Document:

Exhibit 10.1

 

 

AMENDMENT NUMBER FOUR TO SECOND

amended and restated LOAN AND SECURITY AGREEMENT AND CONSENT

THIS AMENDMENT NUMBER FOUR TO SECOND amended and restated LOAN AND SECURITY AGREEMENT AND CONSENT (this “Amendment”), dated as of April 11, 2015 is entered into by and among, on the lenders identified on the signature pages hereof (such lenders, together with their respective successors and permitted assigns, are referred to hereinafter each individually as a “Lender” and collectively as the “Lenders”), CITY NATIONAL BANK, a national banking association (“CNB”), as the arranger and administrative agent for the Lenders (in such capacity, together with its successors and assigns in such capacity, “Agent”), and FRESHPET, INC., a Delaware corporation (“Borrower”), and in light of the following:

W I T N E S S E T H

WHEREAS, Borrower, Agent and the Lenders are parties to that certain Second Amended and Restated Loan and Security Agreement, dated as of November 13, 2014 (as amended, restated, supplemented, or otherwise modified from time to time, the “Loan Agreement”);

WHEREAS, Borrower is required to deliver to Agent a Control Agreement from each Cash Management Bank (other than Agent) set forth on Schedule 2.7(a) of the Loan Agreement within 120 days after the Restatement Effective Date (the “Control Agreement Deadline”).

WHEREAS, Borrower has requested that Agent and the Lenders (a) make certain amendments to the Loan Agreement, and (b) consent to the extension of the Control Agreement Deadline; and 

WHEREAS, upon the terms and conditions set forth herein, Agent and the Lenders are willing to accommodate Borrower’s requests.

NOW, THEREFORE, in consideration of the foregoing and the mutual covenants herein contained, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows:

1.Defined Terms.  All initially capitalized terms used herein and not otherwise defined herein shall have the meanings ascribed to them in the Loan Agreement.

 

2.Consent.  The provisions of the Loan Agreement and the other Loan Documents to the contrary notwithstanding, and subject to the satisfaction of the conditions precedent set forth in Section 4 below, Agent and Lenders hereby extend the Control Agreement Deadline to May 11, 2015.

 

3.Amendment to Loan Agreement.  Upon the satisfaction of the conditions precedent set forth in Section 4 below, Section 3.2(b) of the Loan Agreement is hereby amended by replacing the reference to “120” appearing therein with “150”. 

4.Conditions Precedent to Amendment.  The satisfaction of each of the following shall constitute conditions precedent to the effectiveness of the Amendment (such date being the “Amendment Effective Date”):

 

(a)Agent shall have received this Amendment, duly executed by the parties hereto, and the same shall be in full force and effect.

 

 

 

(b)The representations and warranties herein and in the Loan Agreement and the other Loan Documents shall be true and correct in all respects on and as of the date hereof, as though made on such date (except to the extent that such representations and warranties relate solely to an earlier date).

 

(c)No injunction, writ, restraining order, or other order of any nature prohibiting, directly or indirectly, the consummation of the transactions contemplated herein shall have been issued and remain in force by any Governmental Authority against Borrower or Agent.

 

(d)No Default or Event of Default shall have occurred and be continuing or shall result from the consummation of the transactions contemplated herein.

 

(e)All other documents and legal matters in connection with the transactions contemplated by this Amendment shall have been delivered, executed, or recorded and shall be in form and substance reasonably satisfactory to Agent.

 

5.Representations and Warranties.  Borrower hereby represents and warrants to Agent and the Lender as follows:

 

(a)It (i) is duly organized and existing and in good standing under the laws of the jurisdiction of its organization, (ii) is qualified to do business in any state where the failure to be so qualified reasonably could be expected to result in a Material Adverse Change, and (iii) has all requisite power and authority to own and operate its properties, to carry on its business as now conducted and as proposed to be conducted, to enter into the Loan Documents to which it is a party and to carry out the transactions contemplated thereby. 

 

(b)The execution, delivery, and performance by it of this Amendment and the performance by it of each Loan Document to which it is or will be a party (i) have been duly authorized by all necessary action, and (ii) do not and will not (A) violate any material provision of federal, state or local law, rule or regulation, or any order, judgment, decree, writ, injunction or award of any arbitrator, court or governmental authority finding on it or its Subsidiaries, the Governing Documents of it or its Subsidiaries, or any order, judgment or decree of any court or other Governmental Authority binding on it or its Subsidiaries, (B) conflict with, result in a breach of, or constitute (with due notice or lapse of time or both) a default under any material contractual obligation of it or its Subsidiaries, except to the extent that any such conflict, breach or default could not individually or in the aggregate reasonably be expected to have a Material Adverse Change, (C) result in or require the creation or imposition of any Lien of any nature whatsoever upon any properties or assets of Borrower, other than Permitted Liens, or (D) require any approval of Borrower’s interestholders or any approval or consent of any Person under any material contractual obligation of Borrower, other than consents or approvals that have been obtained and that are still in force and effect and except, in the case of a material contractual obligation, for consents or approvals, the failure to obtain could not individually or in the aggregate reasonably be expected to cause a Material Adverse Change.

 

(c)The execution, delivery and performance by Borrower of the Loan Documents and the consummation of the transactions contemplated by the Loan Documents do not and will not require any registration with, consent, or approval of, or notice to, or other action with or by, any Governmental Authority or any other Person, other than consents or approvals that have been obtained and that are still in force and effect. 

 

(d)This Amendment is, and each other Loan Document to which it is or will be a party, when executed and delivered by each Person that is a party thereto, will be the legally valid and binding obligation of such Person, enforceable against such Person in accordance with its respective terms, except as enforcement may be limited by equitable principles or by bankruptcy, insolvency, reorganization, moratorium or similar laws relating to or limiting creditors’ rights generally.

 

 

 

(e)No injunction, writ, restraining order, or other order of any nature prohibiting, directly or indirectly, the consummation of the transactions contemplated herein has been issued and remains in force by any Governmental Authority against Borrower or any member of the Lender Group.

 

(f)No Default or Event of Default has occurred and is continuing as of the date of the effectiveness of this Amendment, and no condition exists which constitutes a Default or an Event of Default.

 

(g)The representations and warranties set forth in this Amendment, the Loan Agreement, as amended by this Amendment, and the other Loan Documents to which it is a party are true and correct in all material respects (except that such materiality qualifier shall not be applicable to any representation or warranty to the extent that such representation or warranty is qualified or modified by materiality in the text thereof, in which case such representation and warranties shall be true in all respects) on and as of the date hereof, as though made on such date (except to the extent that such representations and warranties relate solely to an earlier date.)

 

(h)This Amendment has been entered into without force or duress, of the free will of Borrower, and the decision of Borrower to enter into this Amendment is a fully informed decision and Borrower is aware of all legal and other ramifications of each decision. 

 

(i)It has read and understands this Amendment, has consulted with and been represented by independent legal counsel of its own choosing in negotiations for and the preparation of this Amendment, has read this Amendment in full and final form, and has been advised by its counsel of its rights and obligations hereunder and thereunder. 

 

6.Payment of Costs and Fees.  Borrower shall pay to Agent all reasonable and documented costs, out-of-pocket expenses, fees and charges in connection with the preparation, negotiation, execution and delivery of this Amendment and any documents and instruments relating hereto.  In addition thereto, Borrower agrees to reimburse Agent on demand for its reasonable and documented costs arising out of this Amendment and all documents or instruments relating hereto (which costs may include the reasonable fees and expenses of any attorneys retained by Agent).

 

7.Choice of Law.  This Amendment and the rights of the parties hereunder, shall be governed by, and construed in accordance with, the laws of the State of California applicable to contracts made and to be performed in the State of California.

 

8.Amendments.   This Amendment cannot be altered, amended, changed or modified in any respect or particular unless each such alteration, amendment, change or modification shall have been agreed to by each of the parties and reduced to writing in its entirety and signed and delivered by each party.

 

9.Counterpart Execution.  This Amendment may be executed in any number of counterparts, all of which when taken together shall constitute one and the same instrument, and any of the parties hereto may execute this Amendment by signing any such counterpart.  Delivery of an executed counterpart of this Amendment by telefacsimile or electronic mail shall be equally as effective as delivery of an original executed counterpart of this Amendment.  Any party delivering an executed counterpart of this Amendment by telefacsimile or electronic mail also shall deliver an original executed counterpart of this Amendment, but the failure to deliver an original executed counterpart shall not affect the validity, enforceability, and binding effect of this Amendment.

 

10.Effect on Loan Documents.

 

(a)The Loan Agreement, as amended hereby, and each of the other Loan Documents shall be and remain in full force and effect in accordance with their respective terms and hereby are ratified and confirmed in all respects.  The execution, delivery, and performance of this Amendment shall not operate, 

 

 

except as expressly set forth herein, as a modification or waiver of any right, power, or remedy of any member of the Lender Group under the Loan Agreement or any other Loan Document.  The waivers, consents and modifications herein are limited to the specifics hereof (including facts or occurrences on which the same are based), shall not apply with respect to any facts or occurrences other than those on which the same are based, shall not excuse any non-compliance with the Loan Documents, and shall not operate as a consent to any matter under the Loan Documents.  Except for the amendments to the Loan Agreement expressly set forth herein, the Loan Agreement, the other Loan Documents and the other Schedules thereto shall remain unchanged and in full force and effect.  The execution, delivery and performance of this Amendment shall not operate as a waiver of or, except as expressly set forth herein, as an amendment of, any right, power or remedy of any member of the Lender Group in effect prior to the date hereof.  The amendments and waivers set forth herein are limited to the specifics hereof, shall not apply with respect to any facts or occurrences other than those on which the same are based, and except as expressly set forth herein, shall neither excuse any future non-compliance with the Loan Agreement, nor operate as a waiver of any Default or Event of Default.  To the extent any terms or provisions of this Amendment conflict with those of the Loan Agreement or other Loan Documents, the terms and provisions of this Amendment shall control.

 

(b)Upon and after the effectiveness of this Amendment, each reference in the Loan Agreement to “this Agreement”, “hereunder”, “herein”, “hereof” or words of like import referring to the Loan Agreement, and each reference in the other Loan Documents to “the Loan Agreement”, “thereunder”, “therein”, “thereof” or words of like import referring to the Loan Agreement, shall mean and be a reference to the Loan Agreement as modified and amended hereby.

 

(c)To the extent that any terms and conditions in any of the Loan Documents shall contradict or be in conflict with any terms or conditions of the Loan Agreement, such terms and conditions are hereby deemed modified or amended accordingly to reflect the terms and conditions of the Loan Agreement as modified or amended hereby.

 

(d)This Amendment is a Loan Document.  

 

(e)Unless the context of this Amendment clearly requires otherwise, references to the plural include the singular, references to the singular include the plural, the terms “includes” and “including” are not limiting, and the term “or” has, except where otherwise indicated, the inclusive meaning represented by the phrase “and/or”.  

 

11.Entire Agreement.  This Amendment, and terms and provisions hereof, the Loan Agreement and the other Loan Documents constitute the entire understanding and agreement between the parties hereto with respect to the subject matter hereof and supersedes any and all prior or contemporaneous amendments or understandings with respect to the subject matter hereof, whether express or implied, oral or written.  

 

12.Integration.  This Amendment, together with the other Loan Documents, incorporates all negotiations of the parties hereto with respect to the subject matter hereof and is the final expression and agreement of the parties hereto with respect to the subject matter hereof.

 

13.Release.

 

(a)Effective on the date hereof, each of Borrower and, for itself and on behalf of its successors, assigns, and officers, directors, employees, agents and attorneys, and any Person acting for or on behalf of, or claiming through such Person, hereby waives, releases, remises and forever discharges each member of the Lender Group, each of their respective Affiliates, and each of their respective successors in title, past, present and future officers, directors, employees, limited partners, general partners, investors, attorneys, assigns, subsidiaries, shareholders, trustees, agents and other professionals and all other persons and entities to whom any member of the Lender Group or their respective Affiliates would be liable if such persons or entities were found to be liable to Borrower (each a “Releasee” and collectively, the “Releasees”), from any 

 

 

and all past, present and future claims, suits, liens, lawsuits, adverse consequences, amounts paid in settlement, debts, deficiencies, diminution in value, disbursements, demands, obligations, liabilities, causes of action, damages, losses, costs and expenses of any kind or character,  whether based in equity, law, contract, tort, implied or express warranty, strict liability, criminal or civil statute or common law (each a “Claim” and collectively, the “Claims”), whether known or unknown, fixed or contingent, direct, indirect, or derivative, asserted or unasserted, matured or unmatured, foreseen or unforseen, past or present, liquidated or unliquidated, suspected or unsuspected, which Borrower ever had from the beginning of the world, now has, or might hereafter have against any such Releasee which relates, directly or indirectly to the Loan Agreement, any other Loan Document, or to any acts or omissions of any such Releasee with respect to the Loan Agreement or any other Loan Document, or to the lender-borrower relationship evidenced by the Loan Documents, except for the duties and obligations set forth in this Amendment.  As to each and every claim released hereunder, Borrower hereby represents that it has received the advice of legal counsel with regard to the releases contained herein, and having been so advised, specifically waives the benefit of the provisions of Section 1542 of the Civil Code of California which provides as follows:

“A general release does not extend to claims which the creditor does not know or suspect to exist in his or her favor at the time of executing the release, which if known by him or her must have materially affected his or her settlement with the debtor.”

 

(b)Borrower acknowledges that it may hereafter discover facts different from or in addition to those now known or believed to be true with respect to such claims, demands, or causes of action and agrees that this instrument shall be and remain effective in all respects notwithstanding any such differences or additional facts.  Borrower understands, acknowledges and agrees that the release set forth above may be pleaded as a full and complete defense and may be used as a basis for an injunction against any action, suit or other proceeding which may be instituted, prosecuted or attempted in breach of the provisions of such release.  

 

(c)Borrower, for itself and on behalf of its successors, assigns, and officers, directors, employees, agents and attorneys, and any Person acting for or on behalf of, or claiming through it, hereby absolutely, unconditionally and irrevocably, covenants and agrees with and in favor of each Releasee above that it will not sue (at law, in equity, in any regulatory proceeding or otherwise) any Releasee on the basis of any claim released, remised and discharged by such Person pursuant to the above release.  Borrower further agrees that it shall not dispute the validity or enforceability of the Loan Agreement or any of the other Loan Documents or any of its obligations thereunder, or the validity, priority, enforceability or the extent of Agent’s Lien on any item of Collateral under the Loan Agreement or the other Loan Documents.  If Borrower or any of its successors, assigns, or officers, directors, employees, agents or attorneys, or any Person acting for or on behalf of, or claiming through it violate the foregoing covenant, such Person, for itself and its successors, assigns and legal representatives, agrees to pay, in addition to such other damages as any Releasee may sustain as a result of such violation, all attorneys’ fees and costs incurred by such Releasee as a result of such violation.  

 

14.Acknowledgments.

 

(a)Acknowledgement of Security Interests.  Borrower hereby acknowledges, confirms and agrees that Agent, for the benefit of the Lender Group, has and shall continue to have valid, enforceable and perfected first-priority liens upon and security interests in the Collateral granted to Agent, for the benefit of the Lender Group, pursuant to the Loan Documents or otherwise granted to or held by Agent.

 

(b)No Disregard of Loan Documents.  Borrower hereby acknowledges that the parties hereto have not entered into a mutual disregard of the terms and provisions of the Loan Agreement or the other Loan Documents, or engaged in any course of dealing in variance with the terms and provisions of the Loan 

 

 

Agreement or the Loan Documents, within the meaning of any applicable law of the State of California, or otherwise.

 

15.Reaffirmation of Obligations.  Borrower hereby reaffirms its obligations under each Loan Document to which it is a party.  Borrower hereby further ratifies and reaffirms the validity and enforceability of all of the liens and security interests heretofore granted, pursuant to and in connection with any Loan Document to Agent, for the benefit of the Lender Group, as collateral security for the obligations under the Loan Documents in accordance with their respective terms, and acknowledges that all of such liens and security interests, and all collateral heretofore pledged as security for such obligations, continues to be and remain collateral for such obligations from and after the date hereof. 

 

16.Ratification.  Borrower hereby restates, ratifies and reaffirms each and every term and condition set forth in the Loan Agreement and the Loan Documents effective as of the date hereof and as amended hereby. 

 

17.Severability.  In case any provision in this Amendment shall be invalid, illegal or unenforceable, such provision shall be severable from the remainder of this Amendment and the validity, legality and enforceability of the remaining provisions shall not in any way be affected or impaired thereby.

 

[Signature pages to follow.]

 

 

 

IN WITNESS WHEREOF, the parties have entered into this Amendment as of the date first above written.

 

FRESHPET, INC.,

a Delaware corporation, as Borrower

By:/s/ Richard Kassar  
Name:Richard Kassar  

Title:Chief Financial Officer

 

 

[Signature Page to Amendment Number FOUR to SECOND AMENDED AND RESTATED Loan and Security Agreement and consent]

 

CITY NATIONAL BANK,

a national banking association, as Agent and as a Lender

By:/s/ Garen Papazyan
Name:Garen Papazyan  

Title:Senior Vice President 

[Signature Page to Amendment Number FOUR to SECOND AMENDED AND RESTATED Loan and Security Agreement and consent]

 

ONEWEST BANK N.A.,

a national banking association, as a Lender

By:/s/ David Ligun
Name:David Ligun

Title:Executive Vice President

[Signature Page to Amendment Number FOUR to SECOND AMENDED AND RESTATED Loan and Security Agreement and consent]COMMERCIAL
LEASE

1126
South Sheridan Avenue, Denver, Colorado

This
COMMERCIAL LEASE is made and entered into as of the 4th day of May 2015 (the “Effective Date”) by and between
MJ SHERIDAN, LLC, a Colorado limited liability company (“Landlord”) and LIGHTSHADE LABS, LLC, a Colorado
limited liability company (“Tenant”).

SECTION
1

DEFINED TERMS

In
addition to the other definitions appearing in the text of this Lease, when used herein the following terms shall have the respective
meanings set forth opposite each such term.

	1.1     
    Commencement Date:	The Effective Date
	1.2     
    Premises/Property:	1126 South Sheridan Avenue, Denver,
    Colorado
	1.3     
    Building:	The building located on the Premises.
	1.4     
    Parking Spaces:	All parking spaces appurtenant to the
    Premises.
	1.5     
    Landlord:	MJ Sheridan, LLC
	1.6     
    Landlord’s Address:	c/o
        MJ Holdings Inc.

        4141
        NE 2nd Avenue, Suite 204A

        Miami,
        Florida 33137

        Attention:
        Shawn Chemtov

         

	1.7     
    Tenant:	Lightshade Labs, LLC, a Colorado limited
    liability company
	1.8     
    Tenant’s Address:	3950 North Holly Street

    Denver, CO 80207
	1.9     
    Lease:	This Lease, including any subsequent
    amendments that may be agreed to by the parties, and any riders which are incorporated herein and made a part hereof by this
    reference.

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2014 Commercial Lease
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	1.10     
    Lease Year:	The
                           term of the Lease shall be the period from the Effective Date to through April 30, 2025, with an option
                           to renew for an additional 10-year term as set forth in Section 2, below.

         

	1.11     
    Monthly Rent:	Monthly Rent payable by Tenant to Landlord,
    shall be $10,944.89 per month, plus increases per Article 3, Section 3.2, below.  The portion of Monthly Rent attributable
    to insurance and real property taxes and assessments is $1298.01 per month (as it may be increased per Article 3, Section
    3.4 below).
	1.12     
    Permitted Uses:	The retail sale of marijuana.
	1.13     
    Rental Payment Place:	c/o
        MJ Holdings Inc.

        4141
        NE 2nd Avenue, Suite 204A

        Miami,
        Florida 33137

        Attention:
        Shawn Chemtov

         

	1.14     
    Security Deposit:	$21,889.78 to be deposited by Tenant
    with Landlord.  

SECTION
2

GRANT AND TERM

2.1     
Grant. In consideration of the Rents herein agreed to be paid and of the covenants and agreements herein made by the respective
parties hereto, Landlord demises and leases to Tenant and Tenant hereby leases from Landlord the Premises, upon the terms and
conditions herein provided.

2.2     
Term. Subject to the terms, covenants, and agreements contained herein, Tenant shall have and hold the Premises for the
entire Term set forth above. Tenant may renew this Lease for one (1) additional ten (10) year term on the same terms as provided
in this Lease; provided however, that Tenant gives written notice to Landlord of its election to exercise said renewal option
no earlier than three hundred sixty-five (365) days and no later than one-hundred eighty (180) days prior to the expiration of
the current term. Failure by Tenant to give notice of its election to exercise the ten-year renewal option shall constitute a
waiver and relinquishment of any right to exercise said option.

2.3     
Option to Purchase. The parties covenant that they will, within thirty (30) days of the execution of this Lease, negotiate
an agreement granting Tenant the option to purchase the Premises during the third (3rd) year of the Tenancy for $848,925
on terms to be mutually agreed upon by the parties.

SECTION
3

RENT, TAXES, AND UTILITIES

3.1     
Monthly Rent; Initial Lease Deposit. Tenant covenants and agrees to pay to Landlord the Monthly Rent, described above,
beginning on the Commencement Date and on the first day of each month thereafter throughout the Term of this Lease. Monthly Rent
for any period

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2014 Commercial Lease
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which
is less than one month shall be a prorated portion of the monthly installment herein based upon the actual days in the month.

Upon
Tenant’s execution of this Lease, Tenant shall deposit with Landlord an amount equal to $32,834.67 for the first month’s
installment of Monthly Rent and the Security Deposit (the “Initial Lease Deposit”).

In
addition, Tenant shall be responsible for all costs associated with the Phase I and Phase II Environmental Site Assessments performed
by CTL Thompson Incorporated in the amount of $6576.40. Within two business days of the Effective Date of this Lease, Tenant shall
deliver $6,576.40 to Landlord as the payment of such costs. 

3.2     
Cost of Living Adjustment. The Monthly Rent shall be subject to adjustment effective on the first day of each Lease Year
thereafter (in each case, the “Adjustment Date”) as follows: On each Adjustment Date during the Term (including any
option period) of this Lease, Monthly Rent throughout that Lease Year (and continuing until the next rent adjustment) shall be
set by increasing the Monthly Rent by 3%.

3.3     
Utility Charges. Tenant shall be solely responsible for and pay when due all charges for utilities including, without limitation,
payment for meters, submeters, meter installation, deposits, service connections, and service charges. In the event such charges
are not paid when due, Landlord shall have the right to pay such charges, which amount so paid is hereby declared to be additional
rent due on demand with interest as provided in Sections 3.5 and 3.6. Tenant shall also be solely responsible and pay for when
due all trash removal, as provided for in Section 4.7.

3.4     
Taxes and Insurance. Landlord and Tenant agree that Monthly Rent for the first lease year includes charges for insurance
and real property taxes and assessments equal to $1298.01 per month. To the extent that Landlord’s actual costs for real
property taxes and insurance exceed $1298.01 per month, Monthly Rent shall be increased by the amount of such excess.

3.5     
Method of Payment and Past Due Rents. All Rent shall be paid to Landlord at the Rental Payment Place or at such other place
or to such other person as Landlord may from time to time direct in writing, or as is otherwise provided herein, in lawful money
of the United States of America; provided that, at Landlord’s option, Rent shall not be paid in cash. In the event that
Tenant fails to make any such payment within five (5) days after the same becomes due, then in addition to all rights,
powers, and remedies provided herein, by law or otherwise, Landlord shall be entitled to recover from Tenant and Tenant agrees
to pay to Landlord, on demand, a late payment charge equal to five percent (5%) of the amount due as liquidated damages.
Tenant also agrees to pay to Landlord on demand, as additional Rent, interest at the rate of eighteen percent (18%) per annum
(or the highest rate permitted by applicable law, whichever is lower) on all overdue installments of Rent (except any portion
thereof which constitutes interest). Neither the late payment charge nor the interest to be charged hereunder shall permit Tenant
to delay any payment of Rent when due.

3.6     
Modified Gross Lease. This is a “modified gross lease,” and the Rent shall be paid without notice, demand,
setoff, counterclaim, deduction, or defense, and except as otherwise

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2014 Commercial Lease
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expressly
provided herein, without abatement or suspension. Except as otherwise expressly provided in this Lease, this Lease shall not terminate,
nor shall Tenant have any right to terminate this Lease nor shall Tenant be entitled to any abatement or reduction of Rent hereunder,
nor shall the obligations of Tenant under this Lease be affected by reason of (a) any damage to or the destruction of all or any
part of the Premises from whatever cause, (b) any default on the part of Landlord under this Lease, or under any other agreement
to which Landlord and Tenant may be parties, or (c) the bankruptcy, insolvency, reorganization, composition, readjustment, liquidation,
dissolution, winding up, or other proceeding affecting Landlord or any assignee of Landlord. It is the intention of the parties
hereto that the obligations of Tenant hereunder shall be separate and independent covenants and agreements, that the Rent shall
continue to be payable in all events, and that the obligations of Tenant hereunder shall continue unaffected, unless the requirement
to pay or perform the same shall have been terminated pursuant to an express provision of this Lease. Notwithstanding the foregoing,
Tenant shall be entitled to offset against any Rent due Landlord any amounts determined to be owing to Tenant from Landlord pursuant
to any final judgment for which an appeal period has expired and no appeal has been taken.

SECTION
4

IMPROVEMENTS, MAINTENANCE, AND REPAIR

4.1     
Tenant’s Work. Tenant shall be responsible for any and all construction, design and specifications of the interior
of the Premises deemed necessary by Tenant for its initial occupancy and operations (the “Initial Tenant Work”) including
without limitation interior wall finish, finished ceilings, finish flooring, interior utilities design, including, gas, water,
sewer, telephone and electricity, mechanical, plumbing and electrical systems, including HVAC, the interfaces between interior
utility lines and the lines brought to the wall and/or floor of the Premises, interior decor and signage, railings, banisters,
Tenant’s trade fixtures, and the interface between the Building’s mechanical and utilities systems and Tenant’s
trade fixtures, subject to approval in accord with Section 4.5.

Tenant
shall also be responsible to perform and pay for designing, planning, acquiring and installing Tenant’s trade fixtures and
equipment, including without limitation, Tenant’s exterior signs, cabinetry, phone system, and intercom system. Tenant shall
not overload the electrical wiring serving the Premises and will install, at its expense, with Landlord’s written approval,
any additional electrical wiring required in connection with Tenant’s apparatus. Where required under any provision in this
Lease, except as otherwise expressly set forth, Landlord’s consent or written approval shall not be unreasonably withheld.
Landlord shall be under no obligation to make any repairs, replacements, reconstruction, alterations, or improvements to or upon
the Premises or the mechanical equipment exclusively serving the Premises except as expressly provided for herein.

For
such work as Tenant may perform from time to time, including both the Initial Tenant Work and any future Tenant Improvements (as
defined below), Tenant agrees to obtain its own policy of builder’s risk insurance and, if applicable, general liability
insurance for any such work and workers compensation insurance for any persons who perform Tenant’s work.

Tenant
shall bear and pay the expenses incurred in performing all of Tenant’s work and all fees, charges and costs of permits and
licenses relating to Tenant’s work. Tenant shall bear the fees

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and
costs of Tenant’s architect in developing Tenant’s work and, except as provided below, shall not be reimbursed from
Landlord.

Landlord
shall not be required to perform any work or incur any costs in connection with the construction or demolition of any improvements
in the Premises.

4.2     
Standards of Construction. All construction required or permitted by the Lease shall be done in good workmanlike manner,
and in compliance with all applicable laws and all lawful ordinances, regulations and orders of governmental authority and insurers
of the Premises.

4.3     
Landlord’s Access. Landlord may enter upon the Premises after giving Tenant 48 hours’ notice (except in the
event of an emergency, in which case no advance notice shall be required) to inspect the same for Tenant’s compliance with
its obligations hereunder. If Tenant or Tenant’s agents or employees shall not be present to permit entry into the Premises
at any time when for any reason entry therein shall be necessary in the reasonable judgment of Landlord to prevent injury or damage
or to comply with direction from any federal, state, local or other governmental authority, including but not limited to the Colorado
Marijuana Enforcement Division, (a “Governmental Authority”), Landlord or its agents or employees may enter same by
master key or by forcible entry without liability therefore and without in any manner affecting the obligations, covenants, terms,
or conditions of this Lease. Landlord shall not exercise its right of entry under this Section 4.3 so as to adversely affect Tenant’s
operation of Tenant’s business at the Premises. Nothing herein contained, however, shall be deemed or construed to impose
upon Landlord any obligation or liability whatsoever for care, supervision, repair, improvement, addition, change, or alteration
of the Premises or any part thereof other than as herein expressly provided. To the extent reasonably possible, Landlord’s
entry may be conducted with Tenant’s supervision, and to the extent possible, during non-business hours and in all events
in accordance with all applicable State and local laws, rules and regulations applicable to Tenant’s use and occupancy of
the Premises.

4.4     
Condition of Premises. Tenant shall be conclusively deemed to have accepted the Premises “AS IS” in the condition
existing on the date Tenant first takes possession and to have waived all claims relating to the condition of the Premises, the
Building and the Property. Tenant acknowledges and agrees that neither Landlord nor any agent of Landlord has made any representation
or warranty with respect to the Premises, the Building or the Property, or with respect to the suitability of any part of the
same for the conduct of Tenant's business. By taking possession of the Premises, Tenant agrees that the Premises, the Building
and the Property are in good and sanitary order, condition and repair acceptable to Tenant.

4.5     
Tenant Improvements. All improvements to the Premises that may be deemed necessary by Tenant from time to time for Tenant’s
use or occupancy thereof shall be completed by Tenant, at Tenant’s expense, and shall hereinafter be referred to as “Tenant
Improvements.” All Tenant Improvements shall be constructed in a first-class manner and comply with all insurance requirements
and with applicable governmental laws, statutes, ordinances, rules, and regulations. Tenant shall be responsible for and shall
pay to Landlord, as additional Rent, the entire amount of any real estate taxes attributable to any alterations, improvements,
or changes made by Tenant pursuant to this Section. All such alterations, improvements, and changes shall become the property
of Landlord upon completion, unless otherwise agreed to in writing by Landlord. Tenant agrees to

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submit
to Landlord plans and specifications governing Tenant Improvements in such detail as Landlord may require, and Tenant agrees not
to commence work on any of Tenant Improvements until Landlord has approved such plans and specifications and the selection of
the general contractor in writing, which consent shall not be unreasonably withheld. Tenant shall proceed diligently with construction
of any Tenant Improvements. At all times during Tenant construction, Landlord and its representatives shall have the right to
enter upon the Premises for the purpose of inspecting construction and progress of any Tenant Improvements. Upon completion of
any Tenant Improvements, Tenant shall provide Landlord with a Certificate from Tenant’s architect certifying that the subject
Tenant Improvements have been constructed in accordance with the plans and specifications approved by Landlord. In the event Tenant
does not provide any such required certificate, Landlord shall be entitled to engage an architect of its choice to provide such
certificate. Any fees or expenses incurred by Landlord in securing any such architect’s certificate shall be deemed additional
Rent payable by Tenant to Landlord and shall be paid by Tenant to within seven (7) days of written notice from Landlord.

4.6     
Maintenance by Tenant. Tenant shall at its own cost and expense at all times maintain in good working order, appearance,
condition, and promptly repair the following items:

a.     
The Building, including the roof and the structural soundness of the concrete floors and exterior walls thereof;

b.     
The entire interior wall surfaces, partitions, doors, and fixtures;

c.     
All flooring within the Premises;

d.     
All plumbing servicing the Premises;

e.     
The hot water heater servicing the Premises;

f.     
The air conditioning and heating systems servicing the Premises;

g.     
All exterior windows of the Premises; and

h.    
All
parking areas, walkways, driveways, sidewalks, passageways, and landscaped areas located on the Premises.

Except
for the vehicles and equipment used by Tenant and its vendors in the ordinary course of its business, Tenant shall also keep clean
and free from obstruction the parking/storage area, if any, adjoining the Property. Tenant shall also be responsible for and pay
all cost for trash removal.

If
Landlord is required to make repairs to the Property by reason of Tenant’s negligent acts or omissions, or if Tenant refuses
or neglects to repair as required hereunder to the reasonable satisfaction of Landlord, Landlord may make such repairs without
liability to Tenant for any loss or damage that may accrue to Tenant’s merchandise, fixtures, or other property or to Tenant’s
business by reason thereof. Upon completion thereof, Tenant shall reimburse Landlord’s costs for making

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such
repairs plus ten percent (10%) of such costs for overhead and supervision, upon presentation of a bill therefore, as additional
Rent.

SECTION
5

USE OF PREMISES

5.1     
Use. The Premises shall be occupied and used only for the Permitted Uses and for no other purpose whatever unless Landlord,
in its sole discretion, consents to a change in such uses. Landlord agrees that it shall consent to any reasonable change in use
so long as such use is of a high-quality commercial nature. Tenant acknowledges and agrees that the Permitted Uses of the Premises
set forth herein are a critical element of the bargain of the parties hereto and that actual and substantial detriment will result
to Landlord in the event that a change or deviation in such uses shall occur or be permitted without the express written consent
of Landlord, which shall not be unreasonably withheld. If Tenant’s change in use arises as a result of any change in governmental
ordinance, policy, law or regulation governing Tenant’s use, Tenant shall have the right to change the use subject to the
Landlord’s approval, which shall not be unreasonably withheld.

SECTION
6

QUIET ENJOYMENT AND LANDLORD’S RIGHT OF ENTRY

6.1     
Quiet Enjoyment. If and so long as Tenant shall pay the Rent specified herein and observe and perform all covenants, agreements,
and obligations required by it to be observed and performed hereunder, Tenant shall peaceably and quietly hold and enjoy the Premises
for the Term without hindrance or interruption by Landlord or any other person or persons lawfully or equitably claiming by, through,
or under Landlord, subject nevertheless, to the terms and conditions of this Lease and the mortgages and other matters to which
this Lease is or may be subordinate.

6.2     
Right of Access for Purpose of Marketing the Premises. Tenant agrees that, after giving Tenant 48 hours notice, Landlord,
its agents, employees, or servants or any person authorized by Landlord may enter the Premises to exhibit the same to prospective
purchasers and mortgagees of the Premises and to prospective tenants and to place in and upon the Premises during the last six
(6) months of the Term at such places as may be determined by Landlord’s “for rent” signs or notices (which
signs shall not, however, interfere with Tenant’s reasonable use of its windows for display purposes), and Tenant undertakes
and agrees that neither Tenant nor any person within Tenant’s control will interfere with such signs or notices. Landlord
shall not exercise its right of entry under this Section 6.2 so as to adversely affect Tenant’s operation of Tenant’s
business at the Premises. Nothing herein contained, however, shall be deemed or construed to impose upon Landlord any obligation
or liability whatsoever for care, supervision, repair, improvement, addition, change, or alteration of the Premises or any part
thereof other than as herein expressly provided. Landlord shall not exercise its right of entry under this Section 6.2 without
Tenant’s supervision.

SECTION
7

NUISANCE, WASTE, RULES, AND REGULATIONS

7.1     
Nuisance. Tenant shall not perform any acts or carry on any practices which may injure the Building of which the Premises
is a part, violate any certificate of occupancy affecting

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same,
constitute a public or private nuisance or a menace to others, including but not limited to, producing undue noise or creating
obnoxious fumes or odors.

7.2     
Waste, Etc. Tenant agrees not to: (a) make any use of or allow the Premises to be used for any purpose that might invalidate
or increase the rate of insurance thereof; (b) keep or use, or permit to be kept or used, on the Premises any inflammable fluids
or explosives without the written permission of Landlord first had and obtained; (c) deface or injure the Premises; (d) overload
the floors, walls, or ceilings of the Premises; (e) overload the electrical wiring, or any other utility, service the Premises;
or (f) commit or suffer any waste in or about the Premises. Tenant agrees to pay as additional Rent any increase in the cost of
insurance on the Premises to Landlord as a result of any unauthorized use of the Premises by Tenant, but such payment shall not
constitute in any manner a waiver by Landlord of its rights to enforce this Lease.

7.3     
Rules and Regulations. Tenant covenants and agrees with Landlord that:

a.     
Tenant shall keep the Premises at a temperature compatible with comfortable occupancy during business hours and at all times sufficiently
high to prevent freezing of water in pipes and fixtures.

b.     
The plumbing facilities shall not be used for any other purpose than that for which they are constructed, and no foreign substance
of any kind shall be thrown therein.

c.     
Tenant shall not burn any trash or garbage of any kind in or about the Premises.

d.     
No auction, fire, bankruptcy, selling-out, or going-out-of-business sales shall be conducted on or about the Premises without
the prior written consent of Landlord.

e.     
Tenant shall keep all windows on the Premises clean. All window areas shall be kept free from storage items and other unsightly
uses.

In
the event any violation of any of the above rules and regulations continues for more than three (3) days following notice to Tenant
of such violation, Tenant shall, in addition to all other remedies of Landlord provided in this Lease for default by Tenant, pay
liquidated damages of one hundred dollars ($100.00) per day for each such violation for each day such violation continues. Landlord
reserves the right to adopt additional rules and regulations in respect to the conduct of Tenant’s activities on the Premises,
which upon adoption shall be deemed incorporated herein, provided that Tenant is given written notice thereof.

7.4     
Hazardous Materials. Tenant shall keep and maintain the Premises in compliance with and shall not cause or permit the Premises
to be in violation of any state, or local laws, ordinances, or regulations relating to industrial hygiene or to the environmental
conditions on, under, or about the property, including, but not limited to, soil and groundwater conditions. Tenant shall not
use, generate, manufacture, store, or dispose of on, under, or about the Premises or transport to or from the Premises any flammable
explosives, radioactive materials, hazardous wastes, toxic substances, or related materials, including, without limitation, any
substances defined as or

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included
in the definition of “hazardous substances”, “hazardous wastes”, “hazardous materials”, or
“toxic substances” under any applicable federal or state laws or regulations (collectively referred to hereinafter
as “Hazardous Materials”).

Tenant
shall immediately advise Landlord in writing of (i) any and all enforcement, cleanup, remedial, removal, or other governmental
or regulatory actions instituted, completed, or threatened pursuant to any applicable federal, state, or local laws, ordinances,
or regulations relating to any Hazardous Materials affecting the Premises (“Hazardous Materials Laws”); (ii) all claims
made or threatened by any third party against Tenant or the Premises relating to damage, contribution, cost recovery, compensation,
loss, or injury resulting from any Hazardous Materials (the matters set forth in clauses (i) and (ii) above are hereinafter referred
to as “Hazardous Materials Claims”); and (iii) Tenant’s discovery of any occurrence or condition on any real
property adjoining or in the vicinity of the Premises that could cause the Premises or any part thereof to be subject to any restrictions
on the ownership, occupancy, transferability, or use of the Premises under any Hazardous Materials Laws.

In
no event shall Tenant be responsible for Hazardous Materials Claims created by the Landlord or by a prior tenant of Landlord.
Tenant shall be solely responsible for and shall indemnify and hold harmless Landlord, its directors, officers, employees, agents,
successors and assigns from and against any loss, damage, cost, expense, or liability directly or indirectly arising out of or
attributable to the use, generation, storage, release, threatened release, discharge, disposal, or presence of Hazardous Materials
on, under, or about the Premises, including without limitation (a) all consequential damages; (b) the costs of any required or
necessary repair, cleanup, or detoxification of the Premises and the preparation and implementation of any closure, remedial,
or other required plans, and (c) all reasonable costs and expenses incurred by Landlord in connection with clauses (a) and (b),
including, but not limited to, reasonable attorney’s fees. These provisions shall only apply to the presence of Hazardous
Materials caused the Tenant or its employees, agents or contractors, and for no other reason whatsoever.

SECTION
8

COMPLIANCE WITH LAW, LIENS, INDEMNITY

8.1     
Compliance with Law and Contracts. Tenant shall, at its expense, comply with and shall cause its use and occupancy of the
Building and the Premises to comply with the terms of all licenses and approvals from any Governmental Authority and all state
and local governmental statutes, laws, rules, orders, regulations, and ordinances affecting its obligations regarding the occupancy,
use, maintenance or repair of the Building and the Premises or any part thereof, or the use thereof, at any time during the Term.
Tenant shall likewise comply with all federal laws and regulations to the extent that they do not conflict with such state and
local governmental statutes, laws, rules, orders, regulations, and ordinances. Landlord shall, at its own expense, comply with
the requirements of all policies of insurance which at any time may be in force with respect to its obligations in connection
with the Building, and with the provisions of all contracts, agreements, and restrictions of which it has notice affecting the
Building or any part thereof or the occupancy or use thereof.

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8.2     
Title and Covenant Against Liens. Landlord’s title is and always shall be paramount to the title of Tenant and nothing
in this Lease contained shall empower Tenant to do any act which can, shall, or may encumber the title of Landlord. Tenant covenants
and agrees not to suffer or permit any lien of mechanics or materialmen to be placed upon or against the Property or against Tenant’s
leasehold interest in the Property arising from labor, material, service, or equipment ordered or authorized by Tenant or its
agents and employees and, in case of any such lien attaching, to immediately pay and remove same. Tenant has no authority or power
to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise,
to attach to or be placed upon the Property, and any and all liens and encumbrances created by Tenant shall attach only to Tenant’s
interest in the Property. If any such liens so attach and Tenant fails to pay and remove same within ten (10) days, Landlord,
at its election, may pay and satisfy the same and in such event the sums so paid by Landlord, with interest from the date of payment
at the rate set forth in Section 3.5, shall be deemed to be additional Rent due and payable by Tenant at once without notice
or demand.

8.3     
Indemnification.

a.     
Tenant agrees to pay, protect, indemnify, defend, and save harmless Landlord and all beneficiaries, agents, and employees of Landlord
from and against any and all liabilities, losses, damages, costs, expenses (including all attorney’s fees and expenses of
Landlord), causes of action, suits, claims, demands, or judgments of any nature whatsoever (except those arising from acts of
Landlord, its agents or employees) arising from (a) any injury to, or the death of, any person or any damage to personal property
on the Premises, or in any manner growing out of or connected with Tenant’s use or occupation of the Premises or any part
thereof the maintenance of which is the responsibility of Tenant pursuant to Section 4.7 herein, (b) Tenant’s violation
of any agreement or condition of this Lease, (c) Tenant’s violation of any contract or agreement which Tenant is a party
or any state or local restriction, statute, law, ordinance, or regulation, in each case affecting the Premises or any part thereof
or the occupancy or use thereof, and (d) any federal restriction, statute, law, ordinance or regulation in each case affecting
the Premises or any part thereof or the occupancy or use thereof to the extent it does not conflict with state or local restrictions,
statutes, laws, ordinances, or regulations.

In
case any action or proceeding is brought against Landlord, or any beneficiary, agent and/or employee of Landlord, by reason of
any such indemnified claims, Tenant, upon notice from Landlord, shall defend the same at Tenant’s expense by counsel approved
in writing by Landlord, which approval shall not be unreasonably withheld. Tenant shall not be liable for damage or injury occasioned
by the negligence or willful acts of the Landlord or its agents, contractors, servants, or employees unless such damage or injury
arises from perils against which Tenant is required by this Lease to insure and then only to the extent of such insurance. Tenant’s
indemnification and defense obligation under this Section shall survive the expiration or earlier termination of this Lease. Tenant’s
covenants, agreements, and indemnifications contained herein are not intended to and shall not relieve any insurance carrier of
its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease.

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b.     
Landlord agrees to pay, and to protect, indemnify, defend and save harmless Tenant and all beneficiaries, agents, and employees
of Tenant from and against any and all liabilities, losses, damages, costs, expenses (including all attorney’s fees and
expenses of tenant), causes of action, suits, claims, demands, or judgments of any nature whatsoever (except those arising from
acts of tenant, its agents or employees) arising from (a) any injury to, or the death of, any person or any damage to property
on the Building or the Premises, or in any manner growing out of or connected with Landlord’s use or occupation of the Building
or the Premises, or any part thereof, (b) Landlord’s violation of any agreement or condition of this Lease, and (c) Landlord’s
violation of any contract or agreement which Landlord is a party or any restriction, statute, law, ordinance, or regulation, in
each case affecting the Premises or the Building or any part thereof or the occupancy or use thereof.

Provided,
however, that Landlord shall not be responsible to Tenant for any matter to the extent the same arises out of the negligent or
intentional act or omission of Tenant or its employees, members, agents, contractors, successors or assigns. Landlord’s
indemnification and defense obligation under this Section shall survive the expiration or earlier termination of this Lease. Landlord’s
covenants, agreements, and indemnifications contained herein are not intended to and shall not relieve any insurance carrier of
its obligations under any policies carried by Landlord pursuant to the provisions of this Lease.

8.4     
Posting of Notices by Landlord. Landlord or its representatives shall have the right, but not the obligation, to go upon
and inspect the exterior of the Premises at all reasonable times, and shall have the right, but not the obligation, to post and
keep posted thereon notices that Landlord’s interest in the Premises shall not be subject to any lien for such work done
on the Premises, as provided for by C.R.S. § 38-22-105, or which Landlord may deem to be proper for the protection of Landlord’s
interest in the Premises. Landlord hereby designates Tenant as its agent for the sole purpose of posting in a conspicuous place
upon the Premises a notice containing substantially the following language which Tenant shall post prior to commencement of any
work which will or may result in such liens:

8.5     
“‘Notice.’ Landlord is the Owner of these Premises upon which improvements may be made by Tenant. The
interest of Landlord in these Premises shall not be subject to any lien by virtue of work done or materials or equipment supplied
by any contractor or other person, pursuant to this Notice and C.R.S. § 38-22-105, as amended.”

 

 

SECTION
9

FIXTURES, SIGNS, ALTERATIONS, AND INTERIOR DESIGN

9.1     
Fixtures. All readily moveable furnishings, store fixtures, and equipment owned and used by Tenant in the Premises shall
at all times during the Term be and remain the property of Tenant without regard to the means by which they are installed in or
attached to the Premises. Upon expiration of this Lease, Tenant shall remove all such furnishings, fixtures, and equipment and

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restore
the Premises as provided in Section 16.1, except in event of default by Tenant, in which case, all of said furnishings, fixtures,
and equipment shall remain on the Premises as provided in Section 14.11. Tenant shall not remove any equipment, conduits, and
fixtures providing water, plumbing, electrical, heating, ventilation, air conditioning, and sewer service to the Premises, whether
or not the same were furnished or installed by Tenant, all of which (together with any other furnishings, fixtures, and equipment
not removed by Tenant as provided above) shall become the property of Landlord upon expiration of the Term or termination of Tenant’s
right to possession of the Premises pursuant to Section 14. All such property shall be conclusively presumed to have been conveyed
by Tenant to Landlord under this Lease as a bill of sale without further payment or credit by Landlord to Tenant.

9.2     
Signs. Tenant shall have the right, at Tenant’s expense, to place signs and advertisements on the exterior and interior
of the Building in the locations and subject to the conditions hereinafter set forth, provided that the size, style, appearance,
and location of all exterior signs and all interior signs visible from the exterior of the Building shall be subject to the reasonable
approval of Landlord prior to installation and shall be in compliance with applicable law. Landlord shall have the right to remove
any such unapproved item without notice to Tenant, and Tenant shall pay Landlord’s cost of removal within five (5) days
after demand. Tenant shall, at its own expense, maintain and keep in good repair any of its signs and advertisements on the Premises,
and upon expiration or earlier termination of this Lease or Tenant’s possession hereunder, shall remove all such signs and
advertisements and repair any damage caused thereby.

SECTION
10

CONDEMNATION

10.1     
All of Premises Taken. If the whole of the Premises shall be taken or condemned for any public or quasi-public use or purpose
by any competent authority by the exercise of the right of eminent domain or by agreement or conveyance in lieu thereof (each
of the foregoing being hereinafter referred to as “Condemnation”), this Lease shall terminate as of the date possession
shall be taken by such authority, and Tenant shall pay Rent and perform all of its other obligations under this Lease up to such
date with a proportionate refund by Landlord of any Rent which shall have been paid in advance for periods subsequent to such
date.

10.2     
Less than All of Premises Taken. If less than all of the Premises is taken by Condemnation, and if the remainder of the
Premises cannot be used for Tenant’s continued use or occupancy for Tenant’s business in the reasonable judgment of
Tenant or if the portion of the Premises not taken cannot be feasibly restored to a leasable unit in the reasonable judgment of
Landlord, then in either such event Landlord or Tenant shall each have the right to terminate this Lease upon notice to the other
party within thirty (30) days after possession is taken by such Condemnation.

If
this Lease is so terminated, it shall terminate as of the date possession shall be so taken, and Tenant shall pay Rent and perform
all of its other obligations under this Lease up to such date with a proportionate refund by Landlord of any Rent which shall
have been paid in advance for periods subsequent to such date.

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If
this Lease is not so terminated, it shall terminate only with respect to the parts of the Premises so taken as of the date possession
shall be taken by such authority, and thereafter the Rent shall be reduced in direct proportion to the amount of Leasable Space
of the Premises taken, and Landlord agrees, at Landlord’s cost and expense, as soon as reasonably practical to restore the
remainder of the Premises to a complete unit of similar quality and character as existed prior to such taking (to the extent feasible);
provided that Landlord shall not be required to expend more on such restoration than an amount equal to the condemnation award
received by Landlord on account of such taking (less all expenses, costs, and legal fees incurred by Landlord in connection with
such award).

10.3     
Ownership of Award. As between Landlord and Tenant, all compensation, awards, and damages for any Condemnation of all of
any part of the Premises, including without limitation all awards and damages as compensation for diminution in value of the leasehold,
reversion and fee of the Premises, and Tenant Improvements, shall belong to Landlord without any deduction therefrom for any present
or future estate of Tenant, and Tenant hereby assigns to Landlord all its right, title, and interest to any such award.

Although
all damages in the event of any Condemnation are to belong to Landlord, whether such damages are awarded as compensation for diminution
in value of the leasehold, reversion, or fee of the Premises, or Tenant Improvements, Tenant shall have the right to claim and
recover from the condemning authority, but not from Landlord, such compensation as may be separately awarded or recoverable by
Tenant in Tenant’s own right on account of any and all damage to Tenant’s business by reason of the Condemnation and
for or on account of any cost or loss which Tenant might incur in removing Tenant’s merchandise, furniture, and fixtures,
provided that the effect of such award is not to reduce the award otherwise payable to Landlord.

SECTION
11

INSURANCE AND WAIVER OF CLAIMS

11.1     
Tenant’s Insurance. Tenant shall maintain throughout the Term, at its expense, insurance of the following character:
(a) casualty insurance against loss or damage by fire and other risks from time to time included under “extended coverage”
policies, in the amount of the full replacement cost of all Tenant Improvements and all subsequent alterations, improvements,
and changes to the Premises and all furniture, trade fixtures, equipment, merchandise, and all other items of Tenant’s personal
property on the Premises; (b) comprehensive general public liability insurance (including contractual liability) against claims
for bodily injury, death, or property damage occurring on, in, or about the Premises and the Building, and the common areas, parking
areas, walkways, driveways, adjoining streets, sidewalks, and passageways, such insurance to afford protection of not less than
$1,000,000.00 combined single limit per occurrence and $2,000,000.00 in the aggregate, provided that such limits of liability
shall be increased at the direction of Landlord if in Landlord’s reasonable judgment increased limits are required to protect
Landlord and Tenant against exposure for claims covered thereby; (c) workmen’s compensation insurance in amounts required
by applicable law or statute covering all persons employed in connection with any work done on or about the Premises with respect
to which claims for death or bodily injury could be asserted against Landlord, Tenant, or the Premises; (d) plate glass insurance;
and, (e) such other insurance on the Premises in such amounts and against such other insurable hazards which at the time are commonly

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obtained
in the case of property similar to the Premises, including but not limited to business continuation insurance.

11.2     
General Tenant Insurance Requirements. Each policy of insurance referred to in Section 11.1 shall be issued by companies
of recognized financial standing authorized to issue such insurance in the State of Colorado, shall name as the insured parties
thereunder Landlord (including its agents, beneficiaries, and other parties designated by Landlord) and Tenant, as their interests
may appear, and shall be written as a primary policy which does not contribute to and is not in excess of coverage which Landlord
may carry.

Every
policy which Tenant is obligated to carry under the terms of Section 11.1 shall contain an agreement by the insurer that it will
not cancel or fail to renew or amend such policy or reduce the coverage thereunder except after thirty (30) days’ prior
written notice to Landlord and that any loss otherwise payable thereunder shall be payable notwithstanding any act or negligence
of Tenant which might, absent such agreement, result in a forfeiture of all or a part of such insurance payment and notwithstanding
(a) the occupation or use of the Premises for purposes more hazardous than permitted by the terms of such policy, (b) any foreclosure
or other action or proceeding taken by any mortgagee of the Premises, or (c) any change in title or ownership of the Premises.

On
or prior to the Commencement Date, Tenant shall deliver to Landlord certificates of the insurers, evidencing all of the insurance
which is required to be maintained by Tenant hereunder together with evidence of the payment of all premiums therefore, and Tenant
shall, within thirty (30) days prior to the expiration of any such insurance, deliver other certificates of the insurers evidencing
the renewal or replacement of such insurance together with evidence of the payment of all premiums therefore. Should Tenant fail
to maintain or renew any insurance required in this Section, or to pay the premium therefore, or to deliver to Landlord any of
such certificates, then and in any of such events, Landlord, at its option, but without obligation to do so, may, upon five (5)
days’ notice to Tenant, procure such insurance, and any sums so expended by Landlord (together with Landlord’s reasonable
administrative expense in procuring such insurance) shall be additional Rent hereunder and shall be paid by Tenant to Landlord
on demand.

11.3     
Landlord’s Insurance. From the Commencement Date and continuing throughout the Term, Landlord may, in its sole and
absolute discretion, maintain the following insurance on the Premises and the Building, including the parking areas, walkways,
driveways, sidewalks, and passageways which policies may name Tenant as an additional insured: (i) commercial general liability
and property damage insurance for property damage or bodily injury or death in an amount determined by Landlord, and (ii) fire
and extended coverage insurance in an amount equal to the full replacement cost of any improvements located on the Premises (excluding
the improvements to the Premises made and owned by Tenant and any other property for which Tenant is required to provide insurance
hereunder) which may be established by an agreed amount endorsement by Tenant, Landlord, and the insurer.

11.4     
Waiver of Claims. Notwithstanding anything in this Lease to the contrary, neither Landlord nor Tenant shall be liable to
the other for any business interruption or any loss or damage to property or injury to or death of persons occurring on the Premises
or in any manner growing out of or connected with Tenant’s use and occupation of the Premises or the condition thereof,
whether

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or
not caused by the negligence or other fault of Landlord or Tenant or of their respective agents, employees, sub-Tenants, licensees,
or assignees; provided, however, that this release shall apply only to the extent that such business interruption, loss, or damage
to property, or injury to or death of persons is covered by valid and collected insurance policies, regardless of whether such
insurance is payable to or protects Landlord or Tenant or both, and only to the extent of any recovery collected under such insurance
policies.

Landlord
and Tenant agree to have all insurance which may be carried by either of them endorsed with a clause providing that any release
from liability of or waiver of claim for recovery from the other party entered into in writing by the insured thereunder prior
to any loss or damage shall not affect the validity of such policy or the right of the insured thereunder to recover thereunder
and providing further that the insurer waives all rights of subrogation which such insurer might have against the other party.
This release shall be in effect only so long as it is valid in the State of Colorado.

SECTION
12

DAMAGE OR DESTRUCTION

12.1     
Destruction of Premises. In the event that the Premises are totally or partially damaged or destroyed by fire or other
casualty, the damage shall be repaired and the Premises restored to the same condition as they were in immediately before such
damage or destruction by Landlord at Landlord’s expense; provided however, if (a) such damage results from a cause not insured,
or (b) the cost of repair or restoration exceeds the amount of insurance proceeds received by Landlord and available for restoration
of the Premises, Landlord may elect to either repair or restore the Premises or to terminate this Lease upon giving notice of
such election in writing to Tenant within sixty (60) days after the casualty. If no such notice is received by Tenant within said
sixty (60) days, Tenant shall have the right to terminate this Lease by written notice to Landlord. If Landlord is required or
elects to rebuild as herein provided, Landlord shall rebuild the damaged or destroyed areas of the Premises with due diligence
and in any event within one hundred-eighty (180) days of the casualty, provided that Landlord shall have no obligations to repair
or rebuild Tenant Improvements.

If
the casualty or the repairing or rebuilding shall render the Premises untenantable, in whole or in part, a proportionate abatement
of the Rent shall be allowed from the date when the damage occurred until the date when the Premises has been restored by Landlord,
such proportion to be computed on the basis that the portion of the Premises rendered untenantable and not used by Tenant bears
to the aggregate Premises.

12.2     
Effect on Lease. Unless this Lease is terminated pursuant to Section 12.1, this Lease shall remain in full force and effect,
and Tenant shall have no right to terminate or cancel this Lease on account of any damage to or destruction of the Premises so
long as Landlord commences necessary restoration within ninety (90) days after the casualty and any delay is not caused by Tenant
(or any Tenant Parties) or any events of force majeure. If Landlord does not commence restoration within ninety (90) days, and
Landlord has not already noticed Tenant of his election not to repair under Section 12.1, and any delay is not caused by Tenant
(or any Tenant Parties) or any events of force majeure, Tenant shall have the right to terminate this Lease by written notice
to Landlord.

SECTION
13

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ASSIGNMENT, SUBLETTING OR ENCUMBRANCE

13.1     
Assignment and Subletting. Tenant shall not assign this Lease or any interest therein or sublet the Premises or any portion
thereof, without the prior written consent of Landlord. In the event Tenant seeks such written consent to an assignment in order
to facilitate a sale or other change in control of Tenant, Landlord shall not unreasonably withhold its consent to such assignment.
In all other circumstances, Landlord may withhold its written consent to assignment of this Lease or subletting of the Premises
or any portion thereof, at its sole discretion. If Tenant desires to assign this Lease or sublet the Premises or any part thereof,
Tenant shall notify Landlord not later than thirty (30) days prior to the proposed effective date of the assignment or sublease.

Tenant’s
notice shall include the name and address of the proposed assignee or sub-lessee, a true and complete copy of the proposed assignment
or sublease, sufficient information as Landlord deems necessary to permit Landlord to determine the financial responsibility,
experience, and character of the proposed assignee or sub-tenant, the terms and conditions of any sale of Tenant’s business,
and the nature of any Improvements to the Premises which the proposed assignee or sub-lessee or Tenant intends to make in connection
with the assignment or sublease. Each such notice shall also include complete financial statements of the proposed assignee or
sub-lessee, detailed description of the intended use of the Premises, and complete resume of past business experience.

Landlord’s
consent to any one assignment or sublease pursuant hereto shall not be deemed to be a waiver of the provisions of this Section
with respect to any subsequent assignment or sublease. Each such permitted sublease shall expressly be made subject to the provisions
of this Lease.

If
Tenant assigns any of its rights and interests under this Lease, the assignee under such assignment shall expressly assume all
of the obligations of Tenant hereunder in a written instrument satisfactory to Landlord at the time of such assignment. No assignment
or sublease shall impose any obligations on Landlord or otherwise affect any of the rights of Landlord under this Lease nor shall
it affect or reduce any of the obligations of Tenant hereunder. No permitted assignment or subletting shall relieve Tenant of
Tenant’s covenants and agreements hereunder.

All
such obligations shall continue in full force and effect as obligations of a principal and not as obligations of a guarantor or
surety to the same extent as though no assignment or subletting had been made. Tenant shall, concurrently with the execution and
delivery of any permitted assignment or sublease, deliver a duplicate original thereof to Landlord.

A
change in the beneficial or record ownership of any class units of Tenant, or the beneficial interest in Tenant shall be treated
as and deemed to be an assignment of this Lease within the foregoing provisions of this Section, only if the effect of same shall
be to result in a change in management or control of Tenant. The transfer of less than fifty percent of the units of Tenant is
presumptively not to be treated as an assignment of this Lease.

Any
assignment or sublease made in violation of this Section shall be void. Tenant shall pay also all of Landlord’s costs, charges,
and expenses, including without limitation, reasonable

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attorney’s
fees, incurred in connection with any assignment, subletting, use, occupancy, transfer, or encumbrance made or requested by Tenant.

13.2     
Encumbrance. This Lease shall not be mortgaged, pledged, or encumbered by Tenant, nor shall Tenant mortgage, pledge, or
encumber the interest of Tenant in and to any sublease of the Premises or the rentals payable thereunder, without the prior written
consent of Landlord, which consent may be granted or withheld in the sole discretion of Landlord. In addition, Tenant shall not
allow or permit any transfer of this Lease or any interest hereunder by operation of law. Any such mortgage, pledge, encumbrance,
or transfer made in violation of this Section shall be void.

SECTION
14

DEFAULT

14.1     
Events of Default. Any one or more of the following occurrences or acts shall constitute an event of default under this
Lease:

a.     
If Tenant, at any time during the Term, shall:

(i)     
fail to make any payment of Rent or other sum herein required to be paid by Tenant for a period of five (5) days after
delivery by Landlord of written notice to Tenant that any such payment has become due; or

(ii)      
fail to pay Rent or other sums herein required to be paid by Tenant when due on three (3) or more occasions during any twelve
(12) month period notwithstanding Tenant’s cure of such default upon notice; or

(iii)     
fail to cure, immediately after notice from Landlord, any hazardous condition which Tenant has created or suffered in violation
of law or this Lease; or

(iv)     
fail to observe or perform any of the covenants in respect to assignment, subletting, and encumbrance set forth in Section 13
regardless of whether any such assignment, subletting, or encumbrance is void or voidable; or

(v)      
fail to observe or perform any other provision of this Lease for twenty (20) days after Landlord shall have delivered to Tenant
written notice of such failure; or

b.     
If the Premises shall have been abandoned; for purposes hereof the Premises shall be deemed to have been abandoned if Tenant transfers
a substantial part of Tenant’s operations, business, and personnel from the Premises to another location or fails to carry
on its business at the Premises for a period of thirty (30) consecutive business days unless permitted under the provisions of
this Lease or precluded from so doing by reason of casualty or condemnation; or

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c.     
If Tenant fails to take possession of the Premises when possession is tendered by Landlord.

d.     
Except as otherwise required by any state or local governmental authority with jurisdiction over Tenant’s business, if Tenant
removes or attempts to remove or manifests an intent to remove Tenant’s goods or property from or out of the Premises otherwise
than in the ordinary course of business, without having first paid and satisfied Landlord for all Rent that may become due during
the entire Term of this Lease.

14.2     
Right to Terminate. If an event of default shall have occurred, Landlord shall have the right at its election, then or
at any time thereafter, to either:

a.     
Terminate this Lease by giving Tenant written notice of Landlord’s intention to terminate this Lease and, upon service of
said notice, Tenant shall immediately vacate the Premises in accordance with the provisions of this Lease, and Landlord, in addition
to its other remedies, may recover from Tenant all damages incurred by Landlord as a result of such default (all of which shall
be immediately due and payable), including, but not limited to, (A) the cost of recovering possession of the Premises; (B) expenses
of reletting, including repairs, renovation and alteration of the Premises; (C) reasonable attorneys’ fees; (D) the unpaid
amount of all monetary obligations payable under this Lease which had been earned at the time of termination; (E) the worth at
the time of award of the amount by which the unpaid amount of all monetary obligations payable under this Lease for the balance
of the Term after the time of such award exceeds the amount of such loss for the same period that Tenant proves could be reasonably
avoided (with Monthly Rent being calculated based on the average Monthly Rent payable for the period, which is the lesser of:
(I) the six calendar months preceding the termination of this Lease; and (II) the number of calendar months between the Commencement
Date and the termination of this Lease; (F) that portion of any leasing commissions paid by Landlord and applicable to the unexpired
term of this Lease; and (G) 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 which in the ordinary course of things would be likely to result therefrom.
Landlord shall use reasonable efforts to mitigate its damages, but efforts by Landlord to mitigate damages caused by the default
shall not waive Landlord’s right to recover all or any part of its damages in a separate suit; or

b.     
Without terminating the term of this Lease, re-enter and take possession of the Premises or any part thereof, without being liable
for prosecution on account thereof or being deemed guilty of any manner of trespass. Landlord reserves the right, following any
reentry or reletting, to exercise its right to terminate this Lease by giving Tenant written notice thereof. No such reentry or
taking possession of the Premises by Landlord shall be construed as an election by Landlord to terminate this Lease unless a written
notice of such intention is given to Tenant. No notice from Landlord hereunder or under a forcible entry and detainer statute
or similar law shall constitute an election by Landlord to terminate this Lease unless such notice specifically so states. After
recovering possession of the Premises, Landlord may, from time to time, but shall not be obligated to, relet the Premises, or
any part thereof, for the account of Tenant, for such term or terms and on such conditions and

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upon
such other terms as Landlord, in its discretion, may determine. Landlord may make such repairs, alterations or improvements as
Landlord may consider reasonably appropriate to accomplish such reletting, and Tenant shall reimburse Landlord upon demand for
all reasonable costs and expenses (including but not limited to the costs of such repairs, alterations or improvements, leasing
commissions and attorneys’ fees) which Landlord may incur in connection with such reletting. Notwithstanding Landlord’s
recovery of possession of the Premises, Tenant shall continue to pay on the dates herein specified, the Rent and all additional
amounts which would be payable hereunder if such repossession had not occurred, less a credit for the net amounts, if any, actually
received by Landlord through any reletting of the Premises.

Upon
the occurrence of an event of default by Tenant hereunder, Landlord shall also have all other rights available to it at law or
in equity, including without limitation, seeking specific performance or injunctive relief, or performing Tenant’s obligations
hereunder and getting reimbursed the reasonable cost and expenses therefor upon demand. All rights and remedies of Landlord herein
created or otherwise existing at law or equity are cumulative and may be exercised concurrently, whenever and as often as deemed
desirable, and the exercise of one shall not be taken to exclude or waive the right to the exercise of any other.

14.3     
Tenant to Remain Liable. No expiration or termination of this Lease pursuant to Section 14.2, by operation of law or otherwise,
and no repossession of the Premises or any part thereof pursuant to Section 14.2 or otherwise, and no reletting of the Premises
or any part thereof pursuant to Section 14.2, shall relieve Tenant of its liabilities and obligations hereunder, all of which
shall survive such expiration, termination, repossession, or reletting.

14.4     
Current Damages. In the event of any expiration or termination of this Lease or repossession of the Premises or any part
thereof by reason of the occurrence of an event of default, Tenant will pay to Landlord the Rent and other sums required to be
paid by Tenant for the period to and including the date of such expiration, termination, or repossession; and thereafter, until
the what would have been the end of Term in the absence of such expiration, termination, or repossession, and whether or not the
Premises or any part thereof shall have been relet, Tenant shall be liable to Landlord for, and shall pay to Landlord, as liquidated
and agreed current damages the Rent and other sums which would be payable under this Lease by Tenant in the absence of such expiration,
termination, or repossession, less the net proceeds, if any, of any reletting effected for the account of Tenant pursuant to Section
14.2, after deducting from such proceeds all of Landlord’s expenses reasonably incurred in connection with such reletting
(including, without limitation, all repossession costs, brokerage commissions, legal expenses, attorneys’ fees, employee
expenses, alteration costs, and expenses of preparation for such reletting). Tenant will pay such current damages on the days
on which Rent would have been payable under this Lease in the absence of such expiration, termination, or repossession, and Landlord
shall be entitled to recover the same from Tenant on each such day.

14.5     
Final Damages. At any time after any such expiration or termination of this Lease or repossession of the Premises or any
part thereof by reason of the occurrence of an event of default, whether or not Landlord shall have collected any current damages
pursuant to Section 14.4, Landlord shall be entitled to recover from Tenant, and Tenant will pay to Landlord on demand, as

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and
for liquidated and agreed final damages for Tenant’s default and in lieu of all current damages beyond the date of such
demand (it being agreed that it would be impracticable or extremely difficult to fix the actual damages), an amount equal to the
excess, if any, of (a) the Rent and other sums which would be payable under this Lease from the date of such demand (or, if it
be earlier, the date to which Tenant shall have satisfied in full its obligations under Section 14.4 to pay current damages) through
what would be the last day of the Term in the absence of such expiration, termination, or repossession, discounted to present
value at an assumed interest rate of five percent (5%) per annum, less (b) the then net rental value of the Premises discounted
to present value at an assumed interest rate of five percent (5%) per annum for the same period.

Rental
value shall be established by reference to the terms and conditions upon which Landlord relets the Premises if such reletting
is accomplished within a reasonable period of time after such expiration, termination, or repossession, and otherwise established
on the basis of Landlord’s estimates and assumptions of fact regarding market and other relevant circumstances, which shall
govern unless shown to be erroneous. If any statute or rule of law shall validly limit the amount of such liquidated final damages
to less than the amount above agreed upon, Landlord shall be entitled to the maximum amount allowable under such statute or rule
of law.

14.6     
Rights Cumulative. Nonwaiver. No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive
of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy
given hereunder or now or hereafter existing at law or in equity or by statute.

The
failure of Landlord to insist at any time upon the strict performance of any covenant or agreement or to exercise any option,
right, power, or remedy contained in this Lease shall not be construed as a waiver or relinquishment thereof for the future. The
receipt by Landlord of any Rent or any other sum payable hereunder with knowledge of the breach of any covenant or agreement contained
in this Lease 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. In addition to the other remedies provided in this Lease,
Landlord shall be entitled, to the extent permitted by applicable law, to injunctive relief in case of the violation, or attempted
or threatened violation, of any of the covenants, agreements, conditions, or provisions of this Lease, or to a decree compelling
performance of this Lease, or to any other remedy allowed to Landlord at law or in equity.

14.7     
Legal Expenses. In the event either Landlord or Tenant shall be in default in the performance of any of its obligations
under this Lease, the defaulting party shall pay to the other party all reasonable attorneys’ fees and litigation expense
incurred or paid by it in connection therewith. In the event Landlord shall, without fault on its part, be made a party to any
litigation commenced against Tenant, and if Tenant, at its expense, shall fail to provide Landlord with counsel approved by Landlord,
Tenant shall pay as additional Rent all costs and reasonable attorneys’ fees incurred or paid by Landlord in connection
with such litigation. In the event Tenant shall, without fault on its part, be made a party to any litigation commenced against
Landlord, and if Landlord, at its expense, shall fail to provide Tenant with counsel approved by Tenant, Landlord shall reimburse
Tenant for all costs and reasonable attorneys’ fees incurred or paid by Tenant in connection with such litigation.

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14.8     
Landlord’s Right to Cure. Landlord may, but shall not be obligated to, cure any default by Tenant after complying
with the notice provisions herein set forth. Tenant shall pay to Landlord as additional rent the amount of all such costs incurred
by Landlord.

14.9     
Tenant’s Property to Remain. In the event of default by Tenant, all of Tenant’s fixtures, furniture, equipment,
improvements, additions, alterations, and other personal property (“Tenant’s Property”) shall remain on the
Premises and, in that event and continuing during the length of said default, subject to state and local laws governing Tenant’s
use, Landlord shall have the right to take the exclusive possession of same and to use same, without costs, until all defaults
are cured or, at its option, at any time during the Term, to require Tenant to forthwith remove same.

14.10     
Security Interest. To secure the performance of Tenant's obligations under this Lease, Tenant hereby grants to Landlord
a security interest in and an express contractual lien upon all of Tenant's Property (the "Security Interest"), to the
extent permitted by applicable law. The Security Interest shall not include any inventory sold by Tenant on consignment; i.e.,
inventory that has been partially paid for by Tenant's customer(s) but not yet recognized as a sale on Tenant's balance sheet.
Landlord is authorized to prepare and file financing statements signed only by Landlord (as secured party) covering the security
described above (and Tenant hereby agrees to sign the same, as well as a separate security agreement if requested by Landlord,
within ten (10) days of Landlord's request). Upon any default under this Lease by Tenant, any or all of Tenant's obligations to
Landlord secured hereby shall, at Landlord's option, be immediately due and payable without notice or demand. In addition to all
rights or remedies of Landlord under this Lease and the law, including the right to judicial foreclosure, Landlord shall have
all the rights and remedies of a secured party under the Uniform Commercial Code of the State of Colorado. Landlord's Security
Interest shall be subordinate only to the lien or security interest of any lender taking or succeeding to a purchase money security
interest thereon, and upon Tenant's written request, if no default exists hereunder, Landlord shall execute an instrument confirming
such subordination. The Security Interest shall survive the termination of this Lease if such termination results from Tenant's
default. The Security Interest and related lien are in addition to and cumulative of the Landlord's lien provided by the laws
of the State of Colorado.

14.11     
Waiver by Tenant. In the event Landlord terminates this Lease prior to the expiration originally fixed (or in the event
Landlord repossesses the Premises by judicial process or otherwise, with or without the termination of this Lease), Tenant waives
all right to recover or regain possession of the Premises to save forfeiture of this Lease by payment of Rent due or by other
performance of the covenants and conditions hereof. Tenant hereby further waives all right to reinstate or redeem this Lease notwithstanding
any provisions of any statute, law, or decision now or hereafter in force or effect.

SECTION
15

SUBORDINATION, MORTGAGEE PROTECTION

15.1     
Estoppel Certificates. Within five (5) days after request therefore by Landlord, Tenant agrees to deliver a certificate
in the form presented by Landlord to any proposed mortgagee or purchaser of the Premises, or to Landlord, certifying (if such
be the case or if not the case,

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specifying
with particularity any exception) to matters requested by Landlord, including without limitation, the following:

a.     
that Tenant is in full and complete possession of the Premises, such possession having been delivered by Landlord and accepted
by Tenant;

b.     that any improvements required to be furnished by Landlord by the terms of this Lease have been completed in all respects to the
satisfaction of Tenant;

c.     that this Lease is in full force and effect and has not been amended, modified, supplemented, or superseded;

d.     
that there is no existing default on the part of Landlord in the performance of any covenant, agreement, or condition contained
in this Lease to be performed by Landlord;

e.     
that Tenant does not have any actual or pending claim against Landlord;

f.      
that no Rent or other charges have been prepaid by Tenant; and

g.     
that the addressee of such certificate may rely on the representations therein made; and certifying as to the dates of commencement
and termination of the Term, the date on which Rent commenced to accrue under this Lease, and the date through which Rent and
other charges hereunder have been paid.

15.2     
Subordination/Superiority. The rights and interests of Tenant under this Lease shall be subject and subordinate to any
mortgage or deed of trust that may hereafter be placed upon the Premises, or any part thereof and to any and all advances to be
made thereunder and to the interest thereon and all renewals, amendments, modifications, replacements, and extensions thereof,
provided that the mortgagee or trustee or secured party named in such mortgage or deed of trust shall recognize this Lease in
the event of foreclosure, if and so long as Tenant is not in default hereunder. Any mortgagee or trustee under a deed of trust
encumbering the Premises or any part thereof may elect to give certain rights and interests of Tenant under this Lease priority
over the lien of its mortgage or deed of trust. In the event of either such election and upon notification by such mortgagee or
trustee to Tenant to that effect, the rights and interests of Tenant under this Lease shall be deemed to be subordinate to or
to have priority over, as the case may be, the lien of such mortgage or deed of trust, whether this Lease is dated or Tenant enters
into possession of the Premises prior to or subsequent to the date of such mortgage or deed of trust or its recordation. Tenant
shall, within ten (10) days following the request of Landlord or such secured party, execute and deliver whatever instruments
may be required to further evidence or confirm the foregoing.

15.3     
Mortgagee Protection. Tenant agrees to give any mortgagee of the Premises, by registered or certified mail, a copy of any
notice of default served upon Landlord by Tenant, provided that prior to such notice, Tenant has been notified in writing (by
way of service on Tenant of a copy of an assignment of rents and leases, or otherwise) of the name and address of such mortgagee.

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Tenant
further agrees that if Landlord fails to cure such default within thirty (30) days after such notice to Landlord (or if such default
cannot be cured or corrected within that time, then such additional time as may be necessary if Landlord has commenced within
such thirty (30) days and is diligently pursuing the remedies or steps necessary to cure or correct such default), then the mortgagee
shall have an additional thirty (30) days within which to cure or correct such default (or if such default cannot be cured or
corrected within that time, then such additional time as may be necessary if such mortgagee has commenced within such thirty (30)
days and is diligently pursuing the remedies or steps necessary to cure or correct such default, including the commencement of
foreclosure proceedings if necessary to effect such a cure).

Until
the time allowed for the mortgagee to cure such default has expired without cure, Tenant shall have no right to, and shall not,
take any action with respect to this Lease adverse to the interests of Landlord or any such mortgagee on account of Landlord’s
default. Should any prospective mortgagee require a modification or modifications of this Lease, which modification or modifications
will not cause an increased cost or expense to Tenant or in any other way substantially change the rights and obligations of Tenant
hereunder, then, and in such event, Tenant agrees that this Lease may be so modified and agrees to promptly execute whatever documents
are required therefore.

SECTION
16

SURRENDER AND HOLDOVER

16.1     
Surrender. Upon the expiration or earlier termination of this Lease, Tenant shall peaceably leave and surrender the Premises
to Landlord broom-clean and otherwise in the condition in which the Premises are required to be maintained by the terms of this
Lease. Tenant shall surrender all keys for the Premises to Landlord at the place then fixed for the payment of rent and shall
inform Landlord of all combinations on locks, safes, and vaults, if any, in the Premises.

Tenant
shall, at its expense, remove from the Premises on or prior to such expiration or earlier termination all furnishings, fixtures,
and equipment situated thereon (including all exterior and interior signs) which are not the property of Landlord as provided
in Section 9.1, and Tenant shall, at its expense, on or prior to such expiration or earlier termination, repair any damage caused
by such removal. Any property not so removed shall become the property of Landlord, and Landlord may thereafter cause such property
to be removed from the Premises and disposed of, but the cost of any such removal and disposition and the cost of repairing any
damage caused by such removal shall be borne by Tenant.

16.2     
Holdover. Should Tenant or any party claiming under Tenant hold over in possession at the expiration of Term by Tenant
of time or otherwise, such holding over shall not be deemed to extend the Term or renew this Lease, and such holding over shall
be an unlawful detainer and such parties shall be subject to immediate eviction and removal. Tenant shall pay upon demand to Landlord
during any period while Tenant shall hold the Premises after expiration of the Term, as liquidated damages, a sum equal to double
the monthly rate of Rent in effect for the last month of the Term, and Tenant shall also pay all damages, consequential as well
as direct, sustained by Landlord by reason of such holding over.

SECTION
17

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SECURITY DEPOSIT

17.1     
Security Deposit. The Security Deposit, if any, specified in Section 1.14 shall be held by Landlord as security for the
full and faithful performance by Tenant of each and every term, covenant, and condition of this Lease on the part of Tenant to
be observed and performed, and Landlord shall have no liability to pay interest thereon unless required by law. The Security Deposit
is not, and may not be construed by Tenant to constitute Rent for the last month of this Term or any portion thereof. If any Rent
herein reserved or any other sums payable by Tenant hereunder shall be overdue and unpaid or should Landlord make payments on
behalf of Tenant, or should Tenant fail to perform any of the terms of this Lease, then Landlord may, at its option, and without
prejudice to any other remedy which Landlord may have on account thereof, apply the Security Deposit or so much thereof as may
be necessary to compensate Landlord toward the payment of the Rent or other sums due from Tenant, or towards any loss, damage,
or expense sustained by Landlord resulting from such default on the part of Tenant; and in such event Tenant shall forthwith upon
demand restore the Security Deposit to its original amount, and the sum required to so restore the Security Deposit shall be additional
Rent hereunder. In the event Tenant shall have fully and faithfully complied with all of the terms, covenants, and conditions
of this Lease, the Security Deposit shall be returned in full to Tenant within thirty (30) days following the end of the Term
or earlier termination of this Lease. In the event that any bankruptcy, insolvency, reorganization, or other creditor-debtor proceedings
shall be instituted by or against Tenant or its successors or assigns, Landlord may apply the Security Deposit first to the payment
of any Rent, and other amounts due Landlord hereunder, and the balance, if any, of the Security Deposit may be retained by Landlord
in partial liquidation of Landlord’s damages. Landlord may deliver the Security Deposit to the purchaser of Landlord’s
interest in the Premises, in the event that such interest is sold, and Landlord shall thereupon be discharged from any further
liability with respect to the Security Deposit.

17.2     
Transfer of Security Deposit. In the event of a sale or lease of the Premises or sale or lease of the Building, subject
to this Lease, the Landlord shall have the right to transfer the Security Deposit to the vendee or lessee and the Landlord shall
thereupon be released from all liability for the return of such Security Deposit, and the Tenant shall look to the new landlord
solely for the return of said Security Deposit. This provision shall apply to every transfer or assignment made of the Security
Deposit to a new landlord. The Security Deposit under this Lease shall not be mortgaged, assigned, or encumbered by the Tenant
without written consent of Landlord. In the event of any unauthorized assignment of this Lease, Landlord shall have no further
liability with respect to the return of said Security Deposit to the Tenant or assignee.

 

SECTION
18

MARIJUANA RETAIL

18.1     
Landlord’s Compliance with Governmental Authorities. Notwithstanding anything to the contrary in this Lease, Landlord
reserves the right to comply with any and all requests or orders from any Governmental Authority related to the Premises.

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18.2     
Termination. Notwithstanding all of Landlord’s rights to Tenant’s Property afforded under this Lease, if Landlord
is not permitted to possess any or all of Tenant’s Property under applicable law, then Tenant shall dispose of Tenant’s
Property upon 24 hours’ notice from Landlord. If Landlord is not permitted to possess Tenant’s Property or if Landlord
notifies Tenant that it is required to dispose of Tenant’s Property and Tenant fails to do so within 24 hours of Landlord’s
notice, Landlord shall have the right to dispose of Tenant’s Property in any manner, including by compliance with the directives
of Governmental Authorities.

18.3     
Federal Enforcement. The parties acknowledge that the sale and possession of marijuana is currently permitted under certain
circumstances under Colorado state law but is prohibited by Federal law. Current Federal policy is not to seek enforcement of
Federal marijuana possession laws in states such as Colorado where such possession is lawful. In the event that the state or Federal
laws, ordinances or policies change or are interpreted such that Tenant’s business operations in the Premises are likely
to be subject to Federal or local prosecution, in Landlord’s reasonable discretion, Landlord may terminate this Lease on
thirty (30) days prior written notice to Tenant, and all payment and performance obligations shall be pro-rated to date of termination
(provided that Tenant shall not have a termination right for any enforcement or prosecution resulting from Tenant’s actions
or failure to act). Upon termination, all parties (including any and all guarantors) shall be relieved and discharged from all
obligations hereunder (except for those that survive termination of this Lease), and Tenant shall be entitled to the immediate
return of the Security Deposit.

18.4     
Indemnification. Tenant shall indemnify and hold harmless the Landlord, the Landlord’s officers, directors, members,
managers, employees, attorneys, agents and independent contractors from any and all liability, costs, damages and/or other causes
of action arising from or in any way related to the Tenant’s use of the Premises, including, but not limited to actual,
consequential and punitive damages, Landlord’s attorney fees, court costs, expert witness fees and any and all other damages.

Tenant
and Landlord acknowledge and understand that possession, sale and/or distribution of marijuana are permitted by the State of Colorado
although such acts are in violation of Federal law. Accordingly, the Landlord and Tenant jointly, severally and individually waive
any defense as to the enforcement of this Lease based upon an “illegality of purpose” theory or other related defense(s).
The Landlord and Tenant further acknowledge and agree that this Lease shall be fully enforceable in the court of competent jurisdiction
located in the State of Colorado as specified herein.

18.5     
Compliance with State and Local Law. Under no circumstances shall Tenant engage in conduct in the Premises that does not
comply with state and local laws, regulations, codes, permits and licenses related to Tenant’s use of the Premises. Tenant
shall provide Landlord with a copy of all licenses, license renewals, communication from any Governmental Authority concerning
any complaint, investigation or disciplinary action related to Tenant’s business operations in the Premises and provide
Landlord with written notice of any change in such licenses.

18.6     
No Landlord Licensing Requirement. Tenant acknowledges and agrees that Landlord is not required to obtain any license or
permit related to the cultivation or sale or

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marijuana
in Landlord’s capacity as the owner of real property as a result of Tenant’s use of the premises. In the event the
State of Colorado or other governmental entity requires Landlord to obtain a license or permit related to the cultivation or sale
of marijuana as a result of Tenant’s use of the premises, and Landlord does not wish to obtain such license or permit, Landlord
shall have the right to terminate this Lease upon thirty (30) days’ written notice to Tenant.

SECTION
19

GENERAL PROVISIONS

19.1     
Successors. Subject to Sections 13 and 16, all of the provisions hereof shall be binding upon and inure to the benefit
of the parties hereto and their respective heirs, legal representatives, successors, and assigns.

19.2     
Notices. All notices, demands, requests, consents, approvals, and other instruments required or permitted to be given pursuant
to other terms of this Lease shall be in writing and shall be deemed to have been properly given if personally served, sent by
a nationally recognized overnight courier service, sent by registered or certified mail, postage prepaid, return receipt requested,
or sent by electronic mail addressed to Tenant at Tenant’s address or Landlord at Landlord’s address, as set forth
below. If service shall be made by certified mail, such service shall be deemed completed as of the third day following the mailing
of such notice in the manner aforesaid. If service shall be made by overnight courier, such service shall be deemed completed
as of the next business day following the deposit with the overnight courier. If service shall be made by electronic mail, it
shall be deemed completed as of the day of delivery. Landlord and Tenant shall each have the right from time to time to specify
as its address for purposes of this Lease any other address in the United States of America upon five (5) days advance
notice thereof, similarly given, to the other party.

	 	Landlord:	c/o MJ Holdings, Inc.

	 		Shawn
    Chemtov

	 	 	4141 NE 2nd Avenue, Suite 204A

	 	 	Miami, Florida 33137

	 	 	Email: shawn@mjholdingsinc.com

 

With
a copy to Landlord’s Attorney:

 

			Brownstein
                                         Hyatt Farber Schreck

			410
                                         17th Street, 22nd Floor

			Denver,
                                         Colorado 80202

			Attention:
                                         Noelle Riccardella

			Email:
                                         nriccardella@bhfs.com

 

			

		Tenant:	3950
                                         Holly Street

			Denver,
                                         Colorado 801207

			Attention:
                                         ___________________

			Email:
                                         ______________________

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19.3     
No Option. The submission of this Lease for examination does not constitute an offer to enter into a lease, and this Lease
shall become effective only upon execution and delivery hereof by Landlord and Tenant.

19.4     
No Joint Venture. The relationship of the parties is that of Landlord and Tenant only, and nothing in this Lease shall
be construed as creating a partnership, joint venture, principal-agent, or any other relationship. Except as expressly otherwise
provided herein, neither party shall have any right or power to create any expense or liability chargeable to the other party.

19.5     
Broker. Tenant represents and warrants to Landlord that Tenant has not dealt with any broker or finder entitled to any
commission, fee, or other compensation by reason of the execution of this Lease. Tenant agrees to indemnify, defend, and hold
Landlord harmless from any charge, liability, or expense (including attorneys’ fees) Landlord may suffer, sustain, or incur
in respect to any claim for a commission, fee, or other compensation by a broker or finder claiming by, through, or under Tenant
other than Broker.

19.6     
Headings and Captions. The headings and captions contained in this Lease are inserted for convenience of reference only,
and are not to be deemed part of or to be used in construing this Lease.

19.7     
Use of Pronoun. Joint and Several Liability. The necessary grammatical changes required to make the provisions of this
Lease apply in the plural sense where there is more than one Tenant and to either corporations, associations, partnerships, limited
liability companies, limited liability partnerships, or individuals, males or females, shall in all instances be assumed as though
in each case fully expressed. If there is more than one Tenant, the liability of all such parties for compliance with and performance
of the terms and covenants of this Lease shall be joint and several.

19.8     
Partial Invalidity. If any term or provision of this Lease or the application thereof to any person or circumstance shall,
to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons
or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term
and provision of this Lease shall be valid and enforced to the fullest extent permitted by law.

19.9     
Survival. Any provision of this Lease which obligates Landlord or Tenant to pay an amount or perform an obligation before
the commencement of the Term or after the expiration of the Term shall be binding and enforceable notwithstanding that payment
or performance is not within the Term, and the same shall survive.

19.10     
Definition of Landlord.

a.     
The term Landlord as used in this Lease, so far as the covenants or obligations on the part of the Landlord are concerned, shall
be limited to mean and include only the owner or owners at the time in question of the Premises, and in the event of any

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transfer
or transfers of title thereto, the Landlord named herein, (and in case of any subsequent transfer or conveyance, the then grantor)
shall be automatically relieved from and after the date of such transfer or conveyance of all liability as respects the performance
of any covenants or obligations on the part of the Landlord contained in this Lease thereafter to be performed.

b.     
The Landlord may delegate from time to time some or all of its duties hereunder to the Landlord’s agent, and such agent
may perform some or all of the Landlord’s obligations hereunder or exercise some or all of Landlord’s rights hereunder.

c.     
It is expressly understood and agreed by and between the parties hereto, anything herein to the contrary notwithstanding, that
all of the representations, warranties, covenants, undertakings, and agreements herein made on the part of Landlord, while in
form purporting to be the representations, warranties, undertakings, and agreements of the Landlord, are nevertheless each and
every one of them made and intended, not as personal representations, warranties, covenants, undertakings, and agreements by the
Landlord, or for the purpose or with the intention of binding the Landlord, personally, but are made and intended for the purpose
only of subjecting Landlord’s interest in the Premises to the terms of this Lease and for no other purpose whatsoever, and
for satisfaction of any obligation of Landlord to Tenant. No Member of Landlord shall be personally liable for performance of
Landlord’s obligations hereunder, and a deficit capital account of a Member of Landlord shall not be deemed an asset of
the Landlord or an interest of Landlord in the Premises.

d.     
Landlord’s liability under this Lease is limited to Landlord’s equity interest in the Premises.

19.11     
Time of Essence. Time is of the essence of this Lease, and all provisions herein relating thereto shall be strictly construed.

19.12     
Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated
shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or statement on any check or any
letter or other communication accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may
accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other
remedy in this Lease.

19.13     
Entire Agreement. This Lease and the Exhibits, Riders, Supplements, and Guaranty, if any, attached hereto and forming a
part hereof, set forth all the covenants, promises, agreements, conditions, and understandings between Landlord and Tenant concerning
the Premises, and there are no covenants, promises, agreements, conditions, or understandings, either oral or written, between
Landlord and Tenant concerning the Premises except those herein set forth. Except as otherwise provided herein, no subsequent
alteration, amendment, change, or addition to this Lease shall be binding upon Landlord or Tenant unless reduced to writing and
signed by them.

19.14     
Recordation. Tenant shall not record this Lease or any memorandum of or other reference to this Lease, without the written
consent of Landlord. Landlord may, at its option, require

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Tenant
to execute a memorandum or short form of this Lease, suitable for recording purposes and may record such memorandum or short form
lease in the real property records of the county where the Premises is located.

19.15     
Governing Law. This Lease shall be construed and enforced in accordance with the laws of the State of Colorado. Should
either party institute legal suit or action for enforcement of any obligation contained herein, it is agreed that the venue of
such suit or action shall be in the City and County of Denver, Colorado. The prevailing party in any such suit or action shall
be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee. All lease terms
and conditions shall be subject to all state and local statutes, ordinances, rules and regulations governing Tenant’s use
of the premises.

19.16     
Limited Liability Entities. In the event Tenant hereunder is a corporation, limited liability company, limited liability
partnership, limited liability limited partnership, or other limited liability business entity recognized by or created pursuant
to the law of the State of Colorado, the United States, or any state, territory, or political subdivision thereof, or any foreign
country (collectively referred to as a “Limited Liability Entity”), the persons executing this Lease on behalf of
Tenant hereby covenant and warrant that: Tenant is a duly organized Limited Liability Entity qualified to do business in the State
of Colorado; all Tenant’s franchise and corporate taxes have been paid to date; all future forms, reports, fees, and other
documents necessary for Tenant to comply with applicable laws will be filed by Tenant when due; and such persons are duly authorized
by the board of directors or such other body governing the Limited Liability Entity as is proscribed or allowed by law (and shareholders,
members, or partners, if required) of such Limited Liability Entity to execute and deliver this Lease on behalf of the Limited
Liability Entity.

19.17     
Interpretation. The parties understand, agree and acknowledge that (i) this Lease has been freely negotiated by both parties;
and (ii) in any controversy, dispute or contest over the meaning, interpretation, validity, or enforceability of this Lease or
any of its terms or conditions, there shall not be any inference, presumption, or conclusion drawn whatsoever against either party
by virtue of that party having drafted this lease or any portion thereof.

19.18     
Appointment as Attorney-in-Fact Before Department of Revenue. Tenant hereby appoints Landlord as its attorney-in-fact before
Arapahoe County and the Colorado Department of Revenue (DOR) with the power to receive confidential information from Arapahoe
County and DOR concerning the status and/or amount of Tenant property taxes or Tenant’s gross sales, wage withholding taxes,
sales taxes, or any other taxes that may now or hereafter be required to be withheld by Tenant by the State of Colorado. Such
appointment shall apply to, and be effective for, any tax year or period during which this Lease, as renewed or extended, may
be in force. Landlord shall not have any authority to speak to any taxing authority on behalf of Tenant nor take any other action
with respect to any such taxing authority on behalf of Tenant, except pursuant to Section 14.8 (Landlord’s Right to Cure),
Landlord may, but shall not be obligated to, cure any default by Tenant of its obligations to any taxing authority after complying
with the notice provisions herein set forth. This appointment may not be revoked by Tenant. Tenant shall sign any additional documentation
that may be required by Arapahoe County or the DOR to confirm or further document such power of attorney.

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19.19     
Excuse of Performance. Anything in this Lease to the contrary notwithstanding, neither Tenant nor Landlord shall be deemed
in default with respect to the performance of any of the terms, covenants, and conditions of this Lease if such failure or performance
shall be due to any vandalism, sabotage, governmental regulation or control, Act of God, energy shortage, or any other cause whether
similar or dissimilar, beyond the reasonable control of Tenant or Landlord, as the case may be; provided that (a) such cause is
not due to the willful act of Tenant or Landlord, as the case may be; (b) delays or failures to perform resulting from lack of
funds shall not be deemed delays beyond the reasonable control of a party; and (c) the party claiming any such excuse for its
performance hereunder has given the other party notice of the cause and anticipated duration of such failure of performance.

19.20     
Acquisition Contingency. Tenant acknowledges and understands that Landlord does not currently hold title to the Property,
but that Landlord is currently under contract to purchase the Property. This Lease shall be contingent upon Landlord acquiring
title to the Property.

 

 

[SIGNATURES
ON FOLLOWING PAGE]

 

 

 

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

LANDLORD:
MJ SHERIDAN, LLC, a Colorado limited liability company

 

By:
MJ Holdings, Inc., a Nevada corporation, its manager

By:

____________________________

 

Name:

__________________________

 

Title:

___________________________

 

 

TENANT:LIGHTSHADE
LABS, LLC, a Colorado limited liability company

 

By:
__________________________

     Steven
Brooks, Manager

 

 

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