Document:

Exhibit 10.8

Apex
Solutions, Inc.

 

EMPLOYMENT
AGREEMENT

 

THIS
EMPLOYMENT AGREEMENT (the “Agreement”), entered into on the 15th day of January 2020 (“Effective Date”),
by and between Apex Solutions, Inc., a California corporation (hereinafter referred to as “Company”), with its principal
business address at 8435 Baldwin Street, Oakland, CA 94621 and Gordon Ellis, a resident of California (“Employee”), with
a mailing address of 9313 Eagle Springs Pl, Roseville CA 95747.

 

In
consideration of the rights and benefits that they will each receive in connection with the employment relationship established by this
Agreement, the Company and Employee (the “Parties”), intending to be legally bound, agree as follows:

 

1.
Employment, Services and Term. Company employs Employee, and Employee accepts employment with Company as “Chief Operating
Officer.” Employee shall perform such Services related to the business of the Company and its Affiliates, including travel, as
may from time to time be reasonably requested of him by the Company’s directors or Chief Executive Officer. Employee shall work
to establish stability and continuity of the Company’s manufacturing, distribution and branding operations within the State of
California and position the Company, or its assigns and successors, to expand into additional markets. Employee shall (i) be subject
to all of the Company’s policies, rules and regulations applicable to its employees and (ii) perform such Services commensurate
with the Employee’s position. Employee shall devote his business skills, time, and attention on an exclusive basis to his employment
obligations to Company and in furtherance of the business and interests of Company. Unless otherwise terminated in accordance with this
Agreement, the initial term of Employee’s employment shall be twenty four (24) months (the “Employment Term”) commencing
on the Effective Date hereinabove. Employee will need to put in all the necessary time required by management, which may be in excess
of a normal 40 hour work week. As per the Company’s Personal Time Off Policy (“PTO”), Employee shall accrue 1.25 days
of paid time off for every month worked for a total of 15 days of PTO per calendar year with any unused time carried forward to the following
year. Accumulated unused PTO is forfeited upon termination.

 

2.
Compensation. Compensation to Employee for providing Services is defined in Exhibit A.

 

3.
Termination. Employee may resign and terminate this Agreement at any time upon written notice to Company. The Company may terminate
the employment of Employee and all of Company’s obligations under this Agreement at any time during the Employment Term without
Cause by giving Employee written notice of such termination, to be effective immediately following such written notice.

 

4.
Covenants of Employee.

 

a.
The terms below shall have the following meanings:

 

i.
“Affiliate” shall mean any individual or corporation, limited liability company, partnership, joint venture, subsidiary,
association or other entity or enterprise that directly or indirectly controls, is controlled by, or is under common control with, the
indicated person or entity;

 

ii.
“Competing Company” shall mean any Entity that is providing services or products that directly compete with or are
directly substitutable for those offered by the Company;

 

iii.
“Entity” shall mean any individual or corporation, limited liability company, partnership, joint venture, association
or other entity or enterprise;

 

iv.
“Principal” or “Representative” shall mean a principal, owner, partner, shareholder, joint venturer,
investor, trustee, director, officer, manager, employee, agent, representative or consultant;

 

    	Apex Solutions, 8435 Baldwin St., Oakland, CA 94621

    	Apex Solutions, Inc.

    

 

v.
“Protected Customers” shall mean past, current, and prospective customers of the Company that the Employee learned
from Confidential Information (as defined below); and,

 

vi.
“Services” shall mean the services required by this Agreement to be provided by Employee for or on Company’s
behalf during the Employment Term as of the Effective Date.

 

b.
Non-Compete. During the Employment Term and for a period of one (1) year immediately following termination of Employee’s
employment, Employee shall not, directly or indirectly, on Employee’s own behalf or as a Principal or Representative of any Entity:

 

i.
Provide Services to or on behalf of any Competing Company;

 

ii.
Call upon, solicit, induce, recruit or attempt to solicit any of the Company’s employees for the purpose or with the intent of
enticing such employees away from or out of the employ of, or other business relationship with, the Company or its Affiliates or to enter
employment or other business relationship with any Competing Company;

 

iii.
Call upon, solicit, induce, recruit or attempt to solicit any of the Company’s investors/shareholders, prospective acquisition/merger
candidates, employees or Customers for the purpose of providing products or services that compete with or are directly substitutable
for those offered by Company.

 

c.
Notwithstanding anything contained to the contrary, nothing shall prevent Employee from engaging in activities otherwise prohibited by
this Section 4 if Employee receives the prior written approval by resolution of the Company’s Board of Directors.

 

d.
The covenants in this Section 4 are severable and separate, and if any specific covenant is found to be unenforceable, the provisions
of any other covenant shall not be affected. Moreover, in the event any court of competent jurisdiction shall determine that the scope,
time or territorial restrictions set forth are unreasonable, then it is the intention of the Parties that such restrictions be enforced
to the fullest extent which the court deems reasonable and the Agreement shall thereby be reformed.

 

5.
Confidential Information.

 

a.
“Confidential Information” shall mean information and trade secrets of the Company and its Affiliates, licensors,
vendors, suppliers, customers or prospective licensors, vendors, suppliers or customers, that is of value to its owner and is treated
as confidential, including, but not limited to, technical or non-technical data, formulas, patterns, compilations, programs, devices,
methods, techniques, drawings, processes, financial data, financial plans, product plans, or a list of actual or potential customers
or suppliers, future business plans, licensing strategies, advertising campaigns, information regarding employees and contractors, and
the terms and conditions of this Agreement. Confidential Information shall not include any data or information that (i) has been voluntarily
disclosed to the general public by the Company, (ii) has been independently developed and disclosed to the general public by others without
duty to confidentiality provisions with the Company, or (iii) otherwise enters the public domain through lawful means.

 

b.
Company and its Affiliates may disclose to Employee, and Employee may otherwise come to learn through its employment, certain Confidential
Information. Employee acknowledges and agrees that Confidential Information is the sole and exclusive property of Company and that the
Company owns all worldwide rights therein under patent, copyright, trade secret, confidential information, or other property right. Employee
acknowledges and agrees that the disclosure of the Confidential Information by the Company to the Employee does not confer upon Employee
any license, interest or rights of any kind in or to the Confidential Information. Employee may use the Confidential Information solely
for the benefit of the Company and its Affiliates while Employee is employed by Company. Employee will hold in confidence and not reproduce,
distribute, transmit, reverse engineer, decompile, disassemble, or transfer, directly or indirectly, in any form, by any means, or for
any purpose, the Confidential Information or any portion thereof. Employee agrees to return to Company, upon request by Company, the
Confidential Information and all materials relating to them.

 

    	Apex Solutions, 8435 Baldwin St., Oakland, CA 94621

    	Apex Solutions, Inc.

    

 

c.
Employee acknowledges that its obligations with regard to the Confidential Information shall remain in effect while Employee is employed
by Company and for two (2) years thereafter.

 

d.
Upon termination of employment for any reason, Employee shall return immediately to Company all Confidential Information of Company and
its Affiliates within Employee’s possession, custody or control.

 

6.
Ownership. For purposes of this Agreement, “Work Product” shall mean all ideas, concepts, marketing strategies,
management techniques, product development, methods, analyses, reports, drawing, data, business plans, financial information, any materials,
documentation regardless of format, computer programs, inventions (whether or not patentable), and all works of authorship, including
all worldwide rights therein under patent, copyright, trade secret, confidential information, or other property right, created or developed
in whole or in part by Employee, whether prior to the date of this Agreement or in the future while employed by Company (whether developed
during work hours or not) and which relate to or result from the present or anticipated business, research, developments, tests, products,
work or activities of the Company, its Protected Customers, and its Affiliates. All Work Product shall be considered as work “made
for hire” by the Employee and therefore owned by the Company. If any of the Work Product may not, by operation of the law, be considered
work made for hire by Employee for Company and its Affiliates, or if ownership of all right, title, and interest of the intellectual
property rights therein shall not otherwise vest exclusively in Company, Employee hereby assigns to Company, and upon the future creation
thereof automatically assigns to Company, without further consideration, the ownership of all Work Product. Company shall have the right
to obtain and hold in its own name copyrights, registrations, and any other protection available in the Work Product. Employee agrees
to perform, during or after Employee’s employment, such further acts as may be necessary or desirable to transfer, perfect, and
defend Company’s ownership of the Work Product that are reasonably requested by Company.

 

7.
Equitable Relief. The Parties to this Agreement acknowledge that a breach by Employee of any of the terms or conditions of this
Agreement will result in irrevocable harm to Company and that the remedies at law for such breach may not adequately compensate the Companies
for damages suffered. Accordingly, Employee agrees that in the event of such breach, Company shall be entitled to injunctive relief or
such other equitable remedy as a court of competent jurisdiction may provide. Nothing contained herein will be construed to limit Company’s
right to any remedies at law or equity, including the recovery of damages for breach of this Agreement.

 

8.
Compliance with Securities Laws. Employee, Company and its Affiliates agree to comply with all applicable state and federal securities
laws, rules, and regulations, as may be in effect from time to time.

 

9.
Governing Law. This Agreement shall be construed and enforced in accordance with the laws of the State of California, which is
an employment-at-will state.

 

10.
Arbitration. The Parties agree that any dispute, claim or controversy of whatever nature arising out of or relating to the negotiation,
execution, performance or breach of this Agreement or any other dealings between them that cannot be amicably resolved either by informal
discussion between the Parties or mutual agreement to mediate, shall be resolved solely by arbitration in proceedings conducted in Alameda
County, California before the American Arbitration Association in accordance with its Commercial Arbitration Rules. Results from such
proceedings shall be deemed conclusive, final and binding upon the Parties, and may be entered as the judgment of any court of competent
jurisdiction. The Parties shall execute all submission agreements and other documents authorizing the submission of said dispute to arbitration
for a final determination and award. The arbitration panel shall be empowered to award attorney’s fees and expenses of arbitration
(including expert witness fees) to the prevailing Party in any such arbitration. Furthermore, with respect to any civil action instituted
for injunctive relief, the Parties hereby expressly agree to submit themselves to, and consent to the jurisdiction and venue of Nevada.
Nothing contained in this paragraph shall restrict or prevent any Party from obtaining a temporary restraining order, injunction or other
equitable relief which said initiating Party may have against the other.

 

    	Apex Solutions, 8435 Baldwin St., Oakland, CA 94621

    	Apex Solutions, Inc.

    

 

11.
Indemnification. Company and its Affiliates hereby agree that it shall indemnify and hold Employee harmless to the fullest extent
permitted by applicable law, from and against all losses, costs, claims, judgments and expenses, including without limitation reasonable
attorney’s fees or lost wages due to imprisonment (“Losses”), as and when incurred by Employee. The indemnification
provided for herein shall not be deemed exclusive of any other rights to which Employee may be entitled under any by-law, agreement,
insurance policy, vote of shareholders or otherwise. Employee shall indemnify and hold Company (and its employees, officers, directors,
advisors and agents) harmless against any Losses as a result of any material breach by Employee.

 

Exceptions.

 

a.
Certain Matters. Any provision herein to the contrary notwithstanding, the Company shall not be obligated pursuant to the terms of this
Agreement to indemnify Indemnitee on account of any proceeding with respect to (i) remuneration paid to Indemnitee if it is determined
by final judgment or other final adjudication that such remuneration was in violation of law (and, in this respect, both the Company
and Indemnitee have been advised that the Securities and Exchange Commission believes that indemnification for liabilities arising under
the federal securities laws is against public policy and is, therefore, unenforceable and that claims for indemnification should be submitted
to appropriate courts for adjudication; (ii) a final judgment rendered against Indemnitee for an accounting, disgorgement or repayment
of profits made from the purchase or sale by Indemnitee of securities of the Company against Indemnitee or in connection with a settlement
by or on behalf of Indemnitee to the extent it is acknowledged by Indemnitee and the Company that such amount paid in settlement resulted
from Indemnitee’s conduct from which Indemnitee received monetary personal profit, pursuant to the provisions of Section 16(b)
of the Securities Exchange Act of 1934, as amended, or other provisions of any federal, state or local statute or rules and regulations
thereunder; (iii) a final judgment or other final adjudication that Indemnitee’s conduct was in knowingly fraudulent or constituted
willful misconduct (but only to the extent of such specific determination, and other than in connection with the operation of the Company’s
cannabis business in the ordinary course); or (iv) on account of conduct that is established by a final judgment as constituting a breach
of Indemnitee’s duty of loyalty to the Company or resulting in any personal profit or advantage to which Indemnitee is not legally
entitled. For purposes of the foregoing sentence, a final judgment or other adjudication may be reached in either the underlying proceeding
or action in connection with which indemnification is sought or a separate proceeding or action to establish rights and liabilities under
this Agreement.

 

b.
Claims Initiated by Indemnitee. Any provision herein to the contrary notwithstanding, the Company shall not be obligated to indemnify
or advance expenses to Indemnitee with respect to proceedings or claims initiated or brought by Indemnitee against the Company or its
directors, officers, employees or other agents and not by way of defense, except (i) with respect to proceedings brought to establish
or enforce a right to indemnification under this Agreement or under any other agreement, provision in the Bylaws or Certificate of Incorporation
or applicable law, or (ii) with respect to any other proceeding initiated by Indemnitee that is either approved by the Board of Directors
or in which Indemnitee’s participation is required by applicable law. However, indemnification or advancement of expenses may be
provided by the Company in specific cases if the Board of Directors determines it to be appropriate.

 

c.
Unauthorized Settlements. Any provision herein to the contrary notwithstanding, the Company shall not be obligated pursuant to the terms
of this Agreement to indemnify Indemnitee under this Agreement for any amounts paid in settlement of a proceeding effected without the
Company’s written consent. Neither the Company nor Indemnitee shall unreasonably withhold consent to any proposed settlement; provided,
however, that the Company may in any event decline to consent to (or to otherwise admit or agree to any liability for indemnification
hereunder in respect of) any proposed settlement if the Company is also a party in such proceeding and determines in good faith that
such settlement is not in the best interests of the Company and its stockholders.

 

    	Apex Solutions, 8435 Baldwin St., Oakland, CA 94621

    	Apex Solutions, Inc.

    

 

d.
Securities Act Liabilities. Any provision herein to the contrary notwithstanding, the Company shall not be obligated pursuant to the
terms of this Agreement to indemnify Indemnitee or otherwise act in violation of any undertaking appearing in and required by the rules
and regulations promulgated under the Securities Act of 1933, as amended (the “Act”), or in any registration statement filed
with the SEC under the Act. Indemnitee acknowledges that paragraph (h) of Item 512 of Regulation S-K currently generally requires the
Company to undertake in connection with any registration statement filed under the Act to submit the issue of the enforceability of Indemnitee’s
rights under this Agreement in connection with any liability under the Act on public policy grounds to a court of appropriate jurisdiction
and to be governed by any final adjudication of such issue. Indemnitee specifically agrees that any such undertaking shall supersede
the provisions of this Agreement and to be bound by any such undertaking. A determination that Indemnitee is not entitled to indemnification
pursuant to this Section 10(d) may be made by the Company upon receipt of a written opinion from Independent Counsel, a copy of which
opinion shall be delivered to the Indemnitee. In the event Indemnitee disputes such opinion, Indemnitee shall in any event be entitled
to seek enforcement of its rights hereunder pursuant to Section 7(c), and Indemnitee shall be indemnified in connection with costs in
seeking such enforcement pursuant to Section 7(d).

 

12.
Notices. All notices, demands and requests which may be given or which are required to be given by either Party to the other,
and any exercise of a right of termination provided by this Agreement, shall be in writing and shall be deemed effective when either:
(1) sent by certified or registered mail to the intended recipient at the address specified below; (2) deposited into the custody of
a nationally recognized overnight delivery service such as FedEx, UPS. or United Stated Postal Service, addressed to such party at the
address specified below; or (3) sent by facsimile, email, telegram or telex, provided that receipt for such transmission is verified
by the sender. Notices shall be effective on the date of delivery or receipt. For purposes of this Paragraph, the addresses of the Parties
for all notices are as follows (unless changes by similar notice in writing are given by the particular person whose address is to be
changed):

 

	Company:	 	Employee:
	 	 	 
	Apex
    Solutions	 	 
	Ted
    Hicks, CEO	 	Gordon
    Ellis
	8435
    Baldwin St	 	9313
    Eagle Springs Pl
	Oakland,
    CA 94621	 	Roseville
    CA 95747_

 

13.
Miscellaneous. This Agreement shall supersede any and all other agreements, whether written or verbal, that may have been made
or entered into by the Parties relating to the subject matters set forth herein. No waiver by a Party of any breach by the other Party
of this Agreement shall be construed to be a waiver as to succeeding breaches. This Agreement constitutes the entire agreement of the
Parties with respect to the subject matter hereof and may not be modified or amended in any way except in writing by the Parties. Employee
may not assign its interest in or delegate the Services under this Agreement. This Agreement shall be binding upon and inure to the benefit
of Company, its successors and assigns. If any provision or part of any provision of this Agreement is held invalid or unenforceable
by a court of competent jurisdiction, such holding shall not affect the enforceability of any other provisions or parts thereof; and
all other provisions and parts thereof shall continue in full force and effect. This Agreement may be executed in counterparts, each
of which shall be deemed an original but all of which together shall constitute one and the same agreement.

 

    	Apex Solutions, 8435 Baldwin St., Oakland, CA 94621

    	Apex Solutions, Inc.

    

 

IN
WITNESS WHEREOF, the Parties have accepted and agreed to enter into this Agreement on this 15th day of January 2020.

 

	EMPLOYEE:	 	COMPANY:
	 	 	 
	Gordon
    Ellis,	 	Apex
    Solutions,
	an
    Individual	 	a
    California corporation
	 	                               	 	 	                                                    
	/s/ Gordon
    Ellis	 	/s/ Ted
    Hicks
	By: 	Gordon
    Ellis	 	By: 
    	Ted
    Hicks
	 	Individually
    	 	 	Chief
    Executive Officer

 

    	Apex Solutions, 8435 Baldwin St., Oakland, CA 94621

    	Apex Solutions, Inc.

    

 

“EXHIBIT
A” 

 

ADDITIONAL
COMPENSATION TO EMPLOYEE AND EXPENSES

 

	1.	Regular
    Compensation. Employee shall be entitled to regular compensation for Services rendered in the amount of $120,000 annually. Cash
    compensation is payable in accordance with Company’s standard payroll schedule, beginning on the 16th day of January
    2020.
	 	 
	2.	Bonus
    Compensation. The Employee will be subject to an annual performance review (“Review”). Any performance based incentive
    compensation resulting from the Review may include combinations of cash and/or equity, consisting of any combination of common stock,
    options, restricted stock grants, etc. at the sole discretion of the Company. In addition to a Review, Employee may receive bonuses
    directly related to other business development activities such as acquisitions, mergers, strategic partnerships, joint ventures,
    etc. at the sole discretion of the Company.
	 	 
	3.	Stock
    Options. Company intends, and is currently in the process of, merging into a holding company and splitting into 3 different entities
    intended to be fully reporting publicly traded. Upon each anniversary of employment or change in control of Apex Solutions Inc.,
    Employee will receive a restricted stock grant of 56,390 shares of Common Stock in the aforementioned publicly traded holding company
    (or privately held holding company. If there is a change in control of the company in any given year, the full years grant will be
    effective immediately. If any splits of company shares are implemented, the number of shares will adjust according to the same terms
    as the stock split. This provision does not preclude Employee from acquiring any additional or future rights to purchase Common Stock
    in Company at a predetermined price.
	 	 
	4.	Benefits.
    Employee shall be eligible to participate in any employee benefits program offered by Company, including, but not limited to:
    group or individual insurance plans for health, dental or vision care and any retirement, deferred-compensation or other post-employment
    benefit plan. Employee contributions toward any such benefits shall be withheld from compensation in accordance with the Company’s
    standard payroll schedule.
	 	 
	5.	Expenses.
    During the term of this Agreement, Employee shall be entitled to reimbursement of their reasonable expenses incurred from time
    to time during the term hereof, in connection with the Employment Services to be provided under this Employment Agreement, within
    15 days after invoicing the Company. The Company shall reimburse Employee for all pre-approved business expenses after the Employee
    presents an itemized account of expenditures with proof (i.e. receipts).

 

All
Compensation is subject to modification from time to time by the Company at any time with prior written notice, to reflect new incentive
situations, pricing structure, revenue growth or changes in financial standing. It is also subject to adjustment for specific acquisitions,
ventures or other activities when the circumstances warrant revised treatment, provided that adjustments shall be fairly applied to Employee.
No amendment or modification of the Compensation shall be made except by an Addendum attached to this Agreement.

 

    	Apex Solutions, 8435 Baldwin St., Oakland, CA 94621Exhibit 10.9

 

DIAMOND
REAL ESTATE, LLC 

LEASE
AGREEMENT

(THIS
IS A COMMERCIAL TRIPLE NET LEASE.)

 

THIS
LEASE AGREEMENT, is made and entered into this 20th day of November, 2021, by and between “Landlord” and “Tenant”
hereinafter named:

 

Definitions
and certain Basic Provisions:

 

	 	A.
    	“Landlord”:
    Diamond Real Estate, LLC.
	 	 	Landlord’s
    address for Notices and Requests:
	 	 	Diamond
    Real Estate, LLC
	 	 	10404
    Vineyard Blvd., Suite D
	 	 	Oklahoma
    City OK 73120

 

	 	B.	“Tenant”:
    Agro Capital Mangaement Corp dba Primo Laboratories
	 	 	 
	 	 	Tenant’s
    address for Notices and Requests:
	 	 	 
	 	 	2620
    Regatta Drive,
	 	 	Suite
    102,
	 	 	Las
    Vegas, NV 89128

 

	 	C.	The
    “Building”: For the purpose of this Lease Agreement, the “Building” shall be known as the Village Town Center,
    which is located at 2222 W. Hefner Road, Oklahoma City, Suite C, together with all improvements located thereon and the surrounding
    land and parking areas, are collectively referred to herein as the “Building.”

 

	 	D.	“Premises”
    or “Leased Premises”: 1,700 square feet, more or less.
	 	 	 
	 	E.	“Term”
    (3) Three years and 3 months
	 	 	 
	 	F.	“Term
    Commencement Date”: November 20, 2021
	 	 	 
	 	G.	“Term
    Expiration Date”: December 31, 2024

 

1. RENT. TENANT agrees to pay Landlord as rental for the above described property the sum of $2,408.33 per month, payable
on or before the first day of each month during the term of this Lease. ($1,983.33 rent, plus $425.00 CAM charges). First monthly lease
payment shall start on December 1, 2021.

 

    	 

    	 

    

 

2. LATE CHARGE. A late charge of $200.00 shall be assessed on any such payment made after the 5th of the month in which said payment
is due. Late charges shall be considered an additional rental and if not paid as required shall constitute a default by TENANT .

 

3. SECURITY DEPOSIT. Beginning with Tenant’s occupancy of the Leased Premises and at all times thereafter during the Term
of this Lease, Tenant shall maintain a Security Deposit with Landlord in the amount of $2,408.33 The Security Deposit may be applied
toward the payment of accrued rent and the amount, if any, of damages Landlord has suffered by reason of Tenant’s noncompliance
with this Lease. If Landlord applies any portion of the Security Deposit against accrued rent or damages, the remainder shall be refunded
to Tenant at the conclusion of the Lease. Tenant expressly understands that under no circumstances shall the Security Deposit be deemed
an advance payment of the last monthly rent payment. Landlord shall not be required to keep this deposit separate from its general funds,
and Tenant shall not be entitled to interest on such deposit.

 

4. USE OF PREMISES. TENANT agrees to take good care of the Premises and not use them for an purpose other than PROCESSING AND SELLING
PRODUCTS AND GENERAL OFFICE AND ITS RELATED BUSINESSES and related items. TENANT agrees to require all employees to park in the parking
area provided by LANDLORD in order that parking spaces most convenient for customers will be available at all times.

 

5. TENANT MAINTENANCE. Except as set forth in Section 6, TENANT shall maintain in good order, condition and repair the interior
of the Premises, including all heating and air conditioning equipment and electrical and lighting facilities, and plumbing, and the improvements
and equipment installed by TENANT in the Premises, and shall replace all broken glass, including plate glass and exterior show windows,
and repair any broken doors. TENANT shall make all other repairs to the interior of the Premises, whether of a like or different nature,
including damages caused by unauthorized breaking and entering, except those which LANDLORD is specifically obligated to make.

 

In
the event TENANT fails to maintain the Premises in good order, condition and repair, LANDLORD shall give TENANT notice to do such acts
as reasonably required as to maintain the Premises, using only licensed or bonded contractors. In the event TENANT fails to promptly
to commence such work or diligently prosecute the same to completion, LANDLORD may, but is not obligated to, do such acts and expend
such funds at the expense of the TENANT as are reasonably required to perform such work. Any amount so expended by LANDLORD shall be
paid by TENANT promptly after with demand with interest of eighteen (18%) per annum from the date of such work. LANDLORD shall have no
liability to TENANT for any damage, inconvenience or interference with the use of the Premises by the TENANT as a result of performing
any such work or by reason of undertaking the repairs.

 

6. LANDLORD
MAINTENANCE. LANDLORD shall repair and maintain the structural portion of the Premises, including exterior walls and roof,
unless such maintenance and repair is caused in whole or in part by the neglect, fault or omission of TENANT , its agents, employees
or invitees, or by unauthorized breaking and entering, in which event TENANT shall pay to LANDLORD the cost of maintenance and
repair. LANDLORD shall have no obligation to repair until a reasonable time after the receipt by LANDLORD of written notice of the
need for repairs. Unless otherwise specifically provided in this Lease, there shall be no abatement of rent and no liability of
LANDLORD by reason of any injury to or interference with TENANT ‘S business arising from the making of any repairs,
alterations or improvements in or to any portion of the Premises, or parking lot.

 

    	 

    	 

    

 

Any
provision of Section 5 to the contrary notwithstanding, LANDLORD shall pay for all “major repairs” to the Premises. As used
herein, a “major repair” is any repair to damage not caused by the negligence or intentional acts of the TENANT , its agents,
employees or invitees, the aggregate cost of which exceeds $100.00, such as repairs or replacements to the compressor in the A/C unit,
the blower in the furnace or the roof.

 

7. ALTERATION. TENANT shall not erect or place any signs or advertising on or visible from the exterior of the Premises, nor alter
the exterior or make any alterations or additions to the Premises without the LANDLORD’S prior written consent, not to be unreasonably
withheld. All alterations, additions, and improvements made by TENANT to or upon Premises, except furniture, equipment and fixtures,
shall at once when made or installed been deemed to have been attached to the freehold and to have become the property of LANDLORD; provided,
however, if prior to termination of this Lease or within fifteen (15) days thereafter, LANDLORD may direct written notice to TENANT ,
TENANT shall promptly remove the additions, improvements, fixtures and installation which were placed in the Premises by TENANT and which
are designated in said notice and shall repair any damage occasioned by such removal and in default thereof LANDLORD may effect said
removal and repairs at TENANT ‘S expense.

 

Any
improvements, alterations, repairs or maintenance will be performed in a workmanlike manner by qualified and licensed firms. TENANT further
agrees not to allow any liens for non-payment to be placed on the Premises, and, if any liens do appear, TENANT agrees to deposit sufficient
funds with LANDLORD to satisfy said lien or to bond said lien as permitted by law.

 

8. POSSESSION; QUIET ENJOYMENT. LANDLORD warrants that it has good title to the Premises, and that it will, at the beginning of
the term hereof, deliver possession of the Premises to TENANT in good condition, free of all other tenancies. Each party hereto affirms
and states it has full right and authority to enter into this Lease Agreement.

 

LANDLORD
covenants and agrees that, so long as TENANT performs its obligations hereunder, TENANT shall have the undisturbed right to peaceable
possession of the Leased Premises.

 

9. TAXES. During the term of the Lease, Tenant shall pay all taxes assessed against the personal property of TENANT located on
the Premises as and when such taxes are due.

 

    	 

    	 

    

 

10. COMMENCEMENT.
Notwithstanding the Term Commencement Date, if for any reason LANDLORD cannot deliver possession of the Premises to TENANT on said
date, LANDLORD shall not be subject to any liability therefor, nor shall such failure affect the validity of the Lease or
obligations of TENANT hereunder or extend the term hereof, but in such case TENANT shall not be obligated to pay rent until
possession of the Premises is tendered to TENANT ; provided, however, that if LANDLORD shall not have delivered possession of the
Premises within thirty (30) days from said commencement date, TENANT may at TENANT ‘S option, by notice in writing to LANDLORD
within ten (10) days thereafter, cancel this Lease, in which event the parties shall be discharged from their respective obligations
hereunder. If TENANT occupies the Premises prior to said commencement date, such occupancy shall not advance the termination date,
and TENANT shall pay rent for such period at the initial monthly rates set forth.

 

11. SUBLEASE. TENANT shall NOT assign or transfer this Lease or any interest therein nor sublet said Premises or any part thereof
without the written consent of the LANDLORD but such consent shall not be unreasonably withheld; nor shall this Lease be assignable or
transferable by operation of law or by any process or proceeding of any court, or otherwise without the written consent of the LANDLORD.

 

12. TENANT
‘S PRIVATE AREA. The square footage computed by LANDLORD is enclosed within a perimeter line consisting of the outer wall
or glass line of the Building and midpoint of the common walls separating the TENANT ‘S private area from common area of other
tenants of the Building.

 

13. SUBORDINATION. This Lease and all the rights of the TENANT hereunder at the option of the LANDLORD will be subject and subordinate
to all encumbrances created by LANDLORD. TENANT agrees to execute and deliver to LANDLORD from time to time within ten (10) days after
written request by LANDLORD all instruments which might be required by LANDLORD to confirm such subordination.

 

14. INSOLVENCY. In the event of attempted assignment of this Lease to creditors, the institution of bankruptcy, corporate reorganization,
trustee or receivership proceedings involving TENANT , any of such events shall forthwith and of themselves cancel and void this Lease,
and possession of the Premises shall immediately pass to LANDLORD, at its option. If LANDLORD exercises its option to recover possession
of the Premises upon the occurrence of one of such events, it shall not be held to have waived its cause of action against TENANT for
its failure to perform fully the terms of this Lease prior to such event.

 

15. SALE BY LANDLORD. In the event LANDLORD transfers its interest in the Building, LANDLORD will thereby be released from any further
obligation hereunder and LEESEE agrees to look solely to the transferee for the performance of such obligations. The agreement of TENANT
to attorn to the transferee of the LANDLORD will survive any termination of rights of the LANDLORD in the Building and the TENANT agrees
to execute and deliver to the designee of the LANDLORD from time to time within ten (10) days after written request therefore all instruments
which might be required by the LANDLORD to confirm such attornment.

 

    	 

    	 

    

 

16. INDEMNITY. TENANT agrees to carry public liability insurance covering the Leased Premises and the business conducted therein,
which insurance shall be in amount not less than $100,000.00 each person and $300,000.00 each occurrence. Such policies shall be for
the benefit of LANDLORD and TENANT as their interest may appear, and TENANT shall furnish LANDLORD a certificate of said insurance. TENANT
further agrees to indemnify LANDLORD from any and all damages to the contents of any portion of the Building herein leased, and from
any action, claim or injuries arising from the maintenance, operation or use by TENANT , its employees, customers or invitees of the
Premises by any person, or for any condition existing on said Premises under the control of TENANT or which condition is the responsibility
of TENANT . In any suit or action for damages arising from alleged negligence of TENANT in which LANDLORD is included as a defendant,
TENANT will assume all the burdens, costs and expenses of the defense thereof.

 

17. DESTRUCTION. In the event said Premises are partially destroyed or rendered partially unfit for their accustomed uses by fire,
tornado, or any other casualty, LANDLORD shall at its expense, promptly restore the Premises to substantially the condition in which
they were immediately prior to such casualty. From the date of such casualty until said Premises are restored, rent shall abate in such
portion as the part of said Premises thus destroyed or rendered unfit bears to the total Premises. In the event the premises are totally
destroyed or rendered wholly unfit for their accustomed uses by any casualty, LANDLORD may , at its option, elect to restore said Premises
at its expense to substantially the condition they were in prior to such casualty, or LANDLORD may elect to terminate this Lease, such
option to be exercised by notice from LANDLORD to Tenant not later than thirty days following such casualty. If LANDLORD fails to give
such notice, this Lease shall terminate and TENANT shall be liable for rent only to the time of the casualty. The Premises shall be totally
destroyed if the cost of restoration exceeds 50% of the fair market value of the improvements thereon prior to such casualty. TENANT
shall receive pro rata refund of any sum paid in advance for the period during which the Premises are unfit for use, and rent shall abate
during such time.

 

18. DEFAULT.
If TENANT vacates or abandons said Premises or defaults in the payment of the rent reserved or any installation thereof, LANDLORD
may, at its option, terminate this Lease or without such termination enter said Premises, remove TENANT ‘S property therefrom,
and re-let the same for the account of TENANT for such rent and upon such terms as may be satisfactory to LANDLORD, without such
reentry working a forfeiture of past or future rents to be paid or the covenants to be performed by TENANT during the full term
hereof. In any event, TENANT shall pay any rent deficiency, each month thereafter, during the balance of the term hereof.

 

19. LIEN. All property of TENANT in or upon said Premises, whether or not exempt from execution, shall be subject to a lien for
payment of the rent reserved and for any damages arising from any breach by TENANT of any of covenants herein. If default is made in
the payment of any installation of the rent, or any part thereof, and if such default continues for ten (10) days after written notice
thereof to TENANT , LANDLORD may take possession of said property of TENANT or any part thereof and sell it at public or private sale
with or without auction, to the highest bidder for cash, and apply the proceeds of said sale first toward the cost of sale and then toward
said debt or damages, any remainder to be paid to TENANT . In the event it becomes necessary for either party to take legal action for
the enforcement of any obligation imposed upon the other by this Lease, the non-prevailing party will bear all of the costs and expenses
of such auction, including reasonable attorney fees.

 

    	 

    	 

    

 

20. WAIVER AND NOTICE. Any assent, expressed or implied, by LANDLORD to any breach of any covenant or condition herein shall operate
as such only in the specific instance and shall not be an assent or waiver thereof generally or of any specific breach thereof. The various
rights, powers, elections and remedies of LANDLORD contained herein are cumulative, and no one of them shall be exclusive of other or
of any allowed law. No right shall be exhausted by being exercised on one or more occasions. Time is of the essence hereof. Where provision
is made herein for notice of any kind, it shall be deemed sufficient, if such notice is to TENANT , if addressed to TENANT at the Leased
Premises; and if so to LANDLORD, if addressed to LANDLORD at the address shown in LEASE. Such notice shall be given by mail with postage
prepaid. The provision contained herein, including any additional provisions, are the complete terms of the Lease, and no alterations
or modifications of said terms shall be binding unless signed by both parties.

 

21. SUITABILITY.
TENANT acknowledges that neither LANDLORD nor any agent of LANDLORD had made any representation or warranty with respect to the
Premises or the suitability of the Premises for the conduct of TENANT ‘S business, nor has LANDLORD agreed to undertake any
modification, alteration or improvement to the Premises except as provided in the Lease. The taking of possession of the Premises by
TENANT shall conclusively establish that the Premises were at such time in satisfactory condition unless within fifteen (15) days
after such date TENANT shall give LANDLORD written notice specifying in reasonable detail the respects in which the Premises or the
Building were not in the satisfactory condition. By execution hereto, TENANT and LANDLORD acknowledge that they have investigated
all representation of agents, and as such agents shall be relieved of all liability for future claims.

 

22. PROHIBITED USES. TENANT shall not use said Premises for any use other than that which is specified in the Lease, and shall not
permit them to be used, for any other purpose, without first obtaining the written consent of LANDLORD. TENANT shall promptly and continuously
comply with all laws, orders, and regulations of the State, County and City, affecting the use, occupation, safety and cleanliness of
the Premises and the equipment of TENANT .

 

TENANT
may not display or sell items or allow carts, portable signs, devices or any other objects to be stored or to remain outside the exterior
walls and permanent doorways of the Premises. TENANT further agrees not to install any exterior lighting, amplifiers or similar devices
or use in or about the Premises any advertising medium which may be heard or seen outside the Premises, such as flashing lights, searchlights,
loudspeakers, phonographs or radio broadcasts.

 

TENANT
shall not do or permit anything to be done in or about the Premises nor bring or keep anything therein which will in any way
increase the existing rate or affect any fire or other insurance upon the Premises or the Building or any of its contents, nor shall
TENANT sell or permit any articles to be kept, used or sold in or about the Premises, which may be prohibited by a standard form
policy of fire insurance. If LANDLORD’S insurance premium is increased as a result of TENANT ‘S business operation,
TENANT agrees to pay said increase.

 

    	 

    	 

    

 

In
the event Premises represent a section of a larger Building, TENANT shall not do or permit anything to be done in or about the Premises
which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building of which the Premises may be
a part or injure or annoy them, or use or allow the Premises to be used for any unlawful or objectionable purpose, nor shall TENANT cause,
maintain or permit any nuisance in, on, or about the Premises. TENANT shall not commit or allow to be committed any waste in or upon
Premises. TENANT shall keep the Premises in a clean and wholesome condition, free of any objectionable noises, odors or nuisances.

 

23. TENANT HOLDOVER. If TENANT fails to surrender the Premises upon the termination or expiration of this Lease, with or without
the express or implied consent of LANDLORD, such tenancy shall be at sufferance only, and shall not constitute a renewal hereof or an
extension for any further term.

 

23.1.
Rent. Under such tenancy at sufferance, Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%)
of the Base Rent applicable during the last rental period under this Lease, prorated based on the actual number of holdover days.

 

23.2.
Rights Reserved. Such tenancy at sufferance shall be subject to every other applicable term, covenant and agreement contained
in this Agreement. Nothing contained in this Article shall be construed as consent by Landlord to any holding over by TENANT, and LANDLORD
expressly reserves the right to require TENANT to surrender possession of the Premises to LANDLORD as provided in this Lease upon the
expiration or other termination of this Lease. The provisions of this Article shall not be deemed to limit or constitute a waiver of
any other rights or remedies of Landlord provided in this Agreement or at law.

 

23.3
Indemnification. If TENANT fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any
other liabilities to LANDLORD accruing there from, TENANT shall protect, defend, indemnify and hold LANDLORD harmless from all loss,
costs (including reasonable attorney fees) and liability resulting from such failure, including any claims made by any succeeding tenant
founded upon such failure to surrender (excluding such TENANT’S lost profits) and any lost profits to LANDLORD resulting therefrom,
but only if the holdover continues beyond thirty (30) days and LANDLORD has notified TENANT of the existence of the new lease.

 

24. RIGHT TO SHOW SPACE. LANDLORD may show the Premises to prospective TENANT s at any reasonable hour during the last sixty (60)
days of the term hereof. This Lease shall not be deemed renewed except upon written agreement to that effect. TENANT agrees that it will,
without notice, deliver possession of said Premises to LANDLORD upon the expiration of the term hereof. In the event TENANT remains in
possession of said Premises after the expiration of this Lease, without executing a new Lease, TENANT shall be deemed to occupy the Premises
as a tenant from month to month, subject to all the terms hereof insofar as they are applicable to such a tenancy.

 

    	 

    	 

    

 

25. WAIVER OF SUBROGATION. LANDLORD releases and discharges TENANT from all liability which may arise out of the loss or destruction
by fire or other casualty of the Leased Premises caused by the act or omission of TENANT or its agents. TENANT releases and discharges
LANDLORD from all liability which may arise out of the loss or destruction by fire or other casualty of any property of TENANT which
may be located upon the Premises caused by the act of LANDLORD or its agents. Each of the parties agrees to give notice of this provision
to all companies which issue a policy of fire insurance upon the Premises, fixtures or contents.

 

26. CONDEMNATION. If during the term of the Lease more than forty (40%) of the parking lot and/or Building should be taken by eminent
domain or condemnation for public or quasi-public use, or by private purchase in lieu thereof, this Lease shall terminate upon the election
of either party by giving written notice to the other party within sixty (60) days after the taking of possession by the condemning authority.
All funds derive from condemnation proceedings shall be paid direct to LANDLORD, and TENANT hereby assigns its interests in any such
award to LANDLORD; provided, however, LANDLORD shall have no interest in any award made to TENANT for loss of business, fixtures or moving.
If such a separate award is made to TENANT , then the LANDLORD shall not pay for moving expenses. Otherwise, LANDLORD agrees to pay for
moving expenses to TENANT in such event.

 

27. DAMAGE TO PROPERTY. SUBJECT TO NORMAL WEAR AND TEAR OF THE USE OF THE SAID PREMISES, TENANT shall bear all risks of damage to
the equipment, fixtures, furnishings, inventory, and supplies located on and situated in said Leased Premises and shall maintain adequate
insurance thereof for his own protection as a result thereof. LANDLORD is relieved absolutely of any liability thereof, including, but
not limited to, damages to any such property caused by gas, water, smoke, rain or snow, which may leak into, issue or form from any part
said Building of which the Leased Premises are a part, or from pipes or plumbing work of said Building, or from any other place.

 

28. INTEREST ON PAST DUE OBLIGATION. Except as expressly herein provided, any amount not paid to LANDLORD when due shall bear interest
at eighteen percent (18%) per annum from the due date. Payment of such interest shall not excuse or cure any default by TENANT under
this Lease.

 

29. CORPORATE AUTHORITY. If TENANT is a corporation, each individual executing this Lease on behalf of said corporation represents
and warrants that they are duly authorized to execute and deliver this Lease on behalf of said corporation in accordance with the By-laws
of said corporation, and that this Lease is binding upon said corporation in accordance with its terms.

 

30. INABILITY TO PERFORM. If either party hereto shall be delayed or prevented from the performance if any act required hereunder
by reasons of strike, labor or trouble, acts of God or any other cause beyond the reasonable control of such party (financial inability
excepted), and such party is otherwise without fault, then performance of such act shall be excused for the period of the delay, provided
that the foregoing shall not excuse TENANT from the prompt payment of any rental or other charge required of TENANT hereunder unless
otherwise specifically so stated in this Lease.

 

    	 

    	 

    

 

31. BINDING EFFECT. The covenants, terms, conditions, and agreements herein contained shall extend to and be binding upon the respective
heirs, trustees, successors, executors, administrators, and assigns of the parties.

 

32. COMPLETE AGREEMENT. The covenants and conditions herein contained, together with any exhibits and addenda attached, are the
full and complete terms of this Lease Agreement, and no alterations, amendments, or modifications of the same shall be binding, unless
first reduced to writing and signed by both parties.

 

33. RESERVATION. The submission of this Lease for examination does not constitute a reservation of or option for the Premises, and
this Lease is effective as a lease upon execution and delivery thereof by LANDLORD and TENANT .

 

34. UTILITIES. TENANT agrees to pay for gas, electric current and all other utilities supplied to the Premises. If any utilities
are not separately metered, then the rates charged to the Premises shall not exceed those of the local public utility company if its
services were furnished directly to TENANT and shall not be less than its pro rata share of any jointly metered service as reasonably
determined by LANDLORD. LANDLORD shall not be liable in damages or otherwise for any failure or interruption of any utility service being
furnished to the Premises, and such failure or interruption shall not entitle TENANT to terminate this Lease, unless it continues interrupted
in excess of ten business days.

 

35. COMMON AREAS. LANDLORD shall maintain and repair the common areas of the Building in first class condition, to include the parking
areas, sidewalks, landscaping, lawns, trash receptacles and enclosures and lighting. LANDLORD shall be responsible for snow and ice removal
from the parking areas and sidewalks, for bulb replacement in the lighting, for utility charges for the common areas, for striping the
parking areas as needed, and for security in the common areas.

 

36.
TENANT IMPROVEMENTS ALL TENANT IMPROVEMENTS WILL BE THE RESPONSIBILITY OF THE TENANT.

 

37.
ADDITIONAL COVENANTS. 1. Tenant agrees to vacate the space within 30 days after written notice from the Landlord, if the Landlord suffers
damages from any Federal or State law that will damage the Landlord in any way by having Tenant occupy said space. 2. No cash payments
for rent.

 

    	 

    	 

    

 

Commercial
Lease

(Signature
page)

 

	TENANT :	Agro Capital Management Corp
	 	 
	 	By:	/s/ Mr.
    Scott Benson
	 	Mr. Scott Benson
	 	Its CEO
	 	Date:	            
	 	 	 
	LANDLORD:	Diamond Real Estate, LLC
	 	 
	 	By:	/s/
Russell Kim
	 	Russell Kim – ITS Manager
	 	Date:	 

 

    	 

    	 

    

 

	STATE
    OF OKLAHOMA	)	 
	 	)	SS:
	COUNTY
    OF OKLAHOMA	)	 

 

Before
me, the undersigned, a Notary Public, within and for said State, on this _____ day of _________________, 2022, personally appeared Scott
Benson, to me known to be the identical person who subscribed the name of Scott Benson, the maker thereof to the within and
foregoing instrument as its President and acknowledged to me that she executed the same as her free, voluntary act and deed, and as the
free and voluntary act and deed of such corporation, for the uses and purposes set forth.

 

In
Testimony Whereof, I have hereunto set my hand and official seal the day and year last above written.

 

	 	 	 	Notary
    Public
	My
    Commission Expires:	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	STATE
    OF OKLAHOMA	)	 	 
	 	)	SS:	 
	COUNTY
    OF OKLAHOMA	)	 	 

 

Before
me, the undersigned, a Notary Public, within and for said State, on this _____ day of _________________, 2022, personally appeared Russell
Kim, to me known to be the identical person who subscribed the name of Diamond Real Estate, LLC, the maker thereof to the within
and foregoing instrument as its President and acknowledged to me that he executed the same as his free, voluntary act and deed, and as
the free and voluntary act and deed of such corporation, for the uses and purposes set forth.

 

In
Testimony Whereof, I have hereunto set my hand and official seal the day and year last above written.

 

	 	 	Notary
    Public
	My
    Commission Expires:	 	 
	 	 	 
	 	 	 

 

    	 

    	 

    

 

PERSONAL
GUARANTY

 

FOR
VALUE RECEIVED, and in consideration of the execution of the within Lease by Landlord, the undersigned guarantees to the Landlord, its
successors and assigns, the full performance and observance of all the covenants, conditions and agreements therein contained to be performed
and observed by the Tenant without requiring any notice of non-payment, non-performance, or non-observance, or proof of notice or demand
whereby to charge the undersigned therefore, nor shall failure of the Landlord to enforce its rights against the Tenant or concessions
made by the Landlord to the Tenant, affect the liability hereunder.

 

DATED
this _____ day of ____________, 2021

 

	 	 	 	Scott
    Benson, Individually
	 	 	 	 
	STATE
    OF OKLAHOMA	)	 	 
	 	)	SS:	 
	COUNTY
    OF OKLAHOMA	)	 	 

 

Before
me, the undersigned, a Notary Public, in and for said State, on this _____ day of ____________, August, personally appeared Scott Benson
to me personally known to be the identical person who executed the within and foregoing instrument, and acknowledged to me that she executed
the same as her free and voluntary act and deed for the uses and purposes therein set forth.

 

In
Testimony Whereof, I have hereunto set my hand and official seal the day and year last above written.

 

	 	 	Notary
    Public
	My
    Commission Expires:

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