Document:

Exhibit 10.12

 

Contract No. : 20180111

 

Qingdao Century Center of Excellence

 

Letter of lease Building one

 

September 30,2018

 

Letter of lease

 

     1 

     

    

 

Lessor (party a) : Qingdao Zhuoyue Qisheng Real Estate
Development Co. , Ltd.

 

Address: 16-2409, Fengcheng Road, Dunhua
Road, Shibei district, Qingdao City, Shandong province

 

Postcode: 266000

 

Tel:

 

Business License or identity card number:

 

Lessee (Party B) : Shenzhen Unicorn Incubator Co.
, Ltd.

 

Registered Address: 6th Floor, ZTE R & D
building, No. 13, Gaoxin South 4th road, Yuehai Street, Nanshan District, Shenzhen City

 

ZIP code: 518000;

 

TEL:

 

Business License or identity card number:

 

Principal:

 

Mailing address:

 

Postcode:

 

Tel:

 

Business Licence or Identity Card Number:

 

Guarantor (Party C) : Li Shengwu

 

Identity card number:

 

Address:

 

In accordance with the provisions of the
Contract law of the People’s Republic of China, the law of the People’s Republic of China on the administration of
urban real estate and other relevant laws, this contract and the related terms and conditions shall be concluded by the parties
through consultation.

 

Article 1. Let the property and the term of the
lease

 

Party a will lease to party B the premises
(hereinafter referred to as leased premises) on the 8th, 9th and 30th floors of Building 1, Century of Excellence Centre, Lung
Shing Road, North District, Qingdao City, numbered [801-810,901-910,3001-3010] .

 

     2 

     

    

 

Rental housing use: Office. Party a shall
not change the use of the premises without the written consent of party A and the examination and approval of the relevant departments
as required. The business scope of party B shall be consistent with the business license handled in accordance with the law (if
the business scope is changed in time Party B signed the name “Shenzhen Unicorn Incubator Co. , Ltd. ” , abbreviated
as”/” , the building water plate with one of the above-mentioned name, party B has no objection to this.

 

Gross leasable area, 9th floor, 4100.73 m2,30th floor,
2097.17 m2.

 

Party B has carried out on-the-spot
inspection of the rented house, and has fully understood and approved the rented house and its surrounding environment.

 

Party B shall lease the premises
for the period from November 1,2018, to 2028 October 31,2018. During the lease period, party a May sell all or part
of the premises to a third party, party B may unify sign the lease contract with the new owner. When the contract is signed, the
original terms and conditions of the contract shall remain unchanged.

 

	Seria	 	Lease term	 	Floor	 	Unit Price	 	Acreage	 	Monthly	 	Rental	 	Annual	 	Notes
	1	 	2018年11月1日至	 	8F.9F	 	2.8	 	4100. 73	 	349246	 	9	 	3143214	 	 
	 	 	2019年10月31日	 	30F	 	3. 5	 	2097.17	 	223261	 	9	 	2009349	 	 
	2	 	2019年11月1日至	 	8F.9F	 	2.8	 	4100. 73	 	349246	 	9	 	3143214	 	 
	 	 	2020年10月31日	 	30F	 	3.5	 	2097.17	 	223261	 	9	 	2009349	 	 
	3	 	2020年11月1日至	 	8E. 9F	 	2.88	 	4100. 73	 	359224	 	10	 	3592240	 	 
	 	 	2021年10月31日	 	30E	 	3. 61	 	2097.17	 	230278	 	10	 	2302780	 	 
	4	 	2021年11月1日至	 	8F. 9F	 	2. 97	 	4100. 73	 	370150	 	12	 	4445400	 	 
	 	 	2022年10月31日	 	30F	 	3. 71	 	2097.17	 	236657	 	12	 	2839884	 	 
	5	 	2022年11月1日至	 	8K.9E	 	3.06	 	4100. 73	 	381675	 	12	 	4580100	 	 
	 	 	2023年10月31日	 	30F	 	3. 82	 	2097.17	 	243674	 	12	 	2924088	 	 
	6	 	2023年11月1日至	 	8F. 9F	 	3. 15	 	4100. 73	 	392901	 	12	 	4714814	 	 
	 	 	2024年10月31日	 	30F	 	3. 94	 	2097.17	 	251328	 	12	 	3015936	 	 
	7	 	2024年11月1日至	 	8F. 9E	 	3. 25	 	4100. 73	 	405374	 	12	 	4864488	 	 
	 	 	2025年10月31日	 	30F	 	4.06	 	2097.17	 	258983	 	12	 	3107796	 	 
	8	 	2025年11月1日至	 	8F.9F	 	3. 34	 	4100. 73	 	416600	 	12	 	4999200	 	 
	 	 	2026年10月31日	 	30P	 	1.18	 	2097.17	 	266638	 	12	 	3199656	 	 
	9	 	2026年11月1日至	 	8F. 9F	 	3. 44	 	4100. 73	 	429073	 	12	 	5148876	 	 
	 	 	2027年10月31日	 	30F	 	4. 31	 	2097.17	 	274930	 	12	 	3299160	 	 
	10	 	2027年11月1日至	 	8F.9E	 	3. 55	 	4100. 73	 	142793	 	12	 	5313521	 	 
	 	 	2028 年10 月31 日	 	30F	 	4. 43	 	2097.17	 	282585	 	12	 	3391019	 	 

 

     3 

     

    

 

。The
time limit agreed upon in the preceding paragraph shall not exceed the approved term of use of the land, and shall not exceed 20
years.

 

Item Two: Rental and billing account information

 

Party B shall pay the first rent
in full within 7 working days after the signing of this contract and thereafter quarterly. The rent should be paid in full before
the 15th of the last month (in advance of statutory holidays) . Party B shall settle all the rent, property management service
fee and other charges before the expiration date of the lease term. If the lease term is less than one full quarter, the lease
term shall be adjusted in proportion to the actual number of days in use in that quarter (based on the actual number of days in
the natural quarter in which the lease term is held) .

 

Rental does not include property
management services fees and other related fees. The above rental amount includes value added tax.

 

Party a account information:

 

Company name: Qingdao Zhuoyue Qisheng Real Estate
Development Co. , Ltd.

 

Bank: the second branch of industrial
and Commercial Bank of China Shinan District

 

Bank account:

 

According to the current tax
regulations and policies of the state, this project is implemented with simple calculation and collection, and the present rental
value-added tax rate is 5% . As a result of national tax, regulation, policy adjustment, rent and other expenses corresponding
value-added tax rate increases, exceed existing tax rate part by both sides bear.

 

Party a shall provide party B
with the VAT invoice within 10 working days after receiving the rent paid by party B and the corresponding VAT charges.

 

Party B confirms its taxpayer information as follows:

 

Household name: Shenzhen Unicorn Incubator Co. , Ltd.

 

     4 

     

    

 

Taxpayer Identification Number:

  

Address: 6/F, ZTE R &
D Building, No. 13, No. 4 South Gaoxin Road, Yuehai Street, Nanshan District, Shenzhen City

 

Tel: 0755-22910321

 

Bank: China Merchants Bank Shenzhen Futian sub-branch

 

Bank account number:

 

Party B shall bear the risk of
delay or inability to issue invoices due to party B’s failure to provide taxpayer information or inaccurate provision of
information.

 

Article 3 decoration period:

 

The renovation period is eight
months and is divided into three years, the first year: from 1 November 2018 to 31 January 2019, the second year: from
1 November 2019 to 31 January 2020, and the third year: from 1 November 2020 to 31 December 2020. Party B shall
abide by the building property management company decoration requirements. During the renovation period, party B shall pay the
property management service fee, air conditioning fee, water, electricity, garbage disposal fee, parking fee, government tax and
other fees (if any) in accordance with all the terms of this contract. Party a shall have the right to claim 8 months’ rent
from Party B in case party B has seriously violated the contract and caused losses to Party A.

 

Party B shall go through the
decoration formalities with the property management company entrusted by party a before the decoration of the leased house. Decoration
procedures, charges and other requirements are detailed in the “decoration manual” provided by the property management
company (the manual in the handover of the leased premises, the property management company to Party B, in the future to make any
changes and amendments, the property management company, the company promptly notify party B) .

 

Party B shall not damage the
appearance and main structure of the leased premises when decorating the leased premises (but may adjust the partition walls within
the leased premises without affecting the overall structure and the safe area of the premises) and ancillary facilities, and should
strictly comply with the provisions of the decoration code. Due to Party B decoration design, construction, acceptance and other
fire safety related to the responsibility by Party B.

 

     5 

     

    

 

In order to ensure the safety
and normal operation of the facilities and equipment of the building, when party B carries out the modification of the fire- fighting,
electromechanical, air-conditioning systems, etc. , the modification drawings shall be submitted to party A or the property
management company for examination in advance, in principle, the fire fighting system, air conditioning system and weak electric
systems engineering shall be carried out by the contractor appointed by Party A and paid by Party B. Without the consent of party
A or the property company, party B has the right to force party A or the property company to stop the renovation of the fire-fighting,
air-conditioning and weak- current systems involving the safety of facilities and equipment of the whole building, until the rectification
qualified only after the resumption of construction. All losses caused by party B’s unauthorized construction of facilities
and equipment system damage shall be borne by party B. Therefore, party B shall bear all the losses caused to party A or a third
party.

 

Article 4 fees for property management services

 

Basis and standard of service charge

 

(1) property management services fee:

 

Building management service charges
13. $9 per month, payable at the time and in the manner specified in the notice of charges.

 

Account name: Shenzhen Excellent
Property Management Co. , Ltd. . Qingdao Shibei branch

 

Depositary Bank: Industrial and
Commercial Bank of China, central business district

 

Account:

 

(2) collection and payment of fees:

 

Entrusted by relevant departments
or lonly positions, property management companies can provide collection and payment services such as water and electricity charges.
On behalf of the collection, payment fees do not belong to property management services fees, fees in accordance with government
regulations.

 

     6 

     

    

 

(3) other reimbursable services:

 

This fee is not a property management
service fee. The fee is charged according to the market reference price. For the specific price, please refer to the building property
management office, (note: Property management companies have the right to make appropriate adjustments to the price list according
to the market conditions, and the result of the adjustments will be announced) .

 

Billing period definition:

 

Party A and party B shall, from
the date of commencement of the lease (including the period of renovation) as stipulated in the house leasing contract, the property
management company of the building shall start to collect the corresponding fees for property management services and other related
fees according to the standards and regulations of the property and service contracts.

 

Article 5 air conditioning:

 

Rates: 45 Yuan for heating from
November 15 to April 5, and 45 yuan for cooling from July 1 to September 30. For the term of the lease, if
the air conditioning fee is adjusted due to the basic energy price adjustment, the relevant notice of Taneng Natural Gas Co. , Ltd.
shall prevail.

 

Normal supply period: 8:30-17:30
o in heating or cooling season from Monday to Sunday

 

If party B needs to use the air-conditioner
outside the normal supply time, it should apply to Taineng Company at least one day in advance and pay the delay charge according
to the unified charging standard of Taineng and the company.

 

Household name: Taneng Natural Gas Co. , Ltd.

 

Opening Bank: Bank of China Qingdao City North Branch
 –

 

Account number: 

 

Article 6 handover of leased premises

 

Party a shall hand over the leased
premises to Party B for use before November 1,2018, and go through the relevant transfer procedures. Upon delivery of the
leased premises, both parties shall confirm the current conditions of the leased premises and its ancillary properties and other
relevant information, and shall supplement it in the attached pages.

 

     7 

     

    

 

If Party a takes over the leased
premises later than the time mentioned in the preceding paragraph, party B may request the extension of the validity of this contract.

  

Party B shall take over the leased
premises on the scheduled handover date. If Party B is unable to take over the leased premises on the scheduled handover date due
to party B’s reasons, the time from the commencement of the lease, term and fitting-out period shall not be extended, party
B shall bear the relevant expenses in accordance with the provisions of this contract. At the time of Handover, the Party A and
party B’s representatives or their authorized representatives shall sign the relevant documents or vouchers for the handover
of the leased premises. After Delivery, party B shall abide by the rules and regulations of party A or the property management
company.

 

If party B fails to go through
the handover procedure within working days, party A has the right to unilaterally terminate the contract and take back the leased
premises by written notice. In this case, party B has paid the security deposit as a breach of contract is not refundable, the
amount of breach of contract can not make up for the actual losses of party A, party A has the right to recover from party B. At
the same time, Party A has the right to lease the leased premises to a third party.

 

Article 7: Lease Deposit and return conditions

 

Within 3 working days after the
signing of this contract, party B shall pay party a RMB 1717521(capital: RMB 100) $710,000, $750,000, $11) as security deposit
for the lease. Party a shall issue a receipt for the same amount within the day party B pays the deposit. On November 1, the
2021 deposit of 572507 RMB (capital: RMB 172,500,007) was changed to house rent, i.e. the 2021 deposit was changed to 1145014 RMB
on November 1(capital: RMB 100,000) O

 

(2) Party B shall pay the lease deposit to
party a within 7 working days after the signing of this contract and the supplementary terms.

 

If party B violates the provisions
of this contract, including but not limited to payment of rent, property management service fee or other fees payable, party a
shall be entitled to deduct all or part of the lease security deposit, the amount of deduction depends on the amount of money owed
by Party B. Other expenses incurred by party a due to party B’s non-performance of the provisions of this contract (including
but not limited to party A’s repair of the leased premises and other expenses) shall also be deducted from party A’s
security deposit. If the total amount of the remaining lease guarantee is less than the amount stipulated in the preceding paragraph
after party a deducts the lease guarantee in accordance with the provisions of this contract, party B shall make up the remaining
lease guarantee within 30 days after receiving party A’s notice, party a May unilaterally terminate the lease contract
without any liability for breach of contract.

  

     8 

     

    

 

Party B shall be deemed to be
in breach of the contract if party B terminates the contract or terminates the contract in advance for reasons other than party
A, party a shall have the right not to return the lease deposit, and shall have the right to claim back rent for 8 months from
Party B.

 

(5) if there is no breach
of contract upon the expiration or termination of the lease term of this contract, and return the leased premises in accordance
with the provisions of this contract, party a shall, within 30 days after party B has returned the leased premises and paid off
all amounts due to it (including, but not limited to, rent, property management service fees and other fees) , return the rental
deposit in full to party B (excluding interest) .

 

Article 8: payment of fees

 

Party B shall pay the rent, property
management service fee on time, various special service fees for party B’s use of the leased premises, and all taxes and
fees to be borne by party B collected by the People’s government of Qingdao, if Party B fails to pay the rent, property management
service fees, special services, service fees or any taxes and charges levied by the Qingdao Government of the People’s Republic
of China Department after Party A has notified party B in writing and party B fails to do so within 15 days after the due date,
the property company has the right to take measures to stop the supply or use of water, electricity, air-conditioning or other
facilities.

 

Article 9 security of leased premises

 

Party a shall ensure the security of the leased premises
and its ancillary facilities delivered in accordance with the relevant laws, regulations or rules.

 

     9 

     

    

 

Article 10. Both parties shall have the right
to use the property

 

Party B shall make reasonable
use of the leased premises and its ancillary facilities and shall not use the leased premises to commit any illegal acts.

  

Party A, as the owner of the
Leased House, guarantees that the ownership of the property is clear and that the property has passed the Design Audit and completion
inspection of the Government Fire Department. If the property has a dispute over the ownership of housing or Creditor’s rights
and debts, party a shall be responsible for the settlement and bear legal liabilities. Party A may use the public part of the building
where the leased house is located, including but not limited to holding commodity exhibitions, putting up roofs, external wall
advertising, etc. . Party B has no objection to this.

 

If party a needs to change the
name of the project without the consent of party B, if the name of the project is changed, the validity of the lease contract shall
not be affected.

 

Article 11 Party A’s maintenance responsibility

 

In the course of using the leased
premises, Party B shall, if the leased premises or its ancillary facilities are damaged or out of order, not caused by Party B’s
fault, party B shall inform Party A in time and take effective measures to prevent the further expansion of the defect, and follow-up
maintenance matters shall be handled by party A and the property company, party A and the property company shall give the maintenance
plan within ten days after Party B’s written notice and carry out the maintenance.

 

In case of Special Emergency
and maintenance, party a shall immediately inform party A, party A and the property company shall arrange staff to go, and take
necessary temporary measures, and contact professionals for maintenance.

 

Party a shall be responsible
for the maintenance of the main structure of the leased premises and the natural damage or breakdown of the ancillary facilities
and facilities provided by party A, and shall bear the related expenses.

 

The maintenance of the glass
curtain wall caused by the explosion, party A and the property company butt, jointly determine the cause of the explosion, party
A and the property company confirm, determine the responsible party, the responsible party shall bear the relevant maintenance
costs, and the construction unit shall carry out the maintenance and replacement, due to the particularity of glass curtain wall
material preparation, the time limit for party A to contact relevant units for maintenance is not agreed upon, but party a will
take measures to protect the curtain wall from self-explosion after receiving the notice.

 

     10 

     

    

 

Article 12 Party B’s maintenance responsibility

 

If Party B fails to perform or
violates any provision of this contract and the leased premises are damaged or lost by party a due to improper or unreasonable
use, within 14 days of Party A’s written notice, party B shall stop the infringement and be responsible for repairing and
restoring the original condition, and shall compensate party a for the corresponding economic losses (if any) .

 

If Party B fails to make any
rectification during this period, party a May unilaterally terminate this contract and the lease term shall expire on the
date of party A’s notice of termination, party B shall vacate the leased premises within three working days and return the
leased premises to party a in accordance with the provisions of this contract, and shall continue to bear the responsibility for
the performance of other provisions, if party B refuses to return the leased premises, thereby causing losses to party A, party
a shall have the right of recourse and reserve the right of action.

 

During the lease term, party
B may carry out necessary renovation of the leased premises, which shall not change the structure and use of the leased premises
under any circumstances, the appearance and colour of the leased property after renovation shall meet the requirements of party
A and be in harmony with the building environment. Party B shall, before renovation, submit a written application for renovation
in accordance with the requirements of the building property management company, and signed the “Decoration Management Agreement”
, party B decoration plan must obtain prior approval from the building property management company or the municipal government
departments concerned before entering the decoration, the cost, and the project funds are borne by Party B.

 

Party B
shall be responsible for the cleaning, maintenance and daily maintenance of the internal decoration and self-financing facilities
and equipment in the leased premises, and shall bear the relevant expenses.

 

     11 

     

    

 

During the lease term, party
B shall be responsible for the restoration of the original condition and compensation for the economic losses caused by the damage
to the leased premises or facilities caused by its wilful or negligent behavior. Party a shall have the right to terminate this
contract unilaterally, the non-return of the lease deposit does not entail any liability therefor.

 

In view of the fact that during
the lease term, party a will not enter the leased premises except in case of emergency, party B shall be responsible for the daily
cleaning and maintenance of the facilities and equipment belonging to party a but exclusive to party B, and party a shall bear
the relevant expenses, to keep it in good working order. If party B finds any abnormal condition (natural damage or malfunction)
, party B shall inform party A to take necessary maintenance and repair measures.

 

Article 13 concerning sublease by Party B

 

During the lease term, party
B may sublease all or part of the leased premises to others. However, the term of the sublease shall not exceed the term of the
lease as stipulated in this contract.

 

Article 14: Party a shall transfer the property
right of the leased premises.

 

Party B hereby agrees and confirms that under no circumstances shall party B have the preemptive right
to purchase the leased premises (including Party A’s preemptive right to purchase the leased premises or any part thereof)
or similar rights, if any law or regulation gives party B priority, right of preemption (including party A’s right of preemption
when selling the leased house or any part thereof) or similar right, then party B is here, expressly waiving the right to preemption
or similar rights.

 

During the term of this contract,
party a May transfer part or all of the property right of the leased house. After party a transfers the ownership and interest
of the leased house to a third party, the continued performance of this contract shall not be affected. When the original Party
A will lease the ownership rights and interests of the house to the new, the lessee, Inform Party B, the lease deposit (excluding
the original party a according to the provisions of the deduction) transfer to the new lessor (replacement of the lease deposit
receipt) , at the same time, the responsibility of returning the security deposit to party B shall then be transferred to the new
lessor. Party B shall not raise any objection or claim against the original party A.

 

     12 

     

    

 

Party a declares that when this
contract is signed, the leasehold has already set up the mortgage right, which party B knows and accepts.

 

Party a shall mortgage, guarantee,
transfer or otherwise establish other rights in all or part of the assets of the property or any rights and interests under it
to any party, party a shall ensure that such other rights shall not impede party B’s operation of the property. Otherwise,
if the mortgagee/transferee requests party B to move away or sign the contract with party B above the conditions stipulated in
this contract, party a shall compensate for all the losses caused to Party B.

 

Article 15 Force Majeure

 

If the leased premises are temporarily
unusable due to force majeure or accidents, party a May decide whether or not to repair the leased premises based on the damage
to the leased premises. During the period of maintenance, party A may choose to provide other units in the building to party B
on the same terms and conditions of lease. Party A may use or suspend the rental of the leased premises and the charges for property
management services until the maintenance of the leased premises is completed.

 

If party a decides not to repair
the leased premises, or if the leased premises are not available for use within 90 days after the occurrence of such disasters,
both Party A and party B shall have the right to cancel this contract by giving written notice to the other party, this contract
shall be terminated by notice of Termination. Party B shall also vacate and return the leased premises to party a within seven
days after the termination of this contract, at which time party B shall not be required to lease the premises in accordance with
the provisions of this contract and shall maintain the leased premises in its original state of delivery, party a shall, in accordance
with the relevant provisions, refund the lease deposit without interest and the rent which has not been used (part or all of the
lease deposit deducted by party a due to party B’s breach of contract before the occurrence of any force majeure or accident)
.. Thereafter, neither party a nor party B shall assume any liability in connection with this contract (except any obligations to
be performed in accordance with Chinese law or mutual agreement) .

 

     13 

     

    

 

Article 16 Party B’s breach of contract
and termination of contract

 

In any of the following circumstances,
party a May request party B to return the premises in a clean and leasable condition, and demand party B to bear the damages
for the losses caused by this. At the same time, party A has the right to terminate this contract unilaterally, party a shall not
refund the security deposit of the lease and shall not be liable for any loss caused to party a by the payment of rent for 8 months.

 

(1) if party B has received
a reminder for rent payment for more than 15 days and has not paid the back rent (party B should pay party a the default rent,
the default rent standard is: the number of days in arrears multiplied by 5/10,000 of the amount of rent owed) ;

 

Party B violates article twenty-two
of this contract, or uses the leased premises to carry out illegal activities, to the detriment of the public interest or the interests
of party A, other parties;

 

(3) party B sublets the leased
premises to the use of leased premises for head-pulling, fraudulent financial management, by its customers and buildings, the building’s
neighbors collective complaints and other illegal acts;

 

(4) party B changes the
structure or use of the leased building without authorization

 

(5) party B violates the
provisions of Article 12 of this contract, does not assume the maintenance responsibility or does not pay the maintenance
expense, causes the house or the equipment to be serious, the serious damage;

 

(6) without the written consent of party A and
approval of relevant departments, party B will be the lease housing decoration;

 

(7) in order to safeguard
the public interest of the building, the equipment (if any) in the leased building shall be carried out in the public area adjacent
to the leased building by party B or in the leased building owned by Party A, including but not limited to the maintenance, repair
and addition of such equipment, party B still refuses to cooperate within [10] days after receiving the written notice from Party
A.

 

     14 

     

    

 

In addition to investigating
party B’s liability for damages or breach of contract, party A has the right to change the terms of the contract to party
b in accordance with the above-mentioned circumstances or to terminate the contract, once the notice of termination has been legally
served, party A has the right to terminate the contract unilaterally. In addition to the rent, if party B fails to pay the building
property, property management service fee or any other payable amount stipulated in this contract, the building property management
company May Charge Party B a penalty for breach of contract. The standard for breach of contract shall be the number of days
in arrears multiplied by 5/10,000 of the amount owed.

 

If party B refuses to cooperate
with party A to cancel the lease within three days after party A has served the notice of termination in accordance with the contract,
party A has the right to cancel the contract at the lease office. If Party A is unable to complete the record registration within
the time limit stipulated in the lease due to party B’s actions, party B shall compensate party a for the loss caused by
the vacancy of the premises and premises due to party B’s inability to rent the original leased premises to a third party
in a timely manner, the amount of compensation shall be the loss of party A’s current rent during the period when the premises
are vacant. The vacancy period shall start from the date of the completion of the work required by the lease and shall end on the
date of party A’s actual completion of the registration.

 

Article 17: Party A’s breach of contract
and termination of contract

 

If one of the following circumstances occurs, party
B may claim damages from

 

party a for the losses caused by it (the specific
compensation shall be based on the evidence of the actual expenses incurred by party B for decoration, purchase and so on) , and
party a shall refund the security deposit of the lease by double;

 

Party a shall delay the delivery
of the leased premises for more than 30 days (or months) ;

 

Party a violates the provisions
of Article 9 of this contract and the security of the leased premises does not comply with the relevant laws, regulations
or rules;

 

Party a does not bear the responsibility for maintenance
or pay the maintenance expenses in violation of article 11 of this contract;

 

(4) party a unilaterally
requests the early termination of the contract without proper reasons

 

     15 

     

    

 

Party a will lease the house
mortgage, security, transfer or other means to a third party, resulting in party B can not normal

 

Use of the premises or inability to continue the
performance of the contract.

 

In addition to investigating
party A’s liability for damages or breach of contract, party B may also, in the light of the above-mentioned circumstances,
propose to party A to change the terms of the contract or, to terminate the contract, party B has the right to terminate the contract
unilaterally once the notice of termination has been legally served.

 

Article 18 termination of the contract and return
of the leased premises

 

When the lease term of this contract
expires or terminates or is terminated for any reason (including but not limited to the termination by mutual agreement or upon
receipt of the notice of termination from party a or otherwise indicated by party B that it is no longer actually performed) ,
party B shall return the leased premises to Party A in good, tidy and leasable condition (except normal depreciation and wear)
within the same day to the satisfaction of Party A. If party B violates the provisions of the preceding paragraph, party a shall
have the right not to return the lease security, the deposit and the right to dispose of any residuals in the premises, subject
to party B’s breach of contract and abandonment of the ownership of all furniture, articles, facilities and equipment in
the leased premises, party B has no objection to this.

 

Article 19. Renewal and re-recruitment

 

If party B needs to continue
to lease the leased premises before the expiration of the lease term, party B shall, one year before the expiration of the lease
term, provide party a with a written and irrevocable application for continuing to lease the premises, both parties shall negotiate
the terms of the lease and re-sign the lease and the contract. If the application is not made within the time limit or if the two
parties do not agree on the terms of the lease and sign a new lease within three months after the application is made, the contract
shall be deemed to have been abandoned by Party B.

 

     16 

     

    

 

(1) Party a shall have the
right to carry out all the preparations for the re- lease three months before the expiration of the lease term, including the
introduction and display of the leased premises to the prospective lessee, whether or not party B applies to party a for the
renewal of the lease, or the rental housing for necessary and reasonable maintenance work (but not to interfere with the
normal operation of party B) , party B shall cooperate. If party B fails to renew or sign the lease contract with party a in
accordance with the provisions of the preceding paragraph, the contract shall automatically terminate upon the expiration of
the lease term, and party B shall vacate the leased premises and return the leased premises to party a upon the expiration of
the lease term, party a shall have the right to charge party b double rent as liquidated damages if it fails to move out and
return the property within the time limit, shall bear the cost of property management services, water, electricity (if any)
, etc. , incurred during the period of overdue occupation of the leased premises, the above-mentioned expenses shall be
counted until party B returns the leased premises or party a reclaims the leased premises in accordance with the provisions
of this contract. Party a May deduct the above-mentioned expenses directly from the lease deposit paid by party B. if
the deduction is insufficient, party a shall have the right to continue to claim from Party B.

 

(2) If Party B fails to
vacate and return the leased premises within 5 Working Days, party a shall have the right to enter the leased premises for
cleaning, returning and cleaning without any responsibility Party A has the right to dispose of the furniture, articles,
facilities and equipment in the leased premises by itself, and Party A has no obligation to keep, guard or maintain them
Party a shall be responsible for the losses, expenses and liabilities arising from party A’s taking the corresponding
measures and performing the relevant rights in accordance with the provisions of this article.

 

(3) if party B needs to register
the establishment of the company (or branch) after the signing of this contract, party B shall complete the registration.

 

After the relevant business license
and/or relevant license, party a shall go through the formalities of Changing Party B’s main body of this contract with party
A and undertake such changes.

 

(4) Without the prior written
consent of party A, party B shall not use party A or the name of the building or the name of the building, any commercial activity
or activity other than the use of an address for the purpose of advertising the business or the packaging of a commodity, such
as socializing, packaging, printing, advertising, or making a badge.

 

     17 

     

    

 

(5) Party B shall be responsible
for compensating party a for the losses and expenses caused by:

 

(I) the acts, omissions or
omissions of party B or any other person permitted by party B in the leased premises, damage to parts or damage to their fixtures,
fittings, water mains, signs or any other installations (other than normal depreciation and wear) ;

 

(II) party B has breached
or failed to comply with any of the provisions of this contract or property management.

 

(6) before leasing the property,
party B has carried out on-site investigation of the existing decoration and fitment in the property, and party B has confirmed
the present condition and quality of the existing decoration and fitment. Party B promises that during the lease term, party B
will complete the repair and maintenance work by itself if there is any quality problem in the decoration and fitment part of the
property. Party B will NOT ASK Party A to fulfill the maintenance and repair obligation or claim to reduce or delay the payment
of rent due to the quality problem of decoration and fitment.

 

Article 20 disclaimer

 

Party a shall not take any responsibility
for any events, including the following, which are not caused by party A’s negligence or fault, party B (including party
B’s employees, visitors and customers, etc.) or any third party shall be liable for compensation and other liabilities:

 

(i) leakage, malfunctioning
or malfunctioning of the electrical and mechanical systems, lifts, escalators, water supply, drainage, gas, etc. in the force
majeure of the property (including the leased premises) .

 

(II) any occurrence of fireworks,
water damage or leakage of water or electricity in any part of the property (including the leased premises) .

 

     18 

     

    

 

(III) cigarette butts, glass
slides and other debris dropped from the high- rise units of the leased premises.

  

(IV) theft or damage of property in the leased
premises.

 

(V) any loss, injury or death
arising from the letting of other parts of the property to others or from accidents beyond the scope of party A’s management
or reasonable control, taking precautionary measures, etc. .

 

Article 21. Insurance

 

During the lease term and decoration
period, party B shall be responsible for purchasing the leased premises from the insurance company approved by the state, for any
third party property, personal injury or death, etc. occurring within the premises take out third party liability insurance
or public liability insurance (or any other type of insurance established by the Insurance Institution) for a period not less than
the term of the lease, and Party B shall list party A as one of the underwriters, and submit a copy of the insurance policy and
Premium Receipt to Party A.

 

Party B’s property loss,
personal injury or death within the scope of party B’s leased premises not caused by party a during the lease term and decoration
period, party a shall not be responsible for the property of the third party (including party a) , the injuries and deaths of the
third party’s personnel, and all expenses, compensation and legal liabilities arising therefrom, etc. , party B shall
purchase the insurance of the above scope of liability at its own expense from the insurance institution approved by the state.

 

In the event of any property
and personal injury or death of party A and its personnel occurring within the leased premises, party a shall, in accordance with
party B, the third party liability insurance or public liability insurance purchased in accordance with this contract shall not
cover the actual loss of party A or its personnel caused by party B’s liability, party a still has the right to claim compensation
from party B.

 

Before signing this contract,
party A and party B have done their duty to remind and strongly advise party B to purchase insurance for the risks and risks that
may occur during the period of renting the premises. If Party B does not purchase all kinds of insurance as stipulated in this
contract and this annex, in case of personal and property damage, party B shall bear all the responsibilities and losses, party
a shall not be responsible.

 

     19 

     

    

 

Article 22. Party A promises

 

(1) The communal sewerage system, fire
protection system, air conditioning system, sanitary facilities and other public facilities and equipment of the building

 

(2) keep buildings in good working order.

 

Article 23. terms and conditions to
be observed by party B

 

(1) Party B shall abide by
the Law of the People’s Republic of China, laws, regulations and social ethics, and abide by and fulfill the
rules and regulations of property management.

 

(2) Party B shall be responsible
for all claims, debts, disputes and lawsuits arising from the operation of party B, and has nothing to do with party A. Party B
has no right to make any mortgage, guaranty or Lien to any organization, unit or individual.

 

Party B undertakes to indemnify
party B (including party B’s employees, visitors and customers, etc.) or any third party for all losses and damages
incurred by party B as a result of such events, except as a result of party A’s negligence or fault, however, party a shall
cooperate and assist in the investigation.

 

(3) party a May carry
out repair, alteration and renovation works as necessary within the premises other than the leased premises. Party B shall not
require party A to compensate party B for any disturbance or inconvenience caused by such works and their consequences if such
works need to be closed or altered. Party a shall give reasonable written notice to Party B in advance before carrying out the
above-mentioned works outside the leased premises, and minimize the possible interference and inconvenience to the leased premises.

 

Article 24. Liability by guarantee

 

Party C shall undertake the irrevocable joint and
several guarantee for all the obligations of party B under this contract. The guarantee period shall be two years.

 

     20 

     

    

 

Article 25. other matters

 

(1) any facility in the building
or the leased premises can not function properly due to circumstances not foreseen or controlled by party A, including but not
limited to cases where water, electricity and air-conditioning are not normally supplied or interrupted; Party a shall not be liable
for compensation for Party B’s losses. At the same time, the provisions of this contract and party B’s obligation to
pay rent and other expenses shall not be affected in any way. (2) party A and/or the employer, the property management company
of the building shall have the right to enter the leased building to install, use and maintain the overall drainage system, fire
prevention system, air conditioning system and other public facilities and equipment of the building after notifying party B.

 

(3) Except for the contents
of this contract and the supplementary provisions, all other statements and promises concerning the ancillary facilities of
the building and the leased premises shall not be binding on party A.

 

(4) all notarial fees, registration
fees and lease applications, government fees, value added tax, stamp duty and other fees arising from this contract (if applicable)
, shall be borne by both parties in accordance with Chinese laws, regulations, rules and regulations and the agreement of
both parties (except in the case of subletting/subletting). Party A and party B shall each bear the legal fees (if any) necessary
for the preparation and signing of this contract.

 

(5) Notice or other
correspondence issued by both parties in connection with the performance of this contract shall be in writing and shall be
delivered directly, by registered or registered mail, or by facsimile, in accordance with party A and party B in this
contract listed in the communication address or, the fax number for the official address. Party a shall identify the
addressee as party B in the invoices, documents and other notices issued by Party B. If direct service is taken, the
receiving party shall sign for it and take the date of signature as the date of service; if registered or registered mail is
taken, the letter shall be deemed to have been served on the third day after posting. In the event of a change of name,
correspondence address, fax number and representative of one party, the party making the change shall promptly notify the
other party in writing, otherwise, the service of any notice or other communication by one of the parties hereto shall be
deemed to have been effected on the basis of the correspondence address or facsimile number of the other set forth herein.
However, if party a requires party B to pay the fees stipulated in this contract and issue a notice of payment to party B,
party a only needs to send the notice of payment to party B to undertake, the leased premises on behalf of party B shall be
effectively served. If the names, addresses and representatives of both parties are changed, the party making the change
shall notify the other party in writing within three working days.

 

     21 

     

    

 

(6) Party A has the right to
amend the building plans without party B’s consent or notice, but subject to the prior approval of the relevant
government departments or units.

 

(7) in addition to the direct
losses of the other party, the losses referred to in this contract due to the breach of contract by one party shall include the
expenses incurred by that party in avoiding the aggravation of the losses and the expenses incurred by that party in recovering
the losses.

 

(8) Party A and party B may
make a separate agreement in the appendix on matters not covered by this contract. The contents of the appendix shall be a part
of this contract and shall have the same effect as this contract after being signed by both parties.

 

(9) disputes arising from this contract between
Party A and party B shall be resolved through consultation; if consultation fails to resolve the disputes, party A and party B
may apply to the competent authority of the leasing department for mediation; if mediation fails, party A and party B may bring
a lawsuit to the People’s Court of the leasing location.

 

Party A and party B agree that
the following address shall be the address for service of the notice or document of both parties:

 

Party a address: 25th Floor,
Excellence Building, 128 Yanji Road, North District, Qingdao City

 

Party B address: 3909 Diwang
Building, Shennan East Road, Luohu District, Shenzhen

 

If the above address is not agreed
upon, the address of correspondence signed by the parties shall be taken as the address for service.

 

The address for service remains
valid without notice of change in writing. A notice or document sent by one party to the other party shall be deemed to have been
served by post at the address for service. If a document is returned by post to the above address, the date of return shall be
deemed to be the date of service.

 

     22 

     

    

 

Article 26. application of the law and
dispute settlement

 

This contract is governed by the Law of the People’s
Republic of China.

 

Any dispute arising from the
performance of this contract shall be settled through friendly consultation between the two parties. If no settlement can be reached,
either party may bring an action against the People’s Court having jurisdiction in the place where the property is situated.

 

 

 

     23Exhibit 10.13

 

Wuxi Shijin
Center

  

Office
leasing contract

 

    第 15 页共 20 页  

     

    

 

Wuxi Shijin Center, office leasing
contract

 

Lessor (party a) : Wuxi Maoye Property Co. , Ltd. 

Address: Floor 118-38, Qingyang
Road, Liangxi District, Wuxi City, Jiangsu Province 

Business Licence/Identity Card
number: 

Legal representative: 

Contact person: 

telephone/Fax:

 

Lessee (party B): Wuxi Hoami Chuangke Space Co., Ltd.

 

Legal representative: Xu Fuzhou, 

Contact: Chen Shimin 

Tel Fax: 15019120265

 

The parties to this agreement,
after full consultation, conclude this contract.

 

The contract reads as follows:

 

Party a
will be located in Liangxi District, Wuxi City, Jiangsu province, Qingyang Road 118-43,44,45 whole floor (hereinafter referred
to as the house, the location of the tail page attached to the map) lease to Party B, the house of the Gross leasable area
of 6685.43 square meters (based on the size of the property certificate) .

 

Article 2 Party B shall
lease the premises for a period of 9 years and 11 months from October 1,2018, to 2028 August 31,2018.

 

Article 3 party a leases
the premises to party B for: Commercial and office purposes.

 

If Party B intends to use the
house for any purpose other than commercial office, it shall obtain the written consent of party A and go through the formalities
of applying for approval for changing the use of the house in accordance with the relevant laws and regulations, and to ensure
compliance with the relevant state fire safety regulations.

 

Article 4 party a guarantees that the uses of
the leased premises listed in Article 3 comply with the relevant laws, regulations and rules.

 

Party B guarantees that the
behavior during the use of the leased premises complies with the relevant laws, regulations and rules.

 

Article 5: rent 

The rent will start on October 1,2018

 

Summary of rent payment:

 

(if the contract can not
be fulfilled and party B terminates the contract in advance due to party B’s reasons, the compensation rent shall be
paid according to the unfulfilled term of the contract. The compensation rent shall be = the unfulfilled term of the
contract/lease term * 10 months * 48 yuan per square meter per month * lease area)

 

    第 16 页共 20 页  

     

    

 

Article 6
the monthly property management fee shall be RMB 220 yuan (lower case) per square meter of Gross leasable area per month, and the
total monthly management fee shall be RMB 10,000,000,000,000,000,000,000,000,000 yuan (upper case)

 

RMB 147,079.46(lowercase). Property
management fees are paid for a total period of 116 months from January 1 to 202831,2019. If the management fee is adjusted
in the future, party B shall pay the management fee according to the standard set by the building management company.

 

Article 7
the above-mentioned rent shall be paid according to the general rent payment form, and the payment period of the management fee
shall be Kudo, party B shall pay the full amount to party A

 

The unit to pay the rent, property
management fees and other fees, not without reason to refuse to pay, deduct. If the 30th of that month is a national statutory
holiday, it shall be deemed to be due and paid on the first working day after that holiday. Party a shall issue a special VAT invoice
for the same amount within 7 working days after receiving the rental and management fee paid by Party B.

 

If Party
B fails to pay the rent and management fee on time and still fails to do so after party A has sent a reminder, party a shall pay
0.05% (5/10,000) of the total amount of the outstanding fees on a daily basis, the amount due is counted from the due date until
the due date.

 

Article 8
party a shall deliver the leased premises to Party B for decoration one day or the same day before December 31,2018.

 

If party a delivers the premises
to Party B later than the time mentioned in the preceding paragraph, party B may request the extension of the term of validity
of this contract.

 

Article 9 within 7 working days after the signing
of this contract, party B shall pay the following fees to party A and the property management company:

 

1. Rental
deposit: RMB 100,002,001.01.02 fen (capital)

 

RMB 962,701.92(lowercase) as performance bond.

 

2 property management fee deposit:
equivalent to the unit’s three-month property management fee of the total amount of RMB 11,20038 cents (capital) RMB 441,238.38
yuan (lower case) as a performance bond.

 

(monthly management fee of the building is RMB 22
per square meter)

 

3. Rent in advance: the amount
equivalent to three months’ rent for the unit is RMB 962,002,001 yuan 2 cents (capital) RMB 962,701.92 yuan (lowercase) as
rent in advance.

 

4, advance management fee: Equivalent
to the unit’s three-month management fee amount of a total of RMB 11,20038 cents (capital) RMB 441,238.38 yuan (lower case)
as the advance management fee.

 

5, electricity deposit: the
amount of RMB 113,000,708 Yuan Lu Jiao (capital) RMB 133,708.6 yuan (lower case) ;

 

(electric charge margin standard
is: per square meter according to RMB 20 yuan) 

 

    第 17 页共 20 页  

     

    

 

Article 10 Party B shall
not demand the above-mentioned security deposit to be used as rent, management fee, electricity fee, etc. that are in arrears
at any time during the lease term. Party a shall issue a receipt for the same amount to party B within the same day when party
a collects the aforesaid deposit. Upon the expiration of the contract, Party B shall pay off all expenses and return the full amount
to party B without interest by Party A and property management company.

 

Article 11 during the term
of the lease contract, the management fee and the deposit of the electricity fee shall be kept by the property management company
of the building, the deposit of the rent shall be kept by party A, and party B shall keep the relevant deposit receipts issued
by the property management company and Party A.

 

Article 12 Party B shall
pay to the government and relevant departments the electricity, telephone and other public utility charges payable during the lease
term of the unit.

 

Article 13 after party
B receives party A’s delivery notice, party B shall handle the check-in formalities according to the delivery date of the
delivery notice, otherwise the delivery date of the delivery notice shall be the delivery date of the delivery notice issued by
Party A, and the relevant fees shall be collected according to the regulations.

 

Article 14 Party B shall,
one day before the date of commencement of the lease contract, party A and the property management personnel of the building entrusted
by party a shall clearly inspect the premises and its ancillary facilities, decoration materials, other articles and public facilities
within the premises rented under the lease contract and jointly sign for the acceptance of the premises.

 

Article 15 party a shall
ensure the safety of the premises and its internal facilities in accordance with the relevant laws, regulations and rules.

 

Party B shall normally use and
take good care of the facilities inside the house to prevent abnormal damage. Upon termination of the contract, party B shall return
the premises to Party B on time and ensure that the premises and internal facilities are in good condition (except for natural
wear and tear) , and at the same time settle all expenses that shall be borne by party B.

 

Article 16
party a shall be responsible for the maintenance of the structure of the leased premises or the natural damage or breakdown of
the facilities and equipment provided by party A.

 

Article 17 in the course
of using the leased premises, if the leased premises and the facilities and equipment installed by party a appear, or if any damage
or malfunction interferes with the safe and normal use of the leased premises, party a shall promptly notify party A and take effective
measures; party a shall carry out maintenance within three days after receiving party B’s notification, and the maintenance
costs shall be borne by party A. In case of non-maintenance, party B may repair or entrust a third party to repair, and the cost
shall be borne by party A.

 

Article 18 Party B shall
be responsible for timely repair or compensation for damage or malfunction of the leased premises and its internal facilities due
to improper or unreasonable use by party B. If party B refuses to repair or compensate, party a shall repair it for Party B, and
Party B shall bear the repair cost.

 

Article 19 party a agrees
that party B shall use or sublease the unit to a third party. Party B shall be responsible for the timely repair or compensation
for the damages or malfunctions (except natural wear and tear) of the leased house and its internal facilities caused by party
B or the third party related to Party B. If party B refuses to repair or compensate, party a shall repair it for Party B, and Party
B shall bear the repair cost.

 

    第 18 页共 20 页  

     

    

 

Article 20 during the term
of the lease contract, party a May assign some or all of the units leased under the lease contract. If the unit is assigned
to another person, party a shall ensure that the transferee is informed in writing of the continued performance of this lease contract.

 

Article 21 after
the expiration of the lease term under the same conditions party B has the priority to lease, party b renewal of the lease shall,
within one year before the expiration of the written request to Party A, both parties to re-sign the lease contract after consensus.
If Party B does not intend to renew the lease or if both parties fail to reach a renewal agreement within three months before the
expiration of the lease term, party a or its agent shall give two days’ notice to Party B, party B shall have the right to
enter the unit for inspection with other customers and their agents who intend to rent the unit without affecting the normal operation
of party B, and to put up notices at suitable locations concerning the lease or sale of the unit.

 

Article 22 this
contract shall be automatically terminated in any of the following circumstances during the term of this contract:

 

		(1)	Party a shall return to party B the rent, security deposit, other security deposit, remaining rent, property management fee, etc.
paid by party B in case of force majeure or accident.

 

(2)   the government decides
to expropriate the land on which the rental housing is located and needs to demolish the rental housing; if the relevant government
departments compensate the parties to party A and party B, party A and party B shall each enjoy the compensation; if the relevant
government departments will pay compensation to party B, in case of payment to party A, party a shall pay this part of compensation
to Party B.

 

Article 23 Party
a shall have the right to terminate this contract under any of the following circumstances, and party B shall compensate party
a for any other losses caused by this contract

 

		(1)	Party B is more than one month in arrears with the rent: RMB¥ 320900.64

 

(2) the fees owed by party
B amount to RMB ten thousand, RMB 320,900.64(lower case) and above;

 

(3) Without the consent
of party A and the approval of relevant departments, party B changes the use of the rental housing;

 

(4) party B violates the
provisions of Article 18 of this contract, does not assume the maintenance responsibility or pays the maintenance expense,
causes the house or the equipment serious damage;

 

(5) without the approval of party A and relevant
departments, party B will lease the premises for decoration;

 

If party a unilaterally rescinds
the contract in accordance with the above- mentioned circumstances, party a shall notify party B in writing to move out and return
the leased premises. Party B shall bear the liability for breach of contract to party A at the monthly rent of 4 times. If it is
not enough to make up for Party A’s loss, both parties shall settle through negotiation. The monthly rent shall be calculated
and paid according to the original average rent level for the actual term of the lease

 

(6) if
party B requests to terminate the contract ahead of schedule (except that party B may terminate the contract ahead of schedule
as stipulated in this contract)

 

    第 19 页共 20 页  

     

    

 

Article 24 Party
a shall compensate party B for any loss caused by party B’s right to terminate this contract under any of the following circumstances:

 

(1) Party a must deliver the premises to party a
before December 31,2018, if extended for more than one month,

 

Party B has the right to cancel
this contract. Party a shall return all the deposit paid by party B to party B without interest within 30 days

 

(2) Party A has violated the stipulations of
Article 4 of this contract, so that party B can not continue to use the rented house according to its use

 

Party a violates the provisions
of article 17 of this contract, does not assume maintenance responsibility or pay maintenance costs, resulting in party B can not
continue to rent;

 

(4) without the consent
of party B and the approval of the relevant departments, party a will rent the house to carry out alteration, expansion or renovation
so that party B can not continue to rent;

 

(5) where party a unilaterally
requests the early termination of the contract (except where it is agreed that party a May terminate the contract in advance)

 

(6) Party B is unable to use the premises or
continue to perform the contract due to Party A.

 

If Party B unilaterally terminates
the contract for the reasons mentioned above (1) ~ (6) , party B shall notify party A in writing and immediately vacate
the leased premises in accordance with the date of removal. Party a shall be liable for breach of contract to the other party at
a monthly rent of 4 times, and interest-free refund of the deposit and party B’s advance payment but not performed, if not
enough to cover party B’s renovation losses and other losses, according to the actual loss compensation. The monthly rent
shall be calculated and paid according to the average rent level for the actual term of the lease

 

Article 25 after
the expiration of this contract, if the parties fail to reach a renewal agreement and sign a renewal contract, party B shall vacate
the rental premises on the expiration date of the contract and vacate all the units, party B shall not damage the original equipment
and facilities of party a (except for general natural wear and tear) ; if party B does not remove the original equipment and facilities
after the time limit or if there is any residue left after the removal, party B shall automatically give up its ownership and party
a shall dispose of it as it pleases, party B shall be responsible for all the expenses incurred; if party B fails to vacate or
return the leased premises within the time limit, daily Rental, property management fee and water and electricity fee for one month
prior to the termination of this contract shall be double standard for the relevant expenses (for less than one month, one month)
.. At the same time, party A has the right to take legal measures to safeguard the rights of Party B.

 

    第 20 页共 20 页  

     

    

 

Article 26 liability of party b:

 

1. Party
B shall be under the unified management of the building management company, abide by the building property management code,
and be responsible for the day-to-day management of the common areas and facilities of the building and for ensuring the
common interests of the tenants and party A; And timely formulation and revision of the Code of practice for property
management.

 

2. After
the completion of the renovation works, party B shall submit to Party A and relevant government departments for examination
and verification to ensure that the renovation works conform to the approved plans, and the final approval of the renovation
works shall be subject to the acceptance by the relevant state departments, if any rectification requirements are required,
party B shall be responsible for it.

 

3. Without the prior written
consent of party A, party B shall not change the main structure of the house, sewage system, fire prevention system, air conditioning
system, sanitary equipment and other public facilities and equipment of the building. Party B may, under the same conditions, select
the construction unit recommended by party A to carry out the reconstruction and expansion of the fire fighting system as agreed
by party A, but the linkage with the fire fighting system of the building shall be covered by the fire fighting maintenance policy
of the building, party B shall bear the cost of the above-mentioned works, but the fee charged by the Fire Service Maintenance
Unit of the building shall not be higher than 10% of the market standard, otherwise party B has the right to choose and designate
fire service units to carry out the works.

 

4, during the lease term, if
the unit doors and windows and glass are not damaged due to party A or quality problems, party B shall replace them at its own
expense.

 

5. Party B shall not do any
act that endangers the unit or instigates others, permits others, endangers the public or other neighboring properties. Rental
housing shall not be used for activities in violation of the laws, regulations and policies of the state.

 

6 Party B may use the name of the property or any
part thereof to advertise party B’s Project O

 

7 Party B shall guarantee that all the information
provided in this contract is true and correct.

 

8 If Party B is an enterprise
legal person, party B shall guarantee that it is legally established and exists, and has the power and ability to conclude, conclude
and perform this contract.

 

9. During
the term of the lease, party B shall obtain and maintain a valid business license from the relevant authorities in
Wuxi.

 

10. If
Party B has signed a lease contract with party a with the business license of an individual or a foreign company or a foreign
company, party B shall apply for a local business license from the relevant examination and approval authority, and the
license shall be issued or issued within one month from the beginning of the lease term, the business license shall be
submitted to party a within 5 working days after the copy of the business license is stamped with party B’s official
seal.

 

    第 21 页共 20 页  

     

    

 

11. If Party B later requests
to convert the lease contract signed in the name of an individual or an overseas or foreign company, the legal representative of
party B shall be the person in charge of the business license and provide the relevant proof of the relationship of jurisdiction.
The contract may be transacted with the consent of party A, and the relevant expenses shall be paid by party B. Party B shall be
jointly and severally liable to the new lessee for the performance of its rights and obligations under the contract.

 

12 If Party B has signed a lease contract with party
a under its business license, party B shall take this place as its business address and obtain the approval or license from relevant
government departments, and the copy of the qualification stamped with the official seal to party a after the signature of the
file can be put into operation.

 

13. Without the prior written
consent of party A, party a shall not use the name of party A or the building or use the name of “Shijin Center” and
its related trade names or trademarks for social activities, making badges, etc. , however, it does not include the use of
the center for the purpose of advertising the address of its business or the packaging of goods.

 

14. Upon the expiration or early termination of the
lease contract, party B May, with the written consent of party A, return the lease unit in its normal state upon expiration or
termination.

 

15. During
the lease term, all party B’s activities in the unit shall comply with national and local laws and regulations, party a
shall have nothing to do with any economic activities in the unit and any economic disputes and economic liabilities arising
from such activities.

 

		16.	Integrity Clause

 

(1)
the parties agree not to provide cash, gift certificates, gifts, rebates or bribes of any
kind to the staff members of the other party for any reason.

 

If the person concerned of
one party accepts, disguised or intentionally demands kickbacks for any reason, the other party shall assist in providing evidence
and inform the head of the other company (the other party shall keep it confidential) .

 

(2)
if the party concerned and the other party violate the integrity clause, the party in compliance
with the contract shall have the right to cancel the contract and put it on the blacklist (after which the party no longer cooperates
with the party in breach) , and shall have the right to investigate the legal responsibility of the relevant party.

 

    第 22 页共 20 页  

     

    

 

Article 27 Party A’s liability:

 

1. To clean and repair the main
structure, existing and external facilities and common parts of the building.

 

2. Party a shall be responsible
for the general repair and maintenance of the building’s public sewerage system, fire prevention system, air conditioning
system, sanitary facilities and other public facilities and equipment.

 

3. Responsible
for maintaining the building structure of the unit in good repair and maintenance (except for damage caused by party B’s
fault or negligence) . However, party a shall carry out the maintenance within the time stipulated in this contract upon receipt
of Party B’s written request.

 

4. In the event of theft, fire,
explosion, leakage of water, air, electricity, moisture or other defects in the facilities and equipment of the building or premises
caused by party B or its representatives, employees or visitors, party a shall not bear any responsibility for any personal injury
or property loss not caused by Party A’s fault and party a shall cooperate with Party B.

 

5.
Party a shall not be liable to compensate party B for any loss arising from the normal operation of the building and any
facilities in the building, including, but not limited to, the normal supply or interruption of water, electricity and air conditioning
as a result of the occurrence of force majeure. At the same time, the provisions of this contract and the rent and other fees paid
by party B (excluding utilities and other municipal fees) may be reduced by half. If there is any objection, both parties may claim
to settle it through judicial proceedings and arbitration through consultation.

 

6. Party
a reserves the right to formulate, adopt, modify, adopt or rescind the provisions of the management convention in order to
bring the operation and maintenance of the building up to the standards of first-class commercial and office complexes. Party
a shall notify party B in writing of the above matters. The provisions of this contract shall not be weakened or affected by
the supplementary provisions of this contract. If there is any conflict between the provisions of this contract and the
management convention, the provisions of this contract shall prevail.

 

    第 23 页共 20 页  

     

    

 

7. Upon
termination of the lease contract, party a shall, within 15 working days, refund interest-free on the security deposit, such
as rent, management fee and electricity fee paid by party B, if party B has paid all the rent and other fees payable and
there is no breach of contract, back to Party B. Party B shall withdraw the deposit without interest upon presentation
of the deposit receipt. Party B shall compensate party a for any damage or loss (except natural wear and tear) of party
A’s original equipment and facilities (see attached list for details) .

 

8. Party
B shall provide the official VAT invoice to party B within 7 working days after each payment period.

 

9. To
provide water, electricity, central air-conditioning and other public facilities for the use of party B’s
premises.

 

10. Party B shall be guaranteed
the right to use the property and the free access to the building and the common areas of the property.

 

11 Guarantee is the legal property owner of the property
and the right to lease the property to party B for use in accordance with the relevant laws of China. Party a delivered the property,
the property through the government fire department responsible for the design audit and completion of acceptance, if the property
ownership disputes occur, party a shall be responsible for solving, and bear legal responsibility.

 

12. Party
a shall mortgage, guarantee, transfer or otherwise assign all or part of the assets of the property or any rights and
interests under it to any subject without prejudice to party B’s business in the property.

 

13. During
the lease term, party a will not invite other enterprises of the same Type (business incubator, accelerator or
sharing/co-working company) to enter into the project. However, if both parties agree by consensus, party a
May introduce other enterprises with similar business forms into the building and shall not exceed 14% of the total
leased area.

 

14. Establish
and implement systems for public security, fire control, environmental hygiene, protection of consumers’ rights and
interests, and property management.

 

15. Guarantee to party B during the lease term as
follows:

 

(I) the property was constructed
and maintained in accordance with the relevant building and fire safety requirements;

 

(II) be responsible for
the warranty and maintenance of the external and main structural parts of the property and the original facilities and equipment,
and bear the relevant costs;

 

(III) to
encourage the management company of the building to carry out regular safety inspection, maintenance and repair of the common areas
and equipment of the building.

 

    第 24 页共 20 页  

     

    

 

16. Integrity Clause

 

(I) the parties agree not
to provide cash, gift certificates, gifts, or any other form of kickbacks or bribes to the staff of the other party for any reason.

 

(II) if the person concerned
of one party accepts, disguises or intentionally demands kickbacks for any reason, the other party shall assist in providing evidence
and inform the leader of the other party in confidence.

 

(III) if the party concerned
and the other party violate the integrity clause, the party in compliance with the contract shall have the right to cancel the
contract and put it on the blacklist (after which the party no longer cooperates with the party in breach) , and shall have the
right to pursue the legal responsibility of the party concerned.

 

Article 28 by agreement of Party A
and party B, the following provisions shall be fulfilled:

 

1. Either Party A or party B
may give written notice to the other party if the unit has been damaged and can not be used properly due to flood, storm, earthquake
or any other force majeure during the term of the lease contract, if party a requests termination of the lease contract, party
a shall return the deposit and the rent paid without interest to party B. Neither party a nor party B shall claim any other compensation
from the other party. If such disasters are caused by party A or party B, the aggrieved party may reasonably claim the relevant
expenses from the other party.

 

2. Party a reserves the right
to rename the building and the right to change, replace or cancel the original name at any time without any compensation to party
B. However, party a shall notify party B, the postal department and other relevant government agencies in writing not less than
months prior to Quan.

 

3.
Party A and its property management company and its authorized personnel shall have the right to enter the unit and inspect
its internal fixtures and equipment within a reasonable time with one day’s prior notice (no notice is required in case of
emergency) , party a shall be responsible for any repair work or other works, and party B shall be responsible for the repair work
if party a notifies party B in writing (Party B shall be responsible for the repair work as agreed in the contract) , if Party
B fails to carry out proper maintenance within 7 days and the normal operation of the building is affected, party a May enter
the building to carry out the maintenance. Party B shall be responsible for the cost.

 

4 Party a shall have the right to allow any person
or any organization to hold activities, exhibitions or trade shows in the public areas of the building and in the areas not rented
by party B on such terms and conditions as it thinks fit, provided that such activities shall not hinder party B, normal business
activities, otherwise party B has the right to ask party A to compensate for the losses caused by this.

 

    第 25 页共 20 页  

     

    

 

5. Party B agrees that party A has the right to explain
or declare to the public that party B is the user or tenant of party A or the property.

 

6 Party B understands that if party a still accepts
party B’s rent in case of breach of contract, party a shall not give up the right to investigate the responsibility for breach
of contract. When Party B pays or party a accepts the insufficient rent or other payment, party a shall issue the corresponding
bill according to the insufficient rent or other payment received, party a shall not agree with party B to reduce the payment due;
Party A’s acceptance of the insufficient amount shall not affect its right to recover the remaining arrears of rent, nor
its right to take relevant measures in accordance with this contract or the provisions of the law.

 

7. Any
consent or approval given by party A to party B shall only constitute the consent or approval of party A to a particular
event of party B, and shall not constitute a waiver or exemption from the execution of any of the terms of this contract
unless party a gives such consent in writing, nor shall it be construed as a waiver of party A’s requirement to obtain
its special consent or approval for future similar events.

 

8. Party
a shall not be bound by any other statement or promise relating to the ancillary facilities of the building and the rental
premises, other than the terms and conditions of this contract.

 

9. Party A has the right to
amend the building plans and ancillary equipment functions without party B’s consent or notice to party B, but subject to
the prior approval of relevant government departments or units.

 

10. Subject to the agreement
of Party A and party B, the unit drawings are appended to the contract.

 

11. During
the performance of the lease contract, party B agrees that party a shall entrust Chongde property management (Shenzhen) Co.
, Ltd. to collect the property management fee, electricity fee (including deposit) and handle all property management
matters. The following is the collection account information specified by Party A and property management company:

 

Paying rent: 

Developer: Wuxi Maoye Real Estate Co. , Ltd. 

Bank of China, Binhu District Branch

 

Account number: 

Payment of property management
fees, electricity (including security deposit) : 

Property management company:
Chongde Property Management (Shenzhen) Co. , Ltd. . Wuxi branch

 

Opening Bank: Agricultural Bank Wuxi Yangming sub-branch: 

Account number:

 

If party B pays the fees on
time during the lease contract, if the principal does not transfer the fees to party A in the future, party B has nothing to do
with it.

 

12. All
notices required under this contract shall be in writing. Invoices, documents and other notices issued by one party to the
other shall be sent by express delivery at the address specified in this contract, service is deemed to be effected on the
day on which the signature is given or on the day on which it is refused; if the notice is given by hand, it is deemed to be
served immediately after the signature is given.

 

    第 26 页共 20 页  

     

    

 

13. Party A and party B
shall have full capacity, knowledge and understanding of their respective rights and obligations at the time of signing this
agreement.

 

14. Party B shall abide by the terms and
conditions of the building management convention.

 

Copies of the convention are available for inspection
at the Building Management Office.

 

15. All amendments to this agreement due to
clerical errors shall be valid only if party A has stamped the proof-reading seal and party B has signed it.

 

16.
In order to ensure the fire safety of the building in which the leased property is located, if party B carries out renovation
of the property and it involves fire fighting or fire fighting, party a suggests that party B shall, under the same
conditions, give priority to the fire fighting construction units recommended by party A for fire fighting, the cost of the
renovation project shall be negotiated between party B and the construction unit; however, if party B’s
renovation involves fire-fighting linkage projects, party B shall entrust the fire-fighting maintenance unit of the building
where the property is located to complete the fire-fighting linkage, self-negotiation.

 

17. Party
a agrees to party B’s requirement of demolishing the 43-storey outer wall of the unit. Party B shall be responsible for
all the demolishing work and bear the relevant expenses. Party B shall not damage the original top surface and equipment of
the public part of the 43rd floor in the course of dismantling. If Party A or a third party’s personal and property
loss is caused in the course of demolition, party B shall be liable for compensation, and party a shall have the right to
recover from party B if Party A is inevitably involved in the dispute and party a suffers losses. If due to this, the lease
term expires or due to the reasons of party b early termination of the lease contract, party B shall remove the unit to
restore the external wall, the original equipment and facilities of party a (B in the restoration shall not damage) . If
party B can not restore, party A can be responsible for the restoration, and according to the RMB 42996.8 yuan to collect
fees from Party B.

 

18. Party
A and party B agree that all changes to this contract shall be confirmed by supplementary agreement in written form and
neither party may claim that the contract has been changed by oral agreement.

 

    第 27 页共 20 页  

     

    

 

Article 29 liability for breach of
contract:

 

After the commencement of the lease term, if
party B fails to deliver the premises at the time notified by Party A, party B shall still pay the first rent, property
management fee and rated electricity fee, party A has the right to terminate the lease contract unilaterally. If party a
fails to deliver the premises at the time stipulated in the contract, the date of commencement of the lease and the date of
calculation of the lease shall be extended accordingly; if party B fails to deliver the premises after the expiration of 30
days, party B shall have the right, party a shall claim liability for breach of contract in accordance with article
twenty-four of this contract.

 

Party B shall pay the rent,
property management fee and electricity fee on time. If the payment is overdue, party a May exercise the following rights
to Party B:

 

(1) if party B fails to
pay the rent seven days after the due date, party A or the property management company entrusted by Party A has the right to issue
a written notice to party B requesting party B to pay the rent immediately, if Party B fails to pay the rent and the penalty within
20 days after party a gives written notice to party B, party a shall notify party B in writing immediately, the property management
company shall cease the supply of electricity and water to the unit and reserve the right to recover the rent and loss from party
B, and may deduct the arrears from the performance bond.

 

(2) if party B is in arrears
with the property management fee and electricity fee for seven days, party A or the property management company entrusted by party
a shall have the right to issue a written notice to party B requesting party B to pay it immediately, party a shall have the right
to notify party a in writing if it fails to pay the overdue fee (including liquidated damages) within 20 days after the written
notification

 

Principal agent (Seal) : 

Representative (signature) : 

Principal agent (Seal) : 

Representative (signature) :

 

Date of signature: 

Contract Registrant (signature) :

 

Date of registration: 

Date of signature: 29 March 2019 

 

Contract Registration Authority:

 

    第 28 页共 20 页

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