Document:

Exhibit
10.1

 

LEASE
AGREEMENT

 

THIS
LEASE AGREEMENT (“Lease”) is made as of this 18th day of June, 2021 (the “Effective Date”),
by and between PW CO CanRE JKL LLC a Colorado LLC, with an address of which for notice purposes is C/O Power RET, 301 Winding Road, Old
Bethpage, New York 11804 (“Landlord”) and JKL2 Inc., a Wyoming C-Corporation, with addresses of which for notice purposes
are 20173 (Lot 21) Sherman Lane and 20103 Sherman Lane (Lot 22) Ordway, Colorado 81063 (“Tenant”).

 

WHEREAS,
on or prior to the date hereof, Landlord has acquired all of the right, title and interest in that certain 10
acre (5 acres per Lot) parcel of property on that
certain lot identified as 20173 (Lot 21) Sherman Lane and 20103 Sherman Lane (Lot 22) Ordway, Colorado 81063 and being more particularly
described on Exhibit 1 attached hereto and incorporated herein (the “Property”), together with all rights appurtenant thereto
and with all improvements located or to be constructed thereon in accordance with the terms hereof (collectively, the “Premises”);
and

 

WHEREAS,
in connection with the lease of the Property by Tenant, Tenant has agreed to purchase, install and construct that certain 12,000 square
foot greenhouse with a 6,440 square foot pump house/head house and an additional 6,440 square foot head house (collectively the “Buildings”)
and Landlord has agreed to provide certain funds towards the cost of such construction based upon an agreed upon budget of Landlord costs
as attached hereto as Exhibit 2 (the “Project Budget”); and

 

WHEREAS,
as a condition of this Lease, Chelsey Joseph, Jill Lamoureux, and Alan Kane (the “Guarantors”) have agreed to unconditional
guarantee the payment and performance of this Lease pursuant to the terms and conditions of those certain guarantees executed and delivered
of even date herewith;

 

NOW,
THEREFORE, for good and valuable consideration the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant, intending
to be legally bound, enter into the Lease on the following terms, conditions and covenants:

 

1. PROPERTY;
TERM.

 

1.1
PREMISES. On or prior to the date hereof, Landlord has acquired the Property. Landlord
hereby leases to Tenant and Tenant hereby leases from Landlord the Property, being that certain property for
all purposes of this Lease and irrespective of any variation thereof which might ever be determined by measurement (together, the land
and Buildings shall be referred to as the “Premises”). The Premises is situated on the real property described in Exhibit
1 attached hereto. 

 

1.2
LEASE TERM. 

 

(a)
Initial Term. The initial term of this Lease (“Initial Term”) shall be two hundred forty (240) full calendar
months from the Effective Date, plus the portion of the month in which the Effective Date occurs if the Effective Date is other than
the first day of the month.

 

    	 

     

    

 

(b)
Options to Renew. Provided Tenant is not in default of any of the terms or conditions of the Lease beyond the applicable notice and cure
period at the time of exercise, Tenant is granted two (2) successive options (each, an “Option Term”,
collectively, the “Option Terms”, and successively the “First Option Term” and the “Second
Option Term”) to extend the term of the Lease following the initial Term and then following the First Option Term if so exercised,
upon the following terms and conditions. Each Option Term shall be for five years. The Tenant shall deliver written notice of its intent
to exercise each Option Term, delivering such written notice to Landlord prior to but not after the date which is 365 days prior to the
expiration of the initial Term (as to the First Option Term) or 365 days prior to the expiration of the First Option Term (for the Second
Option Term), but no earlier than the date which is fifteen (15) months prior to the expiration of the then current Term. Subject to
the conditions herein expressed, delivery of the written notice of the intent to exercise the then applicable Option Term shall irrevocably
commit the Tenant to the Option Term so exercised. Each Option Term shall be subject to all the terms, covenants and conditions of the
Lease, except as modified by this provision (meaning, no further options will be re-imposed, subject only to the Second Option Term).
If Tenant does not so exercise any such Option Term in the time and manner herein provided, time being strictly of the essence, any and
all of Tenant’s option rights for the Option Term at bar (and any otherwise succeeding Option Term) shall irrevocably be deemed
waived. The Base Rent and monthly installments thereof for each year of each Option Term shall be as specified on the attached Rent Schedule,
if exercised.

 

The
Initial Term, as so extended in accordance with the terms hereof, shall be referred to hereinafter as the “Term.” Tenant
shall have no right to operate its business on the Premises until Tenant has provided Landlord with a certificate of insurance evidencing
the insurance coverages that Tenant is obligated to maintain pursuant to this Lease together with a copy of the validly issued and currently
effective Colorado State licenses to operate a grow/processing facility for recreational marijuana issued to Tenant that will be operating
on the Premises. Notwithstanding the foregoing, Tenant is expressly permitted to make the Improvements on the Premises prior to receipt
of all Cannabis Use Permits (defined below) For these purposes the “Cannabis Use Permits” are defined as follows is
defined as follows:

 

1.2.1
Cannabis Use Permits: Tenant acknowledges and
agrees, and Landlord requires, that Tenant shall secure all State of Colorado and all County of Crowley, Colorado required licenses and
approvals of all applicable jurisdictions and regulatory bodies, including those required under the Marijuana Code, Title 44, Article
10, Section 101 et. seq. and any and all applicable rules, and regulations promulgated pursuant thereto, as such may be amended or substituted
from time to time (the “Marijuana Code”) to operate for its intended recreational marijuana cultivation facility, and any
other permitted use per Tenant’s permit, including without limitation, those necessary to be in compliance with the Marijuana Code
(collectively, the “Cannabis Use Permits”). Tenant shall evidence all such Cannabis Use Permits by providing a copy of same
to Landlord. Tenant covenants and agrees that during the Term of this Lease Tenant shall use its best efforts to keep all such Cannabis
Use Permits in full force and effect with the State of Colorado at that time and to materially comply with all applicable laws, rules
and regulations including the Marijuana Code.

 

1.2.2
Zoning Approvals: Tenant represents and warrants that prior to commencement of operation, they will have obtained and will maintain
all required state and local permits, licenses and approvals,
including any local land use and zoning permits necessary for their construction of the Buildings and all related improvements (together
with the Cannabis Use Permits, the “Permits and Approvals”) and none of the Permits and Approvals have been appealed. Tenant
further represents and warrants that they have provided copies of all Permits and Approvals to Landlord.

 

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1.2.3
Landlord’s Right of Termination for Legal Climate Risk Change: If at any time during the Term(s) of the Lease, the legal
landscape in which Colorado sanctioned and approved use herein contemplated interplays with the Federal Issues (defined below), is altered
such that there has occurred or there is imminent to occur (or actually occurring) a seizure of Landlord’s property, or imminent
to occur (or actually occurring) Federal action to impose or seek criminal sanctions or civil forfeiture upon Landlord or any of its
assets by reason of this Lease and/or the related activities contemplated herein to occur (or occurring), then Landlord may terminate
the Lease upon 30 days’ prior written notice to Tenant of termination, whereupon the Lease shall be deemed and treated as though
it had naturally expired on the indicated termination date set forth in such notice, unless Tenant is able to prevent or cure, as applicable,
the material adverse consequence prior to such termination date and provided further, during such thirty (30) day period, Tenant shall
cease any operation or activity to the extent necessary to address the actual threat to Landlord as credibly presented and communicated
in writing to Tenant. Landlord expressly acknowledges, however, that the current legal landscape as of the Effective Date hereof, including
the current status of Federal Issues, shall not in and of itself constitute such a legal climate risk change permitting any such termination.
Upon any such termination, Landlord shall not have any obligation to reimburse or recompense Tenant for any costs Tenant has incurred
related to Tenant’s improvements of the Premises; the Buildings shall remain on the Property; and in any event rents and charges
hereunder shall remain due and owing through any actual termination date arising.

 

2.
RENT AND OTHER CHARGES.

 

2.1
BASE RENT. Tenant agrees to pay monthly rent (“Base
Rent”) on the first day of each month of the Term, together with any and all rental, sales or use taxes levied by any governmental
body for the use or occupancy of the Premises and any rent or other charges payable hereunder in accordance with the column entitled
“Monthly Rent” on the Rent Schedule attached as Exhibit 3.

 

2.1.1
FEDERAL LEGALIZATION. In the event of the federal legalization of the recreational use of cannabis in the United States, the monthly
rent will be adjusted such that the amount due will be the amount listed in the column entitled “Rent if Reset” in the Rent
Schedule attached as Exhibit 3 (the “Rent if Reset”).

 

2.1.2
Rent Payment Address: Base Rent or the Rent if Reset, as applicable, (and any and all other items of rent, additional rent or
sums due Landlord hereunder) shall be paid without demand, without necessity of notice, without reduction, without set off and without
deduction in wire transfer of immediately available funds or by check or money order to Landlord at 301 Winding Road, Old Bethpage, New
York 11804 or such other address as Landlord directs in writing from time to time at least 30 days prior to next rental installment where
such writing is given in accordance with the notice provisions of this Lease. Rent may NOT be paid in cash.

 

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2.2
LATE CHARGES. If any Base Rent or other payment due under this Lease is not received by Landlord within five (5) days of the due date
of such payment, Tenant shall pay, in addition to such payment a late charge equal to the greater of (i) three percent (3.0%) of the
payment which is past due or (ii) Two Hundred Fifty and No/100 Dollars ($250.00). If any payment due from Tenant shall remain overdue
for more than ten (10) days, interest shall accrue daily on the past due amount from the date such amount was due until paid or judgment
is entered at a rate equivalent to the lesser of ten percent (10%) per annum and the highest rate permitted by law. Interest on the past
due amount shall be in addition to and not in lieu of the five percent (3.0%) late charge or any other remedy available to Landlord.

 

2.3
ADDITIONAL RENT. This Lease shall be deemed to be a “triple net” lease, it being the express understanding and intent of
Landlord and Tenant that the Base Rent or Rent if Reset, as applicable, due hereunder shall be absolutely net to Landlord and that all
costs and expenses for the Premises, to the extent practicable, shall be paid directly to the applicable service provider or entity charging
such expense by Tenant. Except as otherwise expressly set forth herein, Tenant shall pay all expenses arising in connection with the
Premises, including without limitation, all Operating Expenses (as hereinafter defined). All charges payable by Tenant under the terms
of this Lease other than Base Rent or Rent if Reset, as applicable, are called “Additional Rent.” The term “Rent”
shall mean Base Rent and Additional Rent.

 

2.4
OPERATING EXPENSES. 

 

2.4.1
DEFINITIONS. For all purposes of this Lease, the following terms shall have the meanings ascribed to them herein.

 

2.4.1.1
“Operating Expenses” shall mean any reasonable and actual expenses incurred whether by Landlord or by others on behalf
of Landlord, arising out of Landlord’s maintenance, operation, management, insuring, repair, replacement (if such replacement is
generally regarded in the industry as increasing operating efficiency or is required under any Applicable Law that was not in effect
or not applicable to the Property on the Effective Date) and administration of the Buildings and the Premises including, without limitation:
(i) all real estate, personal property and other ad valorem taxes, and any other levies, charges, local improvement rates, and assessments
whatsoever assessed or charged against the Buildings, the Premises and the equipment and improvements owned by Landlord therein contained,
including any amounts assessed or charged in substitution for or in lieu of any such taxes, excluding only income or capital gains taxes
imposed upon Landlord, and including all fees and costs associated with the appeal of any assessment on taxes; (ii) insurance that Landlord
is obligated or permitted to obtain under this Lease and any reasonable industry standard deductible amount applicable to any claim made
by Landlord under such insurance; and (iii) dues and assessments under any applicable deed restrictions or declarations of covenants
and restrictions.

 

2.4.1.2
Operating Expenses shall, however, exclude: (i) interest and amortization on mortgages and other debt costs or ground lease payments,
if any; (ii) depreciation of Buildings and other improvements (except permitted amortization of certain capital expenditures); (iii)
legal fees in connection with leasing, tenant disputes or enforcement of leases; (iv) real estate brokers’ commissions or marketing
costs; (v) improvements or alterations to tenant spaces not required by law or Landlord’s insurance underwriting standards; (vi)
the cost of providing any service directly to, and paid directly by, any tenant; (vii) costs of any items to the extent Landlord receives
reimbursement from insurance proceeds or from a warranty or other such third party (such proceeds to be deducted from Operating Expenses
in the year in which received); and (viii) capital expenditures, except those (a) made primarily to reduce Operating Expenses or increases
therein, or to comply with laws or insurance requirements (excluding capital expenditures to cure violations of laws or insurance requirements
that existed prior to the date of this Lease), or (b) for replacements (as opposed to additions or new improvements); provided, any such
permitted capital expenditure shall be amortized (with interest at the prevailing loan rate available to Landlord when the cost was incurred)
over: (x) the period during which the reasonable estimated savings in Operating Expenses equals the expenditure, if applicable, or (y)
the useful life of the item as reasonably determined by Landlord, but in no event fewer than five (5) years nor more than ten (10) years.

 

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2.4.2
PAYMENT OF OPERATING EXPENSES. In addition to the payment of Base Rent or Rent if Reset, as applicable, Tenant shall pay to Landlord
all Operating Expenses in accordance with the terms hereof. Landlord shall bill Tenant for its Operating Expenses as incurred and such
payment will be due in full with the next monthly rent payment. All such amounts are deemed items of additional rent and are subject
to sales tax (if applicable) which Tenant shall pay together with all such moneys as and when paid to Landlord.

 

2.4.3
UTILITIES; JANITORIAL SERVICES.

 

2.4.3.1
Utilities at the Premises. Tenant shall be solely responsible for and shall promptly pay directly to the service providers all
charges for gas, heat, light, electricity, water, sewer, security, power, telephone and any other utility or service used in or servicing
the Premises exclusively and all other costs and expenses involved in the care, maintenance, and use thereof and not related to the rest
of the Premises. Such charges shall include all security deposits and other charges by utility companies.

 

2.4.3.2
Property Services. Tenant shall be solely responsible for and shall promptly pay for all window washing, janitorial service and
trash and debris removal charges relating to the Premises. Tenant shall maintain the Premises in a clean and orderly fashion.

 

3.
USE OF PROPERTY.

 

3.1
PERMITTED USES. Tenant may use the Premises for a State of Colorado officially sanctioned, approved, permitted and authorized recreational
marijuana cultivation facility as further described below, in compliance with all of the Permits and Approvals described above, or for
any other use permitted by the Marijuana Code (the “Permitted Use”); and for no other use or purpose whatsoever if not in
compliance with the Permits and Approvals. Tenant shall NOT be permitted to sell any product to be consumed on site whatsoever. Landlord
and Tenant acknowledge and agree that the Permitted Use is the intended use to be permitted under this Lease. Notwithstanding anything
herein to the contrary, Landlord acknowledges and agrees that Tenant’s Permitted Use shall not be a violation of this Lease while
and so long as Tenant is properly licensed, permitted and approved with all Permits and Approvals in good standing (the “Legal
Compliance Clarification”).

 

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3.2
COMPLIANCE WITH LAWS.

 

3.2.1
LANDLORD’S COMPLIANCE. Tenant shall be responsible for any costs associated with making any modifications to the Buildings required
pursuant to any federal, state or local laws, ordinances, Buildings codes, and rules and regulations of governmental entities having
jurisdiction over the Premises, including but not limited to the Board of Fire Underwriters and the Americans with Disabilities Act (“ADA”),
all regulations and orders promulgated pursuant to the ADA, the Marijuana Code (collectively, “Applicable Laws”). Landlord
shall comply with any and all Marijuana Code provisions specifically relating to landlords and specifically with respect to ADA for the
structure of the Buildings. Further, Tenant shall remain responsible for ADA compliance for its employees and within the Buildings. Notwithstanding
the foregoing, Applicable Laws shall not include the Federal Controlled Substances Act and any Federal law that may be violated by virtue
of being in violation of the Controlled Substances Act.

 

3.2.2
TENANT’S COMPLIANCE. Tenant shall materially comply
with all Applicable Laws and operational registrations and licenses, including without limitation, the Marijuana Code, and shall promptly
comply with all governmental orders and directives for the correction, prevention, and abatement of any nuisances and any violation of
Applicable Laws in, upon, or connected with the Premises, all at Tenant’s sole expense. Tenant warrants that all improvements or
alterations of the Premises made by Tenant or Tenant’s employees, agents or contractors, either prior to Tenant’s occupancy
of the Premises or during the Term, will comply with all Applicable Laws, including any and all on site security requirements set forth
under Applicable Laws or as otherwise reasonably required by Landlord given the safety concerns associated with the Permitted Use hereunder.
In the event that (i) Tenant’s specific use and occupancy of the Premises, or (ii) any alterations to the Premises performed by
or on behalf of Tenant pursuant to this Lease, necessitates or triggers any modifications (including structural modifications) to the
Premises or Buildings or alterations to the Buildings systems, the same shall be made by Landlord pursuant to a budget reasonably agreed
upon by Landlord and Tenant and promptly reimbursed by Tenant within thirty (30) days after written demand by Landlord, including backup
substantiating Tenant’s proportionate share of the expenses. In addition, Tenant warrants that its use of the Premises will be
in material compliance with all Applicable Laws subject to the Legal Compliance Clarification.

 

3.3
HAZARDOUS MATERIAL. Throughout the Term, Tenant will
not bring upon the Premises or release, discharge, store, dispose, or transport of any Hazardous Materials (as hereinafter defined) on,
under, in, above, to, or from the Premises or the Buildings, except that de minimis quantities of Hazardous Materials may be used in
the Premises as necessary for the customary maintenance of the Premises provided that same are used, stored and disposed of in strict
compliance with Applicable Laws. For purposes of this provision, the term “Hazardous Materials” will mean and refer
to any wastes, materials, or other substances of any kind or character that are or become regulated as hazardous or toxic waste or substances,
or which require special handling or treatment, under any Applicable Laws.

 

If
Tenant’s activities at the Premises or Tenant’s use of the Premises (a) result in a release of Hazardous Materials that is
not in compliance with Applicable Laws or permits issued thereunder; (b) gives rise to any claim that requires a response under Applicable
Laws or permits issued thereunder; (c) causes a significant public health threat; or (d) causes the presence at the Premises, Buildings
of Hazardous Materials in levels that violate Applicable Laws or permits issued thereunder, then Tenant shall, at its sole cost and expense:
(i) immediately provide verbal notice thereof to Landlord as well as notice to Landlord in the manner required by this Lease, which notice
shall identify the Hazardous Materials involved and the emergency procedures taken or to be taken; and (ii) promptly take all action
in response to such situation required by Applicable Laws, provided that Tenant shall first obtain Landlord’s approval of the non-emergency
remediation plan to be undertaken. Landlord hereby represents that to the best of its knowledge and belief as of the Effective Date there
are no Hazardous Materials at the Buildings or on the Premises which exceed levels that require remediation or similar clean up or curative
action be taken.

 

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Tenant
shall at all times indemnify and hold harmless Landlord against and from any and all claims, suits, actions, debts, damages, costs, losses,
obligations, judgments, charges and expenses (including reasonable attorneys’ fees) of any nature whatsoever suffered or incurred
by Landlord to the extent they were caused by the following activities of Tenant at the Premises, Buildings or Property during the Term
of this Lease and arise from events or conditions which came into existence after the Effective Date not caused by Landlord or other
tenants: (i) any release, release, or disposal of any Hazardous Materials at the Premises, Buildings or Property by Tenant, or (ii) the
violation of any Applicable Laws at the Premises, Buildings or Property pertaining to protection of the environment, public health and
safety, air emissions, water discharges, hazardous or toxic substances, solid or hazardous wastes or occupational health and safety.
The indemnification obligations of Tenant shall survive the expiration or earlier termination of
this Lease.

 

3.4
ACCESS.

 

3.4.1
LANDLORD’S ACCESS. Landlord shall be entitled at all reasonable times and upon reasonable notice to enter the Premises to examine
them and to make such repairs, alterations, or improvements thereto as Landlord is required by this Lease to make or which Landlord considers
necessary or desirable; provided, Landlord shall comply with all law in respect of any such entry; Landlord may require Tenant provide
an accompanying staff member or employee with any such entry; Landlord will honor any specifically closed-off areas as may be required
by law for security and safety; but Landlord may nonetheless act as prudent and necessary in case of emergency. Tenant shall not unduly
obstruct any pipes, conduits, or mechanical or other electrical equipment so as to prevent reasonable access thereto. Landlord shall
exercise its rights under this section, to the extent possible in the circumstances, in such manner so as to reduce, if practical, interference
with Tenant’s use and enjoyment of the Premises. Subject to the foregoing, Landlord and its agents have the right to enter the
Premises at all reasonable times and upon reasonable notice to show them to prospective purchasers, lenders, or anyone having a prospective
interest in the Buildings, and, during the last six (6) months of the Term or any renewal thereof, to show them to prospective tenants.
Landlord will have the right at all times to enter the Premises with Tenant or licensed individual(s) on behalf of the Tenant to escort
the Landlord in the event of an emergency affecting the Premises, subject to any applicable limitations required by the Marijuana Code
or any other applicable regulations. Although
Landlord shall not have the right to place “For Lease” signs in the Premises, or upon the exterior of the Premises itself,
nothing herein shall limit Landlord’s rights to promote, advertise, place “For Lease” signs or otherwise market leasing
of the Property in whatever lawful manner Landlord may elect, as long as such manner(s) do not materially interfere with the Premises.

 

3.4.2
TENANT’S ACCESS. Tenant shall have access to the
Premises twenty-four (24) hours per day, seven (7) days per week, 365 days per year, subject to reasonable security measures and except
in the event of an emergency, casualty, force majeure or similar event which causes Landlord to limit access to tenants, which limitation
of access shall be for the shortest duration as reasonably possible.

 

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3.5
QUIET POSSESSION. Provided Tenant is not in default beyond applicable notice and cure periods, Tenant shall be entitled to peaceful and
quiet enjoyment of the Premises for the Term without interruption or interference by Landlord or any person claiming through Landlord.

 

3.6
COVENANTS AND RESTRICTIONS. Tenant hereby acknowledges
and agrees that the Buildings, and Tenant’s occupancy thereof, is subject to all matters of Public Record.

 

4. TENANT
ALTERATIONS AND IMPROVEMENTS.

 

4.1
TENANT IMPROVEMENTS; CONDITION OF PREMISES. Except as
expressly provided in this Lease, Tenant acknowledges and agrees that Landlord has not undertaken to perform any modification, alteration
or improvements to the Premises, and Tenant further waives any defects in the Premises and acknowledges and accepts the Premises in their
“AS IS” condition, and as suitable for the purpose for which they are leased. Tenant acknowledges and agrees that if Tenant
desires to expand its existing operations at the Premises or elsewhere, Landlord shall have the ability to lease space to Tenant for
such operations on comparable terms and conditions as set forth in this Lease. Tenant shall continue to be responsible for all of its
own construction and operational costs and expenses at all such additional facilities; provided, however, Landlord and Tenant covenant
and agree to use their good faith efforts to cooperate with each other to establish a mutually agreed upon budget, lease terms and the
conditions for the lease by Landlord to Tenant of all such facilities.

 

4.2
TENANT ALTERATIONS. Tenant will not make or allow to be made any alterations in or to the Premises without first obtaining the written
consent of Landlord, which consent may be granted or withheld in Landlord’s sole discretion; provided, however that such Landlord
consent shall not be required for changes that are not to the exterior, or are not to the structure, or are not to Buildings systems,
or which are merely cosmetic in nature. All Tenant alterations will be accomplished in a good and workmanlike manner at Tenant’s
sole expense, in conformity with all Applicable Laws by a licensed and bonded contractor approved in advance by Landlord, such approval
of contractor not to be unreasonably withheld or delayed. All contractors performing alterations in the Premises shall carry workers’
compensation insurance, commercial general liability insurance, automobile insurance and excess liability insurance in amounts reasonably
acceptable to Landlord and shall deliver a certificate of insurance evidencing such coverages to Landlord prior to commencing work in
the Premises. Upon completion of any such work, Tenant shall provide Landlord with “as built” plans, copies of all construction
contracts, and proof of payment for all labor and materials. All alterations or improvements, shall remain with the Premises upon Lease
termination or expiration and will be surrendered to Landlord along with the Premises at such time and will be deemed owned by Landlord
at all times from and after and upon completion thereof (but rights to the use of same and Tenant’s obligations to keep in good
order, condition and repair and maintain same, as a part of the Premises, shall remain with Tenant pursuant to this Lease during the
term of this Lease). Tenant will have no authority or power, express or implied, to create or cause any construction lien or mechanics’
or materialmen’s lien or claim of any kind against the Premises, the Property or any portion thereof. Landlord’s interest
in the Premises is not and shall not be subject to any liens as a result of Tenant’s use or occupancy of the Premises including
specifically, without limitation, for improvements made by Tenant, and all such liens are expressly prohibited. Tenant will promptly
cause any such liens or claims to be released by payment, bonding or otherwise within thirty (30) days after request by Landlord, and
will indemnify Landlord against losses arising out of any such claim including, without limitation, legal fees and court costs. Landlord
has the right, but not the obligation, to discharge any such lien. Any amount paid by Landlord for such purpose and Landlord’s
related reasonable attorneys’ fees shall be paid by Tenant to Landlord upon demand and shall accrue interest from the date paid
by Landlord until Landlord is reimbursed therefor at the highest rate permitted by Law. NOTICE IS HEREBY GIVEN THAT LANDLORD WILL NOT
BE LIABLE FOR ANY LABOR, SERVICES OR MATERIAL FURNISHED OR TO BE FURNISHED TO TENANT, OR TO ANYONE HOLDING THE PREMISES THROUGH OR UNDER
TENANT, AND THAT NO MECHANICS’ OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS WILL ATTACH TO OR AFFECT THE INTEREST OF
LANDLORD IN THE PREMISES. TENANT WILL DISCLOSE THE FOREGOING PROVISIONS TO ANY CONTRACTOR ENGAGED BY TENANT PROVIDING LABOR, SERVICES
OR MATERIAL TO THE PREMISES.

 

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4.3
TENANT CONSTRUCTION OF IMPROVEMENTS – THE ADDITION. Tenant
covenants and agrees to lawfully and on a lien free basis, construct and install the Buildings pursuant to the plans and specifications
jointly agreed upon by Landlord and Tenant, all such construction and installation to be done in accordance with all applicable laws,
rules and regulations. Such Addition shall be completed on or before January 31, 2022, and such construction completion shall be guaranteed
by the Guarantors pursuant to the guarantees attached hereto. Landlord covenants and agrees to fund the cost related to the above referenced
construction up to the amount described on Exhibit 2 attached hereto (the “Project Budget”). Tenant covenants and
agrees that Tenant shall be responsible for any and all costs in excess of the Project Budget. Payments for the Project Budget shall
be made based on progress payments based on actual out of pocket expenses incurred to third parties with the balance, if any, paid as
a development fee upon “completion” which is defined hereunder as the later to occur of: (i) receipt of a Certificate of
Occupancy by the applicable local and State authorities, (ii) receipt of lien waivers from all contractors who worked on site, and (iii)
the commencement of lawful operations in the Addition. All contractors must submit insurance certificates acceptable to Landlord and
naming Landlord prior to commencement of work.

 

4.4
FUTURE CONSTRUCTION PROJECTS BY TENANT. Tenant covenants and agrees that Landlord shall be provided with the right (but not the obligation)
to finance future capital projects of Tenant, its key principals and Guarantors at the Property and elsewhere on similar terms to this
Lease or as otherwise mutually agreed upon by the parties, with all such leases being cross collateralized and cross defaulted with this
Lease, the Guarantees and all other leases Landlord has entered with Tenant. During the Term of this Lease, Tenant, its key principals
and Guarantors covenant and agree that they will NOT own, operate or invest in a facility that is reasonably likely to have a negative
impact on the performance of the Property or their business during the Term of this Lease unless the parties mutually agree that the
operations at this Property support the need for additional facilities. The Guarantors and key principals of Tenant will dedicate sufficient
and reasonable time and effort and their professional attention on Tenant’s activities on the Property in priority to other professional
activities until Tenant has: (A) reached stabilization of operations so that all expenses including its Base Rent, operating expenses
and all other business expenses are being paid on a current and timely basis, and (B) met the Working Capital Reserve (defined below)
and such funds are being held in escrow at Tenant’s bank.

 

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5.
INSURANCE AND INDEMNITY. 

 

5.1
TENANT’S INSURANCE. Tenant will throughout the Term (and any other period when Tenant is in possession of the Premises) carry and
maintain, at its sole cost and expense, the following types of insurance, which shall provide coverage on an occurrence basis in the
amounts specified with deductible amounts reasonably satisfactory to Landlord:

 

(a)
COMMERCIAL GENERAL LIABILITY INSURANCE. Commercial general liability (“CGL”) insurance with coverage for premises/operations,
personal and advertising injury, products/completed operations and contractual liability with combined single limits of liability of
not less than $1,000,000 per occurrence, $2,000,000
in the annual aggregate for bodily injury and property damage per occurrence. The policy shall
name the Indemnified Parties as additional insureds on a primary and non-contributory basis for all ongoing and completed operations
under ISO Forms CG20 38 04 13 and CG 20 37 or their equivalents. The coverage provided under this CGL policy shall be written on an “occurrence”
basis with no policy provisions that preclude coverage for any workers employed at the job site or that otherwise restrict, reduce, limit
or impair contractual liability coverage or the status of any additional insureds. Completed Operations coverage shall remain in force
for not less than five (5) years after completion of the work and shall include the Indemnified Parties as additional insureds on a primary
and non-contributory basis.

 

(b)
COMPREHENSIVE AUTOMOBILE LIABILITY INSURANCE. Comprehensive automobile liability insurance with a limit of not less than $1,000,000 per
occurrence for bodily injury, $500,000 per person and $100,000 property damage or a combined single limit of $1,000,000 for both Tenant-owned
and leased vehicles.

 

(c)
UMBRELLA COVERAGE. Tenant shall also carry and maintain Umbrella Liability Insurance in an amount not less than $5,000,000 providing
excess coverage over all limits and coverages required in paragraph (b) and (c) above in this section and naming the Indemnified Parties
as additional insureds on a primary and non-contributory basis.

 

(d)
PROPERTY INSURANCE. Insurance of personal property,
decorations, trade fixtures, furnishings, equipment, alterations, leasehold improvements and betterments made by Tenant on a replacement
cost basis, with coverage equal to not less than one hundred percent (100%) of the full replacement value of the insured property. Such
insurance shall be written on the ISO Special Perils form including but not limited to the perils of fire, extended coverage, windstorm,
vandalism, malicious mischief and sprinkler leakage, for the full replacement cost value of the covered items and in amounts that meet
any co-insurance clause of the policies of insurance with a deductible amount not to exceed $10,000. Tenant’s policy will also
include business interruption/extra expense coverage in amounts sufficient to insure twelve (12) months of interrupted business operations
at the Premises including payment of rent. Landlord shall be listed as a loss payee with respect to their interest in the Premises.

 

All
policies referred to above shall: (i) be taken out with insurers permitted to write policies in the state of Colorado having a minimum
A.M. Best’s rating of A, Class VII or as otherwise permitted by Landlord; (ii) be non-contributing with, and shall apply only as
primary and not as excess to any other insurance available to Landlord or any mortgagee of Landlord; and (iii) contain an obligation
of the insurers to endeavor to notify Landlord not less than thirty (30) days prior to any material change, cancellation or termination
of any such policy except not less than ten (10) days prior in the case of termination due to Tenant’s nonpayment of premiums.
Landlord and Landlord’s property manager, and any mortgagees named by Landlord, shall be named as additional insureds on the CGL
and automobile liability policies. Tenant shall provide certificates of insurance on or before the Effective Date and thereafter at times
of renewal or changes in coverage or insurer, and, if required by a mortgagee, copies of such insurance policies certified by Tenant’s
insurer as being complete and current promptly upon request. If (a) Tenant fails to take out or to keep in force any insurance referred
to in this Section 5.1, or should any such insurance not be approved by either Landlord or any mortgagee, and (b) Tenant does not commence
and continue to diligently cure such default within five (5) business days after notice by Landlord to Tenant specifying the nature of
such default, then Landlord has the right, without assuming any obligation in connection therewith, to procure such insurance at the
sole cost of Tenant, and all outlays by Landlord shall be paid by Tenant to Landlord without prejudice to any other rights or remedies
of Landlord under this Lease. Tenant shall not keep or use in the Premises any article that may be prohibited by any fire or casualty
insurance policy in force from time to time covering the Premises or the Buildings.

 

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(e)
WORKERS’ COMPENSATION. Workers’ compensation insurance covering all employees of Tenant, as required by the laws of the State
of Colorado and employers’ liability coverage subject to limits
required by law.

 

(f)
BUILDERS RISK. During construction work on the Property, Tenant shall procure and pay for a Builders Risk related to the contemplated
construction activities reasonably acceptable to Landlord. Landlord shall be named as a loss payee with respect to its interest in the
Property during construction.

 

5.2
LANDLORD’S INSURANCE. During the Term, Landlord, at its option, may carry and maintain the
following types of insurance: (i) property insurance on the Buildings covering “All Risks” perils in an amount equal to the
full replacement cost of the Buildings (excluding any property with respect to which Tenant and other tenants are obliged to insure pursuant
to Section 5.1 or similar sections of their respective leases); and (ii) commercial general liability insurance with respect to Landlord’s
operations on the Property. Landlord may maintain any other commercially reasonable insurance coverages relating to the Premises, or
Tenant’s activities and operations therein. All costs of such insurance are properly includable in Operating Expenses and shall
be reimbursed by Tenant.

 

5.3
RELEASE AND WAIVER OF SUBROGATION RIGHTS. The parties hereto, for themselves and anyone claiming through or under them, hereby release
and waive any and all rights of recovery, claim, action or cause of action, against each other, their respective agents, directors, officers
and employees, for any loss or damage to all property, whether real, personal or mixed, located in the Premises or the Buildings, by
reason of any cause against which the releasing party is actually insured or, regardless of the releasing party’s actual insurance
coverage, against which the releasing party is required to be insured pursuant to the provisions of Sections 5.1 or 5.2. This mutual
release and waiver shall apply regardless of the cause or origin of the loss or damage, including negligence of the parties hereto, their
respective agents and employees except that it shall not apply to willful conduct. Each party agrees to provide the other with reasonable
evidence of its insurance carrier’s consent to such waiver of subrogation upon request. This Section 5.3 supersedes any provision
to the contrary which may be contained in this Lease.

 

5.4
INDEMNIFICATION OF THE PARTIES. 

 

5.4.1
TENANT’S INDEMNITY. Tenant hereby agrees to indemnify, defend and hold harmless Landlord from and against any and all liability
for any loss, injury or damage, and all costs, expenses, court costs and reasonable attorneys’ fees, imposed on Landlord by any
person whomsoever that occurs (i) in the Premises, except for any such loss, injury or damage that is caused by or results from the gross
negligence or willful misconduct of Landlord, its employees or agents; or (ii) anywhere in the Property outside of the Premises as a
result of the gross negligence or willful misconduct of Tenant, its employees, agents or contractors; or (iii) imposed upon or suffered
by Landlord due to breach or violation of Tenant’s obligations under this Lease which breach or violation in turn give rise to
any such liability, costs, expenses, court costs and reasonable attorneys’ fees suffered by or imposed upon Landlord by operation
of any Federal Issues as defined below at Section 8.2.

 

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5.4.2
LANDLORD’S INDEMNITY. Landlord hereby indemnifies Tenant from, and agrees to hold Tenant harmless against, any and all liability
for any loss, injury or damage, including, without limitation, all costs, expenses, court costs and reasonable attorneys’ fees,
imposed on Tenant by any person whomsoever, that occurs in the Buildings or anywhere in the Property and that is caused by or results
from the gross negligence or willful misconduct of Landlord or its employees or agents. Landlord expressly does not indemnify Tenant
from any consequence of any Federal Issues.

 

The
provisions of this Section 5.4 shall survive the expiration or earlier termination of this Lease.

 

6.
DAMAGE, DESTRUCTION AND CONDEMNATION.

 

6.1
DESTRUCTION OR DAMAGE TO PREMISES. If the Premises are at any time damaged or destroyed in whole or in part by fire, casualty or other
causes, Landlord shall have sixty (60) days from such damage or destruction to determine and inform Tenant whether Landlord will restore
the Premises to substantially the condition that existed immediately prior to the occurrence of the casualty. If Landlord elects to rebuild,
Landlord shall complete such repairs to the extent of insurance proceeds within one hundred eighty (180) days from the end of the sixty
(60) day period. If such repairs have not been completed within that 180-day period, and Tenant desires to terminate the Lease as a result
thereof, then Tenant must notify Landlord prior to Landlord’s completion of the repairs of Tenant’s intention to terminate
this Lease. Landlord shall then have ten (10) days after Landlord’s receipt of written notice of Tenant’s election to terminate
to complete such repairs (as evidenced by a certificate of completion). If Landlord does complete such repairs prior to the expiration
of such ten-day cure period, Tenant shall have no such right to terminate this Lease. Tenant shall, upon substantial completion by Landlord,
promptly and diligently, and at its sole cost and expense, repair and restore any improvements to the Premises made by Tenant to the
condition which existed immediately prior to the occurrence of the casualty. If, in Landlord’s architect’s or general contractor’s
reasonable estimation, the Premises cannot be restored within two hundred forty (240) days of such damage or destruction, then either
Landlord or Tenant may terminate this Lease as of a date specified in such notice, which date shall not be less than thirty (30) nor
more than sixty (60) days after the date such notice is given. Until the restoration of the Premises is complete, there shall be an abatement
or reduction of Base Rent in the same proportion that the square footage of the Premises so damaged or destroyed and under restoration
bears to the total square footage of the Premises, unless the damaging event was caused by the negligence or willful misconduct of Tenant,
its employees, officers, agents, licensees, invitees, visitors, customers, concessionaires, assignees, subtenants, contractors or subcontractors,
in which event there shall be no such abatement.

 

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Notwithstanding
the foregoing provisions of this paragraph, if damage to more than fifty percent (50%) of the Premises or destruction of the Premises
shall occur within the last year of the Term, as the same may be extended as provided hereinafter and Landlord notifies Tenant that (i)
Landlord will restore the Premises to their condition prior to the casualty, and (ii) Landlord desires to extend the Term of the Lease
with Tenant, then Landlord and Tenant shall extend the Term for an additional period so as to expire five (5) years from the date of
the completion of the repairs to the Premises, provided Tenant gives written notice to Landlord of Tenant’s agreement to extend
the Term within fifteen (15) days after receipt of Landlord’s notice. Such extension shall be on the terms and conditions provided
herein, if an option to extend this Lease remains to be exercised by Tenant hereunder, or under the terms prescribed in Landlord’s
notice, if no such further extension period is provided for herein. Upon receipt of such notice from Tenant, Landlord agrees to repair
and restore the Premises within a reasonable time. If Tenant refuses or fails to timely extend the Term as provided herein, Landlord
at its option shall have the right to terminate this Lease as of the date of the damaging event, or to restore the Premises and the Lease
shall continue for the remainder of the then unexpired Term, or until the Lease is otherwise terminated as provided herein.

 

6.2
CONDEMNATION.

 

6.2.1
TOTAL OR PARTIAL TAKING. If the whole of the Premises (provided that if 60% or more of the Premises are taken, Tenant may deem that all
of the Premises are taken), or such portion thereof as will make the Premises unusable, in Landlord’s reasonable judgment, for
the purposes leased hereunder, shall be taken by any public authority under the power of eminent domain or sold to public authority under
threat or in lieu of such taking, the Term shall cease as of the day possession or title shall be taken by such public authority, whichever
is earlier (“Taking Date”), whereupon the rent and all other charges shall be paid up to the Taking Date with a proportionate
refund by Landlord of any rent and all other charges paid for a period subsequent to the Taking Date. If less than the whole of the Premises,
or less than such portion thereof as will make the Premises unusable as of the Taking Date, is taken, Base Rent and other charges payable
to Landlord shall be reduced in proportion to the amount of the Premises taken. If this Lease is not terminated, Landlord shall repair
any damage to the Premises caused by the taking to the extent necessary to make the Premises reasonably tenantable within the limitations
of the available compensation awarded for the taking (exclusive of any amount awarded for land).

 

6.2.2
AWARD. All compensation awarded or paid upon a total or partial taking of the Premises or Buildings including the value of the leasehold
estate created hereby shall belong to and be the property of Landlord without any participation by Tenant; Tenant shall have no claim
to any such award based on Tenant’s leasehold interest. However, nothing contained herein shall be construed to preclude Tenant,
at its cost, from independently prosecuting any claim directly against the condemning authority in such condemnation proceeding for damage
to, or cost of removal of, stock, trade fixtures, furniture, and other personal property belonging to Tenant; provided, however, that
no such claim shall diminish or otherwise adversely affect Landlord’s award or the award of any mortgagee.

 

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7.
MAINTENANCE AND REPAIRS.

 

7.1
Tenant shall, at its expense, throughout the Term and
all renewals and extensions thereof, maintain in good order, condition and repair the Premises, including but not limited to heating
and air conditioning equipment, walls, floors and ceilings, window exteriors, mechanical and electrical systems and equipment exclusively
serving the Premises, electric light fixtures, bulbs, tubes and tube casings, doors, floor coverings, dock doors, levelers, plumbing
system and plumbing fixtures, Tenant’s signs and utility facilities not maintained by Landlord. Landlord shall use reasonable efforts
to extend to Tenant the benefit from warranties on such items, if any, that have been made by Landlord’s contractors or vendors
and to extend to Tenant, as and if available, any bulk buying power that Landlord may have with such contractors or vendors. If any portion
of the Premises or any system or equipment in the Premises which Tenant is obligated to repair cannot be fully repaired, Tenant shall
promptly replace the same, regardless of whether the benefit of such replacement extends beyond the Term. Tenant shall, at Tenant’s
expense, maintain a preventive maintenance contract providing for the regular inspection (at least quarterly) and maintenance of the
heating and air conditioning system by a licensed and qualified heating and air conditioning contractor, or Tenant shall perform such
HVAC inspection and maintenance with duly licensed and qualified employee. The cost of such preventive maintenance contract shall be
paid by Tenant and an expense solely chargeable to Tenant; but if Landlord so elects, same may be billed directly by Landlord to Tenant
where Landlord on Tenant’s behalf enters into such preventive maintenance contract and in such case shall be deemed Additional
Rent (Landlord alone may so elect whether to enter into such preventive maintenance contract on Tenant’s behalf). Landlord shall
have the right, upon notice to Tenant, to undertake the responsibility for preventive maintenance of any other system or component at
Tenant’s expense. Tenant shall be responsible for janitorial services and trash removal from the Premises, at Tenant’s expense.
Landlord and Tenant intend that, at all times during the Term, Tenant shall maintain the Premises in good order and condition and appearances
reasonably commensurate with the balance of the Property.

 

All
of Tenant’s obligations to maintain and repair shall be accomplished at Tenant’s sole expense. If Tenant fails to maintain
and repair the Premises as required by this Section, Landlord may, on 10 days’ prior written notice (except that no notice shall
be required in case of emergency), enter the Premises and perform such maintenance or repair on behalf of Tenant; provided such entry
is made in compliance with Applicable Laws, including but not limited to, the Marijuana code. In such cases, Tenant shall reimburse Landlord
immediately upon demand for all costs incurred in performing such maintenance or repair plus an administration fee equal to 5% of such
actual and reasonable costs or expenses.

 

7.2 CONDITION
UPON TERMINATION. Upon the termination of the Lease, Tenant shall surrender the Premises to Landlord, broom clean and with all systems
in good working order, condition and repair, except for damage caused by casualty, condemnation and ordinary wear and tear which Tenant
was not otherwise obligated to remedy under any provision of this Lease. However, Tenant shall not be obligated to repair any damage
that Landlord is required to repair under Section 7.1. Subject to the foregoing, Tenant shall repair, at Tenant’s expense, any
damage to the Premises and the Buildings caused by the removal of any of Tenant’s personal property. In no event shall Tenant remove
any of the following materials or equipment: any power wiring or power panels; light fixtures; environmental control systems; heaters,
air conditioners, or any other heating or air conditioning equipment (other than movable equipment brought upon the Premises by Tenant);
plumbing fixtures; or other similar Buildings operating equipment.

 

8.
DEFAULT AND REMEDIES.

 

8.1
DEFAULT BY TENANT. The following will be events of default by Tenant under this Lease:

 

(a)
Failure to pay when due any installment of Rent or any other payment required pursuant to this Lease within five (5) days of due date;

 

(b)
The filing of a petition for bankruptcy or insolvency under any applicable federal or state bankruptcy or insolvency law; an adjudication
of bankruptcy or insolvency or an admission that it cannot meet its financial obligations as they become due, or the appointment or a
receiver or trustee for all or substantially all of the assets of Tenant; in each of the foregoing cases, if not dismissed within 30
days of such filing, adjudication, admission or appointment, as applicable; the foregoing shall also apply to any party guaranteeing
the obligations of Tenant under this Lease (each, a “Guarantor”);

 

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(c)
A transfer in fraud of creditors or an assignment for the benefit of creditors, whether by Tenant or any Guarantor;

 

(d)
The filing or imposition of a lien against the Premises, the Buildings or the Property as a result of any act or omission of Tenant and
the failure of Tenant to satisfy or bond the lien in its entirety within thirty (30) days after receipt of notice of same;

 

(e)
The liquidation, termination or dissolution of Tenant or any Guarantor, or, if Tenant or any Guarantor is a natural person, the death
of Tenant or such Guarantor;

 

(f)
Failure to cure the breach of any provision of this Lease or any other lease or agreement Landlord and Tenant are a party to, other than
the obligation to pay Rent, within twenty (20) days after notice thereof to Tenant; provided, however, that if such breach cannot be
cured within such 20 day period using diligent efforts and Tenant promptly commenced efforts to cure such breach upon receipt of Landlord’s
notice thereof, then such cure period shall be extended for so long as Tenant continues to use diligent efforts to cure, not to exceed
a total of sixty (60) days from the date of Landlord’s notice;

 

(g)
Tenant’s breach of the same provision of this Lease, other than the obligation to pay Rent, more than twice (2) in any twelve (12)
month period;

 

(h)
Failure to deliver, maintain or restore the Security Deposit pursuant to Section 11.2 hereof within the timeframes provided; and

 

(i)
Failure of any of the guarantors to fulfill the terms and conditions of the Guaranty or the breach of the Guaranty by one of the Guarantors.

 

8.2
REMEDIES. Upon the occurrence of any event of default
set forth in Section 8.1, Landlord shall be entitled to the following remedies:

 

(a)
Landlord may terminate this Lease, dispossess Tenant and recover as damages from Tenant all Rent that is due but unpaid as of the date
of dispossession, plus all other reasonable costs and expenses incurred by Landlord to dispossess Tenant.

 

(b)
Landlord may terminate this Lease and declare 100% of all Rent to be paid pursuant to this Lease for the remainder of the Term to be
immediately due and payable, and thereupon such amount shall be accelerated and Landlord shall be entitled to recover the net present
value thereof employing an assumed discount rate of 2% per annum for purposes of present value computation;

 

(c)
Landlord may elect to repossess the Premises and to relet the Premises for Tenant’s account, holding Tenant liable in damages for
all expenses incurred in any such reletting and for any difference between the amount of Rent received from such reletting and the amount
due and payable under the terms of this Lease; provided, however, that Tenant shall not, in such circumstances, be responsible for any
cost to retrofit or alter the Premises.

 

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(d)
After the provision of notice and summary proceedings if required by law Landlord may enter the Premises and take any actions required
of Tenant under the terms of this Lease, and Tenant shall reimburse Landlord on demand for any expenses that Landlord may incur in effecting
compliance with Tenant’s obligations under this Lease, and Landlord shall not be liable for any damages resulting to Tenant from
such action.

 

(e)
If this Lease is terminated in accordance with the provisions of this Section, then Landlord agrees
make good faith and commercially reasonable efforts to mitigate its damages which efforts shall include efforts to re-let the Property.

 

The
above remedies shall be cumulative and shall not preclude Landlord from pursuing any other remedies permitted by law. Landlord’s
election not to enforce one or more of the remedies upon an event of default shall not constitute a waiver. However, notwithstanding
anything else herein, Landlord hereby expressly disclaims, relinquishes and rejects any Landlord’s lien that otherwise by law,
statute or contract might arise in or to any marijuana product and/or related products, chemicals or substances that, the ownership,
possession, use, sale or distribution of which, but for the Legal Compliance Clarification, would or might be deemed contrary to Federal
law or Federal regulations or enforcement positions by the Federal government or any agency, arm or authority thereof (“Federal
Issues”).

 

8.3
COSTS. If any litigation or other court action, arbitration
or similar adjudicatory proceeding is commenced by any party to enforce its rights under this Lease against any other party, all fees,
costs and expenses, including, without limitation, reasonable attorneys’ fees and court costs, incurred by the prevailing party
in such litigation, action, arbitration or proceeding shall be reimbursed by the non-prevailing party; provided, that if a party to such
litigation, action, arbitration or proceeding prevails in part, and loses in part, the court, arbitrator or other adjudicator presiding
over such litigation, action, arbitration or proceeding shall award a reimbursement of the fees, costs and expenses incurred by such
party on an equitable basis. .

 

8.4
WAIVER. No delay or omission by Landlord in exercising a right or remedy shall exhaust or impair the same or constitute a waiver of,
or acquiescence to, a default.

 

8.5
DEFAULT BY LANDLORD. In the event of any default by Landlord, Tenant’s exclusive remedy shall be an action for damages, but prior
to any such action Tenant will give Landlord written notice specifying such default with particularity, and Landlord shall have a period
of thirty (30) days following the date of such notice in which to commence the appropriate cure of such default. Unless and until Landlord
fails to commence and diligently pursue the appropriate cure of such default after such notice or complete same within a reasonable period
of time, Tenant shall not have any remedy or cause of action by reason thereof. Notwithstanding any provision of this Lease, neither
Landlord nor any officer, director, partner, shareholder, or member of Landlord shall have any individual or personal liability whatsoever
under this Lease. In the event of any breach or default by Landlord of any term or provision of this Lease, Tenant agrees to look solely
to the equity or interest then-owned by Landlord in the Premises (together with insurance proceeds, condemnation awards and sale proceeds),
and in no event shall any deficiency judgment be sought or obtained against Landlord, nor any officer, director, partner, shareholder,
or member of Landlord. Notwithstanding any provision of this Lease, Landlord shall not be liable to Tenant or any other person for consequential,
special or punitive damages, including without limitation, lost profits.

 

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9.
PROTECTION OF LENDERS. Landlord represents and warrants that as of the date hereof, there either is no mortgage or ground lease affecting
the Property or if there is a mortgage, the lender holding same shall have confirmed it does not object to this Lease.

 

9.1
SUBORDINATION AND ATTORNMENT. This Lease shall be subject
and subordinated at all times to the terms of each and every ground or underlying lease which now exists or may hereafter be executed
affecting the Premises under which Landlord shall claim, and to the liens of each and every mortgage and deed of trust in any amount
or amounts whatsoever now or hereafter existing encumbering the Premises, Buildings or the Property, and to all modifications, renewals
and replacements thereto without the necessity of having further instruments executed by Tenant to effect such subordination. Tenant,
upon demand, shall further evidence its subordination by executing a subordination and attornment agreement in form and substance mutually
acceptable to Tenant and Landlord and its mortgagee or ground lessor, which subordination and attornment agreement must provide that
so long as no default or event which with the passing of time or giving of notice would constitute a default exists under this Lease,
the peaceable possession of Tenant in and to the Premises, and continued Permitted Use thereof, for the Term shall not be disturbed in
the event of the foreclosure of the subject mortgage or termination of the subject ground or underlying lease affecting the Premises.
If Landlord’s interest in the Buildings or Property is acquired by any ground lessor, mortgagee, or purchaser at a foreclosure
sale or transfer in lieu thereof, Tenant shall attorn to the transferee of or successor to Landlord’s interest in the Lease, Premises,
Buildings or Property and recognize such transferee or successor as Landlord under this Lease. Notwithstanding the foregoing, any mortgagee
under any mortgage shall have the right at any time to subordinate any such mortgage to this Lease on such terms and subject to such
conditions as the mortgagee in its discretion may consider appropriate.

 

9.2
ESTOPPEL CERTIFICATES. Within ten (10) days of receipt
of written request from Landlord, any lender or prospective lender of the Buildings, or at the request of any purchaser or prospective
purchaser of the Buildings, Tenant shall deliver an estoppel certificate, attaching a true and complete copy of this Lease, including
all amendments relative thereto, and certifying with particularity, among other things, (i) a description of any renewal or expansion
options, if any; (ii) the amount of rent currently and actually paid by Tenant under this Lease; (iii) that the Lease is in full force
and effect as modified; (iv) Tenant is in possession of the Premises; (v) stating whether either Landlord to the best of its knowledge
or Tenant is in default under the Lease and, if so, summarizing such default(s) if known; and (vi) stating whether Tenant or Landlord
has any offsets or claims against the other party and, if so, specifying with particularity the nature and amount of such offset or claim
if known. Landlord shall likewise deliver a similar estoppel certificate within ten (10) days of the receipt of a written request from
Tenant, any lender or prospective lender of Tenant, or assignee approved by Landlord, certifying the status of Tenant’s monetary
obligations under this Lease.

 

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9.3
TENANT’S FINANCIAL CONDITION AND OTHER OPERATING REPORTS. 

 

Tenant
shall provide Landlord with:(A) certified financial statements by an authorized officer of Tenant regarding Tenant’s operations
at the Premises, including standard profit and loss statements, actual sales vs. projected sales, an income statement and balance sheet,
all of which show that Tenant has the financial wherewithal to meet its obligations as they are due within twenty (20) days after the
end of each calendar month, (B) certified financials from an authorized officer or by a third party accounting firm reasonably acceptable
to Landlord, to be delivered within 90 days of the end of each calendar year during the Term, and (C) a personal tax return for each
of the Guarantors within 30 days after April 15th of each Lease Year. Tenant hereby agrees not to make any distributions to owners/investors
of Tenant until such time as Tenant has achieved cash flow sufficient to establish a cash reserve equal to six (6) months of Tenant’s
operating expenses, including but limited to, Rent (the “Working Capital Reserve”). Once Tenant has established the Working
Capital Reserve in Tenant’s bank account (as certified to Landlord monthly), Tenant may distribute excess cash flow earned thereafter
to its owners/investors in accordance with its Operating Agreement. In addition to and not by way of limitation of the foregoing, Tenant
covenants and agrees that during the Term of this Lease, (i) the salaries for certain owners/ officers of Tenant shall be as set forth
on the attached Exhibit 4, all of which will be annually certified as such by an authorized officer of Tenant on or before January 15th
of each Lease year during the Term and (ii) absolutely no additional salary shall be paid to the identified owners/officers of Tenant
other than as set forth on Exhibit 4 until and after the Working Capital Reserve has been established and so long as it is maintained,
and (iii) absolutely no distributions will be made to owners/investors in Tenant unless and until the Working Capital Reserve amount
has been achieved and is being maintained in Tenant’s bank account. During the Term hereof, Landlord, shall have full rights to
inspect the books and records of Tenant on reasonable notice and during normal business hours and to have an audit of such books and
records done at its own expense to confirm the accuracy and completeness thereof; provided, such audit is performed in connection with
all Applicable Laws, including but not limited to, the Marijuana Code. Landlord and Tenant acknowledge and agree that Landlord is not
intended to nor will it actually have any control over Tenant’s business located at the Premises or elsewhere rather it is
intended to support the viability of Tenant and its ability to meet its financial obligations. This Lease is not intended to enable Landlord
to become a “Controlling Beneficial Owner” or “Passive Beneficial Owner” whatsoever in Tenant as such terms are
defined under the Marijuana Code.

 

10.
LANDLORD’S LIABILITY; CERTAIN DUTIES. As used
in the Lease, the term “Landlord” means only the current owner or owners of the fee title to the Buildings or the leasehold
estate under a ground lease of the Buildings at the time in question. Each landlord is obligated to perform the obligations of Landlord
under this Lease only during the time such landlord owns such interest or title. Any landlord who transfers its title or interest is
relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer,
provided that such transfer is not for the primary purpose of avoiding such obligations. However, each landlord shall deliver to its
transferee all funds previously paid by Tenant if such funds have not yet been applied under the terms of this Lease.

 

11.
MISCELLANEOUS PROVISIONS.

 

11.1
SECURITY DEPOSIT. Tenant shall remit to Landlord a security
deposit in the amount of One Hundred Ninety-Two Thousand ($192,000) by wire transfer of immediately available funds or other form acceptable
to Landlord in its sole discretion (“Security Deposit”) will be funded on the Effective Date. The Security Deposit
represents security for the faithful performance and observance by Tenant of each and every term of this Lease. Landlord may apply all
or part of the Security Deposit to any unpaid Rent or other charges due from Tenant or to cure any other default of Tenant. The Security
Deposit shall not constitute liquidated damages. If after notice, Tenant fails to cure and Landlord uses any part of the Security Deposit,
Tenant shall restore the Security Deposit to its full amount within ten (10) days after written notice from Landlord. No interest shall
accrue to or for the benefit of Tenant on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate
from its other accounts, and no trust relationship is created with respect to the Security Deposit. Landlord shall not be obligated to
return the Security Deposit to Tenant upon the expiration or earlier termination of the Lease unless and until all of the following events
occur: (i) the payment in full of all Rent due pursuant to the Lease; and (ii) the repair of any and all damage to the Premises beyond
that caused by casualty, condemnation and normal wear and tear.

 

    	18

     

    

 

11.2
INTERPRETATION. The captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease and are not a
part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include the plural
and the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other. In any provision
relating to the conduct, acts or omissions of Tenant the term “Tenant” shall include Tenant’s agents, employees, contractors,
invitees, successors or others using the Premises, Buildings or Property with Tenant’s expressed or implied permission. This Lease
will not be construed more or less favorably with respect to either party as a consequence of the Lease or various provisions hereof
having been drafted by one of the parties hereto.

 

11.3
INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS. This Lease is the only agreement between the parties pertaining to the lease of the
Premises and no other agreements either oral or otherwise shall be effective unless embodied herein. All amendments to this Lease shall
be in writing and signed by Landlord and Tenant. Any other purported amendment shall be void.

 

11.4
NOTICES. Any notice or document (other than rent) required or permitted to be delivered by the terms of this Lease shall be in writing
and delivered by: (i) hand delivery; (ii) certified mail, return receipt requested; or (iii) guaranteed overnight delivery service. Notices
to Tenant shall be delivered to the address specified in the introductory paragraph of this Lease. Notices to Landlord shall be delivered
to the address specified in the introductory paragraph of this Lease. All notices shall be effective upon delivery or attempted delivery
during normal business hours. Either party may change its notice address upon notice to the other party, given in accordance herewith
by an authorized officer, partner, or principal.

 

11.5
RADON GAS NOTICE. Radon is a naturally occurring radioactive gas that, when it has accumulated in a Buildings 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 Colorado. Additional information regarding radon and radon testing may be obtained from your county health department.

 

11.6
WAIVERS. All waivers must be in writing and signed by the waiving party. Either party’s failure to enforce any provision of this
Lease or its acceptance of Rent shall not be a waiver and shall not prevent such party from enforcing that provision or any other provision
of this Lease in the future. No statement on a payment check from Tenant or in a letter accompanying a payment check shall be binding
on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to the conditions of such statement.

 

11.7
NO RECORDATION. Tenant shall not record this Lease or any memorandum of lease.

 

    	19

     

    

 

11.8
FORCE MAJEURE. The performance by either party to this Lease of its obligations (except the payment of Rent or other sums of money) shall
be excused by delays attributable to events beyond that party’s control for a period of time that is sufficient for the party to
perform its obligations after the cessation of the Force Majeure event acting in a diligent, commercially reasonable manner. Events beyond
a party’s control include, but are not limited to, acts of the other party, acts of God (including reasonable preparation therefor),
war, civil commotion, labor disputes, strikes, fire, flood or other casualty, failure of power, shortages of labor or material, government
action, regulation or restriction (including extraordinary delay in the issuance of any permit, permit approval or Buildings permit inspection)
and unusually inclement weather conditions. Events beyond a party’s control shall not include changes in economic or market conditions,
or financial or internal problems of the non-performing party, or problems that can be satisfied by the payment of money.

 

11.9
EXECUTION OF LEASE. Submission or preparation of this Lease by Landlord shall not constitute an offer by Landlord or option for the Premises,
and this Lease shall constitute an offer, acceptance or contract only as expressly specified by the terms of this Section 11.10. In the
event that Tenant executes this Lease first, such action shall constitute an offer to Landlord, which may be accepted by Landlord by
executing this Lease, and once this Lease is so executed by Landlord and delivered to Tenant, such offer may not be revoked by Tenant
and this Lease shall become a binding contract. In the event that Landlord executes this Lease first, such action shall constitute an
offer to Tenant, which may be accepted by Tenant only by delivery to Landlord of a fully executed copy of this Lease, together with a
fully executed copy of any and all guaranty agreements and addenda provided that in the event that any party other than Landlord makes
any material or minor alteration of any nature whatsoever to any of said documents, then such action shall merely constitute a counteroffer,
which Landlord, may, at Landlord’s election, accept or reject. Notwithstanding that the Effective Date may occur and the Term may
commence after the date of execution of this Lease, upon delivery and acceptance of this Lease in accordance with the terms of this Lease,
this Lease shall be fully effective, and in full force and effect and valid and binding against the parties in accordance with, but on
and subject to, the terms and conditions of this Lease.

 

11.10
AUTHORITY.

 

11.10.1
TENANT’S AUTHORITY. As a material inducement to Landlord to enter into this Lease, Tenant, intending that Landlord rely thereon,
represents and warrants to Landlord that:

 

(i)
Tenant and the party executing on behalf of Tenant are fully and properly authorized to execute and enter into this Lease on behalf of
Tenant and to deliver this Lease to Landlord;

 

(ii)
This Lease constitutes a valid and binding obligation of Tenant, enforceable against Tenant in accordance with the terms of this Lease;

 

(iii)
Tenant is duly organized, validly existing and in good standing under the laws of the state of Tenant’s organization and has full
power and authority to enter into this Lease, to perform Tenant’s obligations under this Lease in accordance with the terms of
this Lease, and to transact business in the state in which the Premises are located; and

 

(iv)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Tenant, and the performance by Tenant
of Tenant’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or partnership action,
as the case may be, and the execution, delivery and performance of this Lease by Tenant is not in conflict with Tenant’s bylaws
or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and other charters, agreements, rules or
regulations governing Tenant’s business as any of the foregoing may have been supplemented or amended in any manner.

 

    	20

     

    

 

11.10.2
LANDLORD’S AUTHORITY. As a material inducement to Tenant to enter into this Lease, Landlord, intending that Tenant rely thereon,
represents and warrants to Tenant that:

 

(i)
Landlord is the fee owner of the Property.

 

(ii)
Landlord and the party executing on behalf of Landlord are fully and properly authorized to execute and enter into this Lease on behalf
of Landlord and to deliver this Lease to Tenant;

 

(iii)
This Lease constitutes a valid and binding obligation of Landlord, enforceable against Landlord in accordance with the terms of this
Lease;

 

(iv)
Landlord is duly organized, validly existing and in good standing under the laws of the state of Landlord’s organization and has
full power and authority to enter into this Lease, to perform Landlord’s obligations under this Lease in accordance with the terms
of this Lease, and to transact business in the state in which the Premises are located; and

 

(v)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Landlord, and the performance by Landlord
of Landlord’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or partnership action,
as the case may be, and the execution, delivery and performance of this Lease by Landlord is not in conflict with Landlord’s bylaws
or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and other charters, agreements, rules or
regulations governing Landlord’s business as any of the foregoing may have been supplemented or amended in any manner.

 

11.11
CHOICE OF LAW. This Lease shall be governed by the laws of the State of Colorado.

 

11.12
COUNTERPART. This Lease may be executed in multiple counterparts, each counterpart of which shall be deemed an original and any of which
shall be deemed to be complete of itself and may be introduced into evidence or used for any purpose without the production of the other
counterpart or counterparts. Signatures appearing hereon that have been reproduced, applied, provided, delivered or transmitted by facsimile,
email, DocuSign or other electronic means shall be equally binding and effective as original signatures hereon, and shall be deemed duly
and effectively delivered if so transmitted or provided.

 

11.13
HOLDING OVER. If Tenant remains in possession of the Premises after the end of the Term without having executed and delivered a new lease
or an agreement extending the Term, there shall be no tacit renewal of this Lease or the Term, and Tenant shall be deemed to be occupying
the Premises from month to month at a monthly Base Rent payable in advance on the first day of each month equal to one hundred twenty-five
percent (125%) first month, one hundred fifty percent (150%) second month and two hundred percent (200%) thereafter of the monthly amount
of Base Rent payable during the last month of the Term, and otherwise upon the same terms as set forth in this Lease, so far as they
are applicable to a month to month tenancy. In addition to and not limiting any other rights or remedies which Landlord may have on account
of Tenant holding over without written consent of Landlord, Tenant shall be liable for any and all direct and consequential damages incurred
by Landlord on account of such unapproved holding over including claims by tenants entitled to future possession.

 

    	21

     

    

 

11.14
TIME IS OF THE ESSENCE. Time is of the essence of this Lease and all provisions contained herein.

 

11.15
APPROVAL OF PLANS AND SPECIFICATIONS. Neither review nor approval by or on behalf of Landlord of any Tenant’s plans nor any plans
and specifications for any Tenant Alterations or any other work shall constitute a representation or warranty by Landlord, any of Landlord’s
beneficiaries or any of their respective agents, partners or employees that such plans and specifications either (i) are complete or
suitable for their intended purpose, or (ii) comply with Applicable Laws, it being expressly agreed by Tenant that neither Landlord,
nor any of Landlord’s beneficiaries nor any of their respective agents, partners or employees assume any responsibility or liability
whatsoever to Tenant or to any other person or entity for such completeness, suitability or compliance.

 

11.16
RELATIONSHIP. Landlord and Tenant disclaim any intention to create a joint venture, partnership or agency relationship.

 

11.17
BROKERS. Tenant covenants, represents and warrants that there was and is no broker, finder or commissioned procuring cause or participant
in commissions associated with Tenant’s efforts (any such person being a “Tenant’s Broker”) in connection
with the negotiation and consummation of this Lease. Tenant agrees to indemnify and defend Landlord against any loss, liability, or expense
(including reasonable attorney’s fees and costs) arising out of claims for fees or commissions from anyone other than a broker
retained or hired by Landlord claiming to have represented Tenant in connection with the lease of the Premises.

 

11.18
WAIVER OF TRIAL BY JURY. LANDLORD AND TENANT EACH HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY WAIVE TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY
WAY CONNECTED WITH THIS LEASE. THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE ANY ACTION IN WHICH A JURY TRIAL HAS BEEN WAIVED
WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. 

 

11.19
RIDERS AND EXHIBITS. All Riders, Addenda and Exhibits attached hereto and referenced herein shall be deemed to be a part hereof and are
hereby incorporated.

 

    	22

     

    

 

11.20
TENANT ASSIGNMENT. Tenant will not assign this Lease, in whole or in part, or sublease the Premises, in whole or in part without the
prior consent of Landlord. Tenant shall pay to Landlord
all direct costs and shall reimburse Landlord for all expenses (including reasonable attorneys’ fees) incurred by Landlord in connection
with any assignment or sublease requested by Tenant. Landlord may, in its reasonable discretion, consider all factors cognizable by law
as reasonable to evaluate and consider in making its determination of whether to consent, including making a study of the financial wherewithal
and credit of any proposed successor or subtenant and, in the case of an assignment, may require additional guaranties as appropriate
to satisfy reasonable financial standards and criteria for approval. Any guaranty of an individual offered shall be joined by spouse
and shall be in Landlord’s then current commercially reasonable form. Landlord may condition any consent to any assignment, upon
the execution and delivery of Landlord’s commercially reasonable form of instrument, executed by Landlord, Tenant, the successor
(assignee) tenant, and any new guarantor(s) then so arising, under the terms of which (i) the Tenant (as assignor) agrees and confirms
to the foregoing continued obligations and liabilities and assigns all of its rights, title and interest in and to the Lease and all
moneys having been paid thereunder, including any security deposit, (ii) the successor (as assignee) agrees to assume the Lease in all
respects and to assume all obligations of payment and performance thereunder, past, present and future, including for the express benefit
of Landlord and accepts the Premises in its then as-is condition, (iii) Landlord shall not be liable for, and Tenant and the successor
(as assignee) shall, jointly and severally, hold Landlord harmless against and indemnify Landlord for and from any commission(s) payable
associated with the assignment, and (iv) the successor (as assignee) agrees to provide all proper current evidence of insurance as called
for in this Lease prior to first entry upon, on or into the Premises. Landlord may condition any consent to any sublease, upon the execution
and delivery to Landlord of a commercially reasonable form of sublease agreement as between Tenant and such subtenant, under the terms
of which (i) Tenant shall continue to remain primarily liable for the payment of all amounts of rental and other sums and performance
of all covenants required of Tenant under the Lease, (ii) there shall be no modifications or amendments of the sublease without the prior
written consent of Landlord, (iii) the subtenant shall not be granted any rights of Tenant under the Lease nor the power to exercise
same, (iv) it is provided that in the event of any default under the terms and provisions of the Lease, Landlord shall have the right
to collect the rental attributable to the subleased space directly from the subtenant without waiving any of Landlord’s rights
against Tenant, (v) Landlord shall not be liable for, and Tenant and the subtenant shall, jointly and severally, hold Landlord harmless
against and indemnify Landlord for and from any commission(s) payable associated with the sublease, and (vi) nothing in the sublease
will be deemed to amend or modify the Lease as between Tenant and Landlord, and the subtenant will expressly confirm and acknowledge
that the sublease is inferior and subordinate to the Lease in all respects.

 

11.21
LANDLORD ASSIGNMENT. Landlord will have the right to sell, transfer or assign, in whole or in part, its rights and obligations under
this Lease. Any such sale, transfer or assignment will operate to release Landlord from any and all liability under this Lease arising
after the date of such sale, assignment or transfer, so long as successor landlord assumes the obligations of landlord hereunder.

 

11.22
NOTWITHSTANDING ANY OTHER TERM OR CONDITION OF THIS LEASE THE FOLLOWING ADDITIONAL PROPERTY SPECIFIC TERMS AND CONDITIONS SHALL GOVERN
AND CONTROL:

 

A.
OUTSIDE STORAGE - Under no circumstances shall Tenant store or display its goods or merchandise outside of the Buildings with the exception
of specifically requested and approved by Landlord hard goods or materials that are specifically required for Tenant’s operations
that cannot be stored within the Buildings (e.g., soil) Tenant shall ensure any outside storage is neat and organized and in compliance
with all applicable Laws and Tenant shall not store any plants or other finished materials outside of the Buildings.

 

B.
HVAC/ENVIRONMENTAL CONTROLS, GREENHOUSE ROOF AND SYSTEMS REPAIR AND MAINTENANCE: Tenant shall, at Tenant’s sole expense repair
and in accordance with the terms of this Lease, shall have a maintenance agreement for the HVAC/Environmental Controls, Greenhouse Roof
and Systems unless such work will be performed by a duly qualified employee of Tenant or of Tenant’s Affiliate, and will be responsible
for any repairs and replacement for HVAC/Environmental Controls, Greenhouse Roof and Systems at all times during the Lease Term.

 

    	23

     

    

 

C.
TENANT’S PRIMARY DUTY. All
agreements and covenants to be performed or observed by Tenant under this Lease shall be at Tenant’s sole cost and expense and
without any abatement of rent. If Tenant fails to pay any sum of money to be paid by Tenant or to perform any other act to be performed
by Tenant under this Lease, Landlord shall have the right, but shall not be obligated, and without waiving or releasing Tenant from any
obligations of Tenant, to make any such payment or to perform any such other act on behalf of Tenant in accordance with this Lease. All
sums so paid by Landlord and all costs incurred or paid by Landlord shall be deemed additional rent hereunder and Tenant shall pay the
same to Landlord on written demand, together with interest on all such sums and costs from the date of expenditure by Landlord to the
date of repayment by Tenant at the rate of ten percent (10%) per annum.

 

D.
ABANDONED PROPERTY. If Tenant abandons the Premises, or is dispossessed by process of law
or otherwise, any movable furniture, equipment, trade fixtures or personal property belonging to Tenant and left in the Premises shall
be deemed to be abandoned, at the option of Landlord, and Landlord shall have the right to sell or otherwise dispose of such personal
property in any commercially reasonable manner.

 

E.
GUARANTY. The full and faithful performance of Tenant hereunder and the payment of all obligations,
including Rent, shall be guaranteed by the guarantors, if any, on a joint and several basis.

 

F.
SIGNAGE: All signage that will be visible from the exterior of the Buildings must be approved, in writing, by Landlord before installation
and be in conformance with the Marijuana Code. It is the responsibility of the Tenant to obtain all necessary governmental permits required
for signage approved by Landlord.

 

11.24
REFORMATION. This Lease and the transaction contemplated herein is subject to review and approval by one or more government agencies,
including but not limited to the Colorado Department of Revenue, Marijuana Enforcement Division (the “MED”) and the local
licensing authority (the “Local Authority” and, collectively with the MED and any other applicable government agencies the
“Governmental Authority”). If the Governmental Authority determines this Lease must be reformed, the Parties shall negotiate
in good faith to so reform this Lease according to the Governmental Authority’s requirements while effectuating the original intent
of this Lease as near as possible.

 

11.25
AMENDMENT. Unless otherwise provided in this Lease, this Lease may be amended, modified, or terminated only by a written instrument executed
by Landlord and Tenant.

 

    	24

     

    

 

Signature
page to that certain LEASE AGREEMENT by and between PW
CO CanRE JKL LLC a Colorado limited liability
company, as Landlord, and JKL2 Inc., a Wyoming C-Corporation, as Tenant, concerning
Premises located at 20173 (Lot 21) Sherman Lane and 20103 (Lot 22) Sherman Lane Ordway, Colorado 81063

 

IN
WITNESS WHEREOF, Tenant and Landlord have caused this Lease to be duly executed as of the date first above written by their respective
duly authorized officers.

 

	SIGNED,
                                            SEALED AND DELIVERED

    IN
    THE PRESENCE OF THE

    FOLLOWING
    WITNESSES:
	 

    TENANT:

	 	JKL2
    Inc., a Wyoming C-Corporation

 

		 	By:	 

	1st
    Witness for Tenant	 	 	 	 

	Sign
    Above;	 	Print
    Name:	 

	Print
    Name:		 	Title:*
                                            [  ] Manager or [  ] Member or

	 	[  ]
                                            Managing Member or

	 	[  ]
                                            President as duly authorized officer

	 	[  ]
                                            Other [Specify: ____________]**

	 	 	*Signatory
    above warrants and represents that he or
	2nd
    Witness for Tenant	 	she
    is duly and properly authorized and empowered
	Sign
    Above;	 	with signature
    authority to sign for the entity above
	

	 Print
    Name:	 	 	and
    bind it to the terms and conditions hereof. **

 

	 	**If
                                            the individual signing the Lease for Tenant is indicated having a title of “Other”
                                            above, then as a condition to full execution and delivery hereof, there must be attached
                                            to this Lease, lawfully taken entity resolutions which establish his or her
                                            authority and empowerment to execute the Lease and bind the Tenant in all respects hereto.

 

	 	 	LANDLORD
	 	 	 
		 	PW
                                            CO CanRE JKL LLC, a

	1st
    Witness for Landlord	 	Colorado
                                            limited liability company

	Sign
    Above;	 	 

	Print
    Name:		 	By:
                                            

	

	 	 	 	David
                                            H. Lesser

	 	 	 	Authorized
                                            Signatory

 

    	25

     

    

 

EXHIBIT
1 – Property Description

 

 

This
Exhibit is diagrammatic and is intended only for the purpose of indicating the approximate location of constructed areas comprising the
Property and/or the Buildings and the approximate location of the Premises, and for the purposes of indicating approximately the boundaries
of the Property if so indicated thereon. It does not in any way supersede any of Landlord’s rights set forth in the Lease, including
in respect of arrangements and/or locations of shared-use parts of the common areas and changes in such arrangements and/or locations,
including without limitation parking areas. It is not to be scaled; any measurements or distances shown or parking counts should be taken
as approximate. Dimensions indicated (if any) are not exact nor to scale and in any case are approximate. It does not purport to show
the exact or final location of columns, division walls or other required architectural, structural, mechanical or electrical elements.
References to tenants (if any) are not and shall not be deemed representations of existing or future tenancies nor of any particular
tenant-mix or tenant physical arrangement or placement or operation or use or closures, now or in the future anticipated.

 

Balance
of this page purposefully blank

 

    	26

     

    

 

Exhibit
2 –Budget of Landlord Funded Costs

 

 

    	27

     

    

 

Schedule
3 – Rent Schedule

 

	Month
    	 	Date	 	Monthly
    Rent 	 	 	 	Monthly
    Rent if Reset 
	1
    	 	1-Jun-21	 	 -
    	 	 	 	NA
    
	2
    	 	1-Jul-21	 	 -
    	 	 	 	NA
    
	3
    	 	1-Aug-21	 	 -
    	 	 	 	NA
    
	4
    	 	1-Sep-21	 	 -
    	 	 	 	NA
    
	5
    	 	1-Oct-21	 	 -
    	 	 	 	NA
    
	6
    	 	1-Nov-21	 	 -
    	 	 	 	 NA
    
	7
    	 	1-Dec-21	 	 -
    	 	 	 	 NA
    
	8
    	 	1-Jan-22	 	 -
    	 	 	 	 NA
    
	9
    	 	1-Feb-22	 	82,728.67
    	 	 	 	 NA
    
	10
    	 	1-Mar-22	 	82,728.67
    	 	 	 	 NA
    
	11
    	 	1-Apr-22	 	 82,728.67
    	 	 	 	 NA
    
	12
    	 	1-May-22	 	 82,728.67
    	 	 	 	 NA
    
	13
    	 	1-Jun-22	 	 82,728.67
    	 	 	 	 NA
    
	14
    	 	1-Jul-22	 	 82,728.67
    	 	 	 	 NA
    
	15
    	 	1-Aug-22	 	 82,728.67
    	 	 	 	 NA
    
	16
    	 	1-Sep-22	 	 82,728.67
    	 	 	 	 NA
    
	17
    	 	1-Oct-22	 	 82,728.67
    	 	 	 	 NA
    
	18
    	 	1-Nov-22	 	 82,728.67
    	 	 	 	 NA
    
	19
    	 	1-Dec-22	 	 82,728.67
    	 	 	 	 NA
    
	20
    	 	1-Jan-23	 	 82,728.67
    	 	 	 	 NA
    
	21
    	 	1-Feb-23	 	 82,728.67
    	 	 	 	 NA
    
	22
    	 	1-Mar-23	 	 82,728.67
    	 	 	 	 NA
    
	23
    	 	1-Apr-23	 	 82,728.67
    	 	 	 	 NA
    
	24
    	 	1-May-23	 	 82,728.67
    	 	 	 	 NA
    
	25
    	 	1-Jun-23	 	 82,728.67
    	 	 	 	 NA
    
	26
    	 	1-Jul-23	 	 82,728.67
    	 	 	 	 NA
    
	27
    	 	1-Aug-23	 	 82,728.67
    	 	 	 	 NA
    
	28
    	 	1-Sep-23	 	 82,728.67
    	 	 	 	 NA
    
	29
    	 	1-Oct-23	 	 82,728.67
    	 	 	 	 NA
    
	30
    	 	1-Nov-23	 	 82,728.67
    	 	 	 	 NA
    
	31
    	 	1-Dec-23	 	 82,728.67
    	 	 	 	 NA
    
	32
    	 	1-Jan-24	 	 82,728.67
    	 	 	 	 NA
    
	 33
    	 	1-Feb-24	 	 82,728.67
    	 	 	 	 NA
    
	34
    	 	1-Mar-24	 	 82,728.67
    	 	 	 	 NA
    
	35
    	 	1-Apr-24	 	 82,728.67
    	 	 	 	 NA
    
	36
    	 	1-May-24	 	 82,728.67
    	 	 	 	 NA
    

 

    	28

     

    

 

	 37
    	 	1-Jun-24	 	 82,728.67
    	 	 	 	 NA
    
	 38
    	 	1-Jul-24	 	 82,728.67
    	 	 	 	 NA
    
	 39
    	 	1-Aug-24	 	 82,728.67
    	 	 	 	 NA
    
	 40
    	 	1-Sep-24	 	 82,728.67
    	 	 	 	 NA
    
	 41
    	 	1-Oct-24	 	 82,728.67
    	 	 	 	 NA
    
	 42
    	 	1-Nov-24	 	 82,728.67
    	 	 	 	 NA
    
	 43
    	 	1-Dec-24	 	 82,728.67
    	 	 	 	 NA
    
	 44
    	 	1-Jan-25	 	 82,728.67
    	 	 	 	 NA
    
	 45
    	 	1-Feb-25	 	 32,016.00
    	 	 	 	 NA
    
	 46
    	 	1-Mar-25	 	 32,016.00
    	 	 	 	 NA
    
	 47
    	 	1-Apr-25	 	 32,016.00
    	 	 	 	 NA
    
	 48
    	 	1-May-25	 	 32,016.00
    	 	 	 	 NA
    
	 49
    	 	1-Jun-25	 	 32,016.00
    	 	 	 	 NA
    
	 50
    	 	1-Jul-25	 	 32,016.00
    	 	 	 	 NA
    
	 51
    	 	1-Aug-25	 	 32,016.00
    	 	 	 	 NA
    
	 52
    	 	1-Sep-25	 	 32,016.00
    	 	 	 	 NA
    
	 53
    	 	1-Oct-25	 	 32,016.00
    	 	 	 	 NA
    
	 54
    	 	1-Nov-25	 	 32,016.00
    	 	 	 	 NA
    
	 55
    	 	1-Dec-25	 	 32,016.00
    	 	 	 	 NA
    
	 56
    	 	1-Jan-26	 	 32,016.00
    	 	 	 	 NA
    
	 57
    	 	1-Feb-26	 	 32,976.48
    	 	 	 	 NA
    
	 58
    	 	1-Mar-26	 	 32,976.48
    	 	 	 	 NA
    
	 59
    	 	1-Apr-26	 	 32,976.48
    	 	 	 	 NA
    
	 60
    	 	1-May-26	 	 32,976.48
    	 	 	 	 NA
    
	 61
    	 	1-Jun-26	 	 32,976.48
    	 	 	 	 NA
    
	 62
    	 	1-Jul-26	 	 32,976.48
    	 	 	 	 NA
    
	 63
    	 	1-Aug-26	 	 32,976.48
    	 	 	 	 NA
    
	 64
    	 	1-Sep-26	 	 32,976.48
    	 	 	 	 NA
    
	 65
    	 	1-Oct-26	 	 32,976.48
    	 	 	 	 NA
    
	 66
    	 	1-Nov-26	 	 32,976.48
    	 	 	 	 NA
    
	 67
    	 	1-Dec-26	 	 32,976.48
    	 	 	 	 NA
    
	 68
    	 	1-Jan-27	 	 32,976.48
    	 	 	 	 NA
    
	 69
    	 	1-Feb-27	 	 33,965.77
    	 	 	 	 NA
    
	 70
    	 	1-Mar-27	 	 33,965.77
    	 	 	 	 NA
    
	 71
    	 	1-Apr-27	 	 33,965.77
    	 	 	 	 NA
    
	 72
    	 	1-May-27	 	 33,965.77
    	 	 	 	 NA
    
	 73
    	 	1-Jun-27	 	 33,965.77
    	 	 	 	 22,336.74
    
	 74
    	 	1-Jul-27	 	 33,965.77
    	 	 	 	 22,336.74
    
	 75
    	 	1-Aug-27	 	 33,965.77
    	 	 	 	 22,336.74
    
	 76
    	 	1-Sep-27	 	 33,965.77
    	 	 	 	 22,336.74
    

 

    	29

     

    

 

	 77
    	 	1-Oct-27	 	 33,965.77
    	 	 	 	 22,336.74
    
	 78
    	 	1-Nov-27	 	 33,965.77
    	 	 	 	 22,336.74
    
	 79
    	 	1-Dec-27	 	 33,965.77
    	 	 	 	 22,336.74
    
	 80
    	 	1-Jan-28	 	 33,965.77
    	 	 	 	 22,336.74
    
	 81
    	 	1-Feb-28	 	 34,984.74
    	 	 	 	 22,336.74
    
	 82
    	 	1-Mar-28	 	 34,984.74
    	 	 	 	 22,336.74
    
	 83
    	 	1-Apr-28	 	 34,984.74
    	 	 	 	 22,336.74
    
	 84
    	 	1-May-28	 	 34,984.74
    	 	 	 	 22,336.74
    
	 85
    	 	1-Jun-28	 	 34,984.74
    	 	 	 	 23,006.84
    
	 86
    	 	1-Jul-28	 	 34,984.74
    	 	 	 	 23,006.84
    
	 87
    	 	1-Aug-28	 	 34,984.74
    	 	 	 	 23,006.84
    
	 88
    	 	1-Sep-28	 	 34,984.74
    	 	 	 	 23,006.84
    
	 89
    	 	1-Oct-28	 	 34,984.74
    	 	 	 	 23,006.84
    
	 90
    	 	1-Nov-28	 	 34,984.74
    	 	 	 	 23,006.84
    
	 91
    	 	1-Dec-28	 	 34,984.74
    	 	 	 	 23,006.84
    
	 92
    	 	1-Jan-29	 	 34,984.74
    	 	 	 	 23,006.84
    
	 93
    	 	1-Feb-29	 	 36,034.29
    	 	 	 	 23,006.84
    
	 94
    	 	1-Mar-29	 	 36,034.29
    	 	 	 	 23,006.84
    
	 95
    	 	1-Apr-29	 	 36,034.29
    	 	 	 	 23,006.84
    
	 96
    	 	1-May-29	 	 36,034.29
    	 	 	 	 23,006.84
    
	 97
    	 	1-Jun-29	 	 36,034.29
    	 	 	 	 23,697.05
    
	 98
    	 	1-Jul-29	 	 36,034.29
    	 	 	 	 23,697.05
    
	 99
    	 	1-Aug-29	 	 36,034.29
    	 	 	 	 23,697.05
    
	 100
    	 	1-Sep-29	 	 36,034.29
    	 	 	 	 23,697.05
    
	 101
    	 	1-Oct-29	 	 36,034.29
    	 	 	 	 23,697.05
    
	 102
    	 	1-Nov-29	 	 36,034.29
    	 	 	 	 23,697.05
    
	 103
    	 	1-Dec-29	 	 36,034.29
    	 	 	 	 23,697.05
    
	 104
    	 	1-Jan-30	 	 36,034.29
    	 	 	 	 23,697.05
    
	 105
    	 	1-Feb-30	 	 37,115.32
    	 	 	 	 23,697.05
    
	 106
    	 	1-Mar-30	 	 37,115.32
    	 	 	 	 23,697.05
    
	 107
    	 	1-Apr-30	 	 37,115.32
    	 	 	 	 23,697.05
    
	 108
    	 	1-May-30	 	 37,115.32
    	 	 	 	 23,697.05
    
	 109
    	 	1-Jun-30	 	 37,115.32
    	 	 	 	 24,407.96
    
	 110
    	 	1-Jul-30	 	 37,115.32
    	 	 	 	 24,407.96
    
	 111
    	 	1-Aug-30	 	 37,115.32
    	 	 	 	 24,407.96
    
	 112
    	 	1-Sep-30	 	 37,115.32
    	 	 	 	 24,407.96
    
	 113
    	 	1-Oct-30	 	 37,115.32
    	 	 	 	 24,407.96
    
	 114
    	 	1-Nov-30	 	 37,115.32
    	 	 	 	 24,407.96
    
	 115
    	 	1-Dec-30	 	 37,115.32
    	 	 	 	 24,407.96
    
	 116
    	 	1-Jan-31	 	 37,115.32
    	 	 	 	 24,407.96
    

 

    	30

     

    

 

	 117
    	 	1-Feb-31	 	 38,228.77
    	 	 	 	 24,407.96
    
	 118
    	 	1-Mar-31	 	 38,228.77
    	 	 	 	 24,407.96
    
	 119
    	 	1-Apr-31	 	 38,228.77
    	 	 	 	 24,407.96
    
	 120
    	 	1-May-31	 	 38,228.77
    	 	 	 	 24,407.96
    
	 121
    	 	1-Jun-31	 	 38,228.77
    	 	 	 	 25,140.20
    
	 122
    	 	1-Jul-31	 	 38,228.77
    	 	 	 	 25,140.20
    
	 123
    	 	1-Aug-31	 	 38,228.77
    	 	 	 	 25,140.20
    
	 124
    	 	1-Sep-31	 	 38,228.77
    	 	 	 	 25,140.20
    
	 125
    	 	1-Oct-31	 	 38,228.77
    	 	 	 	 25,140.20
    
	 126
    	 	1-Nov-31	 	 38,228.77
    	 	 	 	 25,140.20
    
	 127
    	 	1-Dec-31	 	 38,228.77
    	 	 	 	 25,140.20
    
	 128
    	 	1-Jan-32	 	 38,228.77
    	 	 	 	 25,140.20
    
	 129
    	 	1-Feb-32	 	 39,375.64
    	 	 	 	 25,140.20
    
	 130
    	 	1-Mar-32	 	 39,375.64
    	 	 	 	 25,140.20
    
	 131
    	 	1-Apr-32	 	 39,375.64
    	 	 	 	 25,140.20
    
	 132
    	 	1-May-32	 	 39,375.64
    	 	 	 	 25,140.20
    
	 133
    	 	1-Jun-32	 	39,375.64
    	 	 	 	 25,894.41
    
	 134
    	 	1-Jul-32	 	39,375.64
    	 	 	 	 25,894.41
    
	 135
    	 	1-Aug-32	 	39,375.64
    	 	 	 	 25,894.41
    
	 136
    	 	1-Sep-32	 	39,375.64
    	 	 	 	 25,894.41
    
	 137
    	 	1-Oct-32	 	39,375.64
    	 	 	 	 25,894.41
    
	 138
    	 	1-Nov-32	 	39,375.64
    	 	 	 	 25,894.41
    
	 139
    	 	1-Dec-32	 	39,375.64
    	 	 	 	 25,894.41
    
	 140
    	 	1-Jan-33	 	39,375.64
    	 	 	 	 25,894.41
    
	 141
    	 	1-Feb-33	 	40,556.91
    	 	 	 	 25,894.41
    
	 142
    	 	1-Mar-33	 	40,556.91
    	 	 	 	 25,894.41
    
	 143
    	 	1-Apr-33	 	40,556.91
    	 	 	 	 25,894.41
    
	 144
    	 	1-May-33	 	40,556.91
    	 	 	 	 25,894.41
    
	 145
    	 	1-Jun-33	 	40,556.91
    	 	 	 	 26,671.24
    
	 146
    	 	1-Jul-33	 	40,556.91
    	 	 	 	 26,671.24
    
	 147
    	 	1-Aug-33	 	40,556.91
    	 	 	 	 26,671.24
    
	 148
    	 	1-Sep-33	 	40,556.91
    	 	 	 	 26,671.24
    
	 149
    	 	1-Oct-33	 	40,556.91
    	 	 	 	 26,671.24
    
	 150
    	 	1-Nov-33	 	40,556.91
    	 	 	 	 26,671.24
    
	 151
    	 	1-Dec-33	 	40,556.91
    	 	 	 	 26,671.24
    
	 152
    	 	1-Jan-34	 	40,556.91
    	 	 	 	 26,671.24
    
	 153
    	 	1-Feb-34	 	41,773.61
    	 	 	 	 26,671.24
    
	 154
    	 	1-Mar-34	 	41,773.61
    	 	 	 	 26,671.24
    
	 155
    	 	1-Apr-34	 	41,773.61
    	 	 	 	 26,671.24
    
	 156
    	 	1-May-34	 	41,773.61
    	 	 	 	 26,671.24
    

 

    	31

     

    

 

	 157
    	 	1-Jun-34	 	 41,773.61
    	 	 	 	 27,471.38
    
	 158
    	 	1-Jul-34	 	 41,773.61
    	 	 	 	 27,471.38
    
	 159
    	 	1-Aug-34	 	 41,773.61
    	 	 	 	 27,471.38
    
	 160
    	 	1-Sep-34	 	 41,773.61
    	 	 	 	 27,471.38
    
	 161
    	 	1-Oct-34	 	 41,773.61
    	 	 	 	 27,471.38
    
	 162
    	 	1-Nov-34	 	 41,773.61
    	 	 	 	 27,471.38
    
	 163
    	 	1-Dec-34	 	 41,773.61
    	 	 	 	 27,471.38
    
	 164
    	 	1-Jan-35	 	 41,773.61
    	 	 	 	 27,471.38
    
	 165
    	 	1-Feb-35	 	 43,026.82
    	 	 	 	 27,471.38
    
	 166
    	 	1-Mar-35	 	 43,026.82
    	 	 	 	 27,471.38
    
	 167
    	 	1-Apr-35	 	 43,026.82
    	 	 	 	 27,471.38
    
	 168
    	 	1-May-35	 	 43,026.82
    	 	 	 	 27,471.38
    
	 169
    	 	1-Jun-35	 	 43,026.82
    	 	 	 	 28,295.52
    
	 170
    	 	1-Jul-35	 	 43,026.82
    	 	 	 	 28,295.52
    
	 171
    	 	1-Aug-35	 	 43,026.82
    	 	 	 	 28,295.52
    
	 172
    	 	1-Sep-35	 	 43,026.82
    	 	 	 	 28,295.52
    
	 173
    	 	1-Oct-35	 	 43,026.82
    	 	 	 	 28,295.52
    
	 174
    	 	1-Nov-35	 	 43,026.82
    	 	 	 	 28,295.52
    
	 175
    	 	1-Dec-35	 	 43,026.82
    	 	 	 	 28,295.52
    
	 176
    	 	1-Jan-36	 	 43,026.82
    	 	 	 	 28,295.52
    
	 177
    	 	1-Feb-36	 	 44,317.63
    	 	 	 	 28,295.52
    
	 178
    	 	1-Mar-36	 	 44,317.63
    	 	 	 	 28,295.52
    
	 179
    	 	1-Apr-36	 	 44,317.63
    	 	 	 	 28,295.52
    
	 180
    	 	1-May-36	 	 44,317.63
    	 	 	 	 28,295.52
    
	 181
    	 	1-Jun-36	 	 44,317.63
    	 	 	 	 29,144.38
    
	 182
    	 	1-Jul-36	 	 44,317.63
    	 	 	 	 29,144.38
    
	 183
    	 	1-Aug-36	 	 44,317.63
    	 	 	 	 29,144.38
    
	 184
    	 	1-Sep-36	 	 44,317.63
    	 	 	 	 29,144.38
    
	 185
    	 	1-Oct-36	 	 44,317.63
    	 	 	 	 29,144.38
    
	 186
    	 	1-Nov-36	 	 44,317.63
    	 	 	 	 29,144.38
    
	 187
    	 	1-Dec-36	 	 44,317.63
    	 	 	 	 29,144.38
    
	 188
    	 	1-Jan-37	 	 44,317.63
    	 	 	 	 29,144.38
    
	 189
    	 	1-Feb-37	 	 45,647.16
    	 	 	 	 29,144.38
    
	 190
    	 	1-Mar-37	 	 45,647.16
    	 	 	 	 29,144.38
    
	 191
    	 	1-Apr-37	 	 45,647.16
    	 	 	 	 29,144.38
    
	 192
    	 	1-May-37	 	 45,647.16
    	 	 	 	 29,144.38
    
	 193
    	 	1-Jun-37	 	 45,647.16
    	 	 	 	 30,018.71
    
	 194
    	 	1-Jul-37	 	 45,647.16
    	 	 	 	 30,018.71
    
	 195
    	 	1-Aug-37	 	 45,647.16
    	 	 	 	 30,018.71
    
	 196
    	 	1-Sep-37	 	 45,647.16
    	 	 	 	 30,018.71
    

 

    	32

     

    

 

	 197
    	 	1-Oct-37	 	 45,647.16
    	 	 	 	 30,018.71
    
	 198
    	 	1-Nov-37	 	 45,647.16
    	 	 	 	 30,018.71
    
	 199
    	 	1-Dec-37	 	 45,647.16
    	 	 	 	 30,018.71
    
	 200
    	 	1-Jan-38	 	 45,647.16
    	 	 	 	 30,018.71
    
	 201
    	 	1-Feb-38	 	 47,016.57
    	 	 	 	 30,018.71
    
	 202
    	 	1-Mar-38	 	 47,016.57
    	 	 	 	 30,018.71
    
	 203
    	 	1-Apr-38	 	 47,016.57
    	 	 	 	 30,018.71
    
	 204
    	 	1-May-38	 	 47,016.57
    	 	 	 	 30,018.71
    
	 205
    	 	1-Jun-38	 	 47,016.57
    	 	 	 	 30,919.28
    
	 206
    	 	1-Jul-38	 	 47,016.57
    	 	 	 	 30,919.28
    
	 207
    	 	1-Aug-38	 	 47,016.57
    	 	 	 	 30,919.28
    
	 208
    	 	1-Sep-38	 	 47,016.57
    	 	 	 	 30,919.28
    
	 209
    	 	1-Oct-38	 	 47,016.57
    	 	 	 	 30,919.28
    
	 210
    	 	1-Nov-38	 	 47,016.57
    	 	 	 	 30,919.28
    
	 211
    	 	1-Dec-38	 	 47,016.57
    	 	 	 	 30,919.28
    
	 212
    	 	1-Jan-39	 	 47,016.57
    	 	 	 	 30,919.28
    
	 213
    	 	1-Feb-39	 	 48,427.07
    	 	 	 	 30,919.28
    
	 214
    	 	1-Mar-39	 	 48,427.07
    	 	 	 	 30,919.28
    
	 215
    	 	1-Apr-39	 	 48,427.07
    	 	 	 	 30,919.28
    
	 216
    	 	1-May-39	 	 48,427.07
    	 	 	 	 30,919.28
    
	 217
    	 	1-Jun-39	 	 48,427.07
    	 	 	 	 31,846.85
    
	 218
    	 	1-Jul-39	 	 48,427.07
    	 	 	 	 31,846.85
    
	 219
    	 	1-Aug-39	 	 48,427.07
    	 	 	 	 31,846.85
    
	 220
    	 	1-Sep-39	 	 48,427.07
    	 	 	 	 31,846.85
    
	 221
    	 	1-Oct-39	 	 48,427.07
    	 	 	 	 31,846.85
    
	 222
    	 	1-Nov-39	 	 48,427.07
    	 	 	 	 31,846.85
    
	 223
    	 	1-Dec-39	 	 48,427.07
    	 	 	 	 31,846.85
    
	 224
    	 	1-Jan-40	 	 48,427.07
    	 	 	 	 31,846.85
    
	 225
    	 	1-Feb-40	 	 49,879.88
    	 	 	 	 31,846.85
    
	 226
    	 	1-Mar-40	 	 49,879.88
    	 	 	 	 31,846.85
    
	 227
    	 	1-Apr-40	 	 49,879.88
    	 	 	 	 31,846.85
    
	 228
    	 	1-May-40	 	 49,879.88
    	 	 	 	 31,846.85
    
	 229
    	 	1-Jun-40	 	 49,879.88
    	 	 	 	 32,802.26
    
	 230
    	 	1-Jul-40	 	 49,879.88
    	 	 	 	 32,802.26
    
	 231
    	 	1-Aug-40	 	 49,879.88
    	 	 	 	 32,802.26
    
	 232
    	 	1-Sep-40	 	 49,879.88
    	 	 	 	 32,802.26
    
	 233
    	 	1-Oct-40	 	 49,879.88
    	 	 	 	 32,802.26
    
	 234
    	 	1-Nov-40	 	 49,879.88
    	 	 	 	 32,802.26
    
	 235
    	 	1-Dec-40	 	 49,879.88
    	 	 	 	 32,802.26
    
	 236
    	 	1-Jan-41	 	 49,879.88
    	 	 	 	 32,802.26
    

 

    	33

     

    

 

	 237
    	 	1-Feb-41	 	 51,376.28
    	 	 	 	 32,802.26
    
	 238
    	 	1-Mar-41	 	 51,376.28
    	 	 	 	 32,802.26
    
	 239
    	 	1-Apr-41	 	 51,376.28
    	 	 	 	 32,802.26
    
	 240
    	 	1-May-41	 	 51,376.28
    	 	 	 	 32,802.26
    

 

	Option
    Period 1:

 

	 241
    	 	1-Jun-41	 	 51,376.28
    	 	 	 	 33,786.33
    
	 242
    	 	1-Jul-41	 	 51,376.28
    	 	 	 	 33,786.33
    
	 243
    	 	1-Aug-41	 	 51,376.28
    	 	 	 	 33,786.33
    
	 244
    	 	1-Sep-41	 	 51,376.28
    	 	 	 	 33,786.33
    
	 245
    	 	1-Oct-41	 	 51,376.28
    	 	 	 	 33,786.33
    
	 246
    	 	1-Nov-41	 	 51,376.28
    	 	 	 	 33,786.33
    
	 247
    	 	1-Dec-41	 	 51,376.28
    	 	 	 	 33,786.33
    
	 248
    	 	1-Jan-42	 	 51,376.28
    	 	 	 	 33,786.33
    
	 249
    	 	1-Feb-42	 	 52,917.57
    	 	 	 	 33,786.33
    
	 250
    	 	1-Mar-42	 	 52,917.57
    	 	 	 	 33,786.33
    
	 251
    	 	1-Apr-42	 	 52,917.57
    	 	 	 	 33,786.33
    
	 252
    	 	1-May-42	 	 52,917.57
    	 	 	 	 33,786.33
    
	 253
    	 	1-Jun-42	 	 52,917.57
    	 	 	 	 34,799.92
    
	 254
    	 	1-Jul-42	 	 52,917.57
    	 	 	 	 34,799.92
    
	 255
    	 	1-Aug-42	 	 52,917.57
    	 	 	 	 34,799.92
    
	 256
    	 	1-Sep-42	 	 52,917.57
    	 	 	 	 34,799.92
    
	 257
    	 	1-Oct-42	 	 52,917.57
    	 	 	 	 34,799.92
    
	 258
    	 	1-Nov-42	 	 52,917.57
    	 	 	 	 34,799.92
    
	 259
    	 	1-Dec-42	 	 52,917.57
    	 	 	 	 34,799.92
    
	 260
    	 	1-Jan-43	 	 52,917.57
    	 	 	 	 34,799.92
    
	 261
    	 	1-Feb-43	 	 54,505.09
    	 	 	 	 34,799.92
    
	 262
    	 	1-Mar-43	 	 54,505.09
    	 	 	 	 34,799.92
    
	 263
    	 	1-Apr-43	 	 54,505.09
    	 	 	 	 34,799.92
    
	 264
    	 	1-May-43	 	 54,505.09
    	 	 	 	 34,799.92
    
	 265
    	 	1-Jun-43	 	 54,505.09
    	 	 	 	 35,843.91
    
	 266
    	 	1-Jul-43	 	 54,505.09
    	 	 	 	 35,843.91
    
	 267
    	 	1-Aug-43	 	 54,505.09
    	 	 	 	 35,843.91
    
	 268
    	 	1-Sep-43	 	 54,505.09
    	 	 	 	 35,843.91
    
	 269
    	 	1-Oct-43	 	 54,505.09
    	 	 	 	 35,843.91
    
	 270
    	 	1-Nov-43	 	 54,505.09
    	 	 	 	 35,843.91
    
	 271
    	 	1-Dec-43	 	 54,505.09
    	 	 	 	 35,843.91
    
	 272
    	 	1-Jan-44	 	 54,505.09
    	 	 	 	 35,843.91
    
	 273
    	 	1-Feb-44	 	 56,140.24
    	 	 	 	 35,843.91
    

 

    	34

     

    

 

	 274
    	 	1-Mar-44	 	 56,140.24
    	 	 	 	 35,843.91
    
	 275
    	 	1-Apr-44	 	 56,140.24
    	 	 	 	 35,843.91
    
	 276
    	 	1-May-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 277
    	 	1-Jun-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 278
    	 	1-Jul-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 279
    	 	1-Aug-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 280
    	 	1-Sep-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 281
    	 	1-Oct-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 282
    	 	1-Nov-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 283
    	 	1-Dec-44	 	 56,140.24
    	 	 	 	 36,919.23
    
	 284
    	 	1-Jan-45	 	 56,140.24
    	 	 	 	 36,919.23
    
	 285
    	 	1-Feb-45	 	 57,824.45
    	 	 	 	 36,919.23
    
	 286
    	 	1-Mar-45	 	 57,824.45
    	 	 	 	 36,919.23
    
	 287
    	 	1-Apr-45	 	 57,824.45
    	 	 	 	 36,919.23
    
	 288
    	 	1-May-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 289
    	 	1-Jun-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 290
    	 	1-Jul-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 291
    	 	1-Aug-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 292
    	 	1-Sep-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 293
    	 	1-Oct-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 294
    	 	1-Nov-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 295
    	 	1-Dec-45	 	 57,824.45
    	 	 	 	 38,026.81
    
	 296
    	 	1-Jan-46	 	 57,824.45
    	 	 	 	 38,026.81
    
	 297
    	 	1-Feb-46	 	 59,559.19
    	 	 	 	 38,026.81
    
	 298
    	 	1-Mar-46	 	 59,559.19
    	 	 	 	 38,026.81
    
	 299
    	 	1-Apr-46	 	 59,559.19
    	 	 	 	 38,026.81
    
	 300
    	 	1-May-46	 	 59,559.19
    	 	 	 	 38,026.81
    

 

	Option
    Period 2:

 

	 301
    	 	1-Jun-46	 	 59,559.19
    	 	 	 	 39,167.61
    
	 302
    	 	1-Jul-46	 	 59,559.19
    	 	 	 	 39,167.61
    
	 303
    	 	1-Aug-46	 	 59,559.19
    	 	 	 	 39,167.61
    
	 304
    	 	1-Sep-46	 	 59,559.19
    	 	 	 	 39,167.61
    
	 305
    	 	1-Oct-46	 	 59,559.19
    	 	 	 	 39,167.61
    
	 306
    	 	1-Nov-46	 	 59,559.19
    	 	 	 	 39,167.61
    
	 307
    	 	1-Dec-46	 	 59,559.19
    	 	 	 	 39,167.61
    
	 308
    	 	1-Jan-47	 	 59,559.19
    	 	 	 	 39,167.61
    
	 309
    	 	1-Feb-47	 	 61,345.96
    	 	 	 	 39,167.61
    
	 310
    	 	1-Mar-47	 	 61,345.96
    	 	 	 	 39,167.61
    

 

    	35

     

    

 

	 311
    	 	1-Apr-47	 	 61,345.96
    	 	 	 	 39,167.61
    
	 312
    	 	1-May-47	 	 61,345.96
    	 	 	 	 39,167.61
    
	 313
    	 	1-Jun-47	 	 61,345.96
    	 	 	 	 40,342.64
    
	 314
    	 	1-Jul-47	 	 61,345.96
    	 	 	 	 40,342.64
    
	 315
    	 	1-Aug-47	 	 61,345.96
    	 	 	 	 40,342.64
    
	 316
    	 	1-Sep-47	 	 61,345.96
    	 	 	 	 40,342.64
    
	 317
    	 	1-Oct-47	 	 61,345.96
    	 	 	 	 40,342.64
    
	 318
    	 	1-Nov-47	 	 61,345.96
    	 	 	 	 40,342.64
    
	 319
    	 	1-Dec-47	 	 61,345.96
    	 	 	 	 40,342.64
    
	 320
    	 	1-Jan-48	 	 61,345.96
    	 	 	 	 40,342.64
    
	 321
    	 	1-Feb-48	 	 63,186.34
    	 	 	 	 40,342.64
    
	 322
    	 	1-Mar-48	 	 63,186.34
    	 	 	 	 40,342.64
    
	 323
    	 	1-Apr-48	 	 63,186.34
    	 	 	 	 40,342.64
    
	 324
    	 	1-May-48	 	 63,186.34
    	 	 	 	 40,342.64
    
	 325
    	 	1-Jun-48	 	 63,186.34
    	 	 	 	 41,552.92
    
	 326
    	 	1-Jul-48	 	 63,186.34
    	 	 	 	 41,552.92
    
	 327
    	 	1-Aug-48	 	 63,186.34
    	 	 	 	 41,552.92
    
	 328
    	 	1-Sep-48	 	 63,186.34
    	 	 	 	 41,552.92
    
	 329
    	 	1-Oct-48	 	 63,186.34
    	 	 	 	 41,552.92
    
	 330
    	 	1-Nov-48	 	 63,186.34
    	 	 	 	 41,552.92
    
	 331
    	 	1-Dec-48	 	 63,186.34
    	 	 	 	 41,552.92
    
	 332
    	 	1-Jan-49	 	 63,186.34
    	 	 	 	 41,552.92
    
	 333
    	 	1-Feb-49	 	 65,081.93
    	 	 	 	 41,552.92
    
	 334
    	 	1-Mar-49	 	 65,081.93
    	 	 	 	 41,552.92
    
	 335
    	 	1-Apr-49	 	 65,081.93
    	 	 	 	 41,552.92
    
	 336
    	 	1-May-49	 	 65,081.93
    	 	 	 	 41,552.92
    
	 337
    	 	1-Jun-49	 	 65,081.93
    	 	 	 	 42,799.51
    
	 338
    	 	1-Jul-49	 	 65,081.93
    	 	 	 	 42,799.51
    
	 339
    	 	1-Aug-49	 	 65,081.93
    	 	 	 	 42,799.51
    
	 340
    	 	1-Sep-49	 	 65,081.93
    	 	 	 	 42,799.51
    
	 341
    	 	1-Oct-49	 	 65,081.93
    	 	 	 	 42,799.51
    
	 342
    	 	1-Nov-49	 	 65,081.93
    	 	 	 	 42,799.51
    
	 343
    	 	1-Dec-49	 	 65,081.93
    	 	 	 	 42,799.51
    
	 344
    	 	1-Jan-50	 	 65,081.93
    	 	 	 	 42,799.51
    
	 345
    	 	1-Feb-50	 	 67,034.39
    	 	 	 	 42,799.51
    
	 346
    	 	1-Mar-50	 	 67,034.39
    	 	 	 	 42,799.51
    
	 347
    	 	1-Apr-50	 	 67,034.39
    	 	 	 	 42,799.51
    
	 348
    	 	1-May-50	 	 67,034.39
    	 	 	 	 42,799.51
    
	 349
    	 	1-Jun-50	 	 67,034.39
    	 	 	 	 44,083.49
    
	 350
    	 	1-Jul-50	 	 67,034.39
    	 	 	 	 44,083.49
    

 

    	36

     

    

 

	 351
    	 	1-Aug-50	 	 67,034.39
    	 	 	 	 44,083.49
    
	 352
    	 	1-Sep-50	 	 67,034.39
    	 	 	 	 44,083.49
    
	 353
    	 	1-Oct-50	 	 67,034.39
    	 	 	 	 44,083.49
    
	 354
    	 	1-Nov-50	 	 67,034.39
    	 	 	 	 44,083.49
    
	 355
    	 	1-Dec-50	 	 67,034.39
    	 	 	 	 44,083.49
    
	 356
    	 	1-Jan-51	 	 67,034.39
    	 	 	 	 44,083.49
    
	 357
    	 	1-Feb-51	 	 69,045.42
    	 	 	 	 44,083.49
    
	 358
    	 	1-Mar-51	 	 69,045.42
    	 	 	 	 44,083.49
    
	 359
    	 	1-Apr-51	 	 69,045.42
    	 	 	 	 44,083.49
    
	 360
    	 	1-May-51	 	 69,045.42
    	 	 	 	 44,083.49
    

 

    	37

     

    

 

Exhibit
4 – Salaries of Tenant Owner

 

Chelsey
Joseph – None

Alan
Kane - None

Jill
Lamoureux - None

 

    	38Exhibit 10.2

 

[●], 2021

 

Nabors Energy Transition Corp.

515 West Greens Road, Suite 1200

Houston, TX 77067

 

	Re:	Initial
    Public Offering

 

Ladies and Gentlemen:

 

This letter (this “Letter Agreement”)
is being delivered to you in accordance with the Underwriting Agreement (the “Underwriting Agreement”) entered
into by and among Nabors Energy Transition Corp., a Delaware corporation (the “Company”), Citigroup Global
Markets Inc. and Wells Fargo Securities, LLC as underwriters (the “Underwriters”), relating to an underwritten
initial public offering (the “Public Offering”), of up to 28,750,000 of the Company’s units (including
up to 3,750,000 units which may be purchased to cover over-allotments, if any) (the “Units”), each comprised
of one share of the Company’s Class A common stock, par value $0.0001 per share (the “Class A Common Stock”),
and one-third of one redeemable warrant (each whole warrant, a “Warrant”). Each Warrant entitles the holder
thereof to purchase one share of Class A Common Stock at a price of $11.50 per share, subject to adjustment. The Units shall be sold
in the Public Offering pursuant to the registration statement on Form S-1 (File No. 333-[●]) and prospectus (the “Prospectus”)
filed by the Company with the Securities and Exchange Commission (the “Commission”), and the Company shall
apply to have the Units listed on the New York Stock Exchange. Certain capitalized terms used herein are defined in paragraph 11
hereof.

 

In order to induce the Company and the Underwriters
to enter into the Underwriting Agreement and to proceed with the Public Offering and for other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, Nabors Energy Transition Sponsor LLC, a Delaware limited liability company (the “Sponsor”),
and each of the undersigned individuals, each of whom is a member of the Company’s board of directors (the “Board”)
and/or management team (each an “Insider” and, collectively, the “Insiders”), hereby
agrees with the Company as follows:

 

1.             The
Sponsor and each Insider agree that if the Company seeks stockholder approval of a proposed Business Combination, then in connection
with such proposed Business Combination, it, he or she shall vote all Founder Shares and any shares acquired by it, him or her in the
Public Offering or the secondary public market in favor of such proposed Business Combination.

 

2.             The
Sponsor and each Insider hereby agree that in the event that the Company fails to consummate a Business Combination within 24 months
from the closing of the Public Offering, or 27 months from the closing of the Public Offering if the Company has executed a letter of
intent, agreement in principal or definitive agreement for a Business Combination within 24 months from the closing of the Public Offering
but has not completed the Business Combination within such 24-month period, or such later period approved by the Company’s stockholders
in accordance with the Company’s amended and restated certificate of incorporation, as may be amended from time to time (the “Certificate
of Incorporation”), the Sponsor and each Insider shall take all reasonable steps to cause the Company to (i) cease all
operations except for the purpose of winding up, (ii) as promptly as reasonably possible but not more than 10 business days thereafter,
subject to lawfully available funds therefor, redeem 100% of the Class A Common Stock sold as part of the Units in the Public Offering
(the “Offering Shares”), at a per-share price, payable in cash, equal to the aggregate amount then on deposit
in the Trust Account, including interest earned on the funds held in the Trust Account and not previously released to the Company to
pay its taxes (less up to $100,000 of interest to pay dissolution expenses and net of taxes payable), divided by the number of then outstanding
Offering Shares, which redemption will completely extinguish the Public Stockholders’ rights as stockholders (including the right
to receive further liquidating distributions, if any), subject to applicable law, and (iii) as promptly as reasonably possible following
such redemption, subject to the approval of the Company’s remaining stockholders and the Board, dissolve and liquidate, subject,
in each case, to the Company’s obligations under Delaware law to provide for claims of creditors and other requirements of applicable
law. The Sponsor and each Insider agree to not propose any amendment to the Certificate of Incorporation (A) in a manner that would affect
the substance or timing of the Company’s obligation to redeem 100% of the Offering Shares if the Company does not complete an initial
Business Combination within 24 months (or 27 months, as applicable) from the closing of the Public Offering or (B) with respect to any
other material provision relating to the rights of holders of Offering Shares or pre-initial Business Combination activity, unless the
Company provides its Public Stockholders with the opportunity to redeem their Offering Shares upon approval of any such amendment at
a per share price, payable in cash, equal to the aggregate amount then on deposit in the Trust Account, including interest earned on
the funds held in the Trust Account and not previously released to the Company to pay its taxes, divided by the number of then outstanding
Offering Shares.

 

     

     

    

 

The Sponsor and each Insider acknowledges that
it, he or she has no right, title, interest or claim of any kind in or to any monies held in the Trust Account or any other asset of
the Company as a result of any liquidation of the Company with respect to the Founder Shares. The Sponsor and each Insider hereby further
waives, with respect to any shares of the Class A Common Stock held by it, him or her, any redemption rights it, he or she may have in
connection with the consummation of an initial Business Combination, including, without limitation, any such rights available in the
context of a stockholder vote to approve such initial Business Combination or in the context of a tender offer made by the Company to
purchase shares of the Class A Common Stock and in connection with a stockholder vote to amend the Company’s Certificate of Incorporation
in a manner that would affect the substance or timing of the Company’s obligation to redeem 100% of the Offering Shares if the
Company has not consummated an initial Business Combination within 24 months from the closing of the Public Offering (or 27 months from
the closing of the Public Offering if the Company has executed a letter of intent, agreement in principle or definitive agreement for
an initial Business Combination within 24 months from the closing of the Public Offering) (although the Sponsor, the Insiders and their
respective affiliates shall be entitled to redemption and liquidation rights with respect to any shares of the Class A Common Stock (other
than the Founder Shares) it or they hold if the Company fails to consummate an initial Business Combination within 24 months from the
date of the closing of the Public Offering (or 27 months from the closing of the Public Offering if the Company has executed a letter
of intent, agreement in principle or definitive agreement for an initial Business Combination within 24 months from the closing of the
Public Offering) or such later date as may be specified in an amendment to the Company’s Certificate of Incorporation).

 

To the fullest extent permitted by applicable
law, the Company hereby agrees to defend, indemnify, hold harmless and exonerate (including the advancement of expenses to the fullest
extent permitted by applicable law) the Sponsor, its affiliates and their respective present and former officers and directors (each,
a “Sponsor Indemnitee”) from any and all costs, fees, expenses, judgments, liabilities, fines, penalties, reasonable
attorneys’ fees and amounts paid in settlement (including all interest, assessments and other charges paid or payable in connection
with or in respect of such costs, fees, expenses, judgments, liabilities, fines, penalties and amounts paid in settlement) actually,
and reasonably, incurred by a Sponsor Indemnitee or on a Sponsor Indemnitee’s behalf in connection with any threatened, pending
or completed action, suit, arbitration, mediation, alternate dispute resolution mechanism, investigation, inquiry, hearing or any other
actual, threatened or completed proceeding instituted by the Company or any third party, whether civil, criminal, administrative or investigative
in nature, in respect of any investment opportunities sourced by a Sponsor Indemnitee for the Company or any liability arising with respect
to a Sponsor Indemnitee’s activities in connection with the affairs of the Company (in each case to the extent that such indemnification,
hold harmless and exoneration obligations with respect to such matters are not expressly covered by a separate written agreement between
the Company and the applicable Sponsor Indemnitee); provided, that in no event shall a Sponsor Indemnitee be entitled to be indemnified
or held harmless hereunder in respect of any costs, fees, expenses, judgments, liabilities, fines, penalties and amounts paid in settlement
(if any) that Sponsor Indemnitee may incur by reason of such person’s own actual fraud or intentional misconduct; provided further,
for the avoidance of doubt, that under no circumstance shall a Sponsor Indemnitee have a claim to any monies or assets held in the Trust
Account, and the Company shall not be permitted to procure monies or assets held in the Trust Account for the satisfaction of its obligations
to any Sponsor Indemnitee in respect of the indemnification provided hereunder. The Sponsor Indemnitees shall be third party beneficiaries
of this paragraph.  

 

     

     

    

 

3.             During
the period commencing on the effective date of the Underwriting Agreement and ending 180 days after such date, the undersigned shall
not, without the prior written consent of the Underwriters, except (a) issuances of shares of Class B common stock of the Company, par
value $0.0001 per share (the “Class B Common Stock”) upon the conversion or exchange of shares of Class F common
stock of the Company, par value $0.0001 per share (the “Class F Common Stock” and, together with the Class
A Common Stock and the Class B Common Stock, the “Common Stock”), (b) issuances of shares of Class A Common
Stock upon the conversion or exchange of shares of Class B Common Stock and (c) issuances of Founder Shares upon the forfeiture by the
Sponsor to the Company of an identical number of Founder Shares, (i) sell, offer to sell, contract or agree to sell, hypothecate, pledge,
or otherwise dispose of or agree to dispose of, directly or indirectly, or establish or increase a put equivalent position or liquidate
or decrease a call equivalent position within the meaning of Section 16 of the Securities Exchange Act of 1934, as amended (the “Exchange
Act”), and the rules and regulations of the Commission promulgated thereunder, any Units, shares of Class A Common Stock,
shares of Class B Common Stock, shares of Class F Common Stock, Warrants or any securities convertible into, or exercisable, or exchangeable
for, shares of Common Stock owned by him, her or it; or (ii) publicly announce any intention to effect any transaction specified in clause
(i). If the undersigned is an officer or director of the Company, the undersigned further agrees that the foregoing restrictions shall
be equally applicable to any issuer-directed Units that the undersigned may purchase in the Public Offering.

 

4.             In
the event of the liquidation of the Trust Account, the Sponsor (which for purposes of clarification shall not extend to any officer,
member or manager of the Sponsor) agrees to indemnify and hold harmless the Company against any and all loss, liability, claim, damage
and expense whatsoever (including, but not limited to, any and all legal or other expenses reasonably incurred in investigating, preparing
or defending against any litigation, whether pending or threatened, or any claim whatsoever) to which the Company may become subject
as a result of any claim by (i) any third party (other than the Company’s independent public accountants) for services rendered
or products sold to the Company or (ii) a prospective target business with which the Company has entered into a written letter of intent,
confidentiality or other similar agreement or business combination agreement (a “Target”); provided, however,
that such indemnification of the Company by the Sponsor shall apply only to the extent necessary to ensure that such claims by a third
party for services rendered (other than the Company’s independent public accountants) or products sold to the Company or a Target
do not reduce the amount of funds in the Trust Account to below the lesser of (A) $10.00 per Offering Share and (B) the actual amount
per Offering Share held in the Trust Account due to reductions in the value of the trust assets as of the date of the liquidation of
the Trust Account, in each case including interest earned on the funds held in the Trust Account and not previously released to the Company
to pay its taxes, less taxes payable, except as to any claims by a third party or Target that executed an agreement waiving claims against
and all rights to seek access to the Trust Account whether or not such agreement is enforceable. In the event that any such executed
waiver is deemed to be unenforceable against such third party, the Sponsor shall not be responsible for any liability as a result of
any such third-party claims. Notwithstanding any of the foregoing, such indemnification of the Company by the Sponsor shall not apply
as to any claims under the Company’s obligation to indemnify the Underwriters against certain liabilities, including liabilities
under the Securities Act of 1933, as amended (the “Securities Act”). The Sponsor shall have the right to defend
against any such claim with counsel of its choice reasonably satisfactory to the Company if, within 15 days following written receipt
of notice of the claim to the Sponsor, the Sponsor notifies the Company in writing that it shall undertake such defense.

 

5.             To
the extent that the Underwriters do not exercise their over-allotment option to purchase an additional 3,750,000 Units (as described
in the Prospectus), the Sponsor agrees, upon the expiration or waiver of such option, to forfeit, for cancellation at no cost, a number
of Founder Shares equal to 937,500 multiplied by a fraction, (i) the numerator of which is 3,750,000 minus the number of Units purchased
by the Underwriter upon the exercise of their over-allotment option, and (ii) the denominator of which is 3,750,000. The forfeiture will
be adjusted to the extent that the over-allotment option is not exercised in full by the Underwriters so that the Founder Shares will
represent 20.0% of the Company’s issued and outstanding Common Stock after the Public Offering. The Sponsor further agrees that
to the extent that (a) the size of the Public Offering is increased or decreased and (b) the Sponsor has either purchased or sold shares
of Common Stock or an adjustment to the number of Founder Shares has been effected by way of a stock split, stock dividend, reverse stock
split, contribution back to capital or otherwise, in each case in connection with such increase or decrease in the size of the Public
Offering, then (A) the references to 3,750,000 in the numerator and denominator of the formula in the first sentence of this paragraph
shall be changed to a number equal to 15.0% of the number of Units issued in the Public Offering and (B) the reference to 937,500 in
the formula set forth in the first sentence of this paragraph shall be adjusted to such number of Founder Shares that the Sponsor would
have to collectively return to the Company in order for all holders of Founder Shares to hold an aggregate of 20.0% of the Company’s
issued and outstanding shares of Common Stock after the Public Offering.

 

    2

     

    

 

6.             The
Sponsor and each Insider hereby agree and acknowledge that: (i) each of the Underwriters and the Company would be irreparably injured
in the event of a breach by the Sponsor or an Insider of its, his or her obligations under paragraphs 1, 2, 3, 4, 5, 7(a), 7(b)
and 9 of this Letter Agreement, (ii) monetary damages may not be an adequate remedy for such breach and (iii) the non-breaching party
shall be entitled to seek injunctive relief, in addition to any other remedy that such party may have in law or in equity, in the event
of such breach.

 

7.             (a)          Subject
to the exceptions set forth herein, the Sponsor and each Insider agree not to transfer, assign or sell any Founder Shares or the Class
A Common Stock issuable upon conversion of the Founder Shares held by it, him or her until the earlier of (i) one year after the date
of the consummation of a Business Combination and (ii) the earlier to occur of, subsequent to a Business Combination, (A) the first date
on which the last reported sale price of the Class A Common Stock equals or exceeds $12.00 per share (as adjusted for stock splits, stock
dividends, reorganizations, recapitalizations and the like) for any 20 trading days within any 30 trading-day period commencing at least
150 days after the consummation of a Business Combination and (B) the date on which the Company consummates a subsequent liquidation,
merger, capital stock exchange, reorganization or other similar transaction which results in all of the Company’s stockholders
having the right to exchange their shares of Class A Common Stock for cash, securities or other property (the “Founder Shares
Lock-up Period”).

 

                (b)             Subject
to the exceptions set forth herein, the Sponsor and each Insider agree not to transfer, assign or sell any Private Placement Warrants
or Class A Common Stock underlying such warrants held by it, him or her, until 30 days after the completion of a Business Combination
(the “Private Placement Warrants Lock-Up Period” and, together with the Founder Shares Lock-up Period, the
 “Lock-up Periods”).

 

                (c)             Notwithstanding
the provisions set forth in paragraphs 7(a) and (b), transfers of the Founder Shares (including the conversions or exchanges of
the Founder Shares to shares of Class B Common Stock or Class F Common Stock, as applicable, and the issuance of Founder Shares upon
the forfeiture by the Sponsor to the Company of an identical number of Founder Shares), Private Placement Warrants and shares of Class
A Common Stock issued or issuable upon the exercise or conversion of the Private Placement Warrants or the Founder Shares and that are
held by the Sponsor, any Insider or any of their permitted transferees (that have complied with this paragraph 7(c)) are permitted (i)
to the Company’s officers or directors, any affiliates or family members of any of the Company’s officers or directors, the
Sponsor, any members of the Sponsor or their affiliates, or any affiliates of the Sponsor; (ii) in the case of an individual, by gift
to members of the individual’s immediate family or to a trust, the beneficiary of which is a member of one of the individual’s
immediate family, an affiliate of such person or to a charitable organization; (iii) in the case of an individual, by virtue of laws
of descent and distribution upon death of the individual; (iv) in the case of an individual, pursuant to a qualified domestic relations
order; (v) by virtue of the laws of the state of Delaware or the Sponsor’s operating agreement upon dissolution of the Sponsor;
(vi) by private sales or transfers made in connection with the consummation of a Business Combination at prices no greater than the price
at which the securities were originally purchased; (vii) in the event of the Company’s liquidation prior to the completion of a
Business Combination; or (viii) in the event of completion of a liquidation, merger, stock exchange or other similar transaction which
results in all of the Company’s stockholders having the right to exchange their shares of Class A Common Stock for cash, securities
or other property subsequent to the completion of a Business Combination; provided, however, that in the case of clauses (i) through
(vi), these permitted transferees must enter into a written agreement agreeing to be bound by these transfer restrictions.

 

8.             Each
Insider’s biographical information furnished to the Company and the Underwriters that are included in the Prospectus is true and
accurate in all respects and does not omit any material information with respect to such Insider’s background and contains all
of the information required to be disclosed pursuant to Item 401 of Regulation S-K promulgated under the Securities Act. Each Insider’s
questionnaire furnished to the Company and the Underwriters including any such information that is included in the Prospectus, is true
and accurate in all respects. Each Insider represents and warrants that: such Insider is not subject to or a respondent in any legal
action for, any injunction, cease-and-desist order or order or stipulation to desist or refrain from any act or practice relating to
the offering of securities in any jurisdiction; such Insider has never been convicted of, or pleaded guilty to, any crime (i) involving
fraud, (ii) relating to any financial transaction or handling of funds of another person or (iii) pertaining to any dealings in any securities
and such Insider is not currently a defendant in any such criminal proceeding; and none of the Sponsor or any such Insider has ever been
suspended or expelled from membership in any securities or commodities exchange or association or had a securities or commodities license
or registration denied, suspended or revoked.

 

    3

     

    

 

9.             Except
as disclosed in the Prospectus, none of the Sponsor, the Insiders or their respective affiliates shall receive any finder’s fee,
reimbursement, consulting fee, monies in respect of any repayment of a loan or other compensation prior to, or in connection with any
services rendered in order to effectuate the consummation of the Company’s initial Business Combination (regardless of the type
of transaction that it is). However, such persons may receive the following payments, none of which will be made from the proceeds held
in the Trust Account prior to the completion of the initial Business Combination: repayment of a loan of up to $300,000 made to the Company
by an affiliate of the Sponsor, pursuant to a Promissory Note dated March 26, 2021; payment of an aggregate of $15,000 per month to the
Sponsor or an affiliate thereof for office space, utilities and secretarial and administrative support, pursuant to an Administrative
Support Agreement, dated [●], 2021; reimbursement for any out-of-pocket expenses related to identifying, investigating, negotiating
and consummating an initial Business Combination; and repayment of loans, if any, and on such terms as to be determined by the Company
from time to time, made by the Sponsor or an affiliate of the Sponsor or certain of the Company’s officers and directors to finance
transaction costs in connection with an intended initial Business Combination, provided, that, if the Company does not consummate
an initial Business Combination, a portion of the working capital held outside the Trust Account may be used by the Company to repay
such loaned amounts so long as no proceeds from the Trust Account are used for such repayment. Up to $1,500,000 of such loans may be
convertible into warrants at a price of $1.50 per warrant at the option of the lender. Such warrants shall be identical to the Private
Placement Warrants, including as to exercise price, exercisability and exercise period.

 

10.           The
Sponsor and each Insider has full right and power, without violating any agreement to which it, he or she is bound (including, without
limitation, any non-competition or non-solicitation agreement with any employer or former employer), to enter into this Letter Agreement
and, as applicable, to serve as an officer and/or director of the Company and each Insider hereby consents to being named in the Prospectus
as an officer and/or director of the Company, as applicable.

 

11.           As
used herein, (i) “Business Combination” shall mean a merger, capital stock exchange, asset acquisition, stock
purchase, reorganization or similar business combination, involving the Company and one or more businesses or entities; (ii) “Founder
Shares” shall mean (a) the shares of Class F Common Stock held by the Sponsor, the Company’s independent directors
and any other holder prior to the consummation of the Public Offering, (b) the shares of Class B Common Stock issued upon the conversion
of such Class F Common Stock and (c) the shares of Class A Common Stock issued upon the conversion of such Class B Common Stock; (iii)
 “Private Placement Warrants” shall mean the warrants to purchase 5,333,333 shares of Class A Common Stock (or
5,833,333 shares of Class A Common Stock if the Underwriters’ over-allotment option in connection with the Public Offering is exercised
in full), that Nabors Lux 2 S.a.r.l., Anthony G. Petrello, William J. Restrepo and John Yearwood have agreed to purchase for an aggregate
purchase price of approximately $8,000,000 (or approximately $8,750,500 if the Underwriters’ over-allotment option in connection
with the Public Offering is exercised in full), or $1.50 per warrant, in a private placement that shall occur simultaneously with the
consummation of the Public Offering; (iv) “Public Stockholders” shall mean the holders of shares of Class A
Common Stock issued in the Public Offering; and (v) “Trust Account” shall mean the trust fund into which a
portion of the net proceeds of the Public Offering and the sale of the Private Placement Warrants shall be deposited.

 

12.           This
Letter Agreement constitutes the entire agreement and understanding of the parties hereto in respect of the subject matter hereof and
supersedes all prior understandings, agreements or representations by or among the parties hereto, written or oral, to the extent they
relate in any way to the subject matter hereof or the transactions contemplated hereby. This Letter Agreement may not be changed, amended,
modified or waived (other than to correct a typographical error) as to any particular provision, except by a written instrument executed
by all parties hereto.

 

    4

     

    

 

13.           No
party hereto may assign either this Letter Agreement or any of its rights, interests or obligations hereunder without the prior written
consent of the other parties. Any purported assignment in violation of this paragraph shall be void and ineffectual and shall not operate
to transfer or assign any interest or title to the purported assignee. This Letter Agreement shall be binding on the Sponsor, each Insider
and each of their respective successors, heirs and assigns and permitted transferees.

 

14.           This
Letter Agreement shall be deemed severable, and the invalidity or unenforceability of any term or provision hereof shall not affect the
validity or enforceability of this Letter Agreement or of any other term or provision hereof. Furthermore, in lieu of any such invalid
or unenforceable term or provision, the parties hereto intend that there shall be added as a part of this Letter Agreement a provision
as similar in terms to such invalid or unenforceable provision as may be possible and be valid and enforceable.

 

15.           This
Letter Agreement shall be governed by and construed and enforced in accordance with the laws of the State of New York, without giving
effect to conflicts of law principles that would result in the application of the substantive laws of another jurisdiction. The parties
hereto (i) all agree that any action, proceeding, claim or dispute arising out of, or relating in any way to, this Letter Agreement shall
be brought and enforced in the courts of New York City, in the State of New York, and irrevocably submit to such jurisdiction and venue,
which jurisdiction and venue shall be exclusive and (ii) waive any objection to such exclusive jurisdiction and venue or that such courts
represent an inconvenient forum.

 

16.           Any
notice, consent or request to be given in connection with any of the terms or provisions of this Letter Agreement shall be in writing
and shall be sent by express mail or similar private courier service, by certified mail (return receipt requested), by hand delivery
or facsimile or other electronic transmission.

 

17.           This
Letter Agreement shall terminate on the earlier of (i) the expiration of the Lock-up Periods or (ii) the liquidation of the Company;
provided, however, that this Letter Agreement shall earlier terminate in the event that the Public Offering is not consummated
and closed by [●], provided further that paragraph 4 of this Letter Agreement shall survive such liquidation.

 

18.           This
Letter Agreement may be executed in any number of original or facsimile counterparts and each of such counterparts shall for all purposes
be deemed to be an original, and all such counterparts shall together constitute but one and the same instrument. Delivery of a signed
counterpart of this Agreement by facsimile or electronic transmission shall constitute valid and sufficient delivery thereof.

 

[Signature Page Follows]

 

    5

     

    

 

	 	Sincerely,
	 	 
	 	NABORS ENERGY TRANSITION
    SPONSOR LLC

 

	 	By:	 
	 	Name:	Anthony G. Petrello
	 	Title:	President, Chief Executive Officer and Secretary

 

	 	INSIDERS:
	 	 
	 	NABORS LUX 2 S.A.R.L.

 

	 	By:	 
	 	Name:	Henricus Reindert Petrus Pollmann
	 	Title:	Type A Manager

 

	 	 
	 	Anthony G. Petrello
	 	 
	 	 
	 	William J. Restrepo
	 	 
	 	 
	 	John Yearwood
	 	 
	 	 
	 	Guillermo Sierra
	 	 
	 	 
	 	Siggi Meissner
	 	 
	 	 
	 	Maria Jelescu Dreyfus
	 	 
	 	 
	 	Colleen Calhoun
	 	 
	 	 
	 	Jennifer Gill Roberts
	 	 

Acknowledged and Agreed:

 

NABORS ENERGY TRANSITION CORP.

 

	By:	 	 
	Name:	Anthony G. Petrello	 
	Title:	President, Chief Executive Officer, Secretary and Director	 

 

[Signature Page to Letter Agreement]

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