Document:

Exhibit 10.15

 

FINAL

Independent
Contractor Agreement

 

This Independent Contractor
Agreement (this “Agreement”) is made and entered into as of the Effective Date of the Separation Agreement & Release
(as defined below) (the “Effective Date”) by and between Akoustis, Inc., a Delaware corporation (“Company”),
and Rohan W. Houlden (“Contractor”). The Company and Contractor are referred to herein individually as a “Party”
and collectively as the “Parties.” This Agreement is being entered into in connection with that certain Separation
Agreement & Release (the “Separation Agreement & Release”) between the Parties, which provides for Contractor’s
execution and compliance with this Agreement. This Agreement is the “Independent Contractor Agreement” defined in Section
2 of the Separation Agreement & Release. The Parties hereby agree as follows:

 

1. Term
and Termination.

 

1.1 Term.
The initial term of this Agreement shall begin on the Effective Date and shall continue for a period of two months, unless earlier terminated
in accordance with this Agreement, and shall thereafter be automatically renewed on a month to month basis until terminated by either
Party for any reason upon thirty days written notice to the other Party.

 

1.2 Termination.
Either Party may terminate this Agreement for any reason during the initial term or any renewal term upon thirty days prior written notice
to the other Party.

 

2. Obligations
Upon Termination. Upon termination of this Agreement: (i) neither Contractor nor Company shall have any further obligations under
this Agreement, except for the Company’s obligation to provide the compensation and benefits described on Exhibit A attached
hereto prior to the termination, as well as the Parties’ obligations under Sections 5, 6, 7 and 9 of this Agreement, and (ii) Contractor
shall immediately return all Company equipment, Proprietary Information, Inventions, and Work Product as defined in Section 5 of this
Agreement.

 

3. Contracting
Services and Relationship.

 

3.1 Services.
During the term of this Agreement, Contractor shall provide to Company the services set forth on Exhibit A and incorporated herein
by reference (the “Services”). It is expected that Contractor shall be available to provide the Services to Company
at such times as may be reasonably requested by Company. Contractor shall use his reasonable best efforts to perform the Services.

 

3.2 Relationship.
It is expressly understood and agreed that, in the performance of the Services under this Agreement, Contractor is at all times acting
as an independent contractor with respect to Company, and not as an employee, agent, partner or legal representative of Company. Further,
it is expressly understood and agreed by the Parties that nothing contained in this Agreement shall be construed to create a joint venture,
partnership, association, principal-agent relationship, or other affiliation or like relationship between the Parties, it being specifically
agreed that the relationship is and shall remain that of independent parties to a contractual relationship as set forth in this Agreement.
The Company shall not control the manner or means by which Contractor performs the Services, including but not limited to the time and
place such Services are performed. Contractor will have exclusive control over the manner and means that Contractor performs the Services
rendered. Contractor will set Contractor’s own schedule, hours, and location for the performance of the Services rendered. Contractor
will provide the tools, vehicles, equipment, supplies, materials or other items needed to perform the Services pursuant to this Agreement.
Contractor shall not have any claim under this Agreement or otherwise against Company for vacation pay, paid sick leave, retirement benefits,
social security, workers’ compensation, health, disability, unemployment insurance benefits or other employee benefits of any kind
(except as specifically set forth on Exhibit A hereto). It is understood and agreed that (i) Contractor will not be treated as
Company’s employee for federal tax purposes; (ii) Company will not withhold on behalf of Contractor any sums for income tax, withholding
tax, unemployment insurance, social security, or any other benefits afforded to Company’s employees; (iii) all of such payments,
withholdings, and benefits, if any, are the sole responsibility of Contractor; and (iv) Contractor shall indemnify and hold Company harmless
from any and all loss or liability arising from its failure to make such payments, withholdings, benefits and filings, if any. Contractor
agrees and acknowledges that this Agreement does not grant, and Contractor shall not have, any authority, express or implied, to enter
into any contract or assume any obligation on behalf of Company without the prior written consent of Company.

 

     

     

    

 

4. Compensation.
In consideration for Contractor’s full and timely performance of the Services, Company shall compensate Contractor pursuant to the
terms set forth in Exhibit A. For the avoidance of doubt, such compensation includes any and all taxes and charges which are applicable
to such compensation under applicable laws, and all such taxes and charges shall be Contractor’s sole and exclusive responsibility.
Contractor acknowledges that Contractor will receive an IRS Form 1099-MISC from the Company, and that Contractor shall be solely responsible
for all federal, state, local, and foreign taxes for the Monthly Fees (as defined in Exhibit A). Contractor further acknowledges that
Contractor will receive an IRS Form W-2 from the Company with respect to the Special Payment (as defined in Exhibit A) and that such Special
Payment shall be subject to applicable tax withholding and deductions. Contractor acknowledges that Contract shall be solely responsible
for any amount owed with respect to any applicable federal, state, local and foreign taxes in excess of such withholding. Contractor understands
and agrees that Contractor would not receive the compensation and benefits under this Agreement, except for Contractor’s execution
and non-revocation of the Separation Agreement & Release and the fulfillment of the promises contained therein and within this Agreement.
If Contractor has not returned the Separation Agreement & Release signed by Contractor on or before the twenty-first day after Contractor
receives a copy of it, or if Contractor revokes the Separation Agreement & Release during the seven days after signing it, then (i)
all payments and benefits provided under this Agreement (including vesting of equity awards) shall be forfeited and not paid, and (ii)
this Agreement shall be terminated immediately without further action.

 

5. Confidentiality.

 

5.1 Proprietary
Information. Contractor agrees that all information, whether or not in writing, of a private, secret or confidential nature concerning
Company’s business, business relationships or financial affairs (collectively, “Proprietary Information”) is
and shall be the exclusive property of Company. By way of illustration, but not limitation, Proprietary Information may include inventions,
products, processes, methods, techniques, formulas, technology, single-crystal piezoelectric materials technology, acoustic resonators
technology, acoustic wave filters technology, designs, drawings, engineering, hardware configuration information, compositions, compounds,
projects, developments, plans, research data, clinical data, financial data, personnel data, computer programs, software, customer and
supplier lists, and contacts at or knowledge of customers or prospective customers of Company, including any derivatives of the forgoing
items, provided, however, Proprietary Information does not include any of the foregoing items to the extent the same have become publicly
known and made generally available through no wrongful act of Contractor or of others. Contractor agrees at all times, in the performance
of Services under this Agreement, and for so long thereafter as any Proprietary Information may remain confidential, secret or otherwise
wholly or partly protectable, to hold in strictest confidence, and not to use, except as instructed by the Company or as required by law,
or to disclose to any person, firm or corporation without the written authorization of the President and Chief Executive Officer or the
Board of Directors of Company, any Proprietary Information. Contractor understands that Contractor’s unauthorized use or disclosure
of Proprietary Information during Contractor’s performance of Services under this Agreement will lead to action up to and including
termination of this Agreement and legal action by Company. Contractor also understands that Contractor’s unauthorized use or disclosure
of Proprietary Information after the termination of this Agreement may lead to legal action by Company.

 

5.2 Disclosure
of Inventions. Contractor will promptly disclose to Company (or any persons designated by it) all discoveries, developments, designs,
improvements, inventions, blueprints, formulae, processes, techniques, computer programs, strategies, know-how and data, whether or not
patentable or registerable under patent, trademark, copyright or similar statutes, made or conceived or reduced to practice or learned
by Contractor, either alone or jointly with others, during Contractor’s performance of Services under this Agreement that are related
to the business of Company or that result from tasks assigned to Contractor by Company or that result from the use of premises or property
(including computer systems and engineering facilities) owned, leased or contracted for by Company (all such discoveries, developments,
designs, improvements, inventions, formulae, processes, techniques, computer programs, strategies, blueprints, know-how and data are hereinafter
referred to as “Inventions”). Contractor will also promptly disclose to Company, and Company hereby agrees to receive
all such disclosures in confidence, all other discoveries, developments, designs, improvements, inventions, formulae, processes, techniques,
computer programs, strategies, blueprints, know-how and data, whether or not patentable or registerable under patent, trademark, copyright
or similar statutes, made or conceived or reduced to practice or learned by Contractor, either alone or jointly with others, during Contractor’s
performance of Services under this Agreement for the purpose of determining whether they constitute “Inventions”, as defined
above.

 

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5.3 Ownership
of Inventions. All Inventions shall be the sole property of Company and its assigns, and Company and its assigns shall be the
sole owner of all patents, copyrights, trademarks and other rights in connection therewith. Contractor hereby assigns to Company any rights
Contractor may have or acquire in such Inventions. Contractor shall assist Company in every proper way as to all such Inventions (but
at Company’s expense) to obtain and, from time to time, enforce patents, copyrights, trademarks and other rights and protections
relating to said Inventions in any and all countries, and to that end, Contractor will execute all documents for use in applying for and
obtaining such patents, copyrights, trademarks and other rights and protections on and enforcing such Inventions, as Company may desire,
together with any assignments thereof to Company or persons designated by it.

 

5.4 Work
Product. Anything Contractor produces, solely or jointly with others, during Contractor’s performance of Services under
this Agreement (“Work Product”) shall constitute a “work made for hire” pursuant to 17 U.S.C § 101,
and shall be the sole and exclusive property of Company. By way of illustration, but not limitation, Work Product may include all documents,
photographs, artwork, literature, engineering drawings, data compilations, reports and other media or materials produced by or as the
result of Contractor’s work or delivered by Contractor in the course of performing that work. To the extent Contractor’s Work
Product is determined not to be a work for hire, Contractor hereby assigns to Company all right, title, and interest in and to such work,
including the copyright and all other intellectual property rights associated therewith, including all possible copyright, patent, and
trademark registrations or renewals. To the extent that the vesting of rights to any Work Product in Company requires Contractor’s
written assignment or other written documents to be signed by Contractor, Contractor agrees, at no additional cost to Contractor, but
at Company’s expense, to execute any such assignments and any such other written documents as may be required to cause the vesting
of such rights in Company. In the event the Company is unable, after reasonable effort, to secure Contractor’s signature on any
document or documents needed to apply for or prosecute any patent, copyright or other right or protection relating to Work Product, for
any reason whatsoever, Contractor hereby irrevocably designates and appoints the Company and its duly authorized officers and agents as
Contractor’s agent and attorney-in-fact, to act for and on Contractor’s behalf to execute and file any such application or
applications and to do all other lawfully permitted acts to further the prosecution and issuance of patents, trademarks, copyrights or
similar protections thereon with the same legal force and effect as if executed by Contractor and Contractor hereby ratifies, affirms
and approves all such lawfully permitted acts accordingly. To the extent, and for whatever reason, Contractor is deemed to own less than
the exclusive right, title and interest to Work Product, Contractor hereby grants Company all the rights it possesses in the Work Product
including, but not limited to, an exclusive, worldwide, perpetual, and royalty-free license to use, market and sublicense such work as
Company deems appropriate in its sole discretion.

 

5.5 Equitable
Remedies. Contractor acknowledges that the restrictions contained in Sections 5 and 7 of this Agreement are reasonable and necessary
to protect the legitimate interests of Company, and that any violation of any provisions of Sections 5 and 7 will result in irreparable
injury to Company for which there is no adequate remedy at law and that Company shall have the right to enjoin Contractor from acts in
violation of Sections 5 and 7, including by temporary restraining order, preliminary and permanent injunction. The right of equitable
remedies shall be in addition to and not in lieu of all of the rights and remedies Company shall have at law or in equity, including,
without limitation, the right to recover damages.

 

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5.6 Legally
Protected Conduct. Notwithstanding any other provision of this Agreement, Contractor will not be held criminally or civilly liable
under any federal or state trade secret law for any disclosure of a trade secret that is made: (i) in confidence to a federal, state,
or local government official, either directly or indirectly, or to an attorney; and (ii) solely for the purpose of reporting or investigating
a suspected violation of law; or is made in a complaint or other document that is filed under seal in a lawsuit or other proceeding. If
Contractor files a lawsuit for retaliation by the Company for reporting a suspected violation of law, Contractor may disclose the Company’s
trade secrets to Contractor’s attorney and use the trade secret information in the court proceeding if Contractor (i) files any
document containing the trade secret under seal, and (ii) does not disclose the trade secret, except pursuant to court order. Further,
nothing contained in this Agreement limits Contractor’s ability to file a charge or complaint with a federal, state or local governmental
agency or commission (“Government Agencies”). Also this Agreement does not limit Contractor’s ability to communicate
with any Government Agencies or otherwise participate in any investigation or proceeding that may be conducted by any Government Agency,
including providing documents or other information, without notice to the Company.

 

6. Documentation.
In the event of the termination of this Agreement, Contractor will promptly deliver to Company all documents, notes, drawings, blueprints,
formulae, specifications, computer programs, data and all other materials of any nature pertaining to any Proprietary Information or to
Contractor’s work with Company, and will not take any of the foregoing or any reproduction of any of the foregoing that is embodied
in a tangible medium of expression.

 

7. Restrictive
Covenants.

 

7.1 Non-Competition.
During the term of this Agreement and for twelve months thereafter (the “Restriction Period”), Contractor shall not
provide Competitive Services (defined below) to any business, firm, corporation, partnership, association, joint venture or other entity
that engages or conducts any business the same as or substantially similar to the Company’s acoustic resonator and RF filter business
(the “Business”), anywhere in the Restricted Territory (defined below); provided, however, that
Contractor may own less than 5% in the aggregate of the outstanding shares of any class of securities of any enterprise (but without otherwise
participating in the activities of such enterprise), other than any such enterprise with which the Company competes or is currently engaged
in a joint venture, if such securities are of a class listed on any national or regional securities exchange or have been registered under
Section 12(b) or (g) of the Exchange Act.

 

7.2 Non-Solicitation.
During the Restriction Period, Contractor shall not: (i) solicit or hire, or attempt to recruit, persuade, solicit or hire, any employee,
or independent contractor of, or consultant to, the Company, or its affiliates, to leave the employment (or independent contractor relationship)
thereof, whether or not any such employee or independent contractor is party to an employment agreement; or (ii) attempt in any manner
to solicit or accept from any customer or client of the Company or any of its affiliates, with whom Contractor had material business-related
contact (during the six months prior to the termination of the Agreement, regardless of whether during the term of this Agreement or during
Contractor’s prior employment relationship with the Company) or about whom Contractor learned Proprietary Information (during the
six months prior to the termination of the Agreement, regardless of whether during the term of this Agreement or during Contractor’s
prior employment relationship with the Company), business of the kind or competitive with the business done by the Company or its affiliates
with such customer or to persuade or attempt to persuade any such customer to cease to do business or to reduce the amount of business
which such customer has customarily done or is reasonably expected to do with the Company or any of its affiliates or if any such customer
elects to move its business to a person other than the Company or any of its affiliates, provide Competitive Services to such customer,
or have any discussions regarding any such service with such customer, on behalf of such other person. An employee or independent contractor
shall be deemed covered by this Section 7.2 while employed or retained by the Company and for a period of six months thereafter.

 

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7.3 Contractor
agrees that the Restriction Period will be extended by the duration of any violation by Contractor of any of Contractor’s obligations
under this Section 7. For purposes of this Agreement, “Competitive Services” means any position in which Contractor
will provide the same or substantially similar services as those performed by Contractor during the six months prior to the termination
of this Agreement, regardless of whether during the term of this Agreement or during Contractor’s prior employment relationship
with the Company. “Restricted Territory” is defined as: (i) North America, (ii) the United States, (iii) the State
of North Carolina, (iv) the State of New York, (v) any state in which the Company operates during the term of this Agreement, (vi) any
state in which Contractor performed Services for the Company during the term of this Agreement, and (vii) within fifty miles of Contractor’s
primary worksite during the six month period prior to the termination of this Agreement.

 

7.4 Contractor
expressly agrees that the character, duration and scope of Sections 7.1, 7.2, and 7.3 are reasonable in light of the circumstances as
they exist at the date upon which this Agreement has been executed and do not impose a greater restraint than necessary to protect the
goodwill and other legitimate business interests of the Company and its affiliates, including their goodwill, Proprietary Information,
and employee and independent contractor relationships, and that Contractor had the opportunity to review the provisions of this Agreement
with legal counsel of Contractor’s choosing. In particular, Contractor agrees and acknowledges that the Company is currently engaging
in Business and actively marketing its services and products throughout the Restricted Territory, and that the Company expends significant
time and effort developing and protecting the confidentiality of its Proprietary Information. Contractor acknowledges and agrees that
the consideration provided to Contractor under this Agreement is sufficient consideration for Contractor’s responsibilities and
commitments hereunder. During Contractor’s service under this Agreement and during Contractor’s prior employment with the
Company, Contractor has been and will be exposed to highly sensitive Proprietary Information, including regarding the Company’s
business plans, business processes, methods of operation, customers, vendors, and other business relationships. Contractor agrees that
enforcement by the Company of this Agreement will not cause economic hardship to Contractor.

 

8. Compliance
with Laws. In their performance of this Agreement, the Parties shall comply with the provisions of all applicable federal, state,
county, and local laws, ordinances, regulations and codes (including procurement of required permits, licenses or certificates).

 

9. General
Provisions.

 

9.1 Governing
Law and Interpretation. This Agreement shall be governed and construed in accordance with the laws of North Carolina without regard
to its conflict of laws provision. In the event of a breach of any provision of this Agreement, each Party (i) consents to the personal
jurisdiction of any state or federal court located in Charlotte, North Carolina (and any corresponding appellate court) in any proceeding
arising out of or relating to this Agreement, (ii) waives any venue or inconvenient forum defense to any proceeding maintained in such
courts, and (iii) except as otherwise provided in this Agreement agrees not to bring any proceeding arising out of or relating to this
Agreement in any other court. Process in any such proceeding may be served on either Party anywhere in the world. Should any provision
of this Agreement be declared illegal or unenforceable by any court of competent jurisdiction and cannot be modified to be enforceable,
excluding the general release language, such provision shall immediately become null and void, leaving the remainder of this Agreement
in full force and effect. All payments and benefits under this Agreement are intended to comply with or be exempt from Section 409A of
the Internal Revenue Code of 1986, as amended, and this Agreement shall be interpreted and operated consistent with this intent.

 

9.2 Amendment.
This Agreement may not be modified, altered or changed except in writing and signed by both Parties wherein specific reference is made
to this Agreement.

 

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9.3 Binding
Effect. This Agreement will be binding upon and inure to the benefit of the Company, its successors and assigns. This Agreement
will be binding upon and inure to the benefit of Contractor and Contractor’s heirs, executors and administrators. Contractor may
not assign any of Contractor’s rights or obligations under this Agreement without the written consent of the Company.

 

9.4 Severability;
Modification. Each provision of this Agreement is severable from every other provision of this Agreement. Any determination by
a court of competent jurisdiction that a provision of this Agreement is invalid or unenforceable will not affect the validity or enforceability
of any other provision hereof. Any provision of this Agreement held invalid or unenforceable only in part or degree will remain in full
force and effect to the extent not held invalid or unenforceable. Should a determination be made by a court of competent jurisdiction
at a later date that the character, duration or geographical scope of the covenant not to compete is unreasonable in light of the circumstances
as they then exist, then it is the intention of the Contractor, on the one hand, and the Company, on the other, that the covenant not
to compete shall be construed by the court in such a manner as to impose only those restrictions on the conduct of Contractor which are
reasonable in light of the circumstances as they then exist and necessary to assure the Company of the intended benefit of the covenant
not to compete, and the Parties agree that the Agreement shall be construed by severing, limiting, reducing, or modifying it to the least
extent necessary, so as to be enforceable to the extent compatible with the applicable law as it shall then appear.

 

9.5 Counterparts.
This Agreement may be executed in one or more counterparts, each of which will be deemed an original but all of which together will constitute
one and the same agreement. Facsimile or PDF reproductions of original signatures shall be deemed binding for the purpose of the execution
of this Agreement.

 

9.6 Other
Agreements. Contractor represents and warrants that Contractor’s execution and delivery of this Agreement and the performance
of all the terms of this Agreement does not and will not breach any agreement to keep in confidence proprietary information acquired by
Contractor in confidence or trust. Contractor and Company have previously entered into the Separation Agreement & Release and an Employee
Confidentiality, Proprietary Information and Patent and Invention Assignment Agreement executed by Contractor with the Company on September
19, 2016 (“Confidentiality and IP Agreement”). The Contractor’s obligations under this Agreement are in addition
to and do not supersede the Confidentiality and IP Agreement and the Separation Agreement & Release. Contractor represents and warrants
that he has fully complied with all obligations arising under such Confidentiality and IP Agreement prior to the Effective Date.

 

9.7 Notices.
Any notice which a Party is required or may desire to give pursuant to this Agreement shall be given by email, personal delivery or registered
or certified mail, return receipt requested, addressed to Contractor at Contractor’s email address, address of record with Company
and addressed to Company at its principal office, or at such other place as either Party may, from time to time, designate in writing.
The date of email transmission, personal delivery or the date of mailing any such notice shall be deemed to be the date of delivery thereof.

 

9.8 Headings.
The headings of the sections hereof are inserted for convenience only and shall not be deemed to constitute a part hereof nor to affect
the meaning hereof.

 

9.9 Waivers.
Any failure by Company to enforce any provision of this Agreement shall not constitute a waiver of the provisions, nor shall a waiver
once granted be construed to waive a subsequent breach of the same or other provision.

 

Contractor hereby acknowledges that Contractor
has been advised to seek an attorney who will advise Contractor regarding the legal implications of this Agreement. 

 

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IN WITNESS WHEREOF, the Parties
have executed this Agreement as of the date first above written.

 

	
    COMPANY

    Akoustis, Inc.
	 	
    CONTRACTOR

    Rohan W. Houlden

 

	 	 	 

 

	Print Name:	 	 	Date:	 

 

	Title:	 	 	 	 
	 	 	 	 	 
	Date:	 	 	 	 

 

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Exhibit A

Services and Compensation

 

1. Duties
and Responsibilities of Contractor. Contractor shall be reasonably available to perform such services as are reasonably requested
by the Chief Executive Officer of the Company, including without limitation (a) special projects assigned by the Chief Executive Officer,
(b) supporting the transition of the Contractor’s former responsibilities to the Company’s new Chief Product Officer, (c)
being available to provide support to the Company in certain litigation matters to which it is or may be a party, and (d) supporting the
further development of intellectual property with respect to which Contractor has previously been involved.

 

2. Compensation.
In consideration for Contractor’s full and timely performance of the Services described in Section 1 above, the Contractor shall
be entitled to the following compensation and benefits.

 

		2.1.	Monthly Fee. Contractor shall be paid a (“Monthly
Fee”) calculated as follows: (a) during the first three months of the term of this Agreement (until the three-month anniversary
of the Effective Date), the Monthly Fee shall be $8,333.33 per month, or (b) after the three-month anniversary of the Effective Date,
the Monthly Fee shall be calculated at a rate of $175 per hour of Services rendered, subject to a maximum Monthly Fee of $8,333.33 per
month. The Monthly Fee shall be payable on a monthly basis in accordance with customary accounts payable policies of the Company.

 

		2.2.	Special Payment. So long as Contractor remains engaged hereunder and continues rendering Services
pursuant to, and complying with, this Agreement and the Separation Agreement & Release through the date when the Company’s Compensation
Committee makes a final determination regarding annual bonuses for the Company’s fiscal year ending on June 30, 2022, Contractor
shall be paid a lump sum payment (the “Special Payment”) in an amount equal to the bonus that he would have earned under the
Company’s Annual Bonus Compensation Plan for fiscal year 2022 had he remained an employee of the Company. This Special Payment shall
be at the same time as when the Company provides payment under its Annual Bonus Compensation Plan for fiscal year 2022 to its employees,
but in all events shall be paid during the 2022 calendar year.

 

		2.3.	Equity Compensation. All outstanding Options, Restricted Stock Units, Restricted Stock Awards (each
such term as defined in the Plans defined below) or other grants of equity based compensation under Akoustis’ 2018 Stock Incentive
Plan, 2016 Stock Incentive Plan, 2015 Equity Incentive Plan or 2014 Stock Plan (each a “Plan”) shall remain outstanding
and continue to vest in accordance with their terms for so long as Contractor is providing services under this Agreement. Upon the termination
of the Agreement for any reason, all unvested Options, Restricted Stock Units, Restricted Stock Awards or other grants of equity based
compensation under the Plans shall immediately terminate and be forfeited and Contractor shall have no further rights with respect thereto.
Contractor acknowledges that any and all vested Options shall expire within the time period set forth in the Plan and related award agreement
(generally ninety days from the termination of this Agreement).

 

 

8Exhibit 10.16

 

LEASE AGREEMENT BETWEEN

 

 

 

CB OFFICE 10, LTD.,

 

AS LANDLORD, AND

 

 

RFM Integrated Device Inc.

 

AS TENANT

 

 

 

DATED NOVEMBER_, 2019

 

 

 

PROJECT: INTERNATIONAL
BUSINESS PARK, PHASE X

 

CARROLLTON,
TEXAS

 

Billingsley Office Lease
Form- 2013v2

Building 10

 

     

     

    

 

BASIC LEASE INFORMATION

 

	Lease Date:	November ___, 2019
	 	 
	Landlord:	CB OFFICE 10, LTD., a Texas limited partnership 
	 	 
	Tenant:	RFM
    Integrated Device Inc., a Texas incorporated company
	 	 
	Premises:	Suite
    No. 1155, containing 1,834 rentable square feet, in the office building whose street address is 4100 Midway Road, Carrollton, Texas
    75007 (the “Building”). The Premises are outlined on the plan attached to the Lease as Exhibit A.
    The land on which the Building is located (the “Land”) is described on Exhibit B. The term “Project”
    shall collectively refer to the Building, the Land and the driveways, parking facilities, and similar improvements and easements
    associated with the foregoing or the operation thereof.
	 	 
	Term:	39 full calendar months, plus any partial month from the Commencement Date to the end of the month in which the Commencement Date falls, starting on the Commencement Date and ending at 5:00 p.m. local time on the last day of the 39th full calendar month following the Commencement Date, subject to adjustment and earlier termination as provided in the Lease.
	 	 
	Commencement Date:	January 1, 2020
	 	 
	Basic Rent:	Subject to the
    conditional abatement of Basic Rent set forth below, Basic Rent shall be the following amounts for the following periods of
    time:

 

	Lease Month	 	Annual

 Basic Rent 

Rate 
Per Rentable

Square Foot	 	 	Monthly

Basic

Rent	 
	January 1,
    2020–March 31, 2021	 	$	19.50	 	 	$	2,980.25	 
	April 1, 2021–March 31, 2022	 	$	20.00	 	 	$	3,056.67	 
	April 1, 2022–March 31, 2023	 	$	20.50	 	 	$	3,133.08	 

 

	 	As used herein, the
                           term “Lease Month” means each calendar month during the Term (and if the Commencement
                           Date does not occur on the first day of a calendar month, the period from the Commencement Date to the first
                           day of the next calendar month shall be included in the first Lease Month for purposes of determining the
                           duration of the Term and the monthly Basic Rent rate applicable for such partial month).

	 	 
	 	Basic Rent and Additional Rent
shall be conditionally abated until March 31, 2020. Commencing April 1, 2020, Tenant shall make Basic Rent payments as otherwise provided
herein. Notwithstanding such abatement of Basic Rent (a) all other sums due under this Lease, including Tenant’s Proportionate Share of
Electrical Costs, shall be payable as provided in this Lease, and (b) any increases in Basic Rent set forth in this Lease shall occur
on the dates scheduled therefor.

	 	

	Security Deposit: Rent:	$18,645.68

	 	 
	Rent:	Basic Rent, Tenant’s Proportionate Share of Electrical Costs, Tenant’s share of
    Additional Rent, and all other sums that Tenant may owe to Landlord or otherwise be required to pay under the Lease.
	 	 
	Permitted Use:

	General office use, including lab use for testing of electronic
equipment and/or components and software development.

 

    	OFFICE LEASE AGREEMENT (BASIC LEASE INFORMATION)	Page i

     

    

 

	Tenant’s Proportionate 

    Share:	1.7649%, which is the percentage obtained by dividing (a) the number of rentable square
    feet in the Premises as stated above by (b) the 103,916 rentable square feet in the Building. Landlord and Tenant stipulate that the
    number of rentable square feet in the Premises and in the Building set forth above is conclusive and shall be binding upon
    them.
	 	 
	Expense Stop:	None; NNN Lease. 
	 	 
	Initial Liability	$3,000,000
	Insurance Amount:	 
	 	 
	Tenant’s Address:	RFM Integrated Device Inc.
	 	2160 Lundy AVE STE 220
	 	_ SAN JOSE, CA 95131
	 	Attention: Mavis, Chen
	 	Telephone: 408-894-9882
	 	Telecopy: 408-894-9869

 

 

	Landlord’s Address:	For all Notices:	With a copy to:
	 	 	 
	 	
    Billingsley Property Services, Inc. 

1722 Routh Street, Suite
    770

    Dallas, Texas 75201

    
	
    Billingsley Property Services, Inc.

    1722 Routh Street, Suite 770

    Dallas, Texas 75201

    

	 	Attention: 	Lease Administration, Office	Attention:	 Legal Department
	 	Telephone:	214-270-1000	Telephone:	 214-270-1000
	 	Telecopy:	 214-270-0992	Telecopy:	214-270-0992

 

The foregoing Basic Lease
Information is incorporated into and made a part of the Lease identified above. If any conflict exists between any Basic Lease Information
and the Lease, then the Lease shall control.

 

    	OFFICE LEASE AGREEMENT (BASIC LEASE INFORMATION)	Page ii

     

    

 

LEASE

 

This Lease Agreement
(this “Lease”) is entered into as of November_, 2019, between CB OFFICE 10, LTD.,
a Texas limited partnership (“Landlord”), and RFM Integrated Device Inc., a corporate company
(“Tenant”).

 

	1.	Definitions
                                            and Basic Provisions. The definitions and basic provisions set forth in the Basic
                                            Lease Information (the “Basic Lease Information”) executed by Landlord
                                            and Tenant contemporaneously herewith are incorporated herein by reference for all purposes.
                                            Additionally, the following terms shall have the following meanings when used in this Lease:
                                            “Affiliate” means any person or entity which, directly or indirectly,
                                            through one or more intermediaries, controls, is controlled by, or is under common control
                                            with the party in question; “Building’s Structure” means
                                            the Building’s exterior walls, roof elevator shafts, footings, foundations, structural
                                            portions of load-bearing walls, structural floors and subfloors, and structural columns and
                                            beams; “Building’s Systems” means the Building’s HVAC,
                                            life-safety, plumbing, electrical, and mechanical systems: “including” means
                                            including, without limitation; “Laws” means all federal, state,
                                            and local laws, ordinances, rules and regulations, all court orders, governmental directives,
                                            and governmental orders and all interpretations of the foregoing, and all restrictive covenants
                                            affecting this Lease or the Project, and “Law” means any of the
                                            foregoing; “Tenant’s Off Premises Equipment” means any of
                                            Tenant’s equipment or other property that may be located on or about the Project (other
                                            than inside the Premises); and “Tenant Party” means any of the
                                            following persons: Tenant; any assignees claiming by, through, or under Tenant; any subtenants
                                            claiming by, through, or under Tenant; and any of their respective agents, contractors, employees,
                                            licensees, guests and invitees. “Leasing Costs’’ means all
                                            costs incurred and inducements offered by Landlord in leasing the Premises to Tenant (including,
                                            without limitation, commissions, abated Rent, abated parking charges, tenant improvement
                                            allowances, costs incurred to prepare the Premises for Tenant).

 

	2.	Lease Grant. Subject to the terms of
                                            this Lease, Landlord leases to Tenant, and Tenant leases from Landlord, the Premises.

 

	3.	Tender
                                            of Possession. Landlord and Tenant presently anticipate that possession of the Premises
                                            will be tendered to Tenant in the condition required by this Lease on or about the Commencement
                                            Date (the “Estimated Delivery Date”). If Landlord is unable to
                                            tender possession of the Premises in such condition to Tenant by the Estimated Delivery Date,
                                            then (a) the validity of this Lease shall not be affected or impaired thereby, (b) Landlord
                                            shall not be in default hereunder or be liable for damages therefor except as specifically
                                            set forth below in this Section 3, and (c) Tenant shall accept possession of the Premises
                                            when Landlord tenders possession thereof to Tenant. The Estimated Delivery Date, as extended
                                            day-for-day for any days of Force Majeure delay to Landlord’s Work, is referred to
                                            as the “Adjusted Estimated Delivery Date”. If delivery of the Premises
                                            is delayed beyond the Adjusted Estimated Delivery Date, such delay shall not be a default
                                            by Landlord, render this Lease void or voidable, or otherwise render Landlord liable for
                                            damages (except as specifically provided in this paragraph). If delivery of the Premises
                                            has not occurred on or prior to the date that is 30 days after the Adjusted Estimated Delivery
                                            Date, Tenant’s obligation to pay Basic Rent for the Premises shall be abated two days
                                            for each day after the 30th day after the Adjusted Estimated Delivery Date until delivery
                                            of the Premises occurs. If delivery of the Premises has not occurred on or prior to the
                                            date that is 90 days following the Adjusted Estimated Delivery Date, Tenant may terminate
                                            this Lease by delivering written notice to Landlord and Landlord’s Mortgagee within
                                            ten business days following the expiration of such 90-day period and prior to the date upon
                                            which delivery of the Premises actually occurs. Such termination shall be effective as of
                                            the 30th day after delivery thereof, subject to the remainder of this paragraph. If Tenant
                                            fails to timely give such termination notice, Tenant shall be deemed to have waived its right
                                            to terminate this Lease under this Section 3, time being of the essence with respect thereto.
                                            Notwithstanding the foregoing, if upon the receipt from Tenant of a written election to terminate
                                            this Lease as provided in this paragraph, Landlord reasonably believes it can ensure that
                                            delivery of the Premises is achieved within 30 days following the receipt of such notice,
                                            Landlord may, in its sole discretion, elect to proceed with such work and, provided delivery
                                            of the Premises occurs within such 30-day period, Tenant’s election to terminate shall
                                            be null and void. By occupying the Premises, Tenant shall be deemed to have accepted the
                                            Premises in their condition as of the date of such occupancy, subject to the performance
                                            of punch-list items that remain to be performed by Landlord, if any. Prior to occupying
                                            the Premises, Tenant shall execute and deliver to Landlord a letter substantially in the
                                            form of Exhibit E hereto confirming (1)
                                            the Commencement Date and the expiration date of the initial Term, (2) that Tenant
                                            has accepted the Premises, and (3) that Landlord has performed all of its obligations with
                                            respect to the Premises (except for punch-list items specified in such letter); however,
                                            the failure of the parties to execute such letter shall not defer the Commencement Date or
                                            otherwise invalidate this Lease. Occupancy of the Premises by Tenant prior to the Commencement
                                            Date shall be subject to all of the provisions of this Lease excepting only those requiring
                                            the payment of Basic Rent, Additional Rent, and Electrical Costs (each as defined herein).

 

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	4	Rent.

 

		(a)	Payment.
                                            Tenant shall timely pay to Landlord Rent, without notice, demand, deduction or set off (except
                                            as otherwise expressly provided herein), by good and sufficient check drawn on a national
                                            banking association at Landlord’s address provided for in this Lease or as otherwise
                                            specified by Landlord and shall be accompanied by all applicable state and local sales or
                                            use taxes. The obligations of Tenant to pay Basic Rent and other sums to Landlord and the
                                            obligations of Landlord under this Lease are independent obligations. Basic Rent, adjusted
                                            as herein provided, shall be payable monthly in advance. The first monthly installment of
                                            Basic Rent shall be payable contemporaneously with the execution of this Lease; thereafter,
                                            Basic Rent shall be payable on the first day of each month beginning on the first day of
                                            the second full calendar month of the Term. The monthly Basic Rent for any partial month
                                            at the beginning of the Term shall equal the product of 1/365 of the annual Basic Rent in
                                            effect during the partial month and the number of days in the partial month, and shall be
                                            due on the Commencement Date. Payments of Basic Rent for any fractional calendar month at
                                            the end of the Term shall be similarly prorated. Tenant shall pay Additional Rent at the
                                            same time and in the same manner as Basic Rent.

 

		(b)	Operating
                                            Costs; Taxes; Electrical Costs.

 

		(1)	Tenant shall pay to Landlord
                                            Tenant’s Proportionate Share of the Operating Costs (defined below) (“Additional
                                            Rent”) in the Building. Landlord may make a good faith estimate of the
                                            Additional Rent to be due by Tenant for any calendar year or part thereof during the Term.
                                            During each calendar year or partial calendar year of the Term, Tenant shall pay to Landlord,
                                            in advance concurrently with each monthly installment of Basic Rent, an amount equal to the
                                            estimated Additional Rent for such calendar year or part thereof divided by the number of
                                            months therein. From time to time, Landlord may in good faith estimate and re-estimate the
                                            Additional Rent to be due by Tenant and deliver a copy of the estimate or re-estimate to
                                            Tenant. Thereafter, the monthly installments of Additional Rent payable by Tenant shall be
                                            appropriately adjusted in accordance with the estimations so that, by the end of the calendar
                                            year in question, Tenant shall have paid all of the Additional Rent as estimated by Landlord.
                                            Any amounts paid based on such an estimate shall be subject to adjustment as herein provided
                                            when actual Operating Costs are available for each calendar year.

 

		(2)	The
                                            term “Operating Costs” means all expenses and disbursements (subject
                                            to the limitations set forth below) that Landlord incurs in connection with the ownership,
                                            operation, and maintenance of the Project, determined in accordance with sound accounting
                                            principles consistently applied, including the following costs: (A) wages and salaries of
                                            all on-site employees at or below the grade of building manager engaged in the operation,
                                            maintenance or security of the Project (together with Landlord’s reasonable allocation
                                            of expenses of off-site employees at or below the grade of building manager who perform a
                                            portion of their services in connection with the operation, maintenance or security of the
                                            Project), including taxes, insurance and benefits relating thereto; (B) all supplies and
                                            materials used in the operation, maintenance, repair, replacement, and security of the Project;
                                            (C) costs for improvements made to the Project which, although capital in nature, reduce
                                            the normal operating costs (including all utility costs) of the Project, as amortized using
                                            a commercially reasonable interest rate over the time period reasonably estimated by Landlord
                                            to recover the costs thereof taking into consideration the anticipated cost savings (but
                                            in no event shall such amortized costs exceed cost savings actually realized), as determined
                                            by Landlord using its good faith, commercially reasonable judgment, as well as capital improvements
                                            made in order to comply with any Law hereafter promulgated by any governmental authority
                                            or any interpretation hereafter rendered with respect to any existing Law, as amortized using
                                            a commercially reasonable interest rate over the useful economic life of such improvements
                                            as determined by Landlord in its reasonable discretion; (D) cost of all utilities, except
                                            Electrical Costs and the cost of other utilities reimbursable to Landlord by the Project’s
                                            tenants other than pursuant to a provision similar to this Section 4(b); (E) insurance
                                            expenses; (F) repairs, replacements, and general maintenance of the Project; (G) fair market
                                            rental and other costs with respect to the management office for the Building; (H) service,
                                            maintenance and management contracts with independent contractors for the operation, maintenance,
                                            management, repair, replacement, or security of the Project (including alarm service, window
                                            cleaning, and elevator maintenance); (I)
                                            a management fee not to exceed four percent (4%) of the Rent for the Building; and
                                            (J) Taxes. If the Building is part of a multi building office complex (the “Complex”),
                                            Operating Costs for the Complex may be prorated among the Project and the other buildings
                                            of the Complex, as reasonably determined by Landlord.

 

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Operating Costs shall not include
costs for (i) capital improvements made to the Building, other than capital improvements described in Section 4(b)(2)(C). and
except for items which are generally considered maintenance and repair items, such as painting of common areas, replacement of carpet
in elevator lobbies, and the like; (ii) repair, replacements and general maintenance paid by proceeds of insurance or by Tenant or other
third parties; (iii) interest, amortization or other payments on loans to Landlord; (iv) depreciation; (v) leasing commissions; (vi)
legal expenses for services, other than those that benefit the Project tenants generally (e.g., tax disputes); (vii) renovating or otherwise
improving space for occupants of the Project or vacant space in the Project; and (viii) federal income taxes imposed on or measured by
the income of Landlord from the operation of the Project.

 

		(3)	“Taxes”
                                            means taxes, assessments, and governmental charges or fees whether federal, state, county
                                            or municipal, and whether they be by taxing districts or authorities presently taxing or
                                            by others, subsequently created or otherwise, and any other taxes and assessments (including
                                            non governmental assessments for common charges under a restrictive covenant or other private
                                            agreement that are not treated as part of Operating Costs) now or hereafter attributable
                                            to the Project (or its operation), excluding, however, penalties and interest thereon and
                                            federal and state taxes on income. Notwithstanding the above, if the present method of taxation
                                            changes so that in lieu of or in addition to the whole or any part of any Taxes, there is
                                            levied on Landlord a capital tax directly on the rents received therefrom or a franchise
                                            tax, assessment, or charge based, in whole or in part, upon such rents for the Project, then
                                            all such taxes, assessments, or charges, or the part thereof so based, shall be deemed to
                                            be included within the term “Taxes” for purposes hereof (it being agreed that
                                            the so-called “margin tax” codified at§§ I 71.0001 et seq.
                                            of the Texas Tax Code (as the same may be amended from time to time, the “Margin
                                            Tax”) is such a tax and shall be deemed to be included within the term “Taxes”
                                            for purposes hereof). Taxes shall include the costs of consultants retained in an effort
                                            to lower Taxes and all costs included in disputing any Taxes or in seeking to lower the tax
                                            valuation of the Project. For property tax purposes, Tenant waives all rights to protest
                                            or appeal the appraised value of the Premises, as well as the Project, and all rights to
                                            receive notices of reappraisement.

 

		(4)	Tenant shall also pay to Landlord Tenant’s
                                            Proportionate Share of the cost of all electricity used by the Project (“Electrical
                                            Costs”). Such amount shall be payable in monthly installments on the Commencement
                                            Date and on the first day of each calendar month thereafter. Each installment shall be based
                                            on Landlord’s estimate of the amount due for each month. From time to time during any
                                            calendar year, Landlord may in good faith estimate or re-estimate the Electrical Costs to
                                            be due by Tenant for that calendar year and deliver a copy of the estimate or re-estimate
                                            to Tenant. Thereafter, the monthly installments of Electrical Costs payable by Tenant shall
                                            be appropriately adjusted in accordance with the estimations.

 

		(5)	By April 1 of each calendar year, Landlord
                                            shall furnish to Tenant a statement of Operating Costs and Electrical Costs for the previous
                                            year, in each case adjusted as provided in Section 4(b)(5), (the “Operating
                                            Costs Statement”). If Tenant’s estimated payments of Operating Costs
                                            or Electrical Costs under this Section 4(b) for the year covered by the Operating
                                            Costs Statement exceed Tenant’s Proportionate Share of such items as indicated in the
                                            Operating Costs Statement, then Landlord shall promptly credit or reimburse Tenant for such
                                            excess; likewise, if Tenant’s estimated payments of Operating Costs or Electrical Costs
                                            under this Section 4(b) for such year are less than Tenant’s Proportionate Share
                                            of such items as indicated in the Operating Costs Statement, then Tenant shall promptly pay
                                            Landlord such deficiency.

 

		(6)	With respect to any calendar year or partial calendar year in which the Building is not occupied to
                                                              the extent of 95% of the rentable area thereof, or Landlord is not supplying services to 95% of the rentable area thereof, the
                                                              Operating Costs and Electrical Costs for such period which vary with the occupancy of the Building shall, for the purposes hereof,
                                                              be increased to the amount which would have been incurred had the Building been occupied to the extent of 95% of the rentable area
                                                              thereof and Landlord had been supplying services to 95% of the rentable area thereof. In no event (through “gross up” or
                                                              otherwise) shall Landlord collect Operating Costs or Electrical Costs from tenants of the Building in excess of Landlord’s
                                                              actual costs therefor.

 

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	5.	Delinquent
                                            Payment; Handling Charges. All past due payments required of Tenant hereunder shall
                                            bear interest from the date due until paid at the lesser of eighteen percent per annum or
                                            the maximum lawful rate of interest (such lesser amount is referred to herein as the “Default
                                            Rate”); additionally, Landlord, in addition to all other rights and remedies
                                            available to it, may charge Tenant a fee equal to 31⁄2% of the delinquent payment to
                                            reimburse Landlord for its cost and inconvenience incurred as a consequence of Tenant’s
                                            delinquency. In no event, however, shall the charges permitted under this Section 5
                                            or elsewhere in this Lease, to the extent they are considered to be interest under applicable
                                            Law, exceed the maximum lawful rate of interest. Notwithstanding the foregoing, the late
                                            fee referenced above shall not be charged with respect to
                                            the first occurrence (but not any subsequent occurrence) during any 12-month period
                                            that Tenant fails to make payment when due, until five business days after Landlord delivers
                                            written notice of such delinquency to Tenant. If any check is tendered by Tenant and not
                                            duly honored with good funds, Tenant shall, in addition to any other remedies available to
                                            Landlord under this Lease, pay Landlord a “NSF” fee of $75.00, and Landlord may
                                            require, by giving written notice to Tenant (and in addition to any other rights and remedies
                                            accruing pursuant to the terms, provisions or covenants of this Lease) that all future rental
                                            payments are to be made on or before the due date by cash, cashier’s check, or money
                                            order, and that the delivery of Tenant’s personal or corporate check will no
                                            longer constitute a payment of rental as provided in this Lease. In addition, if Tenant fails
                                            in two (2) consecutive months to make rental payments within five (5) business days after
                                            the due date, Landlord, in order to reduce its administrative costs, may require, by giving
                                            written notice to Tenant (and in addition to any interest accruing pursuant to this Section
                                            5, as well as any other rights and remedies accruing pursuant to the terms, provisions
                                            or covenants of this Lease), that Basic Rent is to be paid quarterly in advance instead of
                                            monthly and that all future rental payments are to be made on or before the due date by cash,
                                            cashier’s check, or money order, and that the delivery of Tenant’s personal or
                                            corporate check will no longer constitute a payment of rental as provided in this Lease.
                                            Any acceptance of a monthly rental payment or of a personal or corporate check thereafter
                                            by Landlord shall not be construed as a subsequent waiver of said rights, regardless of any
                                            notation on said check or any conditions with which Tenant offers such check to Landlord.

 

	6.	Securitv Deposit. Contemporaneously with
                                            the execution of this Lease, Tenant shall pay to Landlord the Security Deposit, which shall
                                            be held by Landlord to secure Tenant’s performance of its obligations under this Lease.
                                            The Security Deposit is not an advance payment of Rent or a measure or limit of Landlord’s
                                            damages upon an Event of Default (as defined herein). Landlord may, from time to time following
                                            an Event of Default and without prejudice to any other remedy, use all or a part of the Security
                                            Deposit to perform any obligation Tenant fails to perform hereunder. Following any such application
                                            of the Security Deposit, Tenant shall pay to Landlord on demand the amount so applied in
                                            order to restore the Security Deposit to its original amount. Subject to the requirements
                                            of, and conditions imposed by, Laws applicable to security deposits under commercial leases,
                                            Landlord shall, within the time required by applicable Law, return to Tenant the portion
                                            of the Security Deposit remaining after deducting all damages, charges and other amounts
                                            permitted by Law. Landlord and Tenant agree that such deductions shall include, without limitation,
                                            all damages and losses that Landlord has suffered or that Landlord reasonably estimates that
                                            it will suffer as a result of any breach of this Lease by Tenant. The Security Deposit may
                                            be commingled with other funds, and no interest shall be paid thereon. If Landlord transfers
                                            its interest in the Premises, Landlord may assign the Security Deposit to the transferee
                                            and, upon such transfer and the delivery to Tenant of an acknowledgement of the transferee’s
                                            responsibility for the Security Deposit as provided by Law, Landlord thereafter shall have
                                            no further liability for the return of the Security Deposit.

 

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	7.	Landlord’s Obligations.

 

		(a)	Services.
                                            Landlord shall furnish to Tenant (1) water at those points of supply provided for general
                                            use of tenants of the Building; (2) heated and refrigerated air conditioning (“HVAC”)
                                            as appropriate, at such temperatures and in such amounts as are standard for comparable buildings
                                            in the vicinity of the Building; (3) janitorial service as set forth on Exhibit K
                                            attached hereto; (4) elevators for ingress and egress to the floor on which the Premises
                                            are located, in common with other tenants, provided that Landlord may reasonably limit
                                            the number of operating elevators during non-business hours and holidays; and (5) electrical
                                            current during normal business hours for equipment that does not require more than 208 volts
                                            and whose electrical energy consumption does not exceed normal office and laboratory usage.
                                            Landlord shall maintain the common areas of the Project in a manner consistent with that
                                            expected in a low-rise suburban Class A office building, except for damage caused by a Tenant
                                            Party. Landlord shall keep the common areas of the Project in compliance with all Laws, except
                                            to the extent of violations of Laws caused by a Tenant Party. If Tenant desires any of the
                                            services specified in clause (2) above: (A) at any time other than between 7:00 a.m. and
                                            6:00 p.m. on weekdays and between 8:00 a.m. and 1:00 p.m. on Saturday (in each case other
                                            than holidays), or (B) on Sunday or holidays, then such services shall be supplied to Tenant
                                            upon the written request of Tenant delivered to Landlord before 3:00 p.m. on the business
                                            day preceding such extra usage, and Tenant shall pay to Landlord the cost of such services
                                            within 30 days after Landlord has delivered to Tenant an invoice therefor. The costs incurred
                                            by Landlord in providing after-hour HVAC service to Tenant shall include costs for electricity,
                                            water, sewage, water treatment, labor, metering, filtering, and maintenance reasonably allocated
                                            by Landlord to providing such service. Such costs are currently estimated by Landlord to
                                            be $40.00 per hour per rooftop unit, with a two-hour minimum. “Building Holidavs”
                                            shall mean (a) New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
                                            Day, the day after Thanksgiving, Christmas Eve, Christmas Day, and the Monday following such
                                            holiday if the holiday falls on a Sunday, or the Friday preceding such holiday if the holiday
                                            falls on a Saturday and (b) other days designated by Landlord, so long as such other days
                                            are commonly recognized as holidays by other office buildings in the submarket in which the
                                            Project is located.

 

		(b)	Excess Utilitv
                                            Use. Landlord shall not be required to furnish electrical current for equipment that
                                            requires more than 208 volts or other equipment whose electrical energy consumption exceeds
                                            normal office and laboratory usage. If
                                            Tenant’s requirements for or consumption of electricity exceed the electricity
                                            to be provided by Landlord as described in Section 7(a), Landlord shall, at Tenant’s
                                            expense, make reasonable efforts to supply such service through the then-existing feeders
                                            and risers serving the Building and the Premises, and Tenant shall pay to Landlord the cost
                                            of such service within 30 days after Landlord has delivered to Tenant an invoice therefor.
                                            Landlord may determine the amount of such additional consumption and potential consumption
                                            by any verifiable method, including installation of a separate meter in the Premises installed,
                                            maintained, and read by Landlord, at Tenant’s expense. Tenant shall not install any
                                            electrical equipment requiring special wiring or requiring voltage in excess of 208 volts
                                            unless approved in advance by Landlord, which approval shall not be unreasonably withheld.
                                            Tenant shall not install any electrical equipment requiring voltage in excess of Building
                                            capacity unless approved in advance by Landlord, which approval may be withheld in Landlord’s
                                            sole discretion. The use of electricity in the Premises shall not exceed the capacity of
                                            existing feeders and risers to or wiring in the Premises. Any risers or wiring required to
                                            meet Tenant’s excess electrical requirements shall, upon Tenant’s written request,
                                            be installed by Landlord, at Tenant’s cost, if, in Landlord’s
                                            judgment, the same are necessary and shall not cause permanent damage to the Building or
                                            the Premises, cause or create a dangerous or hazardous condition, entail excessive or unreasonable
                                            alterations, repairs, or expenses, or interfere with or disturb other tenants of the Building.
                                            If Tenant uses machines or
                                            equipment in the Premises which affect the temperature otherwise maintained by the air conditioning
                                            system or otherwise overload any utility, Landlord may install supplemental air conditioning
                                            units or other supplemental equipment in the Premises, and the cost thereof, including the
                                            cost of installation, operation, use, and maintenance, in each case, plus an administrative
                                            fee of 15% of such cost, shall be paid by Tenant to Landlord within 30 days after Landlord
                                            has delivered to Tenant an invoice therefor.

 

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		(c)	Access.
                                            Subject to the Building rules and regulations attached as Exhibit C hereto and the
                                            other provisions of this Lease, Tenant will be provided access to the Premises 24 hours per
                                            day, seven days per week. If such access is unavailable due to force majeure or any other
                                            reason beyond Landlord’s control (including construction performed by parties other
                                            than Landlord which prohibits such access), Landlord shall not be in default under this Section
                                            7(c).

 

	8.	Improvements; Alterations; Repairs; Maintenance.

 

		(a)	Improvements; Alterations.
                                            Improvements to the Premises shall be installed at Tenant’s expense only in accordance
                                            with plans and specifications which have been previously submitted to and approved in writing
                                            by Landlord, which approval shall be governed by the provisions set forth in this Section
                                            8(a). No alterations or physical additions in or to the Premises may be made without
                                            Landlord’s prior written consent, which shall not be unreasonably withheld or delayed;
                                            however, Landlord may withhold its consent to any alteration or addition that would adversely
                                            affect (in the reasonable discretion of Landlord) (1) the Building’s Structure or the
                                            Building’s Systems (including the Building’s restrooms or mechanical rooms),
                                            (2) exterior appearance of the Building, (3) appearance of the Building’s common areas
                                            or elevator lobby areas, or (4) provision of services to other occupants of the Building.
                                            Tenant shall not paint or install lighting or decorations, signs, window or door lettering,
                                            or advertising media of any type visible from the exterior of the Premises without the prior
                                            written consent of Landlord, which consent may be withheld in Landlord’s sole and absolute
                                            discretion. Notwithstanding the foregoing, Tenant shall not be required to obtain Landlord’s
                                            consent for repainting, recarpeting, or other alterations, tenant improvements, alterations
                                            or physical additions to the Premises which are cosmetic in nature totaling less than $50,000
                                            in any single instance or series of related alterations performed within a six-month period
                                            (provided that Tenant shall not perform any improvements, alterations or additions to the
                                            Premises in stages as a means to subvert this provision), in each case provided that (A)
                                            Tenant delivers to Landlord written notice thereof, a list of contractors and subcontractors
                                            to perform the work (and certificates of insurance for each such party) and any plans and
                                            specifications therefor prior to commencing any such alterations, additions, or improvements
                                            (for informational purposes only so long as no consent is required by Landlord as required
                                            by this Lease), (B) the installation thereof does not require the issuance of any building
                                            permit or other governmental approval, or involve any core drilling or the configuration
                                            or location of any exterior or interior walls of the Building, and (C) such alterations,
                                            additions and improvements will not affect (i) the Building’s
                                            Structure or the Building’s Systems, (ii)
                                            the provision of services to other Building tenants, or (iii)
                                            the appearance of the Building’s common areas or the exterior of the Building.
                                            Notwithstanding the foregoing, the referenced $50,000 cost limitation shall not apply to
                                            a project involving only carpeting and/or painting, provided that the other qualifications
                                            of the immediately preceding sentence are satisfied. All alterations, additions, and improvements
                                            shall be constructed, maintained, and used by Tenant, at its risk and expense, in accordance
                                            with all Laws; Landlord’s consent to or approval of any alterations, additions or improvements
                                            (or the plans therefor) shall not constitute a representation or warranty by Landlord, nor
                                            Landlord’s acceptance, that the same comply with sound architectural and/or engineering
                                            practices or with all applicable Laws, and Tenant shall be solely responsible for ensuring
                                            all such compliance.

 

		(b)	Repairs; Maintenance. Tenant
                                            shall maintain the Premises in a clean, safe, and operable condition, and shall not permit
                                            or allow to remain any waste or damage to any portion of the Premises. Additionally, Tenant,
                                            at its sole expense, shall repair, replace and maintain in good condition and in accordance
                                            with all Laws and the equipment manufacturer’s suggested service programs, all portions
                                            of the Premises, Tenant’s Off-Premises Equipment and all areas, improvements and systems exclusively
                                            serving the Premises, except with respect to those portions of the Premises that Landlord
                                            is obligated to repair, replace and maintain in connection with provision of the services
                                            set forth in Section 7(a) above. Tenant shall repair or replace, subject to Landlord’s
                                            direction and supervision, any damage to the Building caused by a Tenant Party. If
                                            Tenant fails to make such repairs or replacements within 15 days after the occurrence
                                            of such damage, then Landlord may make the same at Tenant’s cost. If
                                            any such damage occurs outside of the Premises, then Landlord may elect to repair
                                            such damage at Tenant’s expense, rather than having Tenant repair such damage. The
                                            cost of all maintenance, repair or replacement work performed by Landlord under this Section
                                            8 shall be paid by Tenant to Landlord within 30 days after Landlord has invoiced Tenant
                                            therefor.

 

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		(c)	Performance of
                                            Work. All work described in this Section 8 shall be performed only by Landlord
                                            or by contractors and subcontractors approved in writing by Landlord. Tenant shall cause
                                            all contractors and subcontractors to procure and maintain insurance coverage naming Landlord
                                            and Landlord’s property management company as additional insureds against such risks,
                                            in such amounts, and with such companies as Landlord may reasonably require. Upon request
                                            by Landlord, Tenant shall provide Landlord with the identities, mailing addresses and telephone
                                            numbers of all persons performing work or supplying materials prior to beginning such construction
                                            (and if requested by Landlord, references for the company or person performing such work
                                            or supplying such materials), and Landlord may post on and about the Premises notices of
                                            non-responsibility pursuant to applicable Laws. All such work shall be performed in accordance
                                            with all Laws and in a good and workmanlike manner so as not to damage the Building (including
                                            the Premises, the Building’s Structure and the Building’s Systems). Any inspections
                                            required to be performed to determine compliance with the Disabilities Act (as hereinafter
                                            defined) in connection with such work must be performed by Landlord’s accessibility
                                            consultant. All such work which may affect the Building’s Structure or the Building’s
                                            Systems must be approved by
                                            the Building’s engineer of record, at Tenant’s expense and, at
                                            Landlord’s election, must be performed by
                                            Landlord’s usual contractor for such work. All work affecting the roof of the
                                            Building must be performed by
                                            Landlord’s roofing contractor and no such
                                            work will be permitted if
                                            it would void or reduce the warranty on the roof. All cabling installed within the
                                            Premises by Tenant shall be in conformance with the
                                            standards set for the Building by Landlord at the time of such installation.

 

		(d)	Mechanic’s Liens.
                                            All work performed, materials furnished, or obligations incurred by or at the request of a
                                            Tenant Party shall be deemed authorized and ordered by Tenant only, and Tenant shall not
                                            permit any mechanic’s liens to be filed against the Premises or the Project in connection
                                            therewith. Upon completion of any such work, Tenant shall deliver to Landlord final lien
                                            waivers from all contractors, subcontractors and materialmen who performed such work. If
                                            such a lien is filed, then Tenant shall, within 20 days after Landlord has delivered
                                            notice of the filing thereof to Tenant (or such earlier time period as may be necessary to
                                            prevent the forfeiture of the Premises, the Project or any interest of Landlord therein or
                                            the imposition of a civil or criminal fine with respect thereto), either (1)
                                            pay the amount of the lien and cause the lien to be released of record, or (2) diligently
                                            contest such lien and deliver to Landlord a bond or other security reasonably satisfactory
                                            to Landlord. If Tenant fails
                                            to timely take either such action, then Landlord may pay the lien claim, and any amounts
                                            so paid, including expenses and interest, shall be paid by Tenant to Landlord within ten
                                            days after Landlord has invoiced Tenant therefor. Landlord and Tenant acknowledge and agree
                                            that their relationship is and shall be solely that of “landlord-tenant” (thereby
                                            excluding a relationship of “owner-contractor,” “owner-agent” or other
                                            similar relationships). Accordingly, all materialmen, contractors, artisans, mechanics, laborers
                                            and any other persons now or hereafter contracting with Tenant, any contractor or subcontractor
                                            of Tenant or any other Tenant Party for the furnishing of any labor, services, materials,
                                            supplies or equipment with respect to any portion of the Premises, at any time from the date
                                            hereof until the end of the Term, are hereby charged with notice that they look exclusively
                                            to Tenant to obtain payment for same. Nothing herein shall be deemed a consent by Landlord
                                            to any liens being placed upon the Premises, the Project or Landlord’s interest therein
                                            due to any work performed by or for Tenant or deemed to give any contractor or subcontractor
                                            or materialman any right or interest in any funds held by Landlord to reimburse Tenant for
                                            any portion of the cost of such work. Tenant shall defend, indemnify and hold harmless Landlord
                                            and its agents and representatives from and against all claims, demands, causes of action,
                                            suits, judgments, damages and expenses (including attorneys’ fees) in any way arising
                                            from or relating to the failure by any Tenant Party to pay for any work performed, materials
                                            furnished, or obligations incurred by or at the request of a Tenant Party. This indemnity
                                            provision shall survive termination or expiration of this Lease.

 

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	9.	Use.
                                            Tenant shall continuously occupy and use the Premises only for the Permitted Use and shall
                                            comply with all Laws relating to this Lease and/or the use, condition, access to, and occupancy
                                            of the Premises and will not commit waste, overload the Building’s Structure or the
                                            Building’s Systems or subject the Premises to use that would damage the Premises. The
                                            population density within the Premises as a whole shall at no time exceed one person for
                                            each 215 rentable square feet in the Premises. Tenant shall not conduct second or third shift
                                            operations within the Premises; however, Tenant may use the Premises after normal business
                                            hours, so long as Tenant is not generally conducting business from the Premises after normal
                                            business hours. Notwithstanding anything in this Lease to the contrary, as between Landlord
                                            and Tenant, (a) Tenant shall bear the risk of complying with Title III of the Americans With
                                            Disabilities Act of 1990, any state laws governing handicapped access or architectural barriers,
                                            and all rules, regulations, and guidelines promulgated under such laws, as amended from
                                            time to time (the “Disabilities Acts”) in the Premises, and (b) Landlord
                                            shall bear the risk of complying with the Disabilities Acts in the common areas of the Building,
                                            other than compliance that is necessitated by the use of the Premises for other than the
                                            Permitted Use or as a result of any alterations or additions, including any initial tenant
                                            improvement work, made by or on behalf of a Tenant Party (which risk and responsibility shall
                                            be borne by Tenant). Any inspections required to be performed to determine compliance with
                                            the Disabilities Act, whether as a result of the initial tenant improvement work or any alterations
                                            or additions made by or on behalf of a Tenant Party, must be performed by Landlord’s
                                            accessibility consultant. The Premises shall not be used for any use which is disreputable,
                                            creates extraordinary fire hazards, or results in an increased rate of insurance on the Building
                                            or its contents, or for the storage of any Hazardous Materials (other than typical office
                                            supplies [e.g., photocopier toner] and then only in compliance with all Laws). Tenant shall
                                            not use any substantial portion of the Premises for a “call center,” any other
                                            telemarketing use, or any credit processing use without the prior written consent of Landlord.
                                            If, because of a Tenant Party’s
                                            acts or because Tenant vacates the Premises, the rate of insurance on the Building or its
                                            contents increases, then such acts shall be an Event of Default, Tenant shall pay to Landlord
                                            the amount of such increase on demand, and acceptance of such payment shall not waive any
                                            of Landlord’s other rights. Tenant shall conduct its business and control each other
                                            Tenant Party so as not to create any nuisance or unreasonably interfere with other tenants
                                            or Landlord in its management of the Building.

 

	10.	Assignment and Subletting.

 

		(a)	Transfers. Except as provided
                                            in Section 10(h), Tenant shall not, without the prior written consent of Landlord,
                                            (1) assign, transfer, or encumber this Lease or any estate or interest herein, whether directly
                                            or by operation of law, (2) permit any other entity to become Tenant hereunder by merger,
                                            consolidation, or other reorganization, (3) if Tenant is an entity other than a corporation
                                            whose stock is publicly traded, permit the transfer of an ownership interest in Tenant so
                                            as to result in a change in the current control of Tenant, (4) sublet any portion of the
                                            Premises, (5) grant any license, concession, or other right of occupancy of any portion
                                            of the Premises, or (6) permit the use of the Premises by any parties other than Tenant (any
                                            of the events listed in Sections 10(a)(1) through 10(a)(6) being a “Transfer”).

 

		(b)	Consent
                                            Standards. Landlord shall not unreasonably withhold its consent to any assignment
                                            or subletting of the Premises, provided that the proposed transferee (1)
                                            is creditworthy, (2) has a good reputation in the business community, (3) will use
                                            the Premises for the Permitted Use and will not use the Premises in any manner that would
                                            conflict with any exclusive use agreement or other similar agreement entered into by Landlord
                                            with any other tenant of the Building, (4) will not use the Premises, Building or Project
                                            in a manner that would materially increase the pedestrian or vehicular traffic to the Premises,
                                            Building or Project, (5) is not a governmental entity, or subdivision or agency thereof,
                                            (6) is not another occupant of the Building or Complex, (7) is in compliance with the regulations
                                            of the Office of Foreign Asset Control (“OFAC”) of the Department
                                            of the Treasury or any successor entity (including those named on OFAC’s Specially
                                            Designated Nationals and Blocked Persons List) and any statute, executive order (including
                                            the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with
                                            Persons Who Commit, Threaten to Commit or Support Terrorism), or other governmental action
                                            relating thereto; and (8) is not a person or entity with whom Landlord is then, or has been
                                            within the six-month period prior to the time Tenant seeks to enter into such assignment
                                            or subletting, negotiating to lease space in the Building or Complex or any Affiliate of
                                            any such person or entity; otherwise, Landlord may withhold its consent in its sole discretion.
                                            Additionally, Landlord may withhold its consent in its sole discretion to any proposed Transfer
                                            if any Event of Default by Tenant then exists.

 

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		(c)	Request for Consent. If
                                            Tenant requests Landlord’s consent to a Transfer, then, at least 15 days prior
                                            to the effective date of the proposed Transfer, Tenant shall provide Landlord with a written
                                            description of all terms and conditions of the proposed Transfer, copies of the proposed
                                            documentation, and the following information about the proposed transferee: name and address
                                            of the proposed transferee and any entities and persons who own, control or direct the proposed
                                            transferee; reasonably satisfactory information about its business and business history;
                                            its proposed use of the Premises; banking, financial, and other credit information reasonably
                                            requested by Landlord. Concurrently with Tenant’s notice of any request for consent
                                            to a Transfer, Tenant shall pay to Landlord a fee of $1,000 to defray Landlord’s expenses
                                            in reviewing such request, and Tenant shall also reimburse Landlord immediately upon request
                                            for its reasonable attorneys’ fees incurred in connection with considering any request
                                            for consent to a Transfer. If
                                            Landlord reasonably believes that the out-of-pocket costs payable to third parties to be
                                            incurred by Landlord in reviewing the proposed consent will exceed $1,000, Landlord will
                                            first notify Tenant of such cost estimate before proceeding with such third-party expenses.
                                            If Tenant fails to consent
                                            to such additional costs and expenses within five business days after Landlord’s written
                                            notification to Tenant thereof, Tenant shall be deemed to have rescinded its request for
                                            such consent.

 

		(d)	Conditions to
                                            Consent. If Landlord
                                            consents to a proposed Transfer, then the proposed transferee shall deliver to Landlord a
                                            written agreement whereby it expressly assumes Tenant’s obligations hereunder; however,
                                            any transferee of less than all of the space in the Premises shall be liable only for obligations
                                            under this Lease that are properly allocable to the space subject to the Transfer for the
                                            period of the Transfer. No Transfer shall release Tenant from its obligations under this
                                            Lease, but rather Tenant and its transferee shall be jointly and severally liable therefor.
                                            Landlord’s consent to any Transfer shall not waive Landlord’s rights as to any
                                            subsequent Transfers. If an Event of Default occurs while the Premises or any part thereof
                                            are subject to a Transfer, then Landlord, in addition to its other remedies, may collect
                                            directly from such transferee all rents becoming due to Tenant and apply such rents against
                                            Rent. Tenant authorizes its transferees to make payments of rent directly to Landlord upon
                                            receipt of notice from Landlord to do so following the occurrence of an Event of Default
                                            hereunder. Tenant shall pay for the cost of any demising walls or other improvements necessitated
                                            by a proposed subletting or assignment.

 

		(e)	Attornment by
                                            Subtenants. Each sublease by Tenant hereunder shall be subject and subordinate to
                                            this Lease and to the matters to which this Lease is or shall be subordinate, and each subtenant
                                            by entering into a sublease is deemed to have agreed that in the event of termination, re-entry
                                            or dispossession by Landlord under this Lease, Landlord may, at its option, take over all
                                            of the right, title and interest of Tenant, as sublandlord, under such sublease, and such
                                            subtenant shall at Landlord’s option, attorn to Landlord pursuant to the then executory
                                            provisions of such sublease, except that Landlord shall not be (1) liable for any previous
                                            act or omission of Tenant under such sublease, (2) subject to any counterclaim, offset or
                                            defense that such subtenant might have against Tenant, (3) bound by any previous modification
                                            of such sublease not approved by Landlord in writing or by any rent or additional rent or
                                            advance rent which such subtenant might have paid for more than the current month to Tenant,
                                            and all such rent shall remain due and owing, notwithstanding such advance payment, (4) bound
                                            by any security or advance rental deposit made by such subtenant which is not delivered or
                                            paid over to Landlord and with respect to which such subtenant shall look solely to Tenant
                                            for refund or reimbursement, or (5) obligated to perform any work in the subleased space
                                            or to prepare it for occupancy, and in connection with such attornment, the subtenant shall
                                            execute and deliver to Landlord any instruments Landlord may reasonably request to evidence
                                            and confirm such attornment. Each subtenant or licensee of Tenant shall be deemed, automatically
                                            upon and as a condition of its occupying or using the Premises or any part thereof, to have
                                            agreed to be bound by the terms and conditions set forth in this Section 10(e). The
                                            provisions of this Section 10(e) shall be self-operative, and no further instrument
                                            shall be required to give effect to this provision.

 

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		(t)	Cancellation.
                                            Landlord may, within 30 days after submission of Tenant’s written request for Landlord’s
                                            consent to an assignment or subletting, cancel this Lease as to the portion of the Premises
                                            proposed to be sublet or assigned as of the date the proposed Transfer is to be effective.
                                            If Landlord cancels this
                                            Lease as to any portion of the Premises, then this Lease shall cease for such portion of
                                            the Premises and Tenant shall pay to Landlord all Rent accrued through the cancellation date
                                            relating to the portion of the Premises covered by the proposed Transfer. Thereafter, Landlord
                                            may lease such portion of the Premises to the prospective transferee (or to any other person)
                                            without liability to Tenant. Notwithstanding the foregoing, if
                                            Landlord provides written notification to Tenant of its election to cancel this Lease
                                            as to any portion of the Premises as provided above, Tenant may rescind its proposed assignment
                                            or subletting of all or any portion of the Premises by notifying Landlord in writing within
                                            three business days following Landlord’s written cancellation notice.

 

		(g)	Additional Compensation.
                                            Tenant shall pay to Landlord, immediately upon receipt thereof, fifty percent (50%) of the
                                            excess of (t) all compensation received by Tenant for a Transfer less the actual out-of-pocket
                                            costs reasonably incurred by Tenant with unaffiliated third parties (including, without limitation,
                                            brokerage commissions, tenant finish work and fees paid to Landlord in connection with such
                                            Transfer) in connection with such Transfer (such costs shall be amortized on a straight-line
                                            basis over the term of the Transfer in question) over (u) the Rent allocable to the portion
                                            of the Premises covered thereby.

 

		(h)	Permitted
                                            Transfers. Notwithstanding Section 10(a), Tenant may Transfer all or part
                                            of its interest in this Lease or all or part of the Premises (a “Permitted Transfer”)
                                            to the following types of entities (a “Permitted Transferee”) without
                                            the written consent of Landlord:

 

		(1)	an Affiliate of Tenant;

 

		(2)	any corporation, limited partnership, limited liability partnership, limited liability
company or other business entity in which or with which Tenant, or its corporate successors or assigns, is merged or consolidated, in
accordance with applicable statutory provisions governing merger and consolidation of business entities, so long as (A) Tenant’s obligations
hereunder are assumed by the entity surviving such merger or created by
such consolidation; and (B) the Tangible Net Worth of the surviving or created entity is not less than the greater of (i) the Tangible
Net Worth of Tenant as of the date hereof, or (ii) the Tangible Net Worth of Tenant as of the date of the Permitted Transfer; or

 

		(3)	any corporation, limited partnership, limited liability partnership, limited liability
company or other business entity acquiring all or substantially all of Tenant’s assets if such entity’s Tangible Net Worth after such
acquisition is not less than the greater of (A) the Tangible Net Worth of Tenant as of the date hereof, or (B) the Tangible Net Worth
of Tenant as of the date of the Permitted Transfer.

 

Tenant shall promptly notify Landlord of any
such Permitted Transfer. Tenant shall remain liable for the performance of all of the obligations of Tenant hereunder, or if Tenant no
longer exists because of a merger, consolidation, or acquisition, the surviving or acquiring entity shall expressly assume in writing
the obligations of Tenant hereunder. Additionally, the Permitted Transferee shall comply with all of the terms and conditions of this
Lease, including the Permitted Use, and the use of the Premises by the Permitted Transferee may not violate any other agreements affecting
the Premises, the Building, Landlord or other tenants of the Building. No later than 30 days after the effective date of any Permitted
Transfer, Tenant agrees to furnish Landlord with (A) copies of the instrument effecting any of the foregoing Transfers, (B) documentation
establishing Tenant’s satisfaction of the requirements set forth above applicable to any such Transfer, (C) evidence of insurance
as required under this Lease with respect to the Permitted Transferee, and (D) evidence of compliance with the regulations of OFAC and
any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons
Who Commit, Threaten to Commit, or Support Terrorism). or other governmental action relating thereto, including the name and address
of the Permitted Transferee and any entities and persons who own, control or direct the Permitted Transferee. The occurrence of a Permitted
Transfer shall not waive Landlord’s rights as to any subsequent Transfers. “Tangible Net Worth” means
the excess of total assets over total liabilities, in each case as determined in accordance with generally accepted accounting principles
consistently applied (“GAAP”), excluding, however, from the determination of total assets all assets which
would be classified as intangible assets under GAAP including goodwill, licenses, patents, trademarks, trade names, copyrights, and franchises.
Any subsequent Transfer by a Permitted Transferee shall be subject to the terms of this Section 10.

 

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	11.	Insurance; Waivers; Subrogation; Indemnity.

 

		(a)	Tenant’s
                                            Insurance. Effective as of the earlier of (1)
                                            the date Tenant enters or occupies the Premises, or (2) the Commencement Date, and
                                            continuing throughout the Term, Tenant shall maintain the following insurance policies: (A)
                                            commercial general liability insurance in amounts of $3,000,000 per occurrence (which may
                                            be satisfied by Tenant’s obtaining primary coverage in an amount not less than $2,000,000
                                            and umbrella coverage in an amount equal to the difference between $3,000,000 and the amount
                                            of such primary coverage) or, following the expiration of the initial Term, such other amounts
                                            as Landlord may from time to time reasonably require (and, if the use and occupancy of the
                                            Premises include any activity or matter that is or may be excluded from coverage under a
                                            commercial general liability policy [e.g., the sale, service or consumption of alcoholic
                                            beverages], Tenant shall obtain such endorsements to the commercial general liability policy
                                            or otherwise obtain insurance to insure all liability arising from such activity or matter
                                            in such amounts as Landlord may reasonably require), insuring Tenant, Landlord, Landlord’s
                                            property management company, and, if requested in writing by Landlord, Landlord’s Mortgagee,
                                            against all liability for injury to or death of a person or persons or damage to property
                                            arising from the use and occupancy of the Premises and (without implying any consent by Landlord
                                            to the installation thereof) the installation, operation, maintenance, repair or removal
                                            of Tenant’s Off-Premises Equipment, (B) insurance covering the full value of all alterations
                                            and improvements and betterments in the Premises, naming Landlord and Landlord’s
                                            Mortgagee as additional loss payees as their interests may appear, (C) insurance covering
                                            the full value of all furniture, trade fixtures and personal property (including property
                                            of Tenant or others) in the Premises or otherwise placed in the Project by or on behalf of
                                            a Tenant Party (including Tenant’s Off-Premises Equipment), (D) contractual liability
                                            insurance sufficient to cover Tenant’s indemnity obligations hereunder (but only if
                                            such contractual liability insurance is not already included in Tenant’s commercial
                                            general liability insurance policy), (E) worker’s compensation insurance, and (F) business
                                            interruption insurance in an amount reasonably acceptable to Landlord. Tenant’s insurance
                                            shall provide primary coverage to Landlord when any policy issued to Landlord provides duplicate
                                            or similar coverage, and in such circumstance Landlord’s policy will be excess over
                                            Tenant’s policy. The commercial general liability insurance to be maintained by Tenant
                                            may have a deductible of no more than $5,000 per occurrence;
                                            the property insurance to be maintained by Tenant may have a deductible of no more than $10,000
                                            per occurrence; and, all other insurance to be maintained by Tenant shall have no
                                            deductible. Tenant shall furnish to Landlord certificates of such insurance and such other
                                            evidence satisfactory to Landlord of the maintenance of all insurance coverages required
                                            hereunder at least ten days prior to the earlier of the Commencement Date or the date Tenant
                                            enters or occupies the Premises, on or before the date of each renewal of said insurance,
                                            and Tenant shall obtain a written obligation on the part of each insurance company to notify
                                            Landlord at least 30 days before cancellation or a material change of any such insurance
                                            policies. All such insurance policies shall be in form, and issued by companies with a Best’s
                                            rating of A:VII or better, reasonably satisfactory to Landlord. If Tenant fails to comply
                                            with the foregoing insurance requirements or to deliver to Landlord the certificates or evidence
                                            of coverage required herein and such failure continues for five days following Landlord’s
                                            receipt of an additional notice from Tenant that includes the following phrase in bold, all
                                            caps type: “WARNING: FAILURE TO PROVIDE EVIDENCE OF INSURANCE
                                            COVERAGE IN COMPLIANCE WITH THE REQUIREMENTS OF THE LEASE FIVE BUSINESS DAYS FOLLOWING RECEIPT
                                            OF THIS NOTICE WILL ALLOW LANDLORD TO PROCURE INSURANCE ON TENANT’S BEHALF AND CHARGE
                                            COSTS TO TENANT,” then in such case,
                                            Landlord, in addition to any other remedy available pursuant to this Lease or otherwise,
                                            may, but shall not be obligated to, obtain such insurance and Tenant shall pay to Landlord
                                            on demand the premium costs thereof, plus an administrative fee of 15%
                                            of such cost.

 

		(b)	Landlord’s
                                            Insurance. Throughout the Term of this Lease, Landlord shall maintain, as
                                            a minimum, the following insurance policies: (1)
                                            property insurance for the Building’s replacement value (excluding property
                                            required to be insured by Tenant), less a commercially-reasonable deductible if Landlord
                                            so chooses, and (2) commercial general liability insurance in an amount of not less than
                                            $3,000,000. Landlord may, but is not obligated to, maintain such other insurance and additional
                                            coverages as it may deem necessary. The cost of all insurance carried by Landlord with respect
                                            to the Project shall be included in Operating Costs. The foregoing insurance policies and
                                            any other insurance carried by Landlord shall be for the sole benefit of Landlord and under
                                            Landlord’s sole control, and Tenant shall have no right or claim to any proceeds thereof
                                            or any other rights thereunder.

 

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		(c)	No Subrogation;
                                            Waiver of Property Claims. Landlord and Tenant each waives any claim it might have
                                            against the other for any damage to or theft, destruction, loss, or loss of use of any property,
                                            to the extent the same is insured against under any insurance policy of the types described
                                            in this Section 11 that covers the Project, the Premises, Landlord’s or Tenant’s
                                            fixtures, personal property, leasehold improvements, or business (including any applicable
                                            deductibles), or is required to be insured against under the terms hereof, regardless of
                                            whether the negligence of the other party caused such Loss (defined below). Additionally,
                                            Tenant waives any claim it may have against Landlord for any Loss to the extent such Loss
                                            is caused by a terrorist act. Each party shall cause its insurance carrier to endorse all
                                            applicable policies waiving the carrier’s rights of recovery under subrogation or otherwise
                                            against the other party. Notwithstanding any provision in this Lease to the contrary, Landlord,
                                            its agents, employees and contractors shall not be liable to Tenant or to any party claiming
                                            by, through or under Tenant for (and Tenant hereby releases Landlord and its servants, agents,
                                            contractors, employees and invitees from any claim or responsibility for) any damage to or
                                            destruction, loss, or loss of use, or theft of any property of any Tenant Party located in
                                            or about the Project, caused by casualty, theft, fire, third parties or any other matter
                                            or cause, regardless of whether the negligence of any party caused such loss in whole
                                            or in part; however the release provided for in this sentence shall not apply to the gross
                                            negligence or willful misconduct of Landlord and its servants, agents, contractors, employees
                                            and invitees. Tenant acknowledges that Landlord shall not carry insurance on, and shall
                                            not be responsible for damage to, any property of any Tenant Party located in or about the
                                            Project.

 

		(d)	Indemnity.
                                            Subject to Section 11(c), Tenant shall defend, indemnify, and hold harmless Landlord
                                            and its representatives and agents from and against all claims, demands, liabilities, causes
                                            of action, suits, judgments, damages, and expenses (including reasonable attorneys’
                                            fees) arising from any injury to or death of any person or the damage to or theft, destruction,
                                            loss, or loss of use of, any property or inconvenience (a “Loss”) (1)
                                            occurring in or on the Project (other than within the Premises) but only to the extent caused
                                            by the negligence or willful misconduct of any Tenant Party, (2) occurring in the Premises,
                                            or (3) arising out of the installation, operation, maintenance, repair or removal of any
                                            property of any Tenant Party located in or about the Project, including Tenant’s Off-Premises
                                            Equipment to the extent caused by the negligence or willful misconduct of any Tenant Party.
                                            It being agreed that clauses (2) and (3) of this indemnity are intended to indemnify Landlord
                                            and its agents against the consequences of their own negligence or fault, even when Landlord
                                            or its agents are jointly, comparatively, contributively, or concurrently negligent with
                                            Tenant, and even though any such claim, cause of action or suit is based upon or alleged
                                            to be based upon the strict liability of Landlord or its agents; however, such indemnity
                                            shall not apply to the sole or gross negligence or willful misconduct of Landlord and its
                                            agents. Subject to Section 11(c), Landlord shall defend, indemnify, and hold harmless
                                            Tenant and its agents from and against all claims, demands, liabilities, causes of action,
                                            suits, judgments, damages, and expenses (including reasonable attorneys’ fees) for
                                            any Loss arising from any occurrence in or on the Project’s common areas to the extent
                                            caused by the negligence or willful misconduct of Landlord or its agents. The indemnities
                                            set forth in this Lease shall survive termination or expiration of this Lease and shall not
                                            terminate or be waived, diminished or affected in any manner by any abatement or apportionment
                                            of Rent under any provision of this Lease. If any proceeding is filed for which indemnity
                                            is required hereunder, the indemnifying party agrees, upon request therefor, to defend the
                                            indemnified party in such proceeding at its sole cost utilizing counsel satisfactory to the
                                            indemnified party.

 

	12.	Subordination; Attornment; Notice to Landlord’s
                                            Mortgagee.

 

		(a)	Subordination.
                                            This Lease shall be subordinate to any deed of trust, mortgage, or other security instrument
                                            (each, a “Mortgage”), or any ground lease master lease,
                                            or primary lease (each, a “Primary Lease”), that now or hereafter
                                            covers all or any part of the Premises (the mortgagee under any such Mortgage, beneficiary
                                            under any such deed of trust, or the lessor under any such Primary Lease is referred to herein
                                            as a “Landlord’s Mortgagee”). Any Landlord’s Mortgagee
                                            may elect, at any time, unilaterally, to make this Lease superior to its Mortgage, Primary
                                            Lease, or other interest in the Premises by so notifying Tenant in writing. The provisions
                                            of this Section shall be self-operative and no further instrument of subordination shall
                                            be required; however, in confirmation of such subordination, Tenant shall execute and return
                                            to Landlord (or such other party designated by Landlord) within ten days after written request
                                            therefor such documentation, in recordable form if required, as a Landlord’s Mortgagee
                                            may reasonably request to evidence the subordination of this Lease to such Landlord’s
                                            Mortgagee’s Mortgage or Primary Lease (including a subordination, non-disturbance and
                                            attornment agreement) or, if the Landlord’s Mortgagee so elects, the subordination
                                            of such Landlord’s Mortgagee’s Mortgage or Primary Lease to this Lease.

 

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		(b)	Attornment.
                                            Tenant shall attorn to any party succeeding to Landlord’s interest in the Premises,
                                            whether by purchase, foreclosure, deed in lieu of foreclosure, power of sale, termination
                                            of lease, or otherwise, upon such party’s request, and shall execute such agreements
                                            confirming such attornment as such party may reasonably request.

 

		(c)	Notice to Landlord’s Mortgagee.
                                            Tenant shall not seek to enforce any remedy it may have for any default on the part of Landlord
                                            without first giving written notice by certified mail, return receipt requested, specifying
                                            the default in reasonable detail, to any Landlord’s Mortgagee whose address has been
                                            given to Tenant, and affording such Landlord’s Mortgagee a reasonable opportunity to
                                            perform Landlord’s obligations hereunder.

 

		(d)	Landlord’s Mortgagee’s Protection Provisions.
If Landlord’s Mortgagee shall succeed to the interest of Landlord under
this Lease, Landlord’s Mortgagee shall not be: (1) liable for any act
or omission of any prior lessor (including Landlord); (2) bound by any rent or additional rent or advance rent which Tenant might have
paid for more than the current month to any prior 1essor (including Landlord), and all such rent shall remain due and owing, notwithstanding
such advance payment; (3) bound by any security or advance rental deposit made by
Tenant which is not delivered or paid over to Landlord’s Mortgagee and with respect to which Tenant shall look solely to Landlord
for refund or reimbursement; (4) bound by any termination, amendment or modification of this Lease made without Landlord’s Mortgagee’s
consent and written approval, except for those terminations, amendments and modifications permitted to be made by Landlord without Landlord’s
Mortgagee’s consent pursuant to the terms of the loan documents between Landlord and Landlord’s Mortgagee; (5) subject to the defenses
which Tenant might have against any prior lessor (including Landlord); and (6) subject to the offsets which Tenant might have against
any prior lessor (including Landlord) except for those offset rights which (A) are expressly provided in this Lease, (B) relate to periods
of time following the acquisition of the Building by Landlord’s Mortgagee, and (C) Tenant has provided written notice to Landlord’s Mortgagee
and provided Landlord’s Mortgagee a reasonable opportunity to cure the event giving rise to such offset event. Landlord’s
Mortgagee shall have no liability or responsibility under or pursuant to the terms of this Lease or otherwise after it ceases
to own an interest in the Project. Nothing in this Lease shall be construed to require Landlord’s Mortgagee to see to the application
of the proceeds of any loan, and Tenant’s agreements set forth herein shall not be impaired on account of any modification of the documents
evidencing and securing any loan.

 

	13.	Rules and Regulations. Tenant shall comply with the rules
                                 and regulations of the Project which are attached hereto as Exhibit C. Landlord may, from time
                                 to time, change such rules and regulations for the safety, care, or cleanliness of the Project and related
                                 facilities, provided that such changes are applicable to all tenants of the Project, will not unreasonably
                                 interfere with Tenant’s use of the Premises and are enforced by Landlord in a non discriminatory
                                 manner. Tenant shall be responsible for the compliance with such rules and regulations by each Tenant
                                 Party.

 

	14.	Condemnation.

 

		(a)	Total Taking. If the entire
                                            Building or Premises are taken by right of eminent domain or conveyed in lieu thereof (a
                                            “Taking”), this Lease shall terminate as of the date of the Taking.

 

		(b)	Partial Taking
                                            - Tenant’s Rights. If
                                            any part of the Building becomes subject to a Taking and such Taking will prevent
                                            Tenant from conducting on a permanent basis its business in the Premises in a manner reasonably
                                            comparable to that conducted immediately before such Taking, then Tenant may terminate this
                                            Lease as of the date of such Taking by giving written notice to Landlord within 30 days after
                                            the Taking, and Basic Rent and Additional Rent shall be apportioned as of the date of such
                                            Taking. If Tenant does not
                                            terminate this Lease, then Rent shall be abated on a reasonable basis as to that portion
                                            of the Premises rendered untenantable by the Taking.

 

		(c)	Partial Taking
                                            - Landlord’s Rights. If
                                            any material portion, but less than all, of the Building becomes subject to a Taking,
                                            or if Landlord is required to pay any of the proceeds arising from a Taking to a Landlord’s
                                            Mortgagee, then Landlord may terminate this Lease by delivering written notice thereof to
                                            Tenant within 30 days after such Taking, and Basic Rent and Additional Rent shall be apportioned
                                            as of the date of such Taking. If
                                            Landlord does not so terminate this Lease, then this Lease will continue, but if any
                                            portion of the Premises has been taken, Rent shall abate as provided in the last sentence
                                            of Section 14(b).

 

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		(d)	Temporary Taking. If
                                            all or any portion of the Premises becomes subject to a Taking for a limited period
                                            of time (i.e., twelve (12) months or less), this Lease shall remain in full force and effect
                                            and Tenant shall continue to perform all of the terms, conditions and covenants of this Lease,
                                            including the payment of Basic Rent and all other amounts required hereunder. If
                                            any such temporary Taking terminates prior to the expiration of the Term, Tenant shall
                                            restore the Premises as nearly as possible to the condition prior to such temporary Taking,
                                            at Tenant’s sole cost and expense. Landlord shall be entitled to receive the entire
                                            award for any such temporary Taking, except that Tenant shall be entitled to receive the
                                             price of such award which (1) compensates Tenant for its loss of use of the Premises within
                                            the Term and (2) reimburses Tenant for the reasonable out-of-pocket costs actually incurred
                                            by Tenant to restore the Premises as required by this Section 14(d).

 

		(e)	Award.
                                            If any Taking occurs, then Landlord shall receive the entire award or other compensation
                                            for the Land, the Building, and other improvements taken; however, Tenant may separately
                                            pursue a claim (to the extent it will not reduce Landlord’s award) against the condemner
                                            for the value of Tenant’s personal property which Tenant is entitled to remove under
                                            this Lease, moving costs, loss of business, and other claims it may have.

 

	15.	Fire or Other Casualty.

 

		(a)	Repair Estimate.
                                            If the Premises or the Building
                                            are partially damaged by fire or other casualty (a “Casualty”), Landlord
                                            shall, within 60 days after such Casualty (such limit shall be 75 days in the case of a total
                                            casualty [meaning that no significant portion of the above-ground improvements are salvageable]),
                                            deliver to Tenant a good faith estimate (the “Damage Notice”) of
                                            the time needed to repair the damage caused by such Casualty.

 

		(b)	Tenant’s Rights. If
                                            a material portion of the Premises is damaged by Casualty such that Tenant is prevented from
                                            conducting its business in the Premises in a manner reasonably comparable to that conducted
                                            immediately before such Casualty and Landlord estimates that the damage caused thereby cannot
                                            be repaired within 180 days after the Casualty in the case of a partial Building casualty
                                            (such limit shall be 270 days in the case of a total casualty [as described above]) (the
                                            “Repair Period”), then Tenant may terminate this Lease by delivering
                                            written notice to Landlord of its election to terminate within 30 days after the Damage Notice
                                            has been delivered to Tenant.

 

		(c)	Landlord’s
                                            Rights. If a Casualty damages the Premises or a material portion of the Building
                                            and (1) Landlord estimates that the damage to the Premises cannot be repaired within the
                                            Repair Period, (2) the damage to the Premises exceeds 50% of the replacement cost thereof
                                            (excluding foundations and footings), as estimated by Landlord, and such damage occurs during
                                            the last two years of the Term, (3) regardless of the extent of damage to the Premises, the
                                            damage is not fully covered by Landlord’s insurance policies or Landlord makes a good
                                            faith determination that restoring the Building would be uneconomical, or (4) Landlord is
                                            required to pay any insurance proceeds arising out of the Casualty to a Landlord’s
                                            Mortgagee, then Landlord may terminate this Lease by giving written notice of its election
                                            to terminate within 30 days after the Damage Notice has been delivered to Tenant.

 

		(d)	Repair Obligation. If neither
                                            party elects to terminate this Lease following a Casualty, then Landlord shall, within a
                                            reasonable time after such Casualty, begin to repair the Premises and shall proceed with
                                            reasonable diligence to restore the Premises to substantially the same condition as they
                                            existed immediately before such Casualty; however, Landlord shall not be required to repair
                                            or replace any alterations or betterments within the Premises (which shall be promptly and
                                            with reasonable diligence repaired and restored by Tenant at Tenant’s sole cost and
                                            expense) or any furniture, equipment, trade fixtures or personal property of Tenant or others
                                            in the Premises or the Building, and Landlord’s obligation to repair or restore the
                                            Premises shall be limited to the extent of the insurance proceeds actually received by Landlord
                                            for the Casualty in question. If this Lease is terminated under the provisions of this Section
                                            15, Landlord shall be entitled to that portion of the proceeds of the insurance policies
                                            providing coverage for all alterations, improvements and betterments in the Premises to the
                                            extent allocable to the unamortized balance of the Allowance provided for such improvements
                                            (as amortized straight-line across the initial Term in monthly increments).

 

		(e)	Abatement
                                            of Rent. If the
                                            Premises are damaged by Casualty, Rent for the portion of the Premises rendered untenantable
                                            by the damage shall be abated on a reasonable basis from the date of damage until such portion
                                            of the Premises is tenantable (or until the date of termination of this Lease by Landlord
                                            or Tenant as provided above, as the case may be), unless the willful misconduct of a Tenant
                                            Party caused such damage, in which case, Tenant shall continue to pay Rent without abatement.

 

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	16.	Personal Property Taxes. Tenant shall be liable
for all taxes levied or assessed against personal property, furniture, or fixtures placed by Tenant in the Premises or in or on the Building
or Project. If any taxes for which Tenant is liable are levied or assessed against Landlord or Landlord’s property and Landlord elects
to pay the same, or if the assessed value of Landlord’s property
is increased by inclusion of such personal property, furniture or fixtures and Landlord elects to pay the taxes based on such
increase, then Tenant shall pay to Landlord, within 30 days following written request therefor, the part of such taxes for which Tenant
is primarily liable hereunder; however, Landlord shall not pay such amount if Tenant notifies Landlord that it will contest the validity
or amount of such taxes before Landlord makes such payment, and thereafter diligently proceeds with such contest in accordance with Law
and if the non-payment thereof does not pose a threat of loss or seizure of the Project or interest of Landlord therein or impose any
fee or penalty against Landlord.

 

	17.	Events of Default. Each of the following occurrences shall
                                 be an “Event of Default”:

 

		(a)	Payment Default. Tenant’s
                                            failure to pay Rent within five days after Landlord has delivered written notice to Tenant
                                            that the same is due: however, an Event of Default shall occur hereunder without any obligation
                                            of Landlord to give any notice if Tenant fails to pay Rent when due and, during the 12 month
                                            interval preceding such failure, Landlord has given Tenant written notice of failure to pay
                                            Rent on one or more occasions;

 

		(b)	Abandonment. Tenant (1)
                                            abandons or vacates the Premises or any substantial portion thereof or (2) fails to continuously
                                            operate its business in the Premises, without, in either case, first providing Landlord with
                                            five days, prior written notice thereof;

 

		(c)	Estoppel. Tenant fails to
                                            provide any estoppel certificate after Landlord’s written request therefor pursuant
                                            to Section 25(e) and such failure shall continue for five days after Landlord’s
                                            second written notice thereof to Tenant;

 

		(d)	Insurance. Tenant fails
                                            to procure, maintain and deliver to Landlord evidence of the insurance policies and coverages
                                            as required under Section 11(a);

 

		(e)	Mechanic’s Liens.
                                            Tenant fails to pay and release of record, or diligently contest and bond around, any mechanic’s
                                            lien filed against the Premises or the Project for any work performed, materials furnished,
                                            or obligation incurred by or at the request of Tenant, within the time and in the manner
                                            required by Section 8(d):

 

		(f)	Other Defaults. Tenant’s
                                            failure to perform, comply with, or observe any other agreement or obligation of Tenant under
                                            this Lease and the continuance of such failure for a period of more than 30 days after Landlord
                                            has delivered to Tenant written notice thereof; however, if such failure cannot be cured
                                            within such 30-day period (thus excluding, for example, Tenant’s obligation to provide
                                            Landlord evidence of Tenant’s insurance coverage) and Tenant commences to cure such
                                            failure within such 30-day period and thereafter diligently pursues such cure to completion,
                                            then such failure shall not be an Event of Default unless it is not fully cured within an
                                            additional 90 days after the expiration of the 30-day period; and

 

		(g)	lnsolvency. The filing of
                                            a petition by or against Tenant (the term “Tenant” shall include, for the purpose
                                            of this Section 17(g), any guarantor of Tenant’s obligations hereunder) (1)
                                            in any bankruptcy or other insolvency proceeding; (2) seeking any relief under any state
                                            or federal debtor relief law; (3) for the appointment of a liquidator or receiver for all
                                            or substantially all of Tenant’s property or for Tenant’s interest in this Lease;
                                            (4) for the reorganization or modification of Tenant’s capital structure; or (5) in
                                            any assignment for the benefit of creditors proceeding; however, if such a petition is filed
                                            against Tenant, then such filing shall not be an Event of Default unless Tenant fails to
                                            have the proceedings initiated by such petition dismissed within 90 days after the filing
                                            thereof.

  

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	18.	Remedies. Upon any Event of Default,
                                            Landlord may, in addition to all other rights and remedies afforded Landlord hereunder or
                                            by law or equity (including, without limitation, the rights to enforce specific performance
                                            or seek injunctive relief), take any one or more of the following actions:

 

		(a)	Termination of
                                            Lease. Terminate this Lease by giving Tenant written notice thereof, in which event
                                            Tenant shall pay to Landlord the sum of (1)
                                            to the extent not already recovered pursuant to Section 18(b), the unamortized Leasing
                                            Costs, amortized straight-line over the initial Term of this Lease, with such amortization
                                            to cease upon the date of termination, (2) all Rent accrued hereunder through the date of
                                            termination, (3) all amounts due under Section 19(a), and (4) an amount equal to (A)
                                            the total Rent that Tenant would have been required to pay for the remainder of the Term
                                            discounted to present value at a per annum rate equal to the “Prime Rate” as
                                            published on the date this Lease is terminated by The Wall Street Journal, Southwest Edition,
                                            in its listing of “Money Rates” minus one percent, minus (B) the then present
                                            fair rental value of the Premises for such period, similarly discounted;

 

		(b)	Termination of Possession.
                                            Terminate Tenant’s right to possess the Premises without terminating this Lease by
                                            giving written notice thereof to Tenant, in which event Tenant shall pay to Landlord (1)
                                            the unamortized Leasing Costs, amortized straight-line over the initial Term of this Lease,
                                            with such amortization to cease upon the date of termination of possession, (2) all Rent
                                            and other amounts accrued hereunder to the date of termination of possession, (3) all amounts
                                            due from time to time under Section 19(a) and (4) all Rent and other net sums required
                                            hereunder to be paid by Tenant during the remainder of the Term, diminished by any net sums
                                            thereafter received by Landlord through reletting the Premises during such period, after
                                            deducting all costs incurred by Landlord in reletting the Premises. If Landlord elects to
                                            proceed under this Section 18(b). Landlord may remove all of Tenant’s property
                                            from the Premises and store the same in a public warehouse or elsewhere at the cost of, and
                                            for the account of, Tenant, without becoming liable for any loss or damage which may be occasioned
                                            thereby. To the extent required by law, Landlord shall use reasonable efforts to relet the
                                            Premises on such terms as Landlord in its sole discretion may determine (including a term
                                            different from the Term, rental concessions, and alterations to, and improvement of, the
                                            Premises); however, Landlord shall not be obligated to relet the Premises before leasing
                                            other portions of the Building or Complex and Landlord shall not be obligated to accept any
                                            prospective tenant proposed by Tenant unless such proposed tenant meets all of Landlord’s
                                            leasing criteria. Landlord shall not be liable for, nor shall Tenant’s obligations
                                            hereunder be diminished because of, Landlord’s failure to relet the Premises or to
                                            collect rent due for such reletting. Tenant shall not be entitled to the excess of any consideration
                                            obtained by reletting over the Rent due hereunder. Reentry by Landlord in the Premises shall
                                            not affect Tenant’s obligations hereunder for the unexpired Term; rather, Landlord
                                            may, from time to time, bring an action against Tenant to collect amounts due by Tenant,
                                            without the necessity of Landlord’s waiting until the expiration of the Term. Unless
                                            Landlord delivers written notice to Tenant expressly stating that it has elected to terminate
                                            this Lease, all actions taken by Landlord to dispossess or exclude Tenant from the Premises
                                            shall be deemed to be taken under this Section 18(b). If Landlord elects to proceed
                                            under this Section 18(b). it may at any time elect to terminate this Lease under Section
                                            18(a):

 

		(c)	Perform Acts on Behalf of Tenant.
                                            Perform any act Tenant is obligated to perform under the terms of this Lease (and enter
                                            upon the Premises in connection therewith if necessary) in Tenant’s name and on Tenant’s
                                            behalf, without being liable for any claim for damages therefor, and Tenant shall reimburse
                                            Landlord on demand for any expenses which Landlord may incur in thus effecting compliance
                                            with Tenant’s obligations under this Lease (including, but not limited to, collection
                                            costs and legal expenses), plus interest thereon at the Default Rate;

 

		(d)	Suspension of Services.
                                            Suspend any services required to be provided by Landlord hereunder without being liable for
                                            any claim for damages therefor; or

 

		(e)	Alteration of
                                            Locks. Additionally, with or without notice, and to the extent permitted by Law,
                                            Landlord may alter locks or other security devices at the Premises to deprive Tenant of access
                                            thereto, and Landlord shall not be required to provide a new key or right of access to Tenant.

 

	19.	Payment bv Tenant; Non-Waiver; Cumulative Remedies.

 

		(a)	Payment by Tenant. Upon
any Event of Default, Tenant shall pay to Landlord all costs incurred by Landlord (including court costs and reasonable attorneys’
fees and expenses) in (1) obtaining possession of the Premises, (2) removing
and storing Tenant’s or any other occupant’s property, (3) repairing, restoring, altering, remodeling, or otherwise putting
the Premises into condition acceptable to a new tenant, (4) if Tenant is dispossessed of the Premises and this Lease is not terminated,
reletting all or any part of the Premises (including brokerage commissions, cost of tenant finish work, and other costs incidental to
such reletting, (5) performing Tenant’s obligations which Tenant failed to perform, and (6) enforcing, or advising Landlord of,
its rights, remedies, and recourses arising out of the default. To the full extent permitted by law, Landlord and Tenant agree the federal
and state courts of the state in which the Premises are located shall have exclusive jurisdiction over any matter relating to or arising
from this Lease and the parties’ rights and obligations under this Lease.

 

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		(b)	No Waiver. Landlord’s acceptance of Rent following an Event of Default
shall not waive Landlord’s rights regarding such Event of Default. No waiver by Landlord of any violation or breach of any of the terms
contained herein shall waive Landlord’s rights regarding any future violation of such term. Landlord’s acceptance of any partial payment
of Rent shall not waive Landlord’s rights with regard to the remaining portion of the Rent that is due, regardless of any endorsement
or other statement on any instrument delivered in payment of Rent or any writing delivered in connection therewith; accordingly, Landlord’s
acceptance of a partial payment of Rent shall not constitute an accord and satisfaction of the full amount of the Rent that is due.

 

		(c)	Cumulative Remedies. Any and all remedies set forth in this Lease:
(1) shall be in addition to any and all other remedies Landlord may have at law or in equity, (2) shall be cumulative, and (3) may be
pursued successively or concurrently as Landlord may elect. The exercise of any remedy by Landlord shall not be deemed an election of
remedies or preclude Landlord from exercising any other remedies in the future.

 

	20.	Landlord’s Lien. In addition to
                                            any statutory landlord’s lien now or hereafter enacted, Tenant grants to Landlord,
                                            to secure performance of Tenant’s obligations hereunder, a security interest in all
                                            of Tenant’s property situated in or upon, or used in connection with. the Premises
                                            or the Project, and all proceeds thereof (except merchandise sold in the ordinary course
                                            of business) (collectively, the “Collateral”), and the Collateral
                                            shall not be removed from the Premises or the Project without the prior written consent of
                                            Landlord until all obligations of Tenant have been fully performed. Such personalty thus
                                            encumbered includes specifically all trade and other fixtures for the purpose of this Section
                                            20 and inventory, equipment, contract rights, accounts receivable and the proceeds thereof.
                                            Upon the occurrence of an Event of Default, Landlord may, in addition to all other remedies,
                                            without notice or demand except as provided below, exercise the rights afforded to a secured
                                            party under the Uniform Commercial Code of the state in which the Premises are located (the
                                            “UCC”). To the extent the UCC requires Landlord to give to Tenant
                                            notice of any act or event and such notice cannot be validly waived before a default occurs,
                                            then five-days’ prior written notice thereof shall be reasonable notice of the act
                                            or event. In order to perfect such security interest, Landlord may file any financing statement
                                            or other instrument necessary at Tenant’s expense at the state and county Uniform Commercial
                                            Code filing offices. Tenant grants to Landlord a power of attorney to execute and file any
                                            financing statement or other instrument necessary to perfect Landlord’s security interest
                                            under this Section 20, which power is coupled with an interest and is irrevocable
                                            during the Term. Landlord may also file a copy of this Lease as a financing statement to
                                            perfect its security interest in the Collateral. Within ten days following written request
                                            therefor, Tenant shall execute financing statements to be filed of record to perfect Landlord’s
                                            security interest in the Collateral. Notwithstanding the foregoing to the contrary, Landlord
                                            agrees that upon request by Tenant, and further provided that no Event of Default is then
                                            in existence, Landlord will execute and deliver an agreement to Tenant’s supplier or
                                            institutional financial source in a form mutually acceptable to both parties, whereby Landlord
                                            will subordinate Landlord’s lien to the security interest of Tenant’s supplier
                                            or institutional financial source, subject to the terms and provisions of such separate agreement.

 

	21.	Surrender
                                            of Premises. No act by Landlord shall be deemed an acceptance of a surrender of the
                                            Premises, and no agreement to accept a surrender of the Premises shall be valid unless it
                                            is in writing and signed by Landlord. At the expiration or termination of this Lease, Tenant
                                            shall deliver to Landlord the Premises with all improvements located therein in good repair
                                            and condition, free of Hazardous Materials placed on the Premises during the Term, broom-clean,
                                            reasonable wear and tear (and condemnation and Casualty damage not caused by Tenant, as to
                                            which Sections 14 and 15
                                            shall control) excepted, and shall deliver to Landlord
                                            all keys to the Premises. Provided that Tenant has performed all of its obligations hereunder,
                                            Tenant may remove all unattached trade fixtures, furniture, and personal property placed
                                            in the Premises or elsewhere in the Building by Tenant (but Tenant may not remove any such
                                            item which was paid for, in whole or in part, by Landlord or any wiring or cabling unless
                                            Landlord requires such removal). Additionally, at Landlord’s option, Tenant shall remove
                                            such alterations, additions, improvements, trade fixtures, personal property, equipment,
                                            wiring, conduits, cabling, and furniture (including Tenant’s Off Premises Equipment)
                                            as Landlord may request; however, Tenant shall not be required to remove any addition or
                                            improvement to the Premises or the Project if Landlord has specifically agreed in writing
                                            that the improvement or addition in question need not be removed. Tenant shall repair all
                                            damage caused by such removal. All items not so removed shall, at Landlord’s option,
                                            be deemed to have been abandoned by Tenant and may be appropriated, sold, stored, destroyed,
                                            or otherwise disposed of by Landlord without notice to Tenant and without any obligation
                                            to account for such items; any such disposition shall not be considered a strict foreclosure
                                            or other exercise of Landlord’s rights in respect of the security interest granted
                                            under Section 20. The provisions of this Section 21 shall survive the end of
                                            the Term.

 

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	22.	Holding Over.

 

		(a)	If Tenant fails to vacate the Premises at the end of the
Term, then Tenant shall be a tenant at sufferance and, in addition to all other damages and remedies to which Landlord may be entitled
for such holding over, (a) Tenant shall pay, in addition to the other Rent, Basic Rent equal to 150% of the Rent payable during the last
month of the Term, and (b) Tenant shall otherwise continue to be subject to all of Tenant’s obligations under this Lease. The provisions
of this Section 22 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein
or at law. If Tenant fails to surrender the Premises upon the termination
or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify
and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including
any claims made by any succeeding tenant founded upon such failure to surrender, and any lost profits to Landlord resulting therefrom.

 

		(b)	Notwithstanding Section 22(a) above,
                                            provided (1) there is no continuing Event of Default either at the time of election or at
                                            the expiration of the Term, (2) Tenant has provided 12 months’ prior written notice
                                            to Landlord (which notice shall specify the length of the Authorized Holdover Period [defined
                                            below], not to exceed 90 days) and (3) Tenant’s occupancy during such Authorized Holdover
                                            Period shall be subject to all terms and conditions of this Lease, Tenant shall have the
                                            option to extend the Term for a period of up to 90 days as specified in the written notice
                                            to be delivered to Landlord hereunder (the “Authorized Holdover Period”).
                                            If Tenant elects to extend
                                            the Term for the Authorized Holdover Period, Tenant shall pay monthly Basic Rent for the
                                            Authorized Holdover Period in an amount equal to 125% of the Basic Rent payable during the
                                            last month of the Term (Additional Rent shall continue in the same manner as provided in
                                            this Lease). If Tenant fails to surrender the Premises to Landlord on or before the expiration
                                            of the Authorized Holdover Period, in accordance with this Lease, the provisions of Section
                                            22(a) herein shall apply to any such holding over by Tenant with respect to the Premises
                                            and Tenant shall not be released from its obligations, covenants and agreements under the
                                            Lease related to the Premises during such holdover period.

 

	23.	Certain Rights Reserved by Landlord.
                                            Provided that the exercise of such rights does not unreasonably interfere with Tenant’s
                                            occupancy of the Premises, Landlord shall have the following rights:

 

		(a)	Building Operations. To
                                            decorate and to make inspections, repairs, alterations, additions, changes, or improvements,
                                            whether structural or otherwise, in and about the Project, or any part thereof; to enter
                                            upon the Premises (after giving Tenant reasonable prior notice thereof, which may be oral
                                            notice, except in cases of real or apparent emergency, in which case no notice shall be required)
                                            and, during the continuance of any such work, to temporarily close doors, entryways, public
                                            space, and corridors in the Building; to interrupt or temporarily suspend Building services
                                            and facilities; to change the name of the Building; and to change the arrangement and location
                                            of entrances or passageways, doors, and doorways, corridors, elevators, stairs, restrooms,
                                            or other public parts of the Building;

 

		(b)	Security.
                                            To take such reasonable measures as Landlord deems advisable for the security of the Building
                                            and its occupants; evacuating the Building for cause, suspected cause, or for drill purposes;
                                            temporarily denying access to the Building; and closing the Building after normal business
                                            hours and on Sundays and holidays, subject, however, to Tenant’s right to enter when
                                            the Building is closed after normal business hours under such reasonable regulations as Landlord
                                            may prescribe from time to time. Without limiting the generality of the immediately preceding
                                            sentence, Tenant acknowledges that LANDLORD MAKES NO REPRESENTATION OR WARRANTY REGARDING
                                            WHETHER OR NOT LANDLORD WILL PROVIDE SECURITY SERVICES, OR IF SO, WHAT FORM OF SECURITY SERVICES
                                            WILL BE PROVIDED;

 

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		(c)	Prospective Purchasers and Lenders.
                                            Upon 24 hours’ prior written notice, to enter the Premises at all reasonable hours
                                            to show the Premises to prospective purchasers or lenders; and

 

		(d)	Prospective Tenants.
                                            At any time during the last 12 months of the Tenn (or earlier if Tenant has notified Landlord
                                            in writing that it does not desire to renew the Term) or at any time following the occurrence
                                            of an Event of Default, to enter the Premises at all reasonable hours, upon 24 hours’
                                            prior written notice, to show the Premises to prospective tenants.

 

	24.	Intentionally Omitted.

 

	25.	Miscellaneous.

 

		(a)	Landlord Transfer. Landlord
                                            may transfer any portion of the Project and any of its rights under this Lease. If Landlord
                                            assigns its rights under this Lease, then Landlord shall thereby be released from any further
                                            obligations hereunder arising after the date of transfer, provided that the assignee assumes
                                            in writing Landlord’s obligations hereunder arising from and after the transfer date.

 

		(b)	Landlord’s Liability.
                                            The liability of Landlord (and its partners, shareholders or members) to Tenant (or any person
                                            or entity claiming by, through or under Tenant) for any default by Landlord under the terms
                                            of this Lease or any matter relating to or arising out of the occupancy or use of the Premises
                                            and/or other areas of the Building shall be limited to Tenant’s actual direct, but
                                            not consequential, damages therefor and shall be recoverable only from the interest of Landlord
                                            in the Building and Landlord (and its partners, shareholders or members) shall not be personally
                                            liable for any deficiency, except that Landlord shall remain liable to account to Tenant
                                            for any security deposit under this Lease, unless and until such deposit is either assigned
                                            to a successor landlord hereunder or properly applied to costs and damages in accordance
                                            with this Lease. The provisions of this Section shall survive any expiration or termination
                                            of this Lease. Additionally, Tenant hereby waives its statutory lien under Section 91.004
                                            of the Texas Property Code.

 

		(c)	Force Majeure.
                                            Other than for Tenant’s obligations under this Lease that can be performed by the payment
                                            of money (e.g., payment of Rent and maintenance of insurance), whenever a period of time
                                            is herein prescribed for action to be taken by either party hereto, such party shall not
                                            be liable or responsible for, and there shall be excluded from the computation of any such
                                            period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials,
                                            war, terrorist acts or activities, governmental laws, regulations, or restrictions, or any
                                            other causes of any kind whatsoever which are beyond the control of such party.

 

		(d)	Brokerage.
                                            Neither Landlord nor Tenant has dealt with any broker or agent in connection with the negotiation
                                            or execution of this Lease, other than Jones Lang LaSalle Brokerage, Inc., Billingsley Property
                                            Services, Inc., and Mass Realty LLC, whose commissions shall be paid by Landlord pursuant
                                            to separate written agreements. Tenant and Landlord shall each indemnify the other against
                                            all costs, expenses, attorneys’,’ fees, liens and other liability for commissions or
                                            other compensation claimed by any other broker or agent claiming the same by, through, or
                                            under the indemnifying party.

 

	 	(e)	Estoppel
    Certificates. From time to time, Tenant shall furnish to any party designated by Landlord, within ten days after Landlord
    has made a request therefor, a certificate signed by Tenant confirming and containing such factual certifications and representations
    as to this Lease as Landlord may reasonably request. Unless otherwise required by Landlord’s Mortgagee or a prospective purchaser
    or mortgagee of the Project, the initial form of estoppel certificate to be signed by Tenant is attached hereto as Exhibit F.
    If Tenant does not deliver to Landlord the certificate signed by Tenant within such required time period, Landlord, Landlord’s
    Mortgagee and any prospective purchaser or mortgagee, may conclusively presume and rely upon the following facts: (1) this Lease
    is in full force and effect; (2) the terms and provisions of this Lease have not been changed except as otherwise represented by
    Landlord; (3) not more than one monthly installment of Basic Rent and other charges have been paid in advance; (4) there are no claims
    against Landlord nor any defenses or rights of offset against collection of Rent or other charges; and (5) Landlord is not in default
    under this Lease. In such event, Tenant shall be estopped from denying the truth of the presumed facts.

 

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	 	(f)	Notices.
    All notices and other communications given pursuant to this Lease shall be in writing and shall be (1) mailed by first class, United
    States Mail, postage prepaid, certified, with return receipt requested, and addressed to the parties hereto at the address specified
    in the Basic Lease Information, (2) hand delivered to the intended addressee, (3) sent by a nationally recognized overnight courier
    service, or (4) sent by facsimile transmission during normal business hours followed by a confirmatory letter sent in another manner
    permitted hereunder. All notices shall be effective upon delivery to the address of the addressee (even if such addressee refuses
    delivery thereof). The parties hereto may change their addresses by giving notice thereof to the other in conformity with this provision.

 

		(g)	Separability.
                                            If any clause or provision of this Lease is illegal, invalid, or unenforceable under present
                                            or future laws, then the remainder of this Lease shall not be affected thereby and in lieu
                                            of such clause or provision, there shall be added as a part of this Lease a clause or provision
                                            as similar in terms to such illegal, invalid, or unenforceable clause or provision as may
                                            be possible and be legal, valid, and enforceable.

 

		(h)	Amendments; Binding Effect; No Electronic Records. This Lease may not be amended
                                                               except by instrument in writing signed by Landlord and Tenant. No provision of this Lease shall be deemed to have been waived by
                                                               Landlord unless such waiver is in writing signed by Landlord, and no custom or practice which may evolve between the parties in the
                                                               administration of the terms hereof shall waive or diminish the right of Landlord to insist upon the performance by Tenant in strict
                                                               accordance with the terms hereof. Landlord and Tenant hereby agree not to conduct the transactions or communications contemplated by
                                                               this Lease by electronic means, except by facsimile transmission as specifically set forth in Section 25(f); nor shall the
                                                               use of the phrase “in writing” or the word “written” be construed to include electronic communications
                                                               except by facsimile transmissions as specifically set forth in Section 25(f). The
                                                               terms and conditions contained in this Lease shall inure to the benefit of and be binding upon the parties hereto, and upon their
                                                               respective successors in interest and legal representatives, except as otherwise herein expressly provided. This Lease is for the
                                                               sole benefit of Landlord and Tenant, and, other than Landlord’s Mortgagee, no third party shall be deemed a third party
                                                               beneficiary hereof.

 

		(i)	Quiet Enjoyment. Provided
                                            Tenant has performed all of its obligations hereunder, Tenant shall peaceably and quietly
                                            hold and enjoy the Premises for the Term) without hindrance from Landlord or any party claiming
                                            by, through, or under Landlord, but not otherwise, subject to the terms and conditions of
                                            this Lease.

 

		(j)	No
                                            Merger. There shall be no merger of the leasehold estate hereby created with the
                                            fee estate in the Premises or any part thereof if the same person acquires or holds, directly
                                            or indirectly, this Lease or any interest in this Lease and the fee estate in the leasehold
                                            Premises or any interest in such fee estate.

 

		(k)	No Offer.
                                            The submission of this Lease to Tenant shall not be construed as an offer, and Tenant shall
                                            not have any rights under this Lease unless Landlord executes a copy of this Lease and delivers
                                            it to Tenant.

 

		(l)	Entire Agreement.
                                            This Lease constitutes the entire agreement between Landlord and Tenant regarding the subject
                                            matter hereof and supersedes all oral statements and prior writings relating thereto. Except
                                            for those set forth in this Lease, no representations, warranties, or agreements have been
                                            made by Landlord or Tenant to the other with respect to this Lease or the obligations of
                                            Landlord or Tenant in connection therewith. The normal rule of construction that any ambiguities
                                            be resolved against the drafting party shall not apply to the interpretation of this Lease
                                            or any exhibits or amendments hereto.

 

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		(m)	Waiver of Jury Trial; Counterclaims. TO THE MAXIMUM EXTENT PERMITTED BY LAW, LANDLORD
                                                                                 AND TENANT EACH WAIVE ANY RIGHT TO TRIAL BY
                                                                                 JURY IN ANY LITIGATION OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE ARISING OUT OF OR WITH RESPECT TO THIS LEASE OR ANY
                                                                                 OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. IT IS
                                                                                 FURTHER MUTUALLY AGREED THAT IN THE EVENT LANDLORD COMMENCES ANY PROCEEDING OR ACTION FOR POSSESSION, INCLUDING A SUMMARY PROCEEDING
                                                                                 FOR POSSESSION OF THE PREMISES, TENANT WILL NOT INTERPOSE ANY COUNTERCLAIM OF WHATEVER NATURE OR DESCRIPTION IN ANY SUCH PROCEEDING,
                                                                                 EXCEPT FOR STATUTORY MANDATORY COUNTERCLAIMS.

 

		(n)	Governing Law. This Lease
                                            shall be governed by and construed in accordance with the laws of the state in which the
                                            Premises are located.

 

		(o)	Recording.
                                            Tenant shall not record this Lease or any memorandum of this Lease without the prior written
                                            consent of Landlord, which consent may be withheld or denied in the sole and absolute discretion
                                            of Landlord, and any recordation by Tenant shall be a material breach of this Lease. Tenant
                                            grants to Landlord a power of attorney to execute and record a release releasing any such
                                            recorded instrument of record that was recorded without the prior written consent of Landlord.

 

		(p)	Water or Mold Notification.
                                            To the extent Tenant or its agents or employees discover any water leakage, water damage
                                            or mold in or about the Premises or Project, Tenant shall promptly notify Landlord thereof
                                            in writing.

 

		(q)	Joint and Several
                                            Liability. If Tenant is comprised of more than one party, each such party shall be
                                            jointly and severally liable for Tenant’s obligations under this Lease. All unperformed
                                            obligations of Tenant hereunder not fully performed at the end of the Term shall survive
                                            the end of the Term, including payment obligations with respect to Rent and all obligations
                                            concerning the condition and repair of the Premises.

 

		(r)	Financial Reports.
                                            Within 15 days after Landlord’s request, Tenant will furnish Tenant’s most recent
                                            audited financial statements (including any notes to them) to Landlord, or, if no such audited
                                            statements have been prepared, such other financial statements (and notes to them) as may
                                            have been prepared by an independent certified public accountant or, failing those, Tenant’s
                                            internally prepared financial statements. If Tenant is a publicly traded corporation, Tenant
                                            may satisfy its obligations hereunder by providing to Landlord Tenant’s most recent
                                            annual and quarterly reports. Tenant will discuss its financial statements with Landlord
                                            and, following the occurrence of an Event of Default hereunder, will give Landlord access
                                            to Tenant’s books and records in order to enable Landlord to verify the financial statements.
                                            Landlord will not disclose any aspect of Tenant’s financial statements that Tenant
                                            designates to Landlord as confidential except (1) to Landlord’s Mortgagee or prospective
                                            mortgagees or purchasers of the Building, (2) in litigation between Landlord and Tenant,
                                            and/or (3) if required by court order. Tenant shall not be required to deliver the financial
                                            statements required under this Section 25(r) more than once in any 12-month period
                                            unless requested by Landlord’s Mortgagee or a prospective buyer or lender of the Building
                                            or an Event of Default occurs.

 

		(s)	Landlord’s Fees. Whenever
                                            Tenant requests Landlord to take any action not required of it hereunder or give any consent
                                            required or permitted under this Lease, Tenant will reimburse Landlord for Landlord’s
                                            reasonable, out-of-pocket costs payable to third parties and incurred by Landlord in reviewing
                                            the proposed action or consent, including reasonable attorneys’, engineers’ or architects’
                                            fees, within 30 days after Landlord’s delivery to Tenant of a statement of such costs.
                                            Tenant will be obligated to make such reimbursement without regard to whether Landlord consents
                                            to any such proposed action.

 

		(t)	Telecommunications. Tenant
                                            and its telecommunications companies, including local exchange telecommunications companies
                                            and alternative access vendor services companies, shall have no right of access to and within
                                            the Building, for the installation and operation of telecommunications systems, including
                                            voice, video, data, Internet, and any other services provided over wire, fiber optic, microwave,
                                            wireless, and any other transmission systems (“Telecommunications Services”),
                                            for part or all of Tenant’s telecommunications within the Building and from the Building
                                            to any other location without Landlord’s prior written consent, not to be unreasonably withheld.
                                            All providers of Telecommunications Services shall be required to comply with the rules and
                                            regulations of the Building, applicable Laws and Landlord’s policies and practices
                                            for the Building. Tenant acknowledges that Landlord shall not be required to provide or arrange
                                            for any Telecommunications Services and that Landlord shall have no liability to any Tenant
                                            Party in connection with the installation, operation or maintenance of Telecommunications
                                            Services or any equipment or facilities relating thereto. Tenant, at its cost and for its
                                            own account, shall be solely responsible for obtaining all Telecommunications Services.

 

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		(u)	Confidentiality.
                                            Tenant acknowledges that the terms and conditions of this Lease are to remain confidential
                                            for Landlord’s benefit, and may not be disclosed by Tenant to anyone, by any manner
                                            or means, directly or indirectly: without Landlord’s prior written consent; however,
                                            Tenant may disclose the terms and conditions of this Lease if required by Law or court order,
                                            to its attorneys, accountants, employees and existing or prospective financial partners provided
                                            same are advised by Tenant of the confidential nature of such terms and conditions and agree
                                            to maintain the confidentiality thereof (in each case, prior to disclosure). Tenant shall
                                            be liable for any disclosures made in violation of this Section by Tenant or by any entity
                                            or individual to whom the terms of and conditions of this Lease were disclosed or made available
                                            by Tenant. The consent by Landlord to any disclosures shall not be deemed to be a waiver
                                            on the part of Landlord of any prohibition against any future disclosure.

 

		(v)	Authority. Tenant (if a
                                            corporation, partnership or other business entity) hereby represents and warrants to Landlord
                                            that Tenant is a duly formed and existing entity qualified to do business in the state in
                                            which the Premises are located, that Tenant has full right and authority to execute and deliver
                                            this Lease, and that each person signing on behalf of Tenant is authorized to do so. Landlord
                                            hereby represents and warrants to Tenant that Landlord is a duly formed and existing entity
                                            qualified to do business in the state in which the Premises are located, that Landlord has
                                            full right and authority to execute and deliver this Lease, and that each person signing
                                            on behalf of Landlord is authorized to do so.

 

		(w)	Security Service. Tenant
                                            acknowledges and agrees that, while Landlord may (but shall not be obligated to), patrol
                                            the Building, Landlord is not providing any security services with respect to the Premises
                                            and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against
                                            Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant
                                            in connection with any unauthorized entry into the Premises or any other breach of security
                                            with respect to the Premises.

 

		(x)	Hazardous
                                            Materials. The term “Hazardous Materials” means
                                            any substance, material, or waste which is now or hereafter classified or considered to be
                                            hazardous, toxic, or dangerous under any Law relating to pollution or the protection or regulation
                                            of human health, natural resources or the environment, or poses or threatens to pose a hazard
                                            to the health or safety of persons on the Premises or in the Project. Tenant shall not use,
                                            generate, store, or dispose of, or permit the use, generation, storage or disposal of Hazardous
                                            Materials on or about the Premises or the Project except in a manner and quantity necessary
                                            for the ordinary performance of Tenant’s business, and then in compliance with all Laws.
                                            If Tenant breaches its obligations under this Section 25(x), Landlord may immediately
                                            take any and all action reasonably appropriate to remedy the same, including taking all appropriate
                                            action to clean up or remediate any contamination resulting from Tenant’s use, generation,
                                            storage or disposal of Hazardous Materials. Tenant shall defend, indemnify, and hold harmless
                                            Landlord and its representatives and agents from and against any and all claims, demands,
                                            liabilities, causes of action, suits, judgments, damages and expenses (including reasonable
                                            attomeys’ fees and cost of clean up and remediation) arising from Tenant’s failure to comply
                                            with the provisions of this Section 25(x). This indemnity provision shall survive
                                            termination or expiration of this Lease.

 

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		(y)	List
                                            of Exhibits. All exhibits and attachments attached hereto are incorporated herein
                                            by this reference.

 

	 	Exhibit A - Outline of Premises	 
	 	Exhibit B - Description of the Land	 
	 	Exhibit C - Building Rules and Regulations	 
	 	Exhibit D - Tenant Finish-Work	 
	 	Exhibit E - Form of Confirmation of Commencement Date Letter	 
	 	Exhibit F - Form of Tenant Estoppel Certificate	 
	 	Exhibit G - Parking	 
	 	Exhibit H - Renewal Option 	 
	 	Exhibit I - Janitorial Specifications	 

 

		(z)	Determination of Charges.
                                            Landlord and Tenant agree that each provision of this Lease for determining charges and amounts
                                            payable by Tenant (including provisions regarding Additional Rent and Tenant’s Proportionate
                                            Share of Electrical Costs) is commercially reasonable and, as to each such charge or amount,
                                            constitutes a statement of the amount of the charge or a method by which the charge is to
                                            be computed for purposes of Section 93.012 of the Texas Property Code.

 

		(aa)	Prohibited Persons
                                            and Transactions. Tenant represents and warrants to Landlord that Tenant is currently
                                            in compliance with and shall at all times during the Term (including any extension thereof)
                                            remain in compliance with the regulations of the OFAC of the Department of the Treasury (including
                                            those named on OFAC’s Specially Designated Nationals and Blocked Persons List) and any statute,
                                            executive order (including the September 24, 2001, Executive Order Blocking Property and
                                            Prohibiting Transactions with Persons Who Commit, Threaten to Commit or Support Terrorism),
                                            or other governmental action relating thereto.

 

	26.	Other Provisions.

 

		(a)	Security System.
                                            Tenant may, at its sole cost and
                                            expense, install an electronic card key system within the Premises. Tenant shall furnish
                                            Landlord with a copy of all key codes or access cards and Tenant shall ensure that Landlord
                                            shall have access to the Premises at all times. Additionally, Tenant shall ensure that such
                                            system shall comply with all Laws, including all fire safety laws, and in no event shall
                                            Landlord be liable for, and Tenant shall defend, indemnify, and hold harmless Landlord and
                                            its representatives and agents from any claims, demands, liabilities, causes of action, suits,
                                            judgments, damages and expenses arising from, such system or the malfunctioning thereof in
                                            accordance with Tenant’s indemnity contained in Section 11(c) hereof. Sections
                                            8 and 21 of this Lease shall govern the installation, maintenance and Landlord’s
                                            removal rights with respect to such security system.

 

		(b)	Suite and Lobby Signage.
                                            Landlord, at its cost and expense, shall provide exterior suite and directory signage to
                                            Tenant and Tenant shall not place any additional signage outside the Premises.

 

		(c)	Environmental
                                            Representation by Landlord. Landlord represents that it has received no written notification
                                            revealing the presence of any Hazardous Materials located at the Building in levels that
                                            would require remediation.

 

		(d)	Early
                                            Access Right. Landlord and Tenant acknowledge that for the thirty (30) day period
                                            prior to the Commencement Date, Tenant shall have a license to occupy the Premises only for
                                            the purpose of installing its racking systems, technology telecommunications set-up, and
                                            general “make ready” activities, subject to and in accordance with the terms and provisions
                                            of this Lease and this Section 26(d), including the Landlord’s right to revoke
                                            the license as expressly provided herein, and otherwise only to the extent permissible under
                                            all applicable Laws (including, without limitation, any Laws or requirements of any governmental
                                            agency requiring a certificate of occupancy prior to the occupancy of the Premises) (the
                                            “Early Access Right”). Tenant shall ensure that its employees and contractors
                                            do not interfere with Landlord’s completion of the Work. Tenant hereby acknowledges
                                            and agrees that Tenant assumes all risk associated with its early occupancy of the Premises
                                            prior to the Commencement Date and Landlord shall not be liable to Tenant or Tenant’s
                                            agents, employees, contractors, subcontractors, guests, invitees or any person claiming by,
                                            through or under Tenant for any injury to person, loss of or damage to property, or for loss
                                            of or damage to Tenant’s business by any cause whatsoever, except to the extent arising
                                            from or out of Landlord’s gross negligence or willful misconduct. In the event Tenant
                                            accesses the Premises prior to the

 

Commencement
Date, then until the Commencement Date Tenant shall be subject to all of the terms, obligations and conditions of this Lease (including
the requirement to maintain all insurance required under this Lease), except only for the obligations to pay Basic Rent and Additional
Rent.

 

		(e)	Waiver of Consumer Rights. TENANT
                                            HEREBY WAIVES ITS RIGHTS UNDER THE DECEPTIVE TRADE PRACTICES-CONSUMER PROTECTION ACT, SECTION
                                            17.41 ET SEQ., BUSINESS & COMMERCE CODE, A LAW THAT GIVES CONSUMERS SPECIAL RIGHTS AND
                                            PROTECTIONS. AFTER CONSULTATION WITH AN ATTORNEY OF TENANT’S OWN SELECTION, TENANT
                                            VOLUNTARILY CONSENTS TO THIS WAIVER.

 

[THE REMAINDER OF
THIS PAGE INTENTIONALLY LEFT BLANK.]

 

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LANDLORD
AND TENANT EXPRESSLY DISCLAIM ANY IMPLIED WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT’S INTENDED COMMERCIAL PURPOSE, AND TENANT’S
OBLIGATION TO PAY RENT HEREUNDER IS NOT DEPENDENT UPON THE CONDITION OF THE PREMISES OR THE PERFORMANCE BY LANDLORD OF ITS OBLIGATIONS
HEREUNDER, AND, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED HEREIN, TENANT SHALL CONTINUE TO PAY THE RENT, WITHOUT ABATEMENT, DEMAND, SETOFF
OR DEDUCTION, NOTWITHSTANDING ANY BREACH BY LANDLORD OF ITS DUTIES OR OBLIGATIONS HEREUNDER, WHETHER EXPRESS OR IMPLIED.

 

This
Lease is executed on the respective dates set forth below, but for reference purposes, this Lease
shall be dated as of the date first above written. If the execution date is left blank, this Lease shall be deemed executed as of the
date first written above.

 

	LANDLORD:	CB OFFICE 10, LTD., a Texas limited
    partnership
	 	 	 	 
	 	By:	 	CB Office 10 GP, LLC, a
    Texas limited liability company, its general partner
	 	 	 	 
	 	 	By:	 
	 	 	Name:	 
	 	 	Title:	Senior Vice President
	 	 	 	 
	TENANT:	RFM Integrated
    Device Inc., a corporate company
	 	 	 	 
	 	 	By:	/s/
    Yu-Tung, Huang
	 	 	Name:	Yu-Tung, Huang
	 	 	Title:	Chairman

 

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EXHIBIT A

 

OUTLINE OF PREMISES

 

 

    	EXHIBIT A, Outline of Premises
	Page A-1

     

    

  

 

    	EXHIBIT B, Description of the Land
	Page B-1

     

    

 

EXHIBIT C

 

BUILDING RULES AND REGULATIONS

 

The following rules and regulations
shall apply to the Premises, the Building, the parking garage associated therewith, and the appurtenances thereto:

 

	1.	Sidewalks, doorways, vestibules, halls, stairways, and other similar
areas shall not be obstructed by tenants or used by any tenant for purposes other than ingress and egress to and from their respective
leased premises and for going from one to another part of the Building.

 

	2.	Plumbing, fixtures and appliances shall be used only for the purposes
for which designed, and no sweepings, rubbish, rags or other unsuitable material shall be thrown or deposited therein. Damage resulting
to any such fixtures or appliances from misuse by a tenant or its agents,
employees or invitees, shall be paid by such tenant.

 

		3.	No signs, advertisements or notices shall be painted or affixed
on or to any windows or doors or other part of the Building without the prior written consent of Landlord. No nails, hooks or screws
(other than those which are necessary to hang paintings, prints, pictures, or other similar items on the Premises’ interior walls) shall
be driven or inserted in any part of the Building except by Building maintenance personnel. No curtains or other window treatments shall
be placed between the glass and any Building standard window treatments.

 

		4.	Landlord shall provide and maintain an alphabetical directory
for all tenants in the main lobby of the Building.

 

		5.	Landlord shall provide all door locks in each tenant’s leased
premises, at the cost of such tenant, and no tenant shall place any additional door locks in its leased premises without Landlord’s prior
written consent. Landlord shall furnish to each tenant three keys to such tenant’s leased premises free of charge, with additional keys
provided at such tenants cost. No tenant shall make a duplicate thereof. Security Building access cards shall be provided by Landlord
to tenants at no charge for up to ten cards; additional cards thereafter are provided at a cost of $10.00 per card.

 

		6.	No tenant shall place any additional signage outside their premises.

 

		7.	Movement in or out of the Building of furniture, office equipment,
bulky material, merchandise or materials shall be conducted Monday through Friday before 8:00 a.m. or after 5:00 p.m. All movement activity
whether it be Monday through Friday, weekend or holiday, should be scheduled through the Landlord 48 hours prior to such movement. Tenant
assumes all risks and shall be liable for all damage to articles moved and injury to persons or public engaged or not engaged in such
movement, including equipment, property and personnel of Landlord if damaged or injured as a result of acts in connection with carrying
out this service for such tenant.

 

		8.	All damage to the Building caused by the installation, placement,
or removal of any property of a tenant, or done by a tenant’s property while in the Building, shall be repaired at the expense of such
tenant. No tenant shall be liable for any damage resulting solely from the weight of any items placed in the Building by such tenant
provided such items do not, in the aggregate, exceed the building weight loads specified by Landlord.

 

		9.	Corridor doors, when not in use, shall be kept closed. Nothing
shall be swept or thrown into the corridors, halls, elevator shafts or stairways. No birds or animals other than animals assisting the
disabled shall be brought into or kept in, on or about any tenant’s leased premises. No portion of any tenant’s leased premises shall
at any time be used or occupied as sleeping or lodging quarters.

 

		10.	Tenant shall cooperate with Landlord’s employees in keeping the
Building and its leased premises neat and clean.

 

		11.	Tenants shall not employ any person for the purpose of such cleaning
other than the Building’s cleaning and maintenance personnel.

 

		12.	Tenant shall not make or permit any improper, objectionable or
unpleasant noises or odors in the Building or otherwise interfere in any way with other tenants or persons having business with them.

 

		13.	No machinery of any kind other than normal office and laboratory
equipment (that does not use flame or otherwise pose a heightened risk of damage to the Premises) shall be operated by any tenant on
its leased area without Landlord’s prior written consent, nor shall any tenant use or keep in the Building any flammable or explosive
fluid or substance not approved in writing in advance by Landlord.

 

    	EXHIBIT C, Building Rules and Regulations
	Page C-1

     

    

 

	14.	Landlord will not be responsible for lost or stolen personal property,
money or jewelry from tenant’s leased premises or public or common areas regardless of whether such loss occurs when the area is locked
against entry or not.

 

		15.	In the event any vending machines are maintained in the Building
for common use by all tenants, no vending or dispensing machines of any kind may be maintained in any leased premises without the prior
written permission of Landlord, which consent shall not be unreasonably delayed, withheld or conditioned. Any vending machines contained
in any leased premises shall be for the sole use of the applicable tenant, its employees and guests.

 

		16.	All mail chutes located in the Building shall be available for
use by Landlord and all tenants of the Building according to the rules of the United States Postal Service.

 

		17.	No smoking of any type is permitted in any portion of the Building,
including any portion thereof leased by tenants. Landlord shall designate smoking areas outside of the Building.

 

		18.	No firearms or weapons of any type are permitted upon the Land
or within the Project.

 

		19.	While at the Project, Tenant, its employees, agents and guests
shall behave in a manner consistent with that expected in a Class A office building located in North Dallas.

 

		20.	Tenant shall notify Landlord before holding an event in a common
area of the Project or serving alcohol.

 

		21.	In order to maintain and operate the parking areas in an orderly
manner, Landlord reserves the right to establish any reasonable system of parking monitoring, including the issuance of vehicle identification
stickers (including not less than two (2) such stickers per each employee of Tenant), and all persons parking in the parking areas shall
comply with such system. Except with respect to any reserved spaces to which Tenant may be entitled pursuant to the Lease. Tenant and
Tenant’s employees shall park their cars only in those portions of the parking areas that are from time to time designated for that purpose
by Landlord. Landlord shall have the right from time to time to relocate parking areas within the Project for use by Tenant. Tenant shall
furnish in writing the make, model, color and state automobile license number (automobile license numbers to be submitted on a yearly
basis) assigned to Tenant’s cars within thirty (30) days after taking possession of the Premises and shall thereafter notify Landlord
in writing of any changes within five (5) days. In the event Tenant or its employees, agents or licensees fail to park their cars in
the parking areas so designated from time to time by Landlord, then any requirements in the Lease regarding prior notice to Tenant or
the expiration of any grace period, or both, shall not apply and Landlord at its option shall have the following right and option, but
only after first placing one prior written notice of violation on vehicles that are parked in violation of these parking rules and regulations,
to low such vehicles away each at the vehicle owner’s cost and expense. Parking areas shall be used only for parking vehicles no longer
than full-size passenger vehicles. The maintenance, washing, waxing or cleaning of vehicles in the parking structure or elsewhere in
the Project is prohibited. Such parking use as is herein provided is intended merely as a license only and no bailment is intended or
shall be created hereby.

 

		22.	No tenant shall be permitted to tow or remove any vehicle.

 

		23.	Tenant shall provide Landlord 48-hour notice if it intends to operate any form of shuttle or bus
                                                                              service (whether on a recurring basis or for a one-time special event).

 

		25.	In order to maintain and operate the parking areas in an orderly
manner and provide for the safety of the tenants, Landlord reserves the right to designate drop-off and pick-up locations and traffic
flow patterns for any such shuttle or bus service.

 

    	EXHIBIT C, Building Rules and Regulations
	Page C-2

     

    

 

EXHIBIT D

 

TENANT FINISH-WORK: WORK
OF LIMITED SCOPE (NO PLANS)

(Landlord Performs the Work)

 

1. Acceptance of
Premises. Except as set forth in Section 2 of this Exhibit, Tenant accepts the Premises in their “AS-IS”
condition, and, except as expressly set forth below, Landlord shall have no obligation to perform any work therein (including demolition
of any improvements existing therein or construction of any tenant finish-work or other improvements therein), and shall not be obligated
to reimburse Tenant or provide an allowance for any costs related to the demolition or construction of improvements therein. Before Tenant
may occupy the Premises to conduct its business therein, Tenant shall, at its expense, obtain and deliver to Landlord a certificate of
occupancy from the appropriate governmental authority for the Premises.

 

2. Scope of Work.
Landlord shall install an exhaust fan and two additional electrical outlets in the Premises (the “Work”).
The Work shall be performed by Landlord using Building-standard materials in Building-standard quantities

 

    	EXHIBIT D, Tenant Finish Work
	Page D-1

     

    

 

EXHIBIT E

 

CONFIRMATION OF COMMENCEMENT
DATE

 

___________________ , 20___ 

  

	 	 
	 	 
	 	 

 

 

	 	Re:	Lease Agreement (the “Lease”) dated________, 201___,
  between_________________, a______________ (“Landlord”), and _________, a ___________ (“Tenant”).
  Capitalized terms used herein but not defined shall be given the meanings assigned to them in the Lease.

 

Ladies and Gentlemen:

 

Landlord and Tenant agree as follows:

 

		1.	Condition of Premises.
                                            Tenant has accepted possession of the Premises pursuant to the Lease. Any improvements required
                                            by the terms of the Lease
                                            to be made by Landlord have
                                            been completed to the full and complete satisfaction of Tenant in all respects except for
                                            the punchlist items described on Exhibit A hereto (the “Punchlist Items”), and
                                            except for such Punchlist Items, Landlord has fulfilled all of its duties under the Lease
                                            with respect to such initial tenant improvements. Furthermore, Tenant acknowledges that the
                                            Premises are suitable for the Permitted Use.

 

		2.	Commencement
Date. The Commencement Date of the Lease is _________, 20__.

 

		3.	Expiration Date. The Term is
                                            scheduled to expire on the last day of the __th full calendar month of the Term, which date
                                            is ________, 20__.

 

		4.	Contact Person. Tenant’s
                                            contact person in the Premises is:

 

	 	 	 
	 	 	 
	 	 	 

 

	 	Attention:	__________________________	 
	 	Telephone:  	___-___-______	 
	 	Telecopy:	___-___-_____	 

 

		5.	Ratification. Tenant
                                            hereby ratifies and confirms its obligations under the Lease, and represents and warrants
                                            to Landlord that it has no defenses thereto. Additionally, Tenant further confirms and ratifies
                                            that, as of the date hereof, (a) the Lease is and remains in good standing and in full force
                                            and effect, and (b) Tenant has no claims, counterclaims, set-offs or defenses against Landlord
                                            arising out of the Lease or in any way relating thereto or arising out of any other transaction
                                            between Landlord and Tenant.

 

		6.	Binding Effect; Governing
                                            Law. Except as modified hereby, the Lease shall remain in full effect and this letter
                                            shall be binding upon Landlord and Tenant and their respective successors and assigns. If
                                            any inconsistency exists or arises between the terms of this letter and the terms of the
                                            Lease, the terms of this letter shall prevail. This letter shall be governed by the laws
                                            of the state in which the Premises are located.

 

Please indicate your agreement
to the above matters by signing this letter in the space indicated below and returning an executed original to us.

 

    	EXHIBIT E, Form of Confirmation of Commencement Date
	Page E-1

     

    

 

	 	Sincerely,
	 	____________, a_____                 
	 	 	                         
	 	By:	 
	 	Name: 	 
	 	Title:	 

 

	Agreed and accepted:	 
	 	 	 
	[TENANT’S SIGNATURE BLOCK], a ______________
	 	 	 
	By:	                    	 
	Name:	 	 
	Title:	 	 

 

    	EXHIBIT E, Form of Confirmation of Commencement Date
	Page E-2

     

    

 

EXHIBIT
A

 

PUNCHLIST ITEMS

 

Please insert any punchlist items that remain to be
performed by Landlord. If no items are listed below by
Tenant, none shall be deemed to exist.

 

    	EXHIBIT E, Form of Confirmation of Commencement Date
	Page E-3

     

    

 

EXHIBIT F

 

FORM OF TENANT ESTOPPEL
CERTIFICATE

 

The
undersigned is the Tenant under the Lease (defined below) between ______________, a ______________, as Landlord, and the undersigned as
Tenant, for the Premises on the ______________ floor(s) of the office building located at __________________, ________ and commonly
known as ______________, and hereby certifies as follows:

 

1.
The Lease consists of the original Lease Agreement dated as of __________, 201__ between Tenant and Landlord[’s
predecessor-in-interest] and the following amendments or modifications thereto (if
none, please state “none”);_____________________________________________________________________________________________
____________________________________________________________________________________________________
_______________________________________________________________________________________________

 

2.
The documents listed above are herein collectively referred to as the “Lease” and represent the entire agreement between the
parties with respect to the Premises. All capitalized terms used herein but not defined shall be given the meaning assigned to them in
the Lease.

 

3.
The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Section
1 above.

 

4. The
Term commenced on ______________, 201__ and the Term expires,
excluding any renewal options, on ______________, 201__, and Tenant
has no option to purchase all or any part of the Premises or the Building or, except as expressly set forth in the Lease, any option
to terminate or cancel the Lease.

 

5.
Tenant currently occupies the Premises described in the Lease and Tenant has not transferred, assigned, or sublet any portion of the
Premises nor entered into any license or concession agreements with respect thereto except as follows (if none, please state
“none”): ___________________________________________________________________________________
____________________________________________________________________________________________________
___________________________________________________________________________________________________

 

6.
All monthly installments of Basic Rent, all Additional Rent and all monthly installments of estimated Additional Rent have been paid
when due through __________. The current monthly installment of Basic Rent is $____.

 

7.
All conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord
is not in default thereunder. In addition, Tenant has not delivered any notice to Landlord regarding a default by Landlord thereunder.

 

8.
As of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s knowledge, claims or any basis for a claim,
that the undersigned has against Landlord and no event has occurred and no condition exists, which, with the giving of notice or the passage
of time, or both, will constitute a default under the Lease.

 

9.
No rental has been paid more than 30 days in advance and no security deposit has been delivered to Landlord except as provided in the
Lease.

 

10.
If Tenant is a corporation, partnership or other business entity, each individual executing this Estoppel Certificate on behalf
of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in the state in which
the Premises are located and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each
person signing on behalf of Tenant is authorized to do so.

 

11.
There are no actions pending against Tenant under any bankruptcy or similar laws of the United States or any state.

 

    	EXHIBIT F, Form of Tenant Estoppel Certificate
	Page F-1

     

    

 

12.
Other than in compliance with all applicable laws and incidental to the ordinary course of the use of the Premises, the undersigned has
not used or stored any hazardous substances in the Premises.

 

13.
Tenant is not itself, and is not directly or indirectly owned, controlled or supported by, a “Specially Designated National”
or otherwise designated as a blocked person under any regulation of the Office of Foreign Assets Control, U.S. Department of Treasury
(see: www.ustreas.gov/offices/enforcement/OFAC).

 

14.
All tenant improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been
accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any tenant
improvement work have been paid in full.

 

Tenant acknowledges
that this Estoppel Certificate may be delivered to Landlord. Landlord’s Mortgagee or to a prospective mortgagee or prospective purchaser,
and their respective successors and assigns, and acknowledges that Landlord, Landlord’s Mortgagee and/or such prospective mortgagee or
prospective purchaser will be relying upon the statements contained herein in disbursing loan advances or making a new loan or acquiring
the property of which the Premises are a part and that receipt by it of this certificate is a condition of disbursing loan advances or
making such loan or acquiring such property.

 

Executed as of__________, 20__.

 

	TENANT:	_____________________________________,
    a
	 	___________________

 

	 	By:	 
	 	Name:	 
	 	Title:	 

 

    	EXHIBIT F, Form of Tenant Estoppel Certificate
	Page F-2

     

    

 

EXHIBIT G

 

PARKING

 

Tenant
may use up to four parking spaces per 1,000 rentable square feet in the Premises (initially, seven parking spaces) in the parking facilities
associated with the Building (the “Parking Area”) subject to such terms, conditions
and regulations as are from time to time applicable to patrons of the Parking Area at no additional charge during
the initial Term.

 

Tenant
shall at all times comply with all Laws respecting the use of the Parking Area. Landlord reserves the right to
adopt, modify, and enforce reasonable rules and regulations governing the use of the Parking Area from time to time including any
key-card, sticker, or other identification or entrance systems and hours of operations. Landlord may refuse to permit any person who
violates such rules and regulations to park in the Parking Area, and any violation of the rules and regulations shall subject the car
to removal from the Parking Area.

 

Tenant
may validate visitor parking by such method or methods as Landlord may approve, at the validation rate from time to time generally applicable
to visitor parking. Unless specified to the contrary above. the parking spaces provided hereunder shall be provided on an unreserved,
“first-come, first served” basis. Tenant acknowledges that Landlord has arranged or may arrange for the Parking Area to be operated
by an independent contractor, not affiliated with Landlord.

 

There will
be a replacement charge payable by Tenant equal to the amount posted from time to time by Landlord for loss of any magnetic parking card
or parking sticker issued by Landlord.

 

All motor
vehicles (including all contents thereof) shall be parked in the Parking Area at the sole risk of Tenant and each other Tenant Party, it
being expressly agreed and understood Landlord has no duty to insure any of said motor vehicles (including the contents thereof), and
Landlord is not responsible for the protection and security of such vehicles. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN
THIS LEASE, LANDLORD SHALL HAVE NO LIABILITY WHATSOEVER FOR ANY PROPERTY DAMAGE WHICH MIGHT OCCUR ON THE PARKING AREA OR AS A RESULT OF
OR IN CONNECTION WITH THE PARKING OF MOTOR VEHICLES IN ANY OF THE PARKING SPACES.

 

    	EXHIBIT G, Parking
	Page G-1

     

    

 

EXHIBIT H

 

RENEWAL OPTION

 

Provided
no Event of Default exists at the time of such election, Tenant may renew this Lease as to the entire Premises for one additional period
of three years by delivering written notice of the exercise
thereof to Landlord not earlier than nine months nor later than six months before the expiration of the Term. The Basic Rent payable
for each month during such extended Term shall be the prevailing rental rate (the “Prevailing Rental Rate”),
at the commencement of such extended Term, for new leases or renewals of comparable space (equivalent in quality, size, utility and location)
in comparable office buildings in Plano, Texas, taking into account any tenant improvement allowances, brokerage commissions, rent abatements,
parking and other concessions being offered, with the length of the extended Term and the credit standing of Tenant to be taken into
account. Within 30 days after receipt of Tenant’s notice to renew, Landlord shall deliver to Tenant written notice of the Prevailing
Rental Rate and shall advise Tenant of the required adjustment to Basic Rent, if any, and the other terms and conditions offered. Tenant
shall, within ten days after receipt of Landlord’s notice, notify Landlord in writing whether Tenant accepts or rejects Landlord’s
determination of the Prevailing Rental Rate. If Tenant timely notifies Landlord that Tenant accepts
Landlord’s determination of the Prevailing Rental Rate, then, on or before the commencement date of the extended Term, Landlord
and Tenant shall execute an amendment to this Lease extending the Term on the same terms provided in this Lease, except as follows:

 

		(a)	Basic Rent shall be adjusted to the Prevailing Rental Rate;

 

		(b)	Tenant shall have no further renewal option except as expressly granted by Landlord
in writing: and

 

		(c)	Landlord shall lease to Tenant the Premises in their then-current condition.

 

If
Tenant rejects Landlord’s determination of the Prevailing Rental Rate, and timely notifies Landlord thereof, Tenant may, in its
notice to Landlord, require that the determination of the Prevailing Rental Rate be made by brokers (and if Tenant makes such election,
Tenant shall be deemed to have irrevocably renewed the Term, subject only to the determination of the Prevailing Rental Rate as provided
below). In such event, within ten days thereafter, each party shall select a qualified commercial
real estate broker with at least ten years’ experience in leasing property and buildings in the city
or submarket in which the Premises are located. The two brokers shall give their opinion of prevailing rental rates within 20
days after their retention. In the event the opinions of the two brokers differ and, after good faith efforts over the succeeding 20-day
period, they cannot mutually agree, the brokers shall immediately and jointly appoint a third broker with the qualifications specified
above. This third broker shall immediately (within five days) choose either the determination of Landlord’s broker or Tenant’s
broker and such choice of this third broker shall be final and binding on Landlord and Tenant. Each party shall pay its own costs for
its real estate broker. Following the determination of the Prevailing Rental Rate by the brokers, the parties shall equally share the
costs of any third broker. The parties shall immediately execute an amendment as set forth above. If Tenant fails to timely notify Landlord
in writing that Tenant accepts or rejects Landlord’s determination of the Prevailing Rental Rate, time being of the essence with
respect thereto, Tenant’s rights under this Exhibit shall terminate and Tenant shall have no right to renew this Lease.

 

Tenant’s
tights under this Exhibit shall terminate if (1)
this Lease or Tenant’s light to possession of the Premises is terminated, (2) Tenant assigns any of its interest in this Lease
(excluding Permitted Transfers), or (3) Tenant fails to timely exercise its option under this Exhibit, time being of the essence
with respect to Tenant’s exercise thereof.

 

    	EXHIBIT H, Renewal Option
	Page H-1

     

    

 

EXHIBIT I

 

JANITORIAL SPECIFICATIONS

 

I.
JANITORIAL SERVICE SPECIFICATIONS FOR TENANT SUITES, COMMON AREAS ON TENANT-OCCUPIED FLOORS AND TENANT COMPUTER ROOMS.

 

Services listed below shall be
provided in a manner that is consistent with the operation of comparable buildings in the vicinity of the Building.

 

		A.	Nightly Services

 

		i.	All surface areas, desks, file cabinets, counter tops, book shelves, credenzas, computer
screens and other equipment will be dusted. Desk tops will be wiped down but no papers will be moved.

 

		ii.	All glass top desks, glass doors, partitions, light switches and
walls will be spot cleaned to remove smudges and fingerprints.

 

		iii.	All carpeted areas will be vacuumed. All hard surface floors will
be swept with a dust mop then damp mopped.

 

		iv.	All trash receptacles and ash urns (exterior) will be emptied
and cleaned. Liners will be changed whenever necessary. Trash will be taken to the designated areas for trash removal.

 

		v.	All stairwells will be vacuumed and swept as well as dusted.

 

		vi.	The elevator will be vacuumed and fingerprints removed from wall
surfaces.

 

		vii.	All kitchen countertops. tables and cupboard doors in break rooms
will be cleaned and disinfected. Hand prints and smudges will be removed from the exterior of the refrigerator as well as any other appliances.
Microwaves will be cleaned inside and out. Sinks and other chrome areas will be cleaned and polished.

 

		viii.	All fixtures and appliances in the restrooms will be cleaned and
sanitized. All chrome and mirrors will be cleaned and polished.

 

		ix.	All commodes and urinals will be cleaned with a germicidal disinfectant.
The use of an emulsion bowl cleaner will be used whenever necessary.

 

		x.	Restroom floors will be cleaned using a germicidal disinfectant.

 

		B.	Weekly Services

 

		i.	All pictures and door frames will be dusted.

 

		ii.	Partitions and walls in the restrooms will be completely wiped down with a germicidal disinfectant,
                                                                                 unless needed more frequently (in which event, any costs associated with such additional service shall be at Tenant’s sole
                                                                                 cost and expense).

 

		iii.	All VCT floors will be buffed and carpets will be spot cleaned
where needed.

 

		C.	Monthly Services

 

		i.	All mini-blinds and A/C
                                            vents will be dusted.

 

		ii.	Sanitize all telephones.

 

		iii.	Clean entire interior glass partitions and doors.

 

		iv.	All VCT floors will be waxed (more often as necessary) and baseboards polished.

 

		D.	Annual/Biannual
                                            Services

 

		i.	The interior of all exterior windows will be cleaned at least once per year,
                                                              and the exterior of all exterior windows will be cleaned at least twice per year.

 

 

	EXHIBIT I, Janitorial Specifications	Page I-1

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