Document:

Exhibit 10.22

 

Commercial Lease

 

This lease is made between Glen Ceiley,
of ______________________________________________, herein called Lessor, and Bisco Industries, of_________________________________________,
herein called Lessee. Lessee hereby offers to lease from Lessor the premises situated in the City of Anaheim, County of Orange,
State of California, described as 1500 N Lakeview Ave upon the following TERMS and CONDITIONS:

 

1. Term and Rent. Lessor demises the above premises
for a term of 10 years, commencing May 1st 2001, and terminating on April 30th, 2011, or sooner as provided herein at the
annual rental of $307,200.00 Dollars ($ 25,600 mo.) payable in equal installments in advance on the first day of each month for
that month’s rental, during the term of this lease. All rental payments shall be made to Lessor, at the address specified above.

 

2.Use. Lessee shall use and occupy the premises
for Sales and Distribution only. The premises shall be used for no other purpose. Lessor represents that the premises may lawfully
be used for such purpose. Lessee shall not use the premises for the purposes of storing, manufacturing or selling any explosives,
flammables, or other inherently dangerous substance, chemical, thing, or device.

 

3.Care and Maintenance of Premises. Lessee
acknowledges that the premises are in good order and repair, unless otherwise indicated herein. Lessee shall, at his own expense
and at all times, maintain the premises in good and safe condition, including plate glass, electrical wiring, plumbing and heating
installations and any other system or equipment upon the premises and shall surrender the same, at termination hereof, in as good
condition as received, normal wear and tear excepted. Lessee shall be responsible for all repairs required, excepting the roof,
exterior walls, structural foundations, and: _____________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________

which shall be maintained by Lessor. Lessee shall also maintain
in good condition such portions adjacent to the premises, such as sidewalks, driveways, lawns and shrubbery, which would otherwise
be required to be maintained by Lessor.

 

4.Alterations. Lessee shall not, without first obtaining
the written consent of Lessor, make any alterations, additions, or improvements, in, to or about the premises.

 

5.Ordinances and Statutes. Lessee
shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which
may hereafter be in force, pertaining to the premises, occasioned by or affecting the use thereof by Lessee.

 

6.Assignment and Subletting. Lessee shall not assign
this lease or sublet any portion of the premises without prior written consent of the Lessor, which shall not be unreasonably withheld.
Any such assignment or subletting without consent shall be void and, at the option of the Lessor, may terminate this lease.

 

7.Utilities. All applications and connections
for necessary utility services on the demised premises shall be made in the name of Lessee only, and Lessee shall be solely liable
for utility charges as they become due, including those for sewer, water, gas, electricity, and telephone services. In the event
that any utility or service provided to the premises is not separately metered, Lessor shall pay the amount due and separately
invoice Lessee for Lessee’s pro rata share of the charges. Tenant shall pay such amounts within fifteen (15) days of invoice.
Lessee acknowledges that the leased premises are designed to provide standard office use electrical facilities and standard office
lighting. Lessee shall not use any equipment or devices that utilize excessive electrical energy or that may, in Lessor’s reasonable
opinion, overload the wiring or interfere with electrical services to other tenants.

 

8.Entry and Inspection. Lessee shall permit
Lessor or Lessor’s agents to enter upon the premises at reasonable times and upon reasonable notice, for the purpose of inspecting
the same, and will permit Lessor at any time within sixty (60) days prior to the expiration of this lease, to place upon the premises
any usual “To Let” or “For Lease” signs, and permit persons desiring to lease the same to inspect the premises
thereafter.

  

	 		 
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9.Parking.
During the term of this lease, Lessee shall have the nonexclusive use in common with Lessor, other tenants of the building,
their guests and invitees, of the nonreserved common automobile parking areas, driveways, and foot ways, subject to rules and
regulations for the use thereof as prescribed from time to time by Lessor. Lessor reserves the right to designate parking areas
within the building or in a reasonable proximity thereto, for Lessee and Lessee’s agents and employees. Lessee shall provide
Lessor with a list of all license numbers for the cars owned by Lessee, its agents and employees. Separated structured parking,
if any, located about the building is reserved for Lessees of the building who rent such parking spaces. Lessee hereby leases
from Lessor ___________spaces in such a structural parking area, such spaces to be on a first-come first-served basis. In
consideration of the leasing to Lessee of such spaces, Lessee shall pay a monthly rental_____________________Dollars ($______________)
per space throughout the term of the lease. Such rent shall be due and payable each month without demand at the time herein set
for the payment of other monthly rentals, in addition to such other rentals.

 

10.Possession. If Lessor is unable to deliver possession
of the premises at the commencement hereof, Lessor shall not be liable for any damage caused thereby, nor shall this lease be void
or voidable, but Lessee shall not be liable for any rent until possession is delivered. Lessee may terminate this lease if possession
is not delivered within____________days of the commencement of the term hereof.

 

11.Indemnification of Lessor. To the extenet of the
law, Lessor shall not be liable for any damage or injury to Lessee, or any other person, or to any property, occurring on the demised
premises or any part thereof. Lessee agrees to indemnify and hold Lessor harmless from any claims for damages which arise in connection
with any such occurence. Said indemnification shall include indemnity from any costs or fee which Lessor may incur in defending
said claim.

 

12.Insurance. Lessee, at his
expense, shall maintain plate glass and public liability insurance including bodily injury and property damage insuring Lessee
and Lessor with minimum coverage as follows:

 

Lessee shall provide Lessor with a Certificate of
Insurance showing Lessor as additional insured. The Certificate shall provide for a ten-day written notice to Lessor in the event
of cancellation or material change of coverage. To the maximum extent permitted by insurance policies which may be owned by Lessor
or Lessee, Lessee and Lessor, for the benefit of each other, waive any and all rights of sub rogation which might otherwise exist.

 

If the leased premises or any other part of the building
is damaged by fire or other casualty resulting from any act of negligence of Lessee or any of Lessee’s agents, employees or invitees,
rent shall not be diminished or abated while such damages are under repair, and Lessee shall be responsible for the costs of repair
not covered by insurance.

 

13.Eminent Domain. If the premises or any part thereof
or any estate therein, or any other part of the building materially affecting Lessee’s use of the premises, shall be taken by eminent
domain, this lease shall terminate on the date when title vests pursuant to such taking. The rent, and any additional rent, shall
be apportioned as of the termination date, and any rent paid for any period beyond that date shall be repaid to Lessee. Lessee
shall not be entitled to any part of the award for such taking or any payment in lieu thereof, but Lessee may file a claim for
any taking of fixtures and improvements owned by Lessee, and for moving expenses.

 

14.Destruction of Premises. In the event of a partial
destruction of the premises during the term hereof, from any cause, Lessor shall forthwith repair the same, provided that such
repairs can be made within sixty (60) days under existing governmental laws and regulations, but such partial destruction shall
not terminate this lease, except that Lessee shall be entitled to a proportionate reduction of rent while such repairs are being
made, based upon the extent to which the making of such repairs shall interfere with the business of Lessee on the premises. If
such repairs cannot be made within said sixty (60) days, Lessor, at his option, may make the same within a reasonable time, this
lease continuing in effect with the rent proportionately abated as aforesaid, and in the event that Lessor shall not elect to make
such repairs which cannot be made within sixty (60) days, this lease may be terminated at the option of either party. In the event
that the building in which the demised premises may be situated is destroyed to an extent of not less than one-third of the replacement
costs thereof, Lessor may elect to terminate this lease whether the demised premises be injured or not. A total destruction of
the building in which the premises may be situated shall terminate this lease

 

15.Lessor’s Remedies on Default. If Lessee defaults
in the payment of rent, or any additional rent, or defaults in the performance of any of the other covenants or conditions hereof,
Lessor may give Lessee notice of such default and if Lessee does not cure any such default within__________days, after the giving
of such notice (or if such other default is of such nature that it cannot be completely cured within such period, if Lessee does
not commence such curing within such__________days and thereafter proceed with reasonable diligence and in good faith to cure such
default), then Lessor may terminate this lease on not less than_____________days’ notice to Lessee. On the date specified in such
notice the term of this lease shall terminate, and Lessee shall then quit and surrender the premises to Lessor, without extinguishing
Lessee’s liability. If this lease shall have been so terminated by Lessor, Lessor may at any time thereafter resume possession
of the premises by any lawful means and remove Lessee or other occupants and their effects. No failure to enforce any term shall
be deemed a waiver.

 

 

	 		 
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16.Security
Deposit. Lessee shall deposit with Lessor on the signing of this lease the sum of______________Dollars ($_______) as
security for the performance of Lessee’s obligations under this lease, including without limitation the surrender of
possession of the premises to Lessor as herein provided. If Lessor applies any part of the deposit to cure any default of
Lessee, Lessee shall on demand deposit with Lessor the amount so applied so that Lessor shall have the full deposit on hand
at all times during the term of this lease.

 

17.Tax
Increase. In the event there is any increase during any year of the term of this lease in the City, County or State real estate
taxes over and above the amount of such taxes assessed for the tax year during which the term of this lease commences, whether
because of increased rate or valuation. Lessee shall pay to Lessor upon presentation of paid tax bills an amount equal to_____________%
of the increase in taxes upon the land and building in which the leased premises are situated. In the event that such taxes are
assessed for a tax year extending beyond the term of the lease, the obligation of Lessee shall be proportionate to the portion
of the lease term included in such year.

 

18.Common Area Expenses.
In the event the demised premises are situated in a shopping center or in a commercial building in which there are common
areas, Lessee agrees to pay his prorata share of maintenance, taxes, and insurance for the common area.

 

19.Attorney’s Fees. In case suit should be brought
for recovery of the premises, or for any sum due hereunder, or because of any act which may arise out of the possession of the
premises, by either party, the prevailing party shall be entitled to all costs incurred in connection with such action, including
a reasonable attorney’s fee.

 

20.Waiver. No failure of Lessor to enforce any term
hereof shall be deemed to be a waiver.

 

21.Notices. Any notice which either party may or
is required to give, shall be given by mailing the same, postage prepaid, to Lessee at the premises, or Lessor at the address specified
above, or at such other places as may be designated by the parties from time to time.

 

22.Heirs, Assigns, Successors. This lease is binding
upon and inures to the benefit of the heirs, assigns and successors in interest to the parties.

 

23.Option to Renew. Provided that Lessee is not
in default in the performance of this lease, Lessee shall have the option to renew the lease for an additional term of
__________ months commencing at the expiration of the initial lease term. All of the terms and conditions of the lease shall
apply during the renewal term except that the monthly rent shall be the sum of $__________. The option shall be exercised by
written notice given to Lessor not less than________ days prior to the expiration of the initial lease term. If notice is
not given in the manner provided herein within the time specified, this option shall expire.

 

24.Subordination. This lease is and shall be subordinated
to all existing and future liens and encumbrances against the property.

 

25.Radon Gas Disclosure. As
required by law, (Landlord) (Seller) makes the following disclosure: “Radon Gas” is a naturally occurring radioactive
gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to
it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in____________. Additional
information regarding radon and radon testing may be obtained from your county public health unit.

 

26.Entire
Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing
signed by both parties. The following Exhibits, if any, have been made a part of this lease before the parties’
execution hereof:

 

Signed this 1st day of May,
2001.

 

	Lessor:	/s/ Glen Ceiley
	 	 
	Lessee:	/s/ Glen Ceiley

 

	 		 
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Addendum

Commercial Lease

By and Between Glen Ceiley “Landlord”
and Bisco Industries “Tenant”

 

The following lease addendum is to the lease commencing
May 1, 2001 relating to the property leased by Bisco Industries at 1500 N. Lakeview Ave, Anaheim, CA 92807. The following
supersedes the rental rates at that property, effective May 1, 2009. All other items contained in the master lease remain in
effect and unchanged. The new rental rates are as follows:

 

	 	5/1/09	$26,368 monthly	$316,416 annually	 
	 	 	 	 	 
	 	5/1/10	$27,159 monthly	$325,908 annually	 

 

	Agreed:	 	 
	 	 	 
	/s/ Glen Ceiley	 	8\1\08
	Glen Ceiley	 	Date
	Landlord	 	 

 

	/s/ Glen Ceiley	 	8\1\08
	Glen Ceiley	 	Date
	CEO	 	 
	Bisco Industries	 	 

 

    	 

    	 

    

 

Addendum 2

Commercial Lease

By and Between Glen Ceiley “Landlord”
and Bisco Industries “Tenant”

 

The following lease addendum is to the lease commencing
May 1, 2001 relating to the property leased by Bisco Industries at 1500 N. Lakeview Ave, Anaheim, CA 92807. The following
supersedes the rental rates at that property, effective May 1, 2009. All other items contained in the master lease remain in
effect and unchanged. The new rental rates are as follows:

 

	 	5/1/09	$28,100 monthly	$337,200 annually	 

 

Agreed:

 

	/s/ Glen Ceiley	 	2/24/09
	Glen Ceiley	 	Date
	Landlord	 	 

 

	/s/ Glen Ceiley	 	2/24/09
	Glen Ceiley	 	Date
	CEO	 	 
	Bisco Industries	 	 

 

    	 

    	 

    

 

Addendum 3

Commercial Lease

By and Between Glen Ceiley “Landlord”
and Bisco Industries “Tenant”

 

The following lease addendum is
to the lease commencing May 1, 2001 relating to the property leased by Bisco Industries at 1500 N. Lakeview Ave, Anaheim, CA 92807.
The following supersedes the rental rates at that property, effective May 1, 2011.
All other items contained in the master lease remain in effect and unchanged. The new rental rates are as follows:

 

	 	5/1/11	$27,973 monthly	$335,676 annually	 

 

Rent Escalation:

 

Rent to escalate effective May 1st
at a rate of 3% as follows:

 

 

	 	5/1/12	$28,812.19 monthly	$345,746.28 annually	 
	 	5/1/13	$29,676.55 monthly	$356,118.60 annually	 
	 	5/1/14	$30,660.57 monthly	$367,926.84 annually	 
	 	5/1/15	$31,580.38 monthly	$378,964.56 annually	 

 

Term:

 

This addendum shall remain in effect through
April 30, 2016.

 

Agreed:

 

	/s/ Glen Ceiley	 	8\30\11
	Glen Ceiley	 	Date
	Landlord	 	 

 

	/s/ Glen Ceiley	 	8\30\11
	Glen Ceiley	 	Date
	CEO	 	 
	Bisco IndustriesEXPENSE AGREEMENT

 

This Expense Agreement
(this “Agreement”), dated as of this 24 day of August, 2012 (the “Effective Date”) is entered into by and
among China VantagePoint Acquisition Company, a Cayman Islands corporation (the “Company”) and Black Diamond Holdings
LLC, a Colorado limited liability company (the “Target”) (each a “Party” and collectively, the “Parties”).

 

WHEREAS, the Company
was formed for the purpose of acquiring or acquiring control of one or more operating businesses or assets through a merger, capital
stock exchange, asset or stock acquisition or other similar business transaction;

 

WHEREAS, the Company
and the Target desire that the Company acquire all or substantially all of the issued and outstanding securities of the Target
by means of a transaction, the structure of which shall be mutually determined by the Company and the Target (“Transaction”);
and

 

WHEREAS, the Company
and the Target intend to enter into an agreement (the “Merger Agreement”) setting forth the terms and conditions of
the Transaction;

 

NOW THEREFORE,
in consideration of the foregoing and of the mutual promises and covenants hereinafter set forth, the parties hereto agree as follows:

 

1.                 
Payment of Expenses. Effective upon signing of the Merger Agreement, the Target agrees to (i) assume and pay up to $250,000
of the costs and expenses (including but not limited to reasonable legal fees) of the Company that have accrued up to the date
that the Merger Agreement is signed, and (ii) pay, so long as the Company does not materially breach the representations and warranties
it makes in the Merger Agreement, all costs and expenses (including but not limited to reasonable legal fees and expenses related
to the Transaction) of the Company from and after the signing of the Merger Agreement.

 

2.                 
Initial Payment. Promptly after the Target or the Target’s subsidiaries or the Target’s portfolio companies
receives an aggregate of $2,500,000 of proceeds from all financing transactions (including, but not limited to, issuing debt or
equity securities of the Target, selling assets of the Target, and receiving amounts in repayment of debt) occurring after the
date hereof, the Target shall deposit the sum of $250,000 in the bank account of the Company to pay for expenses described in Section
1 above.

 

3.                 
Remedies. The Target agrees that the Company will be irreparably harmed as a result of any breach of this Expense Agreement
and that the Company shall be entitled to equitable relief, including, without limitation injunctive relief (including, without
limitation, the right to obtain a temporary and/or permanent injunction) and specific performance (without being required to obtain
a bond or post other security or prove actual damages or reparable harm), in the event of any breach or threatened breach of any
of the provisions of this Agreement by the Target, in addition to all other rights and remedies available to the Company, whether
at law, in equity or otherwise relating to such breach. All the rights and remedies of the Company hereunder shall be cumulative.

 

    	 

    	 	

    
 

4.                 
Governing Law; Venue.  This Agreement shall be governed by and construed in accordance with the laws of the stat of New
York, without regard to principles of conflicts of law. Each Party agrees that it will bring any action or proceeding in respect
to any claim arising out of or related to this Agreement or the transaction whether in tort or contract or at law and equity, in
the U.S. District Court for the Southern District of New York (the “Chosen Court”). In connection with such claims
arising out of or related to this Agreement or the transaction, each party irrevocably submits to the exclusive jurisdiction of
the Chosen Court, waives any objection to laying venue in any such action or proceeding in the Chosen Court, waives any objection
that the Chosen Court is on inconvenient forum or does not have jurisdiction over any of the parties, agrees that service of process
in person or by certified or registered mail to its address will constitute valid in per son or service upon such party and its
successors and assigns in any action or proceeding with respect to any matter as to which it has submitted to jurisdiction hereunder.

5.                 
Amendment. This Agreement may not be amended except in a writing signed by both Parties.

 

6.                 
Counterparts. This Agreement may be executed in any numbers of counterparts, each of which shall be an original, but which
together shall constitute one and the same instrument.

 

7.                 
Facsimile Signatures. This Agreement may be executed and delivered by facsimile. Any facsimile signatures shall have the
same legal effect as manual signatures.

 

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left blank]

 

    	 

    	 	

    
 

IN WITNESS WHEREOF, the parties
to this Agreement have executed, or caused to be executed on their behalf, this Agreement as of the date first above written.

 

 

	 	 	CHINA VANTAGEPOINT ACQUISITION COMPANY	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	/s/ Yiting Liu	 
	 	 	By: Yiting Liu	 
	 	 	Title: Co-chair of the Board	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	BLACK DIAMOND HOLDINGS LLC	 
	 	 	 	 
	 	 	BLACK DIAMOND FINANCIAL GROUP, LLC, as Manager	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	/s/ Patrick W.M. Imeson	 
	 	 	By: Patrick W.M. Imeson	 
	 	 	Title: Manager/Principal

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