.

 

		Page
                            22.	COMMERCIAL
LEASE

 

     

     

    

 

17.15    
Force Majeure. Any non-monetary obligation of Landlord or Tenant which is delayed or not performed due to Acts of God,
strike, riot, shortages of labor or materials, war, governmental laws, regulations or restrictions, delays caused by the City
of Redmond, or any other causes of any kind whatsoever which are beyond Landlord’s or Tenant’s reasonable control (each a “Force
Majeure Event”), will not constitute a default hereunder and will be performed within a reasonable time after the end of
such cause for delay or nonperformance. If Landlord or Tenant is delayed in constructing or reconstructing the Building or Premises
due to a Force Majeure Event, then the time within which such construction or reconstruction is to be completed will be extended,
day for day, by the number of days of such delay. No Force Majeure Event will commence or be deemed to have occurred unless, within
ten (10) days of the event constituting the Force Majeure Event, the party claiming such delay has provided written notice to
the other specifying the action, inaction or circumstance that the claiming party contends constitutes a Force Majeure Event.

 

17.16    
Time. If the date for performance of an obligation or delivery of any notice hereunder falls on a day other than a
Business Day, the date for such performance or delivery of such notice shall be postponed until the next ensuing Business Day.

 

17.17    
Nonrecourse Lease & Limits on Claims, Tenant shall look only to Landlord’s interest in the Building and the Premises
(or the proceeds thereof) for the satisfaction of Tenant’s remedies for the collection of a judgment (or other judicial process)
requiring the payment of money by Landlord in the event of any default by Landlord hereunder and no other property or assets of
Landlord or its shareholders, directors, officers, trustees, trustors, beneficiaries, members or managers, whether disclosed or
undisclosed, shall be subject to levy, execution, or other enforcement procedure for the satisfaction of Tenant’s remedies
under or with respect to this Lease, the relationship of Landlord and Tenant hereunder, or Tenant’s use or occupancy of
the Premises.

 

17.18    
Authority. The undersigned each represent and warrant that they have the full right, power, and authority to execute,
deliver, and perform this Lease on behalf of the party to which they are associated and that when this Lease is executed and delivered
by the undersigned, this Lease shall constitute the valid and binding agreement of such party, enforceable in accordance with
its terms.

 

17.19    
Time of Essence.  Time is of the essence with respect to all dates and lime periods in this Lease.

 

17.20     Interpretation.
All pronouns contained herein and any variations thereof will be deemed to refer to the masculine, feminine, or neutral,
singular or plural, as the identity of the parties or other context may require. The singular includes the plural and the
plural includes the singular. The word “or” is not exclusive. The words “include,”
“includes.” and “including” are not limiting. The term “person” means any natural person,
corporation, limited liability company, partnership, joint venture, firm, association, trust, unincorporated organization,
government or governmental agency or political subdivision, or any other entity. The titles, captions, or headings of the
sections herein are inserted for convenience of reference only and are not intended to be a part of or to affect the meaning
or interpretation of this Lease. This Lease is the result of arms-length negotiations between the parties and will not be
construed against landlord by reason of its preparation of this Lease document. Nothing contained in this Lease will be
deemed or construed as creating a relationship of principal and agent, partners, joint venturers, or any other similar
relationship between the parties hereto.

 

		Page
                            23.	COMMERCIAL
LEASE

 

     

     

    

 

17.21    
Consequential Damages. In no event shall Landlord be liable to Tenant, and Tenant hereby waives any claims against
Landlord, for any consequential, special or punitive damages.

 

17.22   
Personal Guaranty. As a condition for the execution of this Lease by Landlord, the obligations, covenants and performance
of Tenant as herein provided are guaranteed by John Yozamp pursuant to the personal guaranty attached hereto as Exhibit C, and
incorporated herein by this reference.

 

17.23    
Attorney. The parties understand that the law firm of Kamopp Petersen LLP has served as legal counsel to Landlord in
the negotiation of the terms of this lease, and does not represent any other party in connection with this lease. Each of the
other parties to this lease acknowledges that the party has consulted with the party’s own legal counsel or has knowingly waived
the party’s right to do so.

 

{Signature
page follows}

 

		Page
                            24.	COMMERCIAL
LEASE

 

     

     

    

 

IN
WITNESS WHEREOF, the parties hereto have executed this lease on the day and year first set forth above.

 

 

	“Landlord”	“Tenant”
	 	 
	CHARRON METALS CORPORATION, 

a California corporation	YOZAMP PRODUCTS COMPANY,

 LLC, an Oregon limited liability

 company,
                            

dba Expion 360 Corporation

 

	 	 	 
	STEVEN A. CHARRON, President and	 	By	Ravi Sinha
	CEO	 	:	 
	 	 	 	 
	 	 	Its	CEO
	 	 	:	 

 

		Page
                            25.	COMMERCIAL
LEASE

 

     

     

    

 

Exhibit
A

 

Legal
Description

 

		Page
                            A - 1.	COMMERCIAL
LEASE – Exhibit A

 

     

     

    

 

Exhibit
B

 

Work
Letter Agreement

 

This
Work Letter Agreement (“Agreement”) is entered into effective                             , 2020.
between CHARRON METALS CORPORATION, a California corporation (“Landlord”) and YOZAMP PRODUCTS COMPANY,
LLC, an Oregon limited liability company, dba Expion 360 Corporation (“Tenant”), in connection with
the execution of the Commercial Lease between Landlord and Tenant of even date herewith (the “Lease”), who
hereby agree as follows:

 

1.
            General.
The purpose of this Agreement is to describe how the Premises will be designed and constructed, who will undertake the construction
of the Tenant Improvements (as defined below), and who will pay for the construction of additional Tenant Improvements. All capitalized
terms used, but not defined, in this Agreement shall have the same meaning given to such terms in the Lease. The Tenant Improvements
shall be constructed pursuant to this Agreement by Landlord. Landlord shall provide the Tenant Improvement Allowance (as defined
in Section 7(a), below ) and shall provide possession of the Premises to Tenant upon completion of the Tenant Improvements.

 

2.           
Commencement Date and Possession. The “Commencement Date” shall be as defined in Section 1.3 of
the Lease. Landlord shall deliver possession of the Premises to Tenant when the Tenant Improvements are substantially complete,
For the purposes of this Agreement, the Tenant Improvements shall be “substantially complete” when: (a) the Tenant Improvements
are complete pursuant to the Plans and Specifications (as defined below), other than punch list items that do not materially impede
Tenant's ability to install Tenant’s furniture, trade fixtures and equipment, with all necessary governmental approval obtained:
(b) Landlord has received a temporary certificate of occupancy for the Premises and the Property, sufficient to allow Tenant access
to the Premises for installation of its furniture, trade fixtures and equipment: and (c) the construction of servicing the Premises
are complete, including, but not limited to, all access roads located on or serving the Premises, Parking Area, concrete curbs
and sidewalks, driveways, and utilities (collectively, the “Delivery Condition”).

 

3.           
Tenant Improvement Plans. Tenant is working with Landlord’s architect and engineer to develop plans and specifications
for the Premises (the “Plans and Specifications”), which shall be periodically submitted to Landlord and Landlord’s
contractor for review and approval. Tenant acknowledges and agrees that Tenant has primary responsibility for communicating its
Tenant Improvement requirements to the architect and engineer, and for ensuring that those requirements arc reflected in the Plans
and Specifications.

 

4.           
Tenant Improvements; Building Description. Landlord hereby agrees that the Building shall include the items set forth
in the “Building Description” attached as Schedule 1. Landlord and Tenant agree that the “Tenant
Improvements” shall mean those items associated with building the Building and the build-out of the Building’s interior
to suit Tenant’s needs. Those
items include: interior walls and finishes, interior doors and glass work, floor coverings, electrical wiring, low voltage wiring,
electrical fixtures, plumbing, plumbing fixtures, bathroom fixtures, sinks, showers and toilets, kitchen components, cleanroom
finishes, and HVAC system. Notwithstanding the foregoing, the Tenant Improvements shall not include any personal property of Tenant
(including, without limitation, computer networking and data systems, telephone and telecommunication systems, cardlock entry
and security systems).

 

		Page B
                            - 1.	COMMERCIAL
LEASE – Exhibit B

 

     

     

    

 

5.           
Construction/Delivery Condition/Warranty. The Tenant Improvements shall be undertaken and completed in a good, workmanlike
manner, and Landlord shall obtain all necessary governmental permits, licenses, and approvals with respect thereto and shall comply
with all Legal Requirements. Landlord warrants the Premises, including any improvements other than those constructed by Tenant,
will be in the Delivery Condition on the Commencement Date. If Tenant determines that the Premises are not in the Delivery Condition.
Tenant shall give written notice thereof to Landlord and Landlord shall correct such breach of the warranty within thirty (30)
days of the date of Tenant’s notice (unless a longer period is reasonably required, in which event Landlord shall perform
such repair as expeditiously as possible) at its cost (which shall not be charged or passed through to Tenant unless Tenant's
actions were the cause of the Premises not being in the Delivery Condition). In addition to the foregoing, Tenant shall have the
benefit of any manufacturers’ warranties.

 

6.           
Change Orders. In the event Tenant requests any changes to the Plans and Specifications after the commencement of the
Tenant improvements, Landlord may consent to such changes, which consent shall not be unreasonably denied, within five (5) business
days after Landlord’s receipt of same, provided that the changes: (i) have no adverse effect on the Building structure or
mechanical systems; (ii) arc in compliance with all Legal Requirements; (iii) have no material, negative effect on the exterior
appearance of the Building, and (iv) will not unreasonably interfere with the anticipated normal and customary operation of the
Building (each, a “Design Problem”). In the event of a Design Problem, Tenant will make the minimum changes
necessary in order to correct the Design Problem and will return the requested changes to Landlord. This procedure will be repeated
until Tenant’s requested changes are finally approved by Landlord. The parties shall respond to any communication from the
other party within five (5) business days. If Tenant’s requested changes increase the cost to Landlord of constructing the
Tenant Improvements shown on the Plans and Specifications, Landlord shall disclose such increased costs to Tenant in writing,
and. if after receiving such notice from Landlord Tenant elects in writing to proceed. Tenant shall reimburse Landlord for such
increased costs on a monthly basis according to the invoices for the items relating to the changes requested by Tenant unless
Landlord agrees in writing to add such amount to the Excess 11 Allowance described in Section 7(a), to be paid as provided in
Section 7(b). The costs charged by Landlord to Tenant pursuant to this Section 6 shall be an amount equal to the actual costs
incurred by Landlord to review the requested changes and revise the Plans and Specifications, plus the additional amount required
to cause the Tenant Improvements to be constructed as reflected in the revised Plans and Specifications.

 

		Page B
                            - 2.	COMMERCIAL
LEASE – Exhibit B

 

     

     

    

 

7.           
Tenant Improvement Allowance.

 

(a)         
Amount. Landlord will advance the actual costs for the construction of the Tenant Improvements (which shall include
construction of the Building for purposes of this Lease). Such construction costs, which include, without limitation any amounts
paid to Landlord’s contractor, a project coordinator, or similar consultant, as well as the cost of builder’s risk insurance,
permit fees and related governmental charges are referred to in this Agreement as the “Tenant Improvement Allowance.”
Landlord and Tenant agree that the Tenant Improvement Allowance shall not exceed S2.300.000.00 (the “TI Cap”),
unless otherwise separately agreed to by Tenant and Landlord in writing. Tenant shall be solely responsible for all costs of the
Tenant Improvements in excess of the TI Cap (the “Excess TI Allowance”).

 

(b)         
Repayment of Excess TI Allowance. Tenant shall repay the Excess TI Allowance in equal monthly installments (“Tenant’s
TI Payment”), with interest at eight percent (8%) per annum, amortized over 84 months as Additional Rent. Notwithstanding
anything in this Agreement to the contrary, Tenant may prepay all or any part of the Excess 11 Allowance at any time without
penalty.

 

(c)         
Security Interest. As security for payment of the Rent and repayment of the Excess TI Allowance, Tenant grants Landlord
a security interest in Tenant’s equipment located on the Premises (the “Collateral”). Tenant authorizes
Landlord to file all financing statements and take such other action as Landlord deems reasonably necessary to perfect and continue
Landlord’s security interest in the Collateral. Upon Tenant’s request after the full payment and performance of the Obligations,
Landlord will take all actions that Tenant deems reasonably necessary to terminate Landlord’s security interest in the Collateral,
including authorizing Tenant to file any necessary termination forms. If, at any time, Tenant fails to timely make Tenant’s
Excess TI Payment (whether a monthly amount or lump sum payment), Landlord shall have any remedy available to Landlord under the
Uniform Commercial Code. Landlord agrees that it will release the security interest upon termination of the Lease.

 

8.          
Inspection. After the Tenant Improvements are substantially complete (excepting punch list items) and prior to Tenant’s
move-in to the Premises. Landlord shall cause its contractor to inspect the Premises with a representative of Tenant and complete
a punch list of unfinished Tenant Improvement items. Authorized representatives for Landlord and Tenant shall execute said punch
list to indicate their approval thereof. Landlord shall cause the Contractor to complete the items listed on such punch list within
thirty (30) days after the approval of such punch list or as soon thereafter as reasonably practicable.

 

		Page B
                            - 3.	COMMERCIAL
LEASE – Exhibit B

 

     

     

    

 

	“Landlord”	“Tenant”
	 	 
	CHARRON METALS CORPORATION, 

a California corporation	YOZAMP PRODUCTS COMPANY,

 LLC, an Oregon limited liability

 company,
                            

dba Expion 360 Corporation

 

	 	 	 
	STEVEN A. CHARRON, President and	 	By	Ravi Sinha
	CEO	 	:	 
	 	 	 	 
	 	 	Its	CEO
	 	 	:	 

 

		Page B
                            - 4.	COMMERCIAL
LEASE – Exhibit B

 

     

     

    

 

Schedule
1

 

Building
Description

 

Landlord
shall construct the Building and supply, furnish, install and finish the following items, and which shall comprise, and are hereby
defined as, the “Building:”

 

		1.	Architect/Engineer
Costs.

 

		(a)	Architectural
fees for Building design (interior and exterior).

 

		(b)	Engineering
fees for: site layout, drainage, survey.

 

		(c)	Building
structural engineering fees (interior and exterior); electrical, mechanical and plumbing design (including HVAC).

 

		(d)	Landscape
architectural design fees.

 

		2.	Permitting;
SDCs.

 

		(a)	Permitting
fees to City and County.

 

		(b)	City
fees for traffic usage, sewer connection, water connection and any required relocation of fire hydrants.

 

		(c)	Fees
to power company.

 

		3.	Site
Infrastructure; Utilities.

 

		(a)	Site
                                         improvements such as sidewalks, asphalt parking lot, parking lot striping, parking lot
                                         signs, gravel parking areas, curbs, gutters, underground drainage systems, parking lot
                                         lights, grease traps, garbage enclosures.

 

		(b)	Underground
                                         utilities such as sewer, power, water, fire system lines, conduit for telecommunications/cable.

 

		4.	Building.

 

		(a)	Foundation,
                                         exterior walls, bearing walls, structural members, stairways, and roof.

 

		(b)	Exterior
                                         finishes, gutters, windows, exterior doors, exterior awnings, and covered porches.

 

		(c)	Insulation
and warehouse lighting.

 

		(d)	Water
meter, main electrical system, electrical service, electrical disconnect.

 

		5.	HVAC

 

		(a)	Main
air distribution system with main cold and/or hot air loop to the service core.

 

		Page
                            Sch. 1.	COMMERCIAL
                                         LEASE – Schedule 1

 

     

     

    

 

Exhibit
C

 

Personal
Guaranty

 

The
undersigned (“Guarantor”), for good and valuable consideration, hereby jointly and severally guaranties the
due and punctual payment of the rent and performance of all of Tenant’s obligations under the foregoing lease (the “Lease”)
until the third anniversary of the Commencement Date of the Lease.

 

Upon
a default of any such amount or performance, Guarantor hereby covenants to pay such amount or make such performance as is due
and payable, upon Landlord’s demand. Landlord need not first exhaust Landlord’s remedies to collect from Tenant such rent or performance
as to which a default has occurred prior to making demand upon Guarantor with respect to payment or performance thereof. The liability
of Guarantor hereunder shall not be deemed to diminish by reason of any bankruptcy, insolvency, reorganization or arrangement
of Tenant or the assignment for the benefit of creditors of Tenant. In the event of any extension of time for payment of principal
or interest under the Lease, this Guaranty shall continue to be applicable to the Lease as so extended.

 

In
the event Guarantor shall for any reason acquire a claim against Tenant, Guarantor agrees that any principal and interest due
or to become due under the Lease from Tenant shall be prior to any claim that Guarantor may have against Tenant whether or not
Tenant at such time or thereafter is insolvent or thereafter becomes insolvent, and Guarantor does expressly subordinate any such
claims against Tenant, upon any account whatsoever, to any principal and interest due or to become due under the Lease.

 

This
Guaranty covers all costs and expenses, including any attorney fees, which Landlord, its administrators or assigns may pay or
incur in the collection of any indebtedness or damages due to them by virtue of this Guaranty. The prevailing party in any action
or dispute under or related to this Guaranty shall be entitled to, in addition to the costs and disbursements allowed by law,
such sums as the court or arbitrator may adjudge reasonable as attorney fees in such suit or action and a further sum as may be
fixed by the appellate court on any appeal from any decision of the trial court.

 

This
Guaranty is assignable by Landlord and the rights of Landlord shall automatically inure to the benefit of and be enforceable by
any assignee of the transactions and agreements herein guaranteed, or any part of them.

 

This
Guaranty is unconditional and primary. This Guaranty is intended as a complete and exclusive statement of the terms thereto and
can only be amended by a written instrument executed between the parties against who or from thereof is sought. This Guaranty’
shall be governed by the laws of the state of Oregon applicable to contracts made and to be performed therein.

 

		Page C
                            - 1.	COMMERCIAL
LEASE – Exhibit C

 

     

     

    

 

Guarantor
has obtained advice of legal counsel prior to and for the execution of this Guaranty, or has knowingly waived Guarantor’s
right to do so, and Guarantor understands fully the contents of this Guaranty. This Guaranty may be executed in counterparts,
each of which shall be deemed an original and together shall constitute one instrument. Copies of signature by facsimile or otherwise
shall be treated as original signatures.

 

Time
is of the essence with respect to performance of this Guaranty.

 

The
language in all parts of this Guaranty shall in all cases be construed simply, according to its fair meaning, and not strictly
for or against any of the parties hereto. Without limitation, there shall be no presumption against any party on the ground that
such party was responsible for drafting this Guaranty or any part thereof.

 

Dated
this 31 Day of January, 2020.

 

“Guarantor”

 

	 	 
	JOHN YOZAMP	 

 

 

		Page C
                            - 2.	COMMERCIAL
LEASE – Exhibit CExhibit
10.11

 

COMMERCIAL
LEASE SUMMARY

 

 

EFFECTIVE
DATE: LANDLORD:

January
1, 2022

 

CHARRON
PROPERTIES INCORPORATED, A California

Corporation

 

TENANT:

 

 

PREMISES:

YOZAMP
PRODUCTS COMPANY, LLC, an Oregon limited liability company, dba Expion 360 Corporation

 

1266
SW Lake Blvd, Redmond, Oregon, 97756

 

COMMENCEMENT
DATE (Section 1.3):January 1, 2022

 

LEASE
TERM (Section 1.1):7
years

 

INITIAL
BASE RENT (Section 2.1):Months 1-12@ $31,425.00 per month+

NNN
and any excess TI over $100,000.00 to be repaid and amortized over 12 months starting January 1, 2022.

 

SECURITY
DEPOSIT PAID (Section 2.4):$31,425.00 Due in Two Payments;

November
1, 2021 =$15,712.50; December

1,
2021 = $16,712.50

 

PAYMENT
ADDRESS:Charron Properties Inc.

6930
Fairview Road

Hollister,
CA 95023

 

RENEWAL
OPTIONS:One (1) term of three (3) years

 

LATE
FEE/INTEREST (Sections 2.6 and 17.7): 5% of the amount if Rent (or any other

payment)
is not received by Landlord within 5 days after it is due; plus interest at the Default Rate from the due date until paid.

 

PERMITTED
USES (Section 3.1):Manufacturing
solar panels and batteries,

distribution,
and related office uses.

 

 

 

This
summary is not intended to replace the terms of the lease. If there is a
conflict between this summary and the lease, the lease shall control. The submission of this lease for examination does not constitute
an option or offer to lease space. This lease shall have no binding effect on the parties unless executed by both Landlord and Tenant.

    	 

    	 

    

 

 

 

 

COMMERCIAL
LEASE

 

 

EFFECTIVE
DATE:

PARTIES:

January
1, 2022

 

CHARRON
PROPERTIES INCORPORATED,("Landlord")

A
California Corporation

6930
Fairview Road

Hollister,
CA 95023

 

AND:YOZAMP
PRODUCTS COMPANY, LLC, an

Oregon
limited liability company

dba
Expion360 Corporation

1266
SW Lake Blvd Redmond, OR 97756

("Tenant")

 

 

 

RECITALS

 

A.                
Landlord is the
owner of real property on 2.99 Acres described as follows: two industrial commercial buildings of approximately 31,425 square foot (building
A-16,350 square feet Industrial/office and building B-15,075 square feet industrial); building C-2,345 square feet dry storage; and a
covered storage structure; commonly known as 1266 SW Lake Road, Redmond, OR 97756, Deschutes County, Oregon (the "Building").
For purposes of this Lease, the term "Premises" means
the Building, and all pieces or parcels of real property (and any improvements located thereon) underlying the Building, all as legally
described on the attached Exhibit A.

 

B.                
By the execution
of this Commercial Lease (this "Lease"),
Landlord leases to Tenant and Tenant leases from Landlord the Premises subject to these terms and
conditions contained herein.

 

C.                
Lease Contingency. Notwithstanding
that Landlord may execute this Lease, this Lease shall be contingent upon Landlord's close of escrow and taking title of the Premises.

 

 

    	 

    	 

    

AGREEMENT

 

		1.	Occupancy

 

		1.1	Term.
                                            The Term and Tenant's obligation to pay Rent (as defined below) shall

commence
on the Commencement Date (defined below), and shall continue, subject to the terms and conditions provided in this Lease, until the last
day of the month that is 84 full calendar months after the Commencement Date (the "Term"),
unless sooner terminated as provided in this Lease. For purposes of this Lease, the "Term" means the initial 84-month
Lease Term and any extensions or renewals thereof.

 

1.2             
Effective Date. Landlord and
Tenant agree and acknowledge that they shall be bound in accordance with the terms of this Lease from and after the date of the parties'
mutual execution of this Lease (the "Effective Date"). Landlord and Tenant agree
and acknowledge that, except as stated in this Lease, including, without limitation, the Work Agreement attached as Exhibit B,
there are no preconditions to the effectiveness of this Lease or the performance of its terms.

 

1.3             
Commencement Date and Possession. Prior
to the Commencement Date, Landlord shall complete the improvements to the Premises described in the Work Letter Agreement, attached as
Exhibit B (the "Tenant Improvements"). The Lease Term and Tenant's right
of possession shall commence upon substantial completion of the Tenant Improvements and on the date that the Premises and the Building
are otherwise in the Delivery Condition (as defined in the Work Letter Agreement) and the Premises are made available to Tenant for occupancy
(the "Commencement Date").

 

1.4             
Parkin&: Area. The Premises
has a parking area consisting of unassigned, on-site parking spaces (including ADA accessible space(s) and drive aisles (the "Parking
Area"). Landlord shall not be liable for any damage or destruction of any nature to, or any theft of, vehicles, or contents
therein, in or about the Parking Area.

 

1.5             
Renewal Option. If Tenant is
not then in default under this Lease beyond applicable notice and cure periods, Tenant shall have the option (the "Extension
Option") to extend the Lease Term for one (1) term of three (3) years. Tenant
shall exercise the Extension Option by providing Landlord written notice (the "Extension Notice")
not less than 180 days prior to the last day of the Term. Giving the Extension Notice shall be sufficient to make this Lease
binding for one (1) additional term of three (3) years without further act of the parties. The
renewal term shall commence on the day immediately following the expiration of the Term. The terms and conditions for the renewal term
shall be identical with the initial Term except for Base Rent (defined below). Base Rent for the renewal term shall be as provided in
Section 2.7, below.

 

1.6             
Tenant's Excess TI Payment. Following
the Commencement Date, and subject to the other provisions of this Lease, Tenant shall pay Tenant's Excess TI Payment to Landlord, if
any, as Additional Rent, as provided in the Work Letter Agreement. The initial amount of Tenant's Excess TI Payment will be memorialized
on the Commencement Date, or as seen thereafter as reasonably possible.

    	 

    	 

    

		2.	Rent,
                                            Deposit, Taxes, Fees, and Charges

 

2.1             
Base Rent. During the first twelve (12) months of the Term, Tenant shall pay Landlord guaranteed base monthly rent, without
offset, of $31,425.00 ("Base Rent"), calculated by multiplying the approximate leasable area of the Premises by $1 per
square foot, per month. Base Rent due for any partial month in which the Commencement Date occurs shall be paid in advance and shall
be prorated based upon the number of days in the month. Beginning on the first anniversary of the Commencement Date, and thereafter on
each anniversary of that date during the Term, Base Rent shall escalate by three percent (3%) over the Base Rent payable during the preceding
12-month period.

 

2.2             
Rent Due Date. Rent shall be due and payable to Landlord, without any deduction or offset whatsoever, commencing on the Commencement
Date. Rent shall be due and payable on or before the first day of each subsequent month, in advance and without notice or invoice to
Tenant, at such place as may be designated by Landlord, except that rent for the first and last months has been paid on execution of
this Lease, and Landlord acknowledges receipt of this sum. On the Commencement Date, Tenant shall pay Landlord a prorated amount of Base
Rent and Operating Expenses for the remainder of the month in which the Commencement Date occurs.

 

2.3             
Additional Rent. All taxes, insurance costs, utility charges (e.g., electricity, telephone, etc.), Operating Expenses (as
defined below), Tenant's Excess TI Payment, and any other sums Tenant is required to pay to Landlord or any third party shall be deemed
"Additional Rent." For purposes of this Lease, "Rent" shall mean both Base Rent and Additional Rent.

 

		2.4	Security
                                            Deposit. Tenant shall pay to Landlord the sum of $31,425.00 (the

"Security
Deposit") in two payments; November 1, 2021 =$15,712.50 and December 1, 2021 =

$16.712.50,
which amount shall secure Tenant's compliance and performance of each and every term and obligation of Tenant under this Lease. Landlord
may commingle the Security Deposit with its funds and Tenant shall not be entitled to interest on the Security Deposit. Landlord shall
have the right to offset against the Security Deposit any sums owing from Tenant to Landlord not paid when due, any damages caused by
Tenant's default, the cost of curing any default by Tenant, should Landlord elect to do so, and the cost of performing any repair or
cleanup that is Tenant's obligation under this Lease. Offset against the Security Deposit shall not be Landlord's exclusive remedy under
this Lease but may be invoked by Landlord, at Landlord's option, in addition to any other remedy provided by law or this Lease for Tenant's
breach or nonperformance of any tem1 or condition contained in this Lease. Landlord shall give notice to Tenant each time an offset is
claimed against the Security Deposit and unless this Lease is terminated, Tenant shall, within 10 days following Tenant's receipt of
such notice, deposit with Landlord a sum equal to the amount of the offset so that the balance of the Security Deposit shall remain constant
throughout the Term.

 

    	 

    	 

    

2.5             
Tenant's Obligation for Operating Expenses. Tenant shall pay or reimburse Landlord for all Operating Expenses (as defined
below) attributable to the Premises.

(a)              
Operating Expenses. Except as otherwise provided in this Lease, "Operating Expenses" shall mean any and all
costs and expenses paid or incurred by Landlord (or on Landlord's behalf) necessary or appropriate, as reasonably determined by Landlord,
for the effective and efficient operation, maintenance, or repair of the Premises including, without limitation, the following: (i)
any and all real property taxes and related charges and assessments levied against the Premises pursuant
to Section 7.1 below; (ii) the cost of property insurance for the Building and Premises pursuant to Section 6.1 below;
(iii) costs and expenses of maintaining and repairing the Building and Premises allowed pursuant to Section 4.1 below; (iv) the annual
amortization (amortized over the useful life but in no event less than 5 years) of costs incurred by Landlord after the Commencement
Date for any improvements, replacements, or equipment installed or paid for by Landlord (or on Landlord's behalf), including, without
limitation, upgrades to the Building or Premises required by any new (or changes in) the Legal Requirements enacted after the Commencement
Date; (v) all other charges, costs, or expenses commonly incurred by landlords of comparable buildings for the operation, repair, and
maintenance of the Building, including personnel costs and expenses; and (vi) any other charges identified as Operating Expenses in this
Lease. Operating Expenses shall also include any utilities and services that the parties mutually agree are to be provided by Landlord.

 

(b)             
Operating Expense Exclusions. Except as otherwise provided in this Lease, Operating Expenses shall not, without limitation,
include: (i) depreciation or amortization (except as otherwise provided in Section 2.S(a)); (ii) interest on and amortization of debts;
(iii) refinancing costs; (iv) damages recoverable by Tenant due to violation by Landlord of any of the terms and conditions of this Lease;
(v) repairs occasioned by fire, windstorm, or other casualty or structural defect; (vi) leasing commissions and any other costs incurred
in marketing or leasing the property, including, without lin1itation, legal, accounting and other professional fees, incurred in connection
with lease negotiations, disputes and other transactions with individual present or prospective tenants; (vii) ground rent; (viii) costs
incurred in connection with upgrading the Premises to comply with any Legal Requirements in effect prior to, and the interpretation of
said Legal Requirements as of, the Commencement Date, including penalties or damages incurred due to such noncompliance; (ix) costs and
expenses of repairs and replacements, which, in accordance with generally accepted accounting principles, should be classified as capital
expenditures (except for the amortization of such items permitted by Section 2.5(a)); and (x) any other expenses which, in accordance
with generally accepted accounting principles, would not normally be treated as a normal maintenance or Operating Expenses by comparable
landlords in comparable buildings. Operating Expenses shall not include any item to the extent paid directly by Tenant.

 

(c)               Written
Statement of Estimate. Landlord will furnish Tenant with a written estimate of the Operating Expenses to be paid by Landlord
for the forthcoming calendar year on or before March 31st of each calendar year. On the first day of each calendar month, Tenant
will pay one-twelfth (1/12) of the Operating Expenses shown on Landlord's written estimate. The late delivery of any written
estimate by Landlord will not relieve Tenant of its obligation to make estimated payments for Operating Expenses. If Landlord
delivers the written statement
late, Tenant will continue to pay Landlord the monthly amount of estimated Operating Expenses for the immediately preceding lease year
until Landlord furnishes the written estimate, at which time any deficiency for the expired portion of the current lease year (based
on Tenant's actual payments during such time) will be paid by Tenant in equal installments as Additional Rent over the remainder of the
current lease year; any excess payments made by Tenant will, at Tenant's option, be credited to the next due payment of Rent from Tenant
or refunded to Tenant. Tenant's estimated Operating Expenses for the remainder of the first calendar year of the initial Term is $200.00
per month. Tenant's estimated Operating Expense payment does not include separately-metered utility charges paid directly by Tenant.

    	 

    	 

    

 

(d)              
Accounting. On or before April 1st of each year, Landlord will complete an accounting of the Operating Expenses included
in Additional Rent during the prior calendar year. If
Landlord's accounting determines that Tenant has paid less than the Operating Expenses incurred by Landlord
during the preceding calendar year, Tenant will pay to Landlord the balance of its proportionate share of the Operating Expenses within
thirty (30) days of Tenant's receipt of notice from Landlord. If Landlord's accounting determines
that Tenant has paid more than its proportionate share of the Operating Expenses during the preceding calendar year, Landlord shall,
at Tenant's option, provide Tenant a credit in the amount of Tenant's overpayment against Rent next coming due or pay a refund to Tenant
in the amount of the overpayment. Landlord's accounting referred to herein need not be audited but must contain sufficient detail to
enable Tenant to verify the calculation of the Operating Expenses.

 

(e)              
Disputes. Each accounting provided by Landlord pursuant to Section 2.5(d) shall be conclusive and binding upon Tenant unless,
within one-hundred eighty (180) days after Tenant's receipt of such accounting, Tenant notifies Landlord that it disputes the correctness
of the accounting, specifying the particular respects in which the accounting is claimed to be incorrect. If
such disputes shall not have been settled by agreement, either party, within sixty

(60)
days after Tenant's receipt of such accounting, may pursue its available legal remedies; provided, however, Tenant hereby agrees that
the dispute over the accounting, any error by Landlord in interpreting or applying the provisions of this Lease regarding Operating Expenses,
or in calculating the amounts in the accounting, shall not constitute a breach of this Lease by Landlord and even if any legal proceeding
over the accounting is resolved against Landlord, this Lease shall remain in full force and effect and Landlord shall not be liable for
any consequential damages. Pending the determination of such dispute, Tenant shall, within ten (10) days of receipt of such accounting,
pay Additional Rent in accordance with the accounting, without prejudice to Tenant's position. If the
dispute shall be determined in Tenant's favor, Landlord shall forthwith pay to Tenant the amount of Tenant's overpayment of Rent resulting
from compliance with the accounting. If any examination, audit or dispute by Tenant reveals that
Tenant was overcharged by five percent (5%) or more, Landlord shall reimburse Tenant for its reasonable cost of audit or dispute.

 

2.6             
Late Fee on Rent and Other Charges. If
Rent (or other payment due from Tenant) is not received by Landlord within ten (5) days after it is due,
Tenant shall pay a late fee equal
to five percent (5%) of the past due payment (the "Late Fee"). Subject to the terms and conditions of this Lease, Landlord
may levy and collect the Late Fee in addition to all other remedies available for Tenant's failure to pay Rent (or other payment due
from Tenant). All Late Fees shall be payable as Additional Rent. Additionally, all such delinquent Rent or other sums, plus the Late
Fee, shall accrue interest at the Default Rate (as defined below), from the date first due until the date paid in full. Any payments
of any kind returned for insufficient funds will be subject to an additional handling charge of $50.00 and, in the event more than two
payments of any kind are returned for insufficient funds in any 12-month period, Landlord may require Tenant to make all future payments
by cashier's check or other immediately collectible method.

    	 

    	 

    

 

2.7             
Renewal Term Base Rent. If Tenant exercises an Extension Option, Base Rent for the first year of the renewal term will be
the fair market rental rate for such renewal term, as mutually determined by Landlord and Tenant. If Landlord and Tenant are unable to
agree on the fair market rental rate for the Premises, the fair market rental rate shall be determined by a qualified independent commercial
real estate broker familiar with commercial rental values in Redmond, Oregon. Tenant shall choose the commercial real estate broker from
a list of not fewer than three (3) qualified, independent commercial real estate brokers provided by Landlord. If Tenant shall fail to
choose a commercial real estate broker from Landlord's list within ten (10) business days after receipt, Landlord may name any commercial
real estate broker from Landlord's list. Within thirty (30) days of his or her appointment, the commercial real estate broker shall return
his or her decision as to the fair market rental rate of the Premises, together with a discussion of the facts, considerations, and opinions
on which the determination is based. The cost and expense of the commercial real estate broker shall be borne by the parties equally.
The commercial real estate broker's determination of the fair market rental rate for the Premises will take into account the relative
obligations of Landlord and Tenant pursuant to the terms of this Lease and shall be binding on Landlord and Tenant. Once the Base Rent
for the renewal term has been established, Base Rent shall escalate on each anniversary of the Commencement Date, as provided in Section
2.1.

 

		3.	Use
                                            Of The Premises

 

3.1             
Permitted Use. Tenant shall use the Premises for manufacture, storage and distribution of solar panels, related batteries,
and related office uses (collectively, the "Business"), and for no other purpose without the prior written consent of
Landlord, which consent shall not be unreasonably withheld. Operation of the Business shall be subject to all Legal Requirements (as
that term is defined in Section 3.2(a) below). If Tenant's permitted use is prohibited by Legal Requirements or any other applicable
restrictions or rules affecting the Premises, Tenant shall have the option, on notice to Landlord, to terminate this Lease, and, in such
event, all rights and obligations of the parties shall cease as of the date of termination. Tenant acknowledges and agrees that neither
Landlord nor any of Landlord's members, managers, officers, sureties, agents, contractors, representatives, or employees (collectively,
"Landlord's Agents") have made any warranties or representations, whether express or implied, concerning the permitted
use that may be made of the Premises or the Building under any Legal Requirements,
including the present comprehensive plan of the city or county in which the Premises are located, zoning ordinances, and any other existing
or future restrictions that pertain to the Premises. For avoidance of any doubt and without limitation, Landlord is obligated to obtain
a certificate of occupancy or temporary certificate of occupancy for the Premises prior to the Commencement Date (and to obtain a certificate
of occupancy for the Premises prior to the expiration of any temporary certificate of occupancy), and neither the foregoing nor any other
provision of this Lease excuses Landlord from Landlord's obligations to do so.

    	 

    	 

    

 

		3.2	Restrictions
                                            on Use. In connection with Tenant's use of the Premises, Tenant

shall:

 

(a)              
Conform and comply with any and all Legal Requirements. Tenant shall correct, at Tenant's own expense,
any failure of compliance created through Tenant's fault or by reason of Tenant's use of the Premises, but Tenant shall not be required
to make any structural changes to effect such compliance. For purposes of this Lease, the term "Legal Requirements"
means any and all applicable covenants, conditions, restrictions, easements, declarations, laws,
statutes, ordinances, orders, codes, rules, and regulations of any public authority affecting the Building or the Business, including
the Americans with Disabilities Act of I 990 (and the rules and regulations promulgated thereunder), and the Environmental Laws (defined
below), all as now in force and as may hereafter be amended, modified, enacted, or promulgated.

 

(b)              
Refrain from any activity that would make it impossible to insure the Premises against casualty,
would increase the insurance rate, or would prevent Landlord from taking advantage of any ruling of the Oregon Insurance Rating Bureau
or its successor allowing Landlord to obtain reduced premium rates for long-term fire insurance policies, unless Tenant pays the additional
costs of the insurance.

 

(c)              
Subject to noise and other matters typically associated with Tenant's use of the Premises permitted
by Section 3.1 above, refrain from any use which would be reasonably offensive to Landlord or owners or users of neighboring property,
or which would tend to create a nuisance or damage the reputation of the Premises.

 

(d)              
Refrain from loading the floors beyond the point considered safe by a competent engineer or architect
selected by Landlord.

 

(e)              
Refrain from making any marks on or attaching any sign, insignia, antenna, aerial, or other device
to the exterior or interior walls, windows, or roof of the Building (including the Premises) without the prior written consent of Landlord.

 

(t)       Refrain
from conducting any business involving the manufacture, distribution or sale of: (i) cannabis; or (ii) any other substance in violation
of applicable federal or state law.

 

(g)       Subject
to Tenant's use of the Premises permitted by Section 3.1 above and
Tenant's reasonable business needs, Tenant acknowledges and agrees that Landlord shall be permitted to adopt reasonable rules and regulations
concerning use of the Premises and may reasonably amend such rules and regulations from time to time as Landlord determines. Any such
adoption or amendment of permissible rules and regulations shall be effective 30 days after Landlord provides Tenant notice of such adoption
or amendments.

    	 

    	 

    

 

		3.3	Hazardous
                                            Substances; Indemnification.

 

(a)             
Tenant shall refrain from causing or permitting any Hazardous Substances (as defined below) to be spilled, leaked, disposed of, or
otherwise released on or under the Premises. Without otherwise limiting the immediately preceding sentence, Tenant may use, store, or
otherwise handle on the Premises only those Hazardous Substances typically used, stored, sold, or handled in the prudent and safe operation
of the Business. Tenant shall comply with all Environmental Laws and shall exercise the highest degree of care in the use, handling,
and storage of Hazardous Substances, and shall take all practicable measures to minimize the quantity and toxicity of Hazardous Substances
used, handled, or stored on the Premises. Upon the earlier of the termination or expiration of this Lease, Tenant shall remove, at its
sole cost and expense, all Hazardous Substances from the Premises placed or caused to be placed on the Premises by Tenant, its employees,
agents, contractors or invitees. For purposes of this Lease, the term "Environmental Law(s)" shall mean any federal,
state, or local statute, regulation, or ordinance, or any judicial or other governmental order pertaining to the protection of health,
safety, or the environment. The term "Hazardous Substance(s)" shall mean any hazardous, toxic, infectious, or radioactive
substance, waste, or material as defined or listed by any Environmental Law, and shall include petroleum oil and its fractions.

 

(b)             
Tenant shall indemnify, defend, and hold Landlord, Landlord's Agents, trustees, trustors, beneficiaries, and their successors, and
assigns harmless for, from, and against any and all losses, costs, expenses, claims, and liabilities (including reasonable attorney fees
and costs) resulting from or arising out of, whether directly or indirectly: (i) any breach of Tenant's obligations in Section 3(a) above;
or (ii) any violation of any Environmental Law affecting the Building or any other portion of the Premises or the land beneath any of
them to the extent resulting from the activities of Tenant or Tenant's agents, employees or invitees. Tenant assumes full responsibility
for, and shall pay the entire cost to remedy: (1) any and all such breaches; (2) any and all such violations of Environmental Laws; (3)
the existence or presence of any such Hazardous Materials to the extent resulting from the activities of Tenant or Tenant's agents, employees
or invitees; and (4) the removal of any such Hazardous Materials; except to the extent such violation of Environmental Laws or presence
of Hazardous Materials is caused by Landlord or Landlord's Agents. Tenant's indemnification obligations provided in this Section 3.3(b)
shall survive the termination of this Lease and are in addition to, and not in limitation of, Tenant's other indemnity obligations under
this Lease. Tenant agrees that it shall execute, at Landlord's request, all affidavits, representations, certifications and the like
concerning Tenant's best knowledge and belief regarding Hazardous Substances and compliance with Environmental Laws.

    	 

    	 

    

(c)              
Landlord represents, warrants and covenants to Tenant that neither the Building nor any other portion of the Premises, nor the land beneath
any of them, contains, or will contain (except to the extent caused by Tenant or any of Tenant's agents, employees or invitees) any Hazardous
Substances or has been used in violation of any Environmental Laws.

 

(d)              
Landlord shall defend, indemnify and hold Tenant and Tenant's members, directors, officers, shareholders, sureties, agents, contractors,
representatives, and employees, and their respective successors and assigns, harmless for, from and against any and all losses, costs,
expenses, claims, and liabilities (including, without limitation, reasonable attorney fees and costs) resulting from or arising out of,
whether directly or indirectly: (i) any breach of any representation, warranty or covenant of Landlord in Section 3.3(c) above; (ii)
any violation of any Environmental Law affecting the Building or any other portion of the Premises or the land beneath any of them, except
to the extent covered by Tenant's indemnity obligations under Section 3.3(b) above; or (iii) the existence or presence of any Hazardous
Materials on or in the Building or any other portion of the Premises, or the land beneath any of them (except to the extent covered by
Tenant's indemnity obligations under Section 3.3(b) above). Landlord assumes full responsibility for, and shall pay the entire cost to
remedy: (1) any and all such breaches; (2) any and all such violations of Environmental Laws; (3) the existence or presence of any such
Hazardous Materials; and (4) the removal of any such Hazardous Materials; except to the extent such violation of Environmental Laws or
presence of Hazardous Materials is caused by Tenant or Tenant's agents, employees or invitees. Landlord's indemnification obligations
provided in this Section 3.3(d) shall survive the termination of this Lease and are in addition to, and not in limitation of, Landlord's
other indemnity obligations under this Lease. Landlord agrees that it shall execute, at Tenant's request, all affidavits, representations,
certifications and the like concerning Landlord's best knowledge and belief regarding Hazardous Substances and compliance with Environmental
Laws.

 

3.4             
Safety Requirements. Tenant will conduct its operations, activities, and duties under this lease in a safe manner and in
compliance with all safety standards imposed by applicable federal, state, and local laws and regulations. Tenant will require the observance
of the foregoing by all subcontractors and all other persons transacting business with or for the Tenant in any way connected with the
conduct of Tenant under this lease. Tenant will exercise due and reasonable care and caution to prevent and control fire on the Premises
[and to that end will maintain fire suppression equipment within the Premises installed by Landlord] and provide and maintain other fire
protection equipment as may be required under applicable governmental laws, ordinances, statutes, and codes for the pw-pose of protecting
the improvements adequately and restricting the spread of any fire from the Premises to any property adjacent to the Premises, all at
Tenant's sole cost and expense. Tenant will be solely responsible for provision and maintenance of fire extinguishers. [Tenant will also
maintain sprinkler systems. Tenant will, however, promptly notify Landlord if Tenant observes any problems relating to the sprinkler
system and will do nothing to damage or disable the sprinkler system or any smoke detectors located within the Premises.]

    	 

    	 

    

3.5             
Labor Laws. Tenant must at all times, including during construction, comply with all applicable state and federal laws pertaining
to wage and hour and health and safety regulations. Tenant will also comply with all its own collective bargaining requirements to avoid
labor disturbances in the Premises. Tenant should promptly notify Landlord in the event of any threatened labor action. Tenant will also
reasonably cooperate with any direction of Landlord to mitigate the impact of labor disturbance on access to the Landlord's adjacent
property and operations within such property, regardless of the source of the labor dispute.

 

3.6             
Security. Tenant is solely responsible for any and all its property located on the Premises or within the property in which
the Premises is located. Tenant waives any claim against Landlord for any loss or damage to Tenant's property. Landlord will not be responsible
for the actions of any third parties who may come onto the Premises.

 

3.7             
Hand line of Trash. Tenant will be responsible for the adequate sanitary handling of all trash and other debris for the Premises
and will provide for its timely removal to the holding area designated by Landlord. Tenant will gather, sort, and transport all garbage,
refuse, and recyclable materials as needed from the Premises. Tenant will provide and use suitable fireproof receptacles for all trash
and other refuse temporarily stored on the Premises. Tenant will not permit boxes, cartons, barrels, pallets, scrap piles, or other similar
items to be piled or stored within view of the buildings surrounding the Premises unless otherwise approved, in writing, by Landlord.
Tenant will not allow trash or debris of any nature to accumulate on the Premises and will store all trash and debris in a manner that
will prevent it from being a health or safety hazard or creating an unsightly condition in and around the Premises.

 

3.8            
Smoking Strictly Prohibited. Absolutely NO SMOKING or use of an open flame is permitted within the Premises or any prope11y
of Landlord adjacent to the Premises, except inside of a person's vehicle. All cigarette butts or other lighted/burning materials must
be fully extinguished and properly disposed of. Tenant shall post NO SMOKING signs in visible and reasonable locations on the Premises
and adopt a written policy issued to Tenant's employees, contractors, invitees, and agents who will enter the Premises or any property
of Landlord adjacent to the Premises. Tenant is solely responsible for enforcing this no-smoking policy.

 

		4.	Repairs
                                            and Maintenance; Services

 

4.1             
Landlord's Obligations. The following repair and maintenance obligations will be Landlord's responsibility, and will, subject
to the provisions of Section 2.5(b) and Section 8 below related to destruction, be included in Operating Expenses:

 

(a)              
Repair and maintenance of the Building's roof and gutters, exterior walls (including painting), bearing walls, structural members,
and foundation.

 

(b)             
Repair and maintenance of exterior water, sewage, gas, and electrical services up to the point of entry to the Building.

    	 

    	 

    

		(c)	Repair
                                            and maintenance of sidewalks, driveways, curbs, and Parking Area.

 

4.2             
Tenant's Obligations. Subject to the provisions of Sections 2.5(a), 2.5(b) and 4.1 above, and
Section 8 below related to destruction, Tenant will, at Tenant's cost and expense, maintain the Premises in good condition, repair, working
order, and appearance, ordinary wear and tear excepted, and will not commit nor permit waste. To this end, Tenant has the following nonexclusive
repair and maintenance obligations, which Tenant will complete at Tenant's cost and expense:

 

(a)              
Repair and maintain all interior walls, ceilings, doors, windows, and related hardware, light fixtures,
switches, wiring, and plumbing from the point of entry to the Premises, including repainting of all interior walls of the Premises.

 

(b)              
Any repairs necessitated by the negligence of Tenant, its agents, employees, and invitees, except
as provided in Section 6.3, below, dealing with waiver of subrogation.

 

(c)                
Maintenance of the heating ventilating and air conditioning (HVAC) equipment serving only the Premises.
Tenant shall contract with a licensed HVAC contractor to maintain the HVAC system on a not less than quarterly basis, and shall provide
Landlord with a copy of such contract. Notwithstanding the foregoing, Tenant shall be responsible for the replacement of the HVAC system
and all appurtenances thereto or the major components thereof. Landlord shall be under no obligation to make any repairs, replacements,
reconstruction, alterations or improvements to or upon the Premises or the mechanical equipment exclusively serving the Premises, except
as expressly provided for in this Lease.

 

(d)              
Snow removal service for the Parking Area, Premises walkways, and, if necessary, the Building roof. Tenant
shall not allow snow to be piled against the Building as a result of its snow-removal activities. Maintenance and repair of all landscaping
areas on the Premises.

 

(e)              
All glass, both exterior and interior to the Premises, is at the sole risk of Tenant, and any broken
glass shall be promptly replaced by Tenant with glass of the same size, kind, and quality.

 

		(f)	All
                                            Tenant signs on the exterior of the Premises including any monument

sign.

 

(g)              
Subject to the provisions of Section 3.2, any repairs or alterations required under Tenant's obligation
to comply with Legal Requirements as set forth in Section 3.2 above.

 

(h)         
All other maintenance of, or repairs to, the interior of the Premises that Landlord is not expressly
required to make under this Lease.

 

    	 

    	 

    

		4.3	Reimbursement
                                            for Repairs and Maintenance Assumed. If either party fails or

refuses
to complete any repair or perform any maintenance that is required by this Section 4, the other party may make the repair or perform
the maintenance and charge the actual costs of repair or maintenance to the first party. Such expenditures by either party shall be reimbursed
by the non-performing party, on demand, together with interest at the Default Rate from the date of invoice until paid. Except in an
emergency creating an immediate risk of personal injury or property damage, neither party may perform repairs or maintenance which are
the obligation of the other party (and charge the other party for the resulting expense) unless, at least 30 days before work is commenced,
the other party is given written notice outlining with reasonable particularity the repair or maintenance required, and such party fails
within that time to initiate such repair or maintenance in good faith.

 

4.4             
Utility and other Services. Tenant shall pay when due all charges for the following services
and utilities for the Premises: (i) electrical and natural gas or propane services, (ii) janitorial services, (iii) hot and cold water
and sanitary sewer service, (iv) garbage removal and recycling services, (v) snow removal (as provided in Section 4.2(d), (vi) telecommunications
and fire monitoring services, and (vii) HVAC service. Tenant shall also be responsible for paying for such other services as Tenant requires
for the operation of the Business.

 

4.5             
Landlord's Interference with Tenant. In performing any repairs, replacements, alterations,
or other work performed on or around the Premises, Landlord shall not cause unreasonable interference with use of the Premises by Tenant.

 

		5.	Alterations

 

5.1             
Alterations Prohibited. Tenant shall make no additions, improvements, modifications, or alterations
on or to the Premises of any kind or nature whatsoever, including the installation of any improvements, fixtures, or other devices on
the roof of the Building or the installation of computer and telecommunications wiring, cables, and conduit (collectively, "Alterations")
without first obtaining Landlord's written consent, which shall not be unreasonably withheld, and
otherwise complying with any reasonable conditions imposed by Landlord including, without limitation, submitting plans for such Alterations
for Landlord's review and approval. Alterations approved by Landlord shall be made in a good and workmanlike manner, in compliance with
applicable Legal Requirements, and at Tenant's sole cost and expense. Tenant shall further be responsible for the cost and performance
of any additional work on the Premises or Building, including ADA compliance upgrades, required because of any Alterations made by Tenant.

 

5.2             
Ownership and Removal of Alterations. Notwithstanding any other provision of this Lease: (i)
Alterations performed or installed on the Premises by either Landlord or Tenant, except trade fixtures installed by Tenant, shall be
the property of Landlord when installed and will remain on the Premises and not be removed by Tenant unless Landlord and Tenant specifically
agree otherwise in writing; and (ii) trade fixtures installed by Tenant will, unless Landlord and Tenant specifically agree otherwise
in writing, be and remain the property of Tenant,
may be removed by Tenant at any time, and are to be removed from the Premises by Tenant at the expiration or earlier termination of this
Lease.

    	 

    	 

    

 

5.3             
Signage. Subject to Landlord's prior written consent, Tenant shall be permitted to erect and maintain such signage as may
be permitted under the Legal Requirements applicable to the Building (including City of Redmond sign regulations). Signage installed
by Tenant shall be maintained by Tenant during the Term and shall be removed by Tenant on the termination of this Lease and the sign
location restored to its former state, ordinary wear and tear excepted, unless the parties mutually agree otherwise in writing. All Tenant
signage, including installation, maintenance, and removal, shall be at Tenant's sole cost and expense.

 

		6.	Insurance

 

6.1             
Property Insurance. Landlord shall keep the Premises insured against the perils covered by a special form building and personal
property policy, including coverage for loss of rents, with limits adequate to replace the Building (as the cost of such replacement
may change from time to time), and shall provide Tenant with proof of such coverage on Tenant's request. Tenant shall maintain, at Tenant's
cost and expense, a special form property insurance policy covering Tenant's personal property, which includes the furniture, trade fixtures,
equipment, inventory and Tenant Improvements belonging to Tenant located on the Premises, at replacement cost value.

 

6.2             
Liability Insurance. Tenant shall obtain and continuously maintain in force, for the duration of this Lease, a commercial
general liability insurance policy. This policy shall be on an occurrence form with an insurance company authorized to operate in the
State of Oregon. There shall be no exclusions on the policy with respect to any operations on the subject Premises. Tenant's commercial
general liability insurance policy shall insure the performance of Tenant's indemnification obligations under this Lease. Such insurance
shall protect Tenant against the claims of the Landlord on account of the obligations assumed by Tenant under Section 6.5 of this Lease
and shall name Landlord as an additional insured. Landlord shall be named as an additional insured on Tenant's liability insurance policies.
Tenant's liability insurance will have a provision stating that it is primary and non-contributory to any other insurance. The limits
of commercial general liability insurance required shall be not less than

$2,000,000
per occurrence, with an aggregate limit of not less than $4,000,000. These limits may be met with a primary commercial general liability
insurance policy and an excess liability policy, if necessary. Certificates evidencing the required liability shall bear endorsements
requiring 10 days' written notice to Landlord prior to any change or cancellation of such insurance, and shall be furnished to Landlord,
together with copies of the additional insured endorsement, on or before the Commencement Date.

 

6.3             
Waiver of Subrogation. Notwithstanding anything in this Lease to the contrary, Landlord and Tenant release each other from any
claims and demands of whatever nature for damage, loss or injury to the Premises or the Building, or to the other's property in, on or
about the Premises or the Building, that are caused by or result from risks or perils insured
against under any property insurance policies required by the Lease to be carried by Landlord or Tenant and in force at the time of any
such damage, loss or injury. Each of Tenant and Landlord covenants that, to the fullest extent permitted by law and by their respective
insurers, no insurer shall hold any right of subrogation against the other. Each party will advise its insurers of the foregoing and
agrees to obtain such an agreement from its insurer if the policy does not expressly permit a waiver of subrogation. Neither Landlord
nor Tenant shall be liable to the other for any damage caused by fire or any of the risks insured against under any insurance policy
required by the Lease. IF A PREMISES PARTIAL DAMAGE (AT WHICH TENANT SHALL MAKE THE REPAIRS AT TENANT'S EXPENSE) OR TOTAL DESTRUCTION
OCCURS AND IS CAUSED BY A NEGLIGENT OR WILLFUL ACT OF TENANT, THE LANDLORD WAIVER OF SUBROGATION IS VOID (DOES NOT APPLY)AND LANDLORD
SHALL HAVE THE RIGHT TO RECOVERY AGAINST TENANT, OFFICERS, EMPLOYEES, AGENTS REPRESENTATIVES, AND INSURANCE CARRIER OF TENANT FOR LOSS
OR DAMAGE TO PREMISES.

    	 

    	 

    

 

6.4             
Worker's Compensation. Tenant shall carry worker's compensation and employers liability insurance as required by Oregon law,
with coverage of not less than the statutory limits. Upon execution of this Lease, and thereafter from time to time, at Landlord's request,
Tenants shall furnish to Landlord a certificate of insurance of other evidence satisfactory to Landlord that the foregoing insurance
is in effect.

 

6.5             
Tenant's Indemnification. Tenant shall indemnify, defend, and hold Landlord and Landlord's shareholders, members, employees,
contractors, trustees, trustors, beneficiaries, agents, successors, and assigns (collectively, the "Protected Parties") harmless
for, from, and against any claim, loss, or liability arising out of or resulting from: (i) any activity of Tenant, its agents, employees
or invitees on or at the Premises, (ii) any condition of the Premises in the possession or under the control of Tenant or otherwise caused
by Tenant's negligence, willful misconduct, legal violation or breach of duty; or (iii) any claim, loss, or liability incurred by the
Protected Parties or which is asserted against or imposed upon the Protected Parties, their successors and assigns, by any party (including
any governmental entity) arising out of or resulting from Tenant's breach of any provision of this Lease. The Protected Parties shall
have no liability to Tenant for any injury, loss, or damage caused by third parties, or by any condition of the Premises (except to the
extent caused by Landlord's gross negligence, intentional misconduct, or any breach of duty under this Lease). The Protected Parties
shall have no liability for the failure or interruption of utilities and in no event for lost profits or consequential damages. Tenant's
indemnification obligations will survive any expiration or termination of this Lease and are in addition to, and not in limitation of,
Tenant's other indemnity obligations under this Lease.

 

		7.	Taxes;
                                            Utilities

7.1             
Property Taxes. Tenant shall pay as due all taxes on its personal property located on the Premises. Landlord shall pay any
and all general real property taxes levied against the Premises,
including any special assessments levied and allocable to the Premises, all of which general real property taxes and special assessments
shall be reimbursed by Tenant to Landlord within fifteen (15) days of receiving an invoice from Landlord. Any savings on the an1ount
of real property taxes owing as a result of enterprise zone authorization will be passed on to the Tenant such that the amow1t reimbursed
by Tenant to Landlord shall equal the reduced amount owing due to enterprise zone qualification. For purposes of this Lease, "general
real property taxes" shall mean any fee or charge relating to the ownership, use, or rental of the Premises and the Building,
other than taxes on the net income of Landlord or Tenant. Tenant shall be permitted to contest the amow1t of any tax or assessment as
long as such contest is conducted in a manner that does not cause any risk that Landlord's interest in the Premises will be foreclosed
for nonpayment. Landlord shall cooperate in any reasonable manner with such contest by Tenant. Tenant's share of real property taxes
and assessments for the years in which this Lease commences or terminates shall be prorated based on the p01iion of the tax year that
this Lease is in effect.

 

    	 

    	 

    

7.2             
Special Assessments. If an
assessment for a public improvement is made against the Premises or the Building, Landlord may elect to cause such assessment to be paid
in installments in which case all of the installments payable with respect to the Lease shall be treated the san1e as general real property
taxes for the purposes of this Section 7.

 

7.3             
Payment of Utility and Service Char es. When not included as part of the Operating Expenses, Tenant shall pay when due all
charges for services and utilities incurred in connection with the use, occupancy, operation, and maintenance of the Premises, including
charges and expenses for telephone, internet, and in-suite janitorial services.

 

7.4             
Triple Net Lease. Landlord and Tenant agree and acknowledge that this Lease is to be construed and interpreted as a "triple
net lease." Accordingly, all charges, costs, and expenses directly or indirectly related to the use, occupation, operation, management,
or lease of the Premises will be payable by Tenant unless expressly provided otherwise in this Lease.

 

		8.	Damage
                                            and Destruction

8.1            
Partial Damage. If the
Premises are partially damaged and Section 8.2 does not apply, Landlord shall, within a reasonable amount of time after the date of the
damage, repair and restore the Premises to as near the same condition as the Premises existed prior to such damage. Repairs shall be
accomplished with all reasonable dispatch subject to any Force Majeure Event.

 

8.2              Destruction. If the
Premises are destroyed or damaged such that the cost of repair or replacement exceeds fifty percent (50%) of the replacement value
of the Premises before the damage, Landlord shall so notify Tenant in writing and either party may elect to terminate this Lease as
of the date of the damage or destruction by written notice given to the other not more than 45 days following the date of Landlord's
notice to Tenant. In such event, all rights and obligations of the parties shall cease as of the date of termination and Tenant
shall have
no further Rent payment obligations. If neither party elects to terminate, Landlord shall proceed to restore the Premises to substantially
the same form as prior to the damage or destruction. Work shall be commenced as soon as reasonably possible and thereafter shall proceed
without interruption, subject to any Force Majeure Event.

    	 

    	 

    

 

8.3             
Rent Abatement. If the Premises are partially damaged or destroyed, Rent shall be abated for
the period during which such damage or destruction is being repaired in proportion to the degree to which the Premises are untenantable
and Tenant shall have the option of extending the original Term by the length of time the Premises are untenantable.

 

8.4             
Dama2e Late in Term. If damage or destruction to which Section 8.2 would apply occurs within
6 months prior to the end of the Term, Tenant may elect to terminate this Lease by written notice to Landlord given within 30 days after
the date of the damage. Such termination shall have the same effect as termination under Section 8.2.

 

		9.	Eminent
                                            Domain

9.1             
Partial Takin2. If a portion of the Premises is condemned and Section 9.2 does not apply, this
Lease shall continue on the following terms:

 

(a)              
The parties will be entitled to share in the condemnation proceeds in proportion to the values of
their respective interests in the Premises (including, without limitation, the value of the Tenant Improvements). Tenant may also claim
dislocation damages and compensation for damages to Tenant's property. Except for Tenant's rights under this Section 9, Tenant shall
have no claim against Landlord as a result of the condemnation.

 

(b)              
Landlord shall proceed as soon as reasonably possible to make any repairs and alterations to the
Premises necessary to restore the remaining Premises to a condition as comparable as reasonably practicable to that existing at the time
of the condemnation.

 

(c)              
After the date on which title vests in the condemning authority, or an earlier date on which alterations or repairs are commenced
by Landlord to restore the balance of the Premises in anticipation of taking, Base Rent and Tenant's Excess TI Payment(s) shall be reduced
in prop01tion to the reduction in value of the Premises as an economic unit on account of the partial taking.

 

(d)             
If a portion of Landlord's property not included in the Premises is taken, and severance damages are awarded on account of the Premises,
or an award is made for detriment to the Premises as a result of activity by a public body not involving a physical taking of ai1y portion
of the Premises, this shall be regarded as a partial condemnation to which Sections 9.l(a) and 9.l(b) apply, and Base Rent and Tenant's
Excess TI Payment(s) shall be reduced to the extent of reduction in rental value of the Premises as though a portion had been physically
taken.

 

9.2             
Total Takin2. If a condemning authority takes all of the Premises, or a portion sufficient
to render the remaining po1tion of the Premises reasonably unsuitable for the use that 

Tenant
was then making of the Premises, this Lease shall terminate as of the date title vests in the condemning authorities. Termination of
this Lease pursuant to this Section 9.2 shall have the same effect as termination by Landlord under Section 8.2 (except that the provisions
of Section

8.5
will not apply). The parties will be entitled to share in the condemnation proceeds in proportion to the values of their respective interests
in the Premises (including, without limitation, the value of the Tenant Improvements). Tenant may also claim dislocation damages and
compensation for damages to Tenant's property.

    	 

    	 

    

 

9.3       Sale
in Lieu of Condemnation. Sale of
all or part of the Premises to a purchaser with the power of eminent domain in the face of a threat or probability of the exercise of
the power of eminent domain shall be treated for the purposes of this Section 9 as a taking by condemnation.

 

Liability
and Indemnity

 

10.1         
Liens. Except with respect to activities for which Landlord is responsible, Tenant shall pay
as and when due all claims for work done on and for services rendered or material furnished to the Premises and shall keep the Premises
free from any and all liens. If Tenant shall fail to pay any such claims or to discharge any lien, Landlord may do so and collect the
costs as Rent. Any amow1t so added shall bear interest at the Default Rate from the date expended by Landlord and shall be payable on
demand. Landlord's payment of Tenant's claims or discharge of any Tenant lien shall not constitute a waiver of any other right or remedy
which Landlord may have on account of Tenant's default. If a lien is filed as a result of nonpayment, Tenant shall, within ten (10) days
after knowledge of the filing, secure the discharge of the lien or deposit with Landlord cash or sufficient corporate surety bond or
other surety satisfactory to Landlord in an amount sufficient to discharge the lien plus any costs, attorney fees, and other charges
that could accrue as a result of a foreclosure or sale under the lien. Landlord may require Tenant to furnish a lien and completion bond,
or other reasonable financial assurances, before the commencement of any work.

 

10.2         
Indemnification. Tenant shall indemnify, defend, and hold Landlord and Landlord's trustees,
trustors, beneficiaries, shareholders, members, managers, employees, contractors, agents, successors, and assigns harmless for, from,
and against any claim, loss, or liability arising out of Tenant's failure to comply with Section 10.1.

 

		11.	Quiet
                                            Enjoyment

 

11.1          
Tenant's Quiet Enjoyment. Landlord warrants that it is the owner of the Premises and has the
right to lease the Premises to Tenant. Landlord shall defend Tenant's right to quiet enjoyment of the Premises from the claims of all
persons during the Term.

 

11.2          
Estoppel Certificate. Either party shall, within 20 days after notice from the other, execute
and deliver to the other party a certificate stating whether or not this Lease has been modified and is in full force and effect and
specifying any modifications or alleged breaches
by the other party. The certificate shall also state the amount of monthly Base Rent, the dates to which Rent has been paid in advance,
the amount of any security deposit or prepaid Rent, that all conditions under the Lease to be performed by Landlord (including any construction
obligations or tenant improvement allowance payments) have been satisfied (or specifying those conditions that Landlord has not satisfied),
and any other information relating to the Lease reasonably requested by the other party. Failure to deliver the certificate within the
specified time shall be conclusive on the party from whom the certificate was requested that the Lease is in full force and effect and
has not been modified except as represented in the notice requesting the certificate.

    	 

    	 

    

 

		12.	Assignment
                                            and Sublease

 

12.1          
Assignment and Sublease. Tenant shall not sell, assign, mortgage, sublet, lien, convey, encumber, or otherwise transfer (whether
directly, indirectly, voluntarily, involuntarily, or by operation of law) all or any part of Tenant's interest in this Lease or in the
Premises (collectively, "Transfer") without Landlord's prior written consent, which consent shall, as provided in Section
12.2 below, not be unreasonably withheld. For purposes of this Lease, a "Transfer" shall be deemed to include the sale,
assignment, encumbrance, or transfer - or series of related sales, assignments, encumbrances, or transfers - of fifty percent (50%) or
more of the shares or other ownership interest of Tenant regardless of whether the sale, assignment, encumbrance, or transfer occurs
voluntarily, involuntarily, by operation of law by operation of law, or by any act or occurrence. Tenant shall provide Landlord thirty
(30) days' advance written notice of its desire to Transfer its interest in the Premises, or any portion thereof, and such notice shall
state the name and address of the proposed transferee. Tenant shall include in Tenant's notice of transfer a true and complete copy of
the proposed transfer instrument, which transfer instrument shall expressly include that the transferee shall comply and be bound by
all of the terms, covenants, conditions, and provisions of this Lease. Any
Transfer which does not comply with this Lease shall be void and shall constitute a breach of this Lease.

 

12.2         
Conditions to Landlord's Consent. Landlord's consent to any proposed Transfer by Tenant shall not be unreasonably withheld,
but may be conditioned on (in addition to any other condition that Landlord may reasonably impose) the following: (i) Tenant demonstrating
(to Landlord's reasonable satisfaction) that the transferee's condition (financial and otherwise) and business reputation is equivalent
to that of Tenant, that Tenant's operations on and use of the Premises would be in compliance with the terms of this Lease, and that
Landlord's interest in the Premises would not be adversely affected (for the avoidance of doubt any

cannabis-related
use may be denied in Landlord's sole and absolute discretion); (ii) Landlord obtaining financial statements reasonably satisfactory to
Landlord from any entity that is the transferee; (iii) Tenant reimbursing Landlord for all reasonable costs and expenses incurred by
Landlord in connection with its review of any Transfer documents or otherwise related to its determination as to whether to consent to
the proposed Transfer, including reasonable attorney fees; and (iv) the transferee(s) agreeing in writing to comply with and be bound
by all of the terms, covenants, conditions, provisions, and agreements of this Lease (Tenant shall deliver to Landlord,
promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to
Landlord). In the event of any sublease or assignment of this Lease, Landlord shall be entitled to any excess rent (however calculated)
actually paid to Tenant as a result of such sublease or assignment. Tenant acknowledges and agrees that Landlord's conditioning of its
consent to any Transfer on Tenant's satisfaction of the conditions contained in this Section 12.2 is reasonable under this Lease.

    	 

    	 

    

 

		12.3	Effect
                                            of Transfer. If Landlord consents to a Transfer, the following shall apply:

(a)
the terms and conditions of this Lease (or any Personal Guaranty hereof) shall in no way be deemed to have been waived or modified; (ii)
consent shall not be deemed consent to any further Transfer by Tenant or any transferee; and (iii) the acceptance of Rent by Landlord
from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease. An approved Transfer shall relieve
Tenant from liability under this Lease. Landlord may consent to subsequent assignments, subletting of this Lease, or amendments or modifications
to this Lease with assignees of Tenant without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent.

 

		13.	Default

 

13.1          
Tenant Default. The occurrence of any of the following events shall constitute a default under this Lease (each an "Event
of Default"):

 

(a)              
Default in Payment of Rent or Other Char es. Failure of Tenant to pay Rent or any other charge, cost, or expense within 5
days after such payment is past due.

 

(b)             
Default in Other Covenants. Failure of Tenant to comply with any term or condition or fulfill any obligation of this Lease
(other than the payment of Rent or other charges) within 30 days after written notice from Landlord specifying the nature of the default.
If the
default is of such a nature that it cannot be completely remedied within the 30-day period, this Section 13.l(b) shall be deemed complied
with if Tenant begins correction of the default within the 30-day period and thereafter proceeds with reasonable diligence and in good
faith to effect the remedy as soon as practicable.

 

(c)              
Insolvency. Tenant becomes insolvent within the meaning of the United States Bankruptcy Code, as amended from time to time;
an assignment by Tenant for the benefit of creditors; the filing by Tenant of a voluntary petition in bankruptcy; an adjudication that
Tenant is bankrupt or the appointment of a receiver of the properties of Tenant; the filing of any involuntary petition of bankruptcy
and failure of Tenant to secure a dismissal of the petition within 120 days after filing; attachment of or the levying of execution on
the leasehold interest and failure of Tenant to secure discharge of the attachment or release of the levy of execution within 30 days.
If Tenant
consists of 2 or more individuals or business entities, the Events of Default specified in this Section 13.l(c) shall apply to each individual
unless within 30 days after an Event of Default occurs the remaining individuals produce evidence satisfactory to Landlord that they
have unconditionally acquired the interest of the one causing the default.

    	 

    	 

    

(d)              
Abandonment. The vacation or abandonment of the Premises by Tenant for 10 or more consecutive
days at any time following delivery of possession of the Premises to Tenant, as evidenced by Tenant's failure to consistently operate
its business during normal Business Hours on normal Business Days, unless such failure is excused under other provisions of this Lease.

 

13.2          
Landlord Default. No act or omission of Landlord shall be considered a default under this Lease
until Landlord has received 30 days' prior written notice from Tenant specifying the nature of the default with reasonable particularity.
Commencing from Landlord's receipt of such default notice, Landlord shall have 30 days to cure or remedy the default before Landlord
shall be deemed in default of this Lease; provided, however, that if the default is of such a nature that it cannot be completely remedied
or cured within the 30 day period, there shall not be a default by Landlord under this Lease if Landlord begins correction of the default
within the 30 day period and thereafter proceeds with reasonable diligence and in good faith to effect the remedy as soon as practical.

 

		14.	Remedies
                                            on Default

 

14.1          
Termination. Upon the happening of an Event of a Default, this Lease may be terminated at the
option of Landlord by notice to Tenant. If this Lease is not terminated by the election of Landlord, Landlord shall be entitled to recover
damages from Tenant for the default. Regardless of whether this Lease is terminated, Tenant's liability to Landlord for any damages shall
survive such termination, and Landlord may reenter, take possession of the Premises, and remove any persons or property by legal action
or by self-help with the use of reasonable force and without liability for damages.

 

14.2          
Relettin2. Following reentry or abandonment, Landlord may relet the Premises, and in that connection
may make any suitable alterations or refurbish the Premises (or both), or change the character or use of the Premises, but Landlord shall
not be required to relet for any use or purpose other than that specified in this Lease or which Landlord may reasonably consider injurious
to the Premises, or to any tenant which Landlord may reasonably consider objectionable. Landlord may relet all or part of the Premises,
alone or in conjunction with other properties, for a term longer or shorter than the Term, upon any reasonable terms and conditions,
including the granting of some rent-free occupancy or other rent concession.

 

14.3          
Dama2es. In the event of termination or retaking of possession following an Event of Default,
Landlord shall be entitled to recover immediately, without waiting until the due date of any future Rent or until the date fixed for
expiration of this Lease, and in addition to any other damages recoverable by Landlord, the following amounts as dan1ages:

 

(a)              
The loss of reasonable rental value from the date of default until a new tenant has been, or with
the exercise of reasonable efforts could have been, secured.

 

		(b)	The
                                            reasonable costs of reentry and reletting including the cost of any

    	 

    	 

    

clean-up,
refurbishing, removal of Tenant's property and fixtures, or any other expense occasioned by Tenant's failure to quit the Premises upon
termination and to leave the Premises in the required condition, including any remodeling costs, attorney fees, court costs, broker commissions,
and advertising costs.

 

(c)              
The unamortized portion, during the initial Term, of any concessions (e.g. free rent or tenant improvement
allowance) granted, and any brokerage commissions incurred, by Landlord in connection with this Lease.

 

(d)             
Any excess of the value of the Rent and all of Tenant's other obligations under this Lease over the
reasonable expected return from the Premises for the period commencing on the earlier of the date of trial or the date the Premises are
relet, and continuing through the end of the then current Term. The present value of future amounts will be computed using a discount
rate equal to the prime loan rate of major Oregon banks in effect on the date of trial, or if no trial, on the date the Premises were
relet.

 

14.4          
Ri2ht to Sue More Than Once. Landlord may sue periodically to recover damages during the period
corresponding to the remainder of the Term, and no action for damages shall bar a later action for damages subsequently accruing.

 

14.5           
Remedies Cumulative. The foregoing remedies shall be in addition to and shall not exclude any
other remedy available to Landlord under applicable law.

 

14.6          
Landlord's Ri2ht to Cure Defaults. If Tenant shall fail to perform any obligation under this
Lease, Landlord shall have the option to do so after 30 days' written notice to Tenant specifying the nature of the default. Landlord's
performance of any Tenant obligation under this Lease shall not waive any other remedy available to Landlord. All of Landlord's expenditures
to correct the default shall be reimbursed by Tenant on demand with interest at the Default Rate from the date of expenditure by Landlord.

 

		15.	Surrender
                                            at Expiration

 

15.1          
Condition of Premises. Upon the expiration or earlier termination of this Lease, Tenant shall
surrender the Premises in good order and "broom clean" condition, reasonable wear and tear excepted. Alterations constructed
by Tenant with permission from Landlord shall not be removed or restored to the original condition unless the terms of permission for
the Alteration so require. Depreciation and wear from ordinary use for the purpose for which the Premises were leased need not be restored,
but all maintenance and repairs for which the Tenant is responsible shall be completed to the latest practical date prior to such surrender.
Tenant's obligations under this Section 15.1 shall be subordinate to the provisions of Section 8 related to destruction. Upon surrender,
Tenant shall deliver all keys in Tenant's possession to Landlord, whether for interior or exterior Premises doors. Tenant shall reimburse
Landlord for the cost of re-keying any Premises door for which a key is not delivered to Landlord.

    	 

    	 

    

		15.2	Fixtures.

 

(a)              
Unless Landlord and Tenant agree otherwise in writing, following the expiration or earlier termination
of this Lease: (i) all fixtures on the Premises owned by Landlord are to remain on the Premises; and (ii) Tenant shall remove, as provided
in Section 15.2(b) below, all fixtures owned or placed on the Premises by Tenant (excluding any owned by Landlord, but specifically including
all of Tenant's trade fixtures) and repair any physical damage resulting from the removal. If Tenant
shall fail to remove such fixtures, Landlord may do so and charge the cost to Tenant with interest at the Default Rate from the date
of expenditure.

 

(b)             
Prior to the expiration or termination of this Lease, Tenant shall remove all of Tenant's furnishings
and furniture, and all fixtures that Tenant is required to remove under Section 15.2(a) above. If Tenant
fails to do so, this shall constitute an abandonment of the property, and Landlord may retain the property and all rights of Tenant with
respect to it shall cease or, by notice in writing given to Tenant within 10 days after removal was required, Landlord may elect to hold
Tenant to its obligation of removal. If Landlord elects to require Tenant to remove, Landlord
may effect a removal and place the property in public storage for Tenant's account. Tenant shall be liable to Landlord for the cost of
removal, transportation to storage, and storage with interest at the Default Rate on all such expenses from the date of expenditure by
Landlord.

 

		15.3	Holdover.

 

(a)             
If Tenant does not vacate the Premises at the time required, Landlord shall have the option to treat
Tenant as a tenant from month-to-month, subject to all of the provisions of this Lease (except the provisions for term), at a rental
rate equal to 125% of the Base Rent last paid by Tenant. Failure of Tenant to remove fixtures, furniture, furnishings, or trade fixtures
which Tenant is required to remove under this Lease shall constitute a failure to vacate to which this Section 15.3 shall apply if the
property not removed substantially interferes with the occupancy of the Premises by another tenant or with the occupancy by Landlord
for any purpose including preparation for a new tenant.

 

(b)             
If a month-to-month tenancy results from a holdover by Tenant under this Section 15.3, the tenancy
shall be terminable at the end of any monthly rental period on written notice from Landlord given not less than 10 days prior to the
termination date which shall be specified in the notice. Tenant waives any notice which would otherwise be provided by law with respect
to a month-to-month tenancy.

 

		16.	Subordination
                                            and Attornment; Mortgagee Protection

 

16.1          
Subordination. Landlord represents and warrants that the Premises are not encumbered or affected
by any deed of trust, mortgage or other financial encumbrance. This Lease is and shall be prior to any mortgage or deed of trust
("Encumbrance") recorded after the date of this Lease and affecting the Premises. However,
if any lender holding such an Encumbrance
requires that this Lease be subordinate to the Encumbrance, then Tenant agrees that the Lease shall be subordinate to the Encumbrance
if the holder thereof agrees in writing with Tenant that as long as Tenant performs its obligations under this Lease no foreclosure,
deed given in lieu of foreclosure, or sale pursuant to the terms of the Encumbrance, or other steps or procedures taken under the Encumbrance
shall affect Tenant's rights under this Lease. Tenant, Landlord and Landlord's lender shall execute and record a commercially reasonable
subordination, no disturbance and attornment agreement ("SNDA") to memorialize the foregoing provisions.

    	 

    	 

    

 

16.2          
Notice. If any
act or omission of Landlord would give Tenant the right, immediately or after lapse of a period of time, to cancel or terminate this
Lease, to claim damages from Landlord, or to claim a partial or total eviction, Tenant will not exercise the right:

(i) 
until it has given written notice of the
act or omission to Landlord; (ii) until any cure period under Section 13.2 of this Lease has expired; and (iii) until any noticed required
to be provided to a lender under any SNDA has been provided.

 

16.3          
Attornment. Any mortgagee, transferee, purchaser, lessor or beneficiary succeeding to Landlord's interest following any foreclosure,
sale or transfer in lieu thereof, may be referred to as a "Successor Landlord". Tenant shall attorn to the Successor
Landlord and the Successor Landlord will accept Tenant's attornment, assume Landlord's obligations under the Lease, and will agree in
writing not to disturb Tenant's quiet possession of the Premises. Tenant will attorn to and recognize the Successor Landlord as Tenant's
Landlord under this Lease, and Tenant and the Successor Landlord will promptly execute and deliver an instrument reasonably acceptable
to the parties to evidence the attornment and non-disturbance. Upon the attornment, this Lease will continue in full force and effect
as a direct lease between the Successor Landlord and Tenant on all of the terms, conditions, and covenants as are set forth in this Lease.

 

		17.	Miscellaneous

 

17.1          
Non-waiver. Waiver by either party of strict performance of any provision of this Lease shall not be a waiver of or prejudice
the party's right to require strict performance of the same provision in the future or of any other provision.

 

17.2         
Attorney Fees. If any
arbitration or litigation is instituted to interpret, enforce, or rescind this Lease, including any proceeding brought under the United
States Bankruptcy Code, the prevailing party on a claim shall be entitled to recover with respect to the claim, in addition to any other
relief awarded, the prevailing party's reasonable attorney fees and other fees, costs, and expenses of every kind, including the costs
and disbursements specified in ORCP 68 A(2), incurred in connection with the arbitration, the litigation, any appeal or petition for
review, the

collection
of any award, or the enforcement of any order, as determined by the arbitrator or court.

 

17.3          
Notices. All notices or other communications required or permitted by this Lease must be in writing, must be delivered to
the parties at the addresses set forth below, or any other address that a party may designate by notice to the other parties, and shall
be considered

    	 

    	 

    

delivered
upon actual receipt if delivered personally or by fax or an overnight delivery service, or at the end of the 5th
Business Day after the date deposited in the United States mail, postage pre- paid, certified, return receipt requested.

 

Landlord:Tenant:

 

Charron
Properties Incorporated, A California Corporation

6930
Fairview Road

Hollister,
CA 95023

Yozamp
Products Company, LLC, an Oregon limited liability company

dba
Expion 360 Corporation 1266 SW Lake Road
Redmond, OR 97756

 

 

With
a copy to:

 

 

 

 

 

 

 

 

17.4          
Succession. Subject to the limitations concerning the transfer and assignment of this Lease
under Section 12, this Lease will be binding upon and inure to the benefit of the parties, their respective successors and assigns.

 

17.5          
Recordation. Tenant may record a memorandum of this Lease, and Landlord shall execute and acknowledge
a memorandum of this Lease in a form suitable for recording if requested by Tenant, and shall otherwise reasonably cooperate with Tenant
in connection with Tenant's rights under this paragraph.

 

17.6          
Entry for Inspection. Landlord may, to determine Tenant's compliance with this Lease, to make
necessary repairs to the Premises, or to show the Premises to any prospective tenant or purchaser, inspect the premises at a mutually
convenient time on not less than 24-hour prior notice to Tenant. In addition, Landlord shall have the right, at any time during the last
6 months of the Term, to place and maintain upon the Premises notices for sale or leasing of the Premises. Upon expiration or earlier
termination of this Lease, Tenant shall promptly supply Landlord with copies of keys for all doors and locks in the Premises.

 

17.7          
Interest on Rent and Other Charges. Any Rent or other payment required to be paid by Tenant
under this Lease (including a Late Fee under Section 2.6) shall, if not paid within 5 days after it is due, bear interest an annual rate
equal to the prime rate of interest published in the Wall Street Journal plus 5% (provided that under no circumstances will the
interest rate be less than 10% per annum) (the "Default Rate") from the due date
until paid.

    	 

    	 

    

17.8          
Severability. If a provision of this Lease is determined to be unenforceable in any respect, the enforceability of the provision
in any other respect and of the remaining provisions of this Lease shall not be impaired.

 

17.9          
Further Assurances. The parties shall sign such other documents and take such other actions as are reasonably necessary to
further effect and evidence this Lease.

 

17.10      
Governing Law. This Lease is governed by the laws of the State of Oregon, without giving effect to any conflict-of-law principle
that would result in the laws of any other jurisdiction governing the Lease.

 

17.11      
Standard for Discretion. When exercising Landlord's discretion under this Lease, or if this Lease is silent on the standard
for any consent, approval, determination, or similar discretionary action by Landlord, the standard shall be Landlord's sole and absolute
discretion.

 

17.12      
Entire Agreement. This Lease contains the entire understanding of the parties regarding the subject matter of this Lease and
supersedes all prior and contemporaneous negotiations and agreements, whether written or oral, between the parties with respect to the
subject matter of this Lease.

 

17.13      
Signatures. This Lease may be executed in counterparts, each of which will be deemed an original, and all of which together
will constitute one and the same instrument. Electronic signatures and copies of signature by electronic scan, facsimile or otherwise
will be treated as original signatures.

 

17.14      
Representation. Landlord and Tenant each represent to the other that they have not dealt, directly or indirectly, in connection
with the leasing of the Premises, with any broker or person entitled to claim a commission or leasing fees. Landlord and Tenant each
will indemnify and hold each other harmless from any loss, liability, damage, or expense (including reasonable attorneys' fees) arising
from any claim for a commission or leasing fee arising out of this transaction made by any unidentified broker or other person with whom
such party has dealt.

 

17.15      
Force Majeure. Any non-monetary obligation of Landlord or Tenant which is delayed or not performed due to Acts of God, strike,
riot, shortages of labor or materials, war, governmental laws, regulations or restrictions, delays caused by the City of Redmond, or
any other causes of any kind whatsoever which are beyond Landlord's or Tenant's reasonable control (each a "Force Majeure Event"),
will not constitute a default hereunder and will be performed within a reasonable time after the end of such cause for delay or nonperformance.
If Landlord or Tenant is delayed in constructing or reconstructing the Building or Premises due to a Force Majeure Event, then the time
within which such construction or reconstruction is to be completed will be extended, day for day, by the number of days of such delay.
No Force Majeure Event will commence or be deemed to have occurred unless, within ten (10) days of the event constituting the Force Majeure
Event, the party claiming such delay has provided written notice
to the other specifying the action, inaction or circumstance that the claiming party contends constitutes a Force Majeure Event.

    	 

    	 

    

 

17.16      
Time. If the date for performance of an obligation or delivery of any notice hereunder falls on a day other than a Business
Day, the date for such performance or delivery of such notice shall be postponed until the next ensuing Business Day.

 

17.17      
Nonrecourse Lease & Limits on Claims. Tenant shall look only to Landlord's interest in the Building and the Premises (or
the proceeds thereof) for the satisfaction of Tenant's remedies for the collection of a judgment (or other judicial process) requiring
the payment of money by Landlord in the event of any default by Landlord hereunder and no other property or assets of Landlord or its
trustees, trustors, beneficiaries, members or managers, whether disclosed or undisclosed, shall be subject to levy, execution, or other
enforcement procedure for the satisfaction of Tenant's remedies under or with respect to this Lease, the relationship of Landlord and
Tenant hereunder, or Tenant's use or occupancy of the Premises.

 

17.18      
Authority. The undersigned each represent and warrant that they have the full right, power, and authority to execute, deliver,
and perform this Lease on behalf of the party to which they are associated and that when this Lease is executed and delivered by the
undersigned, this Lease shall constitute the valid and binding agreement of such party, enforceable in accordance with its terms.

 

17.19     
Time of Essence. Time is of the essence with respect to all dates and time periods in this Lease.

 

17.20      
Interpretation. All pronouns contained herein and any variations thereof will be deemed to refer to the masculine, feminine,
or neutral, singular or plural, as the identity of the parties or other context may require. The singular includes the plural and the
plural includes the singular. The word "or" is not exclusive. The words "include," "includes," and "including"
are not limiting. The term "person" means any natural person, corporation, limited liability company, partnership, joint venture,
firm, association, trust, unincorporated organization, government or governmental agency or political subdivision, or any other entity.
The titles, captions, or headings of the sections herein are inserted for convenience of reference only and are not intended to be a
part of or to affect the meaning or interpretation of this Lease. This Lease is the result of arms-length negotiations between the parties
and will not be construed against landlord by reason of its preparation of this Lease document. Nothing contained in this Lease will
be deemed or construed as creating a relationship of principal and agent, partners, joint venturers, or any other similar relationship
between the parties hereto.

 

17.21      
Consequential Damages. In no event shall Landlord be liable to Tenant, and Tenant hereby waives any claims against Landlord,
for any consequential, special or punitive damages.

 

    	 

    	 

    

		17.22	Lease
                                            Not Binding: Until Fully Executed. The submission of this document for

examination
or negotiation does not constitute an offer to lease or a binding contract for the Lease of the Premises until such time as both the
Landlord and Tenant execute this document and a fully executed original is delivered to Landlord. Further, so long as th.is document
is not executed by Tenant and delivered to Landlord, Landlord may consider this document null and void and may offer
the Premises to any other prospective Tenant.

IN
WITNESS WHEREOF, the parties hereto have executed this lease on the day and year first set forth above.

 

"Landlord""Tenant"

 

 

CHARRON
PROPERTIES

INCORPORATED,
A California

Corporation

 

 

 

 

 

 

STEVEN
A. CHARRON, President and CEO

YOZAMP
PRODUCTS COMPAN

LLC,
an Oregon limited liability company dba Expion 360 Corporation

 

 

 

 

Its

 

 

 

 

Page
27.COMMERCIAL LEASE18195-001\1548354

    	 

    	 

    

Order
No.: WT0225072

 

EXHIBIT
"A"

Legal
Description

 

Parcel
I:

 

A
parcel of land situate in a portion of the Southeast quarter of Section 16, Township 15 South, Range 13 East of the Willamette Meridian,
City of Redmond, Deschutes County, Oregon, more particularly described as follows:

 

Commencing
at a brass cap monumenting the Southeast comer of Section 16, Township 15 South, Range 13 East of the Willamette Meridian, the initial
point; thence North 89°19'45" West along the South line of the Southeast 1/4 of said Section 16, 616.11 feet to an iron rod
in concrete; thence North 01°17'15" East, 615.36 feet to a 5/8 inch rebar and the true point of beginning; thence North 01°17'15"
East, 147.68 feet; thence South 89°19'45" East, parallel with said South line, 363.02 feet; thence North 01°17'15"
East, 120 feet; thence South 89°19'45" East parallel with said South line, 115.74 feet to a 1/2 inch pipe; thence South 02°45'15"
East, 268.14 feet to a 5/8 inch iron rod; thence North 89°19'45" West, parallel with said South line, 497.68 feet to the true
point of beginning.

 

Parcel
II:

 

A
parcel of land situate in a portion of the Southeast quarter Section 16, Township 15 South, Range 13 East of the Willamette Meridian,
City of Redmond, Deschutes County, Oregon, more particularly described as follows:

 

Commencing
at a brass cap monumenting the Southeast comer of Section 16, Township 15 South, Range 13 East of the Willamette Meridian, the initial
point; thence North 89°19'45" West along the South line of the Southeast 1/4 of said Section 16: 616.11 feet to an iron rod
in concrete; thence North 01°17'15" East, 763.04 feet to the true point of beginning; thence South. 89°19'45" East,
parallel with said South line, 363.02 feet; thence North 01°17'15" East, 120 feet; thence North 89°19'45" West parallel
with said South line, 363.02 feet to a 1/2 inch pipe; thence South 01°17'15" West, 120.00 feet to the true point of beginning.

 

 

 

 

 

 

Page
Al.COMMERCIAL LEASE - Exhibit A18195-00I\1548354

    	 

    	 

    

Exhibit
B

 

Work
Letter Agreement

 

This
Work Letter Agreement ("Agreement") is entered into effective November 1, 2021, between CHARRON PROPERTIES
INCORPORATED, A California Corporation ("Landlord") and YOZAMP PRODUCTS COMPANY, LLC, an Oregon limited liability
company dba Expion 360 Corporation ("Tenant"), in connection with the execution of the Commercial Lease between Landlord
and Tenant of even date herewith (the "Lease"), who hereby agree as follows:

 

1.                 
General. The purpose of this Agreement is to describe how the Premises will be improved with a Tenant Improvement allowance
of $100,000. with consent of Landlord and Tenant. Any Tenant Improvements exceeding 100,000.00, after being mutually accepted by Landlord
and Tenant will be amortized over 12 months commencing on the effective date of this Lease. The proposed Tenant Improvements
(as defined below), and who will pay for the construction of additional Tenant Improvements. All capitalized terms used, but not defined,
in this Agreement shall have the same meaning given to such terms in the Lease. The Tenant Improvements shall be constructed pursuant
to this Agreement by Landlord. Landlord shall provide the Tenant Improvement Allowance (as defined in Section 4(a), below) and shall
provide possession of the Premises to Tenant upon completion of the Tenant Improvements or when mutually agreed to by Tenant and Landlord
in writing.

 

2.                 
Tenant Improvements.Landlord and Tenant agree that the "Tenant Improvements" shall mean those items associated
with the build-out of the Building's interior to suit Tenant's needs. Those items include: Building A-office wall demolition, repairing
roll up doors, clean up walls, painting, carpeting and 1000 sq feet epoxy of floors; Building B-Epoxy of floors and repair roll up doors.

 

3.                 
Construction/Delivery Condition/Warranty. The Tenant Improvements shall be undertaken and completed in a good, workmanlike
manner.

 

		4.	Tenant
                                            Improvement Allowance.

 

(a)              
Amount. Landlord will allow the amount of $100,000.00 actual costs for the construction of the Tenant Improvements. Such construction
costs, which include, without limitation any amounts paid to Landlord's contractor, permit fees and related governmental charges are
referred to in this Agreement as the "Tenant Improvement Allowance." Landlord and Tenant agree that the Tenant Improvement
Allowance shall not exceed $100,000.00 (the "TI Cap"), unless otherwise separately agreed to by Tenant and Landlord
in writing. Tenant shall be solely responsible for all costs of the Tenant Improvements in excess of the TI Cap (the "Excess
TI Allowance").

 

		(b)	Repayment
                                            of Excess TI Allowance. Tenant shall repay the Excess TI

 

 

Page
B 1.COMMERCIAL LEASE - Exhibit B18195-001\1548354

    	 

    	 

    

 

 

 

 

 

 

 

Allowance
in equal monthly installments ("Tenant's TI Payment"), with interest at 6% per annum,
amortized over 12 months as Additional Rent. Notwithstanding anything in this Agreement to the contrary,
Tenant may prepay all or any part of the Excess TI Allowance at any time without penalty.

 

 

 

 

 

 

 

 

 

 

 

"Landlord""Tenant"

 

 

CHARRON
PROPERTIES

YOZAMPPRODUCTSCOMPAN

LLC,
an Oregon limited liability company dba Expion 360 Corporation

 

,;.:

;.:

 

 

 

STEVEN
A. CHARRON, CEO &

President

 

 

 

Its

 

 

 

  

 

Page
B 2.COMMERCIAL LEASE - Exhibit B!8]95-001\1548354

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00342-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00342-of-00352.parquet"}]]