Document:

EXCLUSIVE
SUPPLY CHAIN AGREEMENT

 

This
Exclusive Supply Chain Agreement (“Agreement”) is entered into this 23rd day of June 2015 (“Effective
Date”) by and between XFit Brands, Inc., a Nevada corporation with its principal place of business at 18 Goodyear, Suite
125, Irvine, CA, 92618 (“Supplier”) and Crunch Franchising, LLC, a Delaware limited liability company with its principal
place of business at 2701 Loker Ave. West, Suite 235, Carlsbad, CA 92010-6638 (“Purchaser”). Supplier and Purchaser
are individually referred to as a “Party” and collectively as the “Parties”.

 

WHEREAS,
Supplier is currently engaged in the business of providing products and services in the fitness, training, and exercise industry
(collectively referred to as the “Fitness Industry”); and

 

WHEREAS,
Purchaser is currently engaged in the business of franchising fitness and exercise gyms and training centers (“Franchise”
or “Franchisees”); and

 

WHEREAS,
Supplier agrees to inventory and supply a certain amount of Purchaser’s branded products as described herein and Purchaser
agrees to purchase those products for the benefit of Purchaser’s selected existing and future Franchisees. 

 

NOW,
THEREFORE, in consideration of the mutual covenants and promises herein contained and other good and valuable consideration,
the Parties hereby agree as follows:

 

1.
Products. During the Term of this Agreement as defined below, Purchaser may buy from Supplier those products manufactured
and/or supplied by Supplier and identified on Exhibit A (“Products” or “Product”). As used herein, “Franchise”
or “Franchisee” means a person or entity that has entered into a separate agreement with Purchaser for the operation
of a Crunch branded fitness center. The Products will be branded with one or more of Purchaser’s brands, or one or more
brands of a person or entity as agreed to by Supplier and Purchaser from time to time.

 

2.
Purchase Orders and Invoices. Purchaser will submit purchase orders to Supplier for the purchase of Products (“Purchase
Orders”). The Parties hereby acknowledge and agree that Purchaser is purchasing the Products for the benefit of its Franchisees.
The agreement with each Franchisee and Purchaser with respect to the sale of Products for a Franchisee location will be separate
from this Agreement and Purchaser is entitled to charge the Franchisee a mark-up on the purchase of such Products. Each Purchase
Order must describe and quantify the Products to be purchased, the Franchise location, and include the requested completion date
to be picked up from Supplier’s manufacturing facility. Purchase Orders will be considered accepted upon written acknowledgement
by Supplier. Supplier may withhold Products if Purchaser has failed to make timely undisputed payments for previously ordered
Products. Supplier will provide a separate invoice for each Purchase Order. Product purchase prices will be those set forth in
Exhibit A. Once completed and ready for shipping, Purchaser shall pay for the delivery of Products from Supplier’s location
to the applicable Franchise location. Payments for Products are due within thirty (30) days of delivery to the at the applicable
Franchise location by Purchaser’s designated delivery company. Payments on amounts received by Supplier after their due
dates will be subject to a service charge of 1.5% per month or such lesser amount permitted by applicable law. Purchaser must
pay to Supplier all taxes, fees, assessments, levies, tolls, tariffs, charges, and duties of any kind or nature relating to the
Products, including, but not limited to, license, title, registration, personal property, sales, use, transfer, value-added, and
alternative taxes, together with interest, penalties, fines, and additional amounts relating thereto, imposed, assessed, charged,
levied, or collected by or under the authority of any governmental or quasi-governmental body provided that they are disclosed
and agreed to in writing prior to the purchase on the purchase order. Purchaser shall have the right to pass on any such additional
fees due to its Franchisees. Supplier will deliver to Purchaser written notice of any proposed price change or Product modifications
at least ninety (90) days before the effective date of the price change or Product modification. Purchaser shall have the right
to exclude that Product from this Agreement if Purchaser rejects a substantial price change of that Product by providing written
notice to Supplier. Purchaser will cause its Franchisees to be bound by the applicable terms of this Agreement.

 

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3.
Completion, Title, Inspection and Rejection. Supplier will be provided twelve (12) weeks manufacturing time for non-inventoried
items. Title of the Products and risk of loss will pass from Supplier to Purchaser or its Franchisees upon Supplier delivery of
the Products to Purchaser or its Franchisee’s facility. In the event that the Purchaser coordinates the delivery of the
Products, then the Title of the Products and risk of loss will pass from Supplier to Purchaser upon pick up by Purchaser’s
designated delivery company. Purchaser or its Franchisees will be responsible for all freight, shipping, international storage,
and related costs. To secure Purchaser’s payment obligations hereunder, Purchaser and its Franchisees hereby grant Supplier
a first-priority security interest in Products purchased from Supplier, and Supplier may take reasonable actions to perfect or
otherwise protect the priority, validity, and continuity of the first-priority security interest granted to Supplier hereunder.
All first-priority security interests shall be released and or satisfied upon the acceptance and full payment of Products. All
Products will be subject to inspection after delivery only to determine their conformity with the items set forth on the Purchase
Order per previously agreed in writing specifications for each Product. Supplier will be liable for any damages which occur after
pick-up of the Product from Supplier’s manufacturing facility and prior to the delivery of the Products to Purchaser or
its Franchisee due to insufficient packaging by Supplier. Specific manufacturing and intellectual property information will be
released at the Supplier’s discretion. If the Products delivered are not those listed on the Purchase Order (or are inconsistent
with the express specifications set forth therein), Purchaser or its Franchisees may reject the Products by providing written
notice to Supplier as set forth herein. Purchaser or its Franchisees will have a period of five (5) business days following delivery
of the Products by the Purchasers third-party carrier, in which to inspect the Products and provide Supplier with written notice
of rejection. Unless Supplier receives a written rejection notice from Purchaser within this period, or notice of Product failure
within the warranty period, Purchaser and its Franchisees will be deemed to have accepted Products.

 

4.
Exclusive Product to Purchaser. During the Term of this Agreement, as defined below, Supplier will provide Purchaser exclusive
distribution of the proprietary free standing Combative Training Center (“CTC”) within the United States.

 

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5.
Training Program. Supplier has provided Purchaser an initial CTC Master Training Manual© and instruction information
for the use of the CTC. Additional Training and content requested by Purchaser and/or a Franchisee and provided by Supplier or
its affiliates will be confirmed and implemented under a separate services agreement. All intellectual property and trademark
rights to the CTCTM Design, Manual and Programming are Proprietary and owned solely by Throwdown Industries, Inc. a subsidiary
of Supplier. Supplier reserves all rights of use and distribution of the CTC Master Training Manual© and Purchaser or its
Franchisees shall not make copies, alter, or distribute without the express written consent of the Supplier.

 

6.
Exclusive Supplier of Products. It is the intent of the Parties for Supplier to be the exclusive supplier to the Purchaser
and its Franchisees for the Products as listed on Exhibit A, which may be modified by written agreement between the Parties. Neither
Purchaser nor its Franchisees may directly or indirectly purchase, lease, rent, finance, or otherwise acquire the Products from
any third-party without Supplier’s prior written consent.

 

7.
Term and Termination.

 

(a)
The Initial Term of this Agreement will begin on the Effective Date and will continue for a period of two (2) years. This Initial
Term shall automatically be renewed for successive one (1) year terms subject to the same terms and conditions of this Agreement
(“Renewal Terms”) including the exclusivity terms unless otherwise agreed by the Parties. The Initial Term and Renewal
Terms shall collectively be referred to as the “Term”.

 

(b)
This Agreement may be terminated by either Party upon a material breach hereof by the other party which is not cured within sixty
(60) days of receipt of written notice thereof.

 

(c)
Purchaser shall be responsible for payment in full of all Purchase Orders submitted prior to the effective date of termination
or expiration of this Agreement.

 

(d)
Purchaser and its Franchisees will be required to purchase all of the Purchaser and Franchisee inventory of Branded Products listed
in Exhibit A held by the Supplier as of the effective date of termination or expiration of this Agreement.

 

8.
Supply Relationship.

 

(a)
Purchaser agrees to provide Supplier advanced projection of at least one hundred and twenty (120) days for all Products reasonably
anticipated to be purchased for Purchaser’s current and future Franchisees. The Parties shall work together to determine
appropriate inventory numbers. Supplier agrees not to exceed the greater of one hundred twenty (120) day rolling inventory trailing
average or the agreed upon inventory numbers without the written approval of Purchaser.

 

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(b)
Supplier agrees to maintain commercially practical and adequate raw materials and capacity to support Purchaser’s and its
Franchisees’ reasonable production forecasts of Products as provided to Supplier in writing in accordance to 8 (a) above.

 

(c)
Each Purchase Order placed for Products, shall include requested completion date and Franchisee location and Supplier agrees to
use best efforts to manufacture and complete all Products relating to such Purchase Order in accordance with agreed lead times
and such completion dates.

 

(d)
If at any time a Purchase Order is revised or changed at the written request of Purchaser or a Franchisee, Supplier will advise
the Purchaser or its Franchisee of any potential completion date delays and the approximate new completion and delivery dates.
The requesting party shall be responsible for any agreed upon additional costs incurred as a result of the revision or change
to the Purchase Order.

 

(e)
Purchaser agrees to request each of its Franchisees of appropriate scale as solely determined by Purchaser to purchase Products
from Supplier for such Franchisee locations.

 

(f)
Purchaser agrees to request each of its new Franchisees of appropriate scale as solely determined by Purchaser to purchase Products
from Supplier for such new Franchise that opens after the Effective Date of this Agreement.

 

9.
Warranties. Supplier represents and warrants to Purchaser and its Franchisees that the Products made to agreed specifications
that are set forth in the Purchase Order are suitable for their intended purposes as listed by product type in Exhibit A. The
warranty will begin on the date title to the Products is transferred to Purchaser or its Franchisees. Supplier warrants that the
Products will be free from defects in materials and workmanship; provided, however, that these warranties will not apply to (i)
any Product that is altered or changed without Supplier’s prior written consent, (ii) any failure of the Product to conform
to these warranties as a result of improper maintenance, installation or service, operation, or use, (iii) the transportation
or improper storage of the Products by the Purchaser or its Franchisees, (iv) any Product abuse, misuse, neglect, or negligence
of Purchaser, its Franchisees, or their end users. If a Product is defective due to Supplier’s neglect, Supplier shall replace
the Product or credit Purchaser or its Franchisee for the Product. If Supplier repairs, replaces, or services the Product, such
repair, replacement, or service will constitute fulfillment of all warranty obligations and liabilities with respect to the reported
defect. Neither Purchaser nor any Franchisee may make any warranties on behalf of Supplier or assume on behalf of Supplier any
other liability.

 

10.
Discontinued Products. Supplier will provide Purchaser with at least one hundred eighty (180) days prior written notice
of any Product discontinuance. If a Product is permanently discontinued by Supplier, Purchaser and its Franchisees may not directly
or indirectly purchase, lease, rent, finance, or otherwise acquire such discontinued Products or their equivalent without Supplier’s
prior written consent.

 

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11.
Confidentiality.

 

(a)
Each Party (“Receiving Party”) desires to be provided access to the Confidential Information of the other party (“Disclosing
Party”), and the Parties are willing to provide this access on the terms and conditions set forth herein.

 

(b)
As used herein, “Confidential Information” means any and all confidential or proprietary information, written or oral,
regardless of format or medium, that Receiving Party or any of its directors, managers, officers, employees, or agents (“Representatives”)
receives, learns of, or accesses pursuant to this Agreement, including, but not limited to, the CTC Master Training Manual©,
trade secrets, corporate records, financial statements, projections, budgets, tax returns, pricing data, product specifications,
data, know-how, formulas, compositions, processes, designs, sketches, photographs, graphs, drawings, samples, inventions, ideas,
research and development, manufacturing methods and processes, information identified by Disclosing Party as either confidential
or proprietary, information that would appear to a reasonable person to be confidential or proprietary, summaries and notes relating
to the foregoing, and similar information relating to Disclosing Party’s subsidiaries, affiliates, and franchisees.

 

(c)
Receiving Party will hold the Confidential Information in confidence and may not disclose it to any third party or use it for
any purpose except as is necessary to evaluate or perform the transactions contemplated hereby. Receiving Party will use commercially
reasonable efforts to prevent the disclosure and unauthorized use of the Confidential Information by its Representatives, which
will not consist of less effort than Receiving Party uses to protect its own Confidential Information. Receiving Party will disclose
the Confidential Information only to its Representatives who need to know the Confidential Information to evaluate or perform
the Relationship. Receiving Party will be liable for any failure to observe the terms of this Agreement by its Representatives.
If Receiving Party becomes aware of any misuse or unauthorized disclosure of Confidential Information then it must notify Disclosing
Party of such use or disclosure as soon as possible.

 

(d)
This Agreement has no application to any specific information that is public knowledge before its disclosure to Receiving Party,
that is or becomes publicly available through no fault of Receiving Party, or that is previously known to Receiving Party and
not required to be maintained as confidential under any other obligation running to the benefit of Disclosing Party.

 

(e)
Receiving Party may disclose Confidential Information in response to a lawful order from a governmental or judicial authority;
provided, however, that Receiving Party must provide prompt written notice to Disclosing Party of Receiving Party’s receipt
of any such order to enable Disclosing Party to seek a protective order or to have the Confidential Information be filed under
seal before such disclosure or to require that the Confidential Information be restricted as to use or disclosure by the requesting
authority. If it is impossible to provide such notice to Disclosing Party, then only after Receiving Party makes a commercially
reasonable effort to seek such a protective order or filing under seal may Receiving Party disclose such Confidential Information
to the requesting governmental or judicial authority.

 

(f)
Receiving Party shall return all originals and copies of the Confidential Information to Disclosing Party no later than ten (10)
business days after Disclosing Party’s written request.

 

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(g)
Receiving Party acknowledges and agrees that unauthorized disclosure or use of the Confidential Information may cause irreparable
harm and significant injury to Disclosing Party that may be difficult to ascertain, that the remedies at law for any unauthorized
disclosure or use of Confidential Information may be inadequate, and that Disclosing Party, in addition to any other relief available
to it, is entitled to seek temporary restraining orders and temporary and permanent injunctive relief or other equitable relief
without the necessity of proving actual damages or posting bond so as to prevent the unauthorized disclosure or use of the Confidential
Information and to secure the enforcement of this Agreement.

 

(h)
Receiving Party acknowledges and agrees that the Confidential Information is owned solely and exclusively by Disclosing Party
and shall remain the exclusive property of Disclosing Party, and that Receiving Party and its representatives shall have no right,
title, or interest in or to any such Confidential Information or anything developed therefrom unless otherwise specified in a
separate written agreement.

 

(i)
The terms and conditions of this Section 11 in its entirety shall survive and remain in full force and effect upon the expiration
or termination of this Agreement.

 

12.
Indemnification. Each Party will indemnify, defend, and hold the other party and its stockholders, members, partners, directors,
managers, officers, employees, and agents (collectively with each party, the “Indemnified Persons”) harmless from,
and will reimburse Indemnified Persons for all claims, losses, liabilities, damages, and expenses (including, but not limited
to, reasonable attorneys’ fees) of any kind or nature, whenever and however arising, and whether or not involving a third-party
claim, resulting from the party’s gross negligence or willful misconduct. In addition, Supplier will indemnify, defend,
and hold Purchaser, its Franchisees and their stockholders, members, partners, directors, managers, officers, employees, and agents
(collectively with Purchaser, the “Purchaser Indemnified Persons”) harmless from, and will reimburse the Purchaser
Indemnified Persons for all claims, losses, liabilities, damages, and expenses (including, but not limited to, reasonable attorneys’
fees) of any kind or nature, whenever and however arising, for third-party claims alleging a Product defect caused by Supplier.

 

13.
Notices. All notices, consents, and other communications required or permitted hereunder must be in writing and will be
deemed delivered in (i) three (3) business days if sent via certified mail, return receipt requested or (ii) one business day
if sent via a nationally recognized overnight courier service, in each case to a party’s principal place of business set
forth herein or another address designated a party pursuant to this paragraph.

 

14.
Miscellaneous.

 

(a)
Each party’s representations, warranties, indemnities, and obligations that by their nature extend beyond the expiration
or termination of this Agreement will survive any expiration or termination of this Agreement.

 

(b)
The captions and headings of sections, subsections, paragraphs, and subparagraphs are provided for convenience only and will not
affect the construction or interpretation of the provisions herein.

 

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(c)
This Agreement supersedes all prior discussions, negotiations, term sheets, letters of intent, agreements, and understandings,
written or oral, between the parties with respect to its subject matter (including, but not limited to, any confidentiality and/or
nondisclosure agreement) and constitutes a complete and exclusive statement of the terms of the agreement between the parties
with respect to its subject matter.

 

(d)
If any part or provision of this Agreement is found to be invalid or unenforceable by a court of competent jurisdiction then the
remaining parts and provisions will remain in full force and effect and the court will interpret and construe this Agreement to
give maximum effect to the Parties’ original intent.

 

(e)
Notwithstanding industry practice or any oral communication, action, inaction, course of performance, or course of dealing, no
amendment of or supplement to the terms of this Agreement will be effective unless it is in writing and executed by authorized
representatives of the Parties.

 

(f)
The rights and remedies of the Parties are cumulative and not exclusive or alternative. No failure to exercise, delay in exercising,
or partial exercise of any right, remedy, or power will operate as a waiver of that right, remedy, or power, or will preclude
further or subsequent exercise of that or another right, remedy, or power. No waiver given will be effective unless it is in writing
and executed by an authorized representative of a party and no eligible waiver will be effective except for the specific instance
for which it is given.

 

(g)
Nothing in this Agreement may be construed to create the relationship of partners, joint venturers, or associates. No Party has
the authority to bind or represent the other party in any matter whatsoever, and no party is authorized to incur debts, expenses,
or other obligations of any kind in the name of or as agent for the other party.

 

(h)
No Party may assign any of its rights or delegate any of its obligations under this Agreement without the prior written consent
of the other party, which consent shall not be unreasonably withheld or delayed. Subject to the preceding sentence, this Agreement
will apply to, be binding in all respects upon, and inure to the benefit of the successors and permitted assigns of the parties.
Nothing expressed or referred to in this Agreement will be construed to give any person or entity other than the parties to this
Agreement any legal or equitable right, remedy, or claim under or with respect to this Agreement, except the rights, remedies,
and claims that inure to a successor or permitted assignee pursuant to this paragraph.

 

(i)
This Agreement will be governed by and construed under the laws of the State of California without regard to conflict-of-law principles
that would require the application of any other law with venue lying exclusively in Orange County, California.

 

(j)
Each person signing this Agreement represents and warrants that he or she is duly authorized and has legal capacity to execute
and deliver this Agreement. Each Party represents and warrants to the other that the execution and delivery of the Agreement and
the performance of such Party’s obligations hereunder have been duly authorized and that the Agreement is a valid and legal
agreement binding on such party and enforceable in accordance with its terms.

 

(k)
This Agreement may be executed in one or more counterparts. The Parties agree that this Agreement shall be considered signed when
the signature of a Party is delivered by facsimile transmission or PDF e-mail. Such facsimile transmission or PDF e-mail signature
shall be treated in all respects as having the same effect as an original signature. This Agreement may be executed in multiple
counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the document.

 

[Signatures
Follows]

 

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IN
WITNESS WHEREOF, the undersigned have executed this Agreement effective as of the date first set forth above.

 

	Crunch Franchising, LLC	 	XFit Brands, Inc.
	 	 	 	 
	By:	/s/
    Ben Midgley	 	By:	/s/
    David E. Vautrin
	Name:	Ben
    Midgley	 	Name:	David E. Vautrin
	Title:	CEO	 	Title:	CEO

 

    	Page 8 of 8[Net
Lease]

 

LEASE
AGREEMENT

 

THIS
LEASE AGREEMENT is made this 18th day of June, 2015, between PROLOGIS CALIFORNIA I LLC (“Landlord”), and
the Tenant named below.

 

	Tenant:	 	Throwdown
    Industries Holdings, LLC, a Delaware limited liability company
	 	 	 
	Tenant’s
    Representative, 	 	David
    E. Vautrin
	Address,
    and Telephone:	 	18
                                         Goodyear

	 	 	Suite
    125
	 	 	Irvine,
    California 92618
	 	 	949-916-9680
	 	 	 
	Premises:	 	That
    portion of the Building, containing approximately 25,788 rentable square feet, as determined by Landlord, as shown
    on Exhibit A and more commonly known as 25731 Commercentre Drive, Lake Forest, California 92630.
	 	 	 
	Project:	 	The
    project commonly known as Prologis Lake Forest Business Center
	 	 	 
	Building:	 	Prologis
    Lake Forest Business Center 2
	 	 	25671
    - 25731 Commercentre Drive
	 	 	Lake
    Forest, California 92630
	 	 	 
	Tenant’s
    Proportionate Share of Project:	 	18.43
    % of the 139,962 square foot Project
	 	 	 
	Tenant’s
    Proportionate Share of Building:	 	43.24
    % of the 59,640 square foot Building
	 	 	 
	Lease
    Term:	 	Beginning
    on the Commencement Date and ending on the last day of the thirty-eighth (38th) full month following the Commencement
    Date.
	 	 	 
	Commencement
    Date:	 	September
    1, 2015
	 	 	 
	Initial
    Monthly Base Rent:	 	See
    Addendum 1

 

	Initial
    Estimated Monthly Operating Expense Payments: (estimates only and subject to adjustment to actual costs and expenses according
    to the provisions of this Lease)	 	1.	Utilities: included
    in Common Area Charges		 
	 	2.	Common Area Charges:	$1,959.88	 
	 	3.	Taxes:	$2,965.62	 
	 	4.	Insurance:	$386.82	 
	 	5.	Others:	$644.70	 
	 	 	Prop. Mgmt. Fee	 

 

	Initial
    Estimated Monthly Operating Expense Payments:	 	$5,957.02
	 	 	 
	Initial Monthly
    Base Rent, and Estimated Operating Expense	 	$22,461.34
	 	 	 
	Security Deposit:	 	$23,466.45
	 	 	 
	Brokers:	 	Landlord:
                                    CBRE, Inc. - Gregg Haly and Matt Burgner

        Tenant:
        CBRE, Inc. - Cameron Lindee and Garrett Ellis

	 	 	
	Addenda:	 	1. Base Rent Adjustments
    2. HVAC Maintenance Contract 3. Move Out Conditions 4. One Renewal at Market 5. Construction Addendum
	 	 	 
	Exhibits:	 	A. Site Plan
	 	 	B. Project Rules
    and Regulations
	 	 	C. Commencement
    Date Certificate

 

    	- 1 -

     

    

 

1.
Granting Clause. In consideration of the obligation of Tenant to pay rent as herein provided and in consideration of the
other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant takes from Landlord, the Premises, to have
and to hold for the Lease Term, subject to the terms, covenants and conditions of this Lease.

 

2.
Acceptance of Premises. Tenant shall accept the Premises in its condition as of the Commencement Date, subject to all applicable
laws, ordinances, regulations, covenants and restrictions. Landlord has made no representation or warranty as to the suitability
of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are suitable
for Tenant’s intended purposes. In no event shall Landlord have any obligation for any defects in the Premises or any limitation
on its use. The taking of possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the
Premises were in good condition at the time possession was taken except for items that are Landlord’s responsibility under
Paragraph 10 and any punchlist items agreed to in writing by Landlord and Tenant. No later than 10 days after written demand is
made therefor by Landlord of Tenant, Tenant shall execute and deliver to Landlord a Commencement Date Certificate in the form
of Exhibit C attached to and hereby made a part of this Lease.

 

Landlord
represents and warrants, to its knowledge, that as of the Commencement Date the Building’s HVAC, electrical, plumbing and
other mechanical systems are in good working order and Landlord warrants such systems for a period of ninety (90) days from the
Commencement Date; provided, however, that such warranty shall not be effective for any maintenance, repairs or replacements necessitated
due to the misuse of, or damages caused by, Tenant, its employees, contractors, agents, subtenants, or invitees.

 

3.
Use. The Premises shall be used only for the purpose of receiving, storing, shipping, light manufacturing, and selling
(but specifically excluding retail selling) products, materials and merchandise made and/or distributed by Tenant and its affiliate
brands/companies and for and for such other lawful purposes as may be incidental.. Subject to Tenant’s compliance with all
Legal Requirements, the Premises may also be used for an in-house fitness training show room for potential customers, employees,
and affiliates and for one warehouse/holiday sale per year. Tenant shall not conduct or give notice of any auction, liquidation,
or going out of business sale on the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not
commit waste, overload the floor or structure of the Premises or subject the Premises to use that would damage the Premises. Tenant
shall not permit any objectionable or unpleasant odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, or
take any other action that would constitute a nuisance or would disturb, unreasonably interfere with, or endanger Landlord or
any tenants of the Project. With the exception of the designated truck loading docks connected to the Premises, outside storage,
including without limitation, storage of trucks and other vehicles, is prohibited without Landlord’s prior written consent;
provided, however, Tenant shall have the right to park operable vehicles and trailers overnight at the truck loading docks and
designated truck and trailer parking areas for the Premises and operable automobiles in the designated automobile parking areas,
and further provided there is no interference with the access of other tenants to the Building and Project parking lots and truck
courts. Tenant, at its sole expense, shall use and occupy the Premises in compliance with all laws, including, without limitation,
the Americans With Disabilities Act, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants
and restrictions now or hereafter applicable to the Premises (collectively, “Legal Requirements”). The Premises shall
not be used as a place of public accommodation under the Americans With Disabilities Act or similar state statutes or local ordinances
or any regulations promulgated thereunder, all as may be amended from time to time. Tenant shall, at its expense, make any alterations
or modifications, within or without the Premises, that are required by Legal Requirements related to Tenant’s use or occupation
of the Premises. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s
or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler credits. If any increase
in the cost of any insurance on the Premises or the Project is caused by Tenant’s use or occupation of the Premises, or
because Tenant vacates the Premises, then Tenant shall pay the amount of such increase to Landlord. Any occupation of the Premises
by Tenant prior to the Commencement Date shall be subject to all obligations of Tenant under this Lease.

 

4.
Base Rent. Tenant shall pay Base Rent in the amount set forth on Page 1 of this Lease. The first month’s Base Rent,
the Security Deposit, and the first monthly installment of estimated Operating Expenses (as hereafter defined) shall be due and
payable on the date hereof, and Tenant promises to pay to Landlord without demand, deduction or set-off, monthly installments
of Base Rent on or before the first day of each calendar month succeeding the Commencement Date. Payments of Base Rent for any
fractional calendar month shall be prorated. All payments required to be made by Tenant to Landlord hereunder (or to such other
party as Landlord may from time to time specify in writing) shall be made by check or by Electronic Fund Transfer (“EFT”)
of immediately available federal funds before 11:00 a.m., Eastern Time at such place, within the continental United States, as
Landlord may from time to time designate to Tenant in writing. The obligation of Tenant to pay Base Rent and other sums to Landlord
and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate,
reduce, or set-off any rent due hereunder except as may be expressly provided in this Lease. If Tenant is delinquent in any monthly
installment of Base Rent or of estimated Operating Expenses for more than 5 business days, Tenant shall pay to Landlord on demand
a late charge equal to 8 percent of such delinquent sum. The provision for such late charge shall be in addition to all of Landlord’s
other rights and remedies hereunder or at law and shall not be construed as a penalty.

 

5.
Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations
under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s
default. Upon each occurrence of an Event of Default (hereinafter defined), Landlord may use all or part of the Security Deposit
to pay delinquent payments due under this Lease, and the cost of any damage, injury, expense or liability caused by such Event
of Default, without prejudice to any other remedy provided herein or provided by law. Tenant shall pay Landlord on demand the
amount that will restore the Security Deposit to its original amount. Landlord’s obligation respecting the Security Deposit
is that of a debtor, not a trustee; no interest shall accrue thereon. The Security Deposit shall be the property of Landlord,
but shall be paid to Tenant when Tenant’s obligations under this Lease have been completely fulfilled. Landlord shall not
be required to keep all or any part of the Security Deposit separate from its general accounts. Tenant waives any limitations
set forth in California Civil Code Section 1950.7 limiting the use to which a security deposit may be applied. Landlord shall
be released from any obligation with respect to the Security Deposit upon transfer of this Lease and the Premises to a person
or entity assuming Landlord’s obligations under this Paragraph 5.

 

    	- 2 -

     

    

 

6.
Operating Expense Payments. During each month of the Lease Term, on the same date that Base Rent is due, Tenant shall pay
Landlord an amount equal to 1/12 of the annual cost, as estimated by Landlord from time to time, of Tenant’s Proportionate
Share (hereinafter defined) of Operating Expenses for the Project. Payments thereof for any fractional calendar month shall be
prorated. The term “Operating Expenses” means all costs and expenses incurred by Landlord with respect to the ownership,
maintenance, and operation of the Project including, but not limited to costs of: Taxes (hereinafter defined) and fees payable
to tax consultants and attorneys for consultation and contesting taxes; insurance; utilities; maintenance, repair and replacement
of all portions of the Project, including without limitation, paving and parking areas, roads, non-structural components of the
roofs (including the roof membrane), alleys, and driveways, mowing, landscaping, snow removal, exterior painting, utility lines,
heating, ventilation and air conditioning systems, lighting, electrical systems and other mechanical and building systems; amounts
paid to contractors and subcontractors for work or services performed in connection with any of the foregoing; charges or assessments
of any association to which the Project is subject; property management fees payable to a property manager, including any affiliate
of Landlord, or if there is no property manager, an administration fee of 15 percent of Operating Expenses payable to Landlord;
security services, if any; trash collection, sweeping and removal; and additions or alterations made by Landlord to the Project
or the Building in order to comply with Legal Requirements (other than those expressly required herein to be made by Tenant) or
that are appropriate to the continued operation of the Project or the Building as a bulk warehouse facility in the market area,
provided that the cost of additions or alterations that are required to be capitalized for federal income tax purposes shall be
amortized on a straight line basis over a period equal to the lesser of the useful life thereof for federal income tax purposes
or 10 years. Operating Expenses do not include costs, expenses, depreciation or amortization for capital repairs and capital replacements
required to be made by Landlord under Paragraph 10 of this Lease, debt service under mortgages or ground rent under ground leases,
costs of restoration to the extent of net insurance proceeds received by Landlord with respect thereto, leasing commissions, or
the costs of renovating space for tenants.

 

If
Tenant’s total payments of Operating Expenses for any year are less than Tenant’s Proportionate Share of
actual Operating Expenses for such year, then Tenant shall pay the difference to Landlord within 30 days after demand,
and if more, then Landlord shall retain such excess and credit it against Tenant’s next payments except that during the
last calendar year of the Lease Term or any extension terms thereof, Landlord shall refund any such excess within 60 days following
the termination of the Lease Term or any extension terms thereof, provided that Tenant is not in default of its obligations under
this Lease. For purposes of calculating Tenant’s Proportionate Share of Operating Expenses, a year shall mean a calendar
year except the first year, which shall begin on the Commencement Date, and the last year, which shall end on the expiration of
this Lease. With respect to Operating Expenses which Landlord allocates to the entire Project,
Tenant’s “Proportionate Share” shall be the percentage set forth on the first page of this Lease as Tenant’s
Proportionate Share of the Project as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises
or the Project; and, with respect to Operating Expenses which Landlord allocates only to the Building, Tenant’s “Proportionate
Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Proportionate Share of the Building
as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises or the Building. Landlord may
equitably increase Tenant’s Proportionate Share for any item of expense or cost reimbursable by Tenant that relates to a
repair, replacement, or service that benefits only the Premises or only a portion of the Project or Building that includes the
Premises or that varies with occupancy or use. The estimated Operating Expenses for the
Premises set forth on the first page of this Lease are only estimates, and Landlord makes no guaranty or warranty that such estimates
will be accurate.

 

7.
Utilities. Tenant shall pay for all water, gas, electricity, heat, light, power, telephone, sewer, sprinkler services,
refuse and trash collection, and other utilities and services used on the Premises, all maintenance charges for utilities, and
any storm sewer charges or other similar charges for utilities imposed by any governmental entity or utility provider, together
with any taxes, penalties, surcharges or the like pertaining to Tenant’s use of the Premises. Landlord may cause at Tenant’s
expense any utilities to be separately metered or charged directly to Tenant by the provider in the event Landlord reasonably
determines that Tenant’s use of such jointly metered utility materially exceeds the use of such jointly metered utility
by other tenants in the Building. Tenant shall pay its share of all charges for jointly metered utilities based upon consumption,
as reasonably determined by Landlord. No interruption or failure of utilities shall result in the termination of this Lease or
the abatement of rent. Tenant agrees to limit use of water and sewer for normal restroom use.

 

8.
Taxes. Landlord shall pay all taxes, assessments and governmental charges (collectively referred to as “Taxes”)
that accrue against the Project during the Lease Term, which shall be included as part of the Operating Expenses charged to Tenant.
Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens thereof. All
capital levies or other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease and any franchise
tax, any excise, use, margin, transaction, sales or privilege tax, assessment, levy or charge measured by or based, in whole or
in part, upon such rents from the Premises and/or the Project or any portion thereof shall be paid by Tenant to Landlord monthly
in estimated installments or upon demand, at the option of Landlord, as additional rent; provided, however, in no event shall
Tenant be liable for any net income taxes imposed on Landlord unless such net income taxes are in substitution for any Taxes payable
hereunder. If any such tax or excise is levied or assessed directly against Tenant or results from any Tenant-Made Alterations
(defined below), then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority
shall require. Tenant shall be liable for all taxes levied or assessed against any personal property or fixtures placed in the
Premises, whether levied or assessed against Landlord or Tenant.

 

    	- 3 -

     

    

 

9.
Insurance. Landlord shall maintain all risk or special form property insurance covering the full replacement cost of the
Building and commercial general liability insurance on the Project in forms and amounts customary for properties substantially
similar to the Project, subject to customary deductibles. Landlord may, but is not obligated to, maintain such other insurance
and additional coverages as it may deem necessary, including but not limited to, rent loss insurance. All such insurance shall
be included as part of the Operating Expenses charged to Tenant. The Project or Building may be included in a blanket policy (in
which case the cost of such insurance allocable to the Project or Building will be determined by Landlord based upon the total
insurance cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance which Landlord
reasonably deems necessary as a result of Tenant’s use of the Premises.

 

Tenant,
at its expense, shall maintain during the Lease Term the following insurance, at Tenant’s sole cost and expense: (1) commercial
general liability insurance applicable to the Premises and its appurtenances providing, on an occurrence basis, a minimum combined
single limit of $2,000,000; and in the event property of Tenant’s invitees or customers are kept in, or about the, Premises,
Tenant shall maintain warehouser’s legal liability or bailee customers insurance for the full value of the property of such
invitees or customers as determined by the warehouse contract between Tenant and its customer; (2) all risk or special form property
insurance covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant; (3)
workers’ compensation insurance as required by the state in which the Premises is located and in amounts as may be required
by applicable statute and shall include a waiver of subrogation in favor of Landlord; (4) employers liability insurance of at
least $1,000,000; (5) business automobile liability insurance having a combined single limit of not less than $1,000,000 per occurrence
insuring Tenant against liability arising out of the ownership maintenance or use of any owned, hired or nonowned automobiles,
and (6) business interruption insurance with a limit of liability representing loss of at least approximately 6 months of income.
Any company writing any of Tenant’s insurance shall have an A.M. Best rating of not less than A-VIII and provide primary
coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s
policies). All commercial general liability and, if applicable, warehouser’s legal liability or bailee customers insurance
policies shall name Tenant as a named insured and Landlord, its property manager, and other designees of Landlord as the interest
of such designees shall appear, as additional insureds. The limits and types of insurance maintained by Tenant shall not limit
Tenant’s liability under this Lease. Tenant shall provide Landlord with certificates of such insurance as required under
this Lease prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises,
and thereafter upon renewals at least 15 days prior to the expiration of the insurance coverage. Acceptance by Landlord of delivery
of any certificates of insurance does not constitute approval or agreement by Landlord that the insurance requirements of this
section have been met, and failure of Landlord to identify a deficiency from evidence provided will not be construed as a waiver
of Tenant’s obligation to maintain such insurance. In the event any of the insurance policies required to be carried by
Tenant under this Lease shall be cancelled prior to the expiration date of such policy, or if Tenant receives notice of any cancellation
of such insurance policies from the insurer prior to the expiration date of such policy, Tenant shall: (a) immediately deliver
notice to Landlord that such insurance has been, or is to be, cancelled, (b) shall promptly replace such insurance policy in order
to assure no lapse of coverage shall occur, and (c) shall deliver to Landlord a certificate of insurance for such policy. The
insurance required to be maintained by Tenant hereunder are only Landlord’s minimum insurance requirements and Tenant agrees
and understands that such insurance requirements may not be sufficient to fully meet Tenant’s insurance needs.

 

The
all risk or special form property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers
and all rights based upon an assignment from its insured, against Landlord or Tenant, their officers, directors, employees, managers,
agents, invitees and contractors, in connection with any loss or damage thereby insured against. Neither party nor its officers,
directors, employees, managers, agents, invitees or contractors shall be liable to the other for loss or damage caused by any
risk coverable by all risk or special form property insurance, and each party waives any claims against the other party, and its
officers, directors, employees, managers, agents, invitees and contractors for such loss or damage. The failure of a party to
insure its property shall not void this waiver. Tenant and its agents, employees and contractors shall not be liable for, and
Landlord hereby waives all claims against such parties for losses resulting from an interruption of Landlord’s business,
or any person claiming through Landlord, resulting from any accident or occurrence in or upon the Premises or the Project from
any cause whatsoever, including without limitation, damage caused in whole or in part, directly or indirectly, by the negligence
of Tenant or its agents, employees or contractors. Landlord and its agents, employees and contractors shall not be liable for,
and Tenant hereby waives all claims against such parties for losses resulting from an interruption of Tenant’s business,
or any person claiming through Tenant, resulting from any accident or occurrence in or upon the Premises or the Project from any
cause whatsoever, including without limitation, damage caused in whole or in part, directly or indirectly, by the negligence of
Landlord or its agents, employees or contractors.

 

10.
Landlord’s Repairs. Landlord shall repair, at its expense and without pass through as an Operating Expense, the structural
soundness of the roof (which does not include the roof membrane), the structural soundness of the foundation, and the structural
soundness of the exterior walls of the Building in good repair, reasonable wear and tear and uninsured losses and damages caused
by Tenant, its agents and contractors excluded. The term “walls” as used in this Paragraph 10 shall not include windows,
glass or plate glass, doors or overhead doors, special store fronts, dock bumpers, dock plates or levelers, or office entries.
Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Paragraph 10, after which
Landlord shall have a reasonable opportunity to repair.

 

    	- 4 -

     

    

 

11.
Tenant’s Repairs. Landlord, at Tenant’s expense as provided in Paragraph 6, shall maintain in good repair and
condition the parking areas and other common areas of the Building, including, but not limited to driveways, alleys, landscape
and grounds surrounding the Premises. Subject to Landlord’s obligation in Paragraph 10 and subject to Paragraphs 9 and 15,
Tenant, at its expense, shall repair, replace and maintain in good condition all portions of the Premises and all areas, improvements
and systems exclusively serving the Premises including, without limitation, dock and loading areas, truck doors, plumbing, water
and sewer lines up to points of common connection, fire sprinklers and fire protection systems, entries, doors, ceilings, windows,
interior walls, and the interior side of demising walls, and heating, ventilation and air conditioning systems. Such repair and
replacements include capital expenditures and repairs whose benefit may extend beyond the Term. Heating, ventilation and air conditioning
systems and other mechanical and building systems exclusively serving the Premises shall be maintained at Tenant’s expense
pursuant to maintenance service contracts entered into by Tenant or, at Landlord’s election, by Landlord, in which case
the costs of such contracts entered into by Landlord shall be included as an Operating Expense. The scope of services and contractors
under such maintenance contracts shall be reasonably approved by Landlord. At Landlord’s request, Tenant shall enter into
a joint maintenance agreement with any railroad that services the Premises. If Tenant fails to perform any repair or replacement
for which it is responsible, Landlord may perform such work and be reimbursed by Tenant within 10 days after demand therefor.
Subject to Paragraphs 9 and 15, Tenant shall bear the full cost of any repair or replacement to any part of the Building or Project
that results from damage caused by Tenant, its agents, contractors, or invitees and any repair that benefits only the Premises.

 

12.
Tenant-Made Alterations and Trade Fixtures. Any alterations, additions, or improvements made by or on behalf of Tenant
to the Premises (“Tenant-Made Alterations”) shall be subject to Landlord’s prior written consent. Tenant shall
cause, at its expense, all Tenant-Made Alterations to comply with insurance requirements and with Legal Requirements and shall
construct at its expense any alteration or modification required by Legal Requirements as a result of any Tenant-Made Alterations.
All Tenant-Made Alterations shall be constructed in a good and workmanlike manner by contractors reasonably acceptable to Landlord
and only good grades of materials shall be used. All plans and specifications for any Tenant-Made Alterations shall be submitted
to Landlord for its approval. Landlord may monitor construction of the Tenant-Made Alterations. Tenant shall reimburse Landlord
for its costs in reviewing plans and specifications and in monitoring construction. Landlord’s right to review plans and
specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such
plans and specifications or construction comply with applicable laws, codes, rules and regulations. Tenant shall provide Landlord
with the identities and mailing addresses of all persons performing work or supplying materials, prior to beginning such construction,
and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall furnish
security or make other arrangements satisfactory to Landlord to assure payment for the completion of all work free and clear of
liens and shall provide certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance
company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction.
Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting forth the names of all
contractors and subcontractors who did work on the Tenant-Made Alterations and final lien waivers from all such contractors and
subcontractors. Upon surrender of the Premises, all Tenant-Made Alterations and any leasehold improvements constructed by Landlord
or Tenant shall remain on the Premises as Landlord’s property, except to the extent Landlord requires removal at Tenant’s
expense of any such items or Landlord and Tenant have otherwise agreed in writing in connection with Landlord’s consent
to any Tenant-Made Alterations. Tenant shall repair any damage caused by the removal of such Tenant-Made Alterations upon surrender
of the Premises.

 

Tenant,
at its own cost and expense and without Landlord’s prior approval, may erect such shelves, racking, bins, machinery and
trade fixtures (collectively “Trade Fixtures”) in the ordinary course of its business provided that such items do
not alter the basic character of the Premises, do not overload or damage the Premises, and may be removed without injury to the
Premises, and the construction, erection, and installation thereof complies with all Legal Requirements and with Landlord’s
requirements set forth above. Tenant shall remove its Trade Fixtures and shall repair any damage caused by such removal upon surrender
of the Premises.

 

13.
Signs. Tenant shall not make any changes to the exterior of the Premises, install any exterior lights, decorations, balloons,
flags, pennants, banners, or painting, or erect or install any signs, windows or door lettering, placards, decorations, or advertising
media of any type which can be viewed from the exterior of the Premises, without Landlord’s prior written consent, which
consent shall not be unreasonable withheld. Upon surrender or vacation of the Premises, Tenant shall have removed all signs and
repair, paint, and/or replace the building facia surface to which its signs are attached. Tenant shall obtain all applicable governmental
permits and approvals for sign and exterior treatments. All signs, decorations, advertising media, blinds, draperies and other
window treatment or bars or other security installations visible from outside the Premises shall be subject to Landlord’s
approval and conform in all respects to Landlord’s requirements.

 

14.
Parking. Tenant shall be entitled to park in common with other tenants of the Project in those areas designated for nonreserved
parking. Landlord may allocate parking spaces among Tenant and other tenants in the Project if Landlord reasonably determines
that such parking facilities are becoming crowded. Landlord shall not be responsible for enforcing Tenant’s parking rights
against any third parties.

 

15.
Restoration. If at any time during the Lease Term the Premises are damaged by a fire or other casualty, Landlord shall
notify Tenant within 60 days after such damage as to the amount of time Landlord reasonably estimates it will take to restore
the Premises. If the restoration time is estimated to exceed 6 months, either Landlord or Tenant may elect to terminate this Lease
upon notice to the other party given no later than 30 days after Landlord’s notice. If neither party elects to terminate
this Lease or if Landlord estimates that restoration will take 6 months or less, then, subject to receipt of sufficient insurance
proceeds, Landlord shall promptly restore the Premises excluding the improvements installed by Tenant or by Landlord and paid
by Tenant, subject to delays arising from the collection of insurance proceeds or from Force Majeure events. Tenant at Tenant’s
expense shall promptly perform, subject to delays arising from the collection of insurance proceeds, or from Force Majeure events
(as defined in Paragraph 33), all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises
and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either party may terminate this Lease
if the Premises are damaged during the last year of the Lease Term and Landlord reasonably estimates that it will take more than
one month to repair such damage. Base Rent and Operating Expenses shall be abated for the period of repair and restoration commencing
on the date of such casualty event in the proportion which the area of the Premises, if any, which is not usable by Tenant bears
to the total area of the Premises. Such abatement shall be the sole remedy of Tenant, and except as provided herein, Tenant waives
any right to terminate the Lease by reason of damage or casualty loss.

 

    	- 5 -

     

    

 

Notwithstanding
anything contained in the Lease to the contrary, to the extent the damage to the Project is attributable to Tenant, Tenant shall
pay to Landlord with respect to any damage to the Project an amount of the commercially reasonable deductible under Landlord’s
insurance policy, not to exceed $10,000.00, within 30 days after presentment of Landlord’s invoice.

 

16.
Condemnation. If any part of the Premises or the Project should be taken for any public or quasi-public use under governmental
law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or
“Taken”), and the Taking would materially interfere with or impair Landlord’s ownership or operation of the
Project, then upon written notice by Landlord this Lease shall terminate and Base Rent shall be apportioned as of said date. If
part of the Premises shall be Taken, and this Lease is not terminated as provided above, the Base Rent payable hereunder during
the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances. In the event of
any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant,
and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent
that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord)
for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s Trade
Fixtures, if a separate award for such items is made to Tenant.

 

17.
Assignment and Subletting. Without Landlord’s prior written consent, which shall not be unreasonably withheld conditioned
or delayed, and with the exception of Tenant Affiliates (defined below) and direct supply chain partners, Tenant shall not assign
this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any
concession or license within the Premises and any attempt to do any of the foregoing shall be void and of no effect. It shall
be reasonable for the Landlord to withhold, delay or condition its consent, where required, to any assignment or sublease in any
of the following instances: (i) the assignee or sublessee does not have a net worth calculated according to generally accepted
accounting principles at least equal to the greater of the net worth of Tenant immediately prior to such assignment or sublease
or the net worth of the Tenant at the time it executed the Lease; (ii) occupancy of the Premises by the assignee or sublessee
would, in Landlord’s opinion, violate any agreement binding upon Landlord or the Project with regard to the identity of
tenants, usage in the Project, or similar matters; (iii) the identity or business reputation of the assignee or sublessee will,
in the good faith judgment of Landlord, tend to damage the goodwill or reputation of the Project; (iv) the assignment or sublease
is to another tenant in the Project and is at rates which are below those charged by Landlord for comparable space in the Project;
or (v) in the case of a sublease, the subtenant has not acknowledged that the Lease controls over any inconsistent provision in
the sublease. The foregoing criteria shall not exclude any other reasonable basis for Landlord to refuse its consent to such assignment
or sublease. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease. Tenant
shall provide to Landlord all information concerning the assignee or sublessee as Landlord may reasonably request. Landlord may
revoke its consent immediately and without notice if, as of the effective date of the assignment or sublease, there has occurred
and is continuing any default under the Lease. For purposes of this paragraph, a transfer of the ownership interests controlling
Tenant shall be deemed an assignment of this Lease unless such ownership interests are publicly traded. Notwithstanding the above,
Tenant may assign or sublet the Premises, or any part thereof, to any entity controlling Tenant, controlled by Tenant or under
common control with Tenant (a “Tenant Affiliate”), without the prior written consent of Landlord. Tenant shall reimburse
Landlord for all of Landlord’s reasonable expenses in connection with any assignment or sublease not to exceed $1,500.00.
This Lease shall be binding upon Tenant and its successors and permitted assigns. Upon Landlord’s receipt of Tenant’s
written notice of a desire to assign or sublet the Premises, or any part thereof (other than to a Tenant Affiliate), Landlord
may, by giving written notice to Tenant within 30 days after receipt of Tenant’s notice, terminate this Lease with respect
to the space described in Tenant’s notice, as of the date specified in Tenant’s notice for the commencement of the
proposed assignment or sublease.

 

Notwithstanding
any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times
remain fully responsible and liable for the payment of the rent and for compliance with all of Tenant’s other obligations
under this Lease (regardless of whether Landlord’s approval has been obtained for any such assignments or sublettings).
In the event that the rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease
or assignment plus any bonus or other consideration therefor or incident thereto) exceeds the rental payable under this Lease,
then Tenant shall be bound and obligated to pay Landlord as additional rent hereunder all such excess rental and other excess
consideration within 10 days following receipt thereof by Tenant; provided in the event of a sublease which is less than 100%
of the Premises such excess rental and other consideration shall be applied on a square foot basis.

 

If
this Lease be assigned or if the Premises be subleased (whether in whole or in part) or in the event of the mortgage, pledge,
or hypothecation of Tenant’s leasehold interest or grant of any concession or license within the Premises or if the Premises
be occupied in whole or in part by anyone other than Tenant, then upon a default by Tenant hereunder Landlord may collect rent
from the assignee, sublessee, mortgagee, pledgee, party to whom the leasehold interest was hypothecated, concessionee or licensee
or other occupant and, except to the extent set forth in the preceding paragraph, apply the amount collected to the next rent
payable hereunder; and all such rentals collected by Tenant shall be held in trust for Landlord and immediately forwarded to Landlord.
No such transaction or collection of rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions
or a release of Tenant from the further performance by Tenant of its covenants, duties, or obligations hereunder.

 

    	- 6 -

     

    

 

18.
Indemnification. Except for the negligence of Landlord, its agents, employees or contractors, and to the extent permitted
by law, Tenant agrees to indemnify, defend and hold harmless Landlord, and Landlord’s agents, employees and contractors,
from and against any and all losses, liabilities, damages, costs and expenses (including attorneys’ fees) resulting from
claims by third parties for injuries to any person and damage to or theft or misappropriation or loss of property occurring in
or about the Project and arising from the use and occupancy of the Premises or from any activity, work, or thing done, permitted
or suffered by Tenant in or about the Premises or due to any other act or omission of Tenant, its subtenants, assignees, invitees,
employees, contractors and agents. The furnishing of insurance required hereunder shall not be deemed to limit Tenant’s
obligations under this Paragraph 18.

 

19.
Inspection and Access. Upon providing 24 hours advance notice (except in the event of an emergency, in which case no advance
notice is required), Landlord and its agents, representatives, and contractors may enter the Premises at any reasonable time to
inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business
purpose. Upon providing 24 hours advance notice, Landlord and Landlord’s representatives may enter the Premises during business
hours for the purpose of showing the Premises to prospective purchasers and, during the last year of the Lease Term, to prospective
tenants. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available
for sale. Landlord may grant easements, make public dedications, designate and modify common areas and create restrictions on
or about the Premises, provided that no such easement, dedication, designation, modification or restriction materially interferes
with Tenant’s use or occupancy of the Premises. At Landlord’s request, Tenant shall execute such instruments as may
be necessary for such easements, dedications or restrictions. Access, as used in this Paragraph 19, shall be granted to Landlord
upon Landlord’s prior notice to Tenant and at such times so as to minimize, so far as may be reasonable under the circumstances,
any material disturbance to Tenant’s operations.

 

20.
Quiet Enjoyment. If Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant,
Tenant shall, subject to the terms of this Lease, at all times during the Lease Term, have peaceful and quiet enjoyment of the
Premises against any person claiming by, through or under Landlord.

 

21.
Surrender. Upon termination of the Lease Term or earlier termination of Tenant’s right of possession, Tenant shall
surrender the Premises to Landlord in the same condition as received ordinary wear and tear, casualty loss and condemnation covered
by Paragraphs 15 and 16 excepted and otherwise in accordance with the Move Out Conditions Addendum attached hereto. Without limiting
the foregoing, Tenant shall remove any odor which may exist in the Premises resulting from Tenant’s occupancy of the Premises
upon the termination of the Lease Term or earlier termination of Tenant’s right of possession. Any Trade Fixtures, Tenant-Made
Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored,
removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages
resulting from Landlord’s retention and disposition of such property. All obligations of Tenant hereunder not fully performed
as of the termination of the Lease Term shall survive the termination of the Lease Term, including without limitation, indemnity
obligations, payment obligations with respect to Operating Expenses and obligations concerning the condition and repair of the
Premises.

 

22.
Holding Over. If Tenant retains possession of the Premises after the termination of the Lease Term, unless otherwise agreed
in writing, such possession shall be subject to immediate termination by Landlord at any time, and all of the other terms and
provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during
such holdover period, except that Tenant shall pay Landlord from time to time, upon demand, as Base Rent for the holdover period,
an amount equal to 150% of the Base Rent in effect on the termination date, computed on a monthly basis for each month or part
thereof during such holding over. All other payments shall continue under the terms of this Lease. In addition, Tenant shall be
liable for all damages incurred by Landlord as a result of such holding over. No holding over by Tenant, whether with or without
consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Paragraph 22 shall not
be construed as consent for Tenant to retain possession of the Premises. For purposes of this Paragraph 22, “possession
of the Premises” shall continue until, among other things, Tenant has delivered all keys to the Premises to Landlord, Landlord
has complete and total dominion and control over the Premises, and Tenant has completely fulfilled all obligations required of
it upon termination of the Lease as set forth in this Lease, including, without limitation, those concerning the condition and
repair of the Premises.

 

23.
Events of Default. Each of the following events shall be an event of default (“Event of Default”) by Tenant
under this Lease:

 

(i)
Tenant shall fail to pay any installment of Base Rent or any other payment required herein when due, and such failure shall continue
for a period of 5 days from the date such payment was due.

 

(ii)
Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (A) make a general assignment for the benefit
of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a
debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution
or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or
for all or of any substantial part of its property (collectively a “proceeding for relief”);; or”); (C) become
the subject of any proceeding for relief which is not dismissed within 60 days of its filing or entry; or () die or suffer a legal
disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence
(if Tenant, guarantor or surety is a corporation, partnership or other entity).

 

    	- 7 -

     

    

 

(iii)
Any insurance required to be maintained by Tenant pursuant to this Lease shall be cancelled or terminated or shall expire or shall
be reduced or materially changed, except, in each case, as permitted in this Lease.

 

(iv)
Tenant shall not occupy or shall vacate the Premises whether or not Tenant is in monetary or other default under this Lease. Tenant’s
vacating of the Premises shall not constitute an Event of Default if, prior to vacating the Premises, Tenant has made arrangements
reasonably acceptable to Landlord to (a) ensure that Tenant’s insurance for the Premises will not be voided or cancelled
with respect to the Premises as a result of such vacancy, (b) ensure that the Premises are secured and not subject to vandalism,
and (c) ensure that the Premises will be properly maintained after such vacation, including, but not limited to, keeping the heating,
ventilation and cooling systems maintenance contracts required by this Lease in full force and effect and maintaining the utility
services. Tenant shall inspect the Premises at least once each month and report monthly in writing to Landlord on the condition
of the Premises.

 

(v)
Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect
to this Lease except as otherwise permitted in this Lease.

 

(vi)
Tenant shall fail to discharge any lien placed upon the Premises in violation of this Lease within 20 days after any such lien
or encumbrance is filed against the Premises.

 

(vii)
Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Paragraph 23, and
except as otherwise expressly provided herein, such default shall continue for more than 30 days after Landlord shall have given
Tenant written notice of such default (said notice being in lieu of, and not in addition to, any notice required as a prerequisite
to a forcible entry and detainer or similar action for possession of the Premises).

 

(viii)
Tenant agrees that any notice given by Landlord pursuant to this Paragraph of the Lease shall satisfy the requirements for notice
under California Code of Civil Procedure Section 1161, and Landlord shall not be required to give any additional notice in order
to be entitled to commence an unlawful detainer proceeding.

 

24.
Landlord’s Remedies. Upon each occurrence of an Event of Default and so long as such Event of Default shall be continuing,
Landlord may at any time thereafter at its election: terminate this Lease or Tenant’s right of possession, (but Tenant shall
remain liable as hereinafter provided) and/or pursue any other remedies at law or in equity. Upon the termination of this Lease
or termination of Tenant’s right of possession, it shall be lawful for Landlord, without formal demand or notice of any
kind, to re-enter the Premises by summary dispossession proceedings or any other action or proceeding authorized by law and to
remove Tenant and all persons and property therefrom. If Landlord re-enters the Premises, Landlord shall have the right to keep
in place and use, or remove and store, all of the furniture, fixtures and equipment at the Premises.

 

Except
as otherwise provided in the next paragraph, if Tenant breaches this Lease and abandoned the Premises prior to the end of the
term hereof, or if Tenant’s right to possession is terminated by Landlord because of an Event of Default by Tenant under
this Lease, this Lease shall terminate. Upon such termination, Landlord may recover from Tenant the following, as provided in
Section 1951.2 of the Civil Code of California: (i) the worth at the time of award of the unpaid Base Rent and other charges under
this Lease that had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the reasonable
value of the unpaid Base Rent and other charges under this Lease which would have been earned after termination until the time
of award exceeds the amount of such rental loss that Tenant proves could have been reasonable avoided; (iii) the worth at the
time of award by which the reasonable value of the unpaid Base Rent and other charges under this Lease for the balance of the
term of this Lease after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably
avoided; and (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s
failure to perform its obligations under this Lease or that in the ordinary course of things would be likely to result therefrom.
As used herein, the following terms are defined: (a) The “worth at the time of award” of the amounts referred to in
Sections (i) and (ii) is computed by allowing interest at the lesser of 18 percent per annum or the maximum lawful rate. The “worth
at the time of award” of the amount referred to in Section (iii) is computed by discounting such amount at the discount
rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent; (b) The “time of award” as
used in clauses (i), (ii), and (iii) above is the date on which judgment is entered by a court of competent jurisdiction; (c)
The “reasonable value” of the amount referred to in clause (ii) above is computed by determining the mathematical
product of (1) the “reasonable annual rental value” (as defined herein) and (2) the number of years, including fractional
parts thereof, between the date of termination and the time of award. The “reasonable value” of the amount referred
to in clause (iii) is computed by determining the mathematical product of (1) the annual Base Rent and other charges under this
Lease and (2) the number of years including fractional parts thereof remaining in the balance of the term of this Lease after
the time of award. Tenant acknowledges and agrees that the term “detriment proximately caused by Tenant’s failure
to perform its obligations under this Lease” includes, without limitation, the value of any abated or free rent given to
Tenant.

 

    	- 8 -

     

    

 

Even
if Tenant has breached this Lease and abandoned the Premises, this Lease shall continue in effect for so long as Landlord does
not terminate Tenant’s right to possession, and Landlord may enforce all its rights and remedies under this Lease, including
the right to recover rent as it becomes due. This remedy is intended to be the remedy described in California Civil Code Section
1951.4, and the following provision from such Civil Code Section is hereby repeated: “The Lessor has the remedy described
in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover
rent as it becomes due, if lessee has right to sublet or assign subject only to reasonable limitations).” Any such payments
due Landlord shall be made upon demand therefor from time to time and Tenant agrees that Landlord may file suit to recover any
sums falling due from time to time. Notwithstanding any such reletting without termination, Landlord may at any time thereafter
elect in writing to terminate this Lease for such previous breach.

 

Exercise
by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender
of the Premises and/or a termination of this Lease by Landlord, whether by agreement or by operation of law, it being understood
that such surrender and/or termination can be effected only by the written agreement of Landlord and Tenant. Any law, usage, or
custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in
strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly
in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms,
provisions, and covenants of this Lease or as having modified the same. Tenant and Landlord further agree that forbearance or
waiver by Landlord to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver of Landlord’s
right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of rent or other payment
with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of
any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest
extent permitted by law, Tenant waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant
of any court or judge. The terms “enter,” “re-enter,” “entry” or “re-entry,” as
used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms
and conditions as Landlord in its sole discretion may determine (including without limitation a term different than the remaining
Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and
leasing any or all other portions of the Project before reletting the Premises). Landlord shall not be liable, nor shall Tenant’s
obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect
of such reletting.

 

25.
Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform
any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance
will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is
reasonably necessary). All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may
be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations
hereunder. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership
of the Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner, for the time being
of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be
released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the
Lease Term upon each new owner for the duration of such owner’s ownership. Any liability of Landlord under this Lease shall
be limited solely to its interest in the Project, and in no event shall any personal liability be asserted against Landlord in
connection with this Lease nor shall any recourse be had to any other property or assets of Landlord.

 

26.
Landlord’s Lien/Security Interest. Landlord hereby waives any right of distraint or statutory lien for rent against
Tenant’s property on the Premises that would permit Landlord to possess or sell Tenant’s property before obtaining
a judgment. Landlord does not waive any right to obtain and enforce any judgment lien or any pre-judgment rights and remedies
other than those described above.

 

27.
Subordination. This Lease and Tenant’s interest and rights hereunder are and shall be subject and subordinate at
all times to the lien of any first mortgage, now existing or hereafter created on or against the Project or the Premises, and
all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without
the necessity of any further instrument or act on the part of Tenant. Tenant agrees, at the election of the holder of any such
mortgage, to attorn to any such holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments, confirming
such subordination and such instruments of attornment as shall be requested by any such holder. Notwithstanding the foregoing,
any such holder may at any time subordinate its mortgage to this Lease, without Tenant’s consent, by notice in writing to
Tenant, and thereupon this Lease shall be deemed prior to such mortgage without regard to their respective dates of execution,
delivery or recording and in that event such holder shall have the same rights with respect to this Lease as though this Lease
had been executed prior to the execution, delivery and recording of such mortgage and had been assigned to such holder. The term
“mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other
encumbrances, and any reference to the “holder” of a mortgage shall be deemed to include the beneficiary under a deed
of trust.

 

28.
Mechanic’s Liens. Tenant has no express or implied authority to create or place any lien or encumbrance of any kind
upon, or in any manner to bind the interest of Landlord or Tenant in, the Premises or to charge the rentals payable hereunder
for any claim in favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction
or repairs. Tenant covenants and agrees that it will pay or cause to be paid all sums legally due and payable by it on account
of any labor performed or materials furnished in connection with any work performed on the Premises and that it will save and
hold Landlord harmless from all loss, cost or expense based on or arising out of asserted claims or liens against the leasehold
estate or against the interest of Landlord in the Premises or under this Lease. Tenant shall give Landlord immediate written notice
of the placing of any lien or encumbrance against the Premises and cause such lien or encumbrance to be discharged within 20 days
of the filing or recording thereof; provided, however, Tenant may contest such liens or encumbrances as long as such contest prevents
foreclosure of the lien or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory
to Landlord within such 20 day period.

 

    	- 9 -

     

    

 

29.
Estoppel Certificates. Tenant agrees, from time to time, within 10 days after request of Landlord, to execute and deliver
to Landlord, or Landlord’s designee, any estoppel certificate requested by Landlord, stating that this Lease is in full
force and effect, the date to which rent has been paid, that Landlord is not in default hereunder (or specifying in detail the
nature of Landlord’s default), the termination date of this Lease and such other matters pertaining to this Lease as may
be requested by Landlord. Tenant’s obligation to furnish each estoppel certificate in a timely fashion is a material inducement
for Landlord’s execution of this Lease. No cure or grace period provided in this Lease shall apply to Tenant’s obligations
to timely deliver an estoppel certificate.

 

30.
Environmental Requirements. Except for Hazardous Material contained in products used by Tenant in de minimis quantities
for ordinary cleaning and office purposes, and except for propane used in Tenant’s forklifts in the normal course of its
business, and except for Hazardous Materials contained in products stored and/or distributed during Tenant’s normal course
of business in their original, sealed, and unopened containers, Tenant shall not permit or cause any party to bring any Hazardous
Material upon the Premises or transport, store, use, generate, manufacture or release any Hazardous Material in or about the Premises
without Landlord’s prior written consent. Tenant, at its sole cost and expense, shall operate its business in the Premises
in strict compliance with all Environmental Requirements and shall remediate in a manner satisfactory to Landlord any Hazardous
Materials released on or from the Project by Tenant, its agents, employees, contractors, subtenants or invitees. Tenant shall
complete and certify to disclosure statements as requested by Landlord from time to time relating to Tenant’s transportation,
storage, use, generation, manufacture or release of Hazardous Materials on the Premises. The term “Environmental Requirements”
means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments
of any governmental authority or agency regulating or relating to health, safety, or environmental conditions on, under, or about
the Premises or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation
and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations
or policies promulgated or issued thereunder. The term “Hazardous Materials” means and includes any substance, material,
waste, pollutant, or contaminant listed or defined as hazardous or toxic, under any Environmental Requirements, asbestos and petroleum,
including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or
mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be
the “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought
on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or residues generated,
resulting, or produced therefrom. No cure or grace period provided in this Lease shall apply to Tenant’s obligations to
comply with the terms and conditions of this Paragraph 30.

 

Notwithstanding
anything to the contrary in this Paragraph 30, Tenant shall have no liability of any kind to Landlord as to Hazardous Materials
on the Premises caused or permitted by (i) Landlord, its agents, employees, contractors or invitees; or (ii) any other tenants
in the Project or their agents, employees, contractors, subtenants, assignees or invitees.

 

Tenant
shall indemnify, defend, and hold Landlord harmless from and against any and all losses (including, without limitation, diminution
in value of the Premises or the Project and loss of rental income from the Project), claims, demands, actions, suits, damages
(including, without limitation, punitive damages), expenses (including, without limitation, remediation, removal, repair, corrective
action, or cleanup expenses), and costs (including, without limitation, actual attorneys’ fees, consultant fees or expert
fees and including, without limitation, removal or management of any asbestos brought into the property or disturbed in breach
of the requirements of this Paragraph 30, regardless of whether such removal or management is required by law) which are brought
or recoverable against, or suffered or incurred by Landlord as a result of any release of Hazardous Materials for which Tenant
is obligated to remediate as provided above or any other breach of the requirements under this Paragraph 30 by Tenant, its agents,
employees, contractors, subtenants, assignees or invitees, regardless of whether Tenant had knowledge of such noncompliance. The
obligations of Tenant under this Paragraph 30 shall survive any termination of this Lease.

 

Landlord
shall have access to, and a right to perform inspections and tests of, the Premises to determine Tenant’s compliance with
Environmental Requirements, its obligations under this Paragraph 30, or the environmental condition of the Premises. Access shall
be granted to Landlord upon Landlord’s prior notice to Tenant and at such times so as to minimize, so far as may be reasonable
under the circumstances, any disturbance to Tenant’s operations. Such inspections and tests shall be conducted at Landlord’s
expense, unless such inspections or tests reveal that Tenant has not complied with any Environmental Requirement, in which case
Tenant shall reimburse Landlord for the reasonable cost of such inspection and tests. Landlord’s receipt of or satisfaction
with any environmental assessment in no way waives any rights that Landlord holds against Tenant.

 

31.
Rules and Regulations. Tenant shall, at all times during the Lease Term and any extension thereof, comply with all reasonable
rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The
current Project rules and regulations are attached hereto as Exhibit B. In the event of any conflict between said rules and regulations
and other provisions of this Lease, the other terms and provisions of this Lease shall control. Landlord shall not have any liability
or obligation for the breach of any rules or regulations by other tenants in the Project.

 

    	- 10 -

     

    

 

32.
Security Service. Tenant acknowledges and agrees that, while Landlord may patrol the Project, Landlord is not providing
any security services with respect to the Premises and that Landlord shall not be liable to Tenant for, and Tenant waives any
claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with
any unauthorized entry into the Premises or any other breach of security with respect to the Premises.

 

33.
Force Majeure. Landlord shall not be held responsible for delays in the performance of its obligations hereunder when caused
by strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor,
governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental
action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord (“Force Majeure”).

 

34.
Entire Agreement. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter
hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant, or anyone
acting on behalf of Landlord or Tenant, which are not contained herein, and any prior agreements, promises, negotiations, or representations
are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both parties hereto.

 

35.
Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws,
then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby.
It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal,
invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal,
invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.

 

36.
Brokers. Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this
transaction and that no broker, agent or other person brought about this transaction, other than the broker, if any, set forth
on the first page of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any
other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Tenant
with regard to this leasing transaction.

 

37.
Miscellaneous. (a) Any payments or charges due from Tenant to Landlord hereunder shall be considered rent for all purposes
of this Lease.

 

(b)
If and when included within the term “Tenant,” as used in this instrument, there is more than one person, firm or
corporation, each shall be jointly and severally liable for the obligations of Tenant.

 

(c)
All notices required or permitted to be given under this Lease shall be in writing and shall be sent by registered or certified
mail, return receipt requested, or by a reputable national overnight courier service, postage prepaid, or by hand delivery addressed
to Landlord at 17777 Center Court Drive North, Suite 100, Cerritos, California 90703, with a copy sent to Landlord at 4545 Airport
Way, Denver, Colorado 80239, Attention: General Counsel, and to Tenant at 25731 Commercentre Drive, Lake Forest, California 92630
with copy sent to Jaime R. Quezon, Esq, 805 W Azeele Street, Tampa, FL 33606. Either party may by notice given aforesaid change
its address for all subsequent notices or add an additional party to be copied on all subsequent notices. Except where otherwise
expressly provided to the contrary, notice shall be deemed given upon delivery.

 

(d)
Except as otherwise expressly provided in this Lease or as otherwise required by law, Landlord retains the absolute right to withhold
any consent or approval.

 

(e)
At Landlord’s request from time to time Tenant shall furnish Landlord with true and complete copies of its most recent annual
and quarterly financial statements prepared by Tenant or Tenant’s accountants and any other financial information or summaries
that Tenant typically provides to its lenders or shareholders. Any and all information provided by Tenant to Landlord pursuant
to this Paragraph shall remain confidential and Landlord shall not disclose to any third party whatsoever other than prospective
lenders or buyers of the Building bound by confidentiality agreement or as required by law.

 

(f)
Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare
and file, and upon request by Landlord Tenant will execute, a memorandum of lease.

 

(g)
The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be
employed in the interpretation of this Lease or any exhibits or amendments hereto.

 

(h)
The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the
leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both
parties.

 

(i)
Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number
shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience
only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way
affect the interpretation of this Lease.

 

(j)
Any amount not paid by Tenant within 5 business days after its due date in accordance with the terms of this Lease shall bear
interest from such due date until paid in full at the lesser of the highest rate permitted by applicable law or 15 percent per
year. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the maximum rate
or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as
to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect
to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by
Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to
Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder
reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit
the recovery of the fullest amount otherwise called for hereunder.

 

    	- 11 -

     

    

 

(k)
Construction and interpretation of this Lease shall be governed by the laws of the state in which the Project is located, excluding
any principles of conflicts of laws.

 

(l)
Time is of the essence as to the performance of Tenant’s and Landlord’s obligations under this Lease.

 

(m)
All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. In the event of any conflict
between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control.

 

(n)
In the event either party hereto initiates litigation to enforce the terms and provisions of this Lease, the non-prevailing party
in such action shall reimburse the prevailing party for its reasonable attorney’s fees, filing fees, and court costs.

 

(o)
Tenant agrees and understands that Landlord shall have the right (provided that the exercise of Landlord’s rights does not
adversely affect Tenant’s use and occupancy of the Premises or subject Tenant to additional costs), without Tenant’s
consent, to place a solar electric generating system on the roof of the Building or enter into a lease for the roof of the Building
whereby such roof tenant shall have the right to install a solar electric generating system on the roof of the Building. Upon
receipt of written request from Landlord, Tenant, at Tenant’s sole cost and expense, shall deliver to Landlord data regarding
the electricity consumed in the operation of the Premises (the “Energy Data”) for purposes of regulatory compliance,
manual and automated benchmarking, energy management, building environmental performance labeling and other related purposes,
including but not limited, to the Environmental Protection Agency’s Energy Star rating system and other energy benchmarking
systems. Landlord shall use commercially reasonable efforts to utilize automated data transmittal services offered by utility
companies to access the Energy Data. Landlord shall not publicly disclose Energy Data without Tenant’s prior written consent.
Landlord may, however, disclose Energy Data that has been modified, combined or aggregated in a manner such that the resulting
data is not exclusively attributable to Tenant.

 

(p)
This Lease may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts
shall constitute one Lease. Execution copies of this Lease may be delivered by facsimile or email, and the parties hereto agree
to accept and be bound by facsimile signatures or scanned signatures transmitted via email hereto, which signatures shall be considered
as original signatures with the transmitted Lease having the same binding effect as an original signature on an original Lease.
At the request of either party, any facsimile document or scanned document transmitted via email is to be re-executed in original
form by the party who executed the original facsimile document or scanned document. Neither party may raise the use of a facsimile
machine or scanned document or the fact that any signature was transmitted through the use of a facsimile machine or email as
a defense to the enforcement of this Lease.

 

(q)
Within fifteen (15) days of Landlord’s written request, Tenant agrees to deliver to Landlord such information and/or documents
as Landlord requires for Landlord to comply with California Public Resources Code Section 25402.10, or successor statute(s), and
California Energy Commission adopted regulations set forth in California Code of Regulations, Title 20, Division 2, Chapter 4,
Article 9, Sections 1680-1685, and successor and related California Code of Regulations, relating to commercial building energy
ratings. Landlord makes the following statement based on Landlord’s actual knowledge in order to comply with California
Civil Code Section 1938: The Building and Premises have not undergone an inspection by a Certified Access Specialist (CASp).

 

38.
Limitation of Liability of Trustees, Shareholders, and Officers of Landlord. Any obligation or liability whatsoever of
Landlord which may arise at any time under this Lease or any obligation or liability which may be incurred by it pursuant to any
other instrument, transaction, or undertaking contemplated hereby shall not be personally binding upon, nor shall resort for the
enforcement thereof be had to the property of, its trustees, directors, shareholders, officers, employees or agents, regardless
of whether such obligation or liability is in the nature of contract, tort, or otherwise.

 

39.
Waiver of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY
JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD
AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH
OR THE TRANSACTIONS RELATED HERETO.

 

    	- 12 -

     

    

 

IN
WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written.

 

	TENANT:	 	LANDLORD:
	 	 	 
	THROWDOWN
    INDUSTRIES HOLDINGS, LLC 

    a Delaware limited liability company	 	PROLOGIS
    CALIFORNIA I LLC 

    a Delaware limited liability company
	 	 	 
		 	 	By:	Prologis,
                                         a Maryland real estate investment trust, its managing member

	 	 	 	 	 
	By:	/s/
    David E. Vautrin 	 	By:	/s/
    Robert B. Antrobsus
	Name:	David
    E. Vautrin	 	Name:	Robert
    B. Antrobsus
	Title:	CEO	 	Title:	SVP

 

    	- 13 -

     

    

 

ADDENDUM
1

 

BASE
RENT ADJUSTMENTS

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

Base
Rent shall equal the following amounts for the respective periods set forth below:

 

	Period	 	Monthly
    Base Rent	 
	 	 	 	 
	September 1, 2015
    through September,
    2015	 	$	16,504.32	 
	 	 	 	 	 	 	 	 	 
	October 1, 2015 through
    February 29, 2016	 	$	8,252.16	 
	 	 	 	 	 	 	 	 	 
	March 1, 2016 through
    August 31, 2016	 	$	16,504.32	 
	 	 	 	 	 	 	 	 	 
	September 1, 2016
    through August
    31, 2017	 	$	16,999.45	 
	 	 	 	 	 	 	 	 	 
	September 1, 2017
    through October
    31, 2018	 	$	17,509.43	 

 

    	- 14 -

     

    

 

ADDENDUM
2

 

HVAC
MAINTENANCE CONTRACT

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

Paragraph
11, captioned “TENANT REPAIRS,” is revised to include the following:

 

Tenant
agrees to enter into and maintain through the term of the Lease, a regularly scheduled preventative maintenance/service contract
for servicing all hot water, heating and air conditioning systems and equipment within the Premises. Landlord requires a qualified
HVAC contractor perform this work. Landlord will provide a history of the HVAC service and reports prior to the Commencement Date.
A certificate must be provided to the Landlord upon occupancy of the leased Premises.

 

The
service contract must become effective within thirty (30) days of occupancy, and service visits shall be performed on a quarterly
basis. Landlord suggests that Tenant send the following list to a qualified HVAC contractor to be assured that these items are
included in the maintenance contract:

 

	 	1.	Adjust belt tension;
	 	2.	Lubricate all
    moving parts, as necessary;
	 	3.	Inspect and adjust
    all temperature and safety controls;
	 	4.	Check refrigeration
    system for leaks and operation;
	 	5.	Check refrigeration
    system for moisture;
	 	6.	Inspect compressor
    oil level and crank case heaters;
	 	7.	Check head pressure,
    suction pressure and oil pressure;
	 	8.	Inspect air filters
    and replace when necessary;
	 	9.	Check space conditions;
	 	10.	Check condensate
    drains and drain pans and clean, if necessary;
	 	11.	Inspect and adjust
    all valves;
	 	12.	Check and adjust
    dampers;
	 	13.	Run machine through
    complete cycle.

 

    	- 15 -

     

    

 

ADDENDUM
3

 

MOVE-OUT
CONDITIONS

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

With
respect to Paragraph 21 of the Lease, Tenant shall surrender the Premises in the same condition as received, ordinary wear and
tear, casualty loss, and condemnation covered by Paragraphs 15 and 16 excepted.

 

Before
surrendering the Premises, Tenant shall remove all of its personal property and trade fixtures and such alterations or additions
to the Premises made by Tenant as may be specified for removal thereof. If Tenant fails to remove its personal property and fixtures
upon the expiration or earlier termination of this Lease, the same shall be deemed abandoned and shall become the property of
the Landlord. The following list is designed to assist Tenant in the move-out procedures but is not intended to be all inclusive:

 

	1.	Lights:	 	Office,
    warehouse, emergency and exit lights will be fully operational with all bulbs and ballasts functioning.
	 	 	 	 
	2.	Dock
    Levelers, Service Doors and Roll Up Doors:	 	All
    truck doors, service doors, roll up doors and dock levelers shall be serviced and placed in good operating order. This would
    include the necessary replacement of any dented truck door panels and adjustment of door tension to insure property operation.
    All door panels which are replaced need to be painted to match the building standard.
	 	 	 	 
	3.	Dock
    Seals/Dock Bumpers:	 	Free
    of tears and broken backboards repaired. All dock bumpers must be left in place and well secured.
	 	 	 	 
	4.	Structural
    Columns	 	All
    structural steel columns in the warehouse and office shall be inspected for damage. Repairs of this nature should be pre-approved
    by Landlord prior to implementation.
	 	 	 	 
	5.	Warehouse
    Floor:	 	Free
    of stains and swept with no racking bolts and other protrusions left in floor. Cracks should be repaired with an epoxy or
    polymer to match concrete color. All floor striping in the Premises shall be removed with no residual staining or other indication
    that such striping existed.
	 	 	 	 
	6.	Tenant-Installed
    Equipment and Wiring:	 	Removed
    and space turned to original condition when originally leased. (Remove air lines, junction boxes, conduit, etc.)
	 	 	 	 
	7.	Walls:	 	Sheetrock
    (drywall) damage should be patched and fire-taped so that there are no holes in either office or warehouse.
	 	 	 	 
	8.	Carpet
    and Tile	 	The
    carpet and vinyl tiles should be in a clean condition and should not have any holes or chips in them. Landlord will accept
    normal wear on these items provided they appear to be in a maintained condition.
	 	 	 	 
	9.	Roof:	 	Any
    Tenant-installed equipment must be removed and roof penetrations properly repaired by licensed roofing contractor. Active
    leaks must be fixed and latest Landlord maintenance and repairs recommendation must have been followed. Tenant must check
    with Landlord’s property manager to determine if specific roofing contractor is required to perform work.
	 	 	 	 
	10.	Signs:	 	All
    exterior signs must be removed and holes patched and paint touched-up as necessary. All window signs should likewise be removed.
	 	 	 	 
	11.	Heating
    and Air Conditioning System:	 	Heating/air
    conditioning systems should be placed in good working order, including the necessary replacement of any parts to return the
    unit to a well maintained condition. This includes warehouse heaters and exhaust fans. Upon move out, Landlord will have an
    exit inspection performed by a certified mechanical contractor to determine the condition.
	 	 	 	 
	12.	Electrical
    & Plumbing:	 	All
    electrical and plumbing equipment to be returned in good condition and repair and conforming to code.
	 	 	 	 
	14.	Overall
    Cleanliness:	 	Clean
    windows, sanitize bathroom(s), vacuum carpet, and remove any and all debris from office and warehouse. Remove all pallets
    and debris from exterior of Premises. All trade fixtures, dumpsters, racking, trash, vending machines and other personal property
    to be removed.
	 	 	 	 
	15.	Upon
    Completion:	 	Contact
    Landlord’s property manager to coordinate turning in of keys, utility changeover and obtaining of final Landlord inspection
    of Premises which, in turn, will facilitate refund of Security Deposit.

 

    	- 16 -

     

    

 

ADDENDUM
4

 

ONE
RENEWAL OPTION AT MARKET

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

(a)
Provided that as of the time of the giving of the Extension Notice and the Commencement Date of the Extension Term, (x) Tenant
is the Tenant originally named herein, (y) Tenant actually occupies all of the Premises initially demised under this Lease and
any space added to the Premises, and (z) no Event of Default exists or would exist but for the passage of time or the giving of
notice, or both; then Tenant shall have the right to extend the Lease Term for an additional term of three (3) years (such additional
term is hereinafter called the “Extension Term”) commencing on the day following the expiration of the Lease
Term (hereinafter referred to as the “Commencement Date of the Extension Term”). Tenant shall give Landlord
notice (hereinafter called the “Extension Notice”) of its election to extend the term of the Lease Term at
least six (6) months, but not more than twelve (12) months, prior to the scheduled expiration date of the Lease Term. 

 

(b)
The Base Rent payable by Tenant to Landlord during the Extension Term shall be the greater of (i) the Base Rent applicable to
the last year of the initial Lease Term and (ii) the then prevailing market rate for comparable space in the Project and comparable
buildings in the vicinity of the Project, taking into account the size of the Lease, the length of the renewal term, market escalations
and the credit of Tenant. The Base Rent shall not be reduced by reason of any costs or expenses saved by Landlord by reason of
Landlord’s not having to find a new tenant for such premises (including, without limitation, brokerage commissions, costs
of improvements, rent concessions or lost rental income during any vacancy period). In the event Landlord and Tenant fail to reach
an agreement on such rental rate and execute the Amendment (defined below) at least five (5) months prior to the expiration of
the Lease, then Tenant’s exercise of the renewal option shall be deemed withdrawn and the Lease shall terminate on its original
expiration date.

 

(c)
The determination of Base Rent does not reduce the Tenant’s obligation to pay or reimburse Landlord for Operating Expenses
and other reimbursable items as set forth in the Lease, and Tenant shall reimburse and pay Landlord as set forth in the Lease
with respect to such Operating Expenses and other items with respect to the Premises during the Extension Term without regard
to any cap on such expenses set forth in the Lease.

 

(d)
Except for the Base Rent as determined above, Tenant’s occupancy of the Premises during the Extension Term shall be on the
same terms and conditions as are in effect immediately prior to the expiration of the initial Lease Term; provided, however, Tenant
shall have no further right to any allowances, credits or abatements or any options to expand, contract, renew or extend the Lease.

 

(e)
If Tenant does not give the Extension Notice within the period set forth in paragraph (a) above, Tenant’s right to extend
the Lease Term shall automatically terminate. Time is of the essence as to the giving of the Extension Notice. 

 

(f)
Landlord shall have no obligation to refurbish or otherwise improve the Premises for the Extension Term. The Premises shall be
tendered on the Commencement Date of the Extension Term in “as-is” condition. 

 

(g)
If the Lease is extended for the Extension Term, then Landlord shall prepare and Tenant shall execute an amendment to the Lease
confirming the extension of the Lease Term and the other provisions applicable thereto (the “Amendment”).

 

(h)
If Tenant exercises its right to extend the term of the Lease for the Extension Term pursuant to this Addendum, the term “Lease
Term” as used in the Lease, shall be construed to include, when practicable, the Extension Term except as provided in (d)
above.

 

    	- 17 -

     

    

 

ADDENDUM
5

 

CONSTRUCTION

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

(a)
Landlord agrees to furnish or perform at Landlord’s sole cost and expense those items of construction and those improvements
(the “Initial Improvements”) specified below:

 

	 	●	Add a full bathroom
    including a shower and a toilet in the warehouse adjacent to the current restrooms, including a bench.
	 	 	 
	 	●	Paint office walls.
	 	 	 
	 	●	Replace carpet
    in the office.
	 	 	 
	 	●	Broom sweep the
    warehouse floor.

 

The
materials and specifications for the Initial Improvements shall be agreed to by the parties prior to commencement of construction.

 

(b)
If Tenant shall desire any changes, Tenant shall so advise Landlord in writing and Landlord shall determine whether such changes
can be made in a reasonable and feasible manner. Any and all costs of reviewing any requested changes, and any and all costs of
making any changes to the Initial Improvements which Tenant may request and which Landlord may agree to shall be at Tenant’s
sole cost and expense and shall be paid to Landlord upon demand and before execution of the change order.

 

(c)
Landlord shall proceed with and complete the construction of the Initial Improvements. As soon as such improvements have been
Substantially Completed, Landlord shall notify Tenant in writing of the date that the Initial Improvements were Substantially
Completed. The Initial Improvements shall be deemed substantially completed (“Substantially Completed”) when,
in the opinion of the construction manager (whether an employee or agent of Landlord or a third party construction manager) (“Construction
Manager”), the Initial Improvements are substantially completed except for punch list items which do not prevent in
any material way the use of the Initial Improvements for the purposes for which they were intended. In the event Tenant, its employees,
agents, or contractors cause construction of such improvements to be delayed, the date of Substantial Completion shall be deemed
to be the date that, in the opinion of the Construction Manager, Substantial Completion would have occurred if such delays had
not taken place. Without limiting the foregoing, Tenant shall be solely responsible for delays caused by Tenant’s request
for any changes in the plans, Tenant’s request for long lead items or Tenant’s interference with the construction
of the Initial Improvements, and such delays shall not cause a deferral of the Commencement Date beyond what it otherwise would
have been. After the date the Initial Improvements are Substantially Complete Tenant shall, upon demand, execute and deliver to
Landlord a letter of acceptance of delivery of the Initial Improvements. In the event of any dispute as to the Initial Improvements
the certificate of the Construction Manager shall be conclusive absent manifest error.

 

(d)
The failure of Tenant to take possession of or to occupy the Premises shall not serve to relieve Tenant of obligations arising
on the Commencement Date or delay the payment of rent by Tenant. Subject to applicable ordinances and building codes governing
Tenant’s right to occupy or perform in the Premises, Tenant shall be allowed to install its tenant improvements, machinery,
equipment, fixtures, or other property on the Premises during the final stages of completion of construction provided that Tenant
does not thereby interfere with the completion of construction or cause any labor dispute as a result of such installations, and
provided further that Tenant does hereby agree to indemnify, defend, and hold Landlord harmless from any loss or damage to such
property, and all liability, loss, or damage arising from any injury to the Project or the property of Landlord, its contractors,
subcontractors, or materialmen, and any death or personal injury to any person or persons arising out of such installations, unless
any such loss, damage, liability, death, or personal injury was caused by Landlord’s negligence. Any such occupancy or performance
in the Premises shall be in accordance with the provisions governing Tenant-Made Alterations and Trade Fixtures in the Lease,
and shall be subject to Tenant providing to Landlord satisfactory evidence of insurance for personal injury and property damage
related to such installations and satisfactory payment arrangements with respect to installations permitted hereunder. Delay in
putting Tenant in possession of the Premises shall not serve to extend the term of this Lease or to make Landlord liable for any
damages arising therefrom.

 

    	- 18 -

     

    

 

EXHIBIT
A

 

SITE
PLAN

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

 

    	- 19 -

     

    

 

EXHIBIT
B

 

PROJECT
RULES AND REGULATIONS

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

Rules
and Regulations

 

	1.	The
    sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or its agents, or used by them for any
    purpose other than ingress and egress to and from the Premises.
	 	 
	2.	Tenant
    shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other
    areas outside of its Premises, or on the roof of the Project.
	 	 
	3.	Except
    for service animals, no animals shall be allowed in the offices, halls, or corridors in the Project.
	 	 
	4.	Tenant
    shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by
    the making of loud or improper noises.
	 	 
	5.	If
    Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the
    electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will
    be permitted. Any such installation or connection shall be made at Tenant’s expense.
	 	 
	6.	Tenant
    shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically
    approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly
    prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project.
	 	 
	7.	Parking
    any type of recreational vehicles is specifically prohibited on or about the Project. Further, parking any type of trucks,
    trailers or other vehicles in the Building is specifically prohibited. In the event that a vehicle is disabled, it shall be
    removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked vehicle.
    All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking
    will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified
    by Landlord or in the Lease.
	 	 
	8.	Tenant
    shall maintain the Premises free from rodents, insects and other pests.
	 	 
	9.	Landlord
    reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under
    the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project.
	 	 
	10.	Tenant
    shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good
    order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring,
    or for any damage done to the effects of Tenant by the janitors or any other employee or person.
	 	 
	11.	Tenant
    shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures,
    heating apparatus, or any other service equipment affecting the Premises.
	 	 
	12.	Tenant
    shall not permit storage outside the Premises, or dumping of waste or refuse or permit any harmful materials to be placed
    in any drainage system or sanitary system in or about the Premises.
	 	 
	13.	All
    moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas,
    if any, provided for that purpose.
	 	 
	14.	No
    auction, public or private, will be permitted on the Premises or the Project.
	 	 
	15.	No
    awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord.
	 	 
	16.	The
    Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal purposes or for any purpose other
    than that specified in the Lease. No gaming devices shall be operated in the Premises.
	 	 
	17.	Tenant
    shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into
    account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not
    use more than such safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant
    from the obligation not to use more electricity than such safe capacity.
	 	 
	18.	Tenant
    assumes full responsibility for protecting the Premises from theft, robbery and pilferage.
	 	 
	19.	Tenant
    shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s
    ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted
    beyond the Premises.
	 	 
	20.	Tenant
    shall not permit smoking in the office areas of the Premises.
	 	 
	21.	No
    racking or storage shall occur within 12-inches of demising walls, office and warehouse separation walls, exterior walls,
    and columns.

 

    	- 20 -

     

    

 

EXHIBIT
C

 

FORM
OF COMMENCEMENT DATE CERTIFICATE

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

DATED
June 18, 2015 BETWEEN

 

PROLOGIS
CALIFORNIA I LLC

and

THROWDOWN
INDUSTRIES HOLDINGS, LLC

 

COMMENCEMENT
DATE CERTIFICATE

 

____________,
201__

 

David
E. Vautrin

Throwdown
Industries Holdings, LLC,

 

RE:
Lease dated ________ between Throwdown Industries Holdings, LLC and PROLOGIS CALIFORNIA I LLC for 25671 Commercentre Drive, Lake
Forest, California 92630

 

Dear
____________:

 

Welcome
to your new facility. We would like to confirm the terms of the above referenced lease agreement:

 

	Lease
    Commencement Date:	 
	Lease
    Expiration Date:	 
	Rental
    Commencement Date:	 

 

We
are pleased to welcome you as a customer of Prologis and look forward to working with you. Please indicate your agreement with
the above changes to your lease by signing and returning the enclosed copy of this letter to me. If I can be of service, please
do not hesitate to contact me.

 

Sincerely,

 

	Accepted by:	Throwdown
    Industries Holdings, LLC a Delaware limited liability company	 	Date:
	 	 	 	 
	 	By:	 	 	 
	 	Printed:	 	 	 
	 	Title:	 	 	 

 

    	- 21 -

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