Document:

Exhibit
10.5

 

PROMISSORY
NOTE

Community
First Bank Loan # 501751 

 

THIS
PROMISSORY NOTE (this “Note”) is dated as of February 1, 2022. In this Note:

 

	●	The
    “Face Amount” of this Note is $5,250,000.00.
	 	 
	●	Collectively
    referred to as the “Borrower” herein, are Ballantyne Strong, Inc., a Delaware corporation whose
    address for notice purposes is 4201 Congress Street, Suite 175, Charlotte, NC 28209; and Digital Ignition, LLC, a Georgia
    limited liability company whose address for notice purposes hereunder is 190 Bluegrass Valley Parkway, Alpharetta, GA 30005.
	 	 
	●	The
    “Lender” is Community First Bank, a state chartered bank. Lender’s address for notice purposes
    is 800 East Arrowood Road, Charlotte, NC 28217, or at such other place as the holder hereof may from time to time designate in writing.

 

FOR
VALUE RECEIVED, Borrower promises to pay to the order of Lender, in collected funds or U.S. legal tender, the sum specified above as
the Face Amount of this Note, together with interest accrued from the date hereof on the unpaid principal balance at the interest rate
or rates per annum specified below, until paid in full. Borrower also promises to pay (i) late charges, prepayment penalties, and other
fees and charges as specified herein, and (ii) the cost of all fees paid or to be paid to public officials for recording, perfecting,
maintaining, canceling and/or releasing any security interest in any Collateral securing this Note. Interest is to be accrued and principal
and interest are to be paid as follows: 

 

	1.	INTEREST
    RATE. Unless and until a “default rate” described in section 5 below applies, interest shall accrue on the outstanding
    principal balance at the simple, fixed interest rate of 4.00%.
	 	 
	 	All
    interest on this Note will be calculated on an “actual/360” daily simple interest basis; that is, by applying the ratio
    of the interest rate over a year of 360 days, multiplied by the outstanding principal balance, multiplied by the actual number of
    days the principal balance is outstanding. This interest calculation method results in a higher effective interest rate than the
    stated numeric interest rate.
	 	 
	2.	PAYMENT
    TERMS. This Note will mature on February 1, 2027 (“Maturity”), at which time the unpaid principal balance, all accrued
    but unpaid interest, and all other sums payable under this Note that have not been paid shall be due and payable in full in a single
    balloon payment. Prior to Maturity, the outstanding principal balance and accrued interest shall be payable in monthly amortizing
    payments in the amount of $31,972.61 each, the first such payment being due and payable on March 1, 2022, with subsequent
    payments being due and payable on the 26th day of each calendar month thereafter until Maturity or until this Note is paid in full,
    whichever first occurs. The periodic payment amount specified includes principal and interest, and has been calculated based upon
    a 240 month amortization schedule.
	 	 
	3.	LATE
    CHARGE. Borrower will pay a late charge of four percent (4%) of the unpaid portion of any payment past due for 15 days or more.
	 	 
	4.	RETURNED
    CHECK FEE. Borrower will pay a $25.00 processing fee to Lender each time a check, preauthorized charge or other form of remittance
    given for payment on this Note is dishonored or returned unpaid.
	 	 
	5.	INTEREST
    AFTER DEFAULT. After an event of default occurs (including failure to pay at Maturity), Lender may, at its option, increase the
    interest rate on this Note to eight percent per annum (8.0%). However, (a) Lender will not increase the interest rate to the default
    rate if doing so is prohibited by applicable law; and (c) Lender will not increase the interest rate to the default rate without
    first giving Borrower at least 10 days prior written notice of the occurrence of the event of default and of Lender’s intent
    to increase the interest rate pursuant to this provision, during which 10-day period Borrower may cure the default and thereby avoid
    an increase in the interest rate to a default rate. To the extent permitted by applicable law, the interest rate provided for in
    this Note (including any default rate then in effect) or the legal rate of interest on judgments, whichever is greater, shall apply
    to any indebtedness due following the entry of a judgment relating to the collection of this Note. Notwithstanding, if Borrower cures
    the event of default, the interest rate will revert to the rate described in Section 1 above. 

 

    	 

     

    

 

	6.	VARIABLE
    RATE/NEGATIVE AMORTIZATION. If the interest rate increases during the term of this Note and/or any fixed payment amount required
    to be paid by the terms of this Note is at any time insufficient to pay the periodic accrual of interest, Lender may (a) increase
    the amount of the periodic payments to have the loan fully amortized at Maturity, (b) increase the amount of the periodic payments
    as necessary to pay all accruals of interest for the current period and from previous periods to avoid negative amortization and/or
    minimize the impact of negative amortization, (c) extend the Maturity and require additional supplemental periodic payments, (d)
    require the resulting increase to be paid at Maturity, or (e) select or designate any combination of the foregoing, all in Lender’s
    discretion as determined from time to time by Lender.
	 	 
	7.	PREPAYMENT.
    

 

	 	(a)	This
    Note may be prepaid in part or in full at any time. However, upon prepayment of this Note, Borrower agrees to pay a prepayment penalty
    equal to (i) 3% of all Excess Payments made during any Billing Cycle that occurs within two years after the date of this Note, (ii)
    2% of all Excess Payments made during any Billing Cycle that occurs more than two years but within four years after the date of this
    Note, and (iii) 1% of all Excess Payments made during any Billing Cycle that occurs more than four years but within five years after
    the date of this Note. Lender may waive or forego its right to assess and collect a prepayment penalty on one or more occasions without
    thereby waiving or foregoing its right to assess and collect a prepayment penalty on future occasions. For purposes of this prepayment
    penalty provision, (i) a “Billing Cycle” is the period of time extending from the date a regularly scheduled payment
    (whether of principal, interest, or principal and interest) is due and payable under the terms of this Note, to and including the
    date the next ensuing regularly scheduled payment (whether of principal, interest, or principal and interest) is due and payable
    under the terms of this Note; (ii) if this Note is paid in full during a Billing Cycle, then all payments of principal made during
    that Billing Cycle shall be considered “Excess Payments” for purposes of calculating the prepayment penalty; and (iii)
    all payments made during a Billing Cycle in which this Note is not paid in full are considered “Excess Payments” for
    purposes of calculating the prepayment penalty to the extent they exceed, in the aggregate, the sum of (a) all unpaid sums owing
    from prior Billing Cycles (plus any late charges relating thereto), plus (b) twice the amount of the next ensuing regularly scheduled
    payment (whether of principal, interest, or principal and interest).
	 	 	 
	 	(b)	A
    partial prepayment of this Note will not, unless permitted by Lender, relieve Borrower of Borrower’s obligation to continue
    making payments as and when due under the terms of this Note. Except as otherwise required by applicable law, all loan fees and other
    prepaid finance charges are earned fully as of the date of this Note and will not be subject to refund upon early payment (whether
    voluntary or as a result of a default).

 

	8.	PAYMENTS.
    

 

	 	(a)	Unless
    otherwise noted, each consecutive payment is due on the same day of the calendar period specified. 
	 	 	 
	 	(b)	Lender
    shall apply payments to this Note as of the business day Lender receives U.S. legal tender or collected funds. U.S. legal tender
    shall be deemed received on the business day it is in fact received by Lender. Collected funds shall be deemed received on the business
    day the funds are cleared or otherwise irrevocably available to Lender. “Business day” shall mean the business day for
    Lender’s transactions between the applicable cut-off times on consecutive banking days. 
	 	 	 
	 	(c)	Any
    item delivered to Lender as payment hereunder which is returned or charged back to Lender shall be considered as not having been
    received by Lender. 
	 	 	 
	 	(d)	Payments
    received will be applied to the following in the order specified: (i) unpaid interest accrued to the date of payment or the date
    payment is due (at Lender’s option); (ii) the unpaid principal component of any payment then due; (iii) unpaid late charges,
    returned check fees, prepayment penalties, collection costs, and other charges then due; and (iv) the unpaid principal balance. Applying
    payments in the foregoing manner, Lender may, at its option, satisfy sums owing in the order in which they were billed, assessed,
    charged, or accrued.
	 	 	 
	 	(e)	Borrower
    agrees not to send Lender payments marked “Paid in Full,” “Without Recourse,” or similar language. If Borrower
    sends such a payment, Lender may accept it without losing any of Lender’s rights under this Note, and Borrower will remain
    obligated to pay any further sums owed to Lender. All written communications concerning disputed amounts, including any check or
    other payment instrument that indicates that the payment constitutes “payment in full” of the amount owed or that is
    tendered with other conditions or limitations or as full satisfaction of a disputed amount must be mailed or delivered to: COMMUNITY
    FIRST BANK, at the address provided at the outset of this Note.

 

    	2

     

    

 

	9.	WAIVERS.
    Except as expressly provided in this Note or the Loan Documents, to the extent permitted by law, each obligor on this Note (whether
    a Borrower, maker, accommodation maker, guarantor, or endorser) hereby (a) waives notice of delinquency, notice of default, notice
    of intent to accelerate, notice of acceleration, demand for payment, presentment for payment, notice of protest, protest, notice
    of nonpayment, and notice of dishonor; (b) agrees that any extension of time for the payment of this Note shall not release or reduce
    the liability of any obligor, and further waives all notice of each such extension; (c) waives the benefits of any statutory or common
    law provision limiting the liability of, or requiring the discharge or exoneration of, a guarantor or surety, and all benefits, claims,
    rights and defenses based on the law of suretyship or impairment of collateral, including any benefits, claims, rights or defenses
    any obligor may have pursuant to § 25-3-419, § 25-3-605 or Chapter 26 of the North Carolina General Statutes, as amended
    from time to time, and the corresponding provisions of federal laws; (d) waives the benefits of any statutory or common law provision
    that releases, discharges, or limits the liability of a remaining obligor following the release of a co-obligor; (e) waives any homestead
    or exemption laws and any rights thereunder with respect to any Collateral taken as security for repayment of this Note; (f) waives
    the benefits of any legal or equitable doctrine or principle of marshalling; (g) waives the benefits of any statutory or common law
    provision limiting the right of Lender to recover a deficiency judgment or otherwise proceed against any obligor after the foreclosure,
    sale or other disposition of any security for this Note; and (h) agrees that none of the following shall release or reduce the liability
    of any obligor in any manner whatsoever: (i) the release of any one or more of the obligors or any settlement or compromise with
    any one or more of the obligors with respect to this Note, any Security Instrument or any of the other Loan Documents; (ii) the taking
    or compromise, modification, substitution, exchange, impairment, waiver, release or surrender of any Collateral or Security Instrument
    taken as security for this Note or for performance under any Security Instrument or any of the other Loan Documents; or (iii) the
    amendment, modification, extension, renewal, increase, or consolidation of this Note, any Security Instrument or any of the other
    Loan Documents, and each obligor waives notice of each such release, settlement, compromise, taking, substitution, exchange, impairment,
    waiver, surrender, amendment, modification, extension, renewal, increase, or consolidation. Lender shall have no duty whatsoever
    to monitor or verify the use of the proceeds of this Note or to ensure or verify that any loan proceeds are used for the purpose
    described in any of the Loan Documents. Each obligor hereby waives and agrees not to assert against Lender any claim or defense whatsoever
    based on (a) the actual use of loan proceeds, (b) the failure of any loan proceeds to be used for any purpose described in any of
    the Loan Documents, and/or (c) Lender’s knowledge that loan proceeds were not used for the purpose described in any of the
    Loan Documents. Lender may delay or forego enforcing any of its rights or remedies under this Note without being deemed to have waived
    or forfeited such rights.
	 	 
	10.	EVENTS
    OF DEFAULT. This Note, each Security Instrument and the other Loan Documents shall be in default upon the happening of any of
    the following “events of default”:

 

	 	(a)	Any
    payment is not made within 10 days after due according to the terms of this Note;
	 	 	 
	 	(b)	Default
    in the performance of any obligation, covenant or condition contained in, or the occurrence of any other event of default under,
    this Note, the Loan Agreement, any Security Instrument or any of the other Loan Documents;
	 	 	 
	 	(c)	Default
    by any obligor under any other note, obligation or indebtedness owed to Lender (whether such note, obligation or indebtedness now
    exists or is hereafter made), or default in any obligation or instrument securing any such note, obligation or indebtedness; 
	 	 	 
	 	(c)	Any
    warranty, representation or statement made or furnished to Lender by or on behalf of Borrower or any guarantor in connection with
    this loan transaction, or to induce Lender to make this loan, is false or misleading in any material respect either now or at the
    time made or furnished;
	 	 	 
	 	(e)	The
    death, dissolution, business failure, liquidation, or termination of existence of Borrower or any guarantor;
	 	 	 
	 	(f)	The
    corporate or legal existence of Borrower or any guarantor is terminated or suspended, or Borrower or any guarantor fails to maintain
    its corporate or legal existence in good standing;
	 	 	 
	 	(g)	Any
    guarantor disputes the validity of, or guarantor’s liability under, any guaranty of this Note, or any guarantor revokes or
    attempts to revoke the guarantor’s prospective liability under any guaranty of this Note for future advances or obligations;
    
	 	 	 
	 	(h)	The
    sale, transfer or conveyance without Lender’s prior written consent of more than 25% of the voting stock, partnership interests
    or limited liability company interests, as the case may be, of Borrower or any guarantor that is a corporation (other than a publicly
    traded corporation), partnership, limited partnership or limited liability company;

 

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	 	(i)	Any
    voluntary or involuntary bankruptcy, reorganization, insolvency proceeding, receivership, or other similar proceeding is commenced
    by or against Borrower or any guarantor as debtor under any federal or state law, or Borrower or any guarantor becomes insolvent,
    makes any assignment for the benefit of creditors, or conveys substantially all of its assets;
	 	 	 
	 	(j)	The
    entry of any final monetary judgment or the assessment and/or filing of any tax lien against Borrower or any guarantor that is not
    satisfied, released or discharged within 30 days of entry; or
	 	 	 
	 	(k)	The
    issuance of any writ of garnishment, attachment, levy, seizure order, or forfeiture order against any property of, debts due, or
    rights of Borrower or any guarantor, including the commencement of any action or proceeding to seize monies of Borrower or any guarantor
    on deposit in any account with Lender.
	 	 	 
	 	If
    an event of default occurs, Lender shall not be further obligated to advance loan proceeds.

 

	11.	NOTICE
    OF DEFAULT AND RIGHT TO CURE. Except as provided in this section, if an event of default is curable and no notice has been previously
    given by Lender of the same or any other event of default within the preceding 12 months, Borrower shall have 30 days following Lender’s
    giving of written notice of default within which to cure the default before Lender may require the immediate payment of this Note
    in full. If the default is curable but cannot reasonably be cured within the 30-day cure period, and if Borrower commences to cure
    the default during the 30-day cure period and diligently proceeds thereafter to cure such default, then the cure period shall be
    extended for a reasonable time not to exceed an additional 30 days (for a total of 60 days) in order to provide Borrower the opportunity
    to cure the default. However, Borrower shall not be entitled to notice of default or the opportunity to cure a default if Lender
    has previously given notice of a default within the preceding 12 months or if the default occurs because of (a) a failure to pay
    any payment of principal or interest or any other amount as and when due under the terms of this Note, (b) the commencement by any
    Borrower of any proceeding for protection under any bankruptcy or insolvency laws, (c) a failure to maintain in continuous full force
    and effect any required insurance on Collateral, or (d) the occurrence of any waste or any uninsured damage or injury to any Collateral
    that substantially reduces the value of the Collateral, or the immediate threat of such waste or uninsured damage or injury. Lender’s
    notice of default shall be given in writing and shall be deemed given when (a) mailed by first class or certified mail to Borrower
    at an address Lender has for Borrower in Lender’s records, or (b) when actually received by Borrower, whichever first occurs.
    The provisions of this section are in addition to and do not supersede or limit the application of any controlling provisions of
    the law of the State of North Carolina concerning notice of default, the right to cure, or the right to reinstate, and nothing in
    this Note shall be deemed a waiver of those provisions; provided, however, that the provisions of this section and any such North
    Carolina law shall run concurrently.
	 	 
	 	Notwithstanding
    any rights Borrower may have to notice of default and opportunity to cure, Lender will have no obligation to advance funds under
    this Note if: (a) Borrower is in default under the terms of this Note or any agreement that Borrower has with Lender, including any
    agreement made in connection with the signing of this Note, (b) any instrument securing repayment of this Note is in default, (c)
    any guarantor seeks, claims or otherwise attempts to limit, modify or revoke such guarantor’s guarantee of this Note, or (d)
    Borrower has applied funds advanced pursuant to this Note for purposes other than those authorized by Lender.
	 	 
	12.	ACCELERATION.
    If (a) an event of default occurs and Borrower is not entitled under the preceding section to notice of default and the opportunity
    to cure, or (b) an event of default occurs and the default is not cured during any applicable cure period following the giving of
    any required notice of default, then this Note shall, at Lender’s option, become due and payable in full without demand or
    notice of any kind. In addition, if Lender has the right to accelerate this Note under the provisions of any Security Instrument
    as a result of Collateral being sold, transferred, conveyed or encumbered, Lender shall not be further obligated to advance loan
    proceeds and this Note shall, at Lender’s option following the giving of any required notice and opportunity to cure, become
    due and payable in full without further demand or notice of any kind. Lender’s failure to exercise any of the foregoing options
    shall not constitute a waiver of the right to exercise such options. Waiver by Lender of any default or right to accelerate shall
    not operate as a waiver of any other default or right to accelerate or of the same default or right to accelerate on a future occasion.
    Except to the extent North Carolina law permits a default to be cured and the obligation evidenced by this Note reinstated as though
    no acceleration had occurred, acceptance by Lender of payment of less than the entire unpaid balance after acceleration of this Note
    shall not cure a default or waive an acceleration, and Lender shall be entitled to proceed with its rights and remedies as note holder
    (and as secured party, if applicable). If an event of default occurs or this Note is accelerated, interest shall continue to accrue
    on the unpaid balance. 

 

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	13.	COLLECTION
    COSTS/ATTORNEYS’ FEES. To the extent permitted by applicable law, Borrower promises to pay to Lender all of Lender’s
    reasonable collection costs and expenses actually incurred, including, but not limited to, (a) court costs; (b) Lender’s reasonable
    attorneys’ fees actually incurred if this Note is referred for collection to an attorney who is not a salaried employee of
    Lender, whether or not there is a lawsuit; and (c) expenses incurred to (i) trace and/or locate any obligor; (ii) collect this Note
    in whole or in part and, where applicable, reinstate the loan; (iii) trace, locate, recover, repossess, transport, store, hold, and
    assess any Collateral (including environmental assessments and appraisal expenses); and (iv) protect Collateral and Lender’s
    interest in the Collateral, including the cost of any bonds. Attorneys’ fees recoverable under this section include, but are
    not limited to, attorneys’ fees at trial, for bankruptcy proceedings (including efforts to modify or vacate any automatic stay
    or injunction), and on appeal. Costs and expenses recoverable by Lender under this section shall include sums that may not be taxable
    as court costs, including, without limitation, all costs and expenses incident to appellate, bankruptcy, post-judgment and alternative
    dispute resolution proceedings. Borrower shall be liable for the payment of all such costs and expenses as an additional obligation
    under this Note. All such costs and expenses shall be due and payable to Lender immediately upon Lender’s payment of the same,
    may be added to the principal balance due and, to the extent permitted by law, shall bear interest at the rate specified in this
    Note. The repayment of such costs and expenses shall be secured by all Collateral and by each Security Instrument. Lender shall have
    no duty to release Collateral until all such costs and expenses, in addition to all other obligations secured by the Collateral,
    are paid in full. 
	 	 
	14.	LOAN
    AGREEMENT. This Note is subject to that Commercial Loan Agreement between Borrower and Lender dated as February 1, 2022 (the
    “Loan Agreement”), the terms and conditions of which are incorporated herein by reference. The occurrence of an Event
    of Default under the Loan Agreement shall constitute an additional “event of default” under the terms of this Note. If
    the terms of the Note conflict with the terms of the Loan Agreement, the terms of this Note shall control.
	 	 
	15.	SETOFF.
    Lender has the right of setoff provided by law and/or as provided by any deposit account agreement or other agreement any obligor
    has or may hereafter have with Lender. Following and during the continuance of any event of default, Lender may exercise its right
    of setoff against all accounts, deposits, monies, securities and other property of each obligor now or hereafter in Lender’s
    possession or on deposit with Lender, whether held in general or special accounts or deposits, whether held alone or jointly with
    others and whether held for safekeeping or otherwise. However, Lender may not exercise a right of setoff against IRA, Keogh, agency,
    fiduciary or trust accounts. Lender may exercise its right of setoff without demand upon or notice to any obligor.
	 	 
	16.	MISCELLANEOUS.
    The proceeds of this Note shall be used solely for business, commercial, or agricultural purposes and not for any personal, family,
    or household use. Lender may delay or forego enforcing any of its rights or remedies under this Note without being deemed to have
    waived or forfeited them. No waivers or modifications of the terms of this Note shall be valid unless they are reduced to writing
    and duly executed by the party to be charged therewith. This Note, each Security Instrument and all other Loan Documents shall be
    binding upon each obligor and their respective heirs, executors, administrators, successors and assigns, and shall inure to the benefit
    of and be enforceable by Lender and its successors, transferees and assigns. This Note and all guaranties and endorsements of this
    Note shall be deemed to have been made under and shall be governed by federal law and, except to the extent preempted by federal
    law, by the laws of the State of North Carolina in all respects, including matters of construction, validity and performance, but
    without giving effect to those principles of conflict of laws that might otherwise require the application of the laws of another
    jurisdiction. Any action, suit or proceeding relating to this Note or any guaranty or endorsement of this Note may be instituted
    and prosecuted in the state or federal courts of the State of North Carolina, Buncombe County, in Lender’s sole discretion,
    and each obligor waives any and all defenses relating to the jurisdiction and venue of such courts. Any photocopy, microfilm, microfiche
    or optical image of this Note may be presented as evidence in lieu of the original in any legal proceeding to enforce the terms of
    this Note and shall have the same validity as the original. Lender may sell, transfer, assign, or grant participations in all or
    any part of this Note, and in connection therewith disclose information (including financial information) relating to each obligor.
	 	 
	17.	DEFINITION
    OF TERMS. As used herein, (a) “Borrower” means each person or entity that signs this
    Note as a maker or borrower, jointly and severally liable hereunder; (b) “guarantor” means each guarantor who guarantees
    the payment of all or any portion of this Note; (c) “obligor” means each Borrower, maker, guarantor, endorser, and surety
    of all or any portion of this Note; (d) this “Note” refers to this instrument, each related addendum, and the indebtedness
    evidenced by this instrument; (e) “Security Instrument” includes each and every pledge, assignment, security agreement,
    guaranty, mortgage, deed to secure debt, deed of trust, hypothecation, or other security instrument or arrangement given to secure
    repayment of all or any portion of this Note or performance under any of the Loan Documents, whether now existing or hereafter arising;
    (f) “Collateral” means any collateral that secures repayment of this Note; (g) “Loan Documents” include all
    documents executed and delivered in connection with the loan transaction evidenced by this Note (including this Note, each Security
    Instrument, the Loan Agreement, any other loan agreements between Borrower and Lender, and all loan application documents), whether
    now existing or hereafter arising; and (h) “Lender” means Community First Bank, and its successors and assigns. The terms
    “Note,” “Security Instrument,” “Loan Agreement,” and “Loan Documents” include all
    amendments, modifications, extensions and renewals thereof. If the terms of any related loan commitment letter or any of the Loan
    Documents conflict with the terms of this Note, the terms of this Note shall control.

 

	18.	LOAN
    ORIGINATION FEE. A Loan Origination Fee in the aggregate amount of $52,500.00, is due and payable to Lender upon the signing
    of this Note.

 

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IN
WITNESS WHEREOF, Borrower has caused this Note to be signed in its name by a person or persons duly authorized, all as of the date of
this Note.

 

	BALLANTYNE
    STRONG, INC.	 	 
	a
    Delaware corporation [SEAL]	 	 
	 	 	 	 
	By:	/s/
    Mark D. Roberson	 	 
	 	Mark
    D. Roberson, Chief Executive Officer	 	 
	 	 	 	 
	DIGITAL
    IGNITION, LLC.	 	 
	a
    Georgia limited liability company [SEAL]	 	 
	 	 	 	 
	By:	/s/
    Todd Major	(SEAL)	 
	 	Todd
    Major, Manager	 	 
	 	 	 	 
	By:	/s/
    Mark Roberson 	(SEAL)	 
	 	Mark
    Roberson, Manager	 	 

 

    	6Exhibit
10.6

 

SPACE
ABOVE RESERVED FOR RECORDING INFORMATION

Return
to: J. Michael Fields, Esq., Ward and Smith, P.A., PO Box 8088, Greenville, NC 27835-8088

 

 

DEED
TO SECURE DEBT

 

THIS
DEED TO SECURE DEBT dated February 1, 2022, is made and executed by Digital Ignition, LLC, a Georgia limited liability company, whose
address for notice purposes is 4201 Congress Street, Suite 175, Charlotte, North Carolina 28209 (“Grantor”); to Community
First Bank, a state chartered bank whose address for notice purposes is 800 East Arrowood Road, Charlotte, NC 28217 (“Lender”).

 

GRANT
OF DEED TO SECURE DEBT. FOR AND IN CONSIDERATION of the indulgence of Lender with respect to a certain past due debt of one or more
of Borrowers and with respect to an additional extension of credit to Borrowers, and in order to further secure those obligations, Grantor
hereby grants, bargains, conveys, transfers, assigns and sells to Lender all of Grantor’s right, title, and interest in and to
the following described real property (the “Real Property”):

 

All
that tract or parcel of land lying and being in Land Lots 839, 890 & 891, 2nd District, 1st Section, Forsyth County, Georgia, and
being more particularly described as follows:

 

To
find the point of beginning, commence at the southwest corner of Land Lot 890; thence along the Westerly line of Land Lot 890, N 01°09’49”
E a distance of 552.21 feet to a point; thence S 65°57’30” W a distance of 160.11 feet to an iron pin found and the POINT
OF BEGINNING; thence S 80°42’55” W a distance of 299.38 feet to an iron pin found on the Northeasterly right of way of
Bluegrass Valley Parkway (right of way varies); thence along said right of way along a curve to the left, following the curvature thereof
for an arc distance of 114.81 feet, said curve having a radius of 66.00 feet and being subtended by a chord of N 39°13’57”
W 100.87 feet to an iron pin found; thence leaving said right of way N 00°45’13” E a distance of 682.90 feet to an iron
pin found; thence S 74°34’10” E a distance of 387.04 feet to a 1 inch open top pipe found; thence N 53°07’57”
E a distance of 230.56 feet to an iron pin found; thence S 61°56’45 E a distance of 68.84 feet to an iron pin found; thence
N 69°36’55” E a distance of 236.28 feet to an iron pin found; thence S 03°04’24” E a distance of 135.87
feet to an iron pin found; thence S 14°17’50” W a distance of 292.83 feet to an iron pin found; thence S 03°26’58”
W a distance of 194.77 feet to an iron pin found; thence S 80°30’22” W a distance of 0.14 feet to a point; thence S 65°57’30”
W a distance of 291.71 feet to the POINT OF BEGINNING. Said tract contains 11.933 acres.

 

    	 

     

    

 

Together
with the easements appurtenant to the subject property provided over the lands of others contained in the following:

 

a.
Sewer Easement Agreement between Regent Land Holdings, LLC and Convergent Media Systems Corporation dated as of December 31, 2001 and
recorded January 10, 2002 in Deed Book 2175, Page 199, aforesaid records; as amended by First Amendment to Easement Agreement by and
between Convergent Media Systems, Corp., Legacy at Walton Bluegrass, LLC and Walton Bluegrass, LLC, dated as of May 26, 2015 and recorded
June 5, 2015 in Deed Book 7401, Page 107, aforesaid records; and

 

b.
Drainage Easement Agreement between Regent Land Holdings, LLC and Convergent Media Systems Corporation dated as of December 31, 2001
and recorded January 10, 2002 in Deed Book 2175, Page 207, aforesaid records; as amended by First Amendment to Easement Agreement by
and between Convergent Media Systems, Corp and Walton Bluegrass, LLC dated as of May 26, 2015 and recorded June 5, 2015 in Deed Book
7401, Page 122; aforesaid records.

 

Less
and except property conveyed by the following:

 

a.       
Right of Way Warranty Deed from Metrolina Alpharetta, LLC, to Forsyth County, dated September 20, 2018, recorded October 1, 2018, in
Deed Book 8689, Page 448, aforesaid records.

 

b.
Petition for Condemnation styled Forsythe County, Georgia versus 4.911 Acres of Fee Simple Right of way; et al., being Civil Action File
No. 19-CV-1584-2, filed September 11, 2019, aforesaid records, which case is pending.

 

TOGETHER
WITH ANY AND ALL of the following: (i) all buildings, structures, irrigation systems/irrigation equipment and Improvements now or hereafter
located on the real property or on any part or parcel thereof and all fixtures affixed or attached, actually or constructively, thereto;
(ii) all and singular the tenements, hereditaments, easements and appurtenances belonging thereunto or in any wise appertaining thereto
and the reversion and reversions, remainder or remainders thereof; (iii) all Rents accruing therefrom, whether now or hereafter due;
(iv) all accounts and contract rights now or hereafter arising in connection with any part or parcel thereof or any buildings, structures
or improvements now or hereafter located thereon, including without limitation all accounts and contract rights in and to all leases
or undertakings to lease now or hereafter affecting the land or any buildings, structures, or improvements thereon; (v) all agricultural
allotments and bases assigned to the real property or any part or parcel thereof under the programs of the U.S. Government, mineral and
water rights in and to the real property or any part or parcel thereof, well water pumping permits pertaining to the real property or
any part or parcel thereof, and all minerals, flowers, crops, trees, timber, shrubbery and other emblements now or hereafter located
thereon or thereunder or on or under any part or parcel thereof; (vi) all estates, rights, title and interest therein, or in any part
or parcel thereof; and (vii) all building materials, supplies, goods and equipment delivered thereto and placed thereon for the purpose
of being affixed to or installed or incorporated or otherwise used in the buildings, structures or other improvements now or hereafter
located thereon or any part or parcel thereof.

 

THIS
DEED TO SECURE DEBT, INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST IN THE RENTS, IS GIVEN TO SECURE (A) PAYMENT OF THE
INDEBTEDNESS, AND (B) PERFORMANCE OF ANY AND ALL OBLIGATIONS UNDER THE NOTE WHICH HAS THE MATURITY DATE OF FEBRUARY 2, 2027 AND THIS
DEED TO SECURE DEBT. IT IS THE INTENTION OF GRANTOR AND LENDER TO CREATE A PERPETUAL OR INDEFINITE SECURITY INTEREST IN THE REAL PROPERTY
DESCRIBED IN THIS DEED TO SECURE DEBT PURSUANT TO O.C.G.A. 44-14-80 AND TO AGREE THAT TITLE SHALL NOT REVERT TO GRANTOR FOR A PERIOD
OF TWENTY (20) YEARS FROM THE DATE OF THIS DEED TO SECURE DEBT. IN ADDITION TO ALL OTHER CONVEYANCES HEREIN, THE PERPETUAL OR INDEFINITE
INTEREST HEREIN ESTABLISHED ALSO SECURES ALL LOANS, ACCOUNTS AND DEBTS, WHENEVER MADE AND IN WHATEVER FORM MADE, INCIDENT TO THE OPEN-END
CLAUSE IN THIS DEED TO SECURE DEBT. HOWEVER, NOTHING IN THIS PARAGRAPH WILL IMPAIR LENDER’S RIGHTS TO COLLECTION OF THE INDEBTEDNESS
AND FORECLOSURE OF THE SECURITY INTEREST IF THE INDEBTEDNESS IS NOT REPAID WHEN DUE.

 

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THIS
DEED TO SECURE DEBT IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS:

 

PAYMENT
AND PERFORMANCE. Except as otherwise provided in this Deed to Secure Debt, Borrowers shall pay to Lender all amounts secured by this
Deed to Secure Debt as they become due, Grantor shall strictly perform all of Grantor’s obligations under this Deed to Secure Debt,
and Borrowers and Grantor shall strictly perform all of their respective obligations under the Related Documents.

 

POSSESSION
AND MAINTENANCE OF THE PROPERTY. Grantor agrees that Grantor’s possession and use of the Property shall be governed by the
following provisions:

 

Possession
and Use. Until the occurrence of an Event of Default, Grantor may (1) remain in possession and control of the Property; (2) use,
operate or manage the Property; and (3) collect the Rents.

 

Duty
to Maintain. Grantor shall maintain the Property in tenantable condition and promptly perform all repairs, replacements, and maintenance
necessary to preserve its value.

 

Compliance
with Environmental Laws. Grantor represents and warrants to Lender that: (1) During the period of Grantor’s ownership of the
Property to Grantor’s actual knowledge, there has been no use, generation, manufacture, storage, treatment, disposal, release or
threatened release of any Hazardous Substance by any person on, under, about or from the Property; (2) Grantor has no actual knowledge
of, or reason to believe that there has been, except as previously disclosed to and acknowledged by Lender in writing, (a) any breach
or violation of any Environmental Laws, (b) any use, generation, manufacture, storage, treatment, disposal, release or threatened release
of any Hazardous Substance on, under, about or from the Property by any prior owners or occupants of the Property, or (c) any actual
or threatened litigation or claims of any kind by any person relating to such matters; and (3) Except as previously disclosed to and
acknowledged by Lender in writing, (a) neither Grantor nor any tenant, contractor, agent or other authorized user of the Property shall
use, generate, manufacture, store, treat, dispose of or release any Hazardous Substance on, under, about or from the Property in violation
of any Environmental Laws; and (b) any such activity shall be conducted in compliance with all applicable federal, state, and local laws,
regulations and ordinances, including without limitation all Environmental Laws. Grantor authorizes Lender and its agents to enter upon
the Property to make such inspections and tests, at Grantor’s expense, as Lender may deem appropriate to determine compliance of
the Property with this section of the Deed to Secure Debt. Any inspections or tests made by Lender shall be for Lender’s purposes
only and shall not be construed to create any responsibility or liability on the part of Lender to Grantor or to any other person. The
representations and warranties contained herein are based on Grantor’s due diligence in investigating the Property for Hazardous
Substances. Grantor hereby (1) releases and waives any future claims against Lender for indemnity or contribution in the event Grantor
becomes liable for cleanup or other costs under any such laws; and (2) agrees to indemnify, defend, and hold harmless Lender against
any and all claims, losses, liabilities, damages, penalties, and expenses which Lender may directly or indirectly sustain or suffer resulting
from a breach of this section of the Deed to Secure Debt or as a consequence of any use, generation, manufacture, storage, disposal,
release or threatened release occurring prior to Grantor’s ownership or interest in the Property, whether or not the same was or
should have been known to Grantor. The provisions of this section of the Deed to Secure Debt, including the obligation to indemnify and
defend, shall survive the payment of the Indebtedness and the satisfaction and reconveyance of the lien of this Deed to Secure Debt and
shall not be affected by Lender’s acquisition of any interest in the Property, whether by foreclosure or otherwise.

 

Nuisance,
Waste. Grantor shall not cause, conduct or permit any nuisance nor commit, permit, or suffer any stripping of or waste on or to the
Property or any portion of the Property. Without limiting the generality of the foregoing, Grantor will not remove, or grant to any other
party the right to remove, any timber, minerals (including oil and gas), coal, clay, scoria, soil, gravel or rock products without Lender’s
prior written consent.

 

Removal
of Improvements. Grantor shall not demolish or remove any Improvements from the Real Property that materially affect the value of
the Real Property without Lender’s prior written consent. As a condition to the removal of any Improvements, Lender may require
Grantor to make arrangements satisfactory to Lender to replace such Improvements with Improvements of at least equal value.

 

Lender’s
Right to Enter. Lender and Lender’s agents and representatives may enter upon the Real Property at all reasonable times to
attend to Lender’s interests and to inspect the Real Property for purposes of Grantor’s compliance with the terms and conditions
of this Deed to Secure Debt.

 

    	Page 3

     

    

 

Compliance
with Governmental Requirements. Grantor shall promptly comply with all laws, ordinances, and regulations, now or hereafter in effect,
of all governmental authorities applicable to the use or occupancy of the Property, including without limitation, the Americans with
Disabilities Act. Grantor may contest in good faith any such law, ordinance, or regulation and withhold compliance during any proceeding,
including appropriate appeals, so long as Grantor has notified Lender in writing prior to doing so and so long as, in Lender’s
sole opinion, Lender’s interests in the Property are not jeopardized. Lender may require Grantor to post adequate security or a
surety bond, reasonably satisfactory to Lender, to protect Lender’s interest.

 

Duty
to Protect. Grantor agrees neither to abandon nor leave unattended the Property. Grantor shall do all other acts, in addition to
those acts set forth above in this section, which from the character and use of the Property are reasonably necessary to protect and
preserve the Property.

 

DUE
ON SALE - CONSENT BY LENDER. Lender may, at Lender’s option, declare immediately due and payable all sums secured by this Deed
to Secure Debt upon the future sale or transfer, without Lender’s prior written consent, of all or any part of the Property, or
any interest in the Property. A “sale or transfer” means the conveyance of Property or any right, title or interest in the
Property; whether legal, beneficial or equitable; whether voluntary or involuntary; whether by outright sale, deed, installment sale
contract, land contract, contract for deed, leasehold interest with a term greater than three (3) years, lease-option contract, or by
sale, assignment, or transfer of any beneficial interest in or to any land trust holding title to the Property, or by any other method
of conveyance of an interest in the Property. If any Grantor is a corporation, partnership or limited liability company, transfer also
includes any change in ownership of more than twenty-five percent (25%) of the voting stock, partnership interests or limited liability
company interests, as the case may be, of such Grantor. However, this option shall not be exercised by Lender if such exercise is prohibited
by federal law or by Georgia law.

 

TAXES
AND LIENS. The following provisions relating to the taxes and liens on the Property are part of this Deed to Secure Debt:

 

Payment.
Grantor shall pay when due (and in all events prior to delinquency) all taxes, payroll taxes, special taxes, assessments, water charges
and sewer service charges levied against or on account of the Property, and shall pay when due all claims for work done on or for services
rendered or material furnished to the Property. Grantor shall maintain the Property free of any liens having priority over or equal to
the interest of Lender under this Deed to Secure Debt, except for those liens specifically agreed to in writing by Lender, and except
for the lien of taxes and assessments not due as further specified in the Right to Contest paragraph.

 

Right
to Contest. Grantor may withhold payment of any tax, assessment, or claim in connection with a good faith dispute over the obligation
to pay, so long as Lender’s interest in the Property is not jeopardized. If a lien arises or is filed as a result of nonpayment,
Grantor shall within fifteen (15) days after the lien arises or, if a lien is filed, within fifteen (15) days after Grantor has notice
of the filing, secure the discharge of the lien, or if requested by Lender, deposit with Lender cash or a sufficient corporate surety
bond or other security satisfactory to Lender in an amount sufficient to discharge the lien plus any costs and attorneys’ fees,
or other charges that could accrue as a result of a foreclosure or sale under the lien. In any contest, Grantor shall defend itself and
Lender and shall satisfy any adverse judgment before enforcement against the Property. Grantor shall name Lender as an additional obligee
under any surety bond furnished in the contest proceedings.

 

Evidence
of Payment. Grantor shall upon demand furnish to Lender satisfactory evidence of payment of the taxes or assessments and shall authorize
the appropriate governmental official to deliver to Lender at any time a written statement of the taxes and assessments against the Property.

 

Notice
of Construction. Grantor shall notify Lender at least fifteen (15) days before any work is commenced, any services are furnished,
or any materials are supplied to the Property, if any mechanic’s lien, materialmen’s lien, or other lien could be asserted
on account of the work, services, or materials. Grantor will upon request of Lender furnish to Lender advance assurances satisfactory
to Lender that Grantor can and will pay the cost of such improvements.

 

    	Page 4

     

    

 

PROPERTY
DAMAGE INSURANCE. The following provisions relating to insuring the Property are a part of this Deed to Secure Debt:

 

Maintenance
of Insurance. Grantor shall procure and maintain policies of fire insurance with standard extended coverage endorsements on a replacement
basis for the full insurable value covering all Improvements on the Real Property in an amount sufficient to avoid application of any
coinsurance clause, and with a standard mortgagee clause in favor of Lender. Grantor shall also procure and maintain comprehensive general
liability insurance in such coverage amounts as Lender may request with Lender being named as additional insureds in such liability insurance
policies. Additionally, Grantor shall maintain such other insurance, including but not limited to hazard, business interruption and boiler
insurance as Lender may require. Policies shall be written by such insurance companies and in such form as may be reasonably acceptable
to Lender. Grantor shall deliver to Lender certificates of coverage from each insurer containing a stipulation that coverage will not
be cancelled or diminished without a minimum of thirty (30) days’ prior written notice to Lender and not containing any disclaimer
of the insurer’s liability for failure to give such notice. Each insurance policy also shall include an endorsement providing that
coverage in favor of Lender will not be impaired in any way by any act, omission or default of Grantor or any other person. Should the
Real Property be located in an area designated by the Director of the Federal Emergency Management Agency as a special flood hazard area,
Grantor agrees to obtain and maintain Federal Flood Insurance, if available, for the full unpaid principal balance of the loan and any
prior liens on the property securing the loan, up to the maximum policy limits set under the National Flood Insurance Program, or as
otherwise required by Lender, and to maintain such insurance for the term of the loan.

 

Application
of Proceeds. Grantor shall promptly notify Lender of any loss or damage to the Property. Lender may make proof of loss if Grantor
fails to do so within fifteen (15) days of the casualty. Whether or not Lender’s security is impaired, Lender may, at Lender’s
election, receive and retain the proceeds of any insurance and apply the proceeds to the reduction of the Indebtedness, payment of any
lien affecting the Property, or the restoration and repair of the Property. If Lender elects to apply the proceeds to restoration and
repair, Grantor shall repair or replace the damaged or destroyed Improvements in a manner satisfactory to Lender. Lender shall, upon
satisfactory proof of such expenditure, pay or reimburse Grantor from the proceeds for the reasonable cost of repair or restoration if
Grantor is not in default under this Deed to Secure Debt. Any proceeds which have not been disbursed within 180 days after their receipt
and which Lender has not committed to the repair or restoration of the Property shall be used first to pay any amount owing to Lender
under this Deed to Secure Debt, then to pay accrued interest, and the remainder, if any, shall be applied to the principal balance of
the Indebtedness, and receipt of such payment shall not trigger any prepayment penalties. If Lender holds any proceeds after payment
in full of the Indebtedness, such proceeds shall be paid to Grantor as Grantor’s interests may appear.

 

Grantor’s
Report on Insurance. Upon request of Lender, however not more than once a year, Grantor shall furnish to Lender a report on each
existing policy of insurance showing: (1) the name of the insurer; (2) the risks insured; (3) the amount of the policy; (4) the property
insured, the then current replacement value of such property, and the manner of determining that value; and (5) the expiration date of
the policy. Grantor shall, upon request of Lender, have an independent appraiser satisfactory to Lender determine the cash value replacement
cost of the Property.

 

LENDER’S
EXPENDITURES. If any action or proceeding is commenced that would materially affect Lender’s interest in the Property or if
Grantor fails to comply with any provision of this Deed to Secure Debt or any Related Documents, including but not limited to Grantor’s
failure to discharge or pay when due any amounts Grantor is required to discharge or pay under this Deed to Secure Debt or any Related
Documents, Lender on Grantor’s behalf may (but shall not be obligated to) take any action that Lender deems appropriate, including
but not limited to discharging or paying all taxes, liens, security interests, encumbrances and other claims, at any time levied or placed
on the Property and paying all costs for insuring, maintaining and preserving the Property. All such expenditures incurred or paid by
Lender for such purposes will then bear interest at the rate charged under the Note from the date incurred or paid by Lender to the date
of repayment by Grantor. All such expenses will become a part of the Indebtedness and, at Lender’s option, will (A) be payable
on demand; (B) be added to the balance of the Note and be apportioned among and be payable with any installment payments to become due
during either (1) the term of any applicable insurance policy; or (2) the remaining term of the Note; or (C) be treated as a balloon
payment which will be due and payable at the Note’s maturity. The Deed to Secure Debt also will secure payment of these amounts.
Such right shall be in addition to all other rights and remedies to which Lender may be entitled upon Default.

 

    	Page 5

     

    

 

WARRANTY;
DEFENSE OF TITLE. The following provisions relating to ownership of the Property are a part of this Deed to Secure Debt:

 

Title.
Grantor warrants that: (a) Grantor holds good and marketable title of record to the Property in fee simple, and (b) Grantor has the
full right, power, and authority to execute and deliver this Deed to Secure Debt to Lender.

 

Defense
of Title. Grantor warrants and will forever defend the title to the Property against the lawful claims of all persons. In the event
any action or proceeding is commenced that questions Grantor’s title or the interest of Lender under this Deed to Secure Debt,
Grantor shall defend the action at Grantor’s expense. Grantor may be the nominal party in such proceeding, but Lender shall be
entitled to participate in the proceeding and to be represented in the proceeding by counsel of Lender’s own choice, and Grantor
will deliver, or cause to be delivered, to Lender such instruments as Lender may request from time to time to permit such participation.

 

Compliance
with Laws. Grantor warrants that, to Grantor’s actual knowledge, the Property and Grantor’s use of the Property complies
with all existing applicable laws, ordinances, and regulations of governmental authorities.

 

Survival
of Representations and Warranties. All representations, warranties, and agreements made by Grantor in this Deed to Secure Debt shall
survive the execution and delivery of this Deed to Secure Debt, shall be continuing in nature, and shall remain in full force and effect
until such time as Grantor’s Indebtedness shall be paid in full.

 

CONDEMNATION.
The following provisions relating to condemnation proceedings are a part of this Deed to Secure Debt:

 

Proceedings.
If any proceeding in condemnation is filed, Grantor shall promptly notify Lender in writing, and Grantor shall promptly take such
steps as may be necessary to defend the action and obtain the award. Grantor may be the nominal party in such proceeding, but Lender
shall be entitled to participate in the proceeding and to be represented in the proceeding by counsel of its own choice, and Grantor
will deliver or cause to be delivered to Lender such instruments and documentation as may be requested by Lender from time to time to
permit such participation.

 

Application
of Net Proceeds. If all or any part of the Property is condemned by eminent domain proceedings or by any proceeding or purchase in
lieu of condemnation, Lender may at its election require that all or any portion of the net proceeds of the award be applied to the Indebtedness
or the repair or restoration of the Property, and receipt of such payment shall not trigger any prepayment penalties. The net proceeds
of the award shall mean the award after payment of all reasonable attorneys’ fees and costs and expenses, including court costs
that are incurred by Lender in connection with the condemnation.

 

IMPOSITION
OF TAXES, FEES AND CHARGES BY GOVERNMENTAL AUTHORITIES. The following provisions relating to governmental taxes, fees and charges
are a part of this Deed to Secure Debt:

 

Current
Taxes, Fees and Charges. Upon request by Lender, Grantor shall execute such documents in addition to this Deed to Secure Debt and
take whatever other action is requested by Lender to perfect and continue Lender’s security interest on the Property. Grantor shall
reimburse Lender for all taxes, as described below, together with all expenses incurred in recording, perfecting or continuing this Deed
to Secure Debt, including without limitation all taxes, fees, documentary stamps, and other charges for recording or registering this
Deed to Secure Debt.

 

Taxes.
The following shall constitute taxes to which this section applies: (1) a specific tax upon this type of Deed to Secure Debt or upon
all or any part of the Indebtedness secured by this Deed to Secure Debt; (2) a specific tax on Grantor which Grantor is authorized or
required to deduct from payments on the Indebtedness secured by this type of Deed to Secure Debt; (3) a tax on this type of Deed to Secure
Debt chargeable against the Lender or the holder of the Note; and (4) a specific tax on all or any portion of the Indebtedness or on
payments of principal and interest made by Grantor.

 

    	Page 6

     

    

 

Subsequent
Taxes. If any tax to which this section applies is enacted subsequent to the date of this Deed to Secure Debt, this event shall have
the same effect as an Event of Default, and Lender may exercise any or all of its available remedies for an Event of Default as provided
below unless Grantor either (1) pays the tax before it becomes delinquent, or (2) contests the tax as provided above in the Taxes and
Liens section and deposits with Lender cash or a sufficient corporate surety bond or other security satisfactory to Lender.

 

SECURITY
AGREEMENT; FINANCING STATEMENTS. The following provisions relating to this Deed to Secure Debt as a security agreement are a part
of this Deed to Secure Debt:

 

Security
Agreement. This instrument shall constitute a Security Agreement to the extent any of the Property constitutes fixtures, and Lender
shall have all of the rights of a secured party under the Uniform Commercial Code as amended from time to time.

 

Security
Interest. Upon request by Lender, Grantor shall take whatever action is requested by Lender to perfect and continue Lender’s
security interest in the Rents and the Additional Collateral. In addition to recording this Deed to Secure Debt in the real property
records, Lender may, at any time and without further authorization from Grantor, file executed counterparts, copies or reproductions
of this Deed to Secure Debt as a financing statement. Grantor shall reimburse Lender for all expenses incurred in perfecting or continuing
this security interest. Upon default, Grantor shall not remove, sever or detach the Additional Collateral from the Property. Upon default,
Grantor shall assemble any Additional Collateral not affixed to the Property in a manner and at a place reasonably convenient to Grantor
and Lender and make it available to Lender within three (3) days after receipt of written demand from Lender to the extent permitted
by applicable law.

 

Addresses.
The mailing addresses of Grantor (debtor) and Lender (secured party) from which information concerning the security interest granted
by this Deed to Secure Debt may be obtained (each as required by the Uniform Commercial Code) are as stated on the first page of this
Deed to Secure Debt.

 

FURTHER
ASSURANCES; ATTORNEY-IN-FACT. The following provisions relating to further assurances and attorney-in-fact are a part of this Deed
to Secure Debt:

 

Further
Assurances. At any time, and from time to time, upon request of Lender, Grantor will make, execute and deliver, or will cause to
be made, executed or delivered, to Lender or to Lender’s designee, and when requested by Lender, cause to be filed, recorded, refiled,
or rerecorded, as the case may be, at such times and in such offices and places as Lender may deem appropriate, any and all such mortgages,
deeds of trust, Deed to Secure Debts, security agreements, financing statements, continuation statements, instruments of further assurance,
certificates, and other documents as may, in the sole opinion of Lender, be necessary or desirable in order to effectuate, complete,
perfect, continue, or preserve (1) Grantor’s obligations under the Note and this Deed to Secure Debt, and (2) the liens and security
interests created by this Deed to Secure Debt as liens on the Property, whether now owned or hereafter acquired by Grantor. Unless prohibited
by law or Lender agrees to the contrary in writing, Grantor shall reimburse Lender for all costs and expenses incurred in connection
with the matters referred to in this paragraph.

 

Attorney-in-Fact.
If Grantor fails to do any of the things referred to in the preceding paragraph, Lender may do so for and in the name of Grantor
and at Grantor’s expense. For such purposes, Grantor hereby irrevocably appoints Lender as Grantor’s attorney-in-fact for
the purpose of making, executing, delivering, filing, recording, and doing all other things as may be necessary or desirable, in Lender’s
sole opinion, to accomplish the matters referred to in the preceding paragraph.

 

FULL
PERFORMANCE. If Grantor pays all the Indebtedness when due, and otherwise performs all the obligations imposed upon Grantor under
this Deed to Secure Debt, Lender shall execute and deliver to Grantor a suitable satisfaction of this Deed to Secure Debt and suitable
statements of termination of any financing statement on file evidencing Lender’s security interest in the Rents and the Additional
Collateral. Grantor will pay, if permitted by applicable law, any reasonable termination fee as determined by Lender from time to time.

 

    	Page 7

     

    

 

EVENTS
OF DEFAULT. Each of the following, at Lender’s option, shall constitute an Event of Default under this Deed to Secure Debt:

 

Payment
Default. Borrowers or Grantor fail to make any payment within 10 days after due under the Indebtedness.

 

Default
on Other Payments. Failure of Grantor within the time required by this Deed to Secure Debt to make any payment for taxes or insurance,
or any other payment necessary to prevent filing of or to effect discharge of any lien.

 

Other
Defaults. Grantor fails to comply with or to perform any other term, obligation, covenant or condition contained in this Deed to
Secure Debt, Borrowers or Grantor fail to comply with or to perform any other term obligation, covenant or condition contained in any
of the Related Documents, or Borrowers or Grantor fail to comply with or to perform any term, obligation, covenant or condition contained
in any other agreement between Lender and Borrowers or Grantor, respectively.

 

Default
in Favor of Third Parties. Should Borrowers or Grantor default under any loan, account, debt, extension of credit, security agreement,
purchase or sales agreement, or any other agreement, in favor of any other creditor or person that may materially affect any of Borrowers’
or Grantor’s property or Borrowers’ ability to repay the Indebtedness or Borrowers’ or Grantor’s ability to perform
Borrowers’ or Grantor’s respective obligations under this Deed to Secure Debt or in any of the Related Documents.

 

False
Statements. Any warranty, representation or statement made or furnished to Lender by Borrowers or Grantor or on Borrowers’
or Grantor’s behalf under this Deed to Secure Debt or the Related Documents is false or misleading in any material respect, either
now or at the time made or furnished or becomes false or misleading at any time thereafter.

 

Defective
Collateralization. This Deed to Secure Debt or any of the Related Documents ceases to be in full force and effect (including failure
of any collateral document to create a valid and perfected security interest or lien) at any time and for any reason.

 

Insolvency.
The dissolution or termination of Borrowers’ or Grantor’s existence as a going business, the insolvency of Borrowers
or Grantor, the appointment of a receiver for any part of Borrowers’ or Grantor’s property, any assignment for the benefit
of creditors, any type of creditor workout, or the commencement of any proceeding under any bankruptcy or insolvency laws by or against
Borrowers or Grantor.

 

Creditor
or Forfeiture Proceedings. Commencement of foreclosure or forfeiture proceedings, whether by judicial proceeding, self-help, repossession
or any other method, by any creditor of Borrowers or Grantor or by any governmental agency against any property securing the Indebtedness.
This includes a garnishment of any of Borrowers’ or Grantor’s accounts, including deposit accounts, with Lender. However,
this Event of Default shall not apply if there is a good faith dispute by Borrowers or Grantor as to the validity or reasonableness of
the claim which is the basis of the creditor or forfeiture proceeding and if Borrowers or Grantor give Lender written notice of the creditor
or forfeiture proceeding and deposits with Lender monies or a surety bond for the creditor or forfeiture proceeding, in an amount determined
by Lender, in its sole discretion, as being an adequate reserve or bond for the dispute.

 

Breach
of Other Agreement. Any breach by Borrowers or Grantor under the terms of any other agreement between Borrowers or Grantor and Lender
that is not remedied within any grace period provided therein, including without limitation any agreement concerning any indebtedness
or other obligation of Borrowers or Grantor to Lender, whether existing now or later.

 

Events
Affecting Guarantor. Any of the preceding events occurs with respect to any guarantor, endorser, surety, or accommodation party of
any of the Indebtedness or any guarantor, endorser, surety, or accommodation party dies or becomes incompetent, or revokes or disputes
the validity of, or liability under, any Guaranty of the Indebtedness.

 

    	Page 8

     

    

 

LENDER’S
REMEDIES AND POWER OF SALE. Upon the occurrence of an Event of Default, Lender shall have the following rights, powers, and remedies:

 

Accelerate
Indebtedness. Lender, at Lender’s option and election and without notice to Grantor, may declare all or any portion of the
Indebtedness to be immediately due and payable, whereupon the same shall be and shall become due and payable forthwith without presentment
demand, protest or notice of any kind, all of which are expressly waived by Grantor.

 

Entry
and Possession. Lender may enter upon the Property, or any part thereof, and take possession of the Property, excluding therefrom
Grantor and all agents, employees and representatives of Grantor; employ a manager of the Property or any part thereof; hold, store,
use, operate, manage, control, maintain and lease the Property or any part thereof; conduct business thereon; make all necessary and
appropriate repairs, renewals, and replacements; keep the Property insured; and carry out or enter into agreements of any kind with respect
to the Property.

 

Collection
of Rents. Lender may collect and receive all Rents from the Property and apply the same to the Indebtedness, after deducting therefrom
all costs, charges, and expenses of taking, holding, managing, and operating the Property, including the fees and expenses of Lender’s
attorneys, and agents.

 

Payments.
Lender may pay any sum or sums deemed necessary or appropriate by Lender to protect the Property or any part of the Property or Lender’s
interest in the Property.

 

Other
Remedies. Lender may exercise all rights and remedies contained in any of the Related Documents, heretofore, concurrently herewith
or in the future executed by Grantor in favor of Lender in connection with the transactions resulting in the Indebtedness or any part
thereof.

 

Appointment
of Receiver. Lender may make application to any court and be entitled to the appointment of a receiver to take charge of the Property
or any part thereof without alleging or proving, or having any consideration given to, the insolvency of Grantor, the value of the Property
as security for the Indebtedness, or any other matter usually incident to the appointment of a receiver.

 

UCC
Remedies. With respect to the Additional Collateral in which a security interest is herein granted, Lender may exercise any or all
of the rights accruing to a secured party under this Deed to Secure Debt, the Uniform Commercial Code (Sections 11-9-101 et. seq. of
the Ga. Code Annotated) and any other applicable law. Grantor shall, if Lender requests, assemble all such Additional Collateral and
make it available to Lender at a place or places to be designated by Lender, which shall be reasonably convenient to Grantor and Lender.
Any notice required to be given by Lender of a public or private sale, lease or other disposition of the Additional Collateral or any
other intended action by Lender may be delivered personally to Grantor or may be deposited in the United States mail with postage prepaid
duly addressed to Grantor at the address of Grantor last known to Lender at least five (5) business days prior to such proposed action,
and shall constitute reasonable and fair notice to Grantor of any such action.

 

Power
of Attorney; Power of Sale. Lender may sell the Property, or any part thereof or any interest therein, separately, at Lender’s
discretion, with or without taking possession thereof, at public sale before the courthouse door of the county in which the Property,
or any part thereof, is located, to the highest bidder for cash, after first giving notice of the time, place and terms of such sale
by advertisement, published once a week for four weeks (without regard for the number of days) in a newspaper in which advertisements
of sheriff’s sales are published in such county. The advertisement so published shall be notice to Grantor, and Grantor hereby
waives all other notices. Lender may bid and purchase at any such sale, and Lender may execute and deliver to the purchaser or purchasers
at any such sale a sufficient conveyance of the Property, or the part thereof or interest therein sold. Lender’s conveyance may
contain recitals as to the occurrence of an Event of Default, under this Deed to Secure Debt, which recitals shall be presumptive evidence
that all preliminary acts prerequisite to such sale and conveyance were in all things duly complied with. The recitals made by Lender
shall be binding and conclusive upon Grantor, and the sale and conveyance made by Lender shall divest Grantor of all right, title, interest
and equity that Grantor may have had in, to and under the Property, or the part thereof or interest therein sold, and shall vest the
same in the purchaser or purchasers at such sale. Lender may hold one or more sales hereunder until the Indebtedness has been satisfied
in full. Grantor hereby constitutes and appoints Lender as Grantor’s agent and attorney-in-fact to make such sale, to execute and
deliver such conveyance and to make such recitals, and Grantor hereby ratifies and confirms all of the acts and doings of Lender as Grantor’s
agent and attorney-in-fact hereunder. Lender’s agency and power as attorney-in-fact hereunder are coupled with an interest, cannot
be revoked by insolvency, incompetency, death or otherwise, and shall not be exhausted until the Indebtedness has been satisfied in full.
The proceeds of each sale by Lender hereunder shall be applied first to the costs and expenses of the sale and of all proceedings in
connection therewith, including attorneys’ fees if applicable, then to payment of the Indebtedness, and the remainder, if any,
shall be paid to Grantor. If the proceeds of any sale are not sufficient to pay the Indebtedness in full, Lender shall determine, at
Lender’s option and in Lender’s discretion, the portions of the Indebtedness to which the proceeds (after deducting therefrom
the costs and expenses of the sale and all proceedings in connection therewith) shall be applied and in what order the proceeds shall
be so applied. Grantor covenants and agrees that, in the event of any sale pursuant to the agency and power herein granted, Grantor shall
be and become a tenant holding over and shall deliver possession of the Property, or the part thereof or interest therein sold, to the
purchaser or purchasers at the sale or be summarily dispossessed in accordance with the provisions of law applicable to tenants holding
over.

 

    	Page 9

     

    

 

Cumulative
Remedies. All rights and remedies set forth in this Deed to Secure Debt are cumulative and in addition to any right or remedy provided
for by statute, or now or hereafter existing at law or in equity, including without limitation the right of Lender to collect or enforce
the Indebtedness with or without taking action with respect to the Property. Lender may, at Lender’s election and at Lender’s
discretion, exercise each and every such right and remedy concurrently or separately. Except as may be prohibited by applicable law,
all of Lender’s rights and remedies, whether evidenced by this Deed to Secure Debt or by any other writing, shall be cumulative
and may be exercised singularly or concurrently.

 

Attorneys’
Fees; Expenses. If any part of the Indebtedness is collected by or with any assistance from or consultation with an attorney at law,
Grantor shall pay to Lender Lender’s attorneys’ fees incurred in such collection. Whether or not any court action is involved,
and to the extent not prohibited by law, all attorneys’ fees and all reasonable expenses Lender incurs that in Lender’s opinion
are necessary at any time for the protection of its interest or the enforcement of its rights shall become a part of the Indebtedness
payable on demand and shall bear interest at the Note rate from the date of the expenditure until repaid. Expenses covered by this paragraph
include, without limitation, however subject to any limits under applicable law, Lender’s attorneys’ fees and Lender’s
legal expenses whether or not there is a lawsuit, including attorneys’ fees and expenses for bankruptcy proceedings (including
efforts to modify or vacate any automatic stay or injunction), appeals, and any anticipated post-judgment collection services, the cost
of searching records, obtaining title reports (including foreclosure reports), surveyors’ reports, and appraisal fees and title
insurance, to the extent permitted by applicable law. Grantor also will pay any court costs, in addition to all other sums provided by
law.

 

NOTICES.
Any notice required to be given under this Deed to Secure Debt, including without limitation any notice of default and any notice
of sale shall be given in writing, and shall be effective when actually delivered, when actually received by telefacsimile (unless otherwise
required by law), when deposited with a nationally recognized overnight courier, or, if mailed, when deposited in the United States mail,
as first class, certified or registered mail postage prepaid, directed to the addresses shown near the beginning of this Deed to Secure
Debt. All copies of notices of foreclosure from the holder of any prior security interest which has priority over this Deed to Secure
Debt shall be sent to Lender’s address, as shown near the beginning of this Deed to Secure Debt. Any party may change its address
for notices under this Deed to Secure Debt by giving formal written notice to the other parties, specifying that the purpose of the notice
is to change the party’s address. For notice purposes, Grantor agrees to keep Lender informed at all times of Grantor’s current
address. Unless otherwise provided or required by law, if there is more than one Grantor, any notice given by Lender to any Grantor is
deemed to be notice given to all Grantors.

 

ADDITIONAL
COLLATERAL; SECURITY AGREEMENT. Grantor hereby grants and conveys to Lender a Uniform Commercial Code security interest in the following
additional collateral (collectively, the “Additional Collateral”), whether now owned or hereafter acquired by Grantor: (a)
all Rents, (b) all building materials, supplies, inventory, equipment, fixtures, furnishings and/or other goods (but excluding any household
goods) intended for use or used or usable in the construction, repair, renovation, operation or maintenance of improvements constructed
or to be constructed on the Real Property, (c) all construction, engineering, and architectural contracts and all plans, drawings and
specifications relating to the construction, repair or renovation of improvements on the Real Property, and (d) all attachments, accessories
and accessions to any of the foregoing and all replacements of and proceeds from the foregoing. This instrument shall constitute a Security
Agreement as to the Additional Collateral, and Lender shall have all of the rights with respect thereto of a secured party under the
Uniform Commercial Code as enacted and amended from time to time in the state in which the Real Property is located. Lender is authorized
to file at Grantor’s expense such financing statements and other filings as Lender shall deem appropriate to perfect and continue
Lender’s security interest in the Additional Collateral. Grantor shall reimburse Lender for all expenses incurred in perfecting
or continuing this security interest. Upon default, Grantor shall not remove, sever or detach any Additional Collateral from the Real
Property, and Grantor shall assemble all Additional Collateral not affixed to the Real Property in a manner and at a place reasonably
convenient to Grantor and Lender and make it available to Lender within three days after receipt of written demand from Lender to the
extent permitted by applicable law. The mailing addresses of Grantor (debtor) and Lender (secured party) from which information concerning
the security interest granted by this instrument may be obtained (each as required by the Uniform Commercial Code) are as stated on the
first page of this Mortgage. This provision is in addition to (and does not supersede) any other provision of this Mortgage granting
Lender a security interest in personal property.

 

    	Page 10

     

    

 

CHANGES.
The terms of the Note or other instrument evidencing the Indebtedness or any other obligation secured by this instrument may be changed
from time to time by agreement between the holder(s) thereof and the parties obligated thereon as maker(s). Such changes may include,
without limitation, the renewal, extension, modification, amendment, refinancing, restatement and/or increase of the obligation. For
example, the holder(s) and maker(s) may agree to (a) increase or decrease the interest rate, (b) convert the obligation to or from a
fixed interest rate obligation or an adjustable interest rate obligation, (c) increase or decrease the payment amount, (d) change the
payment schedule, (e) amortize a balloon payment, (f) extend or shorten the maturity date, and/or (g) any combination of the foregoing.
To the extent permitted by law, the obligation as so changed from time to time shall be and continue to be secured by this instrument
with a priority as of the date this instrument is recorded, regardless of whether any record of such change is filed or recorded or when
funds are advanced.

 

RIGHT
TO CURE. Prior to accelerating the Indebtedness secured by this instrument, Lender shall give such notice and opportunity to cure
as may be required by the Note secured by this instrument. The provisions of this section shall not supersede or limit the application
of any controlling provisions of state law concerning notice of default, the right to cure, or the right to reinstate, and nothing in
this instrument shall be deemed a waiver of those provisions; provided, however, that the provisions of the Note and any such state law
requirements shall run concurrently.

 

MISCELLANEOUS
PROVISIONS. The following miscellaneous provisions are a part of this Deed to Secure Debt:

 

Amendments.
This Deed to Secure Debt, together with any Related Documents, constitutes the entire understanding and agreement of the parties
as to the matters set forth in this Deed to Secure Debt. No alteration of or amendment to this Deed to Secure Debt shall be effective
unless given in writing and signed by the party or parties sought to be charged or bound by the alteration or amendment.

 

Caption
Headings. Caption headings in this Deed to Secure Debt are for convenience purposes only and are not to be used to interpret or define
the provisions of this Deed to Secure Debt.

 

Governing
Law. This Deed to Secure Debt will be governed by federal law applicable to Lender and, to the extent not preempted by federal law,
the laws of the State of Georgia without regard to its conflicts of law provisions. This Deed to Secure Debt has been accepted by Lender
in the State of Georgia.

 

No
Waiver by Lender. Lender shall not be deemed to have waived any rights under this Deed to Secure Debt unless such waiver is given
in writing and signed by Lender. No delay or omission on the part of Lender in exercising any right shall operate as a waiver of such
right or any other right. A waiver by Lender of a provision of this Deed to Secure Debt shall not prejudice or constitute a waiver of
Lender’s right otherwise to demand strict compliance with that provision or any other provision of this Deed to Secure Debt. No
prior waiver by Lender, nor any course of dealing between Lender and Grantor, shall constitute a waiver of any of Lender’s rights
or of any of Grantor’s obligations as to any future transactions. Whenever the consent of Lender is required under this Deed to
Secure Debt, the granting of such consent by Lender in any instance shall not constitute continuing consent to subsequent instances where
such consent is required and in all cases such consent may be granted or withheld in the sole discretion of Lender.

 

Severability.
If a court of competent jurisdiction finds any provision of this Deed to Secure Debt to be illegal, invalid, or unenforceable as
to any circumstance, that finding shall not make the offending provision illegal, invalid, or unenforceable as to any other circumstance.
If feasible, the offending provision shall be considered modified so that it becomes legal, valid and enforceable. If the offending provision
cannot be so modified, it shall be considered deleted from this Deed to Secure Debt. Unless otherwise required by law, the illegality,
invalidity, or unenforceability of any provision of this Deed to Secure Debt shall not affect the legality, validity or enforceability
of any other provision of this Deed to Secure Debt.

 

Merger.
There shall be no merger of the interest or estate created by this Deed to Secure Debt with any other interest or estate in the Property
at any time held by or for the benefit of Lender in any capacity, without the written consent of Lender.

 

    	Page 11

     

    

 

Successors
and Assigns. Subject to any limitations stated in this Deed to Secure Debt on transfer of Grantor’s interest, this Deed to
Secure Debt shall be binding upon and inure to the benefit of the parties, their heirs, personal representatives, successors and assigns.
If ownership of the Property becomes vested in a person other than Grantor, Lender, without notice to Grantor, may deal with Grantor’s
successors with reference to this Deed to Secure Debt and the Indebtedness by way of forbearance or extension without releasing Grantor
from the obligations of this Deed to Secure Debt or liability under the Indebtedness.

 

Time
is of the Essence. Time is of the essence in the performance of this Deed to Secure Debt.

 

Waiver
of Notice and Hearing and Homestead Exemption. Grantor expressly waives: (1) any right Grantor may have under the Constitution of
the State of Georgia or the Constitution of the United States of America to notice or to a judicial hearing prior to the exercise of
any right or remedy provided to Lender by this Deed to Secure Debt and Grantor waives Grantor’s rights, if any, to set aside or
invalidate any sale under power duly consummated in accordance with the provisions of this Deed to Secure Debt on the ground (if such
be the case) that the sale was consummated without prior notice or judicial hearing or both; and (2) all homestead exemption rights,
if any, which Grantor or Grantor’s family may have pursuant to the Constitution and laws of the United States, the State of Georgia
or any other State of the United States, in and to the Property as against the collection of the Indebtedness, or any part of the Indebtedness.
All waivers by Grantor in this provision have been made voluntarily, intelligently and knowingly by Grantor, after Grantor has been afforded
an opportunity to be informed by counsel of Grantor’s choice as to possible alternative rights. Grantor’s execution of this
Deed to Secure Debt shall be conclusive evidence of the making of such waivers and that such waivers have been voluntarily, intelligently
and knowingly made.

 

DEFINITIONS.
The following capitalized words and terms shall have the following meanings when used in this Deed to Secure Debt. Unless specifically
stated to the contrary, all references to dollar amounts shall mean amounts in lawful money of the United States of America. Words and
terms used in the singular shall include the plural, and the plural shall include the singular, as the context may require. Words and
terms not otherwise defined in this Deed to Secure Debt shall have the meanings attributed to such terms in the Uniform Commercial Code:

 

Additional
Collateral. The words “Additional Collateral” mean the Additional Collateral set forth in this Deed to Secure Debt in
the section titled “Additional Collateral; Security Agreement.”

 

Borrowers.
The word “Borrowers” means, collectively, Ballantyne Strong, Inc., a Delaware corporation, and Digital Ignition, LLC,
a Georgia limited liability company; any and all other signers, co-signers, makers, and co-makers of the Note, and all their respective
heirs, personal representatives, successors and assigns, jointly and severally.

 

Deed
to Secure Debt. The words “Deed to Secure Debt” mean this Deed to Secure Debt made and given by Grantor to Lender, and
includes without limitation all assignments and security interest provision relating to the Additional Collateral.

 

Default.
The word “Default” means the Default set forth in this Deed to Secure Debt in the section titled “Default.”

 

Environmental
Laws. The words “Environmental Laws” mean any and all state, federal and local statutes, regulations and ordinances relating
to the protection of human health or the environment, including without limitation the Comprehensive Environmental Response, Compensation,
and Liability Act of 1980, as amended, 42 U.S.C. Section 9601, et seq. (“CERCLA”), the Superfund Amendments and Reauthorization
Act of 1986, Pub. L. No. 99-499 (“SARA”), the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et seq., the
Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq., or other applicable state or federal laws, rules, or regulations
adopted pursuant thereto.

 

Event
of Default. The words “Event of Default” mean any of the events of default set forth in this Deed to Secure Debt in the
events of default section of this Deed to Secure Debt.

 

Grantor.
The word “Grantor” means Digital Ignition, LLC, a Georgia limited liability company.

 

Guaranty.
The word “Guaranty” means, collectively, the guaranty from each and every guarantor, endorser, surety, or accommodation
party to Lender, including without limitation a guaranty of all or part of the Note.

 

    	Page 12

     

    

 

Hazardous
Substances. The words “Hazardous Substances” mean materials that, because of their quantity, concentration or physical,
chemical or infectious characteristics, may cause or pose a present or potential hazard to human health or the environment when improperly
used, treated, stored, disposed of, generated, manufactured, transported or otherwise handled. The words “Hazardous Substances”
are used in their very broadest sense and include without limitation any and all hazardous or toxic substances, materials or waste as
defined by or listed under the Environmental Laws. The term “Hazardous Substances” also includes, without limitation, petroleum
and petroleum by-products or any fraction thereof and asbestos.

 

Improvements.
The word “Improvements” means all existing and future improvements, buildings, structures, mobile homes affixed on the
Real Property, facilities, additions, replacements and other construction on the Real Property.

 

Indebtedness.
The word “Indebtedness” means, collectively, (i) all principal, interest, and other amounts, costs and expenses payable
under the Note or Related Documents, together with all indulgences of, renewals of, extensions of, modifications of, consolidations of
and substitutions for the Note or Related Documents and any amounts expended or advanced by Lender to discharge Grantor’s obligations
or expenses incurred by Lender to enforce Grantor’s obligations under this Deed to Secure Debt, together with any amounts expended
to preserve and protect the Property and together with interest on such amounts as provided in this Deed to Secure Debt, (ii) the attorneys’
fees and expenses incurred by Lender in conducting title searches, obtaining title insurance, and negotiating, preparing, and recording
this Deed to Secure Debt, including but not limited to the recording fees and intangible taxes associated with this Deed to Secure Debt,
and (iii) any and all other debts, liabilities and obligations of every type and description which Borrowers (or any one or more of them)
may now or at any time hereafter owe to Lender, whether or not reasonably contemplated by the parties hereto as of the date hereof, and
whether as sole debtor, joint promisor, endorser, guarantor, or otherwise, whether individually and separately or jointly with others
(and whether or not such others are parties hereto). For clarification, the term includes but is not limited to any and all amounts paid
by Lender to a third party lender with respect to Borrowers’ accounts with such third party lender and any and all debts, liabilities
and obligations owed by Borrowers to a third party lender which are subsequently assigned or reassigned to Lender.

 

Lender.
The word “Lender” means Community First Bank, its successors and assigns.

 

Note.
The word “Note” means, collectively, (i) the Promissory Note dated February 1, 2022, from Borrower to the order of Lender
in the original amount of $5,250,000.00; and (ii) all renewals, extensions, modifications, refinancings, consolidations, indulgences,
forbearances, and substitutions of the foregoing. The maturity date of the Note is February 1, 2027. The Note remains outstanding.

 

Property.
The word “Property” means collectively the Real Property and the Additional Collateral.

 

Real
Property. The words “Real Property” mean the real property, interests and rights, as further described in this Deed to
Secure Debt less and except the Additional Collateral.

 

Related
Documents. The words “Related Documents” mean all promissory notes, credit applications, credit agreements, Commercial
Loan Agreement entered into between Borrower and Lender, and dated as of February 1, 2022, environmental agreements, guaranties, security
agreements, mortgages, deeds of trust, deeds to secure debt, security deeds, collateral mortgages, and all other instruments, agreements
and documents, whether now or hereafter existing, executed in connection with the Indebtedness.

 

Rents.
The word “Rents” means all present and future rents, revenues, income, issues, royalties, profits, and other benefits
derived from the Property.

 

[Signatures
are on the following pages.]

 

    	Page 13

     

    

 

IN
WITNESS WHEREOF, THIS DEED TO SECURE DEBT HAS BEEN SIGNED BY THE UNDERSIGNED WHO ACKNOWLEDGE A COMPLETED COPY HEREOF. THIS DEED TO SECURE
DEBT IS GIVEN UNDER SEAL AND IT IS INTENDED THAT THIS DEED TO SECURE DEBT IS AND SHALL CONSTITUTE AND HAVE THE EFFECT OF A SEALED INSTRUMENT
ACCORDING TO LAW.

 

 

	Signed,
    sealed and delivered	 	 	GRANTOR:	 
	In
    the presence of:	 	 	 	 
	 	 	 	DIGITAL
    IGNITION, LLC.	 
	 	 	 	a
    Georgia limited liability company [SEAL]	 
	Unofficial
    Witness	 	 	 	 
	 	 	By:	/s/
    Todd Major	(SEAL)
	 	 	 	Todd
    Major, Manager	 
	Notary
    Public	 	 	 	 
	 	 	By:	/s/
    Mark Roberson	(SEAL)
	My Commission Expires: 	 	 	 	Mark
    Roberson, Manager	 
	 	 	 	 	 
	(NOTARY
    SEAL)	 	 	 	 

 

    	Page 14

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