Document:

Exhibit 10.12

 

COMMERCIAL WAREHOUSE LEASE AGREEMENT TIDS COMMERCIAL WARBHOUSE LEASE AGREBMBNT (the "Lease 1 i is made effective as of April 1, 2022 (the "Effective Date''). by and between Sustainable Logistics, LLC, a Georgia limited 1 liability company ("'Landlord 1 J) and Tradition Logistics, with headquarters located at 300 Growth Pkwy. Angola. lndiaua 46703 (' 1 Tennnt'1, RE C ITALS: A. Landlord is the owner of that certain real property located at 6644 Old  River Road North, Statesbo1'0, Georgia 30461, commonly known as Bulloch Cou11.ty Assessor•s  Parcel Number 118 - 000003 - 000 (the "I.and") more particularly described on Exhibit 1 1 A," Said  Land is imp1'0ved with a 283,644 square foot building (''Building''). B. Landlord desi1'es to lease  to Tenant approximate!} 205,934 square feet of  the Building, as more pa11iculerly described on Exhibit ''B" (the "Premises"), and Tenant desires  to lease the Premises from Landlord, pursuant to the terms and subject to the conditions of this  Agreement. The number  of square feet leased may be increased by amendment to this agreement, The increased space will follow the same tenn as stated in this agreement. NOW, THEREFORE for good and valuable consideration, the receipt and  adequacy of which is hereby acknowledged, the parties agree as follows: 1. P 1 ; emises . . Landford he 1 : eby )eases to Tenant, 8 Qd Tenant hereby leases from Landlord the Premises . Landlord reprosenta and wa 1 Tants that LandJord is the only owner of 1 he Land and owns the Land in fee simplo as of the date of this Lease . Landlord further represents and warrants that the Land is not encumbered by an easement for light or air . Tenant lhall

 

 

 

 

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further have the non - ex . elusive right to access the Premises from the public streets and non - exclusive parking rights within the parking lot on the Land, directly in front of the Building as designated on Exhibit "C" . Tenant sbalJ further have nonexclusive use of the Joading docks aJso designated on Exhibit C attached hereto . 2. ,Imm. The initial telm of this Lease shall commence on April 1, 2022 and terminate on March 31, 2023 , (' Initial Tenn 1 ') unless sooner terminated or extended as hereinafter provided. 3. Option to hnpw . None are a part oftbis agreement however rrin going forward the Tenant makes a request in writing ,and Provided there are no Events of Default under this Lease, Tenant shall have and is hereby granted two ( 2 ) additional one ( 1 ) year periods to extend this Lease beyond the Initial Team (each a "Renewal Tenn • i upon the same tenns, covenantl, conditiona and rental as set forth herein . except the Base Rent shall increase as provided herein . Tenant may exercise each such Renewal Tenn successively by giving written notice to Landlord not less than sixty ( 60 ) days prior 1 D the expiration of the Initial Tenn of this Lease or expiration of the then current Renewal Term, as applicable . Notwithstanding the foregoing . Tenant shall not be entitled to extend the Tenn of this Lease if, at the time of exercise of a Renewal Term, Tenant is in default undm· any provision of this Leue as to which default Landlord has given notice to Tenant in accordance with the notice provision of this Lease hel'eof, and such default remains uncured after the expiration of any applicable cure period . I 0849.0058 05 Q249JIOO

4. Security Deposit. Upon execution of this Lease, Tenant shall deposit wit h Landlord the amount of O n e  month's Jease payment $69,6.18.77 (th e 11 Secwity Deposit") , The Security Doposit sha ll be held by  Land l ord, w itho ut li ability fo1• inoorest, as sec ul'ity fo1· the timely perfonnauce by Tenant of a ll the terms of  th i s Lease which are to beobseaved and  perfonned by Tenant. Landlord shall not be obligated to hold the  Secm·ity Deposit as a separate fund and may commingle the Security Deposit with other funds. If any sum  pAyable by Tcmmt to Landlord is w1paid beyond ell epp1icnb l e notice and  cure pel'lods, in cluding, b11t n ot  limited to, utility _ charges, an nu aladjus tm ents  for insurance costs and ca lend ar year  adjustments for Taxes,  or if Landlord makes  payments on behalf of Tenant after Tenant has failed to make such payments beyond  a ll applicable uotloe and cure pcl'iods, or perfonns any of Tenants ob lig ations under this Leese after Tenant  has failed to pe 1 form snch obligations beyond ell applicable 11otloe and curo periods, then umdlord may, at  its option end w ithout prejudice to any other remedy which Landlord m1ty have on account thereof, apply  the Security Deposit 11Y may be necessary to compensate La ndlord toward the payment of the sum payable  by 1'ouant to La ndl ord for Joss Ol' d111nC1⁄4ge susta in ed by Landlord due to such breach (boyond all applicab l e  notice 1111d cure pe 1'iod s) on the pal'l of Tenant, a nd Ten&J).t sha ll, wtt hin thirty (30) daye after demand, restore  the Sec ul'ity Deposit  to the oliginal sum deposited. Tf Te nant complies with  all of the tenns of this Lease,  the Security Deposit shall be returned to Tenant within thirty (30) days  following th e exp i ration or etl'ller  tennl11ation oftWe Lease, Iese a ny sums payab l e by Tenant to Landlord as requfred or a ll owed fo1· unde1·  thi s Lease, un l e ss specifica ll y pro hib ited by law, In th e event of bankmptcy or ot h er debtor/creditor  proceedings against Tenant, the Secw·ity Deposit sha ll bedeomed to be applied first to the payment of Rent  and other charges du e Landlord for ell p e riods prior to the filing of s uch proceedings. Lan dlo rd may deHve1·  the Security Deposit to the purchase!' of Landlord ' s in terest in the Premises  in th e e v e nt that such interest  be sold and if L1mdlord so delivers th e Security Deposit and such purchaser assumes in writing alt of the  Landlord obligations h ere under, and Tenant 1 - eceives written notice theroof, Landlord shall be dischllt'ged  from any further liability with respect to the Sccurit:y Deposit and this provision imall also apply to any  subsequent transferees, The tenns of Land lord under this Section will survive  the expirat ion or earlier  tennination of this Lease. S . &mt . Commencifig on tho ffebtive Date (which shell also be th e "R ent  Commencement Date'"),  Ten11nt 11hall nav to Landlord monthIv rent dueon the first dav of each month, in th e amount of $81,515.54  E IGHTY ONE THOUSAND FIVE HUNDRED F I FTEEN AND 54 /100 which monthly rent shall  hereinafte · r be rcferTCd to a11 "Monthly Rent''  or "Base Rent''. If additional squel' e feet ere a dded by  ame ndme nt, the Base Rent will increa se accordin lv After credits for space temporarily unus ab l e the first  month net'relit wi ll be In th e amount of $69 , 6'1S.7TSlxty nine thou sa nd s i x hundred e ighteen and 77/100  In th e e vent the Tenant exercises one or mOlll 1,ease ex.tens ipn s as provided for end outlined in Paragraph  3 above, th e n such Base Rent amount shall increase by an additiona l two percent (2%) or COL index  whichev e r is greater over the then existing monthly rent . Other amounts of "Additional Rent' 1 es described  in  paragraph 6 below would further apply in the event Tenant exe rcis es its option tt> re n ew the Lease,  Monthly Rent and a ny Additiona l Rent shall be refcned to as "Rent." All Rent shall be payable by Tenant to Landlord, sent by check to Sustainable Logistics, LLc, 616 East . 35 th St., Savannah,  GA. 31401, or such other address provided to Tenant by Landlord.  Electronic payments should be made to: Account Name: Sustainable Logietios LLC  AccountNumber: 144401 ABA Routing Number: 061213043 Bank Name : Mo1Tis Bank Branch: Brooklet / Statesboro GA 10849 .0058 05340249,000 Replacement page 2 to correct base lease amount befo re credHs 2 -- - p - nt T,adH ;; lo > n - Logl.. c, : i. : . . . , . : Jnabla Log•ti =: I I I l i I  I - :::,; - -

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To the extent the Rent Commencement Date or the lease expimtion date commences or expires on a day other than the first or Jast day of the month, as applicable, Tenant shall pay prorated Rent calculated by dividing Rent by thirty and multiplying the resulting per diem by the number of days Tenant occupies the Premises during such commcooement Ol' expiration month . 6 , Additiona l Rent . In the event that there is a l'cnewa] tet 1 n or Tenant looses additional SpA< : e in said tonn, then the Landlord rese 1 ·ves the right, no JateJ' than seventy - five ( 75 ) days prior lo the expil'ation of the lllitia] Term, OJ' any Renewal Term, to have analyzed the amount of uf . ility usage for powe 1 · and water attributable to Teuaut's usage (the "Review Period") . In the event Tenant's utiJity usage during the Review Poriod establishes an increase in utility costs, then Landlord shall notify Temml of au additional amount per month that Tenant would be l'equired to pay in any Renewal Term in an amount which appl'Oximatcs such increased utilities costs over the pl'ior baseline amountthat existed prior to the Initial Tenn . 7. . Landlord shaU pay all real propei 1 y taxes and assessments, personal propet 1 y taxes and assessments on pers 0111 l property owned by Landlord, or simUar levies of any kind, levied against the Land and Premises and acondng dming the Tenn on or before the date due . Tenant shall pay taxes on To 1 : umt's own personal property . oquipment . furniture and leasehold impt"Ovemcmts, as and where due, and Tenant shall hold harmless and indemnify Landlord fi . - om and against any and aJJ taxes or tax liabilities due and owing by Tenant . 8. Mort&ape Proyisions andBsto . p_peL At Landlord's request, this Lease shall be BUbordinate to the lien of any : future mortgage irrespective of the time of execution or time of recording of any such mortgage 01 · · mortgages, provided that the holder of such mortgage ("Holder") agrees to execute a subonlination, non disturbance and attornment agreement in fonn reasonably satisfactoty to the Tenant (an "SNDA j, in recordable fonn . which provides that in the event of foreclosure or other right asserted under th e mortgage by the holder thereof, this Lease and th e rights of Tenant hereunder shall continue in full force and effect and sha 1 J 119 t be tenninated or disturbed, provided Tenant is not in default (beyond all applicable notice llld cure periods) under this Lease . The Landlord and Tenant shaJI certify in writing tho status of this Lease and the payable here 101 der, at any time upon ten ( 10 ) business days written notice . Such certificate shall be in a fonn reasonably satisfactory to tho prospoctive purohaser or mortgagee of the fee title, or assignee, sublessee or Tenant (or sub nt) mortgagee of the Lease . 9 . Maintenance and Repairs by Tenant . Tenant, at its sole cost, shall keep and maiutain in the same or better condition as when receiv nonnal wear and tear excepted, and in compliance with alJ laws, codes. n,gulations and ordmance .. the interior non - structural portions of Premises (except portions of the Premises to be repaired by Landlord under teims of Paragraph JO below) and any Improvements installed by Tenant 011 the exterior of the Premises or Building in good order and repair ; provided, however, Tenant shaJI be responsible for iring the roof above Tenant's Premises as a result of damage caused by Tenant including but not limited to any roof penetrations that Tenant initiates . Tenant shalJ be respon 11 "ble for pest control, if required, for the Premises . 10 . RcpirB by Landlord . Landlord agrees to keep in the same or better condition as and when received and in compliance with all applicable laws, codes, regulations and ord

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inances the foundations, and exterior walls and structural components of the Premises and the Building (exclusive of aJI glass), except repairs required by Tenant in Paragraph 9 and repairs rendered necessary by the negligence of Tenant, its agents, employees or invitees . Additionally, the Landlord shalJ be responsible for ensuring that the Premises and 10849.00SI 0534 9.000 3

the Building comply with the Americans  with Djsabilities Act and the Occupational Safecy and Health Act  (p1'ovided that Tenant shall be responsibJe for any improvements that it makes). 11. ModifJCations and Alterations to the Premisos . So Jong as made in compJiancc with applicable law . Tenant shall have the right to make all interior or exterior improvements to the Premises or Building, as applicable, including alterations . restorations, changes, replacements, or installntions . (hereinafter collectively called 11 Alterations 11 ) in as Tenant deems necessary or desirable for its use of the Premises provided, \ that no structural Alteration shall be undertaken by Tenant unless Tenant shall have received Landlord's pri 01 ' written approval . Tenant, in making any Alterations, shall use ,naterials equal to or better than those used in the construction of tho Premises and shall comply with all applicable Jaws, orders and re&ulations of federal, state . county and municipal authorities, including the American with Disabilities Act am . I Occupational Safety and Health Act requirements . Tenant shall obtain or cause to be obtained all building permits, licensest temporary Hnd pel'manent ceititicates of occupHncy and other governmental approvals which may be requi . l'cd in connection with the making of Alterations, and all plnns and specilications for stmctnral Alterations shall be prepared by an A . I . A . registered architect or licensed enginee 1 : s . Landlord shall coopel'atc with Tenant in obtaining governmental pennits, approvals and ce . itificates and shall execute any documents required in furtherance of such purpose . All Alte 1 ' 8 tions and improvements (other than tl'&de fixtures), once attached to the Premises shall not be removed by Tenant, except that any Alterations or improvements made by Tenant which are removablo without damage to the Premises shaJJ remain the properly of Tenant aud may be removed by Tena 11 t upon expiration of the Term . 12. l} estruction of or Dama ri, e to Pl'emises . Without increasing the obligations of Landlord llllder Section l 0 , if the Premises shall be damaged by fire, the elements, 01 · other casualty, but are not thereby rendered unteoantablo, in whole 01 · in part, Landlord shall promptly . at its expense . cause suoh damage to be repaired . If the Premises shaJI be rendered untenantable (as hereinafter defined) in part, Landlord shall, at its expense, cause the damage to be repaired, a 11 d the Monthly Rent meanwhile shaJI be abated proportionately as to the portion of the Premises rendered untenantable . For purposes hereof, the Premises, or portion the 1 wf, is ''untenantable"' if Tenant cannot reasonably use the Premises, or portion d 1 ereof, for Tenant's intended purposes or if Tenant's use of the Premises, or portion thereof, is materially and adversely affected . Jfby reason of such occurrence, the Premises are damaged, causing the Premises to be whoJly untenantable, Landlord shall . at its expense, cause such damage to be repaired, and the Monthly Rent meanwhile sball be abated, unless any such damage cannot bo repaired within one hundred twenty ( 120 ) days and Landlord shall notify Tenant in writing within thirty ( 30 ) days of said occum,nce that it has elected notto reconstruct the Premises . Upon such notice to Tenant, this Lease shall tenninate as of the date of said occun - ence, all Monthly Rent and Additional Rent shall be paid to the date the damage rendering the Premises untenantable occut·red, and there shall be no further liability upon either patty other than such obligations that survive the expiration or earlier tennh 11 tion of this Lease . All renta 1 s and charges shall be adjustcd and prorated as of the date of said occurrence In no event shall Landlord be liable for damage to or replacement or repair of fixtures, floor coverings, furniture, equipment, partitions, decorations, and improvements owned and/or installed by Tenant, or for repairs that are not within Landlord's obligations under Section 9 ; provi however, that Tenant shall have the right to any insurance proceeds with respect to any of the foregoing . lf time period for any repairs or restoration shaJJ exceed 120 days from the date of the damage, Tenant shall have the right to terminate this Lease . 13. Indemnity . Tenant agrees to indemnify, defend and hold hannless Landlord, its agents, and employees of and from any loss, reasonable and actual attorneys' fees, expenses or claims (i) arising out of any and all defaults (beyond any applicable notice and cure periods) by Te

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nant under this Lease or (ii) arising out of the negligence or willful misconduct of Tenant . its agents, employees or contractors . Landlord agrees to indemnify, def - end and hold hannless Tenant, its agents, and employees and pennitted successors and 10849.0058 05340249.000 4

assigns of and from any loss, reuonable and actual attolneys' fees, expenses or claims (i) arising out of any and ell defaults (beyond any applicable notice and cure pe 1 iods) by Landlord under this Lease, or (ii) arising out of the ncg]igencc or wiJlful misconduct of Landlord . its agents, cmployec,s or contractors . The provisions of this Section shall survive the tennination of this Lease . 14 . Goyon 1 mental Orders . Tenant . at its own expense, slu' 11 comply with all requirements of any legally constituted pub 1 ic authority made 11 ecessa 1 y by reason of Tenant's specific use of the Premises . l 5 . Condemnation . If the entire P 1 <emises or such portion thereof as will . in Tenant's opinion, make the Premises unusable for the purpose hel'ein leased sludl be condemned by any legally constituted authority for any public use or purpose, or sold under threat of condemnation, then this I . ease shall tenninate as of tho date of such co 11 dem 11 ation or sale and rental shall be accounted fol • between Landlord and Tenant as of such date . In the event of a condemnation affc : cting the Premi which does not result in the tenninalion of this Lease, rental shall be abated in a fail - and equitable manner and Landlord, to the extent of condemnation proceeds actually received by Landlord, sha 11 restol'o the Premises to the extent practlcabJe, All oondomnation awards or sales proceeds in lieu thereof shall belong to Landlord ; provided, l 1 owever, Tenant shalJ be entitled to any amow 1 t allocated to the loss of its personal property and 1 noving expenses . 16. Sublease and Assignment . This Agreement may be assigned by Tenant without LandlorcPs consent to any parent, affiliate or subsidiary of Tenant, any party that mcl'ges or consolidates with the Tenant or its parent, or any party that purohases or otherwise acquires a imtjority of Tenant ownership inmst or assets . Any other assignment of this Agreement by will require Landlord's prior written consent, which consent sbaU not t ; ,e unreasonably withheld, conditioned or de]ayed . Unless Tenant provides satisfactory information which . in the reasonable opinion of Landloni . shows sufficient financial stnsngth for substitution of said Assignee in the place of, Tenant . Tenant sha]] not be released, and Tenant shall remain fully respoosibJe for all mrt and other liabilities required of Tenant under this Lease . 17. Delivezy Condition . No rights, easements or licenses are required by Tenant by implication orotherwise except as may herein be expn,ss 1 y set forth . The Premises are leased to the Tenant in "As Is" condition . Tenant has inspected the Premises . and Tenant • s taking possession or occ,upancy sha)] be deemed concllllive evidence of such acceptance by Tenant of the condition of the Premises . 18. Default . (a) Events of Default by Tenant . The following evonts shall constitute events of default by Tenant undor this Lease (hereinafter individually calJed an "Bvent of Default", and collectively called "Events . of Default") : (i) if Tenant shall fail to pay when due any . Rent or other payment to be made by Tenant hereunder and shal 1 not cure such failure within five (S) calendar days of receipt of Landlord's written notice thereof ; (ii) if Tenant shall violate or breach, or sha 11 fail fully and completely to observe, keep, satisfy, perfonn and comply with, any agreement, term, covenant . condition, requirement, restriction or provision of this Lease (other than a breach or failure described in clause (i) above), and shall not cure such failure within thirty ( 30 ) days after Landlord gives Tenant written notice thereo or, if such failure shall be incapable of cure within thirty ( 30 ) days, if Tenant shall not commence to cure such failure within

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 such thirty ( 30 ) 10849.0058 053411249.000 s

day period and continuously prosecute the performance of the same to completion with due diligence; (iii) if Tenant shall be unabJe to meet its obligations as they become due or becomes insolvent . makes a transfer in fraud of creditors, or makes an assignment for the bonotit of creditors ; (iv) if Tenant files a petition under any section or chapter of the national bankruptcy act . as amended, or under any similar federal or statD Jaw or statute, or Tenant or any gual'antol' of its ob 1 igations w 1 dm· this Lease 1 s adjudged bankrupt or insolvent in proceedings filed against Tenant ; (v) if a receiver 01· tlustee is eppoiuted for the Premises or for all or  substantiaJly all of the assets of Tenant; (vi) if this  Lease is assigned or any portion of the Pl'einises Sllblet othel' than in  accordance with tho tenns of this Lease; (vii) if Tenant does  or permits to be dono anything that creates a Hen upon the  P1 - emises and die same is not  removed within ten (10) days; or (viii) if Tenant abandons the Premises. {b) Iwnldia. Upon the OCOU1TOllCe of an Bvent of Default, Landlord may pursue  either of the following altmnative 1"CJ1Jedies: (i) If Tenant defaults under subsection (a) above, Landlord may enter upon and take possession in ol'der to protect than ftom deterioration and continue to demand from Tenant the monthly rentals provided jn this Lease, until the Premises is relet . Landlord shall have an obligation to mitigate any damages incurred by the termination of the Lease by taking reasonable steps to relet the Premises . Tenant shall pay Landlord on demand any deficiency between the monthly rentals provided in this Leaso that are actually co 11 ected by Landlord thJ"ough the end of the Tenn . If there hi any default desorJbed in subsection (a) above, Landlord may enmr upon the Premises . by force if necessary, without being liable for pt"OSeCution or any claim for damages, and do whatever Tenant is obligated to do undel' this Lease . Tenant shall reimburse Landlord on demand for all expenses incun - ed by it in effecting compliance with Tenant's obligations hereunder, and Landlord shall not be liable for resulting damages to Tcnanl (ii) Landlord may terminate this Lease by giving written notice to Tenant In such event, Tenant ahall immediately surrender the Premises to Landlord . If Tenant fails to do so . Landlord may, without prejudice to any other remedy it may have for possession or a 1 - rearages in Rent enter upon and 1 - ke possession of the Premises and expel or remove, by force if necessary, Tenant and any other pcJ'IOll w . bo is occupying an or a portion of the Premises . (iii) Landlord may do whatever Tonant is obligated to, but hu failed to do under  the tmns of this Lease beyond any applicable cure period. in which event Tenant  shall reimburse Landlord for any expenses, including. without limitation, inmst at the IOl49JI058 05340249.000 6

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rate of five ( 5 % ) percent per annum from the date of any of such advancos by Landlord, a 11 d reasonable attorneys' fees which Landlord may incur in thus effecting satisfaction and perfo 1 manoe of 01 · compliance with Tenant's dutjes and obligations under this Lease . Such sums shall be deemed Additional Rent and shaJJ be paid by Tenant to Landlord within ten ( 10 ) days of the renditions of any biH or statement to Tenant therefol'e . (o) Landlord E u . In addition to the payments required by subsection (b) of this Section . Tenant shall compensate Landlord for the following : all expenses incurred by Landlord fo repossession (including any increase in insurance premiums caused by the vacancy of the P 1 - emises) 1 and ln reletting (including repairs, replacements, Rnd Advertisements) . (d) lrtju 11 c#o 11 / Cmm,/ative Remedies . Landlord may restrain or e 1 tjoin any breach 01 · threatened breach of Tenant's covenants, duties, and obligations under this Lease without having to prove the inadequacy of any legal remedy or irreparable ha 1111 . Landlord's remedies under this Lease shaJI be deemed cumulative and not exclusive . (e) Event, ¥ of Default by Landlord and Tenm,f 's Remecliu . Upon a bl'each of or default under this Leese by Landlord . Tenant shall have all remedies available at Jaw and in equity . Priol' to Landlord being declared in default for a breach of a provision of this Tenant shaJI provide Landlord with written notice thereof, and Landlord shall have thirty ( 30 ) days from the dare of such notice to cure such bi - each, or, if such breach shall be incapable of cw - e within thirty { 30 ) days, Landlord shaJI commence to cure such breach within such thirty ( 30 ) day period and continuously pursue the perfonnance of the same to completion with due diligence . Notwithstanding the foregoing . no notice from Tenant shall be required in the event of an emergency . 19. Holding Oyer and SmTendpr . Tenant  shall and wm on the last day of the Tenn hereof or upon any  earlier tennination of this Lease, or upon  any reentry by Landlord upon the Premises pursuant to Section  18 hereof, sum:nder up the Premises foto the possession and use of Landlord without delay and in good  condition reasonable wear and teat·. and damage by fire and the elements for which Landlord bears the risk  of loss excepted. Where furnished by Tenant  or any subtenant, furniture. pa1titions and trade fixtures may  be removed by Tenant at or prior to the termination of this Lease. Any personal property of Tenant which  shall remain in the Premises after the termination of this Lease and the removal  of Tenant from the Premises  may. at the option of Landlord on written notice giving Tenant a reasonably oppmtunity (not less than 10  days) to remove the same, be dee.aned to have been abandoned by Tenant and either may be retained by  Landlord as its property or be disposed of, without accountability, in such manner as Landlord may see fit  Landlord shal1 not be responsible for any loss or damage occurring to any abandoned propeity owned  by  Tenant 01· any subtenant. In case of holding over by Tenant after exphlltion 01· termination of this Lease,  Tenant wi11  pay 125% of Monthly Rent and I 00% of Additional Rent for the initial ninety (90) days of such  holdover, and thereafter at 150% of monthly re t and 100% of additional rent aftea· 90 (90) days.. No  holding over by Tenant after the tenn of this  Lease, either with or without consent and acquiescence of  Landlord shall operate to extend the Lease for a longer period than one month; and any holding ovor with  the consent  of Landlord in writing shaJJ thereafter render this Lease from month to month. The provisions  of this Section shaJJ survive any tennination of this Lease. 20. Notices. Any notice given pursuant  to this Lease shall be in writing and sent  by certified mail, retum  receipt requested, by hand deJivery. by facsimile transmission or by reputable overnight courier to: I (1849.0058 05340249.000 7

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(a) Landlord : Sustainable Logistics, LLC, 616 E . 35 111 St . , Savannah . GA 31401 , attention to Mr . Ramsey Khalidi, or at such other address as Landlord may designate in writing to Tenant, and with a copy to Mark T . Shawe, Esq . , 14 B . State St t . Savannah, GA 31404 . (b) Tenant: Tradition Logistics, 300 Growth Pkwy, Angola, Indiana 46703 ATI'N:  James L. Evans or at sucJ1 other address as Tenant may designate  in writing to Landlord, and Joa Monte!  wrttten notice to the same address and also by email to Jo1mont1l@tradltlontran1.com Any notice sent in the nu;mner set fo1th above shall be deemed sufficiently giveu for all purposes hel'eunder  on the day said  notice is deposited in the maiJ if sent by certified mail, return receipt  requested: upon receipt if sent by hand delivery or reputable ovemight courier; or if sent by facsimile, mi the date such notice is  transmitted, provided a copy of such  11otice is sent within two (2) business days by reg11la1· mail to the recipient's address set forth above. 21. Tjme of Essoncc . Time is of the essence in this Leaso . 22. Exterior Signs . Tenant may erect an identification sign on the entrance tot . he Premises or the extetior of the Building, with LandJon, . s consent ; provided, J 10 ,ivever, that any sign erected by Tenant sllalJ confo : nn to all applicable ordinances pertaining thereto end it shall be in keeping with the at'Chitectural scheme of the signs in the vicinity and shall not be other than customary trade signs identifying the busine . ,s of the Tenant . Prior to the expiration of the Lenn of this Lease, Tenant shalJ remove any such sign and repair any damage to the BuiJding occasioned by the installation and/or removal of such sign . 23. Brokerage . Landlord represents that there is no broker, tinder 01 · other party claiming by, through or under Landlord, that is entitled to any commission or other similar compensation with respect to this Lease . Tenant represents that there is no broker, finder or other pa 1 ty cJaim ing by, through or under Tenant that is entitled to any commission or other similar compensation with respect to this Lease . F .. ach of Landlord and Tenant coverumts and agrees to indemnify and hold the other hannless from any and all loss, JiabiJity, damage, claim, judgment, cost and expense (including without limitation attorney's fees and litigation costs) that m 11 y be incurred or suffered by the other because of any claim for any fee, commission or similar cornpensatiou with respect to this Lease, made by any bl'oker, agent or finder claiming by, througl 1 or unde 1 · the indemnifying party . whether or not such claim is meritol'ious . 24. Use of Pl'can fa es . Tenanl may use and occupy the Pl - emises for commercial operation of warehousing  general merchandise for clients. 25. Utility Bills . Landlord shalJ pay all utility bills. including. but not limited lo water, sewer, gas,  electricity, fuel, light. and heat bills for the P11:misea, as the same may  currently exist at the P1"0mises. In  the event that Tenant requires special utility services  over and above those utility services that are cummt1y  existing. then Tenant shall pay aU charges for insta11ation of such conduit, cable, wiring,junction or circuit  boxes, switches, and all other equipment I'Olated to such installation and hookups  for tenant"s needs. Tenant  agrees to collect and  pay a contribution to the electrlcal expense in the amount of $833 per month. 26. Tenant Insurance Obliptions. Tena11t shall procure and maintain, al all times and at its expense, commercial general liability insurance fol' the Premises . Such coverage shall (a) have a single limit of not leas than $ 1 , 000 , 000 . 00 (which may be covered through an umbrella coverage policy), (b) include contractual liabi 1 ity coverage, and (c) designate Landlord as an additional insured . Tenant shall also keep in fOl'ce special fonn property insurance for the fu]I replacement value of Tenant • s fumJture . fixtw - es and equipment and all personlll property of Tenant . Tenant shall deliver certificates thereof to Landlord within ten (I 0 ) days of d 1 e Effective Date . Tenant's property insW'IJlce coverage shall include a waiver of subrogation in favor of Landlord . All such insurance shall be provided by companios admitted to engage 10849.0058 0S340249.000 8

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in the business  of insurance in the State where the Premises  is located and which have a Best's Insurance Guide rating of A - NIii or beUer. Tenant shalJ also procure and maintain worker"s compensation and employer's liability insurance covering an of Tenant's employees working in or about the Premises, with  coverage limits not less the minimum limits allowable  under all applicable laws. 27. Landlord Insurance Obligations . Landlord shaU p 1 ' 0 cure and maintain, at al l times and at its expense, against loss CH damage by fire, explosion, vandalism, malicious mischief, and all other hazards included in an all .. risks extended coverage endorsement in an amount equal to full functional replacement condition of th e Building or such other •• replacement" cost coverage as may be reaso 11 ably purchased . A 1 l such insurance shall (a) provide that such insurance shall not be canceled or materially modified unless 30 days' prior written notice shall have been given to Landlord (wtless such Notice i s for cancellation foa· nonpayment in which case ten { I 0 ) day notice is applicttble) end Landlord shall promptly provide copies of such notices to Tenant ; and (b) provide for commercially reasonable deductible ainounts, Landlord shall deliver certificates thereof to Tenant within ten (10) days of the Effective Date. All such insurance shall be provided by companica admitted to engage in the business of insurance in lhe Stale where  the Premises  is  located and which have a Best,s  Insurance Guide rating of A - NIJJ or bettor. 28. Ouiet EnjoymeuL Landlord covenants that as long as Tenant pays the Rent reserved in this Lease and perfo 11 ns all of its obligations and agreements !tereunder Tenant may quietly and peaceably have, enjoy and hold the Premises for the entire Term . 29. Rules and Regulations . Tenant agrees to abide by all 111 los and regulations attached hereto as Exhibit "D"" and incorporated herein by this reference, as reasonably amended and supplemented from time to time by Landlord . Landlord wi 11 not be liable to Tenant for violation of the same or any other act or omission by any other tenant ; however, Landlord shall enforce all such 111 les in a uniform and non - discriminatory manner . 30. Attomoy 1 s Fees . Should any action or pl'oceeding be commenced between the parties conooming any provision of this Lease . or the rights and duties of any party in 11 'l ation thereto, the provailing party shall be entitled, in addition to such other relief as may be granted, to recover from the losing party all costs and expenses, including reasonable attomeys', paralegals' 1 and other professionals' fees and costs, inc 1111 - ed by such prevailing party in such action or proceeding and in any appeal in connection therewith ; and if such prevailing patty recovers a judgment in any such action, p or appeal, such coats, expenses, and fees shall be detennined by the court or arbitl'aUon panel handling  the proceeding and shall be included in and as a part of such judgment 31 . Effect of Tenn ination of Lease . No termination of this Lease prior to the nonnal ending thereof, by lapse of time 01 · otherwise, shall effect Landlord's right to collect rent for the period prior to termination thereof . 32. Miscellaneous . (a) Incorporation of Exhibits . The content of each and every exhibit which is referenced in this Lease is incorporated into this Lease as fully as if set forth in th . e body of this Leue . (b) Entire Agreement . This Lease contains the entire agreement of the parties hereto as to the Premises, and no representations, inducements, promises or agreements, oral or otherwise, between du, parties, not embodied herein . shall be of any force ot· effect 10849.0058 ƒ "4D249.000 9

    	 	9	 

     

    

(c) Sevorability . If any term, covenant or condition of thia Lease or the application thereof to any person . entity or circwnstance shaJI, to any extent, be invalid or w 1 enforceable, the remainder of this Lease, or the application of such tenn, covenant or condition to persons . entities or cil'cumstanccs other than those which or to which used may be held invalid or unenforceable, shall not be affecmd thereby, and each term . covenant or condition of this Lease shall be valid and enforceable to the fnUost extent pennitted bylaw . (d) Drafts . The cii'culation of one 01 · more drafts of this Lease shall not constitute a reservatkm of the Premises or an offer to lease the Premises to Tenant . Neither part . y shaU be bound hei'etmder until such time as both parties have signed this Lease, (e) CountcL·parts . This Lease may be executed in any number of counterparts, each of which shall be an original, but such counteL·parts together shall constitute one and the same instrument . (t) Governing Law. This Lease shall ho governed by the Jaws of the  State whero the Premises is located, and any Jegal action arising in connection with this Lease shaJJ be, brought in (a) the courts in the County of BuHoch, State of Georgia, if instituted in the State courts, and (b) the courts of the Southern District of Georgia, if an action is instituted in the Federal courts .. (g) Binding Effect. This Lease shall be binding upon and inure to the benefit of the heirsJ executors, administrators, asaigns, and successors of the parties hereto . (h) Headings . The subject headings of the paragraphs and subparagraphs of this Lease are incJuded for purposes of convenience on 1 y and shall not affect tbe construction or interpletation of any of its provisions . (i) Amendment This Lease may be altered, amended, or revoked only by an instrumBnt in writing signed by both Landlord and Tenant . (J') Authority . By their signatures hereunder, the persons executing this Lease represent that they have full power and authority to do so, and that they have fuJI power and authority to bind the pa 11 ies to the tenns and conditions hen : of . 33 . Entrx, Landlord may card the Promises . - For Rent" or upor Sale" thirty ( 30 ) days before the tennination of the Lease . Landlord may enter the Premises at 1 - easonable hours during such lut 30 days to exhibit same topl'ospective purchasers or tenants . Except in the event of an emergency, Landlord may enter the Pl'emisos after business hours and upon forty - eight ( 48 ) holU'S prior written notice fol' the purposes of making repairs to the Premises, or Landlord's acljoiniog property, if any. In the event of an emergency, Land1ord may enter the Premi1CS without  providing such 48 hO \ Jrs' notice.  provided that Landlord must notify Tenant as soon as possible after such entry. 34. Rights Cumulative. All rights, powers and privileges conferred hereunder upon parties hereto shall be  cumulative and not l'estrictive of those given by Jaw. 35. Waiver of Rights. Waiver of any breach of this Lease by  any party hereto shall not constitute a continuing waiver or a waiver of any breach of the same or another provision of this Lease. 10849.00SI 05340'149.000 10

    	 	10	 

     

    

36. Late Char . If the Monthly Rent due on the J - ' day of each mouth is not ))Rid by the tll \ h ( 5 111 ) day of the same 1 nonth, Tenant shall agree and does agree to pay a late charge of one and onc . lhalf percent ( 1 . 5 % ) of the late installment . 37. Addition of S p ace Temporart y Unavailable : ElChlblt B la a map of the bulldlng with areas ldantlfled by letters with the, 205,934 sq ft Included In the baae rent amount. Areas Identified In RED  that are temporarly not avallabJe for use. on 04101.12022. 30,055 sq ff are not avallable for use. There Is a credit to the base lease rent for these areas until  they become aval/able. At. the beginning of each month the parties wlll make an assessment of the areas that have become  available for use.  The rent and security deposit will be ad)usted accordingly to Include the addltlonal space avallable. A revised Exhibit 8 wll be  added to this lease. {signatures BIJl>eHt' ou next page] 11

    	 	11	 

     

    

IN WITNESS WHEREOF, the part i es have hereunto set their hands and seals, efrective the day and yea 1· til'st ab ov e w ri tten. Witness es : TENANT: Tradition Logistics / P , r 1 in t / N ! k . ame , 7 k_ W , PrintNRme: 'P Jtd , :;. :tft: Tit LANDLORD• Sustainable Log isti cs, LLC, A Georg i a Limited Lieb ilily Company 1 0849.0058 01140249,000 12

    	 	12	 

     

    

EXHIBIT A IDENTIFICATION AND HISTORY OF THE PROPERTY The subject property Is located on the north side of Old River road opposite R . J . Kennedy Drive in the Statesboro Community . This is In northern Bulloch County, approximately 6 miles north of the Town of Statesboro, Georgia . The entire tract Is within Bulloch County, South Carollna . The plant Is known as the Loblolly Plant of King America Finishing, Inc . a subsidiary of Milliken and Company . The subject property's physical address Is 6644 Old River Road, North, Bulloch County, Georgia . Further . the property is identified on Bulloch County Tax Map No . 118 - 000003 - 000 . A legal description of the subject property can be found on the latest recorded deed, dated Mey 9 , 2014 and recorded In Bulloch County, Georgia, Deed Book 2247 , Page 49 . According to the deed, the site contains 146 . 84 acres . The lest sale of the property was from Westex Acquisitions, LLC to King America finishing, Inc . as recorded In Bulloch County Deed Book 2247 , page 49 .

    	 	13	 

     

    

EXHIBIT B  – REVISED AND UPDATED AS OF 9/1/2022 Page 1 of 3 In accordance with item 37 on page 11 of lease agreement dated 4/1/2022  between Sustainable Logistics LLC, a Georgia limited liability company  (“landlord”) and Tradition Logistics, with headquarters located at 300 Growth  Parkway, Angola, Indiana 46703 (“tenant”) the following revised floorplans  identifying the updated leased space is agreed to be added to the lease as a  revised Exhibit B, effective 09/01/2022. Leased space is being expanded to include space at a second location, 405 Mims Road, Sylvania, GA . The floorplan for 405 Mims Road is on page 3 of this exhibit Net space leased at 6644 Old River Road North, Statesboro GA is reduced to 155 , 871 SQ FT See revised 6644 Old River Road North floorplan on page 2 of this exhibit. Additional space located 405 Mims Road is being added at 405 Mims Road in  the amount of 36,542 SQ  FT See area highlighted in green on 405 Mims Road floorplan on page 3 of this  exhibit. Total space leased at both locations as of 9/1/2022 is 192,514 SQ FT (155,871  SQ FT + 36,542 SQ FT) Total monthly rent will increase to be $76,203.46  There will be no additional security deposit required. There will be no increase in the amount of electrical expense contribution  as  stated in section 25 on page 8 of above referenced lease. The monthly  amount will remain $833 per month. Total due each month effective 09/01/2022 will be $77,036.46 ($76,203.46 + $833) Tenant – Tradition Logistics James Evans, President Landlord – Sustainable Logistics LLC Ramsey Khalidi, Managing Partner

    	 	14	 

     

    

AREA A 8 C D E 1 F G Gl H I will get this  measured.  Not sure the  correct  placement of  the line. APPROX . SIZE 512 SQ. F T. 736 SQ. FT. 10.836 SQ. FT. 10,455 SO. FT. 40,022 SQ. FT. 42.600SQ. FT . 65,300 SQ. FT. 10JJ00 SJ) FT . 20.008 so. FT . I 3,500 SQ . FT . 1,060 SQ. FT. 2,707 SQ. FT. 1,965 SQ. FT. 205 , 934 SQ. FT 10 , 455 SQ FT 6 , 100 SQ FT 1 0 , 000 SQ F T 3 , 500 SQ. FT H 2 0,008 SQ . F T. I : K Kl  L TOTAL Less Lease Credits: D Part of E1 G1  I H Net Lease Amount 155,871  SQ . FT .  r E 1  40 , 022  SQ. FT. C 10,836 SQ. FT. F 42,600 SQ. FT. - : I 736 Sq Ft L...J!2.. Restrooms G 65,300 SQ.FT. mm ::::: X <D I 0 - w < - (D -- l 0 !:e O , J 0 "U ;:;: )> G) N 18 m N N Net  Lease Amount 175,879 SQ. FT. " f f < :' ; ···· > Sustainable Logistics LLC 616 E . 35th Street Savannah, GA 31404 Phone: (912) 236 - 4112 St.':Al,E ; Old River Road North Floor P l an  6644 Old River Road North  Statesboro, GA DeTAIII.NO ' DATE. N.T.S. 3 / 24 / 2022 DRAW BY , 'CJ,£0(1::0 B MG @

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9 9' G " q V, ' I  I I C e iling Heigh · 15 ' 6" - 19' 24 , 750 Sq Ft SYLVANIA. GA • Restrooms / Or y . 7 sets) - Drive I n Doors / Ory. 3 / Garage 1,840Sq Ft H a llway 19'W x 66"L 1 St ora9t 400 Sq F I - I I I C eiling H · 1 • Height21 ' 4 , 2 0 0 Sq Ft 121 ' F Ceiling H e ight 14 ' - 16' 3" 0 w "' 17 9' • Rail Doors / Ory. 2 / LEGEND I Dock Doors / Ory. 13) 68 E Ceiling Heigh t 19' 4" - 20 ' 10" w 0 5 3 ,879 Sq Ft Hallway 10' . " Wx62" L Mamtenanct v L i 1 , 7 00SqFt - + - - - 8 9 ' -- 4 - t + -- 79' -- 4.+ · 1 · I C · 1 · J Ce , mg 1 e, ,ng 1 Height21 ' 1 0" H eight21' 1 0" 5, 214 SqFt I 5 , B 7 4 SqFt • I Ceiling Height 14 ' - 15'3" 59 , 927SqFt I I C - 1 l ƒ " ' ' I ... '! < ------ rn• t • I t 't 2,618SqFt + - 77' - ._j T !::! l C - 2 4 52 ' 13,230SqFt m • • r Ceiling H e ight 14 ' - 15' 3" - 20 • ....i... l Break Room . . I I - 2 4 0' " : I : I T r "' I A Ceiling Height 18 ' - 28 ' 65 , 040 SqFt I I I . ., mm :::::x CDI o - , . b , B , I:: ! OC[J I !€ ' O - u )> "'G) . V, m "'"' < - M l " a - ' "! Ceiling Height 14 ' - 1S' 3" 40 , 993 Sq Ft " "! ' 58 , 300 Sq Ft • • l 30 ,2 84 Sq.  Ft •• Offices 4,470SqFt •• AREA APPROX . S I ZE 45 2 ' C e iling H e ight 13 ' S" - 14 ' 2" D a '! .J,. F Sylv a ni a - Lease Amount 36,542 SQ. FT . 36 , 542 SQ . FT . (302 ' X 12 1') ' L eased area highlighted in green S ustain ab le L ogistics LL C 616 E .  35th St r eet Savann a h , GA 31404 Phon e: (9 1 2) 236 - 4112 Mims Road Floo r P lan 4 05 Mims Road Sylvania GA 5/ 1 3/ 22

    	 	16Exhibit 10.13

 

OFFICE LEASE

 

THIS LEASE, made and entered into this 18th day of October, 202 l,
by and between ONE SUMMIT II, LLC (hereinafter called Landlord), and Freedom Freight Solutions, LLC (hereinafter called
Tenant).

 

WITNESSETH:

 

ARTICLE I

Premises

 

The Landlord for and in consideration of the
rents, covenants, and agreements hereinafter set forth and hereby agreed to be paid, kept, and performed by said Tenant, or Tenants, successors,
and assigns, has leased and by these presents does lease to said Tenant that portion of the Building located at 110 E. Wayne St. in the
City of Fort Wayne, County of Allen, State of Indiana, more particularly described as:

 

151 Floor, Suite 1502, containing approx. 3,233 rentable square feet.

 

Hereinafter referred to as the "leased premises." (Exhibit "A" attached hereto.)

 

ARTICLE II

Occupancy and Use

 

Section 2.1 Use of Premises. The leased
premises shall be used and occupied by Tenant, subject to the conditions herein contained, for the operation transportation brokerage
office. In no event shall the leased premises be used or occupied by the Tenant in any manner contrary to law, zoning regulations,
or recorded restrictions, if any. This shall be a full-service lease

 

Section 2.2 Acceptance. Tenant has inspected
the premises and is satisfied with the physical condition thereof, and Tenant's taking possession of the premises shall be conclusive
evidence that the same were in good condition and repair. Tenant agrees that no representation as to the condition of repair of the premises
has been made except as herein noted and that no promise to decorate, alter, repair, or improve the premises prior to or during the term
has been made, unless provided in this lease.

 

ARTICLE III

Term

 

The term of this lease shall be for six (6) months,
commencing on November 15, 2021, and ending on May 15, 2022, both dates inclusive. Occupancy may begin upon full lease execution. Rent
shall begin on November 15, 2021. After the original six-month term lease will continue on a month-to-month basis and can be terminated
be either party with 30 days advance written notice.

 

ARTICLE IV

Rent and Deposit

 

Section 4.1 Rent. Tenant shall, without
deduction, abatement, or set-off of any nature whatsoever, pay lo Landlord as fixed rent for the leased premises the sum of $4,175.96
per month each, in advance and without demand on the first day of each and every calendar month throughout the term of this lease. If
the commencement date of this lease shall be other than the first day of a calendar month, then Tenant shall pay rent at the rate herein
established on a pro-rata basis for the number of days of tenancy during such initial month and shall hereunder make rent payments on
the first day of each calendar month, with a like adjustment for the final month of the lease term if applicable. The rent shall be payable
at the office of the Landlord at 200 E. Main Street, Suite 580, Fort Wayne, IN 46802, or at such other place as Landlord may from time
to time designate in writing. Rent lo begin November 15, 2021.

 

 

    	 	1	 

     

    

 

Failure of Landlord to make
demand for rental when due shall not excuse payment thereof. Tenant shall pay all items of additional rent and any other sum to Landlord
forthwith; and said amounts, and also unpaid rent installments including all charges and costs treated as additional rent hereunder shall
bear interest from and after ten (10) day after due date until paid at the rate of eighteen (18%) percent per annum or the maximum legal
rate, whichever is less.

 

Section 4.2 Security Deposit. Tenant has paid to Landlord,
upon execution of this Lease, the sum of $4,175.96 as security for the performance of Tenant's obligations hereunder, including
the payment of any rentals. [n the event of a default by Tenant, Landlord at its option may apply such part of the deposit as may be
necessary to cure the default, and if Landlord does so, Tenant shall upon demand redeposit with Landlord an amount equal to that so applied
so that Landlord may have the full security deposit on hand at all times during the term of this Lease. Upon the termination of this
Lease (provided Tenant is not in default hereunder) Landlord shall refund to Tenant any then remaining balance of the deposit without
interest.

 

ARTICLE V

Landlord Services

 

To provide elevator service
where applicable.

 

		A.	To provide water for lavatory and drinking purposes in places designated by Landlord.

 

		B.	To provide maintenance services to keep the public areas of the building in good order and to cause the leased premises to be cleaned
by sweeping floors, dusting the surfaces of normal office furniture, and emptying waste baskets on each business day, and to cause the
floors and windows of the public areas in the leased premises to be cleaned at reasonable intervals. Janitorial services to be equivalent
to service in a Class A office building.

 

		C.	With regard to the furnishing of air conditioning as provided in an above and electric power as provided
in B." above, Tenant covenants and agrees not to use any apparatus
or device not required to conduct normal financial institution business in, upon or about the leased premises which in any way may increase
the demand and usage of such services as normally and usually furnished or supplied to the premises and shall not connect any apparatus
or device to the conduits or pipes or other means by which such services are supplied for the purpose of using or acquiring additional
or unusual amounts of such services without the written consent of Landlord, consent not to be unreasonably withheld. Should Tenant use
such demand, use, or require such additional services, Landlord shall charge for the same. Such charge shall be additional rental and
shall be based upon the requirements and usage which arc in excess of the usual, customary and normal office usage of such building. Such
charge shall be based upon the average cost per unit of electricity for the building applied to the excess use as determined by an independent
engineer selected by Landlord and tenant, or shall be determined by a sub-meter to be furnished and installed al the option of the Landlord
and at Tenant's expense. If Tenant refuses to pay upon demand to landlord any such excess charge,
such refusal shall be and constitute a breach of the obligation to pay rent under and pursuant to this Lease and entitle Landlord to any
and all rights and remedies herein granted Landlord and reserved to Landlord for such breach.

 

		D.	To furnish Tenant, free of charge, with two keys for each door entering the leased premises, and additional or replacement keys will
be furnished at a charge by Landlord equal to its cost plus 15% on an
order signed by Tenant or Tenant's authorized representative. All such keys shall remain the property of Landlord. No additional locks
shall be allowed on any door of leased premises, and Tenant shall not make or permit to be made any duplicate keys, except those furnished
by Landlord. Upon termination of this lease, Tenant shall surrender to Landlord all keys of the leased premises and give to Landlord the
explanation of the combination of all locks for safes, safe cabinet, and vault doors, if any, in the leased premises.

 

		E.	Landlord agrees to furnish a Lobby Directory Board Strip identifying Tenant on the Lobby Directory Board. The cost of any changes
or additions will be charged to the Tenant.

 

		F.	Landlord shall not be responsible for any security to the building, the leased premises, and Tenant's property therein, except locking
exit and entry doors to the common area.

 

 

    	 	2	 

     

    

 

		G.	No interruption or malfunction of any of the service to be furnished by Landlord hereunder
shall constitute an eviction or disturbance of Tenant's use and possession of the leased premises, or a breach by the Landlord of any
of its obligations hereunder, or render the Landlord liable for damages or entitle Tenant to be relieved of any of its obligations hereunder
(including obligation to pay rent) or grant Tenant any right of set off or recoupment unless caused by gross negligence or willful misconduct
of the Landlord. In the event of any such interruption or malfunction of such services, however, Landlord agrees to use reasonable diligence
lo restore such services.

 

		H.	Pest control services to the premises.

 

Section 5.2 Tenant's
Improvements. Except for the pre-approved improvements shown under Special Provisions Item l, no alteration, addition, improvement, or
refinishing of 01· to the leased premises shall be made by Tenant without the prior written
consent not be unreasonably withheld, of the Landlord. Any alteration, addition, or improvement made by the Tenant after such consent
shall have been obtained shall be made strictly in accordance with all applicable building codes and governmental authority regulations,
and all such alterations, additions, or improvements and any fixtures installed by Tenant (including wall-to-wall carpeting and wall paneling)
shall become the property of the Landlord upon the expiration or other sooner termination of this lease.

 

Section 5.3 Structural Repairs and Maintenance.
The Landlord will make any and all repairs and replacements to maintain in good order and repair the exterior, common areas, and structural
parts of the building. This is a full service gross lease with the Landlord responsible for repairs to the tenant's premises, including
ceiling light bulbs and fixtures, plumbing, electrical, HVAC, doors, windows, except for tenant's installed trade textures and furniture.
Landlord reserves the right, pursuant to governmental requirements, to make such repairs, alterations or improvements in or to the building
or to any part thereof, including the leased premises, as it shall deem necessary or appropriate and during such operations to close
entrances, doors, corridors, and other facilities, and to erect scaffolding and other apparatus on the sidewalks in front of and on the
exterior portions of the building, all without liability to the Tenant by reason of interference, inconvenience or annoyance, provided,
however, that all such work shall be done in such manner as to cause the least possible interference, inconvenience, and annoyance to
the Tenant, and provided further that, except in case of emergencies, ten ( I 0) days' notice of intention to enter the premises for
such purpose shall be given to the Tenant.

 

ARTICLE: VI

Liens

 

Tenant shall not permit
any mechanics' lien to be filed against the fee of the leased premises or against the Tenant's leasehold interest in the premises by
reason of work, labor, services or materials supplied or, claimed to have been supplied to the Tenant or any holding the leased
premises through or under the Tenant, whether prior or subsequent to the commencement of the term hereof. If any
such mechanics' lien shall at any time be filed against the leased premises and Tenant shall fail to remove same within thirty (30)
days after notification to tenant, it shall constitute a default under the provisions of this lease.

 

ARTICLE VII

Assignment and Subletting

 

Tenant shall not assign or encumber this lease,
nor sublet nor permit the leased premises or any part thereof to be used by others without prior written consent by Landlord, said consent
not to be unreasonably withheld. No consent by the Landlord, nor the acceptance of assignee, subtenant or occupant as a tenant shall release
the Tenant from the further performance by the Tenant of the covenants in this lease or be construed to relieve the Tenant from obtaining
the consent in writing of the Landlord to any further assignment or subletting. ln any event Tenant shall remain primarily liable on this
lease for the entire term hereof and shall in no way be released from the full and complete performance of all the terms, conditions,
covenants, and agreements herein contained. This lease may be assigned by Landlord, and upon such assignment the obligations of Landlord
hereunder shall become obligations solely of such assignee.

 

In the event that Tenant shall sublet the leased premises for a rental in excess of the fixed rent due hereunder from
Tenant to Landlord, then, notwithstanding any other provision contained in this lease to the contrary, the fixed rent provided for in
Section 4.1 of this lease shall automatically be increased during the term of such sublease to a
sum equal to the amount of rent payable under such sublease less cost paid to produce the subtenant lo include but not limited to the
expenses paid to real estate brokers, tenant improvements, and costs to market the space. In the event that Tenant shall receive any
valuable consideration for an assignment of the Tenant's interest in this lease, then notwithstanding any other provision contained in
this lease to the contrary, Tenant shall pay to Landlord as additional rent hereunder the amount of consideration thereby received.

 

 

    	 	3	 

     

    

 

ARTICLE VIII

Landlords' Non-liability and Indemnification
of Landlord

 

Section 8.1 Indemnification of Landlord.

 

A. Tenant
shall indemnify Landlord and save Landlord harmless from suits, actions, damages, liability and expense in connection with loss of life,
bodily or personal injury or property damage arising from or out of any occurrence in, upon or at or from the leased premises, including
the common areas and facilities adjacent thereto, or the occupancy or use by Tenant of said premises or any part thereof, or occasioned
wholly or in part by any act of omission of Tenant, its agents, contractors, employees, servants, invitees or licensees.

 

B. Tenant
shall store its property in and shall occupy the leased premises and common areas al its own risk, and releases Landlord, to the full
extent permitted by law, from all claims of every kind resulting in loss of life, personal or bodily injury or property damage.

 

C. Landlord
shall not be responsible or liable al any time for any loss or damage to Tenant's equipment, fixtures or other personal property of Tenant
or to Tenant's business unless caused by gross negligence of Landlord or it's representatives.

 

D. Landlord
shall not be responsible or liable to Tenant or to those claiming by, through or under Tenant for any loss or damage lo either the person
or property of Tenant that may be occasioned by or through the acts or omissions of persons occupying adjacent, connecting, or adjoining
premises.

 

E. Landlord
shall not be responsible for any defect, latent or otherwise in the building of which the leased premises are a part, or any of the equipment,
machinery, utilities, appliances or apparatus therein, nor shall Landlord be responsible or liable for any injury, loss, or damage to
any person or to any property of Tenant or other person caused by or resulting from bursting, breakage, leakage, running, backing up,
seepage, or the overflow of water, sewerage, steam, snow or ice, in any part of said premises or for any injury or damage caused by or
resulting from act of God or the elements unless caused by the gross negligence or willful misconduct of Landlord.

 

F. In case
Landlord shall without fault on its part be made a party to any litigation commenced by or against Tenant, then Tenant shall protect
and hold Landlord harmless and pay all costs, expenses, and reasonable attorney's fees.

 

Section 8.2 Insurance.

 

A. Tenant
shall procure and keep in force at all times during the term of this lease, at its expense, public liability insurance in an amount of
not less than $1,000,000.00 for personal injury to any one personal $1,000,000.00 for personal injuries arising out of any one accident;
and $500,000.00 property damage. Landlord shall be named as one of the insured parties under such policies of insurance. When requested
by Landlord, Tenant shall furnish Landlord with a certificate, or certificates, issued by the insurance carrier evidencing such insurance.
Landlord shall carry public liability insurance for common areas, tenant to be named Additional Insured on the common area of liability
policy.

 

ARTICLE IX

Waiver of Subrogation

 

Notwithstanding anything herein to the contrary,
Landlord and Tenant and all parties claiming under them, hereby mutually release and discharge the other from all claims and liabilities
arising from or caused by any hazard covered by insurance on the leased premises, the building in which they are located, or covered by
insurance in connection with property on or activities conducted at the building or the leased premises, regardless of the cause of the
damage or loss. This release shall apply only to the extent that such loss or damage is covered by insurance and only so long as the applicable
insurance policies contain a clause to the effect that this release shall not affect the right of the insured to recover under such policies.

 

 

    	 	4	 

     

    

 

ARTICLE X

Holding Over

 

In the event that Tenant or any party holding
under Tenant shall hold over the leased premises beyond the expiration of the term of this lease, whether by expiration or forfeiture,
such party shall pay 150% hereunder during such hold over period. Provided, however, that if Tenant shall remain in possession of the
leased premises beyond the expiration of the term with the express consent of the Landlord then such possession shall be as a month-to-month
tenant at the same rent as the last month of the lease term, and the provisions of this lease shall be applicable. Prior to termination
of this lease, or any extension thereof, if Tenant is not in default on any obligation or covenant under this lease, Tenant may remove
its office supplies and movable office furniture and equipment from the leased premises, and shall promptly repair any damage cause by
such removal.

 

ARTICLE XI

Rights Reserved to Landlord

 

Landlord reserves
the following special rights:

 

		A.	Landlord, and its duly authorized agents, employees and contractors shall have access to the leased premises at all reasonable times
with prior notice provided to tenant except in the case of emergency repairs for the purposes of inspecting the same and making necessary
repairs or replacements as called for hereunder or as the Landlord shall elect to undertake for the safety, preservation, benefit or welfare
of the building of which the leased premises constitute a part of other tenants thereof.

 

		B.	To show the premises to prospective tenants or brokers during the term of this lease, including any renewal terms, and to prospective
purchasers or mortgagees at all reasonable times, with 24 hours
prior notice provided to the tenant.

 

		C.	To place and maintain Landlord's usual "For Rent" signs upon the leased premises, for the last ninety (90) days of this
lease, provided signs do not interfere with Tenant's security policies and procedures.

 

ARTICLE XII

Default

 

The following events shall be deemed to be events of default by Tenant
under this lease:

 

		A.	If Tenant shall fail to pay any fixed or additional rent hereby reserved when due 2 days aner notification.

 

		B.	If Tenant shall fail to comply with any term, or
provision, or covenant of this lease, other than the payment of rent, and shall not cure or diligently show effort to cure such failure
within ten (I 0) days after written notice thereof to Tenant.

 

		C.	If Tenant shall become insolvent, or shall make a transfer in fraud of its creditors, or shall make
an assignment for the benefit of its creditors.

 

		D.	If Tenant shall file a petition under any section or chapter of the National Bankruptcy Act, as amended, or under any similar law
or statute of the United States or any state thereof; or Tenant shall be adjudicated bankrupt of insolvent in the proceedings filed against
Tenant thereunder.

 

		E.	If a receiver or trustee shall be appointed for all or substantially all of the assets of Tenant.

 

		F.	If Tenant shall desert or vacate and not pay rent on any substantial portion of the leased premises.

 

 

    	 	5	 

     

    

 

Section 12.1 Remedies of the Landlord.
Upon the occurrence of any such event of default, Landlord shall have the option to pursue any one or more of the following remedies provided
by law) without any notice or demand whatsoever:

 

		A,	Declare immediately due and payable the entire amount of the rent then remaining lo be paid under this lease for the balance of the
lease term.

 

		B.	Enter upon and take possession of the leased premises without terminating this lease and without relieving Tenant of its obligation
to make the monthly payments or rent herein reserved, and expel or remove Tenant and any other person who may be occupying said premises
or any part thereof and any personal properly or trade fixtures located therein (including changing or altering the locks and other security
devices) and relet the leased premises in the name of Landlord or

 

Tenant at any rental readily obtainable, and receive
the rent therefore. In such event Tenant shall pay to Landlord on demand any deficiency that may arise by reason of such reletting and
the expenses of such reletting, for the residue of the term of this lease.

 

		C.	Forfeit and terminate this lease forthwith. In the event of such termination, Tenant shall immediately surrender the leased premises
lo Landlord and if Tenant fails to do so, Landlord may enter upon and take possession of the leased premises and expel or remove Tenant
and any other person who may be occupying said premises or any part thereof, and any personal properly or trade fixtures located therein.
In the event of the forfeiture of this lease as herein provided, Tenant agrees that any security deposit being held by Landlord hereunder
shall be forfeited to Landlord as liquidated damages for Tenant's default, which liquidated damages shall be in addition to and not in
lieu of any unpaid rent or any other damages accruing to Landlord by reason of violation by Tenant of any of the terms, provisions. And
covenants of this lease.

 

Tenant hereby waives demand for rent, demand
for possession, notice of forfeiture, notice of termination and any and all other demands or notices required by law.

 

Pursuit by Landlord of any of the foregoing remedies or any other remedy provided by law shall not constitute a forfeiture
or waiver of any rent due to Landlord hereunder or of any damages accruing to Landlord by reason of the violation by Tenant of any of
the terms, provisions, and covenants of this lease. In no event shall Tenant be relieved from its obligation to pay the rentals specified
in this lease by reason of a surrender of possession, termination of this lease or in any other manner whatsoever, unless specifically
agreed to in writing by Landlord.

 

ARTICLE XIII

Damage by Fire and Eminent Domain

 

Section
13.1 Damage and Destruction.

 

		A.	In the event that the leased premises or any substantial part thereof, or any substantial part of the building of which the leased
premises are a part shall be destroyed or damaged by fire or unavoidable casualty, then this lease may be terminated al the election of
Landlord, such election to be made by the giving of written notice to Tenant within sixty (60) days after such destruction or damage.

 

		 	1.	If Landlord shall not exercise said election or if such damage or destruction shall not affect a substantial part of the leased premises
or building, this lease shall continue in force and Landlord covenants in such event, lo repair or rebuild with reasonable diligence the
building in which the leased premises are located, so as to make the leased premises as nearly similar in value and character to their
condition immediately prior to such destruction or damage as shall be practicable and reasonable, to zoning and building laws then in
existence. "Net proceeds of insurance recovered" refers to the gross amount of such insurance less the reasonable expenses of
landlord in connection with the collection of the same, including without limitation fees and expenses for legal and appraisal services.
In such event, however, Landlord shall not be required to repair, or rebuild or restore any additions alterations or improvements made
by or for the Tenant and not required by this lease to be furnished by Landlord, nor any trade fixtures, furniture, equipment, signs or
other properly installed by or belonging to Tenant.
	 	 	 	 
	 	 	2.	If Landlord
shall not exercise said election and if the leased premises shall not be repaired and rebuilt as above provided within one hundred eighty
( 180) days from date of such destruction or damage, then this lease and rent payments may be terminated at the election of Tenant, such
election to be made by the giving of written notice to Landlord within ten (I 0) days after the end of said period.

 

 

    	 	6	 

     

    

 

		B.	If this lease is not terminated as above provided and if the fault or neglect of the Tenant or its agents,
servants, or employees did not cause or contribute to such damage or destruction, then from and after such damage or destruction and until
the leased premises are repaired or rebuilt in accordance with the foregoing provisions the fixed annual rent will abate from the date
of destruction or taking, either wholly or proportionately, according to the extent that the leased premises have been rendered untenantable
by such damage or destruction.

 

Section 13.2 Condemnation.

 

		A.	If the whole of the leased premises shall be taken for any public or any quasi-public use under any statute or by right of eminent
domain, or by purchase under threat of condemnation, then this lease and rent payments shall automatically terminate as of the date that
title shall be taken.

 

		B.	If any part of the building of which
the leased premises comprise a part or any parking area adjacent thereto shall be so taken and this lease shall not be terminated under
the provisions of 13.2 (a) above, then Landlord shall have the option to terminate this lease upon one hundred twenty ( l 20) days' notice
to Tenant, if continued operation of the remaining structure or improvements is uneconomic, in Landlords' sole discretion.

 

		C.	In any event, all compensation awarded or paid upon such a total or partial taking shall belong to and be the property of the Landlord
without any participation by the Tenant provided, however, that nothing contained herein shall be construed to preclude the Tenant from
prosecuting any claim directly against the condemning authority in such condemnation proceeding for loss of business, depreciation to,
damage to, or cost of removal of, or for the value of trade fixtures, furniture and other personal property belonging to the Tenant in
addition to moving costs to relocate business, unamortized capital tenant improvements to tenant's premises and increased rental rate
caused by the taking; provided, however, that no such claim shall diminish or otherwise affect the Landlord's award.

 

ARTICLE XIV

Surrender of Premises

 

At the expiration of the lease term, Tenant shall
surrender the leased premises n as good condition as they were at the beginning of the term, reasonable wear and tear excepted. Notwithstanding
any provision of law or any judicial decision to the contrary, no notice shall be required to terminate the term of this lease as herein
provided, and the term of this lease shall expire-on the termination date herein mentioned without notice being required from either party.

 

ARTICLE XV

Waiver

 

No waiver by either party of any violation or breach
of any of the terms, provisions, and covenants of this lease shall be deemed or construed to constitute a waiver of any other violation
or breach of any of the terms, provisions and covenants herein contained. Forbearance by a party lo enforce one of more of the remedies
herein provided upon an event of default shall not be deemed or construed to constitute a waiver of such default.

 

If a party incurs any expenses, including court
costs and attorneys' fees, as a result of a default by the other party under this lease, then such expenses shall be reimbursed by such
party as additional rent, whether or not such default is subsequently cured.

 

 

 

    	 	7	 

     

    

 

ARTICLE XVI

Notices

 

Any notice required or permitted to be given
or served by either party to this Lease shall be deemed to have been given or served when made in writing, by certified or registered
mail, addressed as follow:

 

	Lessor:	ONE SUMMIT II, LLC

	 	C/O HANNING & BEAN ENTERPRISES, INC.

	 	200 E. MAIN ST., SUITE 580

	 	FORT WAYNE, IN 46802

 

	Lessee:	FREEDOM FREIGHT SOLUTIONS, LLC

	 	300 Growth Parkway

	 	Angola, IN 46703

 

All rental payments shall be made to the Lessor
at the above address. The addresses may be changed from time to time by either party by serving notice as above provided.

 

ARTICLE XVII

Miscellaneous Provisions

 

Section 17.1
Force Majeure. Both parties shall be excused from performing any obligation or undertaking provided in this
lease in the event and/or so long as the performance of any obligation is prevented or delayed, retarded or hindered by Act of God, fire,
earthquake, floods, explosion, actions of the elements, war, invasion, insurrection, riot, mob violence, sabotage, inability to procure
equipment, facilities, materials, or supplies in the open market, failure of power, failure of transportation, strikes, lockouts, actions
of labor unions, condemnation, requisition, law, orders of government or civil or military authorities, or any other cause, whether similar
or dissimilar to the foregoing, not within the reasonable control of such party.

 

Section 17.2
Attornment. The term "Landlord" as used in this lease, so far as covenants or obligations on the
part of Landlord arc concerned, shall be limited to mean and include only the owners at the time in question of the fee simple estate,
then the party conveying said fee simple estate shall be automatically relieved after the date of such transfer, of all personal liability
as respects the performance of any obligations contained in this lease arising out of acts thereafter occurring or covenants thereafter
lo be performed, it being intended hereby that all the obligations contained in this lease on the part of Landlord shall be binding upon
Landlord, its successors and assigns, only during and in respect of their respective periods of ownership of said fee simple estate in
the premises.

 

Section 17.3
Subordination. Tenant agrees that this lease and Tenants interest in this lease is subordinate to any mortgage,
deed of trust or other method of financing or refinancing now or hereafter encumbering the leased premises, the land underlying the leased
premises and/or the building of which the leased premises comprise a part; and lo all renewals, modifications, replacements, consolidations
and extensions thereof. The Subordination of this lease and Tenant's interest herein as aforesaid (The Subordination) is effective and
self-operative without !he execution of any further instrument on the part of either party hereto; provided, however, that Tenant
may, upon its written request and notification of Landlord, commencement within thirty (30) days from the effective commencement date
of this lease and not otherwise, condition the subordination by requiring the delivery to Tenant of a "Non-Disturbance Letter"
from the holder of any such mortgage, deed of trust or other security instrument to the effect that in the event of a foreclosure or other
action taken under such security instrument, that this lease and the rights of Tenant hereunder shall not be disturbed, diminished, or
interfered with, but shall continue in full force and effect so long as Tenant shall not be in default hereunder. In such event, The Subordination
shall be effective upon delivery to Tenant of the "Non Disturbance Letter".

 

In any event, if any such mortgage, deed of trust,
or other security instrument encumbering the leased premises is foreclosed for any reason, and the holder of such mortgage, deed of trust
or other security instrument succeeds to the interest of Landlord under this lease, Tenant shall be bound to such mortgage, deed of trust
or security holders under all the terms of this lease for the balance of the term thereof remaining, with the same force and effect as
if said mortgagee were the Landlord under this lease; an Tenant hereby attorns to the mortgagee as its Landlord, such attornment to be
effective and self-operative, without the execution of any further instrument on the part of either of the parties hereto, immediately
upon the mortgagee succeeding to the interest of Landlord under this lease.

 

 

    	 	8	 

     

    

 

Section 17.4 Headings and Definitions.

 

		A.	It is agreed that the headings and phrases as to the contents of particular paragraphs
of this lease are inserted only as a matter of convenience and for reference, and in no way are intended to be a part of this lease,
or in any way to define, limit or describe the scope or intent of the particular paragraph to which they refer.

 

		B.	Where in this instrument pronouns or words indicating the singular number appear, such words shall be considered as masculine, feminine,
or neuter pronouns or words indicating the plural number, and vice versa, where the context indicates the propriety of such use.

 

Section 17.5 Modification.
Landlord and Tenant agree that this lease contains the entire agreement between them and shall not be modified in any manner except y
an instrument in writing signed by each of them.

 

Section 17.6 Benefit. Except as provided
for in Section l 7.2 hereinabove, this lease shall insure to the benefit of and be binding upon the Landlord and Tenant and their respective
heirs, executors, administrators, successors and such assigns and sublessees as may be permitted hereunder.

 

Section 17.7
Authorization. Each individual executing this lease on behalf of a corporation represents and warrants that he has been authorized to
do so by the Board of Directors of such corporation.

 

Section l 7.8 Certifications and Confirmations
(Estoppel Certificates) of Lease Status. Tenant agrees that from time to time, upon the request of Landlord, it will execute and deliver
such statement or certificates (Estoppel Certificates) as may be required by any lender or prospective purchaser of Landlord regarding
the status of Tenant's lease and occupancy. Tenant further agrees that within thirty (30) days after receipt from Landlord of a request
for confirmation of lease terms and status it will execute and return same to Landlord, noting any corrections thereto, failing which
the terms and status of this lease and Tenant's occupancy thereunder shall be deemed as staled in such notice.

 

ARTICLE XVIII

Environmental & Code Matters

 

Section 18.01 Definitions. The following
definitions are applicable to this Article of this Lease Agreement:

 

		A.	"Environmental Requirements" shall mean:

 

All applicable present and future statutes, regulations,
rules, ordinances, codes, licenses, permits, orders, approvals, plans, authorizations, concessions, franchises, and similar items, of
all governmental agencies, departments, commissions, boards, bureaus or instrumentalities of the United States, State of Indiana, and
any and all political subdivisions thereof and any and all applicable judicial, administrative, and regulatory decrees, judgments and
orders relating to the protection of human health or the environment, including, but not limited to the following statutes: the Comprehensive
Environmental Response, Compensation and Liability Law, IND. CODE 13-7-22.5 ("RPTL") or any one or more of them.

 

		B.	"Environmental Damages" means:

 

All claims, judgments, damages, losses, penalties,
fines, liabilities (including strict liability), punitive damages, encumbrances, liens, costs and expenses of investigation, defense and
negotiation of any claim or action, whether or not such claim or action is ultimately defeated, and any good faith settlement of judgment,
of whatever kind of nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable, including without limitation
attorneys' fees and disbursements and consultant's fees, any of which are incurred at any time as a result of the existence of Hazardous
Material upon, about or beneath the Real Estate.

 

 

    	 	9	 

     

    

 

		C.	"Hazardous Material" means any substance:

 

		l.	The presence of which requires investigation or remediation under any federal, state or local statute, regulation, ordinance, order,
action, policy or common law; or

 

		2.	Which is or becomes defined as "hazardous waste", "hazardous substance", pollutant or contaminant under any federal,
state or local statute, regulation, rule or ordinance or amendments thereto including, without limitation: CERCLA:SARA:RCRA: and Indiana's
State superfund law, IND. CODE S13-7-5-99, or any one or more of them; or

 

		3.	Which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous and is or
becomes regulated by any governmental authority, agency, department, commission board, agency or instrumentality of the United States,
the State of Indiana, or any political subdivision thereof; or

 

		4.	The presence of which on the Real Estate poses a risk to the health or safety of persons on or about the Real Estate; or

 

		5,	Which contains gasoline, diesel fuel or other petroleum hydrocarbons, except for Tenant's inventory of plastics materials and products.

 

Section 18.02 Operation of the Real Estate.
Tenant shall comply with all Stale, Local & Environmental Code Requirements pertaining to 01·
imposed upon Tenant's operations on, or Tenant's use of Real Estate and the facilities located thereon. Tenant shall provide to
Landlord such documents, records or information as Landlord may reasonably request concerning Tenant's compliance with Environmental
Requirements. Tenant shall also provide to Landlord copies of any complaints, decrees, orders, claims or other notices, immediately upon
receipt, relating to the noncompliance with or a violation of any Environmental Requirement pertaining to Tenant's operations on or Tenant's
use of the Real Estate or the facilities located thereon.

 

Section
18.03 Agreement to Indemnify, Defend and Hold Harmless by Tenant. Tenant agrees to indemnify, defend,
reimburse and hold harmless Landlord against any and all Environmental Damages that occur during
the term of this lease or renewals thereof, including, but not limited to, attorneys' fees, arising from the Tenant's placement or use
of Hazardous Materials on the Real Estate or arising from Tenant's failure to comply with any Environmental Requirements pertaining to
Tenant's operations on or Tenant's use of the Real Estate or facilities located thereon. This obligation shall include, but not be limited
to, the burden and expense of defending all claims, suits or proceedings are groundless, false or fraudulent, including, but not limited
to: attorney's fees; conducting all negotiations of any description; and paying and discharging, when ands the same become due, any and
all judgments, penalties or other sums due against Landlord. Landlord shall cooperate ,with Tenant should Tenant be required to indemnify
Landlord.

 

Section 18.04 Survival of Terms. The above Sections 18.01 through 18.03 shall survive
the expiration or termination of this Lease, the discharge of all other obligations owed by the parties to each other under this lease,
and any transfer of interest to the Real Estate of the Lease.

 

This lease consists
of XVIII (18) Articles numbered consecutively, together with a Rider consisting of three (3) pages, with pages numbered consecutively
one (I) through twenty (20), including the Special Provisions terms page, Exhibit A and Exhibit  B.

 

IN WITNESS WHEREOF, Landlord and Tenant have
executed this lease on the day and year first above written.

 

	LANDLORD:	TENANT:
	 	 
	/s/ Bill Bean                                     

For ONE SUMMIT II, LLC

Title: Mgr 

	/s/ James L. Evans                                  

                               For FREEDOM FREIGHT SOLUTIONS, LLC

                               Title: President

	 	 

 

 

 

    	 	10	 

     

    

 

 

RIDER

 

RULES AND REGULATIONS

 

		I.	No sign, picture, lettering, notice or advisement of any kind shall be painted or displayed on or from the windows, doors, roof, or
outside walls of the Building. All of Tenant's interior signs, sign painting or lettering shall be done in a manner approved by Landlord,
and the cost thereof shall be paid by Tenant. In the event of the violation of the foregoing by Tenant, Landlord may remove same without
any liability and may charge the expense incurred for such removal to Tenant.

 

		2.	Tenant shall not use the name of the Building for any purpose other than that of the business address
of Tenant. Tenant agrees that Landlord may assign a name to the Building and/or change the name of
the Building at Landlord's option.

 

		3.	The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors, or halls shall not be obstructed or encumbered
by any tenant or used for any purpose other than ingress and egress to and from the Leased Premises.

 

		4.	No curtains, blinds, shades, screens, awnings, or other projections shall be attached to or hung in,
or used in connection with, any window or door of the leased Premises or outside wall of the Building without the prior written consent
of the Landlord, nor shall the Tenant place objects against glass partitions, doors or windows which would be unsightly from the Building's
corridors, or from the exterior of the Building.

 

		5.	Any carpeting cemented down shall be installed with releasable adhesive.

 

		6.	No animals or pets or bicycles or other vehicles shall be brought or permitted to be in the Building or the Leased Premises.

 

		7.	The water and wash closets and other plumbing fixtures shall not be used for any purpose other than those for which they were constructed,
and no sweepings, rubbish, rags, or other substances shall be thrown therein. All damage resulting from any misuse of the fixtures shall
be borne by the Tenant who, or whose servants, employees, agents visitors or licensees, shall have caused the same. Tenant shall not waste
electricity, water or air conditioning, and shall cooperate fully with Landlord to assure the most effective operation of the Building's
heating and air conditioning. Tenant shall not adjust any controls other than room thermostats installed for Tenant's use. Tenant shall
keep all corridor doors closed.

 

		8.	No tenant shall mark, paint, drill into, or in any way deface any part of the Leased Premises or the Building of which they form a
part. No boring, cutting or stringing of wires shall be permitted, except with the prior written consent of the Landlord, and as the Landlord
may direct.

 

		9.	Tenant shall not cause of permit unusual or objectionable odor to be produced upon or permeate from
the Premises, including duplicating or printing equipment emitting noxious fumes. Tenant shall not allow any cooking on the Leased Premises.
Tenant shall not disturb any occupants of this or neighboring building or premises by the use of any musical instruments, radio, television,
loud speakers, or by any unseemly or disturbing noise.

 

		10.	No tenant shall throw anything out of the door, windows, or down any passageways or elevator shafts.

 

		11.	Vending machines will not be permitted to be installed by anyone
but the Landlord.

 

		12.	Canvassing, soliciting, and peddling in the building is prohibited and each tenant shall cooperate to prevent the same.

 

 

    	 	11	 

     

    

 

		13.	No additional locks or bolts of any kind shall be placed upon any of the doors and windows by any tenant,
nor shall any change be made in existing locks or the mechanism thereof. Each tenant must, upon the termination of his tenancy, return
to the Landlord all keys of storage, offices, and toilet rooms, either furnished to or otherwise procured by Tenant in the event of the
loss of any keys, so furnished, such tenant shall pay to the Landlord the cost thereof.

 

		14.	Tenant assumes full responsibility for protecting the Leased Premises from theft, robbery and pilferage.
Except during Tenant's normal business hours, Tenant shall keep all doors to the Leased Premises closed and secured.

 

		15.	Tenant is not permitted to use any part of the Building or the common areas for any manufacturing, storage,
sale of merchandise, or property of any kind; or for lodging or sleeping, or for any immoral or illegal purpose. Tenant shall not install
or operate any machinery or mechanical devices of a nature not directly related to Tenant's ordinary use of the Leased Premises for general
office purposes.

 

		16.	All loading, unloading, receiving, or delivery of goods, supplies or disposal of garbage or refuse shall
be made only through entryways provided for such purposes by Landlord.

 

		17.	All safes, freight, furniture, or other bulky matter of any description shall be carried
in or out of the Leased Premises only at such times and in such manner as shall be prescribed in writing by Landlord, and Landlord shall
in all cases have the right to specify the proper position of any such safe, furniture, or other bulky article which shall only be used
by Tenant in a manner which will not interfere with or cause damage to the Leased Premises or the Building in which they are located,
or to the other tenants or occupants of the Building. Tenant shall be responsible for any damage to the Building or the property of its
tenants or others and injuries sustained by any person whomsoever resulting from the use or moving of such articles in or out of the
Leased Premises, and shall make all repairs and improvements required by Landlord or governmental authorities in connection with the
use of moving of such articles.

 

		18.	Tenant shall not bring in or allow to be kept upon the Leased Premises any inflammable, combustible or explosive fluid, chemical or
substance or any article deemed extra hazardous on account of fire or· other dangerous properties.

 

		19.	Tenant shall not employee any person to perform any cleaning, repairing,
janitorial, decorating, painting, or other services or work in or about the Leased Premises, except with the approval of Landlord, not
be unreasonably withheld.

 

		20.	Tenant shall not overload any floor and shall not install any heavy objects, safes, business machines, files or other equipment without
having received Landlord's prior written consent as to size, maximum weight, routing and locating thereof. Safes, furniture, equipment,
machines and other large or bulky articles shall be brought through the Building and in and out of the Leased Premises at such times and
in such manner as the Landlord shall reasonably direct (including the designation of elevator) and at Tenant's sole risk and responsibility.
Prior to Tenant's removal of such articles from the Leased Premises, Tenant shall obtain written authorization
therefore at the Office of the Building and shall present such writing to a designated employee of Landlord.

 

		21.	Landlord shall not be responsible for any lost or stolen property, equipment, money or jewelry from the Leased Premises or the public
area of the Building regardless of whether such loss occurs when the Leased Premises are Locked or not.

 

		22.	The Landlord reserves the right to exclude from the Building between the hours of 7:00 o'clock p.m. and 7:00 o'clock a.m. and at all
hours on Sundays and legal holidays all persons who do not present a pass to the Building signed by the Landlord. The Landlord will furnish
passes to persons for who any tenant requests same in writing. Each tenant shall be responsible for all persons for who he requests such
pass and shall be liable to the Landlord for all acts of such persons.

 

		23.	The work of the janitor or cleaning personnel shall not be hindered by Tenant after 5:30
o'clock p.m., and the windows may be cleaned at any time. Tenant shall provide adequate waste rubbish receptacles to prevent unreasonable
hardship to Landlord in discharging its obligation regarding cleaning services.

 

 

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		24.	Tenant will refer to the Building Manager all contractors and installation technicians rendering any service for Tenant for supervision
and approval before performance of any contractual services. Tenant will not permit any mechanic's liens to be places against the Leased
Premises,

 

		25.	Landlord shall have the right to prohibit any advertising by any tenant which, in Landlord's opinion, tends to impair the reputation
of the Building or its desirability for offices, and upon written notice from Landlord, Tenant shall refrain from or discontinue such
advertising.

 

		26.	Tenant may request heating and/or air conditioning for non-business hours by submitting a written request therefore, to the Building
Manager's Office no later than 2:00 o'clock p.m. the preceding workday (Monday through Friday). The request must clearly state the start
and stop of the non-business hour service. Each tenant representative designated in the Lease will submit to the Building Manager a list
of personnel who are authorized to make such requests.

 

		27.	Charges, to be determined when the Building is in operation, will be fair and reasonable and reflect the additional operating costs
involved and the necessity of having maintenance personnel on duty for a full shift, regardless of the actual time the equipment is in
use. If two or more tenants originate similar requests, charges shall be prorated by hours of operation.

 

		28.	Wherever the word "Tenant" occurs, it is understood and agreed that it shall
mean Tenant's associates, agents, clerks, servants and visitors. Wherever the work "Landlord" occurs, it is understood and
agreed that it shall mean Landlord's associates, agents, clerks, servants and visitors.

 

 

 

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SPECIAL PROVISIONS

 

		1.	Premises.
Tenant accepts Premises in "As Is" condition.

 

		2.	2nd Floor Amenities. Tenant shall have the right to utilize the board room and auditorium
on the 2nd floor of the Building, at no charge, for occasional meetings and functions. This usage shall be in accordance with the property's
rules for usage and room reservation policy.

  

 

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“EXHIBIT A”

 

 

 

 

 

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