Document:

Exhibit 10.2

 

MORTGAGE LOAN AGREEMENT

 

THIS
MORTGAGE LOAN AGREEMENT (this "Agreement") is made as of June 14, 2016 ("Closing Date") by
and between STORE CAPITAL ACQUISITIONS, LLC, a Delaware limited liability company, and its successors and assigns ("Lender''),
whose address is 8501 E. Princess Drive, Suite 190, Scottsdale, Arizona 85255 and MARQUIS REAL
ESTATE HOLDINGS, LLC, a Delaware limited liability company ("Debtor''), whose address is 3525 Del Mar Heights
Road, Suite 765, San Diego, California 92130. Unless otherwise expressly provided herein, all defined terms used in this Agreement
shall have the meanings set forth in Exhibit A attached hereto.

 

In
consideration of the mutual covenants and provisions of this Agreement, the parties agree as follows:

 

Section
1. The Loan. On the terms and subject to the conditions set forth in the Loan Documents,
Lender shall make the Loan to Debtor for the sole purposes of providing capital to Debtor to recapitalize, providing working capital,
paying closings costs and restructuring existing debt. The aggregate "Loan Amount" shall be $9,355,521.00. Debtor
shall repay the outstanding principal amount of the Loan together with interest thereon, in the manner and in accordance with
the terms and conditions of the Note and the other Loan Documents. The Loan shall be advanced at the Closing in cash or otherwise
immediately available funds subject to any prorations and adjustments required by this Agreement.

 

Section
2. Collateral.
The Loan will be evidenced by the Note and secured by the Mortgage. Guarantor will provide
further security for the Loan by executing and delivering the Guaranty. At Closing, the Land shall be leased by STORE Capital
Acquisitions, LLC, as lessor, to Debtor pursuant to the Ground Lease. Guarantor will guaranty the obligations of Debtor under
the Ground Lease, as described therein and pursuant to the Guaranty.

 

Section
3. Escrow Agent. Debtor and Lender hereby employ Title Company to act as escrow agent in
connection with the transaction described in this Agreement. Title Company shall not cause the transaction to close unless and
until it has received written instructions from Lender and Debtor to do so. Debtor and Lender will deliver to Title Company all
documents, pay to Title Company all sums and do or cause to be done all other things necessary or required by this Agreement,
in the reasonable judgment of Title Company, to enable Title Company to comply herewith and to issue the title policies described
in Section 8(a). Title Company is authorized to pay, from any funds held by it for Lender's or Debtor's respective credit all
amounts necessary to procure the delivery of such documents and to pay, on behalf of Lender and Debtor, all charges and obligations
payable by them, respectively. Debtor will pay all charges payable by it to Title Company. Title Company is authorized, in the
event any conflicting demand is made upon it concerning these instructions or the escrow, at its election, to hold any documents
and/or funds deposited hereunder until an action shall be brought in a court of competent jurisdiction to determine the rights
of Debtor and Lender or to interplead such documents and/or funds in an action brought in any such court. Deposit by Title Company
of such documents and funds, after deducting therefrom its charges and its expenses and attorneys' fees incurred in connection
with any such court action, shall relieve Title Company of all further liability and responsibility for such documents and funds.
Title Company's receipt of this Agreement and opening of an escrow pursuant to this Agreement shall be deemed to constitute conclusive
evidence of Title Company's agreement to be bound by the terms and conditions of this Agreement pertaining to Title Company. Disbursement
of any funds shall be made by check, certified check or wire transfer, as directed by Debtor and Lender. Title Company shall be
under no obligation to disburse any funds represented by check or draft, and no check or draft shall constitute payment to Title
Company in compliance with any of the requirements hereof, until it is advised by the bank in which such check or draft is deposited,
that such check or draft has been honored. Title Company is authorized to act upon any statement furnished by the holder or payee,
or a collection agent for the holder or payee, of any lien on or charge or assessment in connection with the Property, concerning
the amount of such charge or assessment or the amount secured by such lien, without liability or responsibility for the accuracy
of such statement. The employment of Title Company as escrow agent shall not affect any rights of subrogation under the terms
of any title policy issued pursuant to the provisions thereof.

 

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Section
4. Representations and Warranties of Debtor. The representations and warranties of Debtor contained herein are being made
by Debtor as of the date of this Agreement and the Closing Date to induce Lender to enter into this Agreement and consummate the
transactions contemplated herein, and shall survive Closing. Debtor represents and warrants to Lender as follows:

 

(a)         Organization
and Authority. Debtor is duly organized or formed, validly existing and in good standing under the laws of its state of
formation, and qualified to do business in any jurisdiction where the failure to be qualified would reasonably be expected to
result in a Material Adverse Effect. All necessary action has been taken to authorize the execution, delivery and performance
of this Agreement and the other Loan Documents. The Person(s) who have executed this Agreement on behalf of Debtor are duly authorized
so to do. Debtor is not, and if Debtor is a "disregarded entity," the owner of such disregarded entity is not, a "nonresident
alien," "foreign corporation," "foreign partnership," "foreign trust," "foreign estate,"
or any other "person" that is not a "United States Person" (as those terms are defined by the Internal Revenue
Code of 1986, as amended, and the regulations promulgated thereunder). Debtor's U.S. Federal Tax Identification number, organization
identification number and principal place of business are correctly set forth on the signature page of this Agreement. None of
the Debtor Parties, and no individual or entity owning directly or indirectly any interest in any of the Debtor Parties, is an
individual or entity whose property or interests are subject to being blocked under any of the OFAC Laws and Regulations or is
otherwise in violation of any of the OFAC Laws and Regulations.

 

(b)         Enforceability
of Documents. Upon execution by the Debtor Parties, as applicable, this Agreement and the other Loan Documents shall constitute
the legal, valid and binding obligations of the Debtor Parties, respectively, enforceable against the Debtor Parties in accordance
with their respective terms, except as such enforcement may be limited by bankruptcy, insolvency, reorganization, moratorium,
and general principles of equity.

 

(c)         Litigation.
There are no suits, actions, proceedings or investigations pending or, to the best of Debtor's knowledge, threatened,
against or involving the Debtor Parties or the Property before any arbitrator or Governmental Authority, except for such suits,
actions, proceedings or investigations which, individually or in the aggregate, have not had, and would not reasonably be expected
to result in a Material Adverse Effect.

 

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(d)         Absence
of Breaches, Defaults or Other Rights. (i) The Debtor Parties are not; (ii) the authorization, execution, delivery and
performance of this Agreement and the other Loan Documents will not result; and (iii) no condition exists or no event has occurred,
which, with the lapse of time, if not cured, or with the giving of notice, or both, would result, in any breach or default under
any other document, instrument or agreement to which the Debtor Parties are a party or by which the Debtor Parties, the Property
or any of the property of the Debtor Parties is subject or bound, except for such breaches or defaults which, individually or
in the aggregate, have not had, and would not reasonably be expected to result in, a Material Adverse Effect. The authorization,
execution, delivery and performance of this Agreement and the other Loan Documents will not violate any Legal Requirement. No
Debtor Party or the Property is subject to any commitment, obligation or agreement, including, without limitation, any right of
first refusal, option to purchase or lease granted to a third party, which could or would prevent or hinder Lender in making the
Loan or exercising any of its rights or remedies under the Loan Documents or prevent or hinder Debtor from fulfilling its obligations
under this Agreement or the other Loan Documents.

 

(e)         Financial
Information. Debtor has delivered to Lender the Financial Information, which Financial Information is true, correct and
complete in all material respects and there have been no amendments to the Financial Information since the date of preparation
or delivery thereof to Lender. Debtor understands that Lender is relying upon such Financial Information and Debtor represents
that such reliance is reasonable. All financial statements included in the Financial Information were prepared in accordance with
GAAP and accurately reflect as of the Closing Date, the financial
condition of each individual or entity to which they pertain. No change has occurred with respect to the financial condition of
the Debtor Parties or the Property as reflected in the Financial Information which has not been disclosed in writing to Lender
or has had, or could reasonably be expected to result in, a Material Adverse Effect.

 

(f)         No
Insolvency Event. There is no actual Insolvency Event or, to Debtor's knowledge, any threatened Insolvency Event.

 

(g)         Title;
First Priority Lien. Fee title to the Property is vested in Debtor, free and clear of all liens, encumbrances, charges
and security interests of any nature whatsoever, except the Permitted Exceptions. Upon Closing, Lender shall have a first priority
lien upon and security interest in the Property pursuant to the Mortgage.

 

(h)         No
Mechanics' Liens. There are no delinquent accounts payable or mechanics' liens in favor of any materialman, laborer, or
any other person or entity in connection with labor or materials furnished to or performed on any portion of the Property, and
no work has been performed or is in progress nor have materials been supplied to the Property or agreements entered into for work
to be performed or materials to be supplied to the Property prior to the date hereof, which will be delinquent on or before the
Closing Date.

 

(i)         Leases.
Debtor has delivered to Lender true, correct and complete copies of the Leases relating to the Property. The Leases are
the only leases with respect to the Property, are in full force and effect, and constitute the legal, valid and binding obligations
of the parties thereto, enforceable against such parties in accordance with their terms, except as such enforceability may be
limited by applicable bankruptcy, insolvency, liquidation, reorganization and other laws affecting the rights of creditors generally
and general principles of equity. Debtor has not assigned, transferred, mortgaged, hypothecated or otherwise encumbered the Leases
or any rights thereunder or any interest therein. No event has occurred and no condition exists which, with the giving of notice
or the lapse of time, or both, would constitute a default by Debtor under the Leases.

 

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(j)         Licenses
and Permits. Debtor has all required licenses and permits, both governmental and private, to use and operate the Property
as a Permitted Facility.

 

(k)         Utilities;
Zoning; Compliance with Laws; Access; Condemnation; Wetlands. Adequate public utilities are available at the Property
to permit utilization of the Property as a Permitted Facility and all utility connection fees and use charges will have been paid
in full prior to delinquency. The Property is in compliance with all applicable zoning requirements and the use of the Property
as a Permitted Facility does not constitute a nonconforming use under applicable zoning requirements. Debtor and the Property
are in compliance with all Legal Requirements, except for such noncompliance which has not had, and would not reasonably be expected
to result in, a Material Adverse Effect. Adequate rights of access to public roads and ways are available to the Property for
unrestricted ingress and egress, and otherwise to permit utilization of the Property for use as a Permitted Facility, and all
such public roads and ways have been completed and dedicated for public use. No condemnation or eminent domain proceedings' affecting
the Property has commenced or, to the best of Debtor's knowledge, are contemplated. The Property is not and, to the best of Debtor's
knowledge, none of the real property bordering the Property, is designated as a wetlands by any Governmental Authority.

 

(l)         Condition.
The Property is in good condition and repair, well maintained (ordinary wear and tear excepted), fully equipped and operational,
free from structural defects to Debtor's knowledge, safe and properly lighted.

 

(m)         Environmental.
Debtor hereby fully incorporates each and every representation, warranty, covenant and indemnity made by Debtor to Lender
in the Environmental Indemnification Agreement as if fully set forth herein.

 

(n)         OFAC
Compliance. No portion of the Property has been or will be purchased, improved, equipped or furnished with proceeds of
any illegal activity. Debtor, and to the best of Debtor's knowledge, after having made diligent inquiry, (i) each person or entity
owning an interest in each Debtor Party and the Property; (ii) the property manager, if any, of the Property; and (iii) each tenant
and subtenant at the Property: (A) is not currently identified on the OFAC List, and (B) is
not a person or entity with whom a citizen of the United States is prohibited from engaging in transactions by any trade embargo,
economic sanction, or other prohibition of United States law, regulation or Executive Order of the President of the United States.

 

(o)         Representations
and Warranties. No statement of fact made herein or in any of the other Loan Documents contains any untrue statement of
a material fact. There is no fact presently known to Debtor which has not been disclosed in writing to Lender which has or is
likely to have a Material Adverse Effect.

 

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Section
5. Covenants. Debtor covenants to Lender from and after the Closing Date as follows:

 

(a)         Payment
of the Note. Debtor shall punctually pay, or cause to be paid, the principal, interest and all other sums to become due
in respect of the Note and the other Loan Documents in accordance with the terms set forth in the Note. If the Note is mutilated,
destroyed, lost or stolen (a "Lost Note"), Debtor shall promptly deliver to Lender, upon receipt of an affidavit
from Lender stipulating that such Note has been mutilated, destroyed, lost or stolen, in substitution therefor, a new promissory
note containing the same terms and conditions as such Lost Note with a notation thereon of the unpaid principal and accrued and
unpaid interest. Debtor shall provide 15 days' prior notice to Lender before making any payments to third parties in connection
with a Lost Note.

 

(b)         Organization
and Status of Debtor; Preservation of Existence. Each Debtor Party (excluding natural persons) (i) shall be validly existing
and in good standing under the laws of its state of incorporation or formation; (ii) as applicable, shall be qualified to do business
in the state where the Property is located; and (iii) shall be qualified as a foreign corporation, partnership or limited liability
company in any other jurisdiction where the failure to be qualified would reasonably be expected to result in a Material Adverse
Effect. Debtor shall preserve its current form of organization and shall not change its legal name or its state of formation.
Debtor shall not dissolve or liquidate, in whole or in part. In addition, Debtor shall require, and shall take reasonable measures
to comply with the requirement, that no individual or entity owning directly or indirectly any interest in any Debtor Party or
the Property is an individual or entity whose property or interests are subject to being blocked under any of the OFAC Laws and
Regulations or is otherwise in violation of any of the OFAC Laws and Regulations.

 

(c)         Separateness.
Debtor shall comply with, and insert the following restrictions in its operating agreement, and such documents shall provide
that until all of Debtor's obligations under this Agreement and the other Loan Documents are unconditionally and completely satisfied,
such provisions shall not be amended without Lender's prior written consent (which may be withheld in its absolute discretion):

 

(i)         Debtor
shall at all times maintain correct and complete books and records of account separate from all other Persons. Where necessary
or appropriate, Debtor shall disclose the nature of the transaction contemplated by the Loan Documents and Debtor's independent
status to its creditors. Debtor shall not own or lease any assets other than the Property, nor engage in any business other than
owning and leasing the Property, including financing of the Property with Lender. Debtor shall not commingle its assets and its
liabilities with those of any other Person.

 

(ii)         Debtor
shall maintain its own checking account or accounts with commercial banking institutions separate from other Persons.

 

(iii)         Debtor
shall not form, or cause to be formed, any subsidiaries.

 

(iv)         To
the extent that Debtor shares the same employees with other Persons, the salaries of and the expenses related to providing benefits
to such employees, at all times shall be, fairly and nonarbitrarily allocated among such Persons, with the result that each such
Person shall bear its fair share of the salary and benefit costs associated with all such common employees.

 

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(v)         To
the extent that Debtor jointly contracts with other Persons to do business with vendors or service providers or to share overhead
expenses, the costs incurred in so doing at all times shall be, fairly and nonarbitrarily allocated among such Persons, with the
result that each such Person shall bear its fair share of such costs. To the extent that Debtor contracts or does business with
vendors or service providers where the goods or services provided are or shall be partially for the benefit of other Persons,
the costs incurred in so doing at all times shall be, fairly and nonarbitrarily allocated to or among such Persons for whose benefit
the goods or services are provided, with the result that each such Person shall bear its fair share of such costs. All transactions
between Debtor and other Persons shall be only on an arm's-length basis.

 

(vi)         To
the extent that Debtor or other Persons have offices in the same location, there shall be a fair, appropriate and nonarbitrary
allocation of overhead among them, with the result that each such Person shall bear its fair share of such expenses.

 

(vii)         Debtor
shall not incur any indebtedness, secured or unsecured, direct or indirect, absolute or contingent (including guaranteeing any
obligation or assuming liability for the debts of any other Person and Debtor will not hold itself out as being liable for the
debts of any other Person), other than the Loan and trade and operational debt incurred in the ordinary course of business with
trade creditors and in amounts as are normal and reasonable under the circumstances. No indebtedness other than the Loan may be
secured (subordinate or pari passu) by the Property or any portion thereof.

 

(viii)         Unless
otherwise approved by Lender, Debtor shall not enter into any contract or agreement with any Affiliate of Debtor, any constituent
party of Debtor or any Affiliate of any constituent party of Debtor except upon terms and conditions that are intrinsically fair
and substantially similar to those that would be available on an arm's-length basis with third parties other than any such party.

 

(ix)         Except
as contemplated by the Loan Documents, Debtor shall not pledge, grant any security interest in, hypothecate or otherwise encumber
its assets for the benefit of any other Persons.

 

(x)         Debtor
shall issue separate financial statements prepared not less frequently than annually and prepared according to GAAP. To the extent
Debtor's financial statements are consolidated or combined with any Guarantor, or any Affiliate of any Guarantor, Debtor shall
cause such consolidated or combined financial statements to contain a footnote indicating the separate existence of Debtor and
state that the assets of Debtor shall not be available to creditors of such Guarantor, or any Affiliate of such Guarantor.

 

(xi)         Debtor
shall maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character in light
of its contemplated business operations.

 

(xii)         Debtor
shall conduct its affairs strictly in accordance with its organizational documents and shall observe all necessary, appropriate
and customary formalities. The books, records and accounts of Debtor shall at all times be maintained in a manner permitting the
assets and liabilities of Debtor to be easily separated and readily ascertained from those of any other Person and Debtor shall
file its own tax returns.

 

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(xiii)         Debtor
shall not hold itself out to the public or to any of its individual creditors as being a unified entity with assets and liabilities
in common with any other Person, nor shall Debtor hold itself out as being liable for the debts of any other Person. Debtor shall
maintain and utilize separate stationery, invoices and checks.

 

(xiv)         Debtor
shall not make any loans or advances to any third party (including any Affiliate of Debtor or constituent party of Debtor).

 

(xv)         Debtor
shall not amend, alter, change or repeal its governing documents, including its certificate of formation and operating agreement,
or any provision therein, nor change the law pursuant to which it will be governed without the consent of Lender. Debtor shall
not change its primary business existing as of the date of this Agreement nor engage in any business or activity other than its
primary business existing as of the date of this Agreement.

 

(xvi)         Subject
to Section 5(b), Debtor shall give Lender 30 days' prior written notice of any change in Debtor's chief place of business and/or
chief executive office, name or corporate structure.

 

(xvii)         Debtor
shall not, as to itself or as to other Persons, (A) commence any case, proceeding or other action under any existing or future
law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization or relief of debtors, seeking
to have an order for relief entered with respect to Debtor or other Persons or seeking reorganization, arrangement, adjustment,
winding-up, liquidation, dissolution, composition or other relief with respect to Debtor or its debts or other Persons or their
debts; or (8) seek appointment of a receiver, trustee, custodian or other similar official for Debtor or for all or any substantial
part of its or other Person's assets or make a general assignment for the benefit of Debtor's creditors. Debtor shall not take
any action in furtherance of, or indicating its consents to, approval of or acquiescence in, any of the acts set forth above.
Debtor shall not be unable to, or admit in writing its inability to, pay its debts.

 

(xviii)         Debtor
shall have at least one Independent Manager who, upon voting on any matter set forth in Section 5(c)(xvii) hereof, shall take
into account the interests of Lender.

 

(xix)         Debtor
shall not, without the unanimous affirmative vote of all members of Debtor, including the Independent Manager, and simultaneous
notice to Lender and any applicable rating agency, institute proceedings to have Debtor adjudicated bankrupt or insolvent; consent
to the insolvency, bankruptcy, debtor relief, dissolution, liquidation, reorganization or similar proceedings against Debtor;
file a petition or consent to a petition seeking reorganization or relief for Debtor under any applicable federal or state law
relating to bankruptcy or insolvency; consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator (or
other similar official) of Debtor, or a substantial part of the property of Debtor; make any assignment for the benefit of creditors;
except as required by law, admit in writing the inability of Debtor to pay its debts generally as they become due; or take any
action in furtherance of any of the actions listed above.

 

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(xx)         Debtor
shall not cause or allow its members to take any action requiring the unanimous affirmative vote of 100% of Debtor's members unless
an Independent Manager shall have participated in such vote.

 

(xxi)         Debtor
shall not have any assets other than those related to the Property.

 

(d)         No
Equity Transfer or Pledge. Without limiting the terms and conditions of the Mortgage, Debtor agrees that, from and after
the Closing Date and until all of the obligations under this Agreement, the Note and the other Loan Documents are satisfied in
full (the “Obligations"): (i) Debtor shall not assign, transfer, or convey any voting stock, partnership
interests, membership interests or other equitable and/or beneficial interests in any Debtor Party (an "Equity Transfer''),
whether by operation of law or otherwise without the prior written consent of Lender, which consent will not be unreasonably withheld,
considering such matters as the experience and financial strength of any such party acquiring an interest in Debtor; and (ii)
no interest in Debtor shall be pledged, encumbered, hypothecated or assigned as collateral for any obligation of any of the Debtor
Parties (each, a "Pledge") without the prior written consent of Lender, such consent not to be unreasonably withheld,
conditioned or delayed. In addition, no interest in Debtor, or in any individual or person owning directly or indirectly any interest
in any of the Debtor Parties, shall be transferred, assigned or conveyed to any individual or person whose property or interests
are subject to being blocked under any of the OFAC Laws and Regulations and/or who is in violation of any of the OFAC Laws and
Regulations, and any such transfer, assignment or conveyance shall not be effective until the transferee has provided written
certification to Debtor and Lender that (A) the transferee or any person who owns directly or indirectly any interest in transferee,
is not an individual or entity whose property or interests are subject to being blocked under any of the OFAC Laws and Regulations
or is otherwise in violation of the OFAC Laws and Regulations; and (B) the transferee has taken reasonable measures to assure
than any individual or entity who owns directly or indirectly any interest in transferee, is not an individual or entity whose
property or interests are subject to being blocked under any of the OFAC Laws and Regulations or is otherwise in violation of
the OFAC Laws and Regulations. Lender's consent to an Equity Transfer and/or Pledge shall be subject to the satisfaction of such
conditions as Lender shall reasonably determine, including, without limitation, (1) the execution and delivery of such modifications
to the terms of the Loan Documents as Lender shall request, (2) the proposed Equity Transfer and/or Pledge having been approved
by each of the rating agencies which have issued ratings in connection with any Securitization of the Loan as well as any other
rating agency selected by Lender, and (3) the proposed transferee having agreed to comply with all of the terms and conditions
of the Loan Documents (including any modifications requested by Lender pursuant to clause (1) above). In addition, any such consent
shall be conditioned upon payment by Debtor to Lender of (aa) a fee equal to .5% of the then outstanding principal balance of
the Note; and (bb) all out-of-pocket costs and expenses incurred by Lender in connection with such consent, including, without
limitation, reasonable attorneys' fees. Lender shall not be required to demonstrate any actual impairment of its security or any
increased risk of default hereunder in order to declare the Obligations immediately due and payable upon an Equity Transfer or
Pledge in violation of this Section. The provisions of this Section shall apply to every Equity Transfer or Pledge regardless
of whether voluntary or not, or whether or not Lender has consented to any previous Equity Transfer or Pledge.

 

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(e)         Title.
Debtor shall maintain good and marketable fee simple title to the Property, free and clear of all liens, encumbrances,
charges and other exceptions to title, except the Permitted Exceptions. Lender shall have a valid first lien upon and security
interest in the Property (but expressly excluding the Tangible Personal Property), pursuant to the Mortgage.

 

(f)         Mechanics'
Liens. Debtor shall be responsible for any and all claims for mechanics' liens and accounts payable that have arisen or
may subsequently arise due to agreements entered into for and/or any work performed on, or materials supplied to the Property
whether arising prior to or after the Closing Date. Debtor shall and does hereby agree to defend, indemnify and forever hold Lender
and Lender's designees harmless for, from and against any and all such mechanics' lien claims, accounts payable or other commitments
relating to the Property.

 

(g)         No
Encroachments. The improvements located on the Property shall not encroach upon or overhang any easement or right-of-way
or the land of others (except to the extent permitted or not prohibited by such easement or right-of-way or the beneficiaries
thereof).

 

(h)         Compliance;
Environmental. The use and occupation of the Property, and the condition thereof, shall comply with all Legal Requirements
in all material respects now or hereafter in effect. In addition, the Debtor Parties shall comply with all Legal Requirements
now or hereafter in effect, including, without limitation, the OFAC Laws and Regulations, the Americans With Disabilities Act
of 1990, and all regulations related thereto, as amended from time to time, and all Anti-Money Laundering Laws, and anti-terrorism,
trade embargos and economic sanctions, now or hereafter in effect. Debtor hereby fully incorporates each and every agreement,
covenant and indemnity made by Debtor to Lender in the Environmental Indemnification Agreement as if fully set forth herein. Debtor
shall immediately notify Lender in writing if any individual or entity owning directly or indirectly any interest in any of the
Debtor Parties or any director, officer, member, manager or partner of any of such holders is an individual or entity whose property
or interests are subject to being blocked under any of the OFAC Laws and Regulations or is otherwise in violation of any of the
OFAC Laws and Regulations, or is under investigation by any governmental entity for, or has been charged with, or convicted of,
drug trafficking, terrorist-related activities or any violation of Anti-Money Laundering Laws, has been assessed civil penalties
under these or related laws, or has had funds seized or forfeited in an action under these or related laws.

 

(i)         Taxes.
Any and all payments by Debtor hereunder or under the Note or any other Loan Document shall be made free and clear of
and without deduction or withholding for or on account of any and all present or future taxes, levies, imposts, deductions, charges
or withholdings, and all liabilities with respect thereto, and Debtor shall be liable for all present or future taxes, franchise
taxes, levies, imposts, deductions, charges or withholdings, and all liabilities arising from Lender having executed, delivered,
made advances under or received a payment under, or enforced, this Agreement, the Note or any other Loan Document (each, individually,
a "Tax" and, collectively, the "Taxes"). Debtor shall file all material tax returns when
due and shall pay and discharge when due all Taxes, assessments and governmental charges or levies imposed upon it or upon its
properties; provided, however, that Debtor shall not be required to pay or discharge any Tax, assessment, charge or levy
that is being contested in good faith and by proper proceedings and with respect to which reserves, in accordance with GAAP, are
being maintained by Debtor. Debtor agrees to indemnify Lender for the full amount of Taxes paid by Lender and any liability (including
without limitation, penalties, interest and expenses if incurred due to Debtor's failure to timely or properly pay the same) arising
therefrom or with respect thereto, whether or not such Taxes were correctly or legally asserted.

 

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(j)         Financial
Information.

 

(i)         Financial
Statements. Within thirty (30) days after the end of each fiscal quarter and within one hundred twenty (120) days after
the end of each fiscal year of Debtor and Debtor Reporting Entities, Debtor shall deliver to Lender complete (and audited in the
case of year-end statements) consolidated financial statements that consolidate Debtor and Debtor Reporting Entities, including
a balance sheet, profit and loss statement, statement of stockholders' equity and statement of cash flows and all other related
schedules for the fiscal period then ended, such statements to detail separately interest expense, income taxes, non-cash expenses,
non-recurring expenses, operating lease expense and current portion of long-term debt - capital leases. All such financial statements
shall be prepared in accordance with GAAP, and shall be certified to be accurate and complete by an officer or director of each
Debtor Reporting Entity.

 

(ii)         In
addition, in the event Debtor Reporting Entities operate fifteen (15) or more locations (seven (7) in addition to the Properties
under the Lease), Debtor and Debtor Reporting Entities shall provide income statements for the business at each of the Properties
within thirty (30) days after the end of each fiscal quarter and one hundred and twenty (120) days after the end of each fiscal
year; and in such event (15 or more locations) and if Debtor's
business at the Properties is ordinarily consolidated with other business for financial statements purposes, a separate profit
and loss statement shall be provided showing separately the sales, profits and losses pertaining to each Property with interest
expense, income taxes, non-cash expenses, non-recurring expenses and operating lease expense (rent), with the basis for allocation
of overhead or other charges being clearly set forth in accordance with Exhibit D.

 

(iii)         Other
Information. Notwithstanding any provision contained herein, upon request at any time, Debtor will provide to Lender any
and all financial information and/or financial statements of Debtor Reporting Entities (and in the form or forms) as reasonably
requested by Lender if such request is required in connection with Lender's filings with or disclosures to any Governmental Authority,
including, without limitation, the financial statements required in connection with Securities and Exchange Commission filings
by Lender or its Affiliates.

 

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(i)         (iv)
Leases; Authorization. Debtor shall also cause to be delivered to Lender copies of any financial statements required to
be delivered to Debtor or any other tenants of the Property. Upon reasonable request by Lender, Debtor hereby authorizes its officers
and outside financial advisors and auditors to discuss with Lender the affairs of Debtor and Debtor will provide written notice
to its auditors of such authorization. Debtor agrees to arrange, with reasonable prior notice and at reasonable times, meetings
with Lender, Debtor and Debtor's auditors.

 

(k)         Leases.
The Leases shall not be modified, amended, terminated, cancelled or surrendered without Lender's prior written consent.

 

(l)          Inspections.
Debtor shall, at all reasonable times, (i) provide Lender and Lender's officers, employees, agents, advisors, attorneys,
accountants, architects, consultants and engineers with access to the Property, all drawings, plans, and specifications for the
Property in possession of any of the Debtor Parties, all engineering reports relating to the Property in the possession of any
of the Debtor Parties, the files, correspondence and documents relating to the Property, and the financial books and records,
including lists of delinquencies, relating to the ownership, operation, and maintenance of the Property (including, without limitation,
any of the foregoing information stored in any computer files); and (ii) allow such persons
to make such inspections, tests, copies, and verifications as Lender considers necessary.

 

(m)         Maintenance
of the Property. Debtor shall at all times keep and maintain the Property in good order, repair and condition and will
promptly replace any part thereof that from time to time may become obsolete, badly worn or in a state of disrepair or, if supplies,
be consumed in the normal course of Debtor's business operations. Debtor shall promptly give written notice to Lender of the cessation
of Debtor's business operations, or any part thereof, and of any loss or damage by fire or other casualty to any substantial part
of the Property. Debtor shall keep the Property on the Land.

 

Section
6. Survival. Except for the conditions of Closing set forth in Section 8 hereof, which shall be satisfied or waived as of
the Closing Date, all representations and warranties of Debtor and Lender set forth in this Agreement shall be and wilt remain
true and complete as of the Closing Date (or if later, the date on which the Loan is disbursed), and as of any future date or
time contemplated by any such representation or warranty. All covenants, agreements, obligations and indemnities of Debtor and
Lender set forth in this Agreement shall be and will remain true and complete as of and subsequent to the Closing Date as if made
and restated in full as of such time, and shall survive the Closing.

 

Section
7. Actions by Lender. Debtor agrees that, subject to the provisions
of Section 9(c) hereof, Lender may, at its option, and without any obligation to do so, pay, perform, and discharge any and all
amounts, costs, expenses and liabilities that are the responsibility of Debtor under this Agreement or the other Loan Documents
if Debtor fails to timely pay, perform or discharge the same, and all amounts expended by Lender in so doing or in respect of
or in connection with the Mortgaged Property shall become part of the obligations secured by the Loan Documents and shall be immediately
due and payable by Debtor to Lender upon demand therefor and shall bear interest at the Default Rate. Debtor agrees that, except
as specifically amended, released or otherwise agreed to in writing by Lender, the Loan Documents shall remain in full effect,
without waiver or surrender of any of Lender's rights thereunder, notwithstanding any one or more of the following: (a) extension
of the time of payment of the whole or any part of the Note; (b) any change in the terms and conditions of the Note; (c) substitution
of any other evidence of indebtedness for the Note; (d) acceptance by Lender of any collateral or security of any kind for the
payment of the Note; (e) surrender, release, exchange or alteration of any Mortgaged Property or other security, either in whole
or in part; or (f) release, settlement, discharge, compromise,
change or amendment, in whole or in part, of any claim of Lender against Debtor or any other guarantors or other party secondarily
or additionally liable for the payment of the Note.

 

    	 	11	 

     

    

 

Section
8. Closing Conditions. The obligation of Lender to consummate the transaction contemplated by this Agreement is subject to
the fulfillment or waiver of each of the following conditions:

 

(a)         Title.
Title to the Property shall be vested in Debtor, free of all liens, encumbrances, restrictions, encroachments and easements,
except the Permitted Exceptions and the liens created by the Mortgage. Lender shall have received for the Property a preliminary
title report and irrevocable commitment to insure title in the amount of the Loan relating to the Property by means of a mortgagee's,
ALTA extended coverage policy of title insurance (or its equivalent, in the event such form is not issued in the jurisdiction
where the Property is located) issued by Title Company showing Debtor vested with good and marketable title fee title in the Property,
committing to insure Lender's first priority lien upon and security interest in the Property subject only to Permitted Exceptions,
and containing such endorsements as Lender may require.

 

(b)         Condition
of Property. Lender shall have inspected and approved, in its sole discretion, the Property.

 

(c)         Survey.
Lender shall have received a current "as-built" ALTA survey of the Property, the form and substance of which
shall be satisfactory to Lender in its sole discretion. Debtor shall have provided Lender with evidence satisfactory to Lender
that the location of the Property is not within the 100-year flood plain or identified as a special flood hazard area as defined
by the appropriate Governmental Authority, or if any Property is located in such a flood plain or special flood hazard area, Debtor
shall provide Lender with evidence of flood insurance maintained on such Property in amounts and on terms and conditions satisfactory
to Lender.

 

(d)         Environmental.
Lender shall have completed such environmental due diligence of the Property as it deems necessary or advisable in its
sole discretion, including without limitation, its review and approval of a Phase I environmental report (and a Phase II environmental
report, if necessary), for the Property, along with reliance letters issued for the benefit of Lender, and Lender shall have approved
the environmental condition of the Property in its sole discretion.

 

(e)         Valuations.
Lender shall have completed such site inspections and valuations of the Property as it deems necessary or advisable in
its sole discretion for the Property and Lender shall have approved the valuation of the Property in its sole discretion.

 

    	 	12	 

     

    

 

(f)         Zoning.
Debtor shall have provided Lender with evidence satisfactory to Lender that the Property is properly zoned for use as
a Permitted Facility and that such use constitutes a legal, conforming use under applicable zoning requirements.

 

(g)         Compliance
with Representations, Warranties and Covenants. All obligations of Debtor under this Agreement shall have been fully performed
and complied with, and no event shall have occurred or condition shall exist which would, upon the Closing Date, or, upon the
giving of notice and/or passage of time, constitute a breach or default hereunder or under the Loan Documents, or any Other Agreement,
pertaining to the subject matter hereof, and no event shall have occurred or condition shall exist or information shall have been
disclosed by Debtor or discovered by Lender which has had or would have a Material Adverse Effect on the Property, the Mortgaged
Property, the Debtor Parties or Lender's willingness to consummate the transaction contemplated by this Agreement, as determined
by Lender in its sole and absolute discretion.

 

(h)         Proof
of Insurance. Debtor shall have delivered to Lender certificates of insurance and copies of insurance policies showing
that all insurance coverages and limits as set forth on Exhibit C attached hereto, attached hereto and incorporated herein,
are in full force and effect.

 

(i)         Opinions
of Counsel. Debtor shall have caused the preparation and delivery of the Opinions of Counsel.

 

(j)         Evidence
of Ownership; Searches. Intentionally deleted.

 

(k)         Taxes;Other
Assessments. Debtor shall have paid all Taxes and other assessments and charges relating to the Property which are due
and payable on or prior to the Closing Date as well as Taxes and other assessments and charges due and payable subsequent to the
Closing Date but which Title Company requires to be paid at Closing as a condition to the issuance of the title insurance policy
described in Section 8(a).

 

(l)         Certificates;
Organizational Documents. Debtor shall have delivered to Lender certificates reasonably requested by Lender, in form and
substance satisfactory to Lender, dated as of the date hereof, with appropriate insertions and attachments, including, without
limitation, certified copies of all organizational documents of Debtor; good standing certificates from the state of formation
with respect to the Debtor Parties, and appropriate resolutions and/or consents authorizing the transactions contemplated by the
Loan Documents.

 

(m)         Guaranty.
Debtor shall cause to be delivered to Lender the Guaranty executed by each Guarantor with respect to the Loan.

 

(n)         Leases;
Subordination Agreements. Debtor shall have executed and delivered the Leases and the Subordination Agreements, in form
and substance reasonably satisfactory to Lender.

 

(o)         Closing
Documents. At or prior to the Closing Date, Lender and the Debtor Parties, as may be appropriate, shall have executed
and delivered or shall have caused to be executed and delivered to Lender, or as Lender may otherwise direct, the Loan Documents
and such other documents, payments, instruments and certificates, as Lender may require in form acceptable to Lender, include.

 

    	 	13	 

     

    

 

(p)         Updated
Financial Information. Prior to the Closing Date, Lender shall have received satisfactory financial statements of Debtor,
each Guarantor and such other financial information as reasonably requested by Lender.

 

Upon
fulfillment or waiver of all of the above conditions, Lender shall deposit funds necessary to close this transaction with Title
Company and this transaction shall close in accordance with the terms and conditions of this Agreement.

 

Section
9. Default. Each of the following shall be deemed an event of default by Debtor (each, an "Event
of Default"):

 

(a)         If
any material representation or warranty of any Debtor Party set forth in any of the Loan Documents is false in any respect.

 

(b)         If
any principal, interest or other monetary sum due under the Note, the Mortgage or any other Loan Document is not paid when due;
provided, however, any technical issues by Lender's or Debtor's banking institution resulting in the failure of the ACH
payment by Debtor (and not caused in any manner by Debtor) shall not be deemed an Event of Default hereunder.

 

(c)         If
Debtor fails to observe or perform any of the other covenants, conditions, or obligations of this Agreement or the other Loan
Documents; provided, however, if any such failure is within the reasonable power of Debtor to promptly cure after receipt
of notice thereof, all as determined by Lender in its reasonable discretion, then such failure shall not constitute an Event of
Default hereunder, unless otherwise expressly provided herein, unless and until Lender shall have given Debtor notice thereof
and a period of 30 days shall have elapsed, during which period Debtor may correct or cure such failure, upon failure of which
an Event of Default shall be deemed to have occurred hereunder without further notice or demand of any kind being required. If
such failure cannot reasonably be cured within such 30-day period, as determined by Lender in its reasonable discretion, and Debtor
is diligently pursuing a cure of such failure, then Debtor shall have a reasonable period to cure such failure beyond such 30-
day period, which shall not exceed 90 days after receiving notice of the failure from Lender. If Debtor shall fail to correct
or cure such failure within such period, an Event of Default shall be deemed to have occurred hereunder without further notice
or demand of any kind being required.

 

(d)         If
there is any Insolvency Event.

 

(e)         If
there is an "Event of Default" under any other Loan Document or the Ground Lease, after the passage of all applicable
notice and cure or grace periods.

 

(f)         If
one of the Lender Entities does not acquire fee title to the Property upon expiration or termination of the Ground Lease (except
in the case of the Purchase Option as set forth in Section 18.01 of the Ground Lease).

 

    	 	14	 

     

    

 

Section
10. Remedies. Upon the occurrence of an Event of Default, Lender may declare all or any part
of the obligations of Debtor under this Agreement, the Note and any other Loan Document to be due and payable, and the
same shall thereupon become due and payable without any presentment, demand, protest or notice of any kind except as otherwise
expressly provided herein, and Debtor hereby waives notice of intent to accelerate the obligations secured by the Mortgage and
notice of acceleration. Thereafter, Lender may exercise, at its option, concurrently, successively or in any combination, all
remedies available at law or in equity, including without limitation any one or more of the remedies available under the Note,
the Mortgage or any other Loan Document. Neither the acceptance of this Agreement nor its enforcement shall prejudice or in any
manner affect Lender's right to realize upon or enforce any other security now or hereafter held by Lender, it being agreed that
Lender shall be entitled to enforce this Agreement and any other security now or hereafter held by Lender in such order and manner
as it may in its absolute discretion determine. No remedy herein conferred upon or reserved to Lender is intended to be exclusive
of any other remedy given hereunder or now or hereafter existing at law or in equity or by statute. Every power or remedy given
by any of the Loan Documents to Lender, or to which Lender may be otherwise entitled, may be exercised, concurrently or independently,
from time to time and as often as may be deemed expedient by Lender.

 

Section
11. Lender Assignments.

 

(a)         Lender
may assign in whole or in part its rights under this Agreement and the other Loan Documents, including, without limitation, in
connection with any Securitization. Upon any unconditional assignment of Lender's entire right and interest hereunder, Lender
shall automatically be relieved, from and after the date of such assignment, of liability for the performance of any obligation
of Lender contained herein. On and after the date of any assignment, then, (i) all references to Lender in this Agreement and
the other Loan Documents shall include such assignee or assignees to the extent of such assignment; (ii) all notices required
to be delivered to Lender under this Agreement and the other Loan Documents shall be delivered to such assignee; and (iii) any
action permitted to be taken by Lender hereunder, including, without limitation, pursuant to Section 10 of this Agreement, may
be taken by such assignee or assignees.

 

(b)         In
the event that any CP Conduit is an assignee or the holder of a security interest in any of Lender's rights under this Agreement
and the other Loan Documents, then to the extent set forth in any notice thereof provided to Debtor, the parties hereto acknowledge
and agree that any agent for such CP Conduit or its creditors may act on behalf of such CP Conduit (or its creditors, as applicable)
hereunder for purposes of all consents, amendments, waivers and other actions permitted or required to be taken, delivered or
performed by such CP Conduit (or its creditors, as applicable) in accordance with the commercial paper program documentation and
related credit enhancement documentation governing such CP Conduit.

 

Section
12. No Debtor Assignments. Except as set forth in Section 14.02 of the Ground Lease, Debtor shall not, without the prior written
consent of Lender, (such consent not to be unreasonably withheld, conditioned or delayed), sell, assign, transfer, mortgage, convey,
encumber or grant any easements or other rights or interests of any kind in the Property, any of its rights or obligations under
this Agreement or the other Loan Documents, or any interest in Debtor, whether voluntarily, involuntarily or by operation of law
or otherwise, including, without limitation, by merger, consolidation, dissolution or otherwise.

 

    	 	15	 

     

    

 

Section
13. Securitizations and Other Transactions.

 

(a)         As
a material inducement to Lender's willingness to complete the transactions contemplated by this Agreement and the other Loan Documents,
Debtor hereby acknowledges and agrees that Lender may, from time to time and at any time, (i) advertise, issue press releases,
send direct mail or otherwise disclose information regarding the transaction contemplated herein for marketing purposes; and (ii)
engage in all or any combination of the following, or enter into agreements in connection with any of the following or in accordance
with requirements that may be imposed by applicable securities, tax or other laws: (A) the sale, assignment, grant, conveyance,
transfer, financing, re-financing, purchase or re-acquisition of the Note, this Agreement or any other Loan Document, Lender's
right, title and interest in the Note, this Agreement or any other Loan Document, the servicing rights with respect to any of
the foregoing, or participations in any of the foregoing; or (B) a Securitization and related transactions. Debtor agrees to use
all reasonable efforts and to cooperate fully with Lender with respect to all reasonable requests of Lender relating to the foregoing,
which includes, without limitation, with respect to the activities described in subsection (b) below, providing financial information,
financial and other data, and other information and materials which would customarily be required by a purchaser, transferee,
assignee, servicer, participant, investor or rating agency involved with respect to any of the foregoing.

 

(b)         Notwithstanding
any provision contained herein, upon reasonable request at any time (including, without limitation, after Closing), Debtor will
provide to Lender, any and all financial information and/or financial statements (and in the form or forms) (i) requested by Lender
in connection with Lender's filings with or disclosures to any Governmental Authority, including, without limitation, the financial
statements required in connection with the Securities and Exchange Commission registration statements of Lender, or any Affiliate
of Lender, as described in Staff Accounting Bulletins 71 and 71A as issued under the Securities Act of 1933, as amended; or (ii)
as reasonably requested by Lender.

 

(c)         Debtor
consents to Lender providing the disclosures described in this Section 13, as well as any other information which Lender may now
have or hereafter acquire with respect to the Property or the financial condition of the Debtor Parties to each purchaser, transferee,
assignee, servicer, participant, investor or rating agency involved with respect to each event described in this Section 13. Lender
and Debtor (and their respective Affiliates) shall each pay their own attorneys' fees and other out-of pocket expenses incurred
in connection with the performance of their respective obligations under this Section.

 

(d)         The
provisions of this Section 13 shall survive the Closing.

 

Section
14. Indemnity; Release. Debtor shall, at its sole cost and expense, protect, defend, indemnify, release and hold harmless
each of the Indemnified Parties for, from and against any and all claims, suits, liabilities (including, without limitation, strict
liabilities), actions, proceedings, obligations, debts, damages, losses, costs, expenses, diminutions in value, fines, penalties,
charges, fees, expenses, judgments, awards, amounts paid in settlement and damages of whatever kind or nature (including, without
limitation, attorneys' fees, court costs and other costs of defense) (collectively, "Losses”) (excluding
Losses suffered by an Indemnified Party directly arising out of such Indemnified Party's gross negligence or willful misconduct;
provided, however, that the term "gross negligence" shall not include gross negligence imputed as a matter of
law to any of the Indemnified Parties solely by reason of Lender's interest in the Property or Lender's failure to act in respect
of matters which are or were the obligation of Debtor under the Loan Documents), imposed upon or incurred by or asserted against
any Indemnified Parties, and directly or indirectly arising out of or in any way relating to any one or more of the following:
(a) any personal injury, wrongful death, or property damage arising under any statutory or common law or tort law theory, including
but not limited to damages assessed for the maintenance of a private or public nuisance or for the conducting of an abnormally
dangerous activity on or near the Property; (b) any disclosures of information, financial or otherwise, (i) made by Lender or
Lender's employees, officers, members, managers, agents or any third party as contemplated by Section 13 of this Agreement, or
(ii) obtained from any credit reporting agency with respect to Debtor, any guarantor of the Loan (including each Guarantor), any
Affiliate of Debtor, any of the other Debtor Parties or any operator or lessee of the Property; or (c) any misrepresentation or
inaccuracy in any representation or warranty or material breach or failure to perform any covenants or other obligations pursuant
to this Agreement. Debtor fully and completely releases, waives and covenants not to assert any claims, liabilities, actions,
defenses, challenges, contests or other opposition against Lender, however characterized, known or unknown, foreseen or unforeseen,
now existing or arising in the future, relating to this Agreement and affecting the Property. In addition to the foregoing, Debtor
hereby fully incorporates each and every indemnity and release made by Debtor to Lender in the Environmental Indemnification Agreement
as if fully set forth herein.

 

    	 	16	 

     

    

 

Section
15. Miscellaneous.

 

(a)         Transaction
Characterization. It is the intent of the parties that the Loan Documents evidence one unitary, unseverable transaction
pertaining to the Property. Debtor acknowledges that the Loan is cross-defaulted and cross-collateralized with the Ground Lease,
and that such cross-default and cross-collateralization is a material inducement to Lender making the Loan. It is the intent of
the parties hereto that the business relationship created by the Ground Lease, this Agreement and the other Loan Documents is
solely that of creditor and debtor and/or lessor and lessee and has been entered into by both parties in reliance upon the economic
and legal bargains contained in the Loan Documents. None of the agreements contained in this Agreement or the other the Loan Documents
is intended, nor shall the same be deemed or construed, to create a partnership (either de jure or de facto) between Debtor and
Lender, to make them joint venturers, to make Debtor an agent, legal representative, partner, subsidiary or employee of Lender,
nor to make Lender in any way responsible for the debts, obligations or losses of Debtor.

 

(b)         Notices.
All notices, consents, approvals or other instruments required or permitted to be given by either party pursuant to this
Agreement shall be in writing and given by (i) hand delivery; (ii) express overnight delivery service; (iii) email transmission;
or (iv) certified or registered mail, return receipt requested, and shall be deemed to have been delivered upon (A) receipt, if
hand delivered; (B) the next Business Day, if delivered by reputable express overnight delivery service; (C) receipt of confirmation
of email transmission; or (D) the third Business Day following the day of deposit of such notice with the United States Postal
Service, if sent by certified or registered mail, return receipt requested. Notices shall be provided to the parties and addresses
specified below:

 

to
Debtor:

Marquis
Real Estate Holdings, LLC

PO
Box 1308

Chatsworth,
GA 30705

Attention:
Tim Bailey

Email:
tbailey@marquisind.com

 

copy
to:

Mitchell
Nussbaum Loeb & Loeb LLP

345
Park Avenue

NY,
NY, 10154-1895

Email:enussbaum@loeb.
com

 

    	 	17	 

     

    

 

to
Lender:

STORE
Capital Acquisitions, LLC

8501
E. Princess Drive, Suite 190

Scottsdale,
AZ. 85255

Attention:
Michael T. Bennett

Executive
Vice President - General Counsel

Email:
mbennett@storecapital.com

 

copy
to:

Kutak
Rock LLP

1801
California Street, Suite 3000

Denver,
CO 80202

Attention:
Kelly Reynoldson, Esq.

E-mail:
kelly.reynoldson@kutakrock.com

 

or
to such other address or such other person as either party may from time to time hereafter specify to the other party in a notice
delivered in the manner provided above. Whenever in this Agreement the giving of notice is required, the giving thereof may be
waived in writing at any time by the person or persons entitled to receive such notice. A copy of any notice delivered pursuant
to this Section shall also contemporaneously be delivered in the manner herein specified to any assignee of Lender's interest
which shall have duly notified Debtor in writing of its name and address.

 

(c)         Brokers.
Other than Marcus & Millichap whose commission has been paid by Debtor, Debtor has taken no action which would cause
any brokerage or other similar fee, commission or compensation to be payable in connection with the transactions contemplated
hereunder. Other than Marcus & Millichap whose commission has been paid by Debtor, Lender and Debtor represent and warrant
to each other that they have dealt with no real estate or mortgage broker, agent, finder or other intermediary in connection with
the transactions contemplated by this Agreement or the other Loan Documents. Lender and Debtor shall indemnify and hold each other
harmless from and against any costs, claims or expenses, including attorneys' fees, arising out of the breach of their respective
representations and warranties contained within this Section.

 

(d)         Estoppel
Certificate. At any time, and from time to time, each party agrees, promptly and in no event later than 10 days after
a request from the other party, to execute, acknowledge and deliver to the other party a certificate in the form supplied by the
other party, certifying: (i) to its knowledge, whether there are then any existing defaults by it or the other party in the performance
of their respective obligations under this Agreement or any of the other Loan Documents, and, if there are any such defaults,
specifying the nature and extent thereof; (ii) that no notice of default has been given or received by it under this Agreement
or any of the other Loan Documents which has not been cured, except as to defaults specified in the certificate; (iii) the capacity
of the person executing such certificate, and that such person is duly authorized to execute the same on behalf of it; and (iv)
any other information reasonably requested by the other party in connection with this Agreement and the other Loan Documents.

 

    	 	18	 

     

    

 

(e)         Waiver
and Amendment; Document Review. No provisions of this Agreement shall be deemed waived or amended except by a written
instrument unambiguously setting forth the matter waived or amended and signed by the party against which enforcement of such
waiver or amendment is sought. Waiver of any matter shall not be deemed a waiver of the same or any other matter on any future
occasion. In the event Debtor makes any request upon Lender requiring Lender or Lender's attorneys to review and/or prepare (or
cause to be reviewed and/or prepared) any documents, plans, specifications or other submissions in connection with or arising
out of this Agreement or any of the other Loan Documents, then Debtor shall (i) reimburse Lender promptly upon Lender's demand
for all out-of-pocket costs and expenses incurred by Lender in connection with such review and/or preparation, including, without
limitation, reasonable attorneys' fees; and (ii) pay Lender a reasonable processing and review fee.

 

(f)         Captions.
Captions are used throughout this Agreement for convenience of reference only and shall not be considered in any manner
in the construction or interpretation hereof.

 

(g)         Lender's
Liability. Notwithstanding anything to the contrary provided in this Agreement, it is specifically understood and agreed,
such agreement being a primary consideration for the execution of this Agreement by Lender, that (i) there shall be absolutely
no personal liability on the part of any member, manager, officer or employee of Lender, with respect to any of the terms, covenants
and conditions of this Agreement or the other Loan Documents; (ii) Debtor waives all claims, demands and causes of action against
Lender's officers, members, managers, employees and agents in the event of any breach by Lender of any of the terms, covenants
and conditions of this Agreement or the other Loan Documents to be performed by Lender; and (iii) Debtor shall look solely to
the assets of Lender for the satisfaction of each and every remedy of Debtor in the event of any breach by Lender of any of the
terms, covenants and conditions of this Agreement or the other Loan Documents to be performed by Lender, such exculpation of liability
to be absolute and without any exception whatsoever.

 

(h)         Severability.
The provisions of this Agreement shall be deemed severable. If any part of this Agreement shall be held unenforceable,
the remainder shall remain in full force and effect, and such unenforceable provision shall be reformed by such court so as to
give maximum legal effect to the intention of the parties as expressed therein.

 

(i)         Construction
Generally. This is an agreement between parties who are experienced in sophisticated and complex matters similar to the
transaction contemplated by this Agreement and is entered into by both parties in reliance upon the economic and legal bargains
contained herein and shall be interpreted and construed in a fair and impartial manner without regard to such factors as the party
which prepared the instrument, the relative bargaining powers of the parties or the domicile of any party. Debtor and Lender were
each represented by legal counsel competent in advising them of their obligations and liabilities hereunder.

 

    	 	19	 

     

    

 

(j)         Entire
Agreement. This Agreement and the other Loan Documents, together with any other certificates, instruments or agreements
to be delivered in connection therewith, constitute the entire agreement between the parties with respect to the subject matter
hereof, and there are no other representations, warranties or agreements, written or oral, between Debtor and Lender with respect
to the subject matter of this Agreement. Notwithstanding anything in this Agreement to the contrary, upon the execution and delivery
of this Agreement by Debtor and Lender, all other agreements (written or oral) between Lender and any of the Debtor Parties or
their representatives shall be deemed null and void and of no further force and effect and the terms and conditions of this Agreement
shall control notwithstanding that such terms may be inconsistent with or vary from those set forth in such other agreements.

 

(k)         Forum
Selection; Jurisdiction; Venue; Choice of Law. Debtor acknowledges that this Agreement was signed by Lender in the State
of Arizona and delivered by Debtor in the State of Arizona, all payments under the Note will be delivered in the State of Arizona
and there are substantial contacts between the parties and the transactions contemplated herein and the State of Arizona. For
purposes of any action or proceeding arising out of this Agreement, the parties hereto hereby expressly submit to the jurisdiction
of all federal and state courts located in the State of Arizona and Debtor consents that it may be served with any process or
paper by registered mail or by personal service within or without the State of Arizona in accordance with applicable law. Furthermore,
Debtor waives and agrees not to assert in any such action, suit or proceeding that it is not personally subject to the jurisdiction
of such courts, that the action, suit or proceeding is brought in an inconvenient forum or that venue of the action, suit or proceeding
is improper. It is the intent of the parties hereto that all provisions of this Agreement shall be governed by and construed under
the laws of the State of Arizona, without giving effect to its principles of conflicts of law. To the extent that a court of competent
jurisdiction finds Arizona law inapplicable with respect to any provisions hereof, then, as to those provisions only, the laws
of the state where the Property is located shall be deemed to apply. Nothing in this Section shall limit or restrict the right
of Lender to commence any proceeding in the federal or state courts located in the state in which the Property located to the
extent Lender deems such proceeding necessary or advisable to exercise remedies available under this Agreement or the other Loan
Documents.

 

(l)         Survival.
Except for the conditions of Closing set forth in Section 8, which shall be satisfied or waived as of the Closing Date,
all representations, warranties, agreements, obligations and indemnities of Debtor and Lender set forth in this Agreement shall
survive the Closing.

 

(m)         Waiver
of Jury Trial and Certain Damages. DEBTOR AND LENDER HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT EITHER
MAY HAVE TO A TRIAL BY JURY WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT
BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR ITS SUCCESSORS WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION
WITH THIS AGREEMENT, ANY OTHER LOAN DOCUMENT, OR ANY DOCUMENT CONTEMPLATED HEREIN OR THEREIN OR RELATED HERETO OR THERETO. THIS
WAIVER BY THE PARTIES HERETO OF ANY RIGHT EITHER MAY HAVE TO A TRIAL BY JURY HAS BEEN NEGOTIATED AND IS AN ESSENTIAL ASPECT OF
THEIR BARGAIN. FURTHERMORE, DEBTOR HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVES THE RIGHT IT MAY HAVE TO SEEK PUNITIVE,
CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES FROM LENDER AND ANY OF LENDER'S AFFILIATES, OFFICERS, MEMBERS, MANAGERS OR EMPLOYEES
OR ANY OF THEIR SUCCESSORS WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT
BY DEBTOR AGAINST LENDER OR ANY OF LENDER'S AFFILIATES, OFFICERS, MEMBERS, MANAGERS OR EMPLOYEES OR ANY OF THEIR SUCCESSORS WITH
RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS AGREEMENT OR ANY DOCUMENT CONTEMPLATED HEREIN OR RELATED HERETO.
THE WAIVER BY DEBTOR OF ANY RIGHT IT MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES HAS BEEN NEGOTIATED
BY THE PARTIES HERETO AND IS AN ESSENTIAL ASPECT OF THEIR BARGAIN.

 

    	 	20	 

     

    

 

(n)         Counterparts.
This Agreement may be executed in counterparts, and if so executed, this Agreement shall be effective as if simultaneously
executed.

 

(o)         Parties
Interested Herein. This Agreement shall be for the sole and exclusive benefit of the parties and, subject to Section 12
hereof, their respective successors, assignees and transferees. Nothing in this Agreement, expressed or implied, is intended or
shall be construed to confer upon, or to give to, any other Person any right, remedy or claim under or by reason of this Agreement
or any terms hereof.

 

(p)         Events
Occurring on Days That Are Not Business Days. If the date for making any payment or the last day for performance of any
act or the exercising of any right under this Agreement is a day that is not a Business Day, such payment may be made, such act
may be performed or such right may be exercised on the next succeeding Business Day, with the same force and effect as if done
on the nominal date provided herein.

 

(q)         Rights
Cumulative. All rights and remedies herein given or granted to any party hereunder are cumulative, nonexclusive and in
addition to any and all rights and remedies that may have or may be given by reason of any law, statute, ordinance or otherwise.

 

(r)         Limitation
on Waivers. No delay or omission to exercise any right or power occurring upon any Event of Default or any other breach
or default by any of the parties of or under any provision of this Agreement shall impair any such right or power or shall be
construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed
appropriate. In the event any Event of Default or any other breach or default by any of the parties of or under any provision
of this Agreement shall be waived by another party hereto, such waiver shall not bind any party which has not waived the default
or breach, shall be limited to the particular default or breach so waived and shall not be deemed to waive any other default or
breach hereunder or constitute a waiver of the same breach on a future occasion.

 

(s)         Further
Assurances and Corrective Instruments. The parties agree that so long as this Agreement is in full force and effect, each
of them shall have full power to carry out the acts and agreements provided herein and they will from time to time, execute, acknowledge
and deliver or cause to be executed, acknowledged and delivered such supplements hereto and such further instruments as may be
reasonably required in order to carry out the intention of this Agreement.

 

    	 	21	 

     

    

 

(t)         Collection
Costs. Debtor shall reimburse Lender for all reasonable expenses and costs, including, without limitation, fees and out-of-pocket
expenses of attorneys and expert witnesses and costs of investigation, incurred by or on behalf of Lender in the enforcement or
preservation of its rights under this Agreement and all of the other Loan Documents, including, without limitation, as a result
of any failure by Debtor to pay any payments due hereunder or under any of the other Loan Documents or in connection with efforts
to collect any amount due to Lender by Debtor under this Agreement, the Note or the other Loan Documents (including but not limited
to efforts to collect any prepayment amount) or to enforce the provisions hereof or thereof, including costs and expenses incurred
in post-judgment collection efforts and in any insolvency, bankruptcy, debtor relief, dissolution, liquidation, reorganization
or similar proceedings (including any action for relief from the automatic stay of any such proceeding) or judicial or non-judicial
foreclosure proceeding (collectively, "Collection Costs"). Collection Costs that are not paid to Lender when
due shall accrue interest at the Default Interest Rate until paid.

 

(u)         Binding
Effect. This Agreement shall be binding upon and inure to the benefit of Debtor and Lender and, subject to Section 12
hereof, their respective successors and permitted assigns, including, without limitation, any United States trustee, any debtor-in-possession
or any trustee appointed by a private panel. Any permitted successor, assignee or transferee of any of the parties hereto shall
succeed to the rights and obligations of its predecessor, assignor or transferor in the same manner as if it were named in this
Agreement in the place of and instead of its predecessor, assignor or transferee, effective immediately after the later of the
date any conditions to such succession set forth in this Agreement are satisfied or the date notice is given to the other parties
in accordance with the notice provisions hereof.

 

[Remainder
of page intentionally left blank; signature page(s) to follow]

 

    	 	22	 

     

    

 

IN
WITNESS WHEREOF, Debtor and Lender have entered into this Agreement as of the date first
above written.

 

LENDER:

 

STORE
Capital Acquisitions, LLC,

a
Delaware limited liability company

 

 

By:
/s/ Michael T. Bennett

Name:
Michael T. Bennett

Title:
Executive Vice President

          General
Counsel

 

 

 

 

 

 

 

 

 

 

    	 	23	 

     

    

 

IN
WITNESS WHEREOF, Debtor and Lender have entered into this Agreement as of the date first above written.

 

DEBTOR:

 

MARQUIS
REAL ESTATE HOLDINGS, LLC,

a
Delaware limited liability company

 

 

By:
/s/ Jon Isaac

Name:
Jon Isaac

Title:
President/Manager

 

 

 

Tax
Identification No.:81-2862543

Organization
Identification No.:60431978100

Principal
Place of Business: Chatsworth, Georgia 30705

 

 

 

 

 

 

 

 

 

 

    	 	24	 

     

    

 

EXHIBIT
A

 

DEFINITIONS

 

The
following terms shall have the following meanings for all purposes of this Agreement:

 

"Affiliate"
means any Person which directly or indirectly controls, is under common control with, or is controlled by any other Person.
For purposes of this definition, "controls", "under common control with" and "controlled by" means
the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person,
whether through ownership of voting securities or otherwise.

 

"Anti-Money
Laundering Laws" means all applicable laws, regulations and government guidance on the prevention and detection of money
laundering, including 18 U.S.C. § § 1956
and 1957, and the BSA.

 

"BSA"
means the Bank Secrecy Act (31 U.S.C. §§
5311 et seq.), and its implementing regulations, Title 31 Part 103 of the U.S. Code of Federal Regulations.

 

"Business
Day'' means any day on which Lender is open for business other than a Saturday, Sunday or a legal holiday, ending at 5:00
p.m. Scottsdale, Arizona time.

 

"
Closing" means the disbursement of the Loan Amount by Title Company as contemplated by this Agreement.

 

"Closing
Date" has the meaning set forth in the introductory paragraph of this Agreement.

 

"
Collection Costs" has the meaning set forth in Section 15(t).

 

"CP
Conduit” means any special purpose entity which issues highly rated commercial paper notes.

 

"Debtor
Party" or "Debtor Parties" means, collectively, Debtor and Guarantor.

 

"Debtor
Reporting Entities" means, collectively, Debtor, Guarantor and Marquis Affiliated Holdings, LLC, a Delaware limited liability
company.

 

"Default
Rate" has the meaning set forth in the Note.

 

"Environmental
Indemnification Agreement” means the Environmental Indemnification Agreement of even date herewith executed by Debtor,
each Guarantor for the benefit of the Indemnified Parties, and such other parties as are identified in such agreement with respect
to the Property.

 

"Equity
Transfer” has the meaning set forth in Section 5(d).

 

    	 	25	 

     

    

 

"Event
of Default” has the meaning set forth in Section 9.

 

"Financial
Information" means all financial statements and other information concerning the Debtor
Parties.

 

"GAAP”
means generally accepted accounting principles consistently applied.

 

"Governmental
Authority" means any governmental authority, agency, department, commission, bureau,
board, instrumentality, court or quasi-governmental authority of the United States, the state where the Property is located, or
any political subdivision thereof.

 

"Ground
Lease" means that certain Lease Agreement of even date herewith, between STORE Capital
Acquisitions, LLC, as lessor, and Debtor, as lessee, with respect to the Land, as the same may be amended from time to time.

 

"Guarantor”
means, Marquis Industries, Inc., a Georgia corporation, or any additional or replacement
guarantor(s) approved by Lender in its sole and absolute discretion.

 

"Guaranty''
means collectively, one or more unconditional guarantees of payment and performance by each
Guarantor, of even date herewith, with respect to the Loan, as the same may be amended from time to time.

 

"Independent
Manager" means a (a) member of Debtor that is a "special purpose entity",
(b) a "special purpose entity" that is not a member or Affiliate of Debtor, or (c) a natural person, each of whom is
not, and has not been at any time in the preceding five years, (i) a direct or indirect legal or beneficial owner in Debtor, or
any of its Affiliates; (ii) an officer, director; shareholder, manager, member, employee, partner, creditor, supplier or contractor
of Debtor, or any of its Affiliates; or (iii) a Person who controls (whether directly, indirectly or otherwise) Debtor, or any
of its Affiliates, or any officer, director, shareholder, manager, member, employee, partner, creditor, supplier or contractor
of Debtor, or any of its Affiliates.

 

"Indemnified
Parties" means Lender, the trustee under the Mortgage, if applicable, and any Person
who is or will have been involved in the origination of the Loan, any Person who is or will have been involved in the servicing
of the Loan, any Person in whose name the encumbrance created by the Mortgage is or will have been recorded, Persons who may hold
or acquire or will have held a full or partial interest in the Loan (including, but not limited to, investors or prospective investors
in any Securitization, participation or transfer, as well as custodians, trustees and other fiduciaries who hold or have held
a full or partial interest in the Loan for the benefits of third parties), as well as the respective directors, officers, shareholders,
partners, members, employees, lenders, agents, servants, representatives, contractors, subcontractors, affiliates, subsidiaries,
participants, successors and assigns of any and all of the foregoing (including, but not limited to, any other person or entity
who holds or acquires or will have held a participation or other full or partial interest in the Loan or the Property, whether
during the term of the Loan or as a part of or following a foreclosure of the Loan and including, but not limited to, any successors
by merger, consolidation or acquisition of all or a substantial portion of Lender's assets and business).

 

    	 	26	 

     

    

 

"Insolvency
Event” means (a) any Debtor Party's (i) failure to generally pay its debts as such
debts become due; (ii) admitting in writing its inability to pay its debts generally; or (iii) making a general assignment for
the benefit of creditors; (b) any proceeding being instituted by or against any Debtor Party (i) seeking to adjudicate it a bankrupt
or insolvent; (ii) seeking liquidation, winding up, reorganization, arrangement, adjustment, protection, relief, or composition
of it or its debts under any law relating to bankruptcy, insolvency, or reorganization or relief of debtors; or (iii) seeking
the entry of an order for relief or the appointment of a receiver, trustee, or other similar official for it or for any substantial
part of its property, and in the case of any such proceeding instituted against any Debtor Party, either such proceeding shall
remain undismissed for a period of 120 days or any of the actions sought in such proceeding shall occur; or (c) any Debtor Party
taking any corporate action to authorize any of the actions set forth above in this definition.

 

"Land”
means the land on which the Property is located as further described in Exhibit B
attached hereto.

 

"Leases”
means all leases in effect with respect to the Property, including that certain Sublease
Agreement by and between Debtor and Guarantor effective as of the date hereof, as the same may be amended from time to time, and
such other permitted leases now or hereafter relating to the Property.

 

"Legal
Requirements" means, as to any Person, the certificate of incorporation, bylaws, operating
agreement, partnership agreement or limited partnership agreement and certificate of limited partnership or other organization
or governing documents of such Person, and any law, statute, order, consent, decree, ordinance, treaty, rule or regulation, or
determination of an arbitrator or a court or other Governmental Authority, including, without limitation, all health, building,
fire, safety and other codes, ordinances and requirements, all applicable standards of the National Board of Fire Underwriters
and the Americans With Disabilities Act of 1990 and all policies or rules of common law, in each case, as amended, and any judicial
or administrative interpretation thereof, and all covenants, agreements, restrictions and encumbrances, in each case applicable
to or binding upon such Person or any of its property or to which such Person or any of its property is subject.

 

"Lender
Entities" means, collectively, Lender and STORE Capital Corporation, and any Affiliate
of Lender or STORE Capital Corporation.

 

"Loan”
means the loan for the Property, as described in Section 1.

 

"Loan
Amount” means the aggregate amount set forth in Section 1.

 

"Loan
Documents" means, collectively, this Agreement, the Note, the Mortgage, each Guaranty,
the Environmental Indemnification Agreement, the UCC Financing Statements, and all other documents, instruments and agreements
executed in connection therewith or contemplated thereby.

 

"Loan
Pool” means: (a) in the context of a Securitization, any pool or group of loans that
are a part of such Securitization; (b) in the context of a transfer described in Section 13, all loans which are sold, transferred
or assigned to the same transferee; and (c) in the context of a participation described in Section 13, all loans as to which participating
interests are granted to the same participant.

 

    	 	27	 

     

    

- 

"Losses"
has the meaning set forth in Section 14.

 

"Lost
Note" has the meaning set forth in Section 5(a).

 

"Material
Adverse Effect” means any event, circumstance or condition that is existing, or that is contemplated by Debtor, or about
which Debtor may have knowledge (a) which has a reasonable probability of having a material adverse effect on the condition or
business (financial or otherwise) of any Debtor Party, the Property, the Mortgaged Property, or the transactions contemplated
by this Agreement or the other Loan Documents; (b) which, except for any non consensual and non-contractual lien or encumbrance
for Taxes or assessments or other governmental charges or levies (but excluding any judgment lien) that is not yet due and payable,
in any way would adversely affect, or otherwise impair, encumber or dilute Lender's or Debtor's interest in (i) the Property or
Mortgaged Property, or (ii) the validity or enforceability of this Agreement or the other Loan Documents; (c) which would materially
adversely affect the ability of Debtor or any Guarantor to perform its or his other obligations under this Agreement or the other
Loan Documents; (d) which would impair, encumber or dilute Lender's or Debtor's interest in the Property or Mortgaged Property;
or (e) which would materially adversely affect the validity or enforceability of this Agreement and/or the other Loan Documents.

 

"Mortgage"
means the Deed to Secure Debt, Assignment of Rents and Leases, Security Agreement and Fixture Filing dated as of the date
of this Agreement executed by Debtor for the benefit of Lender providing a lien upon and security interest in the Property as
security for the Note, as the same may be amended from time to time.

 

"Mortgaged
Property” has the meaning set forth in the Mortgage.

 

"Note"
means the promissory note dated as of the date of this Agreement to be executed by Debtor in favor of Lender evidencing the
Loan with respect to the Property, as the same may be amended, restated and/or substituted from time to time.

 

"Obligations"
has the meaning set forth in Section 5(d).

 

"OFAC
Laws and Regulations'' means Executive Order 13224 issued by the President of the United States of America, the Terrorism
Sanctions Regulations (Title 31 Part 595 of the U.S. Code of Federal Regulations), the Terrorism List Governments Sanctions Regulations
(Title 31 Part 596 of the U.S. Code of Federal Regulations), the Foreign Terrorist Organizations Sanctions Regulations (Title
31 Part 597 of the U.S. Code of Federal Regulations), and the Cuban Assets Control Regulations (Title 31 Part 515 of the U.S.
Code of Federal Regulations), and all other present and future federal, state and local laws, ordinances, regulations, policies,
lists (including, without limitation, the Specially Designated Nationals and Blocked Persons List) and any other requirements
of any Governmental Authority (including, without limitation, the United States Department of the Treasury Office of Foreign Assets
Control) addressing, relating to, or attempting to eliminate, terrorist acts and acts of war, each as hereafter supplemented,
amended or modified from time to time, and the present and future rules, regulations and guidance documents promulgated under
any of the foregoing, or under similar laws, ordinances, regulations, policies or requirements of other states or localities.

 

    	 	28	 

     

    

 

"OFAC
List” means the list of specially designated nationals and blocked persons subject to financial sanctions that is maintained
by the U.S. Treasury Department, Office of Foreign Assets Control and any other similar list maintained by the U.S. Treasury Department,
Office of Foreign Assets Control pursuant to any Legal Requirements, including, without limitation, trade embargo, economic sanctions,
or other prohibitions imposed by Executive Order of the President of the United States. The OFAC List currently is accessible
through the Internet website www.treas. gov/ofac/tl1sdn.pdf.

 

"Opinions
of Counsel” means such enforceability opinions as Lender may reasonably require, all in form and substance reasonably
satisfactory to Lender and its counsel.

 

"Permitted
Exceptions" means those recorded easements, restrictions, liens and encumbrances set forth as exceptions in the title
reports and title commitments referenced in Section 8(a), and approved by Lender in its sole discretion in connection with the
closing of the Loan, the Mortgage and the UCC Financing Statements.

 

"Permitted
Facility" means means an extrusion, carpet manufacturing and floor covering manufacturing and warehouse distribution
business, all related purposes such as ingress, egress and parking, and uses incidental thereto or any other use deemed necessary
as determined by Lessee in its good faith business judgment provided such use is not a Prohibited Use

 

"Person"
means any individual, corporation, partnership, limited liability company, trust, unincorporated organization, Governmental
Authority or any other form of entity.

 

"Pledge"
has the meaning set forth in Section 5(d).

 

"Property" means,
as the context may require, the buildings, fixtures and other improvements now or hereafter located on the Land identified on Exhibit
B attached hereto (whether or not affixed to such Land). The term "Property" shall not include the Land or
Tangible Personal Property.

 

"Securitization"
means one or more sales, dispositions, transfers or assignments by Lender or any of the other Lender Entities to a special
purpose corporation, trust or other entity identified by Lender or any of the other Lender Entities of notes evidencing obligations
to repay secured or unsecured loans owned by Lender or any of the other Lender Entities (and, to the extent applicable, the subsequent
sale, transfer or assignment of such notes to another special purpose corporation, trust or other entity identified by Lender
or any of the other Lender Entities), and the issuance of bonds, certificates, notes or other instruments evidencing interests
in pools of such loans, whether in connection with a permanent asset securitization or a sale of loans in anticipation of a permanent
asset securitization. Each Securitization shall be undertaken in accordance with all requirements which may be imposed by the
investors or the rating agencies involved in each such sale, disposition, transfer or assignment or which may be imposed by
applicable securities, tax or other laws or regulations.

 

"
Subordination Agreement” or " Subordination Agreements” means, as the context may require, the subordination
and attornment agreement of even date herewith executed by Debtor, and Lender with respect to the Ground Lease, or the subordination
and attornment agreements of even date herewith executed by Debtor, the sublessees, and Lender with respect to the Leases, as
the same may be amended from time to time. A Subordination Agreement will be executed with respect to each Lease.

 

    	 	29	 

     

    

 

"Tangible
Personal Property” means any and all equipment, trade fixtures, appliances, furniture, furnishings, inventory and other
tangible personal property now existing or hereafter acquired by Lessee or Guarantor or any of their Affiliates in connection
with the Property.

 

"
Tax" or "Taxes" has the meaning set forth in Section 5(i).

 

"
Title Company'' means First American Title Insurance Company located at 2425 E. Camelback Road, Suite 300, Phoenix, Arizona
85016, Attention: Kristin Brown, National Commercial Services, or an alternative insurance company selected by Lender.

 

"UCC
Financing Statements" means such UCC Financing Statements as Lender shall require with respect to the transactions contemplated
by this Agreement.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	30	 

     

    

 

EXHIBIT
B

 

LAND

 

Address:
2743 Highway 76 (GI Maddox Parkway), Chatsworth, Georgia 30705

 

Legal
Description: All that tract or parcel of land located and lying in Land Lot 173 of the 9th
District and 3rd Section of Murray County, Georgia, and being all of Lots 133 through 137 and part of Lot 132, Chief Vann Subdivision,
and more particularly described as follows:

 

Beginning
at a point located on the north right of way line of Georgia Highway 52 (80 foot right of way), said point being 591.0 feet east
of the intersection of the north right of way line of Georgia Highway 52 with the east right of way line of Georgia Highway 225,
as measured along the north right of way line of Georgia Highway 52; thence proceed north 00 degrees 08 minutes 00 seconds west
a distance of 193.17 feet; thence north 89 degrees 34 minutes 00 seconds east a distance of 575.00 feet; thence south 00 degrees
08 minutes 00 seconds east a distance of 195.93 feet to the north right of way line of Georgia Highway 52 (80 foot right of way);
thence along the north right of way line of Georgia Highway 52 south 89 degrees 50 minutes 30 seconds west a distance of 575.00
feet to the Point of Beginning, all as shown on that Plat for B & H Equities, a Georgia
general partnership, prepared by Norman B. DeLoach, GRLS No. 1347, and dated February 15, 1994.

 

Also
known as: ALL THAT TRACT or parcel of land lying and being in Land Lot 173 of the 9th District and 3rd Section of Murray County,
Georgia, being Lots 133 through 137 and a portion of Lot 132 of Chief Vann Subdivision, and being more particularly described
as follows:

 

TO
FIND THE TRUE POINT OF BEGINNING commence at the intersection of the northern right of way line of G.I. Maddox Parkway (being
U.S. Highway 76 and Georgia Highway 52 and having an 80 foot right of way) with the centerline of Cochran Drive; running thence
North 89 degrees 38 minutes 39 seconds West a distance of 415.72 feet to a 1/2 inch rebar and the TRUE POINT OF BEGINNING; thence
North 89 degrees 38 minutes 39 seconds West along said right of way line of G.I. Maddox Parkway a distance of 574.99 feet to a
5/8 inch rebar; thence leaving said right of way line of G.I. Maddox Parkway running North 00 degrees 31 minutes 17 seconds East
a distance of 193.40 feet to a 5/8 inch rebar; thence South 89 degrees 52 minutes 39 seconds East a distance of 574.59 feet to
a 1/2 inch rebar; thence South 00 degrees 24 minutes 03 seconds West a distance of 195.74 feet to a 1/2 inch rebar and the POINT
OF BEGINNING.

 

 

Address:
325 Smyrna Church Road, Chatsworth, Georgia 30705

 

Legal
Description: Two (2) acres, more or less, of Land Lot No. 266 in the 9th District and 3rd
Section of Murray County, Georgia, described as follows: BEGINNING at the point of intersection of the west right-of-way line
of Browns Bridge Road and the north right-of-way line of Leonards Bridge Road; thence running west with north side of Leonards
Bridge Road, a distance of 396 feet to land of James C. Penson; thence in a northeasterly direction with land of James C. Penson,
a distance of 224 feet to land of Maudie Witherow; thence east with south line of land of Maudie Witherow, a distance of 260 feet
to west side of Browns Bridge Road; thence south with west right-of-way line of Browns Bridge Road a distance of 264 feet to the
beginning point.

 

    	 	31	 

     

    

 

Also
known as: ALL THAT TRACT or parcel of land lying and being in Land Lot 266 of the 9th District and 3rd Section of Murray County,
Georgia and being more particularly described as follows:

 

BEGINNING
at a mag nail located at the intersection of the northern right of way line of Leonard Bridge Road (having a 50 foot right of
way) with the western right of way line of Smyrna Church Road (having an 80 foot right of way), which is the TRUE POINT OF BEGINNING;
running thence along said right of way line of Leonard Bridge Road the following courses and distances: North 73 degrees 20 minutes
40 seconds West a distance of 168.40 feet; thence North 72 degrees 31 minutes 15 seconds West a distance of 62.76 feet; thence
North 72 degrees 47 minutes 07 seconds West a distance of 68.45 feet; thence North 72 degrees 56 minutes 43 seconds a distance
of 80.09 feet to a point on said right of way of Leonard Bridge Road, said point being located North 31 degrees 19 minutes 28
seconds East a distance of 2.50 feet from a 3/4 inch open top pipe; thence leaving said right of way line of Leonard Bridge Road
running North 31 degrees 19 minutes 28 seconds East a distance of 221.22 feet to a 1/2 inch open top pipe; thence South 77 degrees
53 minutes 41 seconds East a distance of 258.59 feet to a point located on the western right of way line of Smyrna Church Road,
said point being located North 77 degrees 53 minutes 41 seconds West a distance of 1.51 feet from a 1-1/2 inch open top pipe;
running thence South 01 degree 15 minutes 59 seconds West a distance of 160.93 feet; thence continuing along said right of way
line of Smyrna Church Road South 00 degrees 46 minutes 03 seconds West a distance of 84.73 feet to a mag nailfound and the TRUE
POINT OF BEGINNING.

 

 

Address:
272 Treadwell Road, Chatsworth, Georgia 30705

 

Legal
Description:

 

TRACT
1

 

One
(1) acre, more or less, of Land Lot No. 191, 9th District, 3rd Section, Murray County, Georgia described as follows:

 

BEGINNING
on the east side of public road which runs from Spring Place by way of Treadwell Cemetery and the "Old" Woods Estate
to Green Road at the northeast corner of Lot No. 48 in Woods Estate Subdivision, as recorded in Plat Book 5, Page 234, Murray
County Public Records; thence running south 30 degrees 37 minutes 27 seconds east, with east line of said Lot No. 48, a distance
of 309 feet; thence in a northeasterly direction 184 feet; thence in a northwesterly direction a distance of 309 feet to the east
side of said public road; and thence southwest with east side of said road 133 feet to the beginning point.

 

TRACT
II

 

All
that tract of land containing 1 acre, more or less, lying in Land Lot No. 191, 9th District, 3rd Section, Murray County, Georgia,
according to a survey by Leon Pritchett, Murray County, Georgia Land Surveyor, dated March 9, 1977, and being more particularly
described as follows:

 

    	 	32	 

     

    

 

BEGINNING
at the point of intersection formed by the south right of way of Industrial Drive with the northeast corner of Chatsworth Sample
Company, Inc.; thence run south 48 degrees 04 minutes 27 seconds east, along the said south right of way, a distance of 388.5
feet to a point; thence run south 24 degrees 05 minutes west, a distance of 365 feet, more or less, to the east line of Woods
Estate Subdivision; thence north 17 degrees 38 minutes 44 seconds west, along the east line of said subdivision, a distance of
231.5 feet to the southwest corner of Chatsworth Sample Company, Inc. property; thence north 43 degrees 05 minutes east, along
the southeast line of said Sample Co., a distance of 184 feet to their southeast corner; thence north 40 degrees 04 minutes 47
seconds west, along said Sample Co., a distance of 308.97 feet to the south right of way of Industrial Drive and the POINT OF
BEGINNING.

 

TRACT
Ill

 

One
(1) acre of Land Lot No. 191, 9th District, 3rd Section, Murray County, Georgia, according to a plat of survey prepared by Leon
Pritchett, Murray County, Georgia Land Surveyor, dated May 2, 1984, recorded in the Office of the Clerk of the Superior Court
of Murray County, Georgia, in Plat Book 14, Page 170, and said plat and the description set out therein are by reference incorporated
herein for a more particular description of said land.

 

Subject
to existing easements for public utilities and road rights of ways.

 

Also
known as: ALL THAT TRACT or parcel of land tying and being in Land Lot 191 of the 9th District and 3rd Section of Murray County,
Georgia, and being more particularly described as follows:

 

BEGINNING
at a 1/2 inch capped rebar located at the intersection of the southeastern right of way line of Treadwell Road (having an 80 foot
right of way) with the southwestern right of way line of Industrial Boulevard (having an 80 foot right of way); thence following
along the arc of a curve to the right an arc distance of 80.67 feet to a 1/2 inch capped rebar located on said right of way line
of Industrial Boulevard (said arc having a radius of 50.00 feet and being subtended by a chord bearing North 86 degrees 59 minutes
07 seconds East a distance of 72.20 feet); thence South 46 degrees 47 minutes 48 seconds East along said right of way line of
Industrial Boulevard a distance of 279.35 feet to a point; thence continuing along said right of way line of Industrial Boulevard
following along the arc of a curve to the left an arc distance of 203.41 feet to a 1/2" rebar (said arc having a radius of
712.24 feet and being subtended by a chord bearing South 54 degrees 58 minutes 42 seconds East a distance of 202.72 feet); thence
leaving said right of way line of Industrial Boulevard running South 44 degrees 59 minutes 37 seconds West a distance of 396.94
feet to a 1/2" rebar; thence North 16 degrees 04 minutes 20 seconds West a distance of 270.49 feet to a 1/2" rebar;
thence North 30 degrees 31 minutes 32 seconds West a distance of 292.69 feet to a 1/2" rebar located on the southeastern
right of way line of Treadwell Road;thence North 40 degrees 46 minutes 03 seconds East along said right of way line of Treadwell
Road a distance of 95.66 feet to the POINT OF BEGINNING.

 

 

Address:
1978 Highway 52 Alt., Chatsworth, Georgia 30705

 

Legal
Description: ALL THAT TRACT or parcel of land lying and being a part of Land Lot 243 of
the 9th District AND 3rd Section of Murray County, Georgia, being more particularly described as follows:

 

    	 	33	 

     

    

 

BEGINNING
at the intersection of the East line of Land Lot 243 with the South right-of-way line of State Route 52 Alternate which is the
point of beginning; thence running South 00 degrees 02 minutes 00 seconds East for a distance of 425.77 feet along the East line
of Land Lot 243 to an iron pin; thence running North 84 degrees 44 minutes 13 seconds West for a distance of 486.57 feet to an
iron pin; thence running North 03 degrees 33 minutes 10 seconds East to a fence post found; thence running South 80 degrees 48
minutes 06 seconds East for a distance of 85.71 feet to an iron pin; thence running North 01 degree 30 seconds West for a distance
of 69.49 feet to a point; thence running North 89 degrees 25 minutes 01 second West for a distance of 79.49 feet to a railroad
spike; thence running North 00 degrees 47 minutes 04 seconds East for a distance of 199.97 feet to an iron pin; thence running
South 89 degrees 25 minutes 19 seconds East for a distance of 350.00 feet along the southerly right-of-way line of State Route
52 Alternate; continuing thence south 89 degrees 28 minutes 53 seconds East for a distance of 120.00 feet along the southerly
right-of-way line of State Route 52 Alternate to the POINT OF BEGINNING.

 

Being
4.30 acres and is in accordance with a plat prepared for Benny Stafford and Dan C. Townsend by Dewayne Hunt, Registered Land Surveyor,
dated June 19, 1995 and revised. January 6, 1996.

 

Also
known as: ALL THAT TRACT or parcel of land lying and being in Land Lot 243 of the 9th District and 3rd Section of Murray County,
Georgia, and being more particularly described as follows:

 

BEGINNING
at a cross-tie fence corner located at the intersection of the southern right of way line of Georgia Highway 52 Alternate (having
a variable right of way) with the east line of Land Lot 243; running thence South 01 degrees 00 minutes 56 seconds East along
the east line of Land Lot 243 a distance of 425.77 feet to a 1-inch open top pipe; thence leaving said land lot line running North
85 degrees 43 minutes 09 seconds West a distance of 486.57 feet to a 1-inch open top pipe; thence North 02 degrees 34 minutes
14 seconds East a distance of 129.47 feet to a 5/8 inch capped rebar; thence North 06 degrees 24 minutes 11 seconds East a distance
of 258.40 feet to a 5/8 inch capped rebar located on the southern right of way line of Georgia Highway 52 Alternate; thence North
89 degrees 35 minutes 45 seconds East along said right of way line of Georgia Highway 52 Alternate a distance of 323.05 feet to
a point; thence continuing along said right of way line of Georgia Highway 52 Alternate North 89 degrees 32 minutes 11 seconds
East a distance of 120.00 feet to the POINT OF BEGINNING.

 

 

Address:
1642 Duvall Road, Chatsworth, Georgia 30705

 

Legal
Description: A portion of Land Lot No. 132 in the 9th District and 3rd Section of Murray
County, Georgia, designated as Tract "A" and Tract "B" on a plat of survey prepared by Leon Pritchett, Murray
County, Surveyor, dated October 28, 1982, recorded in the office of the Clerk of the Superior Court of Murray County, Georgia,
in Plat Book No. 13. page 62 and described as follows:

 

BEGINNING
at the point of intersection of the south original line. of said Land Lot No. 132 and the eastside of Duvall Road (formerly known
as Lydia Jackson Road); thence running north 25 degrees 25 minutes east with the east side of Duvall Road, a distance of 287.74
feet to an iron pin; thence south 86 degrees 16 minutes cast, 195.20 feet to an iron pin; thence south 0 degrees 16 minutes west
231.48 feet to an iron pin on the south original line of said land lot; thence north 69 degrees 12 minutes 23 seconds west on
said south original line, a distance of 317.21 feet to the POINT OF BEGINNING.

 

    	 	34	 

     

    

 

Also
known as: All that tract or parcel of land lying and being in Land Lot No. 132 in the 9th District and 3rd Section of Murray County,
Georgia, and being more particularly described as follows:

 

To
find the TRUE POINT OF BEGINNING; Commence at an axle found located at the southeast comer of Land Lot Number 132; running thence
along the south line of Land Lot Number 132 North 89 degrees 10 minutes 11 seconds West a distance of 294.18 feet to a 1/2 inch
rebar and the TRUE POINT OF BEGINNING; thence continuing along the south line of Land Lot Number 132 North 89 degrees 03 minutes
11 seconds West a distance of 315.85 feet to a 1/2 inch rebar located on the eastern right of way line of Duvall Road (having
an 80-foot right of way); running thence along said right of way of Duvall Road North 25 degrees 15 minutes 54 seconds East a
distance of 287.97 feet to a 1/2 inch rebar; thence leaving said right of way of Duvall Road running South 85 degrees 50 minutes
21 seconds East a distance of 195.29 feet to a metal T-post; thence South 00 degrees 25 minutes 35 seconds West a distance of
251.48 feet to a capped 1/2 inch rebar and the TRUE POINT OF BEGINNING.

 

 

Address:
1805 South Hamilton Street, Dalton, Georgia 30720

 

Legal
Description:

 

TRACT
ONE

 

All
that tract or parcel of land situated, lying and being in Land Lots 277 and 294 in the 12th District and 3rd Section of Whitfield
County, Georgia, and being 2.30 acres of land shown on plat of survey prepared by Bakkum - Deloach &
Associates dated March 10, 2004, and entitled "Plat for Jack Turner" and being more particularly described as
follows:

 

TO
LOCATE THE POINT OF BEGINNING commence at the northwest corner of said Land Lot 294 and running thence due South a distance of
10 feet; thence running due East a distance of 196.3 feet to a point on the easterly line of South Hamilton Street (80 foot right
of way) and the point of BEGINNING; from said point of beginning running thence North 17 degrees 16 minutes 20 seconds East along
the easterly line of South Hamilton Street 250.00 feet; thence running South 80 degrees 48 minutes 00 seconds East 364.80 feet
to the westerly right of way line of the Southern Railroad; thence running along the westerly right of way line of Southern Railroad
the following courses and distances: South 02 degrees 37 minutes 44 seconds East 76.40 feet; South 00 degree 00 minutes 02 seconds
East 99.58 feet; South 01 degree 52 minutes 49 seconds West 79.54 feet; thence leaving said railroad right of way and running
thence North 76 degrees 32 minutes 45 seconds West 74.40 feet; thence running North 80 degrees 58 minutes 00 seconds West 367.43
feet to the easterly line of South Hamilton Street and the point of beginning.

 

    	 	35	 

     

    

 

TRACT
TWO

 

All
that tract or parcel of land situated, lying and being in Land Lot 277 in the 12th District and 3rd Section of Whitfield County,
Georgia, and being 4.35 acres of land shown on plat of survey prepared by Bakkum - Deloach & Associates dated March 10, 2004,
and entitled "Plat for Jack Turner" and being more particularly described as follows:

 

TO
LOCATE THE POINT OF BEGINNING commence at the northwest corner of said Land Lot 294 and running thence due South a distance of
10 feet; thence running due East a distance of 196.3 feet to a point on the easterly line of South Hamilton Street (80 foot right
of way); running thence North 17 degrees 16 minutes 20 seconds East along the easterly line of South Hamilton Street 250.00 feet
to the point of BEGINNING; and from said point of beginning running thence the following courses and distances along South Hamilton
Street: North 17 degrees 16 minutes 20 seconds East 200.81 feet; thence running North 17 degrees 00 minutes 27 seconds East 77.21
feet; thence North 16 degrees 02 minutes 16 seconds East 78.70 feet; thence running North 11 degrees 29 minutes 28 seconds East
79.38 feet; thence running North 04 degrees 50 minutes 48 seconds East 81.21 feet; thence running North 03 degrees 26 minutes
40 seconds West 83.93 feet; thence running North 10 degrees 35 minutes 34 seconds West 81.74 feet; thence running North 17 degrees
12 minutes 19 seconds West 82.29 feet; thence running North 23 degrees 37 minutes 34 seconds West 82.56 feet; thence running North
31 degrees 57 minutes 54 seconds West 81.72 feet; thence running North 35 degrees 49 minutes 17 seconds West 76.81 feet; thence
running North 37 degrees 54 minutes 40 seconds West 81.62 feet; thence running North 38 degrees 51 minutes 44 seconds West 78.35
feet; thence running North 39 degrees 44 minutes 13 seconds West 169.09 feet to the intersection of the northeasterly line of
South Hamilton Street with the westerly line of said Land Lot 277; thence leaving said easterly line of South Hamilton Street
and running thence North 01 degree 48 minutes 25 seconds East 117.15 feet to the westerly right of way line of Southern Railroad;
thence running along the westerly right of way line of Southern Railroad the following courses and distances: South 35 degrees
23 minutes 09 seconds East 491.97 feet; thence running South 32 degrees 22 minutes 32 seconds East 103.96 feet; thence running
South 28 degrees 55 minutes 33 seconds East 100.99 feet; thence running South 25 degrees 55 minutes 21 seconds East 101.13 feet;
thence running South 22 degrees 46 minutes 13 seconds East 99.35 feet; thence running South 19 degrees 38 minutes 52 seconds East
102.84 feet; thence running South 16 degrees 27 minutes 21 seconds East 100.62 feet; thence running South 13 degrees 44 minutes
13 seconds East 95.57 feet; thence running South 10 degrees 50 minutes 08 seconds East 100.09 feet; thence running South 08 degrees
13 minutes 44 seconds East 110.63 feet; thence running South 04 degrees 41 minutes 30 seconds East 127.35 feet; thence leaving
the westerly right of way line of Southern Railroad and running thence North 80 degrees 48 minutes 00 seconds West 364.80 feet
to the easterly line of South Hamilton Street and the point of beginning.

 

Also
known as:

 

TRACT
1

 

ALL
THAT TRACT or parcel of land lying and being in Land Lots 277 and 294 of the 12th District and 3rd Section of Whitfield County,
Georgia, and being more particularly described as follows:

 

    	 	36	 

     

    

 

TO
FIND THE TRUE POINT OF BEGINNING commence at the northwest comer of said Land Lot 294 running thence due South a distance of 10
feet; thence due East a distance of 196.3 feet to a 1-inch open top pipe located on the eastern right of way line of South Hamilton
Street (having an 80-foot right of way), said pipe also being located South 63 degrees 02 minutes 37 seconds East a distance of
41.64 feet from the intersection of the centerline of South Hamilton Street with the centerline of Altamont Drive and being the
TRUE POINT OF BEGINNING; thence North 17 degrees 16 minutes 20 seconds East along said right of way line of South Hamilton Street
a distance of 250.00 feet to a 1/2 inch rebar; thence leaving said right of way line of South Hamilton Street running South 80
degrees 48 minutes 00 seconds East a distance of 364.80 feet to a point located on the western right of way line of Norfolk Southern
Railway Company; thence along said right of way line of Norfolk Southern Railway Company the following courses and distances:
South 02 degrees 37 minutes 44 seconds East a distance of 76.40 feet; South 00 degrees 00 minutes 02 seconds East a distance of
99.58 feet; South 01 degree 52 minutes 49 seconds West a distance of 79.54 feet to a concrete monument; thence leaving said right
of way line of Norfolk Southern Railway Company running North 76 degrees 32 minutes 45 seconds West a distance of 74.40 feet to
a concrete monument; thence North 80 degrees 58 minutes 00 seconds West a distance of 367.43 feet to the eastern right of way
line of South Hamilton Street and the POINT OF BEGINNING.

 

TRACT
2

 

ALL
THAT TRACT or parcel of land lying and being in Land Lot 277 of the 12th District and 3rd Section of Whitfield County, Georgia,
and being more particularly described as follows:

 

TO
FIND THE TRUE POINT OF BEGINNING commence at the northwest comer of said Land Lot 294 running thence due South a distance of 10
feet; thence due East a distance of 196.3 feet to a 1-inch open top pipe located on the eastern right of way line of South Hamilton
Street (having an 80-foot right of way), said pipe also being located South 63 degrees 02 minutes 37 seconds East a distance of
41.64 feet from the intersection of the centerline of South Hamilton Street with the centerline of Altamont Drive; thence North
17 degrees 16 minutes 20 seconds East along said right of way line of South Hamilton Street a distance of 250.00 feet to a 1/2
inch rebar and the TRUE POINT OF BEGINNING; running thence along said right of way line of South Hamilton Street the following
courses and distances: North 17 degrees 16 minutes 20 seconds East a distance of 200.81 feet; thence North 17 degrees 00 minutes
27 seconds East a distance of 77.21 feet; thence North 16 degrees 02 minutes 16 seconds East a distance of 78.70 feet; thence
North 11 degrees 29 minutes 28 seconds East a distance of 79.38 feet; thence North 04 degrees 50 minutes 48 seconds East a distance
of 81.21 feet; thence North 03 degrees 26 minutes 40 seconds West a distance of 83.93 feet; thence North 10 degrees 35 minutes
34 seconds West a distance of 81.74 feet; thence North 17 degrees 12 minutes 19 seconds West a distance of 82.29 feet; thence
North 23 degrees 37 minutes 34 seconds West a distance of 82.56 feet; thence North 31 degrees 57 minutes 54 seconds West a distance
of 81.72 feet; thence North 35 degrees 49 minutes 17 seconds West a distance of 76.81 feet; thence North 37 degrees 54 minutes
40 seconds West a distance of 81.62 feet; thence North 38 degrees 51 minutes 44 seconds West a distance of 78.35 feet; thence
North 39 degrees 44 minutes 13 seconds West a distance of 169.09 feet to a 5/8 inch capped rebar located at the intersection of
the northeastern right of way line of South Hamilton Street with the western line of Land Lot 277; thence leaving said right of
way line of South Hamilton Street running North 01 degree 48 minutes 25 seconds East along said western line of Land Lot 277 a
distance of 117.15 feet to a 5/8 inch capped rebar located at the intersection of said western line of Land Lot 277 with the western
right of way line of Norfolk Southern Railway Company; thence along said right of way line of Norfolk Southern Railway Company
the following courses and distances: South 35 degrees 23 minutes 09 seconds East a distance of 491.97 feet; thence South 32 degrees
22 minutes 32 seconds East a distance of 103.96 feet; thence South 28 degrees 55 minutes 33 seconds East a distance of 100.99
feet; thence South 25 degrees 55 minutes 21 seconds East a distance of 101.13 feet; thence South 22 degrees 46 minutes 13 seconds
East a distance of 99.35 feet; thence South 19 degrees 38 minutes 52 seconds East a distance of 102.84 feet; thence South 16 degrees
27 minutes 21 seconds East a distance of 100.62 feet; thence South 13 degrees 44 minutes 13 seconds East a distance of 95.57 feet;
thence South 10 degrees 50 minutes 08 seconds East a distance of 100.09 feet; thence South 08 degrees 13 minutes 44 seconds East
a distance of 110.63 feet; thence South 04 degrees 41 minutes 30 seconds East a distance of 127.35 feet; thence leaving said right
of way line of Norfolk Southern Railway Company running North 80 degrees 48 minutes 00 seconds West a distance of 364.80 feet
to the eastern line of South Hamilton Street and the POINT OF BEGINNING.

 

    	 	37	 

     

    

 

Address:
2669 Lakeland Road (a/k/a Abutement Road), Dalton, Georgia 30721

 

Legal
Description: All that tract or parcel of land located and lying in Laud Lot 26 of the 13th
District and 3rd Section of Whitfield County, Georgia, and more particularly described as follows:

 

BEGINNING
at a point on the eastern right-of-way line of Lakeland Road (a/k/a Abutment Road, 80 foot right of way), said point being located
south 01 degree 55 minutes 00 seconds east a distance of 487.6 feet from the southern right-of-way line of Focus Road; running
thence north 88 degrees 00 minutes 00 seconds east a distance of 850.0 feet; thence south 02 degrees 00 minutes 00 seconds east
a distance of 300.0 feet; thence south 88 degrees 00 minutes 00 seconds west a distance of 850.0 feet to a point on the eastern
right-of-way line of Lakeland Road;thence north 02 degrees 00 minutes 00 seconds west along the eastern right-of-way line of Lakeland
Road a distance of 300.0 feet to the Point of Beginning.

 

Said
tract or parcel is shown on that survey for Quantum Realty, a Georgia general partnership, Cohutta Banking Company, and Lawyers
Title Insurance Corporation dated January 25, 2001 and prepared by Marcus Eugene Cook, GRLS No. 1935.

 

Also
known as: ALL THAT TRACT or parcel of land lying and being in Land Lot 26 of the 13th District and 3rd Section of Whitfield County,
Georgia and being more particularly described as follows:

 

TO
FIND THE TRUE POINT OF BEGINNING commence at the point of intersection of the eastern right of way line of Abutment Road (having
an 80-foot right of way) with the centerline of Focus Drive; thence South 01 degree 55 minutes 00 seconds East along said right
of way line of Abutment Road a distance of 518.48 feet to a 1/2 inch capped rebar and the TRUE POINT OF BEGINNING; thence leaving
said right of way line of Abutment Road running North 88 degrees 00 minutes 00 seconds East a distance of 850.00 feet to a 1/2"
rebar; thence South 02 degrees 00 minutes 00 seconds East a distance of 300.00 feet to a
5/8 inch capped rebar; thence South 88 degrees 00 minutes 00 seconds West a distance of 850.00 feet to a 5/8
inch capped rebar located on the eastern right of way line of Abutment Road; thence North 02 degrees 00 minutes 00 seconds
West along said right of way line of Abutment Road a distance of 300.00 feet to the POINT OF BEGINNING.

 

    	 	38	 

     

    

 

Address:
716 River Street, Calhoun, Georgia 30701

 

Legal
Description: ALL THAT TRACT OR PARCEL of land lying and being in Land Lot No. 242 in the
14th District and 3rd Section of Gordon County, Georgia, and being more particularly described as follows:

 

To
find the TRUE POINT OF BEGINNING; Commence at the intersection of the centerline of River Street with the centerline of Oak Street;
running thence South 01 degree 28 minutes 12 seconds West a distance of 1089.55 feet to an iron pin and the TRUE POINT OF BEGINNING;
thence South 02 degrees 53 minutes 05 seconds East a distance of 341.57 feet to an iron pin; thence South 28 degrees 42 minutes
09 seconds East a distance of 34.44 feet to an iron pin; thence South 02 degrees 45 minutes 09 seconds East a distance of 84.14
feet to an iron pin; thence North 86 degrees 55 minutes 51 seconds East a distance of 20.19 feet to an iron pin; thence North
02 degrees 49 minutes 07 seconds West a distance of 42.25 feet to an iron pin located on the western right of way of River Street
(having a 100-foot right of way); thence following said right of way of River Street following the arc of a curve to the left
an arc distance of 68.71 feet (said arc having a radius of 1959.86 feet and being subtended by a chord bearing South 12 degrees
11 minutes 13 seconds East a chord distance of 68.71 feet to an iron pin; thence leaving said right of way of River Street, running
South 86 degrees 03 minutes 17 seconds West a distance of 630.92 feet to an iron, pin: thence North 00 degrees 17 minutes 16 seconds
West a distance of 489.54 feet to an iron pin: thence North 86 degrees 37 minutes 17 seconds East a distance of 562.50 feet to
an iron pin and the POINT OF BEGINNING.

 

SAID
TRACT OR PARCEL containing 6.46 Acres.

 

Also
known as: ALL THAT TRACT OR PARCEL of land lying and being in Land Lot No. 242 in the 14th District and 3rd Section of Gordon
County, Georgia, and being more particularly described as follows:

 

To
find the TRUE POINT OF BEGINNING; Commence at the intersection of the centerline of River Street with the centerline of Oak Street;
running thence South 01 degree 28 minutes 12 seconds West a distance of 1089.55 feet to an iron pin and the TRUE POINT OF BEGINNING;
thence South 02 degrees 53 minutes 05 seconds East a distance of 341.57 feet to an iron pin; thence South 28 degrees 42 minutes
09 seconds East a distance of 34.44 feet to an iron pin; thence South 02 degrees 45 minutes 09 seconds East a distance of 84.14
feet to an iron pin; thence North 86 degrees 55 minutes 51 seconds East a distance of 20.19 feet to an iron pin; thence North
02 degrees 49 minutes 07 seconds West a distance of 42.25 feet to an iron pin located on the western right of way of River Street
(having a 100-foot right of way); thence following said right of way of River Street following the arc of a curve to the left
an arc distance of 68.71 feet (said arc having a radius of 1959.86 feet and being subtended by a chord bearing South 12 degrees
11 minutes 13 seconds East a chord distance of 68.71 feet to an iron pin; thence leaving said right of way of River Street, running
South 86 degrees 03 minutes 17 seconds West a distance of 630.92 feet to an iron pin; thence North 00 degrees 17 minutes 16 seconds
West a distance of 489.54 feet to an iron pin; thence North 86 degrees 37 minutes 17 seconds East a distance of 562.50 feet to
an iron pin and the POINT OF BEGINNING.

 

    	 	39	 

     

    

 

EXHIBIT
C

 

INSURANCE

 

Throughout
the term of the Loan, Debtor shall maintain, with respect to the Property, at its sole cost and expense, the following types and
amounts of insurance, in addition to such other insurance as Lender may reasonably require from time to time:

 

(a)    
insurance against loss or damage to real property under an "all risk" or "special form" insurance policy,
which shall include coverage against all risks of direct physical loss, including, but not limited to, loss by fire, lightning,
wind, terrorism, and other risks normally included in the standard ISO special form (and shall also include National Flood and
Excess Flood insurance if the Property is located within a 100-year floodplain (FEMA Zones A and V) and earthquake insurance if
the Property is located within a moderate to high earthquake hazard zone as determined by an approved insurance company set forth
in paragraph (x) below). Such policy shall also include coverage for ordinance or law covering the loss of value of the undamaged
portion of the Property, costs to demolish and the increased costs of construction if any of the improvements located on, or the
use of, the Property shall at any time constitute legal non-conforming structures or uses. Ordinance or law limits shall be in
an amount equal to the full replacement cost for the Joss of value of the undamaged portion of the Property and no less than 25%
of the replacement cost for costs to demolish and the increased cost of construction, or in an amount otherwise specified by Lender.
Such insurance shall be in amounts sufficient to prevent Lender from becoming a co-insurer under the applicable policies, and
in any event, after application of deductible, in amounts not less than 100% of the full insurable replacement cost values and
sublimits satisfactory to Lender, as determined from time to time at Lender's request but not more frequently than once in any
12-month period;

 

(b)    
commercial general liability insurance, including products and completed operation liability, covering Lender and Debtor
against bodily injury liability, property damage liability and personal and advertising injury, including without limitation any
liability arising out of the ownership, maintenance, repair, condition or operation of the Property or adjoining ways, streets,
parking lots or sidewalks. Such insurance policy or policies shall contain a broad form contractual liability endorsement under
which the insurer agrees to insure Debtor's obligations under Section 14 hereof to the extent insurable, and a "severability
of interest" clause or endorsement which precludes the insurer from denying the claim of Debtor or Lender because of the
negligence or other acts of the other, shall be in amounts of not less than $10,000,000.00 per occurrence for bodily injury and
property damage, and $10,000,000.00 general aggregate per location, or such higher limits as Lender may reasonably require from
time to time, and shall be of form and substance satisfactory to Lender. Such limits of insurance can be acquired through a combination
of Commercial General Liability and Umbrella liability policies;

 

(c)    
Workers' compensation and Employer's Liability insurance in the statutorily mandated limits covering all persons employed
by Debtor on the Property in connection with any work done on the Property for which claims for death or bodily injury could be
asserted against Lender, Debtor or the Property;

 

    	 	40	 

     

    

 

(d)    
Business interruption insurance, equal to 100% of the continuing expense including debt services and profits (as may adjusted
hereunder) for a period of not less than 12 months. Such insurance is to follow form of the real property all risk" or "special
form" coverage and is not to contain a co-insurance clause;

 

(e)    
if applicable, Comprehensive Boiler & Machinery Insurance against loss or damage from explosion of any steam or pressure
boilers or similar apparatus, if any, located in or about the Property and in an amount equal to the lesser of 25% of the 100%
replacement cost of the Property or $5,000,000.00; and

 

(f)    
such additional and/or other insurance and in such amounts as at the time is customarily carried by prudent owners or tenants
with respect to improvements similar in character, location and use and occupancy to the Property.

 

All
insurance policies shall:

 

(i)           provide
(A) for a waiver of subrogation by the insurer as to claims against Lender, its employees and agents, (B) that the insurer shall
not deny a claim and that such insurance cannot be unreasonably cancelled, invalidated or suspended on account of the conduct
of Debtor, its officers, directors, employees or agents, or anyone acting for Debtor or any subtenant or other occupant of the
Property, and (C) that any losses otherwise payable thereunder shall be payable notwithstanding any act or omission of Lender
or Debtor which might, absent such provision, result in a forfeiture of all or a part of such insurance payment;

 

(ii)           be
primary and provide that any "other insurance" clause in the insurance policy shall exclude any policies of insurance
maintained by Lender and the insurance policy shall not be brought into contribution with insurance maintained by Lender;

 

(iii)         contain
deductibles not to exceed $25,000.00, other than earthquake and flood deductibles which shall not exceed $50,000;

 

(iv)         contain
a standard non-contributory mortgagee clause or endorsement in favor of Lender and any lender designated by Lender;

 

(v)          provide
that the policy of insurance shall not be terminated, cancelled or amended without at least 30 days' prior written notice to Lender
and to any lender covered by any standard non-contributory mortgagee clause or endorsement;

 

(vi)         be
in amounts sufficient at all times to satisfy any coinsurance requirements thereof;

 

(vii)        except
for workers' compensation insurance referred to in paragraph C. above, name Lender and any Lender Affiliate or lender requested
by Lender, as an "additional insured" with respect to general liability insurance, and as a "mortgagee" with
respect to real property and "loss payee" with respect to all real property and rental value insurance, as appropriate
and as their interests may appear;

 

(ix)         
be evidenced by delivery to Lender and any lender designated by Lender of an Acord Form 28 for property, business income,
rental value and boiler and machinery coverage (or any other form requested by Lender) and an Acord Form 25 for commercial general
liability, workers' compensation and umbrella coverage (or any other form requested by Lender); provided that in the event that
either such form is no longer available, such evidence of insurance shall be in a form reasonably satisfactory to Lender and any
lender designated by Lender; and

 

    	 	41	 

     

    

 

(x)          
be issued by insurance companies licensed to do business in the state where the Property is located and which are rated
"A:VIII" or better by Best's Insurance Guide or are otherwise approved by Lender.

 

It
is expressly understood and agreed that (a) if any insurance required hereunder, or any part thereof, shall expire, be withdrawn,
become void by breach of any condition thereof by Debtor, or become void or in jeopardy by reason of the failure or impairment
of the capital of any insurer, Debtor shall immediately obtain new or additional insurance reasonably satisfactory to Lender and
any lender designated by Lender; (b) the foregoing minimum limits of insurance coverage shall not limit the liability of Debtor
for its acts or omissions as provided in this Agreement; and (c) Debtor shall procure policies for all insurance for periods of
not less than one year and shall provide to Lender and any servicer or lender of Lender certificates of insurance or, upon Lender's
request, duplicate originals of insurance policies evidencing that insurance satisfying the requirements of this Agreement is
in effect at all times.

 

Debtor
shall pay as they become due all premiums for the insurance required hereunder. In the event that Debtor fails to comply with
any of the foregoing requirements within 10 days of the giving of written notice by Lender to Debtor, Lender shall be entitled
to procure such insurance. Any sums expended by Lender in procuring such insurance shall be immediately repaid by Debtor (and
said repayment shall be secured by the Mortgage), together with interest thereon at the Default Rate, from the time of payment
by Lender until fully paid by Debtor immediately upon written demand therefor by Lender.

 

Notwithstanding
anything to the contrary in this Agreement, any insurance which Debtor is required to obtain pursuant to this Exhibit may be carried
under a "blanket" policy or policies covering other properties or liabilities of Debtor provided that such "blanket"
policy or policies otherwise comply with the provisions of this Exhibit.

 

    	 	42	 

     

    

 

EXHIBIT
D

 

SUPPLEMENTAL
FINANCIAL INFORMATION

 

Debtor
shall deliver the following information in connection with delivery of the corporate financial statements required in Section
5(i) of the Agreement.

 

	Corporate
                           Financial Reporting Certificate

 

Company:

	 	 
	 	 	 
	For the Qtr or FYE ending	 	________________
	 	 	 
	#
        of months represented

	 	________________
	 	 	 
	Number of units operating at the end of reporting period	 	________________
	 	 	 
	EBITDAR
        Calculation:

 

Net
Income

	 	 

         

        ________________

	 	 	 
	Plus:
        Interest Expense

Plus:
Taxes

Plus:
Depreciation & Amortization

Plus:
Operating Lease Expense

Plus:
Any non-recurring expenses (please clarify below)

Plus:
Any other non-cash expenses (please clarify below)

	 	________________

        ________________

        ________________

        ________________

        ________________

        ________________

	EBITDAR	 	________________
	 	 	 
	Items required to be broken out of Balance Sheet:	 	 
	Current
                                   Portion of Long-Term Debt

Current
Portion of any Capital Leases

Senior
Third-Party Debt Balances

Subordinate/Related
Party Debt Balances

	 	________________

        ________________

        ________________

        ________________

	 	 	 
	Explanations of non-recurring and non-cash items:	 	 
	 	 	 
	 	 	 
	 	 	 
	 	 	 
	 	 	 

 

    	 	43	 

     

    

 

Debtor
shall deliver the following information in connection with delivery of the unit-level financial statements required in Section
5(i) of the Agreement.

 

STORE
Capital Unit-Level Financial

Reporting
Certificate

 

	Unit ID:	1	2	3
	 	 	 	 
	For the Qtr or FYE ending	____________	____________	____________
	 	 	 	 
	# of months represented	____________	____________	____________
	 	 	 	 
	 	 	 	 
	Store-Level
        pre-corporate overhead

EBITDAR
Calculation:

	 	 	 
	 	 	 	 
	Store-Level Net Income	____________	____________	____________
	 	 	 	 
	Plus: Interest Expense	____________	____________	____________
	Plus: Taxes	____________	____________	____________
	Plus: Depreciation & Amortization	____________	____________	____________
	Plus: Property Rent Expense (base rent + any % rent)	____________	____________	____________
	Plus: Any corporate overhead allocations to the unit	____________	____________	____________
	Plus: Any non-recurring expenses (please clarify below)	____________	____________	____________
	Plus: Any other non-cash expenses (please clarify below)	____________	____________	____________
	EBITDAR	 	 	 
	 	 	 	 
	Items required to be broken out on unit-level profit and loss statement:	 	 	 
	Cost Goods Sold	____________	____________	____________
	Labor Expenses	____________	____________	____________
	 	 	 	 
	Explanations of non-recurrina and non-cash items:	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 

 

 

    	 	44Exhibit
10.3

 

MASTER
LEASE AGREEMENT

 

THIS
MASTER LEASE AGREEMENT (this "Lease") is made as of June 14, 2016 (the "Effective Date"), by
and between STORE CAPITAL ACQUISITIONS, LLC, a Delaware limited liability company ("Lessor"), whose address
is 8501 E. Princess Drive, Suite 190, Scottsdale,
Arizona 85255, and MARQUIS REAL ESTATE HOLDINGS, LLC, a Delaware limited liability company ("Lessee"), whose
address is 3525 Del Mar Heights Road, Suite 765, San Diego, CA 92130. Capitalized terms not defined herein shall have the meanings
set forth in Exhibit A hereto.

 

In
consideration of the mutual covenants and agreements herein contained, Lessor and Lessee hereby covenant and agree as follows:

 

ARTICLE
 I

 

BASIC
LEASE TERMS

 

Section
1.01. Properties. The street addresses and legal descriptions of the Properties are set forth on Exhibit B attached
hereto and incorporated herein.

 

Section 1.02. Initial Term
Expiration Date. June 30, 2031.

 

Section
1.03. Extension Options. Five (5) extensions of five (5) years each, as described in Section 3.02.

 

Section 1.04.
Term Expiration Date (if fully extended). June 30, 2056. Section 1.05. Initial Base Annual Rental. $59,614,
as described in Article IV. Section 1.06. Rental Adjustment. 17.2%, as described in Section 4.02.

 

Section
1.07. Adjustment Date. July 1, 2017 and annually thereafter during the Lease Term (including any Extension Term).

 

Section 1.08. Guarantor. Marquis
Industries, Inc., a Georgia corporation.

 

Section
1.09. Lessee Tax Identification No. 81-2862543.

 

Section 1.10. Lessor Tax Identification
No. 45-2674893.

 

ARTICLE
II

 

LEASE
OF PROPERTIES

 

Section
2.01. Lease. In consideration of Lessee's payment
of the Rental and other Monetary Obligations and Lessee's performance of all other obligations hereunder, Lessor hereby leases
to Lessee, and Lessee hereby takes and hires, the Properties, "AS IS" and "WHERE IS" without representation
or warranty by Lessor, and subject to the existing state of title, the parties in possession, any statement of facts which an
accurate survey or physical inspection might reveal, and all Legal Requirements now or hereafter in effect.

 

 

 

    	 	1	 

     

    

 

Section
2.02. Quiet Enjoyment. So long as Lessee shall pay the Rental and other Monetary Obligations provided in this Lease and shall
keep and perform all of the terms, covenants and conditions on its part contained herein and subject to the rights of Lessor under
Section 12.02, Lessee shall have, subject to the terms and conditions set forth herein, the right to the peaceful and quiet enjoyment
and occupancy of the Properties.

 

ARTICLE
III

 

LEASE
TERM; EXTENSION

 

Section
3.01. Initial Term. The initial term of this Lease ("Initial Term") shall commence as of the Effective Date
and shall expire at midnight on June 30, 2031, unless terminated sooner as provided in this Lease and as may be extended as provided
herein. The time period during which this Lease shall actually be in effect, including any Extension Term, is referred to as the
"Lease Term."

 

Section
3.02. Extensions. Unless this Lease has expired or has been sooner terminated, or an Event of Default has occurred and is continuing
at the time any extension option is exercised, Lessee shall have the right and option (each, an "Extension Option")
to extend the Initial Term for all and not less than all of the Properties for five (5) additional successive periods of five (5)
years each (each, an "Extension Term"), pursuant to the terms and conditions of this Lease then in effect.

 

Section
3.03. Notice of Exercise. Lessee may exercise the Extension Options by giving written notice thereof to Lessor of its election
to do so no later than one hundred twenty

(120)
days prior to the expiration of the then-current Lease Term. If written notice of the exercise of any Extension Option is
not received by Lessor by the applicable dates described above, then Lessor shall make commercially reasonable efforts to notify
Lessee of the pending expiration of the then-current Lease Term (which shall include providing written notice as provided in Section
15.01 below). Unless otherwise extended, this Lease shall terminate on the last day of the Initial Term or, if applicable, the
last day of the Extension Term then in effect. Upon the request of Lessor or Lessee, the parties hereto will, at the expense of
Lessee, execute and exchange an instrument in recordable form setting forth the extension of the Lease Term in accordance with
this Section 3.03.

 

Section
3.04. Removal of Personalty. Upon the expiration of the Lease Term, and if Lessee is not then in breach hereof, Lessee may
remove from the Properties and Improvements all personal property belonging to Lessee. Lessee shall leave all of the Properties
and Improvements clean and in good and working condition and repair inside and out, subject to normal wear and tear, casualty and
condemnation. The Improvements, all Personalty and any other left on the Properties on the thirtieth day following the expiration
of the Lease Term shall, at Lessor's option, automatically and immediately become the property of Lessor.

 

Section
3.05. Lease Termination Prior to Term Expiration Date. As described more fully in the Loan Documents, upon a termination of
this Lease at any time prior to the expiration of the Lease Term, the outstanding principal balance of the Note, all accrued and
unpaid interest, and all other amounts, fees, and charges due under the Loan Documents shall immediately become due and payable
and the Mortgage Loan Lender shall have the right to enforce its liens and security interests and exercise any rights under the
Loan Documents, applicable law, and/or principles of equity.

 

 

 

    	 	2	 

     

    

 

ARTICLE
IV

 

RENTAL
AND OTHER MONETARY OBLIGATIONS

 

Section
4.01. Base Monthly Rental. During the Lease Term, on or before the first day of each calendar month, Lessee shall pay in advance
the Base Monthly Rental then in effect. If the Effective Date is a date other than
the first day of the month, Lessee shall pay to Lessor on the Effective Date the Base Monthly Rental prorated by multiplying the
Base Monthly Rental by a fraction, the numerator of which is the number of days remaining in the month (including the Effective
Date) for which Rental is being paid, and the denominator of which is the total number of days in such month.

 

Section
4.02. Adjustments. During the Lease Term (including any Extension Term), on the first Adjustment Date and on each Adjustment
Date thereafter, the Base Annual Rental shall increase by an amount equal to the Rental Adjustment; provided,
however, that in no event shall Base Annual Rental be reduced as a result of the application of the Rental Adjustment.

 

Section
4.03. Additional Rental. Lessee shall pay and discharge, as additional rental ("Additional Rental"), all sums
of money required to be paid by Lessee under this Lease which are not specifically referred to as Rental. Lessee shall pay and
discharge any Additional Rental when the same shall become due, provided that amounts which are billed to Lessor or any third party,
but not to Lessee, shall be paid within fifteen (15) days after Lessor's demand for payment thereof or, if earlier, when the same
are due. In no event shall Lessee be required to pay to Lessor any item of Additional Rental that Lessee is obligated to pay and
has paid to any third party pursuant to any provision of this Lease.

 

Section
4.04. Rentals to be Net to Lessor. The Base Annual Rental payable hereunder shall be net to Lessor, so that this Lease shall
yield to Lessor the Rentals specified during the Lease Term, and all Costs and obligations of every kind and nature whatsoever
relating to the Properties or the Improvements shall be performed and paid by Lessee. Lessee shall perform all of its obligations
under this Lease at its sole cost and expense. All Rental and other Monetary Obligations which Lessee is required to pay hereunder
shall be the unconditional obligation of Lessee and shall be payable in full when due and payable, without notice or demand, and
without any setoff, abatement, deferment, deduction or counterclaim whatsoever.

 

Section
4.05. ACH Authorization. Upon execution of this Lease, Lessee shall deliver to Lessor a complete Authorization Agreement -
Pre-Arranged Payments in the form of Exhibit C attached hereto and incorporated herein by this reference, together with
a voided check for account verification, establishing arrangements whereby payments of the Base Monthly Rental are transferred
by Automated Clearing House Debit initiated by Lessor from an account established by Lessee at a United States bank or other financial
institution to such account as Lessor may designate. Lessee shall continue to pay all Rental by Automated Clearing House Debit
unless otherwise directed by Lessor.

 

 

 

 

    	 	3	 

     

    

 

Section
4.06. Late Charges; Default Interest. Any delinquent payment shall, in addition to any other remedy of Lessor, incur a late
charge of five percent (5%) (which late charge is intended to compensate Lessor for the cost of handling and processing such delinquent
payment and should not be considered interest) and bear interest at the Default Rate, such interest to be computed from and including
the date such payment was due through and including the date of the payment; provided, however,
in no event shall Lessee be obligated to pay a sum of late charge and interest higher than the maximum legal rate then
in effect.

 

Section
4.07. Holdover. If Lessee remains in possession of the Properties after the expiration of the term hereof, Lessee, at Lessor's
option and within Lessor's sole discretion, may be deemed a tenant on a month-to-month basis and shall continue to pay Rentals
and other Monetary Obligations in the amounts herein provided, except that the Base Monthly Rental shall be automatically increased
to one hundred fifty percent (150%) of the last Base Monthly Rental payable under this Lease, and Lessee shall comply with all
the terms of this Lease; provided that nothing herein nor the acceptance of Rental
by Lessor shall be deemed a consent to such holding over. Lessee shall defend, indemnify, protect and hold the Indemnified Parties
harmless from and against any and all Losses resulting from Lessee's failure to surrender possession upon the expiration of the
Lease Term.

 

Section
4.08. Guaranty. On or before the execution of this Lease, Lessee shall cause Guarantor to execute and deliver to Lessor the
Guaranty.

 

ARTICLE
V

 

REPRESENTATIONS
AND WARRANTIES OF LESSEE

 

The
representations and warranties of Lessee contained in this Article V are being made to induce Lessor to enter into this Lease,
and Lessor has relied, and will continue to rely, upon such representations and warranties. Lessee represents and warrants to Lessor
as follows:

 

Section
5.01. Organization, Authority and Status of Lessee. Lessee has been duly organized or formed, is validly existing and in good
standing under the laws of its state of formation and is qualified as a foreign limited liability company to do business in any
jurisdiction where such qualification is required. All necessary and appropriate action has been taken to authorize the execution,
delivery and performance by Lessee of this Lease and of the other documents, instruments and agreements provided for herein. Lessee
is not, and if Lessee is a "disregarded entity," the owner of such disregarded entity is not, a "nonresident alien,"
"foreign corporation," "foreign partnership,'' "foreign trust," "foreign estate," or any other
"person" that is not a "United States Person" as those terms are defined in the Code and the regulations promulgated
thereunder. The Person who has executed this Lease on behalf of Lessee is duly authorized to do so.

 

Section
5.02. Enforceability. This Lease constitutes the legal, valid and binding obligation of Lessee, enforceable against Lessee
in accordance with its terms.

 

Section
5.03. Litigation. There are no suits, actions, proceedings or investigations pending, or to the best of its knowledge, threatened
against or involving any Lessee Entity or the Properties or the Improvements before any arbitrator or Governmental Authority which
might reasonably result in any Material Adverse Effect.

 

 

 

 

    	 	4	 

     

    

 

Section
5.04. Absence of Breaches or Defaults. Lessee is not in default under any document, instrument or agreement to which Lessee
is a party or by which Lessee, the Properties, the Improvements or any of Lessee's property is subject or bound, which has had,
or could reasonably be expected to result in, a Material Adverse Effect. The authorization, execution, delivery and performance
of this Lease and the documents, instruments and agreements provided for herein will not result in any breach of or default under
any document, instrument or agreement to which Lessee is a party or by which Lessee, the Properties, the Improvements or any of
Lessee's property is subject or bound.

 

Section
5.05. Compliance with OFAC Laws. None of the Lessee Entities, and no individual or entity owning directly or indirectly any
interest in any of the Lessee Entities, is an individual or entity whose property or interests are subject to being blocked under
any of the OFAC Laws or is otherwise in violation of any of the OFAC Laws; provided, however,
that the representation contained in this sentence shall not apply to any Person to the extent such Person's interest
is in or through a U.S. Publicly Traded Entity.

 

Section
5.06. Solvency. There is no contemplated, pending or threatened Insolvency Event or similar proceedings, whether voluntary
or involuntary, affecting Lessee or any Lessee Entity. Lessee does not have unreasonably small capital to conduct its business.

 

Section
5.07. Ownership. None of (i) Lessee, (ii) any Affiliate of Lessee, or (iii) any Person owning ten percent (10%) or more of
Lessee, owns, directly or indirectly, ten percent (10%) or more of the total voting power or total value of capital stock in STORE
Capital Corporation.

 

ARTICLE
VI

 

TAXES
AND ASSESSMENTS; UTILITIES; INSURANCE

 

Section 6.01. Taxes.

 

(a)    
Payment. Subject to the provisions of Section 6.01(b) below, Lessee
shall pay, prior to the earlier of delinquency or the accrual of interest on the unpaid balance, all taxes and assessments of
every type or nature assessed against or imposed upon the Properties, the Improvements, Lessee or Lessor during the Lease Term
related to or arising out of this Lease and the activities of the parties hereunder, including without limitation, (i) all taxes
or assessments upon the Properties, the Improvements or any part thereof and upon any personal property located on the Properties,
whether belonging to Lessor or Lessee, or any tax or charge levied in lieu of such taxes and assessments; (ii)
all taxes, charges, license fees and or similar fees imposed by reason of the use of the Properties or the Improvements
by Lessee; (iii) all excise, franchise, transaction, privilege, license, sales, use and other taxes upon the Rental or other Monetary
Obligations hereunder, the leasehold estate of either party or the activities of either party pursuant to this Lease; and (iv)
all franchise, privilege or similar taxes of Lessor calculated on the value of the Properties or on the amount of capital apportioned
to the Properties. Notwithstanding anything in clauses (i) through (iv) to the contrary, Lessee shall not be obligated to pay
or reimburse Lessor for any taxes based on the net income of Lessor.

 

 

 

    	 	5	 

     

    

 

(b)    
Right to Contest. Within thirty (30) days after each tax and assessment payment is required by this Section
6.01 to be paid, Lessee shall provide Lessor with evidence reasonably satisfactory to Lessor that taxes and assessments have been
timely paid by Lessee. In the event Lessor receives a tax bill, Lessor shall use commercially reasonable efforts to forward said
bill to Lessee within fifteen (15) days of Lessor's receipt thereof. Lessee may, at its own expense, contest or cause to be contested
(in the case of any item involving more than $10,000, after prior written notice to Lessor, which shall be given within fifteen
(15) days of Lessee's determination to contest any matter as permitted herein), by appropriate legal proceedings conducted in
good faith and with due diligence, any above-described item or lien with respect thereto, provided that (i) neither the Properties
nor any interest therein would be in any danger of being sold, forfeited or lost by reason of such proceedings; (ii) no Event
of Default has occurred and is continuing; (iii) if and to the extent required by the applicable taxing authority and/or Lessor,
Lessee posts a bond or takes other steps acceptable to such taxing authority and/or Lessor that removes such lien or stays enforcement
thereof; (iv)  Lessee shall promptly provide Lessor with
copies of all notices received or delivered by Lessee and filings made by Lessee in connection with such proceeding; and (v) upon
termination of such proceedings, it shall be the obligation of Lessee to pay the amount of any such tax and assessment or part
thereof as finally determined in such proceedings, the payment of which may have been deferred during the prosecution of such
proceedings, together with any costs, fees (including attorneys' fees and disbursements), interest, penalties or other liabilities
in connection therewith. Lessor shall at the request of Lessee, execute or join in the execution of any instruments or documents
necessary in connection with such contest or proceedings, but Lessor shall incur no cost or obligation thereby.

 

Section
6.02. Utilities. Lessee shall contract, in its own name, for and pay when due all charges for
the connection and use of water, gas, electricity, telephone, garbage collection, sewer use and other utility services supplied
to the Properties or the Improvements during the Lease Term. Under no circumstances shall Lessor be responsible for any interruption
of any utility service.

 

Section 6.03.
Insurance.

 

(a)            
Coverage. Throughout the Lease Term, Lessee shall maintain, with respect to each of the Properties or the
Improvements, at its sole expense, the following types and amounts of insurance, in addition to such other insurance as Lessor
may reasonably require from time to time:

 

(i)         Insurance
against loss or damage to real property and personal property under an "all risk" or "special form" insurance
policy, which shall include coverage against all risks of direct physical loss, including but not limited to loss by fire, lightning,
wind, terrorism, and other risks normally included in the standard ISO special form (and shall also include National Flood and
Excess Flood insurance for any Property located in Flood Zone A or Flood Zone V, as designated by FEMA, or otherwise located in
a flood zone area identified by FEMA as a 100-year flood zone or special hazard area, and earthquake insurance if any Property
is located within a moderate to high earthquake hazard zone as determined by an approved insurance company set forth in Section
6.03(b)(x) below). Such policy shall also include soft costs, a joint loss agreement, coverage for ordinance or law covering the
loss of value of the undamaged portion of the Properties and the Improvements, costs to demolish and the increased costs of construction
if any of the improvements located on, or the use of, the Properties and the Improvements shall at any time constitute legal non-conforming
structures or uses. Ordinance or law limits shall be in an amount equal to the full replacement cost for the loss of value of
the undamaged portion of the Properties and the Improvements and no less than 25% of the replacement cost for costs to demolish
and the increased cost of construction, or in an amount otherwise specified by Lessor. Such insurance shall be in amounts not
less than 100% of the full insurable replacement cost values (without deduction for depreciation), with an agreed amount endorsement
or without any coinsurance provision, and with sublimits satisfactory to Lessor, as determined from time to time at Lessor's request
but not more frequently than once in any 12-month period.

 

 

 

    	 	6	 

     

    

 

(ii)         Commercial general liability insurance, including products and completed operation liability, covering Lessor and Lessee
against bodily injury liability, property damage liability and personal and advertising injury, including without limitation any
liability arising out of the ownership, maintenance, repair, condition or operation of every Property or adjoining ways, streets,
parking lots or sidewalks. Such insurance policy or policies shall contain a broad form contractual liability endorsement under
which the insurer agrees to insure Lessee's obligations under Article X hereof to the extent insurable, and a "severability
of interest" clause or endorsement which precludes the insurer from denying the claim of Lessee or Lessor because of the negligence
or other acts of the other, shall be in amounts of not less than $10,000,000 per occurrence for bodily injury and property damage,
and $10,000,000 general aggregate per location, or such higher limits as Lessor may reasonably require from time to time, and shall
be of form and substance satisfactory to Lessor. Such limits of insurance can be acquired through Commercial General liability
and Umbrella liability policies.

 

(iii)         Workers' compensation and Employers Liability insurance with statutorily mandated limits covering all persons employed by
Lessee on the Properties and the Improvements in connection with any work done on or about any of the Properties or the Improvements
for which claims for death or bodily injury could be asserted against Lessor, Lessee or the Properties.

 

(iv)         Business interruption insurance including Rental Value Insurance payable to Lessor at all locations for a period of not
less than twelve (12) months. Such insurance is to follow the form of the real property "all risk" or "special form"
coverage and is not to contain a co-insurance clause. Such insurance is to have a minimum of 180 days of extended period of indemnity.

 

(v)         Comprehensive Boiler and Machinery Insurance against loss or damage from explosion of any steam or pressure boilers or similar
apparatus, if any, located in or about each Property and in an amount equal to the lesser of 25% of the 100% replacement cost of
each Property or $5,000,000.

 

(vi)         Such additional and/or other insurance and in such amounts as at the time is customarily carried by prudent owners or tenants
with respect to improvements and personal property similar in character, location and use and occupancy to each Property.

 

 

 

    	 	7	 

     

    

 

		(b)	Insurance Provisions. All insurance policies
shall:

 

(i)         provide
for a waiver of subrogation by the insurer as to claims against Lessor, its employees and agents;

 

(ii)         be
primary and provide that any "other insurance" clause in the insurance policy shall exclude any policies of insurance
maintained by Lessor and the insurance policy shall not be brought into contribution with insurance maintained by Lessor;

 

(iii)         contain
deductibles not to exceed $25,000, other than earthquake and flood deductibles which shall not exceed $50,000;

 

(iv)         contain
a standard non-contributory mortgagee clause or endorsement in favor of any Lender designated by Lessor;

 

(v)         provide
that the policy of insurance shall not be terminated, cancelled or amended without at least thirty (30) days' prior written notice
to Lessor and to any Lender covered by any standard mortgagee clause or endorsement;

 

(vi)         be
in amounts sufficient at all times to satisfy any coinsurance requirements thereof;

 

(vii)         except
for workers' compensation insurance referred to in Section 6.03(a)(iii) above, name Lessor and any Lessor Affiliate or Lender requested
by Lessor, as an "additional insured" with respect to liability insurance, and as an "additional named insured"
or "additional insured" with respect to real property and rental value insurance, as appropriate and as their interests
may appear;

 

(viii)         be
evidenced by delivery to Lessor and any Lender designated by Lessor of an Acord Form 28 for property, business interruption and
boiler & machinery coverage (or any other form requested by Lessor) and an Acord Form

25
for commercial general liability, workers' compensation and umbrella coverage (or any other form requested by Lessor); provided
that in the event that either such form is no longer available, such evidence of insurance shall be in a form reasonably satisfactory
to Lessor and any Lender designated by Lessor; and

 

(ix)         be issued by insurance
companies licensed to do business in the states where the Properties are located and which are rated no less than A-X by Best's
Insurance Guide or are otherwise approved by Lessor.

 

 

    	 	8	 

     

    

 

(c)           
Additional Obligations. It is expressly understood and agreed that (i) if any insurance required hereunder,
or any part thereof, shall expire, be withdrawn, become void by breach of any condition thereof by Lessee, or become void or in
jeopardy by reason of the failure or impairment of the capital of any insurer, Lessee shall immediately obtain new or additional
insurance reasonably satisfactory to Lessor and any Lender designated by Lessor; (ii) the minimum limits of insurance coverage
set forth in this Section 6.03 shall not limit the liability of Lessee for its acts or omissions as provided in this Lease; (iii)
Lessee shall procure policies for all insurance for periods of not less than one year and shall provide to Lessor and any servicer
or Lender of Lessor certificates of insurance or, upon Lessor's request, duplicate originals of insurance policies evidencing
that insurance satisfying the requirements of this Lease is in effect at all times; (iv) Lessee shall pay as they become due all
premiums for the insurance required by this Section 6.03; (v) in the event that Lessee fails to comply with any of the requirements
set forth in this Section 6.03, within ten (10) days of the giving of written notice by Lessor to Lessee, (A) Lessor shall be
entitled to procure such insurance; and (B) any sums expended by Lessor in procuring such insurance shall be Additional Rental
and shall be repaid by Lessee, together with lnterest thereon at the Default Rate, from the time of payment by Lessor until fully
paid by Lessee immediately upon written demand therefor by Lessor; and (vi) Lessee shall malntaln all insurance policies required
in this Section 6.03 not to be cancelled, invalidated or suspended on account of the conduct of Lessee, its officers, directors,
managers, members, employees or agents, or anyone acting for Lessee or any subtenant or other occupant of the Properties, and
shall comply with all policy conditions and warranties at all times to avoid a forfeiture of all or a part of any insurance payment.

 

(d)           
Blanket Policies. Notwithstanding anything to the contrary in this Section 6.03, any insurance which Lessee
is required to obtain pursuant to this Section 6.3       
may be carried under a "blanket" policy or policies covering other properties or liabilities of Lessee provided
that such "blanket" policy or policies otherwise comply with the provisions of this Section 6.03.

 

Section
6.04. Tax Impound. Upon the occurrence and continuation of such an Event of Default and with respect to each Event of Default,
in addition to any other remedies, Lessor may require Lessee to pay to Lessor on the first day of each month the amount that Lessor
reasonably estimates will be necessary in order to accumulate with Lessor sufficient funds in an impound account (which shall
not be deemed a trust fund) (the "Reserve") for Lessor to pay any and all real estate taxes ("Real Estate
Taxes") for the Properties and the Improvements for the ensuing twelve (12) months, or, if due sooner, Lessee shall pay
the required amount immediately upon Lessor's demand therefor. Lessor shall, upon prior written request of Lessee, provide Lessee
with evidence reasonably satisfactory to Lessee that payment of the Real Estate Taxes was made in a timely fashion. In the event
that the Reserve does not contain sufficient funds to timely pay any Real Estate Taxes, upon Lessor's written notification thereof,
Lessee shall, within five (5) Business Days of such notice, provide funds to Lessor in the amount of such deficiency. Lessor shall
pay or cause to be paid directly to the applicable taxing authorities any Real Estate Taxes then due and payable for which there
are funds in the Reserve; provided, however, that in no event shall Lessor be obligated
to pay any Real Estate Taxes in excess of the funds held in the Reserve, and Lessee shall remain liable for any and all Real Estate
Taxes, including fines, penalties, interest or additional costs imposed by any taxing authority (unless incurred as a result of
Lessor's failure to timely pay Real Estate Taxes for whichit had funds in the Reserve). Lessee shall cooperate fully with Lessor
in assuring that the Real Estate Taxes are timely paid. Lessor may deposit all Reserve funds in accounts insured by any federal
or state agency and may commingle such funds with other funds and accounts of Lessor. Interest or other gains from such funds,
if any, shall be the sole property of Lessor. Upon an Event of Default, in addition to any other remedies, Lessor may apply all
impounded funds in the Reserve against any sums due from Lessee to Lessor. Lessor shall give to Lessee an annual accounting showing
all credits and debits to and from such impounded funds received from Lessee.

 

 

 

    	 	9	 

     

    

 

ARTICLE
VII

 

MAINTENANCE; ALTERATIONS

 

Section
7.01. Condition of Property; Maintenance. Lessee hereby accepts the Properties "AS IS" and "WHERE IS"
with no representation or warranty of Lessor as to the condition thereof. Lessee shall, at its sole cost and expense, be responsible
for (a) keeping all of the building, structures and improvements erected on each of the Properties (including the Improvements)
in good order and repair, free from actual or constructive waste; (b) the repair or reconstruction of any building, structures
or improvements erected on the Properties (including the Improvements) damaged or destroyed by a Casualty; (c) subject to Section
7.02, making all necessary structural, non-structural, exterior and interior repairs and replacements to any building, structures
or improvements erected on the Properties; (d) operating, remodeling, updating and modernizing the Properties and the Improvements
in accordance with prudent business practices; (e) (i) ensuring that no party encroaches upon any Property, (ii) protecting, defending,
indemnifying, releasing and holding the Indemnified Parties harmless from and against any and all claims and Losses arising out
of or in any way relating to any encroachments and/or activities upon any Property caused by any Person; and (iii) prosecuting
any claims that Lessee seeks to bring against any Person relating to Lessee's use and possession of any Property; and (f)
paying all operating costs of the Properties in the ordinary course of business. Lessee waives any right to require Lessor
to maintain, repair or rebuild all or any part of the Properties or make repairs at the expense of Lessor pursuant to any Legal
Requirements at any time in effect. In no event may Lessee remove the Improvements from the Property during the Lease Term.

 

Section
7.02. Alterations and Improvements. During the Lease Term, Lessee shall not alter the exterior, structural, plumbing or electrical
elements of the Properties or the Improvements in any manner without the consent of Lessor, which consent shall not be unreasonably
withheld or conditioned; provided, however, Lessee may undertake nonstructural alterations
to the Properties or the Improvements, costing less than $500,000 annually in the aggregate without Lessor's prior written consent:(which
may include ancillary work to the plumbing, electrical, HVAC and other building systems in compliance with Legal Requirements).
If Lessor's consent is required hereunder and Lessor consents to the making of any such alterations, the same shall be made by
Lessee at Lessee's sole expense by a licensed contractor. Any work at any time commenced by Lessee on the Properties and the Improvements
shall be prosecuted diligently to completion, shall be of good workmanship and materials and shall comply fully with all the terms
of this Lease and all Legal Requirements. Upon completion of any alterations costing $500,000 or more in the aggregate, Lessee
shall promptly provide Lessor with evidence of full payment to all laborers and materialmen contributing to the alterations. Additionally,
upon completion of any alterations, Lessee shall promptly provide Lessor with (a) an architect's certificate certifying the alterations
to have been completed in conformity with the plans and specifications (if the alterations are of such a nature as would require
the issuance of such a certificate from the architect); (b) a certificate of occupancy (if the alterations are of such a nature
as would require the issuance of a certificate of occupancy); and (c) any other documents or information reasonably requested
by Lessor. Lessee shall keep the Properties and the Improvements free from any liens arising out of any work performed on, or
materials furnished to, the Properties or the Improvements. Lessee shall execute and file or record, as appropriate, a "Notice
of Non-Responsibility," or any equivalent notice permitted under applicable Law in the states where the Properties are located
which provides that Lessor is not responsible for the payment of any costs or expenses relating to the additions or alterations.
In no event may Lessee remove the Improvements from the Property during the Lease Term.

 

 

 

 

    	 	10	 

     

    

 

Section
7.03. Encumbrances. Without Lessor's prior written consent, such consent not to be unreasonably withheld, conditioned or delayed,
Lessee shall not grant any easements on, over, under or above the Properties.

 

ARTICLE
VIII

 

USE
OF THE PROPERTIES; COMPLIANCE

 

Section
8.01. Use. During the Lease Term, without the prior written consent of Lessor, such consent not to be unreasonably withheld,
conditioned or delayed, each of the Properties shall be used solely for the operation of a Permitted Facility. Except during periods
when a Property is untenantable due to Casualty or Condemnation (and provided that Lessee continues to strictly comply with the
other terms and conditions of this Lease), Lessee shall at all times during the Lease Term occupy the Properties and shall diligently
operate its business on the Properties. In the event that Lessee shall change the use of the Properties or the concept or brand
operated on the Properties, only as may be expressly permitted herein or consented to by Lessor in writing, Lessee shall provide
Lessor with written notice of any such change and copies of the franchise agreement(s) related to such new concept or brand, if
any.

 

Section
8.02. Compliance. Lessee's use and occupation of each of the Properties, and the condition thereof, shall, at Lessee's
sole cost and expense, comply fully with all Legal Requirements and all restrictions, covenants and encumbrances of record, and
any owner obligations under such Legal Requirements, or restrictions, covenants and encumbrances of record, with respect to the
Properties, in either event, the failure with which to comply could have a Material Adverse Effect. Without in any way limiting
the foregoing provisions, Lessee shall comply with all Legal Requirements relating to anti-terrorism, trade embargos, economic
sanctions, Anti-Money Laundering Laws, and the Americans with Disabilities Act of 1990, as such act may be amended from time to
time, and all regulations promulgated thereunder, as it affects the Properties now or hereafter in effect. Lessee shall obtain,
maintain and comply with all required licenses and permits, both governmental and private, to use and operate the Properties as
Permitted Facilities. Upon Lessor's written request from time to time during the Lease Term, Lessee shall certify in writing to
Lessor that Lessee's representations, warranties and obligations under Section 5.05 and this Section 8.02 remain true and correct
in all material respects and have not been breached. Lessee shall immediately notify Lessor in writing if any of such representations,
warranties or covenants are no longer true in all material respects or have been breached or if Lessee has a reasonable basis
to believe that they may no longer be true or have been breached. In connection with such an event, Lessee shall comply with all
Legal Requirements and directives of Governmental Authorities and, at Lessor's request, provide to Lessor copies of all notices,
reports and other communications exchanged with, or received from, Governmental Authorities relating to such an event. Lessee
shall also reimburse Lessor for all reasonable Costs incurred by Lessor in evaluating the effect of such an event on the Properties
and this Lease, in obtaining any necessary license from Governmental Authorities as may be necessary for Lessor to enforce its
rights under the Transaction Documents, and in complying with all Legal Requirements applicable to Lessor as the result of the
existence of such an event and for any penalties or fines imposed upon Lessor as a result thereof. Lessee will use its best efforts
to prevent any act or condition to exist on or about the Properties that will materially increase any insurance rate thereon,
except when such acts are required in the normal course of its business and Lessee shall pay for such increase. Lessee agrees
that it will defend, indemnify and hold harmless the Indemnified Parties from and against any and all Losses caused by, incurred
or resulting from Lessee's failure to comply with its obligations under this Section.

 

 

 

    	 	11	 

     

    

 

Section 8.03. Environmental.

 

(a)            
Covenants.

 

(i)         Lessee covenants to Lessor during the Lease Term, subject to the limitations of subsection (ii) below, as follows:

 

(A)           
All uses and operations on or of the Properties, whether by Lessee or any other Person, shall be in compliance with all
Environmental Laws and permits issued pursuant thereto.

 

(B)           
There shall be no Releases in, on, under or from the Properties, except in Permitted Amounts.

 

(C)           
There shall be no Hazardous Materials or Regulated Substances in, on or under the Properties, except in Permitted Amounts.
Above and below ground storage tanks shall be properly permitted and only used as permitted.

 

(D)           
Lessee shall keep the Properties or cause the Properties to be kept free and clear of all Environmental Liens, whether due
to any act or omission of Lessee or any other Person.

 

(E)           
Lessee shall not act or failto act or allow any other tenant, occupant, guest, customer or other user of the Properties
to act or fail to act in any way that (1) materially increases a risk to human health or the environment, (2) poses an unreasonable
or unacceptable risk of harm to any Person or the environment (whether on or off any of the Properties), (3) has a Material Adverse
Effect, (4) is contrary to any material requirement set forth in the insurance policies
maintained by Lessee or Lessor, (5) violates any covenant, condition, agreement or easement applicable to the Properties in a
material respect, or (6) would result in any reopening or reconsideration of any prior investigation or causes a new investigation
by a Governmental Authority having jurisdiction over any Property.

 

(F)            
Lessee shall, at its sole cost and expense, fully and expeditiously cooperate in all activities pursuant to this Section
8.04, including but not limited to providing all relevant information and making knowledgeable persons available for interviews.

 

(ii)         Notwithstanding any provision of this Lease to the contrary, an Event of Default shall not be deemed to have occurred as
a result of the failure of Lessee to satisfy any one or more of the covenants set forth in subsections (A) through (E) above provided
that Lessee shall be in compliance with the requirements of any Governmental Authority with respect to the Remediation of any Release
at the Properties.

 

 

 

    	 	12	 

     

    

 

(b)           
Notification Requirements. Lessee shall immediately notify Lessor in
writing upon Lessee obtaining actual knowledge of (i) any Releases or Threatened Releases in, on, under or from any of the Properties
other than in Permitted Amounts, or migrating towards any of the Properties; (ii) any non-compliance with any Environmental Laws
related in any way to any of the Properties; (iii) any actual or potential Environmental Lien or activity use limitation; (iv)
any required or proposed Remediation of environmental conditions relating to any of the Properties required by applicable Governmental
Authorities; and (v) any written or oral notice or other communication of which Lessee becomes aware from any source whatsoever
(including but not limited to a Governmental Authority) relating in any way to Hazardous Materials, Regulated Substances or above
or below ground storage tanks, or Remediation thereof at or on any of the Properties, other than in Permitted Amounts, possible
liability of any Person relating to any of the Properties pursuant to any Environmental Law, other environmental conditions in
connection with any of the Properties, or any actual or potential administrative or judicial proceedings in connection with anything
referred to in this Section. Lessee shall, upon Lessor's written request, deliver to Lessor a certificate stating that Lessee is
and has been in full compliance with all of the environmental representations, warranties and covenants in this Lease.

 

(c)            
Remediation. Lessee shall, at its sole cost and expense, and without
limiting any other provision of this Lease, effectuate any Remediation required by any Governmental Authority of any condition
(including, but not limited to, a Release or Threatened Release) in, on, under or from the Properties and take any other reasonable
action deemed necessary by any Governmental Authority for protection of human health or the environment. Should Lessee fail to
undertake any required Remediation in accordance with the preceding sentence, Lessor, after written notice to Lessee and Lessee's
failure to immediately undertake such Remediation, shall be permitted to complete such Remediation, and all Costs incurred in connection
therewith shall be paid by Lessee. Any Cost so paid by Lessor, together with interest at the Default Rate, shall be deemed to be
Additional Rental hereunder and shall be immediately due from Lessee to Lessor.

 

(d)            
Indemnification. Lessee shall, at its sole cost and expense, protect,
defend, indemnify, release and hold harmless each of the Indemnified Parties from and

against
any and all Losses, including, but not limited to, all Costs of Remediation (whether or not performed voluntarily), arising out
of or in any way relating to any Environmental Laws, Hazardous Materials, Regulated Substances, above or below ground storage tanks,
or other environmental matters concerning the Properties or the Improvements. It is expressly understood and agreed that Lessee's
obligations under this Section shall survive the expiration or earlier termination of this Lease for any reason.

 

(e)            
Right of Entry. In the event that Lessor has a reasonable basis to believe
that a Release or a violation of any Environmental Law has occurred, Lessor and any other Person designated by Lessor, including
but not limited to any receiver, any representative of a Governmental Authority, and any environmental consultant, shall have the
right, but not the obligation, to enter upon the Properties at all reasonable times to assess any and all aspects of the environmental
condition of any Property and its use, including but not limited to conducting any environmental assessment or audit (the scope
of which shall be determined in Lessor's sole and absolute discretion) and taking samples of soil, groundwater or other water,
air, or building materials, and conducting other invasive testing. Lessee shall cooperate with and provide access to Lessor and
any other Person designated by Lessor. Any such assessment or investigation shall be at Lessee's sole cost and expense.

 

(f)
Survival. The obligations of Lessee and the rights and remedies of Lessor
under this Section 8.03 shall survive the termination, expiration and/or release of this Lease.

 

 

 

    	 	13	 

     

    

 

ARTICLE
IX

 

ADDITIONAL COVENANTS

 

Section
9.01. Performance at Lessee's Expense. Lessee acknowledges and confirms that Lessor may impose reasonable administrative, processing
or servicing fees, and collect its reasonable attorneys' fees, costs and expenses in connection with (a) any modification, amendment
(other than for the Extension Options) and termination of this Lease requested by Lessee; (b) any release or substitution of Properties
requested by Lessee; (c) the procurement of consents, waivers and approvals with respect to the Properties or any matter related
to this Lease requested by Lessee; (d) the review of any assignment or sublease or proposed assignment or sublease or the preparation
or review of any subordination or non-disturbance agreement requested by Lessee not to exceed $1,000; (e) the collection, maintenance
and/or disbursement of reserves created under this Lease or the other Transaction Documents (following an Event of Default); and
(f) inspections required to make certain determinations under this
Lease or the other Transaction Documents following Lessor's
reasonable belief of a breach under this Lease or any other Transaction Documents.

 

Section
9.02. Inspection. Lessor and its authorized representatives shall have the right, at all reasonable times and upon giving
reasonable prior notice (except in the event of an emergency, in which case no prior notice shall be required), to enter the Properties
or any part thereof and inspect the same up to three (3) times in one calendar year or at any time in the event Lessor has a reasonable
basis to believe an Event of Default has occurred and is continuing. Lessee hereby waives any claim for damages for any injury
or inconvenience to or interference with Lessee's business, any loss of occupancy or quiet enjoyment of the Properties and any
other loss occasioned by such entry, but, subject to Section 10.01, excluding damages arising as a result of the gross negligence
or willful misconduct of Lessor.

 

Section 9.03.
Financial Information.

 

(a)            
Financial Statements. Within thirty (30) days after the end of each fiscal
quarter and within one hundred twenty (120) days after the end of each fiscal year of Lessee and Lessee Reporting Entities, Lessee
shall deliver to Lessor complete (and audited in the case of year-end statements) consolidated financial statements that consolidate
Lessee and Lessee Reporting Entities, including a balance sheet, profit and loss statement, statement of stockholders' equity and
statement of cash flows and all other related schedules for the fiscal period then ended, such statements to detail separately
interest expense, income taxes, non-cash expenses, non-recurring expenses, operating lease expense and current portion of long-term
debt - capital leases. All such financial statements shall be prepared in accordance with GMP, and shall be certified to be accurate
and complete by an officer or director of each Lessee Reporting Entity.

 

In
addition, in the event Lessee Reporting Entities operate fifteen (15) or more locations (seven (7) in addition to the Properties
under this Lease), Lessee and Lessee Reporting Entities shall provide income statements for the business at each of the Properties
within thirty (30) days after the end of each fiscal quarter and one hundred and twenty (120) days after the end of each fiscal
year; and in such event (15 or more locations) andif
Lessee's business at the Properties is ordinarily consolidated with other business for financial statements purposes, a separate
profit and loss statement shall be provided showing separately the sales, profits and losses pertaining to each Property with interest
expense, income taxes, non-cash expenses, non-recurring expenses and operating lease expense (rent), with the basis for allocation
of overhead or other charges being clearly set forth in accordance with Schedule 9.03.

 

 

 

 

    	 	14	 

     

    

 

(b)            
Other Information.
Notwithstanding any provision contained herein, upon request at any time, Lessee will
provide to Lessor, at no additional cost or expense to Lessee1
any and all financial information and/or financial statements of Lessee Reporting Entities
(and in the form or forms) as reasonably requested by Lessor if required in connection with Lessor's filings with
or disclosures to the Securities and Exchange Commission or other Governmental Authority.

 

Section
9.04. OFAC Laws. Upon receipt of notice or upon actual knowledge thereof, Lessee shall immediately notify Lessor in writing
if any Person owning (directly or indirectly) any interest in any of the Lessee Entities, or
any director, officer, shareholder, member, manager or partner of any of such holders is a Person whose property or interests are
subject to being blocked under any of the OFAC Laws, or is otherwise in violation
of any of the OFAC Laws, or is under investigation by any Governmental Authority for, or has been charged with, or convicted of,
drug trafficking, terrorist-related activities or any violation
of the Anti-Money Laundering Laws, has been assessed civil penalties under these or related Laws, or has had funds seized or forfeited
in an action under these or related Laws;provided, however,
that the covenant in this Section 9.04 shall not apply to any Person to the extent such Person's interest is in or through
a U.S. Publicly Traded Entity.

 

Section
9.05. Estoppel Certificate. At any time, and from time to time, up to twice in one calendar year (other than in the instance
of a proposed sale of the Property), Lessee shall, promptly and in no event later than ten (10) days after a request from Lessor
or any Lender or mortgagee of Lessor, execute, acknowledge and deliver to Lessor or such Lender or mortgagee, as the case may
be, a certificate in the form supplied by Lessor, certifying: (a) that Lessee has accepted the Properties; (b) that this Lease
is in full force and effect and has not been modified (or if modified, setting forth all modifications), or, if this Lease is
not in full force and effect, the certificate shall so specify the reasons therefor; (c) the commencement and expiration dates
of the Lease Term; (d) the date to which the Rentals have been paid under this Lease and the amount thereof then payable; (e)
whether there are then any existing defaults by Lessor in the performance of its obligations under this Lease, and, if there are
any such defaults, specifying the nature and extent thereof; (f) that
no notice has been received by Lessee of any default under this Lease which has not been cured, except as to defaults specified
in the certificate; (g) the capacity of the Person executing such certificate, and that such Person is duly authorized to execute
the same on behalf of Lessee; (h) that neither Lessor nor any Lender or mortgagee has actual involvement in the management or
control of decision making related to the operational aspects or the day-to-day operation of the Properties, including any handling
or disposal of Hazardous Materials or Regulated Substances; and (i) any other information reasonably requested by Lessor or any
Lender or mortgagee, as the case may be. If Lessee shall fail or refuse to sign a certificate in accordance with the provisions
of this Section within ten (10) days following a request by Lessor, Lessee irrevocably constitutes and appoints Lessor as its
attorney-in-fact to execute and deliver the certificate to any such third party, it being stipulated that such power of attorney
is coupled with an interest and is irrevocable and binding.

 

 

 

    	 	15	 

     

    

 

ARTICLE
X

 

RELEASE
AND INDEMNIFICATION

 

Section
10.01. Release and Indemnification. Lessee agrees to use and occupy the Properties at its own risk and hereby releases Lessor
and Lessor's agents and employees from all claims for any damage or injury to the full extent permitted by Law. Lessee agrees
that Lessor shall not be responsible or liable to Lessee or Lessee's employees, agents, customers, licensees or invitees for bodily
injury, personal injury or property damage occasioned by the acts or omissions of any other lessee or any other Person. Lessee
agrees that any employee or agent to whom the Properties or any part thereof shall be entrusted by or on behalf of Lessee shall
be acting as Lessee's agent with respect to the Properties or any part thereof, and neither Lessor nor Lessor's agents, employees
or contractors shall be liable for any loss of or damage to the Properties or any part thereof. Lessee shall indemnify, protect,
defend and hold harmless each of the Indemnified Parties from and against any and all Losses (excluding Losses suffered by an
Indemnified Party arising out of the gross negligence or willful misconduct of such Indemnified Party; provided,
however, that the term "gross negligence" shall not include gross negligence imputed as a matter of Law to
any of the Indemnified Parties solely by reason of Lessor's interest in any Property or Lessor's failure to act in respect of
matters which are or were the obligation of Lessee under this Lease) caused by, incurred or resulting from Lessee's operations
or by Lessee's use and occupancy of the Properties or the Improvements, whether relating to its original design or construction,
latent defects, alteration, maintenance, use by Lessee or any Person thereon, supervision or otherwise, or from any breach of,
default under, or failure to perform, any term or provision of this Lease by Lessee, its officers, employees, agents or other
Persons. It is expressly understood and agreed that Lessee's obligations under this Section shall survive the expiration or earlier
termination of this Lease for any reason whatsoever.

 

ARTICLE
XI

 

CONDEMNATION AND CASUALTY

 

Section 11.01. Notification.Lessee
shall promptly give Lessor written notice of (a)  any Condemnation
of any of the Properties or the Improvements, (b) the commencement of any proceedings or negotiations which might result in a
Condemnation of any of the Properties, and (c) any Casualty to any of the Properties, the Improvements, or any part thereof. Such
notice shall provide a general description of the nature and extent of such Condemnation, proceedings, negotiations or Casualty,
and shall include copies of any documents or notices received in connection therewith. Thereafter, Lessee shall promptly send
Lessor copies of all notices, correspondence and pleadings relating to any such Condemnation, proceedings, negotiations or Casualty.

 

Section
11.02. Total Condemnation. In the event of a Condemnation of all or substantially all of any
of the Properties, and if as a result of such Condemnation:(i) access to a Property to and from the publicly dedicated roads adjacent
to such Property as of the Effective Date is permanently and materially impaired such that Lessee no longer has access to such
dedicated road; (ii) there is insufficient parking to operate such Property as a Permitted Facility under applicable Laws; or (iii)
the Condemnation includes a portion of the building such that the remaining portion is unsuitable for use as a Permitted Facility,
as determined by Lessee in the exercise of good faith business judgment (and Lessee provides to Lessor an officer's certificate
executed by an officer of Lessee certifying to the same) (each such event, a "Total Condemnation"), then,
in such event:

 

(a)            
Termination of Lease. On the date of the Total Condemnation, all obligations
of either party hereunder with respect to the applicable Property shall cease and the Base Annual Rental shall be reduced as set
forth in Section 11.03(c) below; provided, however, that Lessee's obligations to the
Indemnified Parties under any indemnification provisions of this Lease with respect to such Property and Lessee's obligation to
pay Rental and all other Monetary Obligations (whether payable to Lessor or a third party) accruing under this Lease with respect
to such Property prior to the date of termination shall survive such termination. If the date of such Total Condemnation is other
than the first day of a month, the Base Monthly Rental for the month in which such Total Condemnation occurs shall be apportioned
based on the date of the Total Condemnation.

 

(b)            
Net Award. Lessor shall be entitled to receive the entire
Net Award in connection with a Total Condemnation and except as set forth in Section 11.07 below, without deduction for any estate
vested in Lessee by this Lease, and Lessee hereby expressly assigns to Lessor all of its right, title and interest in and to every
such Net Award and agrees that Lessee shall not be entitled to any Net Award or other payment for the value of Lessee's leasehold
interest in this Lease.

 

 

 

    	 	16	 

     

    

 

Section
11.03. Partial Condemnation or Casualty. In the event of a Condemnation which is not a Total Condemnation (each such event,
a "Partial Condemnation"), or in the event of a Casualty:

 

(a)         Net Awards. All Net Awards shall be paid to Lessor.

 

(b)         Continuance of Lease. This Lease shall continue in full force and effect
upon the following terms:

 

(i)         All Rental and other Monetary Obligations due under this Lease shall continue unabated.

 

(ii)         Lessee shall promptly commence and diligently prosecute restoration of such Property to the same condition, as nearly as
practicable, as prior to such Partial Condemnation or Casualty as approved by Lessor. Subject to the terms and provisions of the
Mortgages and upon the written request of Lessee (accompanied by evidence reasonably satisfactory to Lessor that such amount has
been paid or is due and payable and is properly part of such costs, and
that Lessee has complied with the terms of Section 7.02 in connection with the restoration), Lessor shall promptly make available
in installments, subject to reasonable conditions for disbursement imposed by Lessor, an amount up to but not exceeding the amount
of any Net Award received by Lessor with respect to such Partial Condemnation or Casualty. Prior to the disbursement of any portion
of the Net Award with respect to a Casualty, Lessee shall provide evidence reasonably satisfactory to Lessor of the payment of
restoration expenses by Lessee up to the amount of the insurance deductible applicable to such Casualty. Lessor shall be entitled
to keep any portion of the Net Award which may be in excess of the cost of restoration, and Lessee shall bear all additional Costs
of such restoration in excess of the Net Award.

 

(c)         Rental.
Upon removal of a Property pursuant to Section 11.02 or Section 11.03, the Base Annual Rental shall be reduced by an amount
equal to the Lease Rate multiplied by the Net Award.

 

Section
11.04. Temporary Taking. In the event of a Condemnation of all or any part of any Property for a temporary use (a "Temporary
Taking"), this Lease shall remain in full force and effect without any reduction of Base Annual Rental, Additional Rental
or any other Monetary Obligation payable hereunder. Except as provided below, Lessee shall be entitled to the entire Net Award
for a Temporary Taking, unless the period of occupation and use by the condemning authorities shall extend beyond the date of expiration
of this Lease, in which event the Net Award made for such Temporary Taking shall be apportioned between Lessor and Lessee as of
the date of such expiration. At the termination of any such Temporary Taking, Lessee will, at its own cost and expense and pursuant
to the provisions of Section 7.02, promptly commence and complete restoration of such Property.

 

Section
11.05. Adjustment of Losses. Any loss under any property damage insurance required to be maintained by Lessee shall be adjusted
by Lessor and Lessee. Any Net Award relating to a Total Condemnation or a Partial Condemnation shall be adjusted by Lessor or,
at Lessor's election, Lessee. Notwithstanding the foregoing or any other provisions of this Section 11.05 to the contrary, if
at the time of any Condemnation or any Casualty or at any time thereafter an Event of Default shall have occurred and be continuing,
Lessor is hereby authorized and empowered but shall not be obligated, in the name and on behalf of Lessee and otherwise, to file
and prosecute Lessee's claim, if any, for a Net Award on account of such Condemnation or such Casualty and to collect such Net
Award and apply the same to the curing of such Event of Default and any other then existing Event of Default under this Lease
and/or to the payment of any amounts owed by Lessee to Lessor under this Lease, in such order, priority and proportions as Lessor
in its discretion shall deem proper.

 

 

 

    	 	17	 

     

    

 

Section
11.06. Lessee Obligation in Event of Casualty. During
all periods of time following a Casualty, Lessee shall take reasonable steps to ensure that the affected Property is secure and
does not pose any risk of harm to any adjoining property and Persons (including owners or occupants of such adjoining property).

 

Section
11.07. Lessee Awards and Payments. Notwithstanding any provision contained in this Article XI,
Lessee shall be entitled to claim and receive any award or payment from the condemning authority expressly granted for the taking
of any personal property owned by Lessee, any insurance proceeds with respect to any personal property owned by Lessee, the interruption
of its business and moving expenses (subject, however, to the provisions of Section 6.03(a)(iv) above).

 

ARTICLE
XII

 

DEFAULT,
CONDITIONAL LIMITATIONS,

REMEDIES AND MEASURE OF DAMAGES

 

Section
12.01. Event of Default. Each of the following shall be an event of default by Lessee under this
Lease (each, an "Event of Default"):

 

(a)            
if any representation or warranty of Lessee set forth in this Lease is false in any material respect when made;

 

(b)            
if any Rental due under this Lease is not paid when due; provided, however, any delay in the payment of Rental as
a result of a technical error in the wiring and/or automated clearinghouse process shall not constitute an Event of Default hereunder
so long as the same is corrected within two (2) Business Days of the date Lessee receives notice thereof;

 

(c)            
if Lessee fails to pay, prior to delinquency, any taxes, assessments or other charges the failure of which to pay will result
in the imposition of a lien against any of the Properties or the Improvements;

 

(d)            
if Lessee vacates or abandons any Property;

 

(e)            
 f there is an Insolvency Event affecting Lessee or the Guarantor;

 

(f)              
if Lessee fails to observe or perform any of the other covenants, conditions or obligations of Lessee in this Lease;provided,
however, if any such failure is within the reasonable power of Lessee to promptly cure, all as determined by Lessor in its
reasonable discretion, then such failure shall not constitute an Event of Default hereunder, unless otherwise expressly provided
herein, unless and until Lessor shall have given Lessee notice thereof and a period of thirty (30) days shall have elapsed, during
which period Lessee may correct or cure such failure, upon failure of which an Event of Default shall be deemed to have occurred
hereunder without further notice or demand of any kind being required. If such failure cannot reasonably be cured within such
thirty (30)-day period, as determined by Lessor in its reasonable discretion, and Lessee is diligently pursuing a cure of such
failure, then Lessee shall have a reasonable period to cure such failure beyond such thirty (30)-day period, which shall in no
event exceed ninety (90) days after receiving notice of such failure from Lessor. If Lessee shall fail to correct or cure such
failure within such ninety (90)-day period, an Event of Default shall be deemed to have occurred hereunder without further notice
or demand of any kind being required;

 

 

 

 

    	 	18	 

     

    

 

(g)           
if a final, nonappealable judgment is rendered by a court against Lessee which has a Material Adverse Effect, and is not
discharged or provision made for such discharge within ninety (90) days from the date of entry thereof;

 

(h)            
if Lessee shall be liquidated or dissolved or shall begin proceedings towards its liquidation or dissolution;

 

(i)              
if the estate or interest of Lessee in any of the Properties shall be levied upon or attached in any proceeding and such
estate or interest is about to be sold or transferred or such process shall not be vacated or discharged within ninety (90) days
after it is made; or

 

(j)              
if there is an "Event of Default" or other breach or default by Lessee or the Guarantor under any of the
other Transaction Documents or any Other Agreement , after the passage of all applicable notice and cure or grace periods; provided,
however, in the event that this Lease has been the subject of a Securitization and any Other Agreement has not been
the subject of the same Securitization or any series relating to such Securitization, an "Event of Default" under such
Other Agreement shall not constitute an Event of Default under this Lease;

 

(k)            
if Lessor does not acquire the Improvements upon expiration of the Lease Term (including any applicable Extension Term),
or upon any other termination of this Lease.

 

Section
12.02. Remedies. Upon the occurrence of an Event of Default, with or without notice or demand, except as otherwise expressly
provided herein or such other notice as may be required by statute and cannot be waived by Lessee, Lessor shall be entitled to
exercise, at its option, concurrently, successively, or in any combination, all remedies available at Law or in equity, including,
without limitation, any one or more of the following:

 

(a)           
to terminate this Lease, whereupon Lessee's right to possession of the Properties shall cease and this Lease, except as
to Lessee's liability, shall be terminated;

 

(b)             to
the extent not prohibited by applicable Law, to (i) re-enter and take possession of the Properties (or any part thereof), any
fixtures of Lessee upon the Properties and, to the extent permissible, permits and other rights or privileges of Lessee
pertaining to the use and operation of the Properties, and (ii) expel Lessee and those
claiming under or through Lessee, without being deemed guilty in any manner of trespass or becoming liable for any loss or
damage resulting therefrom, without resort to legal or judicial process, procedure or action. No notice from Lessor hereunder
or under a forcible entry and detainer statute or similar Law shall constitute an election by Lessor to terminate this Lease
unless such notice specifically so states. If Lessee shall, after default, voluntarily give up possession of the Properties
to Lessor, deliver to Lessor or its agents the keys to the Properties, or both, such actions shall be deemed to be in
compliance with Lessor's rights and the acceptance thereof by Lessor or its agents shall not be deemed to constitute a
termination of the Lease. Lessor reserves the right following any re-entry and/or reletting to exercise its right to
terminate this Lease by giving Lessee written notice thereof, in which event this Lease will terminate;

 

 

 

    	 	19	 

     

    

 

(c)            
to bring an action against Lessee for any damages sustained by Lessor or any equitable relief available to Lessor and to
the extent not prohibited by applicable Law, to seize all fixtures upon the Properties which Lessee owns or in which it has an
interest, and to dispose thereof in accordance with the Laws prevailing at the time and place of such seizure or to remove all
or any portion of such property and cause the same to be stored in a public warehouse or elsewhere at Lessee's sole expense, without
becoming liable for any loss or damage resulting therefrom and without resorting to legal or judicial process, procedure or action;

 

(d)            
to relet the Properties or any part thereof for such term or terms (including a term which extends beyond the original Lease
Term), at such rentals and upon such other terms as Lessor, in its sole discretion, may determine, with all proceeds received from
such reletting being applied to the Rental and other Monetary Obligations due from Lessee in such order as Lessor may, in its sole
discretion, determine, which other Monetary Obligations include, without limitation, all repossession costs, brokerage commissions,
attorneys' fees and expenses, alteration, remodeling and repair costs and expenses of preparing for such reletting. Except to the
extent required by applicable Law, Lessor shall have no obligation to relet the Properties or any part thereof and shall in no
event be liable for refusal or failure to relet the Properties or any part thereof, or, in the event of any such reletting, for
refusal or failure to collect any rent due upon such reletting, and no such refusal or failure shall operate to relieve Lessee
of any liability under this Lease or otherwise to affect any such liability. Lessor reserves the right following any re-entry and/or
reletting to exercise its right to terminate this Lease by giving Lessee written notice thereof, in which event this Lease will
terminate as specified in said notice;

 

(e)            
except to the extent prohibited by applicable Law to accelerate and recover from Lessee all Rental and other Monetary Obligations
due and owing and scheduled to become due and owing under this Lease both before and after the date of such breach for the entire
original scheduled Lease Term;

 

(f)              
to recover from Lessee all Costs paid or incurred by Lessor as a result of such breach, regardless of whether or not legal
proceedings are actually commenced;

 

(g)           
to immediately or at any time thereafter, and with or without notice, at Lessor's sole option but without any obligation
to do so, correct such breach or default and charge Lessee all Costs incurred by Lessor therein. Any sum or sums so paid by Lessor,
together with interest at the Default Rate, shall be deemed to be Additional Rental hereunder and shall be immediately due from
Lessee to Lessor. Any such acts by Lessor in correcting Lessee's breaches or defaults hereunder shall not be deemed to cure said
breaches or defaults or constitute any waiver of Lessor's right to exercise any or all remedies set forth herein;

 

(h)           
to immediately or at any time thereafter, and with or without notice, except as required herein, set off any money of Lessee
held by Lessor under this Lease or any other Transaction Document or any Other Agreement against any sum owing by Lessee hereunder;

 

 

 

    	 	20	 

     

    

 

(i)              
Without limiting the generality of the foregoing or limiting in any way the rights of Lessor under this Lease or otherwise
under applicable Laws, at any time after the occurrence, and during the continuance, of an Event of Default, Lessor shall be entitled
to apply for and have a receiver appointed under applicable Law by a court of competent jurisdiction (by ex parte motion for appointment
without notice) in any action taken by Lessor to enforce its rights and remedies hereunder in order to protect and preserve Lessor's
interest under this Lease or in the Properties, the Improvements, and the Personalty, and in connection therewith, LESSEE HEREBY
IRREVOCABLY CONSENTS TO AND WAIVES ANY RIGHT TO OBJECT TO OR OTHERWISE CONTEST THE APPOINTMENT OF A RECEIVER AFTER THE OCCURRENCE,
AND DURING THE CONTINUANCE, OF AN EVENT OF DEFAULT; and/or

 

(j)            
to seek any equitable relief available to Lessor, including, without limitation, the right of specific performance.

 

Section 12.03. Cumulative Remedies.All
powers and remedies given by Section 12.02 to
Lessor, subject to applicable Law, shall be cumulative and not exclusive of one another or of any other right or remedy or of
any other powers and remedies available to Lessor under this Lease, by judicial proceedings or otherwise, to enforce the performance
or observance of the covenants and agreements of Lessee contained in this Lease, and no delay or omission of Lessor to exercise
any right or power accruing upon the occurrence of any Event of Default shall impair any other or subsequent Event of Default
or impair any rights or remedies consequent thereto. Every power and remedy given by this Section or by Law to Lessor may be exercised
from time to time, and as often as may be deemed expedient, by Lessor, subject at all times to Lessor's right in its sole judgment
to discontinue any work commenced by Lessor or change any course of action undertaken by Lessor.

 

Section
12.04. Lessee Waiver. Lessee hereby expressly waives, for itself and all Persons claiming by, through and under Lessee, including
creditors of all kinds, (a) any right and privilege which Lessee has under any present or future Legal Requirements to redeem
the Properties or to have a continuance of this Lease for the Lease Term after termination of Lessee's right of occupancy by order
or judgment of any court or by any legal process or writ, or under the terms of this Lease; (b) the benefits of any present or
future Legal Requirement that exempts property from liability for debt or for distress for rent; (c) any present or future Legal
Requirement relating to notice or delay in levy of execution in case of eviction of a tenant for nonpayment of rent; and (d) any
benefits and lien rights which may arise pursuant to any present or future Legal Requirement.

 

 

 

    	 	21	 

     

    

 

ARTICLE
XIII

 

MORTGAGE,
SUBORDINATION AND ATTORNMENT

 

Section
13.01. No Liens. Lessor's interest in this Lease and/or the Properties shall not be subordinate to any liens or encumbrances
placed upon the Properties by or resulting from any act of Lessee, and nothing herein contained shall be construed to require such
subordination by Lessor. NOTICE IS HEREBY GIVEN THAT LESSEE IS NOT AUTHORIZED TO PLACE OR ALLOW TO BE PLACED ANY LIEN, MORTGAGE,
DEED OF TRUST, DEED TO SECURE DEBT, SECURITY INTEREST OR ENCUMBRANCE OF ANY KIND UPON OF THE PROPERTIES, THE IMPROVEMENTS OR LESSEE'S
LEASEHOLD INTEREST IN THE PROPERTY, AND ANY SUCH PURPORTED TRANSACTION SHALL BE VOID.

 

Section
13.02. Subordination. This Lease at all times shall automatically be subordinate to the lien of any and all Mortgages now or
hereafter placed upon any of the Properties by Lessor, and Lessee covenants and agrees to execute and deliver, upon demand,
such further instruments subordinating this Lease to the lien of any or all such Mortgages
as shall be desired by Lessor, or any present or proposed mortgagees under trust deeds, upon the condition that Lessee shall have
the right to remain in possession of the Properties under the terms of this Lease, notwithstanding any default in any or all such
Mortgages, or after the foreclosure of any such Mortgages, so long as no Event of Default shall have occurred and be continuing.

 

Section
13.03. Attornment. In the event any purchaser or assignee of any Lender at a foreclosure sale acquires title to any of the
Properties, or in the event that any Lender or any purchaser or assignee otherwise succeeds to the rights of Lessor as landlord
under this Lease, Lessee shall attorn to Lender or such purchaser or assignee, as the case may be (a "Successor Lessor"),
and recognize the Successor Lessor as lessor under this Lease, and, subject to the provisions of this Article XIII, this Lease
shall continue in full force and effect as a direct lease between the Successor Lessor and Lessee, provided that the Successor
Lessor shall only be liable for any obligations of Lessor under this Lease which accrue after the date that such Successor Lessor
acquires title. The foregoing provision shall be self-operative and effective without the execution of any further instruments.

 

Section
13.04. Execution of Additional Documents. Although the provisions in this Article XIII shall be self-operative and no future
instrument of subordination shall be required, upon request by Lessor, Lessee shall execute and deliver such additional reasonable
instruments as may be reasonably required for such purposes.

 

Section
13.05. Notice to Lender. Lessee shall give written notice to any Lender having a recorded lien upon any of the Properties,
the Improvements or any part thereof of which Lessee has been notified of any breach or default by Lessor of any of its obligations
under this Lease and give such Lender at least sixty (60) days beyond any notice period to which Lessor might be entitled to cure
such default before Lessee may exercise any remedy with respect thereto.

 

 

 

    	 	22	 

     

    

 

ARTICLE
XIV

 

ASSIGNMENT

 

Section
14.01. Assignment by Lessor. As a material lnducement
to Lessor's willingness to enter into the transactions contemplated by this Lease (the "Transaction") and the
other Transaction Documents, Lessee hereby agrees that Lessor may, from time to time and at any time and without the consent of
Lessee, engage in all or any combination of the following, or enter into agreements in connection with any of the following or
in accordance with requirements that may be imposed by applicable securities, tax or other Laws: (a) the sale, assignment, grant,
conveyance, transfer, financing, re-financing, purchase or re-acquisition of all, less than all or any portion of the Properties,
this Lease or any other Transaction Document, Lessor's right, title and interest in this Lease or any other Transaction Document,
the servicing rights with respect to any of the foregoing, or participations in any of the foregoing; or (b) a Securitization and
related transactions. Without in any way limiting the foregoing, the parties acknowledge and agree that Lessor, in its sole discretion,
may assign this Lease or any interest herein to another Person in order to maintain Lessor's or any of its Affiliates' status as
a REIT. In the event of any such sale or assignment other than a security assignment, Lessee shall attorn to such purchaser or
assignee (so long as Lessor and such purchaser or assignee notify Lessee in writing of such transfer and such purchaser or assignee
expressly assumes in writing the obligations of Lessor hereunder from and after the date of such assignment). At the request of
Lessor, Lessee will execute such documents confirming the sale, assignment or other transfer and such other agreements as Lessor
may reasonably request, provided that the same do not increase the liabilities and obligations of Lessee hereunder. Lessor shall
be relieved, from and after the date of such transfer or conveyance, of liability for the performance of any obligation of Lessor
contained herein, except for obligations or liabilities accrued prior to such assignment or sale.

 

Section 14.02. Assignment
by Lessee.

 

(a)    
Lessee acknowledges that Lessor has relied both on the business experience and creditworthiness of Lessee and upon the particular
purposes for which Lessee intends to use the Properties in entering into this Lease. Lessee shall not assign, transfer, convey,
pledge or mortgage this Lease or any interest herein or any interest in Lessee, whether by operation of Law or otherwise, without
the prior written consent of Lessor, such consent not to be unreasonably withheld conditioned or delayed. At the time of any assignment
of this Lease which is approved by Lessor, the assignee shall assume all of the obligations of Lessee under this Lease pursuant
to a written assumption agreement in form and substance reasonably acceptable to Lessor. Such assignment of this Lease pursuant
to this Section 14.02 shall not relieve Lessee of its obligations respecting this Lease unless otherwise agreed to by Lessor. Any
assignment, transfer, conveyance, pledge or mortgage in violation of this Section 14.02 shall be voidable at the sole option of
Lessor. Any consent to an assignment given by Lessor hereunder shall not be deemed a consent to any subsequent assignment.

 

(b)    
Notwithstanding anything to the contrary contained in this Section 14.02 and provided that no Event of Default has occurred
and is continuing and provided further that any assignee agrees to assume all of Lessee's obligations under this Lease, Lessee
shall have the right to assign or otherwise transfer all, but not less than all, of its interest in, to and under this Lease without
Lessor's consent to (i) an Affiliate of Lessee, (ii) any entity which purchases or otherwise acquires all or substantially all
of the assets or equity interest of Lessee in a bona fide sale for fair market value, or (iii) a Qualified Operator. A "Qualified
Operator" shall mean a Person who, for two (2) consecutive years immediately prior to the date of the proposed assignment
or transfer, (A) has a CFCCR (defined below) of at least 5.0x, (8) generates EBITDA (defined
below) of at least $8,500,000.00, and (C) has a Lease Adjusted Leverage (defined below) of no more than 3.0x (each, a "Permitted
Transfer"); provided, however, that Lessee may satisfy the foregoing conditions of a Qualified Operator by providing,
or causing to be provided, a guaranty agreement, in form and substance reasonably acceptable to and approved by Lessor, in writing,
which guaranty shall be from an entity that meets the requirements of (A), (B), and (C) set forth in the definition of Qualified
Operator herein. In the event that Lessee effects a Permitted Transfer pursuant to clause (iii), Lessee shall be released from
any liability arising under this Lease from and after the date of such assignment. In the event that Lessee effects a Permitted
Transfer pursuant to clauses (i) or (ii) (unless the transferee under clause (ii) is a Qualified Operator), Lessee shall not be
released from liability under this Lease.

 

 

 

    	 	23	 

     

    

 

For purposes hereof:

 

"CFCCR'
means with respect to the twelve month period of time immediately preceding the date of determination, the ratio calculated
for such period of time, each as determined in accordance with GAAP, of (1) the sum of Net Income (excluding non-cash income),
Depreciation and Amortization, Interest Expense, Operating Lease Expense and non-cash expenses to (2) the sum of Operating Lease
Expense, scheduled principal payments of long term Debt, scheduled maturities of all Capital Leases, dividends and Interest Expense
(excluding non-cash interest expense and amortization of non-cash financing expenses). For purposes of calculating the CFCCR, the
following terms shall be defined as set forth below:

 

"Capital
Lease" shall mean all leases of any property, whether real, personal or mixed, by a Person, which leases would, in conformity
with GAAP, be required to be accounted for as a capital lease on the balance sheet of such Person. The term "Capital Lease"
shall not include any operating lease.

 

"Debt”
shall mean with respect to a Person, and for the period of determination (i) indebtedness for borrowed money, (ii) subject
to the limitation set forth in sub-item (iv) below, obligations evidenced by bonds, indentures, notes or similar instruments, (iii)
obligations under leases which should be, in accordance with GAAP, recorded as Capital Leases, and (iv) obligations under direct
or indirect guarantees in respect of, and obligations (contingent
or otherwise) to purchase or otherwise acquire, or otherwise to assure a creditor against loss in respect of, indebtedness or obligations
of others of the kinds referred to in clauses (i) through (iv) above, except for guaranty obligations of such Person, which, in
conformity with GAAP, are not included on the balance sheet of such Person.

 

"Depreciation
and Amortization" shall mean the depreciation and amortization accruing during any period of determination with respect
to a Person, as determined in accordance with GAAP.

 

"Interest
Expense" shall mean for any period of determination, the sum of all interest accrued or which should be accrued in respect
of all Debt of a Person, as determined in accordance with GAAP.

 

“Net
Income" shall mean with respect to the period of determination, the net income or net loss of a Person. In determining
the amount of Net Income, (i) adjustments shall be made for nonrecurring gains and losses or non-cash items allocable to the period
of determination, (ii) deductions shall be made for, among other things, Depreciation and Amortization, Interest Expense, Operating
Lease Expense, and (iii) no deductions shall be made for income taxes or charges equivalent to income taxes allocable to the period
of determination, as determined in accordance with GAAP.

 

"Operating
Lease Expense" shall mean the sum of all payments and expenses incurred by a Person under any operating leases during
the period of determination, as determined in accordance with GAAP.

 

 

 

    	 	24	 

     

    

 

"EBITDA"
means for the twelve (12) month period ending on the date of determination, the sum of a Person's net income (loss) for such
period plus, in each case to the extent previously deducted in calculating net income (loss): (1) income taxes, (2) principal and
interest payments on all of its debt obligations (including any borrowings under short term credit facilities), (3) all non-cash
charges including depreciation and amortization, and (4) Non-Recurring Items (defined below).

 

"EBITDAR"
means the sum of a Person's EBITDA and its total land and building rent for the twelve (12) month period ending on the date
of determination.

 

"Lease
Adjusted Leverage" means with respect to a Person, as of any applicable date, the sum of (1) eight (8) times such Person's
total land and building rent for the twelve (12) month period ending on the date of determination, and (2) the total current balance
of such Person's total debt obligations (including any borrowings under short term credit facilities) on such date, divided by
EBITDAR.

 

"Non-Recurring
Items" shall mean with respect to a Person, items of the sum (whether positive or negative) of revenue minus expenses
that, in the judgment of Lessor, are unusual in nature, occur infrequently and are not representative of the ongoing or future
earnings or expenses of such Person.

 

(c)    
In connection with an assignment by Lessee pursuant to this Section 14.02, Lessee shall have provided to Lessor, immediately
prior to the effective date of such assignment, an officer's certificate executed by an officer of the assignee certifying the
covenant provided in Section 5.10 of this Lease, based upon a list of parties identified by Lessor as holding a ten percent (10%)
interest or more in Lessor. Lessor shall provide the written list described in the preceding sentence within five (5) Business
Days of written request therefor by Lessee and, in the absence of timely provision of such list, such officer's certificate shall
be based on the latest written list delivered by Lessor to Lessee

 

 

 

    	 	25	 

     

    

 

Section
14.03. No Sale of Assets. Other than as set forth above, without the prior written consent of Lessor, Lessee shall not sell
all or substantially all of Lessee's assets. Any sale of Lessee's assets in violation of this Section 14.03, shall be voidable
at the sole option of Lessor. Any consent to a sale of Lessee's assets given by Lessor hereunder shall not be deemed a consent
to any subsequent sale of Lessee's assets.

 

Section
14.04. No Subletting. Lessee shall not sublet
any or all of the Properties without the prior written consent of Lessor, such consent not to be unreasonably withheld, conditioned
or delayed; provided, however, that without Lessor's consent, Lessee may sublet any or all of the Properties to Guarantor
or up to 25% of the Properties to any Person (each such sublease described in this Section 14.04, individually, a "Permitted
Sublease" and collectively, "Permitted Subleases", and such subtenant thereunder, "Subtenant")
so long as each Sublease contains the following provisions: (a) the Permitted Sublease is subject and subordinate to this Lease;
(b) the Permitted Sublease shall not contain any terms inconsistent with this Lease (or if so, the terms of this Lease shall control);
(c) the rent due under any Permitted Sublease shall be fixed rent and shall not be based on the net profits of any Subtenant; (d)
unless otherwise mutually agreed upon by Lessor and the related Subtenant, the Permitted Sublease shall terminate upon the expiration
or sooner termination of this Lease (including any renewals hereof), provided that the related Subtenant agrees to attorn to Lessor
if Lessor elects to assume the Permitted Sublease following a termination of this Lease;

(e) Lessee
shall at all times remain liable under this Lease irrespective of any Permitted Sublease;and (f) the related Property shall be
used and occupied only as a Permitted Facility.

 

ARTICLE
XV

NOTICES

 

Section
15.01. Notices. All notices, demands, designations, certificates, requests, offers, consents, approvals, appointments and
other instruments given pursuant to this Lease shall be in writing and given by any one of the following: (a) hand delivery; (b)
express overnight delivery service; (c) certified or registered mail, return receipt requested; or (d) email transmission, and
shall be deemed to have been delivered upon (i) receipt, if hand delivered; (ii)   
the next Business Day, if delivered by a reputable express overnight delivery service; (iii) the third Business Day following
the day of deposit of such notice with the United States Postal Service, if sent by certified or registered mail, return receipt
requested; or (iv) transmission, if delivered by email transmission. Notices shall be provided to the parties and addresses (or
electronic mail addresses) specified below:

 

 

 

    	 	26	 

     

    

 

	If to
Lessee:	Marquis Real Estate Holdings, LLC

                           PO Box 1308

                           

Chatsworth,
GA 30705

Attention: Tim Bailey

Email: tbailey@marquisind.com

	 	 
	With a copy to:	Mitchell Nussbaum

                                 Loeb &
Loeb LLP

                                 345
Park Avenue

                                 NY, NY, 10154-1895

Email: enussbaum@loeb.com

	 	 
	If
to Lessor:	 STORE Capital Acquisitions, LLC

              8501 E. Princess Drive, Suite 190

              Scottsdale, AZ 85255

Attention:
Michael T. Bennett

Executive
Vice President - General Counsel

Email: mbennett@storecapital.com

	 	 
	With a copy to:	Kutak Rock
LLP

1801 California Street, Suite
3000

Denver,
CO 80202

Attention: Kelly Reynoldson,
Esq.

Email: kelly.reynoldson@kutakrock.com

 

or to such other address or such
other person as either party may from time to time hereafter specify to the other party in a notice delivered in the manner provided
above.

 

ARTICLE
XVI

 

INTENTIONALLY DELETED

 

 

 

ARTICLE
XVII

 

MISCELLANEOUS

 

Section
17.01. Force Majeure. Any prevention, delay or stoppage
due to strikes, lockouts, acts of God, enemy or hostile
governmental action, civil commotion, fire or other casualty beyond the control of the party obligated to perform (each, a "Force
Majeure Event") shall excuse the performance
by such party for a period equal to any such prevention, delay or stoppage, expressly excluding, however,
the obligations imposed upon Lessee with respect to Rental and other Monetary Obligations to
be paid hereunder.

 

Section
17.02. No Merger. There shall be no merger of this Lease nor of the leasehold estate created by this Lease with the fee estate
in or ownership of any of the Properties by reason of the fact that the same person, corporation, firm or other entity may acquire
or hold or own, directly or indirectly, (a) this Lease or the leasehold estate created by this Lease or any interest in this Lease
or in such leasehold estate, and (b) the fee estate or ownership of any of the Properties or any interest in such fee estate or
ownership. No such merger shall occur unless and until all persons, corporations, firms and other entities having any interest
in (i) this Lease or the leasehold estate created by this Lease, and (ii) the fee estate in or ownership of the Properties or
any part thereof sought to be merged shall join in a written instrument effecting such merger and shall duly record the same.

 

 

 

    	 	27	 

     

    

 

Section
17.03. Interpretation. Lessor and Lessee acknowledge and warrant to each other that each has
been represented by independent counsel and has executed this Lease after being fully advised by said counsel as to its effect
and significance. This Lease shall be interpreted and construed in a fair and impartial manner without regard to such factors as
the party which prepared the instrument, the relative bargaining powers of the parties or the domicile of any party. Whenever in
this Lease any words of obligation or duty are used, such words or expressions shall have the same force and effect as though made
in the form of a covenant.

 

Section
17.04. Characterization. The following expressions of intent, representations, warranties, covenants,
agreements, stipulations and waivers are a material inducement to Lessor entering into this Lease:

 

(a)            
Lessor and Lessee intend that (i) this Lease constitutes an unseverable, unitary and single lease of all, but not less than
all, of the Properties, and, if at any time this Lease covers other real property in addition to the Properties, neither this Lease,
nor Lessee's obligations or rights hereunder may be allocated or otherwise divided among such properties by Lessee; (ii) this Lease
is a "true lease," is not a mortgage, equitable mortgage, deed of trust, trust agreement, security agreement or other
financing or trust arrangement, and the economic realities of this Lease are those of a true lease; and (iii) the business relationship
created by this Lease and any related documents is solely that of a long-term commercial lease between Lessor and Lessee, the Lease
has been entered into by both parties in reliance upon the economic and legal bargains contained herein, and none of the agreements
contained herein is intended, nor shall the same be deemed or construed, to create a partnership ( de facto or
de jure) between Lessor and Lessee, to make them joint venturers, to make Lessee an
agent, legal representative, partner, subsidiary or employee of Lessor, nor to make Lessor in any way responsible for the debts,
obligations or losses of Lessee.

 

(b)            
Lessor and Lessee covenant and agree that: (i) each will treat this Lease as a true
lease for state Law reporting purposes and for federal income tax purposes; (ii) each party will not, nor will it permit any Affiliate
to, at any time, take any action or fail to take any action with respect to the preparation or filing of any statement or disclosure
to Governmental Authority, including without limitation, any income tax return (including an amended income tax return), to the
extent that such action or such failure to take action would be inconsistent with the intention of the parties expressed in this
Section 17.04; (iii) with respect to the Properties, the Lease Term is less than seventy-five percent (75%) of the estimated remaining
economic life of the Properties; and (iv) the Base Annual Rental is the fair market value for the use of the Properties and was
agreed to by Lessor and Lessee on that basis, and the execution and delivery of, and the performance by Lessee of its obligations
under, this Lease do not constitute a transfer of all the Properties.

 

 

 

 

    	 	28	 

     

    

 

(c)            
Lessee waives any claim or defense based upon the characterization of this Lease as anything other than a true lease and
as a master lease of all of the Properties. Lessee stipulates and agrees (i) not to challenge the validity, enforceability or characterization
of the lease of the Properties as a true lease and/or as a single, unitary, unseverable instrument pertaining to the lease of all,
but not less than all, of the Properties; and (ii) not to assert or take or omit to take any action inconsistent with the agreements
and understandings set forth in this Section 17.04.

 

Section
17.05. Disclosures.

 

(a)            
Securities Act or Exchange Act. The parties agree that, notwithstanding any provision contained in this Lease,
any party (and each employee, representative or other agent of any party) may disclose to any and all persons, without limitation
of any kind, any matter required under the Securities Act or the Exchange Act.

 

(b)           
Lessor Advertising and Related Publications. Lessee hereby consents to the use by Lessor of, and Lessor is
hereby expressly permitted to use, Lessee's name, trademarks, logos, pictures of stores and signage, and basic Transaction information
(collectively Lessee's Information") solely in connection with Lessor's sales, advertising, and press release materials,
including on Lessor's website. Lessee's consent shall be deemed authorization for the limited use of Lessee's Information by Lessor
under all applicable copyright and trademark laws.

 

Section
17.06. Attorneys' Fees. In the event of any judicial or other adversarial proceeding concerning this Lease, to the extent permitted
by Law, the prevailing party shall be entitled to recover all of its reasonable attorneys' fees and other Costs in addition to
any other relief to which it may be entitled. In addition, the prevailing party shall, upon demand, be entitled to all attorneys'
fees and all other Costs incurred in the preparation and service of any notice or demand hereunder, whether or not a legal action
is subsequently commenced.

 

Section
17.07. Memoranda of Lease. Concurrently with the execution of this Lease, Lessor and Lessee are executing Lessor's standard
form memorandum of lease in recordable form, indicating the names and addresses of Lessor and Lessee, a description of the Properties,
the Lease Term, but omitting Rentals and such other terms of this Lease as Lessor may not desire to disclose to the public. Further,
upon Lessor's request, Lessee agrees to execute and acknowledge a termination of lease and/or quitclaim deed in recordable form
to be held by Lessor until the expiration or sooner termination of the Lease Term; provided, however, if Lessee shall fail
or refuse to sign such a document in accordance with the provisions of this Section within ten (10) days following a request by
Lessor, Lessee irrevocably constitutes and appoints Lessor as its attorney-in-fact to execute and record such document, it being
stipulated that such power of attorney is coupled with an interest and is irrevocable and binding.

 

Section
17.08. No Brokerage. Other than Marcus & Millichap whose fees shall be paid by Lessee,
Lessor and Lessee represent and warrant to each other that they have had no conversation or negotiations with any broker concerning
the leasing of the Properties. Each of Lessor and Lessee agrees to protect, indemnify, save and keep harmless the other, against
and from all liabilities, claims, losses, Costs, damages and expenses, including attorneys' fees, arising out of, resulting from
or in connection with their breach of the foregoing warranty and representation.

 

 

 

    	 	29	 

     

    

 

Section
17.09. Waiver of Jury Trial and Certain Damages. LESSOR AND LESSEE HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT
EITHER MAY HAVE TO A TRIAL BY JURY WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM
BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR ITS SUCCESSORS WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION
WITH THIS LEASE, THE RELATIONSHIP OF LESSOR AND LESSEE, LESSEE'S USE OR OCCUPANCY OF THE PROPERTIES, AND/OR ANY CLAIM FOR INJURY
OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. THIS WAIVER BY THE PARTIES HERETO OF ANY RIGHT EITHER MAY HAVE TO A TRIAL BY JURY
HAS BEEN NEGOTIATED AND IS AN ESSENTIAL ASPECT OF THEIR BARGAIN. FURTHERMORE, LESSOR AND LESSEE HEREBY KNOWINGLY, VOLUNTARILY AND
INTENTIONALLY WAIVE THE RIGHT EITHER MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES FROM THE OTHER PARTY
AND ANY OF THE AFFILIATES, OFFICERS, DIRECTORS, MEMBERS, MANAGERS OR EMPLOYEES OF LESSOR OR LESSEE, AS APPLICABLE, OR ANY OF THEIR
SUCCESSORS WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT WITH RESPECT TO
ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE OR ANY DOCUMENT CONTEMPLATED HEREIN OR RELATED HERETO. THE WAIVER BY
LESSOR AND LESSEE OF ANY RIGHT EITHER MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES HAS BEEN NEGOTIATED
BY THE PARTIES HERETO AND IS AN ESSENTIAL ASPECT OF THEIR BARGAIN.

 

Section
17.10. Securitizations. As a material inducement to Lessor's willingness to enter into the Transactions contemplated
by this Lease and the other Transaction Documents, Lessee hereby acknowledges and agrees that Lessor may, from time to time and
at any time

(a) 
advertise, issue press releases, send direct mail or otherwise disclose information regarding the Transaction for marketing
purposes; and (b) (i) act or permit another Person to act as sponsor, settler, transferor or depositor of, or a holder of interests
in, one or more Persons or other arrangements formed pursuant to a trust agreement, indenture, pooling agreement, participation
agreement, sale and servicing agreement, limited liability company agreement, partnership agreement, articles of incorporation
or similar agreement or document; and (ii) permit one or more of such Persons or arrangements to offer and sell stock, certificates,
bonds, notes, other evidences of indebtedness or securities that are directly or indirectly secured, collateralized or otherwise
backed by or represent a direct or indirect interest in whole or in part in any of the assets, rights or properties described
in Section 14.01 of this Lease, in one or more Persons or arrangements holding such assets, rights or properties, or any of them
(collectively, the "Securities"), whether any such Securities are privately or publicly offered and sold, or
rated or unrated (any combination of which actions and transactions described in both clauses (i) and (ii) in this paragraph,
whether proposed or completed, are referred to in this Lease as a "Securitization"). Lessee shall cooperate fully
with Lessor and any Affected Party with respect to all reasonable requests and due diligence procedures and use reasonable efforts
to facilitate such Securitization, provided that such cooperation shall be at no additional cost or expense to Lessee so long
as Lessee is not otherwise required to provide such information to Lessor pursuant to the other provisions of this Lease.

 

 

 

    	 	30	 

     

    

 

Section
17.11. State-Specific Provisions. The provisions and/or remedies which are set forth on the attached Exhibit D shall
be deemed a part of and included within the terms and conditions of this Lease.

 

Section
17.12. Time is of the Essence; Computation. Time is of the essence with respect to each and every provision of this Lease.
If any deadline provided herein falls on a non-Business Day, such deadline shall be extended to the next day that is a Business
Day.

 

Section
17.13. Waiver and Amendment. No provision of this Lease shall be deemed waived or amended except by a written instrument unambiguously
setting forth the matter waived or amended and signed by the party against which enforcement of such waiver or amendment is sought.
Waiver of any matter shall not be deemed a waiver of the same or any other matter on any future occasion. No acceptance by Lessor
of an amount less than the Rental and other Monetary Obligations stipulated to be due under this Lease shall be deemed to be other
than a payment on account of the earliest such Rental or other Monetary Obligations then due or in arrears nor shall any endorsement
or statement on any check or letter accompanying any such payment be deemed a waiver of Lessor's right to collect any unpaid amounts
or an accord and satisfaction.

 

Section
17.14. Successors Bound. Except as otherwise specifically provided herein, the terms, covenants and conditions contained in
this Lease shall bind and inure to the benefit of the respective heirs, successors, executors, administrators and assigns of each
of the parties hereto.

 

Section
17.15. Captions. Captions are used throughout this Lease for convenience of reference only and shall not be considered in any
manner ln the construction or interpretation hereof.

 

Section
17.16. Other Documents. Each of the parties agrees to sign such other and further documents as may be necessary or appropriate
to carry out the intentions expressed in this Lease.

 

Section
17.17. Entire Agreement. This Lease and any other instruments or agreements referred to herein, constitute the entire agreement
between the parties with respect to the subject matter hereof, and there are no other representations, warranties or agreements
except as herein provided.

 

Section
17.18. Forum Selection; Jurisdiction; Venue; Choice of Law. For purposes of any action or proceeding arising out of this Lease,
the parties hereto expressly submit to the jurisdiction of all federal and state courts located in the state or states where the
Properties are located. Lessee consents that it may be served with any process or paper by registered mailor by personal service
within or without the state or states where the Properties are located in accordance with applicable Law. Furthermore, Lessee
waives and agrees not to assert in any such action, suit or proceeding that it is not personally subject to the jurisdiction of
such courts, that the action, suit or proceeding is brought in an inconvenient forum or that venue of the action, suit or proceeding
is improper. This Lease shall be governed by, and construed with, the Laws of the applicable state or states in which the Properties
are located, without giving effect to any state's conflict of Laws principles.

 

 

 

    	 	31	 

     

    

 

Section
17.19. Counterparts. This Lease may be executed in one or more counterparts, each of which shall be deemed an original. Furthermore,
the undersigned agree that transmission of this Lease via e-mail in a ".pdf' or
other electronic format shall be deemed transmission of the original Lease for all purposes.

 

ARTICLE
XVIII

 

PURCHASE OPTION

 

Section
18.01. Purchase Option. Lessee shall have the option during the Option Windows (defined
below) to give Lessor written notice (an "Option
Notice") of Lessee's election to purchase all of the Properties for a price equal to the greater of (a) their fair market
value (which fair market value shall be determined in accordance with Section 18.02 below), or (b) 
Lessor's Total Investment. Additionally, Lessee shall pay in full all amounts outstanding under the Loan Agreement and
the other Loan Documents at the time of closing. The closing for such purchase must occur within ninety (90) days following Lessor's
receipt of the Option Notice if the required appraisal (described in Section 18.02 below) has been received and, if not, a day
for day extension will be allowed until the appraisal is received, or any other date mutually agreed upon by Lessor and Lessee.,,There
shall not be a continuing Event of Default at the time Lessee exercises this option.

 

For purposes hereof:

 

"Lessor's Total Investment”
means $708,926.90.

 

"Option
Window" means the following time periods: for a period of six (6) months commencing on June 14, 2026; a period of six
(6) months commencing on June 14, 2031; a period of six (6) months commencing on June 14, 2036; a period of six (6) months commencing
on June 14, 2041; a period of six (6) months commencing on June 14, 2046; and a period of six (6) months commencing on June 14,
2051.

 

Section
18.02. Fair Market Value. For purposes of determining the "fair market value" of the Properties, Lessor
shall, at Lessee's sole expense, retain an independent MAI appraiser mutually acceptable to Lessor and Lessee (and neither
Lessor nor Lessee shall unreasonably withhold their consent to such appraiser) who shall prepare appraisals of the fair
market value of the unimproved land value of the Properties at the time of exercise of the Purchase Option determined with no
consideration given to the improvements on the Properties and with the assumption that the Properties are without any leases
or cash flow whatsoever.

 

Section
18.03. Closing. Upon exercise of this option, Lessor and Lessee shall open a new escrow account with a recognized title
insurance company selected by Lessor. Such escrow shall be subject to the standard escrow instructions of the escrow agent, to
the extent they are not inconsistent herewith. At or before the close of escrow, Lessor shall deliver to the escrow agent its
statutory warranty deeds, conveying to Lessee the Properties free and clear of all liens and encumbrances except (a) liens for
taxes and assessments; and (b) covenants, easements and restrictions of record which (i) were attached to the Properties as of
the date hereof, (ii) attached during the term of the Lease through Lessee's action or inaction, as the case may be, (iii) have
been granted by Lessor in lieu of a taking by the power of eminent domain or the like, or (iv) have been approved by Lessee; in
all cases, without further representation and warranty. In the event Lessor is unable to convey title as required (through no
fault of Lessor), Lessee shall have the right to accept such title as Lessor can convey or elect not to consummate its exercise
of the option. Both Lessor and Lessee agree to execute a purchase agreement, escrow instructions and such other instruments as
may be necessary or appropriate to consummate the sate of the Properties in the manner and containing the terms herein provided.
All Costs incurred in connection with Lessee's exercise of the option, including, but not limited to, escrow fees, title insurance
fees, recording costs or fees, , appraisal fees, stamp taxes and transfer fees shall be borne by Lessee. Each party shall pay
their respective attorney's fees. Lessee shall continue to pay and perform all of its obligations under this Lease until the close
of escrow. The purchase price paid by Lessee in exercising this option shall be paid to Lessor or to such person or entity as
Lessor may direct at closing in immediately available funds. The closing date may be extended for a reasonable period of time
to permit Lessor to cure title defects or to permit either party to cure any other defects or defaults provided each party is
diligently seeking to cure such defect or default and Lessee continues to perform its obligations hereunder. In the case of any
mortgage or other monetary lien arising by, through or under Lessor (but not arising by, through or under Lessee), the escrow
agent shall first apply the purchase price to the payment of such mortgage or monetary Hen, and the balance shall be paid over
to Lessor at closing. Upon closing, this Lease shall automatically terminate and Lessor and Lessee shall execute and deliver all
documents reasonably requested by Lessor to evidence termination of this Lease; provided, however,
that Lessee's obligations to the Indemnified Parties under any indemnification provisions of this Lease and Lessee's
obligation to pay Rental and all other Monetary Obligations (whether payable to Lessor or a third party) accruing under this Lease
prior to the date of termination shall survive such termination.

 

 

    	 	32	 

     

    

 

Section
18.04. Termination of Option. Notwithstanding anything to the contrary, Lessee's rights under this Article XVIII shall
terminate and be null and void and of no further force and effect if (a) this Lease is terminated prior to the Option Window;
or (b) the Properties are sold or transferred pursuant to the exercise of a private power of sale or judicial foreclosure or
acceptance of a deed in lieu thereof;. In any such event, Lessee shall execute a quitclaim deed and/or such other documents
as Lessor shall reasonably request evidencing the termination of Lessee's right under this Article XVIII.

 

Section
18.05. No Assignment of Option. Lessee may not sell, assign, transfer, hypothecate or otherwise dispose of the option
granted herein or any interest therein, except in conjunction with a permitted assignment of Lessee's entire interest herein
and then only to the assignee thereof. Any assignment of this option which is contrary to the terms of this Section shall be
deemed to be an Event of Default under this Lease, and the option granted herein shall be void if Lessee does not cure such
Event of Default within twenty (20) Business Days of Lessor's notice of such Event of Default.

 

[Remainder of page
intentionally left blank; signature page(s) to follow]

 

 

 

    	 	33	 

     

    

 

IN
WITNESS WHEREOF, Lessor and Lessee have entered into this Lease as of the date first above written.

 

LESSOR:

STORE CAPITAL ACQUISITIONS, LLC,
a

Delaware
limited liability company

/s/
Michael T. Bennett          

Printed
Name: Michael T. Bennett

Title:
Executive Vice President

General
Counsel

 

 

 

 

 

 

 

 

 

    	 	34	 

     

    

  

IN WITNESS WHEREOF,
Lessor and Lessee have entered into this Lease as of the date first above written.

 

LESSEE:

MARQUIS
REAL ESTATE HOLDINGS, LLC, A

Delaware
limited liability company

/s/
Jon Isaac          

Printed
Name: Jon Isaac

Title:
President/Manager

 

 

 

 

 

 

 

 

 

    	 	35	 

     

    

 

 

EXHIBITS

 

	Exhibit
A:	Defined Terms
	 	 
	Exhibit B:	Legal Descriptions
and Street Addresses of the Properties
	 	 
	Exhibit C:	Authorization Agreement - Pre-Arranged Payments
	 	 
	Exhibit D:	State-Specific Provisions
	 	 
	Schedule 9.03	Supplemental Financial Information

 

 

 

 

 

 

 

 

 

    	 	36	 

     

    

 

 

 

EXHIBIT
A

 

DEFINED TERMS

 

The following terms shall have the
following meanings for all purposes of this Lease:

 

"Additional Rental”
has the meaning set forth in Section 4.03.

 

"Adjustment Date"
has the meaning set forth in Section 1.07.

 

"Affected
Party" means each direct or indirect participant or investor in a proposed or completed Securitization, including, without
limitation, any prospective owner, any rating agency or any party to any agreement executed in connection with the Securitization.

 

"Affiliate"
means any Person which directly or indirectly controls, is under common control with or is controlled by any other Person.
For purposes of this definition, "controls," "under common control with," and "controlled by" means
the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person,
whether through the ownership of voting securities or otherwise.

 

"Anti-Money
Laundering Laws" means all applicable Laws, regulations and government guidance on the prevention and detection of money
laundering, including, without limitation, (a) 18 U.S.C. §§
1956 and 1957; and (b) the Bank Secrecy Act, 31 U.S.C. §§
5311 et seq., and its implementing regulations, 31 CFR Part 103.

 

"Base Annual Rental”
has the meaning set forth in Section 1.05.

 

"Base
Monthly Rental” means an amount equal to 1/12 of the applicable Base Annual Rental.

 

"Business
Day'' means a day on which banks located in Scottsdale, Arizona are not required or authorized to remain closed.

 

"Casualty'' means any loss of or damage to any property included within or related to the Properties or arising from an adjoining
property caused by an Act of God, fire, flood or other catastrophe.

 

"Code"
means the Internal Revenue Code of 1986, as the same may be amended from time to time.

 

"Condemnation" means
a Taking and/or a Requisition.

 

"Costs" means alt reasonable costs and expenses incurred by a Person, including, without limitation, reasonable attorneys'
fees and expenses, court costs, expert witness fees, costs of tests and analyses, travel and accommodation expenses, deposition
and trial transcripts, copies and other similar costs and fees, brokerage fees, escrow fees, title insurance premiums, appraisal
fees, stamp taxes, recording fees and transfer taxes or fees, as the circumstances require.

 

 

 

    	 	37	 

     

    

 

"Default
Rate" means 10% per annum or the highest rate permitted by Law, whichever is less.

 

"Effective
Date" has the meaning set forth in the introductory paragraph of this Lease.

 

"Environmental
Laws" means federal, state and local Laws, ordinances, common law requirements and regulations and standards, rules,
policies and other governmental requirements, administrative rulings and court judgments and decrees having the effect of Law in
effect now or in the future and including all amendments, that relate to Hazardous Materials, Regulated Substances, USTs, and/or
the protection of human health or the environment, or relating to liability for or Costs of Remediation or prevention of Releases,
and apply to Lessee and/or the Properties.

 

"Environmental
Liens" means any liens and other encumbrances imposed pursuant to any Environmental Law.

 

"Event
of Default' has the meaning set forth in Section 12.01.

 

"Exchange
Act” means the Securities Exchange Act of 1934, as amended.

 

"Extension
Option" has the meaning set forth in Section 3.02. "Extension
Term" has the meaning set forth in Section 3.02.

 

"Force Majeure Event” has
the meaning set forth in Section 17.01.

 

"
GAAP' means generally accepted accounting principles, consistently applied from period to period.

 

"Governmental
Authority" means any governmental authority, agency, department, commission, bureau, board, instrumentality, court
or quasi-governmental authority of the United States, any state or any political subdivision thereof with authority to adopt, modify,
amend, interpret, give effect to or enforce any federal, state and local Laws, statutes, ordinances, rules or regulations, including
common law, or to issue court orders.

 

"Guarantor"
means Marquis Industries, Inc., a Georgia corporation, or any additional or replacement guarantor(s) approved by Lessor
in its sole and absolute discretion.

 

"
Guaranty'' means that certain Unconditional Guaranty of Payment and Performance dated as of the date hereof given by
Guarantor for the benefit of Lessor, as the same may be amended from time to time.

 

"Hazardous
Materials" includes: (a) oil, petroleum products, flammable substances, explosives, radioactive materials, hazardous
wastes or substances, toxic wastes or substances or any other materials, contaminants or pollutants, the presence of which causes
any of the Properties to be in violation of any local, state or federal Law or regulation, or Environmental Law, or are defined
as or included in the definition of "hazardous substances," "hazardous wastes," "hazardous materials,"
"toxic substances," "contaminants," "pollutants," or words of similar import under any applicable
local, state or federal Law or under the regulations adopted, orders issued, or publications promulgated
pursuant thereto, including, but not limited to: (i) the Comprehensive Environmental Response, Compensation and Liability Act
of 1980, as amended, 42 U.S.C. § 9601, et seq.; (ii) the Hazardous Materials Transportation
Act, as amended, 49 U.S.C. § 5101, et seq.; (iii) the Resource Conservation and Recovery Act, as amended, 42 U.S.C. §
6901, et seq.; and (iv) regulations adopted and publications promulgated pursuant to the aforesaid Laws; (b) asbestos in any form
which is friable, urea formaldehyde foam insulation, transformers or other equipment which contain dielectric fluid containing
levels of polychlorinated biphenyls in excess of fifty (50) parts per million; (c) underground storage tanks; and (d) any other
chemical, material or substance, exposure to which is prohibited, limited or regulated by any Governmental Authority.

 

 

 

    	 	38	 

     

    

 

"Improvements"
means all buildings, building improvements, fixtures, land improvements and other improvements now or hereafter located on
the Property (whether or not affixed to the Property).

 

"Indemnified
Parties" means Lessor and its members, managers, officers, directors, shareholders, partners, employees, agents, servants,
representatives, contractors, subcontractors, affiliates, subsidiaries, participants, successors and assigns, including, but not
limited to, any successors by merger, consolidation or acquisition of all or a substantial portion of the assets and business of
Lessor.

 

"Initial Term"
has the meaning set forth in Section 3.01.

 

"Insolvency
Event” means (a) a Person's (i) failure to generally pay its debts as such debts become due; (ii) admitting in writing
its inability to pay its debts generally; or (iii) making a general assignment for the benefit of creditors; (b) any proceeding
being instituted by or against any Person (i) seeking to adjudicate it bankrupt or insolvent; (ii) seeking liquidation, dissolution,
winding up, reorganization, arrangement, adjustment, protection, relief, or composition of it or its debts under any Law relating
to bankruptcy, insolvency, or reorganization or relief of debtors; or (iii)
seeking the entry of an order for relief or the appointment of a receiver, trustee, or other similar official for it or
for any substantial part of its property, and in the case of any such proceeding instituted against any Person, either such proceeding
shall remain undismissed for a period of one hundred twenty (120) days or any of the actions sought in such proceeding shall occur;
or (c) any Person taking any corporate action to authorize any of the actions set forth above in this definition.

 

"Insurance Premiums"
has the meaning in Section 6.04.

 

"Law(s)"
means any constitution, statute, rule of law, code, ordinance, order, judgment, decree, injunction, rule, regulation, policy,
requirement or administrative or judicial determination, even if unforeseen or extraordinary, of every duly constituted Governmental
Authority, court or agency, now or hereafter enacted or in effect.

 

"Lease
Rate" means a percentage equal to (a) the then-current Base Monthly Rental multiplied by twelve (12), divided by (b) the
aggregate purchase price of all of the Properties paid by Lessor (or Lessor's predecessor-in-interest).

 

"Lease Term" has
the meaning described in Section 3.01.

 

 

 

    	 	39	 

     

    

 

"Legal
Requirements" means the requirements of all present and future Laws (including, without limitation, Environmental Laws
and Laws relating to accessibility to, usability by, and discrimination against, disabled individuals), all judicial and administrative
interpretations thereof, including any judicial order, consent, decree or judgment, and all covenants, restrictions and conditions
now or hereafter of record which may be applicable to Lessee or to any of the Properties, or to the use, manner of use, occupancy,
possession, operation, maintenance, alteration, repair or restoration of any of the Properties, even if compliance therewith necessitates
structural changes or improvements or results in interference with the use or enjoyment of any of the Properties.

 

"Lender'
means any lender in connection with any loan secured by Lessor's interest in any or all of the Properties, and any servicer
of any loan secured by Lessor's interest in any or all of the Properties.

 

"Lessee
Entity" or "Lessee Entities" means individually or collectively, as the context may require, Lessee and
Guarantor.

 

"Lessee's
Information" has the meaning set forth in Section 17.05(b).

 

"Lessee
Reporting Entities" means individually or collectively, as the context may require, Lessee, Guarantor and Marquis Affiliated
Holdings, LLC, a Delaware limited liability company.

 

"Lessor
Entity" or "Lessor Entities” means individually or collectively, as the context may require, Lessor and all
Affiliates of Lessor.

 

"Loan
Agreement means that certain Mortgage Loan Agreement by and among the Mortgage Loan Lender and Lessee of even date herewith
memorializing the Improvement mortgage loan from the Mortgage Loan Lender to Lessee in the principal amount of $9,355,521.00.

 

"Loan
Documents" means collectively, the Loan Agreement, the Note, and all documents evidencing and/or securing the loan described
therein, including without limitation, promissory notes, guarantees, mortgages or deeds of trust, an environmental indemnification
agreement, any security agreement, and all other documents, instruments and agreements executed in connection therewith or contemplated
thereby.

 

"Losses"
means any and all claims, suits, liabilities (including, without limitation, strict liabilities), actions, proceedings, obligations,
debts, damages, losses, Costs, diminutions in value, fines, penalties, interest, charges, fees, judgments, awards, amounts paid
in settlement and damages of whatever kind or nature, inclusive of bodily injury and property damage to third parties (including,
without limitation, attorneys' fees and other Costs of defense).

 

"Material Adverse Effect” means a material adverse effect on (a) any Property, including without limitation, the operation
of any Property as a Permitted Facility and/or the value of any Property; (b) the contemplated business, condition, worth or operations
of any Lessee Entity; (c) Lessee's ability to perform its obligations under this Lease; (d) Lessor's interests in any of the Properties,
this Lease or the other Transaction Documents; or (e) Guarantor's ability to perform its obligations under the Guaranty.

 

 

 

    	 	40	 

     

    

 

"Monetary
Obligations" means all Rental and all other sums payable or reimbursable by Lessee under this Lease to Lessor,
to any third party on behalf of Lessor, or to any Indemnified Party.

 

''Mortgage
Loan Lender'' is STORE Capital Acquisitions, LLC, a Delaware limited liability company.

 

"Mortgages"
means, collectively, the mortgages, deeds of trust or deeds to secure debt, assignments of rents and leases, security
agreements and fixture filings executed by Lessor for the benefit of Lender with respect to any or all of the Properties, as such
instruments may be amended, modified, restated or supplemented from time to time and any and all replacements or substitutions.

 

"Net
Award” means (a) the entire award payable with respect to a Property by reason of a Condemnation whether pursuant to
a judgment or by agreement or otherwise; or (b) the entire proceeds of any insurance required under Section 6.03 payable with respect
to a Property, as the case may be, and in either case, less any Costs incurred by Lessor in collecting such award or proceeds.

 

"Note"
means that certain Promissory Note of even date herewith from Lessee to the Mortgage Loan Lender, in the principal amount
of $9,355,521.00.

 

"OFAC
Laws" means Executive Order 13224 issued by the President of the United States, and all regulations promulgated
thereunder, including, without limitation, the Terrorism Sanctions Regulations (31 CFR Part 595), the Terrorism List Governments
Sanctions Regulations (31 CFR Part 596), the Foreign Terrorist Organizations Sanctions Regulations (31 CFR Part 597), and the Cuban
Assets Control Regulations (31 CFR Part 515), and all other present and future federal, state and local Laws, ordinances, regulations,
policies, lists (including, without limitation, the Specially Designated Nationals and Blocked Persons List) and any other requirements
of any Governmental Authority (including without limitation, the U.S. Department of the Treasury Office of Foreign Assets Control)
addressing, relating to, or attempting to eliminate, terrorist acts and acts of war, each as supplemented, amended or modified
from time to time after the Effective Date, and the present and future rules, regulations and guidance documents promulgated under
any of the foregoing, or under similar Laws, ordinances, regulations, policies or requirements of other states or localities.

 

"Other
Agreements" means the Loan Documents.

 

"Partial
Condemnation" has the meaning set forth in Section 11.03.

 

"Permitted
Amounts" shall mean, with respect to any given level of Hazardous Materials or Regulated Substances, that level
or quantity of Hazardous Materials or Regulated Substances in any form or combination of forms which does not constitute a violation
of any Environmental Laws and except as set forth in that certain Phase I Environmental Site Assessment dated May 20, 2016 prepared
by EMG and that certain Release Notification from the Department of Natural Resources dated June 7, 2016
both in connection with the Property located at 716 River
Street, Calhoun, Georgia 30701.

 

 

 

    	 	41	 

     

    

 

"Permitted
Facility" or "Permitted Facilities" means an extrusion, carpet manufacturing and floor covering manufacturing
and warehouse distribution business, all related purposes such as ingress, egress and parking, and uses incidental thereto or any
other use deemed necessary as determined by Lessee in its good faith business judgment provided such use is not a Prohibited Use.

 

"Person"
means any individual, partnership, corporation, limited liability company, trust, unincorporated organization, Governmental
Authority or any other form of entity.

 

"Personalty''
means any and all "goods" (excluding "inventory," and including, without limitation, all "equipment,"
"fixtures," appliances and furniture (as "goods," "inventory," "equipment" and "fixtures"
are defined in the applicable Uniform Commercial Code then in effect in the applicable jurisdiction)) from time to time situated
on or used in connection with any of the Properties, whether now owned or held or hereafter arising or acquired, together with
all replacements and substitutions therefore and all cash and non-cash proceeds (including insurance proceeds and any title and
UCC insurance proceeds) and products thereof, and, in the case of tangible collateral, together with all additions, attachments,
accessions, parts, equipment and repairs now or hereafter attached or affixed thereto or used in connection therewith.

 

"Prohibited
Use" means (1) adult bookstore, video store or other establishment engaged in the business of selling, renting, exhibiting
or delivering pornographic or obscene materials, except that this provision shall not prohibit (a) book stores that are not perceived
to be and do not hold themselves out as an "adult book store" and are primarily engaged in the sale of general audience
books notwithstanding the incidental concurrent sale of books. magazines and/or periodicals that may contain pornographic materials,
or (b) video stores primarily selling or renting video media that on the date of this Lease would be "G" "PG-13"
or "R" rated (or an equivalent rating under any rating system that hereafter replaces the current system and is in general
use), notwithstanding the incidental concurrent rental of "X-rated" or "Not Rated" video media solely for
off premises viewing and without means of on premises review in connection with its selection; provided that such bookstore or
video store does not engage in any promotion, advertising, depiction or description of any aspect of the X-rated or Not Rated"
material of any kind, that the sale or rental thereof is not from any special or segregated section of the store, and that the
sale or rental of such material to minors is prohibited; (2) so-called "head shops" or other establishments primarily
engaged in the sale of merchandise that facilitates enhances, promotes or encourages the use of illegal drugs under federal, state
and/or local law; (3) off-track betting parlor; (4) pawn shop; (5) "second hand," "slightly used" or other
businesses or activities primarily engaged in the sale of used merchandise; (6) junk yard or flea market; (7) stockyard or recycling
facility; (8) motor vehicle or boat storage facility; (9) billiard parlor; (10) dry cleaning or laundry plant (which shall not
preclude a dry cleaning or laundry business); (11) living quarters, sleeping apartments, or lodging rooms; (12) mortuary;
(13) massage parlor; or (14) refining, quarrying or mining operations of any kind.

 

"Property"
or "Properties" means those parcels of real estate legally described on Exhibit attached hereto, all rights,
privileges, and appurtenances associated therewith.

 

"Real Estate Taxes"
has the meaning set forth in Section 6.04.

 

 

 

    	 	42	 

     

    

 

"Regulated
Substances" means "petroleum" and "petroleum-based substances" or any similar terms described
or defined in any of the Environmental Laws and any applicable federal, state, county or local Laws applicable to or regulating
USTs.

 

"REIT' means a real
estate investment trust as defined under Section 856 of the Code.

 

"Release"
means any presence, release, deposit, discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping,
pouring, emptying, escaping, dumping, disposing or other movement of Hazardous Materials, Regulated Substances or USTs or any Threatened
Release.

 

"Remediation"
means any response, remedial, removal, or corrective action, any activity to cleanup, detoxify, decontaminate, contain
or otherwise remediate any Hazardous Materials, Regulated Substances or USTs, any actions to prevent, cure or mitigate any Release,
any action to comply with any Environmental Laws or with any permits issued pursuant thereto, any inspection, investigation, study,
monitoring, assessment, audit, sampling and testing, laboratory or other analysis, or any evaluation relating to any Hazardous
Materials, Regulated Substances or USTs.

 

"Rental”
means, collectively, the Base Annual Rental and the Additional Rental.

 

"Rental
Adjustment” means an amount equal to 17.2% of the Base Annual Rental in effect immediately prior to the applicable Adjustment
Date I.

 

"Requisition"
means any temporary requisition or confiscation of the use or occupancy of any of the Properties by any Governmental
Authority, civil or military, whether pursuant to an agreement with such Governmental Authority in settlement of or under threat
of any such requisition or confiscation, or otherwise.

 

"Reserve"
has the meaning in Section 6.04.

 

"Securities"
has the meaning set forth in Section 17.10.

 

"Securities Act” means of
the Securities Act of 1933, as amended. "Securitization" has the meaning
set forth in Section 17.10.

 

"Successor Lessor' has the meaning set forth in Section 13.03.

 

"Taking" means (a) any taking or damaging of all or a portion of the Properties (i) in or by condemnation or other
eminent domain proceedings pursuant to any Law, general or special; (ii) by reason of any agreement with any condemner in settlement
of or under threat of any such condemnation or other eminent domain proceeding; or (iii) by
any other means; or (b) any de facto condemnation. The Taking shall be considered to have taken place as of the later of the date
actual physical possession is taken by the condemner, or the date on which the right to compensation and damages accrues under
the Law applicable to the Properties.

 

"Temporary
Taking" has the meaning set forth in Section 11.04.

 

"Threatened
Release" means a substantial likelihood of a Release which requires action to prevent or mitigate damage to the
soil, surface waters, groundwaters, land, stream sediments, surface or subsurface strata, ambient air or any other environmental
medium comprising or surrounding any Property which may result from such Release.

 

"Total
Condemnation" has the meaning set forth in Section 11.02.

 

"Transaction"
has the meaning set forth in Section 14.01.

 

"
Transaction Documents" means this Lease, the Guaranty and all documents related thereto.

 

"U.S.
Publicly Traded Entity'' means an entity whose securities are listed on a national securities exchange or quoted on
an automated quotation system in the United States or a wholly-owned subsidiary of such an entity.

 

"USTs"
means any one or combination of tanks and associated product piping systems used in connection with storage, dispensing
and general use of Regulated Substances.

 

 

 

 

 

 

 

 

 

    	 	43	 

     

    

 

EXHIBIT
B

 

LEGAL
DESCRIPTIONS AND

STREET ADDRESSES OF THE PROPERTIES

 

Address:
2743 Highway 76 (GI Maddox Parkway), Chatsworth, Georgia 30705

 

Legal
Description: All that tract or parcel of land located and lying in Land Lot 173 of the 9th District and 3rd Section
of Murray County, Georgia, and being all of Lots 133 through 137 and part of Lot 132, Chief Vann Subdivision, and more particularly
described as follows:

 

Beginning
at a point located on the north right of way line of Georgia Highway 52 (80 foot right of way), said point being 591.0 feet east
of the intersection of the north right of way line of Georgia Highway 52 with the east right of way line of Georgia Highway 225,
as measured along the north right of way line of Georgia Highway 52; thence proceed north 00 degrees 08 minutes 00 seconds west
a distance of 193.17 feet; thence north 89 degrees 34 minutes 00 seconds east a distance of 575.00 feet; thence south 00 degrees
08 minutes 00 seconds east a distance of 195.93 feet to the north right of way line of Georgia Highway 52 (80 foot right of way);
thence along the north right of way line of Georgia Highway 52 south 89 degrees 50 minutes 30 seconds west a distance of 575.00
feet to the Point of Beginning, all as shown on that Plat for B & H Equities, a Georgia
general partnership, prepared by Norman B. Deloach, GRLS No. 1347, and dated February 15, 1994.

 

Also
known as: ALL THAT TRACT or parcel of land lying and being in Land Lot 173 of the 9th District and 3rd Section of Murray County,
Georgia, being Lots 133 through 137 and a portion of Lot 132 of Chief Vann Subdivision, and being more particularly described as
follows:

 

TO
FIND THE TRUE POINT OF BEGINNING commence at the intersection of the northern right of way line of G.I. Maddox Parkway (being U.S.
Highway 76 and Georgia Highway 52 and having an 80 foot right of way) with the centerline of Cochran Drive; running thence North
89 degrees 38 minutes 39 seconds West a distance of 415.72 feet to a 1/2 inch rebar and the TRUE POINT OF
BEGINNING; thence North 89 degrees 38 minutes 39 seconds West along said right of way line of G.l. Maddox Parkway a distance
of 574.99 feet to a 5/8 inch rebar; thence leaving said
right of way line of G.I. Maddox Parkway running North 00 degrees 31 minutes 17 seconds East a distance of 193.40 feet to a 5/8
inch rebar; thence South 89 degrees 52 minutes 39 seconds East a distance of 574.59 feet to a 1/2 inch rebar; thence South 00
degrees 24 minutes 03 seconds West a distance of 195.74 feet to a 1/2 inch rebar and the POINT OF BEGINNING.

 

Address:
325 Smyrna Church Road, Chatsworth, Georgia 30705

 

Legal
Description: Two (2) acres, more or less, of Land Lot No. 266 in the 9th District
and 3rd Section of Murray County, Georgia, described as follows: BEGINNING at the point of intersection of the west right-of-way
line of Browns Bridge Road and the north right-of-way line of Leonards Bridge Road; thence running west with north side of Leonards
Bridge Road, a distance of 396 feet to land of James C. Penson; thence in a northeasterly direction with land of James C. Penson,
a distance of 224 feet to land of Maudie Witherow; thence east with south B-1

line of
land of Maudie Witherow, a distance of 260 feet to west side of Browns Bridge Road; thence south with west right-of-way line of
Browns Bridge Road a distance of 264 feet to the beginning point.

 

 

 

    	 	44	 

     

    

 

Also
known as: ALL THAT TRACT or parcel of land lying and being in Land Lot 266 of the 9th District and 3rd Section of Murray County,
Georgia and being more particularly described as follows:

 

BEGINNING
at a mag nail located at the intersection of the northern right of way line of Leonard Bridge Road (having a 50 foot right of
way) with the western right of way line of Smyrna Church Road (having an 80 foot right of way), which is the TRUE POINT OF BEGINNING;
running thence along said right of way line of Leonard Bridge Road the following courses and distances: North 73 degrees 20 minutes
40 seconds West a distance of 168.40 feet; thence North 72 degrees 31 minutes 15 seconds West a distance of 62.76 feet; thence
North 72 degrees 47 minutes 07 seconds West a distance of 68.45 feet; thence North 72 degrees 56 minutes 43 seconds a distance
of 80.09 feet to a point on said right of way of Leonard Bridge Road, said point being located North 31 degrees 19 minutes 28
seconds East a distance of 2.50 feet from a 3/4 inch open top pipe; thence leaving said right of way line of Leonard Bridge Road
running North 31 degrees 19 minutes 28 seconds East a distance of 221.22 feet to a 1/2 inch open top pipe; thence South 77 degrees
53 minutes 41 seconds East a distance of 258.59 feet to a point located on the western right of way line of Smyrna Church Road,
said point being located North 77 degrees 53 minutes 41 seconds West a distance of 1.51 feet from a 1-1/2 inch open top pipe;
running thence South 01 degree 15 minutes 59 seconds West a distance of 160.93 feet; thence continuing along said right of way
line of Smyrna Church Road South 00 degrees 46 minutes 03 seconds West a distance of 84.73 feet to a mag nail found and the TRUE
POINT OF BEGINNING.

 

Address:
272 Treadwell Road, Chatsworth, Georgia 30705

 

Legal Description:

 

TRACT 1

 

One (1) acre,
more or less, of Land Lot No. 191, 9th District, 3rd Section, Murray County, Georgia described as follows:

 

BEGINNING
on the east side of public road which runs from Spring Place by way of Treadwell Cemetery and the "Old" Woods Estate
to Green Road at the northeast corner of Lot No. 48 in Woods Estate Subdivision, as recorded in Plat Book 5, Page 234, Murray County
Public Records; thence running south 30 degrees 37 minutes 27 seconds east, with east line of said Lot No. 48, a distance of 309
feet; thence in a northeasterly direction 184 feet; thence in a northwesterly direction a distance of 309 feet to the east side
of said public road; and thence southwest with east side of said road 133 feet to the beginning point.

 

 

 

    	 	45	 

     

    

 

TRACT II

 

All
that tract of land containing 1 acre, more or less, lying in Land Lot No. 191, 9th District, 3rd Section, Murray County, Georgia,
according to a survey by Leon Pritchett, Murray County, Georgia Land Surveyor, dated March 9, 1977, and being more particularly
described as follows:

BEGINNING
at the point of intersection formed by the south right of way of Industrial Drive with the northeast corner of Chatsworth Sample
Company, Inc.; thence run south 48 degrees 04 minutes 27 seconds east, along the said south right of way, a distance of 388.5 feet
to a point; thence run south 24 degrees 05 minutes west, a distance of 365 feet, more or less, to the east line of Woods Estate
Subdivision; thence north 17 degrees 38 minutes 44 seconds west, along the east line of said subdivision, a distance of 231.5 feet
to the southwest corner of Chatsworth Sample Company, Inc. property; thence north 43 degrees 05 minutes east, along the southeast
line of said Sample Co., a distance of 184 feet to their southeast corner; thence north 40 degrees 04 minutes 47 seconds west,
along said Sample Co., a distance of 308.97 feet to the south right of way of Industrial Drive and the POINT OF BEGINNING.

 

TRACT III

 

One
(1) acre of Land Lot No. 191, 9th District, 3rd Section, Murray County, Georgia, according to a plat of survey prepared by Leon
Pritchett, Murray County, Georgia Land Surveyor, dated May 2, 1984, recorded in the Office of the Clerk of the Superior Court of
Murray County, Georgia, in Plat Book 14, Page 170, and said plat and the description set out therein are by reference incorporated
herein for a more particular description of said land.

 

Subject to existing
easements for public utilities and road rights of ways.

 

Also
known as: ALL THAT TRACT or parcel of land lying and being in Land Lot 191 of the 9th District and 3rd Section of Murray County,
Georgia, and being more particularly described as follows:

 

BEGINNING
at a 1/2 inch capped rebar located at the intersection of the southeastern right of way line of Treadwell Road (having an 80 foot
right of way) with the southwestern right of way line of Industrial Boulevard (having an 80 foot right of way) ;
thence following along the arc of a curve to the right an arc distance of 80.67 feet to a 1/2
inch capped rebar located on said right of way line of Industrial Boulevard (said arc having a radius of 50.00 feet and being subtended
by a chord bearing North 86 degrees 59 minutes 07 seconds East a distance of 72.20 feet); thence South 46 degrees 47 minutes 48
seconds East along said right of way line of Industrial Boulevard a distance of 279.35 feet to a point; thence continuing along
said right of way line of Industrial Boulevard following along the arc of a curve to the left an arc distance of 203.41 feet to
a 1/2" rebar (said arc having a radius of 712.24 feet and being subtended by a chord bearing South 54 degrees 58 minutes 42
seconds East a distance of 202.72 feet); thence leaving said right of way line of Industrial Boulevard running South 44 degrees
59 minutes 37 seconds West a distance of 396.94 feet to a 1/2" rebar; thence North 16 degrees 04 minutes 20 seconds West a
distance of 270.49 feet to a 1/211 rebar; thence
North 30 degrees 31 minutes 32 seconds West a distance of 292.69
feet to a 1/2" rebar located on the southeastern right of way line of Treadwell Road; thence North 40 degrees 46 minutes 03
seconds East along said right of way line of Treadwell Road a distance of 95.66 feet to the POINT OF BEGINNING.

 

Address:
1978 Highway 52 Alt.,Chatsworth,
Georgia 30705

 

 

 

    	 	46	 

     

    

 

Legal
Description: ALL THAT TRACT or parcel of land lying and being a part of Land Lot 243 of the 9th District AND 3rd Section
of Murray County, Georgia, being more particularly described as follows:

 

BEGINNING
at the intersection of the East line of Land Lot 243 with the South right-of-way line of State Route 52 Alternate which is the
point of beginning; thence running South 00 degrees 02 minutes 00 seconds East for a distance of 425.77 feet along the East line
of Land Lot 243 to an iron pin; thence running North 84 degrees 44 minutes 13 seconds West for a distance of 486.57 feet to an
iron pin; thence running North 03 degrees 33 minutes 10 seconds East to a fence post found; thence running South 80 degrees 48
minutes 06 seconds East for a distance of 85.71 feet to an iron pin; thence running North 01 degree 30 seconds West for a distance
of 69.49 feet to a point; thence running North 89 degrees 25 minutes 01 second West for a distance of 79.49 feet to a railroad
spike; thence running North 00 degrees 47 minutes 04 seconds East for a distance of 199.97 feet to an iron pin; thence running
South 89 degrees 25 minutes 19 seconds East for a distance of 350.00 feet along the southerly right-of-way line of State Route
52 Alternate; continuing thence south 89 degrees 28 minutes 53 seconds East for a distance of 120.00 feet along the southerly
right-of-way line of State Route 52 Alternate to the POINT OF BEGINNING.

 

Being
4.30 acres and is in accordance with a plat prepared for Benny Stafford and Dan C. Townsend by Dewayne Hunt, Registered Land Surveyor,
dated June 19, 1995 and revised. January 6, 1996.

 

Also known
as:ALL THAT TRACT or parcel of land lying and being in Land Lot 243 of the 9th District and 3rd Section of Murray County, Georgia,
and being more particularly described as follows:

 

BEGINNING
at a cross-tie fence corner located at the intersection of the southern right of way line of Georgia Highway 52 Alternate (having
a variable right of way) with the east line of Land Lot 243; running thence South 01 degrees 00 minutes 56 seconds East along
the east line of Land Lot 243 a distance of 425.77 feet to a 1-inch open top pipe; thence leaving said land lot line running North
85 degrees 43 minutes 09 seconds West a distance of 486.57 feet to a 1-inch open top pipe; thence North 02 degrees 34 minutes
14 seconds East a distance of 129.47 feet to a 5/8 inch capped rebar; thence North 06 degrees 24 minutes 11 seconds East a distance
of 258.40 feet to a 5/8 inch capped rebar located on the southern right of way line of Georgia Highway 52 Alternate; thence North
89 degrees 35 minutes 45 seconds East along said right of way line of Georgia Highway 52 Alternate a distance of 323.05 feet to
a point; thence continuing along said right of way line of Georgia Highway 52 Alternate North 89 degrees 32 minutes 11 seconds
East a distance of 120.00 feet to the POINT OF BEGINNING.

 

Address:
1642 Duvall Road, Chatsworth, Georgia 30705

 

Legal
Description: A portion of Land Lot No. 132 in the 9th District and 3rd Section of Murray County, Georgia, designated
as Tract uA" and Tract "B" on a plat of survey prepared by Leon Pritchett, Murray County, Surveyor, dated October
28, 1982, recorded in the office of the Clerk of the Superior Court of Murray County, Georgia, in Plat Book No. 13. page 62 and
described as follows:

 

 

 

    	 	47	 

     

    

 

BEGINNING
at the point of intersection of the south original line. of said Land Lot No. 132 and the eastside of Duvall Road (formerly known
as Lydia Jackson Road); thence running north 25 degrees 25 minutes east with the east side of Duvall Road, a distance of 287.74
feet to an iron pin; thence south 86 degrees 16 minutes cast, 195.20 feet to an iron pin; thence south 0 degrees 16 minutes west
231.48 feet to an iron pin on the south original line of said land lot; thence north 69 degrees 12 minutes 23 seconds west on
said south original line, a distance of 317.21 feet to the POINT OF BEGINNING.

 

Also
known as: All that tract or parcel of land lying and being in Land Lot No. 132 in the 9th District and 3rd Section of Murray County,
Georgia, and being more particularly described as follows:

 

To find
the TRUE POINT OF BEGINNING; Commence at an axle found located at the southeast corner of Land Lot Number 132; running thence
along the south line of Land Lot Number 132 North 89 degrees 10 minutes 11 seconds West a distance of 294.18 feet to a 1/2 inch
rebar and the TRUE POINT OF BEGINNING; thence continuing along the south line of Land Lot Number 132 North 89 degrees 03 minutes
11 seconds West a distance of 315.85 feet to a 1/2 inch rebar located on the eastern right of way line of Duvall Road (having
an 80-foot right of way); running thence along said right of way of Duvall Road North 25 degrees 15 minutes 54 seconds East a
distance of 287.97 feet to a 1/2 inch rebar; thence leaving said right of way of Duvall Road running South 85 degrees 50 minutes
21 seconds East a distance of 195.29 feet to a metal T-post; thence South 00 degrees 25 minutes 35 seconds West a distance of
251.48 feet to a capped 1/2 inch rebar and the TRUE POINT OF BEGINNING.

 

Address:
1805 South Hamilton Street, Dalton, Georgia 30720

 

Legal Description:

 

TRACT ONE

 

All that
tract or parcel of land situated, lying and being in Land Lots 277 and 294 in the 12th District and 3rd Section of Whitfield County,
Georgia, and being 2.30 acres of land shown on plat of survey prepared by Bakkum - Deloach &
Associates dated March 10, 2004, and entitled "Plat
for Jack Turner" and being more particularly described as follows:

 

TO
LOCATE THE POINT OF BEGINNING commence at the northwest corner of said Land Lot 294 and running thence due South a distance of
10 feet; thence running due East a distance of 196.3 feet to a point on the easterly line of South Hamilton Street (80 foot right
of way) and the point of BEGINNING; from said point of beginning running thence North 17 degrees 16 minutes 20 seconds East along
the easterly line of South Hamilton Street 250.00 feet; thence running South 80 degrees 48 minutes 00 seconds East 364.80 feet
to the westerly right of way line of the Southern Railroad; thence running along the westerly right of way line of Southern Railroad
the following courses and distances: South 02 degrees 37 minutes 44 seconds East 76.40 feet; South 00 degree 00 minutes 02 seconds
East 99.58 feet; South 01 degree 52 minutes 49 seconds West 79.54 feet; thence leaving said railroad right of way and running
thence North 76 degrees 32 minutes 45 seconds West 74.40 feet; thence running North 80 degrees 58 minutes 00 seconds West 367.43
feet to the easterly line of South Hamilton Street and the point of beginning.

 

 

 

    	 	48	 

     

    

 

TRACT TWO

 

All
that tract or parcel of land situated, lying and being in Land Lot 277 in the 12th District and 3rd Section of Whitfield County,
Georgia, and being 4.35 acres of land shown on plat of survey prepared by Bakkum - Deloach &
Associates dated March 10, 2004, and entitled "Plat
for Jack Turner" and being more particularly described as follows:

 

TO LOCATE
THE POINT OF BEGINNING commence at the northwest corner of said Land Lot 294 and running thence due South a distance of 10 feet;
thence running due East a distance of 196.3 feet to a point on the easterly line of South Hamilton Street (80 foot right of way);
running thence North 17 degrees 16 minutes 20 seconds East along the easterly line of South Hamilton Street 250.00 feet to the
point of BEGINNING; and from said point of beginning running thence the following courses and distances along South Hamilton Street:
North 17 degrees 16 minutes 20 seconds East 200.81 feet; thence running North 17 degrees 00 minutes 27 seconds East 77.21 feet;
thence North 16 degrees 02 minutes 16 seconds East 78.70 feet; thence running North 11 degrees 29 minutes 28 seconds East 79.38
feet; thence running North 04 degrees 50 minutes 48 seconds East 81.21 feet; thence running North 03 degrees 26 minutes 40 seconds
West 83.93 feet; thence running North 10 degrees 35 minutes 34 seconds West 81.74 feet; thence running North 17 degrees 12 minutes
19 seconds West 82.29 feet; thence running North 23 degrees 37 minutes 34 seconds West 82.56 feet; thence running North 31 degrees
57 minutes 54 seconds West 81.72 feet; thence running North 35 degrees 49 minutes 17 seconds West 76.81 feet; thence running North
37 degrees 54 minutes 40 seconds West 81.62 feet; thence running North 38 degrees 51 minutes 44 seconds West 78.35 feet; thence
running North 39 degrees 44 minutes 13 seconds West 169.09 feet to the intersection of the northeasterly line of South Hamilton
Street with the westerly line of said Land Lot 277; thence leaving said easterly line of South Hamilton Street and running thence
North 01 degree 48 minutes 25 seconds East 117.15 feet to the westerly right of way line of Southern Railroad; thence running
along the westerly right of way line of Southern Railroad the following courses and distances: South 35 degrees 23 minutes 09
seconds East 491.97 feet; thence running South 32 degrees 22 minutes 32 seconds East 103.96 feet; thence running South 28 degrees
55 minutes 33 seconds East 100.99 feet; thence running South 25 degrees 55 minutes 21 seconds East 101.13 feet; thence running
South 22 degrees 46 minutes 13 seconds East 99.35 feet; thence running South 19 degrees 38 minutes 52 seconds East 102.84 feet;
thence running South 16 degrees 27 minutes 21 seconds East 100.62 feet; thence running South 13 degrees 44 minutes 13 seconds
East 95.57 feet; thence running South 10 degrees 50 minutes 08 seconds East 100.09 feet; thence running South 08 degrees 13 minutes
44 seconds East 110.63 feet; thence running South 04 degrees 41 minutes 30 seconds East 127.35 feet; thence leaving the westerly
right of way line of Southern Railroad and running thence North 80 degrees 48 minutes 00 seconds West 364.80 feet to the easterly
line of South Hamilton Street and the point of beginning.

 

Also known as:

 

TRACT 1

 

ALL THAT TRACT
or parcel of land lying and being in Land Lots 277 and 294 of the 12th District and 3rd Section of Whitfield County, Georgia, and
being more particularly described as follows:

 

 

 

    	 	49	 

     

    

 

TO FIND
THE TRUE POINT OF BEGINNING commence at the northwest corner of said Land Lot 294 running thence due South a distance of 10 feet;
thence due East a distance of 196.3 feet to a 1-inch open top pipe located on the eastern right of way line of South Hamilton
Street (having an 80-foot right of way), said pipe also being located South 63 degrees 02 minutes 37 seconds East a distance of
41.64 feet from the intersection of the centerline of South Hamilton Street with the centerline of Altamont Drive and being the
TRUE POINT OF BEGINNING; thence North 17 degrees 16 minutes 20 seconds East along said right of way line of South Hamilton Street
a distance of 250.00 feet to a 1/2 inch rebar; thence leaving said right of way line of South Hamilton Street running South 80
degrees 48 minutes 00 seconds East a distance of 364.80 feet to a point located on the western right of way line of Norfolk Southern
Railway Company; thence along said right of way line of Norfolk Southern Railway Company the following courses and distances:
South 02 degrees 37 minutes 44 seconds East a distance of 76.40 feet; South 00 degrees 00 minutes 02 seconds East a distance of
99.58 feet; South 01 degree 52 minutes 49 seconds West a distance of 79.54 feet to a concrete monument; thence leaving said right
of way line of Norfolk Southern Railway Company running North 76 degrees 32 minutes 45 seconds West a distance of 74.40 feet to
a concrete monument; thence North 80 degrees 58 minutes 00 seconds West a distance of 367.43 feet to the eastern right of way
line of South Hamilton Street and the POINT OF BEGINNING.

 

TRACT 2

 

ALL
THAT TRACT or parcel of land lying and being in Land Lot 277 of the 12th District and 3rd Section of Whitfield County, Georgia,
and being more particularly described as follows:

 

TO FIND
THE TRUE POINT OF BEGINNING commence at the northwest corner of said Land Lot 294 running thence due South a distance of 10 feet;
thence due East a distance of 196.3 feet to a 1-inch open top pipe located on the eastern right of way line of South Hamilton
Street (having an BO-foot right of way), said pipe also being located South 63 degrees 02 minutes 37 seconds East a distance of
41.64 feet from the intersection of the centerline of South Hamilton Street with the centerline of Altamont Drive; thence North
17 degrees 16 minutes 20 seconds East along said right of way line of South Hamilton Street a distance of 250.00 feet to a 1/2
inch rebar and the TRUE POINT OF BEGINNING; running thence along said right of way line of South Hamilton Street the following
courses and distances: North 17 degrees 16 minutes 20 seconds East a distance of 200.81 feet; thence North 17 degrees 00 minutes
27 seconds East a distance of 77.21 feet; thence North 16 degrees 02 minutes 16 seconds East a distance of 78.70
feet; thence North 11 degrees 29 minutes 28 seconds East a distance of 79.38
feet; thence North 04 degrees 50 minutes 48 seconds East a distance of 81.21 feet; thence North 03 degrees 26 minutes 40 seconds
West a distance of 83.93 feet; thence North 10 degrees 35 minutes 34 seconds West a distance of 81.74 feet; thence North 17 degrees
12 minutes 19 seconds West a distance of 82.29 feet; thence North 23 degrees 37 minutes 34 seconds West a distance of 82.56 feet;
thence North 31 degrees 57 minutes 54 seconds West a distance of 81.72 feet; thence North 35 degrees 49 minutes 17 seconds West
a distance of 76.81 feet; thence North 37 degrees 54 minutes
40 seconds West a distance of 81.62 feet; thence North 38 degrees 51 minutes 44 seconds West a distance of 78.35 feet; thence
North 39 degrees 44 minutes 13 seconds West a distance of 169.09 feet to a 5/8 inch capped rebar located at the intersection of
the northeastern right of way line of South Hamilton Street with the western line of Land Lot 277; thence leaving said right of
way line of South Hamilton Street running North 01 degree 48 minutes 25 seconds East along said western line of Land Lot 277 a
distance of 117.15 feet to a 5/8 inch capped rebar located at the intersection of said western line of Land Lot 277 with the western
right of way line of Norfolk Southern Railway Company; thence along said right of way line of Norfolk Southern Railway Company
the following courses and distances: South 35 degrees 23 minutes 09 seconds East a distance of 491.97 feet; thence South 32 degrees
22 minutes 32 seconds East a distance of 103.96 feet; thence South 28 degrees 55 minutes 33 seconds East a distance of 100.99
feet; thence South 25 degrees 55 minutes 21 seconds East a distance of 101.13 feet; thence South 22 degrees 46 minutes 13 seconds
East a distance of 99.35 feet; thence South 19 degrees 38 minutes 52 seconds East a distance of 102.84 feet; thence South 16 degrees
27 minutes 21 seconds East a distance of 100.62 feet; thence South 13 degrees 44 minutes 13 seconds East a distance of 95.57 feet;
thence South 10 degrees 50 minutes 08 seconds East a distance of 100.09 feet; thence South 08 degrees 13 minutes 44 seconds East
a distance of 110.63 feet; thence South 04 degrees 41 minutes 30 seconds East a distance of 127.35 feet; thence leaving said right
of way line of Norfolk Southern Railway Company running North 80 degrees 48 minutes 00 seconds West a distance of 364.80 feet
to the eastern line of South Hamilton Street and the POINT OF BEGINNING.

 

Address:
2669 Lakeland Road (a/k/a Abutement Road), Dalton, Georgia 30721

 

Legal
Description: All that tract or parcel of land located and lying in Laud Lot 26 of the 13th District and 3rd Section
of Whitfield County, Georgia, and more particularly described as follows:

 

BEGINNING
at a point on the eastern right-of-way line of Lakeland Road (a/k/a Abutment Road, 80 foot right of way), said point being located
south 01 degree 55 minutes 00 seconds east a distance of 487.6 feet from the southern right-of-way line of Focus Road; running
thence north 88 degrees 00 minutes 00 seconds east a distance of 850.0 feet; thence south 02 degrees 00 minutes 00 seconds east
a distance of 300.0 feet; thence south 88 degrees 00 minutes 00 seconds west a distance of 850.0 feet to a point on the eastern
right-of-way line of Lakeland Road; thence north 02 degrees 00 minutes 00 seconds west along the eastern right-of-way line of
Lakeland Road a distance of 300.0 feet to the Point of Beginning.

 

 

 

    	 	50	 

     

    

 

Said tract
or parcel is shown on that survey for Quantum Realty, a Georgia general partnership, Cohutta Banking Company, and Lawyers Title
Insurance Corporation dated January 25, 2001 and prepared by Marcus Eugene Cook, GRLS No. 1935.

 

Also known
as: ALL THAT TRACT or parcel of land lying and being in Land Lot 26 of the 13th District and 3rd Section of Whitfield County, Georgia
and being more particularly described as follows:

 

TO FIND
THE TRUE POINT OF BEGINNING commence at the point of intersection of the eastern right of way line of Abutment Road (having an
80-foot right of way) with the centerline of Focus Drive; thence South 01 degree 55 minutes 00 seconds East along said right of
way line of Abutment Road a distance of 518.48 feet to a 1/2 inch capped rebar and the TRUE POINT OF BEGINNING; thence leaving
said right of way line of Abutment Road running North 88 degrees 00 minutes 00 seconds East a distance of 850.00 feet to a 1/2"
rebar; thence South 02 degrees 00 minutes 00 seconds East a distance of 300.00 feet to a 5/8 inch capped rebar; thence South 88
degrees 00 minutes 00 seconds West a distance of 850.00 feet to a 5/8 inch capped rebar located on the eastern right of way line
of Abutment Road; thence North 02 degrees 00 minutes 00 seconds West along said right of way line of Abutment Road a distance
of 300.00 feet to the POINT OF BEGINNING.

 

Address:
716 River Street, Calhoun, Georgia 30701

 

Legal
Description: ALL THAT TRACT OR PARCEL of land lying and being in Land Lot No. 242 in the 14th District and 3rd Section of Gordon
County, Georgia, and being more particularly described as follows:

 

To find
the TRUE POINT OF BEGINNING; Commence at the intersection of the centerline of River Street with the centerline of Oak Street;
running thence South 01 degree 28 minutes 12 seconds West a distance of 1089.55 feet to an iron pin and the TRUE POINT OF BEGINNING;
thence South 02 degrees 53 minutes 05 seconds East a distance of 341.57 feet to an iron pin; thence South 28 degrees 42 minutes
09 seconds East a distance of 34.44 feet to an iron pin; thence South 02 degrees 45 minutes 09 seconds East a distance of 84.14
feet to an iron pin; thence North 86 degrees 55 minutes 51 seconds East a distance of 20.19 feet to an iron pin; thence North 02
degrees 49 minutes 07 seconds West a distance of 42.25 feet to an iron pin located on the western right of way of River Street
(having a 100-foot right of way); thence following said right of way of River Street following the arc of a curve to the left an
arc distance of 68.71 feet (said arc having a radius of 1959.86 feet and being subtended by a chord bearing South 12 degrees 11
minutes 13 seconds East a chord distance of 68.71 feet to an iron pin; thence leaving said right of way of River Street, running
South 86 degrees 03 minutes 17 seconds West a distance of 630.92 feet to an iron, pin: thence North 00 degrees 17 minutes 16 seconds
West a distance of 489.54 feet to an iron pin: thence North 86 degrees 37 minutes 17 seconds East a distance of 562.50 feet to
an iron pin and the POINT OF BEGINNING.

 

SAID TRACT OR
PARCEL containing 6.46 Acres.

 

Also
known as: ALL THAT TRACT OR PARCEL of land lying and being in Land Lot No. 242 in the
14th District and 3rd Section of Gordon County, Georgia, and being more particularly described as follows:

 

To
find the TRUE POINT OF BEGINNING; Commence at the intersection
of the centerline of River Street with the centerline of Oak Street; running thence South 01 degree 28 minutes 12 seconds West
a distance of 1089.55 feet to an iron pin and the TRUE POINT OF BEGINNING; thence South 02 degrees 53 minutes 05 seconds East
a distance of 341.57 feet to an iron pin; thence South 28 degrees 42 minutes 09 seconds East a distance of 34.44 feet to an iron
pin; thence South 02 degrees 45 minutes 09 seconds East a distance of 84.14 feet to an iron pin; thence North 86 degrees 55
minutes 51 seconds East a distance of 20.19 feet to an iron pin; thence North 02 degrees 49 minutes 07 seconds West a distance
of 42.25 feet to an iron pin located on the western right of way of River Street (having a 100-foot right of way); thence following
said right of way of River Street following the arc of a curve to the left an arc distance of 68.71 feet (said arc having a radius
of 1959.86 feet and being subtended by a chord bearing South 12 degrees 11 minutes 13 seconds East a chord distance of 68.71 feet
to an iron pin; thence leaving said right of way of River Street, running South 86 degrees 03 minutes 17 seconds West a distance
of 630.92 feet to an iron pin; thence North 00 degrees
17 minutes 16 seconds West a distance of 489.54 feet to an iron pin; thence North 86 degrees 37 minutes 17 seconds East a distance
of 562.50 feet to an iron pin and the POINT OF BEGINNING.

 

 

 

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EXHIBIT
C

 

 

    	 	53	 

     

    

 

EXHIBIT
D

 

STATE-SPECIFIC
PROVISIONS

 

Without
limiting the choice of law provision set forth in this Lease, the following provisions shall apply to the extent that the laws
of the State of Georgia govern the interpretation or enforcement of this Lease with respect to the Properties:

 

Lessor and
Lessee waive any claim or right they may have to claim that this Lease is or should ever be characterized as "usufruct"
under Georgia law.

 

Upon an
Event of Default, Lessor may avail itself of all rights and remedies provided under applicable Georgia law against Lessee, including
without limitation, under the dispossessory scheme codified at O.C.G.A. Section 44-7-50, et seq.,
as amended. Further, if Lessor chooses to avail itself of a Georgia forum relative to enforcement of its rights under
this Lease, then to the extent necessary, Section 17.19 of this Lease shall be deemed amended to permit Lessor to proceed in the
applicable Georgia court and to have this Lease governed by Georgia law to the extent necessary to enforce its rights in Georgia.

 

Lessor
shall be entitled to attorneys' fees on the terms provided in O.C.G.A. Section 13-1-11, et seq.

 

To the
extent that the State of Georgia now, or in the future, imposes a rental or transfer tax, or any similar tax, against any and all
rental payments under this Lease, then Lessee shall be liable for all such taxes, such taxes shall be payable by Lessee upon demand,
and such taxes shall be deemed Additional Rental under this Lease.

 

The text in
Section 12.02(e) shall be deleted in its entirety and replaced with the following:

 

(e)            
Lessor may terminate this Lease without any right of Lessee to reinstate Lessee's rights by payment of any rentals due under
this Lease, including Base Annual Rental and Additional Rental, or other performance of the terms and conditions of this Lease,
whereupon Lessee's right to possession of the Properties shall cease (and Lessee shall immediately surrender possession of the
Properties to Lessor) and this Lease, except as to Lessee's liability, shall be terminated. Lessee expressly waives any and all
rights of redemption granted by or under present or future law if this Lease is terminated or if Lessee is evicted or dispossessed
by reason of any breach by Lessee of the provisions of this Lease. Upon any termination of this Lease, or upon demand without termination,
at Lessor's sole discretion, Lessor may recover from Lessee the following:

 

(i)          All unpaid Rental scheduled to be paid prior to the effective date of the Event of Default; and

 

(ii)          Lessor may accelerate all Rental due from the date of such Event of Default through the end of the Lease Term. Such
"Accelerated Rent" shall be deemed liquidated damages hereunder, as Lessor's injury caused by such Event of Default
is difficult or impossible to estimate accurately; the parties intend for this "Accelerated Rent" to provide for damages
rather than a penalty; and such "Accelerated Rent" is a reasonable pre-estimate of Lessor's probable loss in the event
of such Event of Default. Such "Accelerated Rent" amount shall be reduced by the fair market rental amount Lessor reasonably
expects to receive if the Properties were relet for the time period to which the "Accelerated Rent" applies, which "Accelerated
Rent" amount as so adjusted shall be discounted at a rate equal to the discount rate of the Federal Reserve Bank of New York
at the time of such "Accelerated Rent" determination, plus 1%;
and

 

(iii)          Lessor shall be entitled to any other amounts reasonably necessary to compensate Lessor for all loss, damage and detriment
approximately caused by such Event of Default, including without limitation, all court costs, expenses and reasonable attorneys'
fees.

 

 

 

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