Document:

Exhibit
10.10

	

	

	

	Accelr8
	Technology Corporation
	 
	 
	 

	July 22,2012
	 
	 

	Steve Reichling

	Via Email:

	stevendreichling@gmail.com
	 

	Dear Steve,
	 

	Congratulations!
    It is with great pleasure that I confirm our employment offer, in
    the position of Chief Financial Officer, reporting to Lawrence Mehren, CEO of Accelr8. The tentative start date for your new
    position is September l0th, 2012. 
	 

	Your starting annual base salary will be $170,000 paid on a semi-monthly basis. As you are aware, Accelr8 has determined not to pay cash bonuses until the company is profitable or until such time as the Accelr8 Board of Directors determines that such bonuses are in the best interests of the company and its stockholders. You will be eligible for cash bonuses if and when the Accelr8 Board introduces such a plan.
	 

	Once you have accepted the offer, I will recommend to
    the Accelr8 Board of Directors, a New Hire stock option grant of 200,000 shares, with a five-year vesting schedule, 40% cliff
    after two years and monthly thereafter. Further, you will be eligible for annual performance based stock grants, the amount
    of which will be determined by the Board.
	 

	In
    addition to the above compensation, we will provide you a budget of$70,000 to be used toward relocation and temporary
    living arrangements. You will agree to relocate to the Tucson area no later than the completion date of the new company headquarters
    in Tucson Arizona which will be communicated to you once finalized. Until then you understand that your role will require
    you to commute to the current corporate headquarters in Denver. 
	 

	You will be eligible to participate in Accelr8's benefit package which includes health care, life and disability insurance. Your benefits will be effective on the first of the month following your date of hire.
	 

	This offer is not intended to be an employment
    contract, nor should it be construed as a guarantee that employment or any benefit program or other term or condition of
    employment will be continued for any period of time. Any wage figures are not intended to create an employment contract for
    any specific period of time and thus your employment is at-will; either you or Accelr8 Technologies can terminate it at any
    time with or without Cause.

 

 

 

 

 

     

     

    
 

 

 

	 

	

	We are excited for you to join our team and look forward to you growing with our company.
	 

	You
    will be required to adhere to all of Accelr8's policies and procedures as may be in effect from time to time. In addition,
    as a condition of your employment with Accelr8, you will be required to sign the Company's standard Confidentiality and Intellectual
    Property Assignment Agreement. As a further condition of employment with Accelr8, you will be required to submit to a background
    check at some point during the next 60 days and your employment will be subject to termination at Accelr8's option if the
    results of the background check are unacceptable. 
	 

	We are pleased to confirm the terms of your employment with Accelr8 and would ask you to confirm your acceptance of these terms of employment by signing below and returning a signed copy to us at your earliest convenience.
	 

	If
    you have any questions please do not hesitate to contact us. 
	 
	 

	Sincerely,
	 
	 
	 

	John
    Patience Chairman of the Board
	Chairman of the Board

 

 

 

Accepted on 8/8/2012

 

 

/s/ Steve Reichling

Steve ReichlingExhibit
10.11

 

(Graphic
Omitted - Pima County Logo)

Facilities
Management 
150 WEST CONGRESS, 3rd FLOOR 
TUCSON, ARIZONA 85701

 

	REID H. SPAULDING, Director	 	PH: (520) 740-3703
* FAX: (520) 740-3900
	 	 	 

August 28, 2012

HAND DELIVERED

 

Snell & Wilmer, L.L.P. 
Jill Casson Owen 
One South Church Avenue
 Tucson, AZ 85701

 

 

RE: Acceler8 Lease -Abrams Public Health
Building

Jill:

I have enclosed an original fully
executed Lease for the above tenant and location for your file.

Please call me at 724-8230 if you have any questions regarding this
matter.

 

Sincerely,

 

/s/ Melissa Loeschen

Melissa Loeschen 
Program Manager -Senior

Enclosure

cc: Regina Nassen, Esquire -Pima County
Attorney's Office -via e-mail

 

 

 

     

     

    
 

	 	CONTRACT
	 	No. CTN-FM-13000000000000000055
	 	AMENDMENT NO _______________
	 	This number must appear on all invoices, correspondence and documents
    pertaining to this contract.

LEASE AGREEMENT

This Lease Agreement (this "Lease"),
dated August 20,2012 for reference purposes, is made and entered by and between ACCELR8 TECHNOLOGY CORPORATION, a Colorado corporation
(hereinafter "Accelr8" or "Tenant"), and PIMA COUNTY, a political subdivision of the State of
Arizona (hereinafter "County" or "Landlord").

RECITALS

	A.		County owns a building
                                                                              (the "Building") located at 3950
                                                                              S. Country Club Road in Tucson, Arizona, on the
                                                                              Kino public health campus, as shown on Exhibit
                                                                              A. The Building is adjacent to the University
                                                                              of Arizona Medical Center -South Campus.

	B.		County has authority, pursuant to A.R.S. § 11-254.04, to "spend public monies
for and in connection with economic development activities," which includes "assistance, ... including ... improvement,
leasing or conveyance of real ... property ... , that the board of supervisors has found and determined will assist in the creation
or retention of jobs or will otherwise improve or enhance the economic welfare of the inhabitants of the county."

	C.		Tucson Regional Economic Opportunities, Inc. ("TREO") is an Arizona nonprofit
corporation formed to serve as the lead economic development agency for the greater Tucson area and its surrounding regional partners.
TREO's mission is to foster the creation of new businesses, the expansion of existing businesses within the region, and the attraction
of companies that offer high wage jobs, in order to accelerate economic prosperity throughout Southern Arizona.

	D.		The Board of Supervisors has determined that the attraction of health sciences and
bio-tech companies to Pima County will result in the creation of high-paying jobs for County residents, as well as other economic
benefits, and that making space in the Building available to such companies at below-market rates will encourage such companies
to relocate to or expand within the community.

	E.		TREO has identified and worked with Accelr8 in order to induce it to move to Tucson.
Accelr8 has indicated that it is willing to relocate to Tucson in exchange for being permitted to lease space within the Building
at a below-market rate.

 

AGREEMENT

	1)		LEASE/PREMISES. In consideration of rent monies and
all terms, conditions, covenants, and agreements contained herein, Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the space within the Building identified on the attached Exhibit B (the "Premises"). The Premises
is approximately 15,096 square feet in size and is located on the 4th floor
of the Building.

 

Page 1 of 22

 

     

     

    
 

	a)		Common Areas.
                                                                              The Building has, associated with it, certain interior
                                                                              and exterior areas for the common use of all occupants
                                                                              of the Building, including (but not limited to)
                                                                              streets, sidewalks, canopies, driveways, loading
                                                                              platforms, entryways, lobbies, auditoriums, conference
                                                                              rooms, stairways, elevators, hallways, washrooms,
                                                                              shelters, ramps, landscaped areas and related common
                                                                              areas (the "Common Areas"). Tenant shall
                                                                              have the right to use the Common Areas on a non-exclusive
                                                                              basis together with other occupants of the Building.

	b)		Parking.
                                                                                                                   Tenant
                                                                                                                   shall be entitled
                                                                                                                   to use the
                                                                                                                   number of parking
                                                                                                                   spaces required
                                                                                                                   for the Premises
                                                                                                                   by applicable
                                                                                                                   zoning based
                                                                                                                   upon Tenant's
                                                                                                                   use. One space,
                                                                                                                   per full time
                                                                                                                   employee working
                                                                                                                   for Tenant
                                                                                                                   at the Premises,
                                                                                                                   will be reserved
                                                                                                                   for Tenant's
                                                                                                                   exclusive use,
                                                                                                                   through posted
                                                                                                                   signage provided
                                                                                                                   by Landlord.
                                                                                                                   Landlord will
                                                                                                                   not police
                                                                                                                   the parking
                                                                                                                   to ensure that
                                                                                                                   Tenant's spaces
                                                                                                                   are not used
                                                                                                                   by others.
                                                                                                                   If, during
                                                                                                                   the Term, Landlord
                                                                                                                   builds a parking
                                                                                                                   garage on the
                                                                                                                   Kino public
                                                                                                                   health campus,
                                                                                                                   Landlord may
                                                                                                                   require Tenant's
                                                                                                                   employees to
                                                                                                                   utilize that
                                                                                                                   parking garage.
                                                                                                                   There will
                                                                                                                   be no charge
                                                                                                                   for use of
                                                                                                                   the garage
                                                                                                                   by Tenant's
                                                                                                                   employees during
                                                                                                                   the Initial
                                                                                                                   Term. During
                                                                                                                   the Extension
                                                                                                                   Terms, Tenant
                                                                                                                   will pay a
                                                                                                                   monthly parking
                                                                                                                   fee of $50.00
                                                                                                                   per space in
                                                                                                                   such parking
                                                                                                                   garage.

	c)		Expansion
                                                                                                                   Space.
                                                                                                                   At all times
                                                                                                                   during the
                                                                                                                   Term of this
                                                                                                                   Lease, Tenant
                                                                                                                   shall have
                                                                                                                   the option,
                                                                                                                   with six months
                                                                                                                   prior written
                                                                                                                   notice to Landlord,
                                                                                                                   to lease either
                                                                                                                   or both of
                                                                                                                   two additional
                                                                                                                   areas, approximately
                                                                                                                   7,920 total
                                                                                                                   square feet
                                                                                                                   in size, on
                                                                                                                   the 4th
                                                                                                                   floor
                                                                                                                   of the Building,
                                                                                                                   as shown on
                                                                                                                   Exhibit
                                                                                                                   B,
                                                                                                                   at the then-current
                                                                                                                   rate per usable
                                                                                                                   square foot
                                                                                                                   annually. Any
                                                                                                                   build-out of
                                                                                                                   this area must
                                                                                                                   be done at
                                                                                                                   Tenant's expense.
                                                                                                                   If Tenant
                                                                                                                   exercises the
                                                                                                                   option to lease
                                                                                                                   this space,
                                                                                                                   it will be
                                                                                                                   deemed to be
                                                                                                                   a part of the
                                                                                                                   "Premises"
                                                                                                                   under this
                                                                                                                   Lease. Tenant
                                                                                                                   acknowledges
                                                                                                                   that Landlord
                                                                                                                   will, until
                                                                                                                   such time as
                                                                                                                   this option
                                                                                                                   is exercised,
                                                                                                                   continue to
                                                                                                                   utilize this
                                                                                                                   space for County
                                                                                                                   purposes, but
                                                                                                                   County will
                                                                                                                   not lease the
                                                                                                                   space to another
                                                                                                                   tenant.

2)       
ECONOMIC BENEFITS.

	a)		Additional
                                                                                                                                            Consideration.
                                                                                                                                            Tenant
                                                                                                                                            acknowledges
                                                                                                                                            that
                                                                                                                                            this
                                                                                                                                            Lease
                                                                                                                                            is
                                                                                                                                            being
                                                                                                                                            entered
                                                                                                                                            into
                                                                                                                                            by
                                                                                                                                            Landlord
                                                                                                                                            at
                                                                                                                                            a
                                                                                                                                            below-market
                                                                                                                                            rate,
                                                                                                                                            as
                                                                                                                                            part
                                                                                                                                            of
                                                                                                                                            an
                                                                                                                                            economic
                                                                                                                                            development
                                                                                                                                            program.
                                                                                                                                            As
                                                                                                                                            part
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            consideration
                                                                                                                                            for
                                                                                                                                            this
                                                                                                                                            favorable
                                                                                                                                            Lease
                                                                                                                                            rate,
                                                                                                                                            Tenant
                                                                                                                                            agrees
                                                                                                                                            to
                                                                                                                                            (i)
                                                                                                                                            relocate
                                                                                                                                            to
                                                                                                                                            the
                                                                                                                                            Tucson
                                                                                                                                            Area
                                                                                                                                            and
                                                                                                                                            begin
                                                                                                                                            operations
                                                                                                                                            at
                                                                                                                                            the
                                                                                                                                            Premises
                                                                                                                                            within
                                                                                                                                            thirty
                                                                                                                                            days
                                                                                                                                            after
                                                                                                                                            the
                                                                                                                                            Commencement
                                                                                                                                            Date;
                                                                                                                                            and
                                                                                                                                            (ii)
                                                                                                                                            within
                                                                                                                                            eighteen
                                                                                                                                            months
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            Commencement
                                                                                                                                            Date,
                                                                                                                                            employ
                                                                                                                                            at
                                                                                                                                            least
                                                                                                                                            thirty
                                                                                                                                            individuals
                                                                                                                                            at
                                                                                                                                            the
                                                                                                                                            Premises,
                                                                                                                                            with
                                                                                                                                            a
                                                                                                                                            median
                                                                                                                                            salary
                                                                                                                                            level
                                                                                                                                            of
                                                                                                                                            at
                                                                                                                                            least
                                                                                                                                            $70,000
                                                                                                                                            ($70,000
                                                                                                                                            x
                                                                                                                                            30
                                                                                                                                            =$2,100,000
                                                                                                                                            annual
                                                                                                                                            payroll),
                                                                                                                                            and
                                                                                                                                            maintain
                                                                                                                                            that
                                                                                                                                            level
                                                                                                                                            of
                                                                                                                                            employment
                                                                                                                                            throughout
                                                                                                                                            the
                                                                                                                                            rest
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            Term.
                                                                                                                                            Tenant
                                                                                                                                            will,
                                                                                                                                            at
                                                                                                                                            the
                                                                                                                                            time
                                                                                                                                            the
                                                                                                                                            employment
                                                                                                                                            goal
                                                                                                                                            is
                                                                                                                                            reached,
                                                                                                                                            notify
                                                                                                                                            Landlord
                                                                                                                                            and
                                                                                                                                            deliver
                                                                                                                                            a
                                                                                                                                            sworn
                                                                                                                                            statement,
                                                                                                                                            signed
                                                                                                                                            by
                                                                                                                                            Tenant's
                                                                                                                                            President,
                                                                                                                                            that
                                                                                                                                            the
                                                                                                                                            required
                                                                                                                                            employment
                                                                                                                                            levels
                                                                                                                                            have
                                                                                                                                            been
                                                                                                                                            met.
                                                                                                                                            Landlord
                                                                                                                                            will
                                                                                                                                            have
                                                                                                                                            the
                                                                                                                                            right
                                                                                                                                            to
                                                                                                                                            audit
                                                                                                                                            Tenant's
                                                                                                                                            records,
                                                                                                                                            from
                                                                                                                                            time
                                                                                                                                            to
                                                                                                                                            time,
                                                                                                                                            from
                                                                                                                                            and
                                                                                                                                            after
                                                                                                                                            delivery
                                                                                                                                            of
                                                                                                                                            that
                                                                                                                                            notice,
                                                                                                                                            and
                                                                                                                                            upon
                                                                                                                                            at
                                                                                                                                            least
                                                                                                                                            two
                                                                                                                                            business
                                                                                                                                            days
                                                                                                                                            advance
                                                                                                                                            notice
                                                                                                                                            to
                                                                                                                                            Tenant,
                                                                                                                                            to
                                                                                                                                            confirm
                                                                                                                                            that
                                                                                                                                            the
                                                                                                                                            goal
                                                                                                                                            has
                                                                                                                                            been
                                                                                                                                            met
                                                                                                                                            and
                                                                                                                                            is
                                                                                                                                            continuing
                                                                                                                                            to
                                                                                                                                            be
                                                                                                                                            met.

  

Page 2 of 22

 

     

     

    
 

	b)		Enforcement.
                                                                                                                                            If
                                                                                                                                            Tenant
                                                                                                                                            fails
                                                                                                                                            to
                                                                                                                                            meet
                                                                                                                                            condition
                                                                                                                                            (i)
                                                                                                                                            above,
                                                                                                                                            Landlord
                                                                                                                                            may
                                                                                                                                            terminate
                                                                                                                                            this
                                                                                                                                            Lease.
                                                                                                                                            If Tenant
                                                                                                                                            fails
                                                                                                                                            to
                                                                                                                                            satisfy
                                                                                                                                            condition
                                                                                                                                            (ii)
                                                                                                                                            above,
                                                                                                                                            then
                                                                                                                                            from
                                                                                                                                            and
                                                                                                                                            after
                                                                                                                                            the
                                                                                                                                            date
                                                                                                                                            of
                                                                                                                                            non-compliance
                                                                                                                                            until
                                                                                                                                            the
                                                                                                                                            Term
                                                                                                                                            ends
                                                                                                                                            or
                                                                                                                                            the
                                                                                                                                            condition
                                                                                                                                            is
                                                                                                                                            met,
                                                                                                                                            the
                                                                                                                                            Rent
                                                                                                                                            rate
                                                                                                                                            set
                                                                                                                                            forth
                                                                                                                                            below
                                                                                                                                            will
                                                                                                                                            be
                                                                                                                                            increased
                                                                                                                                            by
                                                                                                                                            a
                                                                                                                                            percentage
                                                                                                                                            that
                                                                                                                                            is
                                                                                                                                            twice
                                                                                                                                            the
                                                                                                                                            percentage
                                                                                                                                            by
                                                                                                                                            which
                                                                                                                                            Tenant's
                                                                                                                                            annual
                                                                                                                                            payroll
                                                                                                                                            has
                                                                                                                                            fallen
                                                                                                                                            short
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            goal,
                                                                                                                                            except
                                                                                                                                            that
                                                                                                                                            in
                                                                                                                                            no
                                                                                                                                            event
                                                                                                                                            will
                                                                                                                                            the
                                                                                                                                            rental
                                                                                                                                            rate
                                                                                                                                            exceed
                                                                                                                                            $19.80
                                                                                                                                            per
                                                                                                                                            usable
                                                                                                                                            square
                                                                                                                                            foot
                                                                                                                                            per
                                                                                                                                            year.
                                                                                                                                            Failure
                                                                                                                                            to
                                                                                                                                            satisfy
                                                                                                                                            condition
                                                                                                                                            (ii)
                                                                                                                                            shall
                                                                                                                                            not
                                                                                                                                            be
                                                                                                                                            a
                                                                                                                                            default
                                                                                                                                            under
                                                                                                                                            Section
                                                                                                                                            11)
                                                                                                                                            below.
                                                                                                                                            Notwithstanding
                                                                                                                                            Section
                                                                                                                                            11),
                                                                                                                                            the
                                                                                                                                            sole
                                                                                                                                            remedy
                                                                                                                                            for
                                                                                                                                            failure
                                                                                                                                            to
                                                                                                                                            meet
                                                                                                                                            condition
                                                                                                                                            (ii)
                                                                                                                                            above
                                                                                                                                            is
                                                                                                                                            as
                                                                                                                                            set
                                                                                                                                            forth
                                                                                                                                            in
                                                                                                                                            this
                                                                                                                                            subsection
                                                                                                                                            2)b).

3)
        TERM. 

	a)		Initial
                                                                                                                                            Term.
                                                                                                                                            The
                                                                                                                                            initial
                                                                                                                                            term
                                                                                                                                            of
                                                                                                                                            this
                                                                                                                                            Lease
                                                                                                                                            is
                                                                                                                                            a
                                                                                                                                            period
                                                                                                                                            of
                                                                                                                                            three
                                                                                                                                            (3)
                                                                                                                                            years
                                                                                                                                            beginning
                                                                                                                                            on
                                                                                                                                            the
                                                                                                                                            Commencement
                                                                                                                                            Date
                                                                                                                                            as
                                                                                                                                            defined
                                                                                                                                            in
                                                                                                                                            Section
                                                                                                                                            4)
                                                                                                                                            below
                                                                                                                                            and
                                                                                                                                            ending
                                                                                                                                            on
                                                                                                                                            the
                                                                                                                                            third
                                                                                                                                            anniversary
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            Commencement
                                                                                                                                            Date
                                                                                                                                            (the
                                                                                                                                            "Initial
                                                                                                                                            Term").

	b)		Extension
                                                                                                                                            Terms.
                                                                                                                                            Tenant
                                                                                                                                            has
                                                                                                                                            the
                                                                                                                                            right
                                                                                                                                            to
                                                                                                                                            extend
                                                                                                                                            the
                                                                                                                                            Initial
                                                                                                                                            Term
                                                                                                                                            of
                                                                                                                                            this
                                                                                                                                            Lease
                                                                                                                                            for
                                                                                                                                            up
                                                                                                                                            to
                                                                                                                                            three
                                                                                                                                            additional
                                                                                                                                            one-year
                                                                                                                                            periods
                                                                                                                                            (each,
                                                                                                                                            an
                                                                                                                                            "Extension
                                                                                                                                            Term")
                                                                                                                                            if
                                                                                                                                            Tenant
                                                                                                                                            is
                                                                                                                                            in
                                                                                                                                            material
                                                                                                                                            compliance
                                                                                                                                            with
                                                                                                                                            all
                                                                                                                                            terms
                                                                                                                                            and
                                                                                                                                            conditions
                                                                                                                                            of
                                                                                                                                            this
                                                                                                                                            Lease
                                                                                                                                            at
                                                                                                                                            the
                                                                                                                                            time
                                                                                                                                            Tenant
                                                                                                                                            submits
                                                                                                                                            written
                                                                                                                                            notice
                                                                                                                                            to
                                                                                                                                            the
                                                                                                                                            Landlord
                                                                                                                                            of
                                                                                                                                            its
                                                                                                                                            intent
                                                                                                                                            to
                                                                                                                                            so
                                                                                                                                            extend
                                                                                                                                            the
                                                                                                                                            Lease.
                                                                                                                                            Each
                                                                                                                                            option
                                                                                                                                            must
                                                                                                                                            be
                                                                                                                                            exercised
                                                                                                                                            by
                                                                                                                                            Tenant
                                                                                                                                            not
                                                                                                                                            more
                                                                                                                                            than
                                                                                                                                            twelve
                                                                                                                                            (12)
                                                                                                                                            months
                                                                                                                                            nor
                                                                                                                                            less
                                                                                                                                            than
                                                                                                                                            six
                                                                                                                                            (6)
                                                                                                                                            months
                                                                                                                                            prior
                                                                                                                                            to
                                                                                                                                            the
                                                                                                                                            end
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            Initial
                                                                                                                                            Term
                                                                                                                                            or
                                                                                                                                            preceding
                                                                                                                                            Extension
                                                                                                                                            Term.
                                                                                                                                            "Term"
                                                                                                                                            as
                                                                                                                                            used
                                                                                                                                            in
                                                                                                                                            this
                                                                                                                                            Lease
                                                                                                                                            includes
                                                                                                                                            the
                                                                                                                                            Initial
                                                                                                                                            Term
                                                                                                                                            and
                                                                                                                                            any
                                                                                                                                            Extension
                                                                                                                                            Terms
                                                                                                                                            that
                                                                                                                                            are
                                                                                                                                            utilized.

4)       
TENANT IMPROVEMENTS; COMMENCEMENT DATE.

	a)		Tenant Improvements.
                                                                              Landlord shall build out, equip, and furnish the
                                                                              Premises substantially as illustrated on Exhibit
                                                                              C (the "Tenant Improvements"). Fixtures
                                                                              and equipment will be new and unused and of a quality
                                                                              meeting Landlord standards. Furnishings will be
                                                                              a combination of new and existing product as appropriate
                                                                              to promote a collaborative and high-tech environment
                                                                              while seeking to reuse existing County furnishings
                                                                              to the extent consistent with such environment.

	i)		Plans.
                                                                                                                                                          Tenant
                                                                                                                                                          will
                                                                                                                                                          provide
                                                                                                                                                          Landlord
                                                                                                                                                          with
                                                                                                                                                          all
                                                                                                                                                          plans
                                                                                                                                                          and
                                                                                                                                                          specifications
                                                                                                                                                          necessary
                                                                                                                                                          for
                                                                                                                                                          bidding,
                                                                                                                                                          permitting
                                                                                                                                                          and
                                                                                                                                                          constructing
                                                                                                                                                          the
                                                                                                                                                          Tenant
                                                                                                                                                          Improvements
                                                                                                                                                          (the
                                                                                                                                                          "Plans").
                                                                                                                                                          Final
                                                                                                                                                          plans
                                                                                                                                                          and
                                                                                                                                                          specifications
                                                                                                                                                          are
                                                                                                                                                          subject
                                                                                                                                                          to
                                                                                                                                                          Landlord
                                                                                                                                                          review
                                                                                                                                                          and
                                                                                                                                                          approval
                                                                                                                                                          and
                                                                                                                                                          must
                                                                                                                                                          comply
                                                                                                                                                          with
                                                                                                                                                          all
                                                                                                                                                          applicable
                                                                                                                                                          building
                                                                                                                                                          and
                                                                                                                                                          other
                                                                                                                                                          codes
                                                                                                                                                          and
                                                                                                                                                          regulations.
                                                                                                                                                          Landlord
                                                                                                                                                          has
                                                                                                                                                          the
                                                                                                                                                          right
                                                                                                                                                          to
                                                                                                                                                          make
                                                                                                                                                          reasonable
                                                                                                                                                          adjustments
                                                                                                                                                          to
                                                                                                                                                          the
                                                                                                                                                          design
                                                                                                                                                          to
                                                                                                                                                          lower
                                                                                                                                                          the
                                                                                                                                                          cost
                                                                                                                                                          of
                                                                                                                                                          the
                                                                                                                                                          Tenant
                                                                                                                                                          Improvements,
                                                                                                                                                          subject
                                                                                                                                                          to
                                                                                                                                                          Tenant's
                                                                                                                                                          approval,
                                                                                                                                                          which
                                                                                                                                                          cannot
                                                                                                                                                          be
                                                                                                                                                          unreasonably
                                                                                                                                                          withheld.
                                                                                                                                                          Tenant
                                                                                                                                                          will
                                                                                                                                                          be
                                                                                                                                                          responsible
                                                                                                                                                          for
                                                                                                                                                          any
                                                                                                                                                          costs
                                                                                                                                                          associated
                                                                                                                                                          with
                                                                                                                                                          changes
                                                                                                                                                          to
                                                                                                                                                          the
                                                                                                                                                          Plans
                                                                                                                                                          requested
                                                                                                                                                          by
                                                                                                                                                          Tenant
                                                                                                                                                          after
                                                                                                                                                          approval.

	ii)		Construction.
                                                                               Landlord shall construct the Tenant Improvements
                                                                               in a good and workmanlike manner, according to
                                                                               Plans. The build out will be at Landlord's expense
                                                                               except that Tenant will reimburse Landlord for
                                                                               any amount by which the total cost of the Tenant
                                                                               Improvements exceeds $1,400,000.00, payable within
                                                                               thirty (30) days after the Commencement Date. Landlord
                                                                               shall expedite the work to the extent reasonably
                                                                               possible working within existing applicable State
                                                                               and local statutes, policies and procedures. Landlord
                                                                               will not approve any changes to the Plans or issue
                                                                               any change orders during construction that will
                                                                               result in an increase in the cost in excess of
                                                                               $1,400,000.00 without Tenant's approval, which
                                                                               will not be unreasonably withheld.

	iii)		Value Engineering. After
receiving the Plans, Landlord will obtain an estimate for total cost of the Tenant Improvements from its contractor. If
the total cost exceeds $1,400,000.00, Tenant has the right to make reasonable adjustments to the design to lower the cost of the
Tenant Improvements, subject to Landlord's approval, which cannot be unreasonably withheld.

	iv)		Rooftop. The existing rooftop solar array will need to be adjusted to accommodate
roof penetrations necessary for the Tenant Improvements. Landlord acknowledges that roof-top exhaust stacks may be 10-12 feet
above existing parapet, if required by good engineering practices, and if consistent with all building codes, zoning, and other
applicable laws or regulations. Roof-top exhaust stacks and other roof-top equipment may require structural reinforcement of the
roof. Any roof-top reinforcement will be done as part of the Tenant Improvements, according to the Plans.

	a)		Move-In.
                                                                              Landlord shall notify Tenant when the Tenant Improvements
                                                                              are substantially complete, subject only to minor
                                                                              "punch list" items, such that Tenant can
                                                                              begin moving into the Premises. The date of the
                                                                              substantial completion notice shall be the "Commencement
                                                                              Date." Landlord shall also, in this notice,
                                                                              advise Tenant of the total usable square footage
                                                                              of the Premises and the annual rental amount as
                                                                              provided in Section 6)b) below. Tenant shall
                                                                              be responsible for moving its personal property
                                                                              (including furnishings, phone, computer and office
                                                                              or medical/lab equipment) into the Premises, and
                                                                              bearing all expenses associated with move-in. Tenant
                                                                              shall coordinate its move-in with other Building
                                                                              occupants so that any disruption is minimized as
                                                                              much as reasonably possible.

5)       
USE.

	a)		Permitted Uses:
                                                                              The Premises may be used by Tenant for all lawful
                                                                              purposes, including laboratory operations and associated
                                                                              use of fluids/flammables and other materials typical
                                                                              to engineering and biological labs, and any other
                                                                              uses reasonably related thereto, provided that all
                                                                              applicable laws and regulations regarding such uses
                                                                              (including zoning), and the storage and use of such
                                                                              materials, are followed. Tenant

 

Page 4 of 22

     

     

    
 

	b)		Solar Panels. tenant’s use of the premises may result in exhaust particles
or condensation landing on roof-top solar panels. The impacts of such exhaust particles and condensation will be determined during
the planning and design of the Tenant Improvements. If this exhaust degrades the panels more than the mutually agreed-upon estimated
impacts based on the approved Plans, Tenant will indemnify County from and against any liability to third parties incurred as
a result of the degradation.

	c)		Prohibited Activities:
                                                                              Tenant shall not permit any unlawful activities
                                                                              on the Premises or any activities that unduly interfere
                                                                              with activities of the other occupants of the Building
                                                                              or neighboring property owners/ occupants.

	d)		Hazardous Materials
                                                                              Prohibited; Clean Air Act. Tenant shall not
                                                                              cause or permit any hazardous or toxic materials
                                                                              or substances to be brought upon, kept, or used
                                                                              in or about the Premises by Tenant, its agents,
                                                                              employees, contractors or invitees, without the
                                                                              prior written consent of Landlord, other than such
                                                                              hazardous or toxic materials or substances that
                                                                              are necessary or useful to Tenant’s business
                                                                              and will be used, kept and stored in a manner that
                                                                              complies with all laws regulating any such materials
                                                                              or substances. Tenant’s operations on the
                                                                              Premises shall comply with all applicable provisions
                                                                              of environmental laws and regulations, including
                                                                              the Clean Air Act, 42 U.S.C. 7401 et seq., and Arizona
                                                                              Revised Statutes, Title 49, Chapter 3. Tenant shall
                                                                              remediate and clean up, at its sole cost and expense,
                                                                              any contamination of the Premises occurring during
                                                                              the Term of this Lease.

	e)		Biological Waster
                                                                              & Material Disposal. Tenant shall properly
                                                                              dispose of any medical or biological waste-including
                                                                              but not limited to syringes, vials, prescriptions
                                                                              and any materials containing blood or other biological
                                                                              material used or generated on the Premises. Tenant’s
                                                                              disposal may include using appropriate medical waste
                                                                              containers and/or contracting with a third party
                                                                              medical waste disposal company. Tenant shall never
                                                                              dispose of any medical or biological supplies or
                                                                              waste outside of the Premises in the Building’s
                                                                              Common areas. Tenant shall indemnify and defend
                                                                              Landlord from and against any liability incurred
                                                                              by Landlord as a result of any disposal of such
                                                                              materials in violation of this Agreement or in violation
                                                                              of applicable law.

	f)		Common Areas.
                                                                              the Common Areas shall at all times be subject to
                                                                              the control and management of Landlord and Landlord
                                                                              shall have the right from time to time to change
                                                                              the area, level, location, appearance and furnishing
                                                                              or landscaping of the Common Areas provided that
                                                                              such activity does not materially interfere with
                                                                              Tenant’s operations. Landlord shall have the
                                                                              right an any time to temporarily close any portion
                                                                              of the Common Areas for the purpose of making repairs,
                                                                              changes or additions thereto and Landlord may enter
                                                                              into agreements with adjacent owners for cross-easements
                                                                              for parking, ingress or egress.

Page 5 of 22

 

     

     

    

	g)		Rules and Regulations.
                                                                              Tenant and its employees, agents, contractors and
                                                                              invitees shall abide by rules and regulations for
                                                                              the Building shown in Exhibit D that
                                                                              are established from time to time by Landlord concerning,
                                                                              among other things, sanitation, handling of trash
                                                                              and debris, loading and unloading of trucks and
                                                                              other vehicles, safety and security, after hours
                                                                              use and procedures and use of Common Areas. Such
                                                                              rules and regulations shall be applied in a non-discriminatory
                                                                              manner and shall not unduly limit or impair Tenant's
                                                                              permitted use of the Premises.

Notwithstanding Item 9 in the rules and
regulations, Landlord agrees that Tenant is permitted to use flammable, combustible fluids and materials as set forth in Section
5)a) herein.

	h)		Use of Other
                                                                              Areas of the Building. It is Landlord's intent
                                                                              to utilize the Building for public health offices
                                                                              and related purposes, and may lease space within
                                                                              the Building to other organizations and agencies
                                                                              for such use. Landlord shall, however, have the
                                                                              right to make any legal use of the Building or portions
                                                                              thereof.

6)       
RENT.

	a)		Rental Rate. Subject to Sections 1)c) and 2)b) above, the rental rate for the
Rent during the Initial Term will be $9.25 per usable square foot per year and the Rent during any extension or renewal of the
Lease beyond the Initial Term will be $19.80 per usable square foot per year.

	b)		Calculation of Usable Square Footage. Currently, the usable square footage
of the Premises is estimated to be 15,096 usable square feet. The actual usable square footage shall be determined by Landlord
at the conclusion of construction of the Tenant Improvements. Landlord shall, in the notice of substantial completion as described
in Section 4) above, inform Tenant of the final usable square footage and the annual Rent amount, which shall be calculated by
multiplying the actual usable square footage as determined by Landlord by the rental rate set forth above.

	c)		GPLET. Tenant will also be
responsible for paying any government property lease excise taxes due under Title 42, Chapter 6, Article 5 of the Arizona Revised
Statutes, and the City of Tucson transaction privilege tax. Within 30 days after execution of this Lease, the parties will execute
and the County will record a memorandum of this Lease in compliance with A.R.S. § 42-6202(C)(1), and the County will
provide the County Treasurer with a copy of this Lease as required by A.R.S. § 42-6202(C)(2).

	d)		Payment of Rent. Tenant shall pay Rent in advance, in equal monthly installments
of 1/12 the annual Rent amount, on or before the Rent Commencement Date and the first day of each month thereafter during the
Term, except that the first month's Rent shall be prorated if necessary to reflect a partial month. Rent Commencement Date shall
be defined as ten (10) days after the Commencement Date. Rent shall be delivered to Pima County Government, Finance-Revenue Management
Division, 33 N. Stone, 6th Floor, Mail Stop DT-BAB6-404, Tucson, Arizona 85701. Tenant shall pay interest (simple interest,
not compounded) on any late payments of Rent, or any other sum due under this Lease, at the rate of 8% per annum from the date
due until paid.

 

Page 6 of 22

     

     

    
 

7)
       REPAIRS, SERVICES & UTILITIES. 

	a)		Repairs. Subject to
Section 17) of this Lease concerning damage resulting from a casualty, and subsection f) of this section 7), Landlord shall
make all repairs in and to the Building and Premises, except as provided below. This shall include the roof, structural portions
of the Building, and major Building systems such as air conditioning motors or compressors, major plumbing requirements (in-wall
plumbing), heating units, in-wall electrical connections, and fixtures and systems furniture installed as part of the Tenant Improvements.

	b)		Notification to Landlord.
In the event of a breakdown or needed repairs to the Premises or equipment associated therewith, Tenant shall notify Landlord
or its agent of such breakdowns or needed repairs, and Landlord shall cause such repairs and/or replacements as are necessary
to correct such condition to be done within a reasonable period of time.

	c)		Janitorial. Tenant is responsible for providing and paying for janitorial services
to the Premises. Landlord is responsible for providing janitorial services for all other areas, including the Common Areas of
the Building. Tenant's janitorial contractor must obtain and maintain, during the entire period that it is performing work in
the Premises, general liability and worker's compensation of $lM each, and must cause Landlord to be named as an additional insured
on the liability policy. Tenant must provide proof of this insurance to Landlord prior to the janitorial contractor performing
any work in the Premises. The janitorial contractor may only obtain water from, and dispose of water in, the mop sink in the janitorial
closet provided as part of the fourth floor common area, and must use that storage area for storage of janitorial supplies. Tenant
must provide a list of the names of each janitorial contractor employee who will be working in the Premises to Landlord so a key
card can be issued. Tenant will incur charges as stated in section 7)d) below for each key card that is lost, damaged or stolen
by any janitorial employee.

	d)		Security. Tenant shall comply with Landlord's building security system, which
may include checking in and out of the Building after hours, or key cards issued by Landlord. Tenant shall pay to Landlord a standard
charge (currently $50) for each key card that is lost, stolen or damaged and must be replaced by Landlord. Tenant is responsible
for providing and paying for any security personnel that will be assigned exclusively to the Premises. Landlord is responsible
for providing the security personnel for all other areas of the Building, including the front lobby. Landlord shall provide building
security personnel 6 a.m. to 10 p.m. Monday through Friday, except on holidays, and on Saturday mornings that the County’s
WIC office in the Building is open.

 

Page 7 of 22

     

     

    
 

	e)		Equipment.
                                                                              Tenant shall maintain, repair and replace all equipment
                                                                              including but not limited to security cameras, office
                                                                              and medical machines, and laboratory and scientific
                                                                              equipment provided and installed by Tenant.

	f)		Tenant Damage.
                                                                              Tenant shall promptly repair any damage done to
                                                                              the Premises, the Common Area, or the Building caused
                                                                              by any employee, agent, contractor or invitee of
                                                                              Tenant.

	g)		Access to the
                                                                              Premises. Tenant shall permit Landlord and Landlord’s
                                                                              authorized representatives to enter the Premises
                                                                              at times convenient to tenant for purposes of inspection,
                                                                              making any repairs and performing any work therein
                                                                              as may be necessary for Landlord to comply with
                                                                              the provisions of this Section 7) Landlord, in the
                                                                              performance of any such work, shall cause as little
                                                                              inconvenience, annoyance, disturbance, or damage
                                                                              to Tenant as may reasonably be possible under the
                                                                              circumstances.

	h)		Utilities.
                                                                              Landlord shall provide all utilities to the Premises
                                                                              and the Common Areas, including electricity, gas,
                                                                              water, sewer, and trash collection.

	i		Back-Up
                                                                                     Generators. Tenant will be entitled to
                                                                                     use one of the Landlord’s existing
                                                                                     generators located at the Building on or
                                                                                     adjacent property owned by Landlord for backup
                                                                                     power to Tenant’s freezers and refrigerator
                                                                                     only. In the event the existing generators
                                                                                     cannot accommodate Tenant’s backup
                                                                                     power needs, Tenant will have the right to
                                                                                     install a small emergency generator in the
                                                                                     yard immediately north of the Building. If
                                                                                     Tenant installs a generator, Tenant will
                                                                                     be responsible for testing, permitting, maintaining
                                                                                     and repairing it.

	ii)		Chiller.
                                                                               Landlord will permit Tenant to use existing chillers
                                                                               serving the Building should there be sufficient
                                                                               capacity. If, in Landlord’s reasonable judgment,
                                                                               the existing chillers are insufficient to meet
                                                                               Tenant’s needs, Landlord shall provide an
                                                                               additional stand-alone, self-contained chiller
                                                                               sized to support Tenant’s laboratory cooling
                                                                               needs, to be located in the yard immediately north
                                                                               of the building. This separate chiller wil lbe
                                                                               separately metered, and Tenant will pay for the
                                                                               electricity used to run the chiller.

	iii)		HVAC.
                                                                                Heating, ventilation and air conditioning services
                                                                                (“HVAC”) will be provided to the Premises
                                                                                from 6 a.m. to 6 p.m. Monday through Friday, and
                                                                                from 6 a.m. to noon on Saturdays. If Tenants required
                                                                                hearing, ventilation or air conditioning services
                                                                                at any time other than those hours, Tenant must
                                                                                submit a request for service to Pima County’s
                                                                                Director of Facilities Management or his designee,
                                                                                at least 24 hours in advance of the desired date.
                                                                                The request may be oral. Tenant will pay Landlord
                                                                                an hourly fee for this additional service. The
                                                                                amount of the fee wil be based on actual energy
                                                                                costs incurred to provide the additional HVAC<
                                                                                and it may be adjusted by Landlord from time to
                                                                                time during the Term.

	 		 

Page 8 of 22

 

     

     

    

	i)		Telephone/Internet.
                                                                              Tenant may use Landlord's internal local area network
                                                                              and associated telephone system at $35.00 per port
                                                                              (including provided handsets) plus all associated
                                                                              long distance charges, or Tenant may install its
                                                                              own system at its own expense. Any equipment installed
                                                                              by Tenant shall remain the property of Tenant and
                                                                              may be removed upon termination or expiration of
                                                                              the Lease. Tenant shall be responsible for supplying,
                                                                              installing and paying for its telephone equipment,
                                                                              service and internet/data service.

Tenant
is responsible for obtaining a network connection from a local ISP and for supplying its own ISP connection hardware; Landlord
will provide entry point for ISP into the building and a location for the ISP's network hardware to make the external connection;
Landlord will provide a data connection to move Tenant internet traffic from the building entry point up to Tenant closet on 4th
floor; Landlord will permit escorted access to Tenant network hardware located outside of Tenant's secured space during normal
business hours; Landlord and Tenant will work together to create and implement a wireless network channel allocation plan that
prevents network interference. Tenant is responsible for securing Tenant's networks against intrusion through use of encrypted/password-protected
wireless connections. Tenant may use Landlord's conduit and fiber, provided that Tenant's use is not higher than would normally
be expected for an operation of its type.

	8)		LICENSURE and REGISTRATION.
Tenant will apply for and obtain any license, registration or permit that is required during the Term of this Agreement and will
maintain such license, registration or permit in good standing throughout the Term of this Agreement. Tenant shall immediately
notify County, in writing, if the license, registration or permit is denied or terminated. In the event of such denial
or termination, County may, in its sole discretion, terminate this Agreement with no further obligation to Tenant.

	9)		TAXES. Tenant shall be responsible for all taxes related to this Lease and Tenant's
personal property.

	10)		INSURANCE. Landlord shall be responsible for fire and other property insurance for
the Building, and may self-insure for such losses. Tenant shall be responsible for insuring its personal property brought to the
Premises. Tenant shall provide commercial general liability insurance or its equivalent in the amount of $2,000,000.00 for each
occurrence. The policy shall be endorsed to include Landlord as an additional insured. Tenant's Worker's Compensation coverage
shall contain a waiver of subrogation against Landlord. Tenant must provide Landlord with evidence of insurance prior to moving
into the Premises. The Tenant's insurance shall be primary insurance and non-contributory with respect to all other available
sources.

 

Page 9 of 22

 

 

     

     

    

11)      DEFAULT.

	a)		Tenant Default. The occurrence of anyone or more of the following events shall constitute
a default and breach of this Lease by Tenant for which Landlord may terminate this Lease:

	i)		Monetary Obligations. The failure by Tenant to make any payment required to
be made by Tenant hereunder, as and when due, where such failure shall continue for a period of ten (10) calendar days after notice
from Landlord that such payment is due.

	ii)		Violation ofLaw. Use of the Premises for any
unlawful or illegal purpose and such use continuing for a period of three (3) days after written notice from Landlord, provided
that Tenant shall not be entitled to the benefit of more than one (1) such grace period of three (3) days under this subparagraph
ii) during the Term of this Lease.

	iii)		Health and Safety Violation. Any action or omission by Tenant that, in the
Landlord's reasonable judgment, causes a threat to the health or safety of the general public or the users of the Building and
such use continuing for a period of two (2) days after written notice from Landlord. Tenant's failure to obtain and maintain any
required license and/or registration for its operations at the Premises is considered a violation under this paragraph.

	iv)		Other Covenants. The failure by Tenant to observe or perform any other of the
covenants, conditions or provisions of this Lease to be observed or performed by Tenant, where such failure continues for a period
of thirty (30) days after written notice thereof by Landlord to Tenant; provided, however, that if the nature of Tenant's default
is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default
if Tenant commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion
provided such cure is completed within one hundred and twenty (120) days of the notice by Landlord.

	b)		Landlord Default.
                                                                              Landlord shall be deemed to be in default hereunder
                                                                              if Landlord fails to perform any covenant or condition
                                                                              of this Lease to be performed by Landlord and such
                                                                              failure continues for thirty (30) days after written
                                                                              notice and demand from Tenant (unless the failure
                                                                              is of such a character as to require more than thirty
                                                                              (30) days to cure, in which event Landlord shall
                                                                              be in default only if it fails to initiate the cure
                                                                              within thirty (30) days, and thereafter diligently
                                                                              pursue the same to completion).

	c)		Remedies.
                                                                              Either party may pursue any remedies provided by
                                                                              law and in equity for the breach of this Lease,
                                                                              including termination of the Lease.

 

Page 10 of 22

 

 

     

     

    

	12)		NOTICES. All notices to be given under this Lease shall be in writing and shall be
either served personally or sent by certified or registered mail, return receipt requested, to the parties as indicated below
or to such other persons or addressees as either party may designate in writing to the other party:

	TENANT:	 	Acceler8 Technology Corporation
	 	 	Attn: Lawrence Mehren
	 	 	3950 S. Country Club Rd, 4lh
    Floor
	 	 	Tucson, AZ 85714
		 	 
	LANDLORD:	 	Clerk of the Board of Supervisors
	 	 	130 W. Congress St.
	 	 	Tucson, Arizona 85701
	 	 	 
	With a copy to: 	 	
	 	 	Director, Pima County Facilities Management
	 	 	150 W. Congress Street, 3rd Floor
	 	 	Tucson, Arizona 85701

	13)		SUBLEASE AND ASSIGNMENT. Tenant
may not assign its interest in this Lease, or sublet any portion of the Premises, without Landlord's prior written consent. Because
this Lease is being entered into as part of the County's economic development program, that consent may be withheld by the County
if the proposed subtenant or assignee is not, in the County's reasonable judgment, likely to provide the same level of economic
benefits anticipated from Tenant's operations (based on economic impact analyses prepared by TREO). In addition, Tenant
may not charge any additional sums for any assignment or sublease. Any assignment of this Lease or subletting of the Premises,
if permitted, does not constitute a release of any obligations of the Tenant due under this Lease. The Landlord agrees that should
it desire to sell the Building, it shall do so only subject to the terms and conditions of this Lease and further agrees to give
at least thirty (30) days' notice of any such intent to the Tenant.

	14)		MODIFICATIONS. Tenant shall make no modifications to the Premises without written
approval of Landlord, which shall not be unreasonably withheld.

	15)		FURNISHINGS. Tenant shall not remove from the Premises any fixtures, furnishings or
equipment provided by the Landlord. Tenant may remove any furnishings, fixtures, or equipment paid for and installed by Tenant
and shall restore the Premises to its condition prior to the installation of said furnishings, fixtures, or equipment. With Landlord's
advance approval, Tenant may leave said items in place and they shall become the property of the Landlord. Tenant shall maintain,
repair and replace all furnishings provided and installed by Tenant.

 

Page 11 of 22

 

 

     

     

    

	16)		NO LIENS OR INTERFERENCE. Tenant agrees not to incur, or if incurred to promptly remove,
any obligations, judgments or other actions which result in a lien or encumbrance on the demised Premises.

	17)		DESTRUCTION
                                                                                                                                            OF
                                                                                                                                            PREMISES.
                                                                                                                                            If
                                                                                                                                            at
                                                                                                                                            any
                                                                                                                                            time
                                                                                                                                            during
                                                                                                                                            the
                                                                                                                                            Term
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            Lease
                                                                                                                                            or
                                                                                                                                            any
                                                                                                                                            extension
                                                                                                                                            hereof,
                                                                                                                                            the
                                                                                                                                            Premises
                                                                                                                                            becomes
                                                                                                                                            partially
                                                                                                                                            or
                                                                                                                                            totally
                                                                                                                                            destroyed
                                                                                                                                            by
                                                                                                                                            reason
                                                                                                                                            of
                                                                                                                                            any
                                                                                                                                            damage
                                                                                                                                            by
                                                                                                                                            fire,
                                                                                                                                            flood,
                                                                                                                                            hurricane,
                                                                                                                                            windstorm
                                                                                                                                            or
                                                                                                                                            other
                                                                                                                                            casualty
                                                                                                                                            or
                                                                                                                                            act
                                                                                                                                            of
                                                                                                                                            God
                                                                                                                                            and
                                                                                                                                            the
                                                                                                                                            Landlord
                                                                                                                                            cannot
                                                                                                                                            or
                                                                                                                                            does
                                                                                                                                            not
                                                                                                                                            fully
                                                                                                                                            repair
                                                                                                                                            the
                                                                                                                                            Premises
                                                                                                                                            within
                                                                                                                                            ninety
                                                                                                                                            (90)
                                                                                                                                            days
                                                                                                                                            through
                                                                                                                                            no
                                                                                                                                            fault
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            Tenant,
                                                                                                                                            the
                                                                                                                                            Tenant
                                                                                                                                            shall
                                                                                                                                            be
                                                                                                                                            relieved
                                                                                                                                            of
                                                                                                                                            any
                                                                                                                                            further
                                                                                                                                            obligation,
                                                                                                                                            duty
                                                                                                                                            or
                                                                                                                                            liability
                                                                                                                                            under
                                                                                                                                            this
                                                                                                                                            Lease.
                                                                                                                                            Ifthe
                                                                                                                                            Premises
                                                                                                                                            can
                                                                                                                                            be
                                                                                                                                            and
                                                                                                                                            are
                                                                                                                                            repaired
                                                                                                                                            fully
                                                                                                                                            in
                                                                                                                                            ninety
                                                                                                                                            (90)
                                                                                                                                            days,
                                                                                                                                            then
                                                                                                                                            the
                                                                                                                                            Lease
                                                                                                                                            shall
                                                                                                                                            continue
                                                                                                                                            in
                                                                                                                                            full
                                                                                                                                            force
                                                                                                                                            and
                                                                                                                                            effect
                                                                                                                                            while
                                                                                                                                            the
                                                                                                                                            repairs
                                                                                                                                            are
                                                                                                                                            being
                                                                                                                                            made,
                                                                                                                                            and
                                                                                                                                            the
                                                                                                                                            Tenant's
                                                                                                                                            Rent
                                                                                                                                            shall
                                                                                                                                            be
                                                                                                                                            abated
                                                                                                                                            by
                                                                                                                                            the
                                                                                                                                            percentage
                                                                                                                                            of
                                                                                                                                            the
                                                                                                                                            total
                                                                                                                                            space
                                                                                                                                            which
                                                                                                                                            is
                                                                                                                                            unavailable
                                                                                                                                            or
                                                                                                                                            not
                                                                                                                                            reasonably
                                                                                                                                            useful
                                                                                                                                            to
                                                                                                                                            the
                                                                                                                                            Tenant.

	18)		PERSONAL PROPERTY. All personal property placed or moved in the Premises shall be
at the risk of the party placing such property on the Premises or moving such property in the Premises.

	19)		INSPECTION. Landlord shall be given access to Premises to view and inspect its condition
and state of repair upon reasonable notice to Tenant.

20)      CONDEMNATION.

	a)		Complete Taking. Ifthe
whole of the Premises is taken or condemned for any public or quasi-public use or purpose, by right of eminent domain or by purchase
in lieu thereof, or if a substantial portion of the Premises is so taken or condemned that the portion or portions remaining is
or are not sufficient and suitable, in the mutual reasonable judgment of Landlord and Tenant, for the continued operation of the
business contemplated by this Lease to be conducted thereon, therein or therefrom so as to effectively render the Premises untenantable,
then this Lease and the Term hereby granted shall cease and terminate as of the date on which Tenant is required to vacate the
Premises as a result of the condemning authority taking possession and all Rent shall be paid by Tenant to Landlord up to that
date or refunded by Landlord to Tenant if Rent has previously been paid by Tenant beyond that date.

	b)		Partial Taking. If a
portion of the Premises is taken, and the portion or portions remaining can, in the mutual reasonable judgment of Landlord and
Tenant, be adapted and used for the conduct of Tenant's business operation, then the Landlord shall promptly restore the remaining
portion or portions thereof to a condition comparable to their condition at the time of such taking or condemnation, less the
portion or portions lost by the taking, and this Lease shall continue in full force and effect except that the Rent payable hereunder
shall, if necessary, be equitably adjusted to take into account the portion or portions of the Premises lost by the taking.

Page 12 of 22

 

     

     

    

	21)		DAMAGE TO PROPERTY. The Tenant covenants that it will permit no waste or damage to
the lease property; that it will keep all improvements placed upon the Premises in reasonably good order and reasonably good state
of repair, subject to Section 7) with respect to repair obligations.

	22)		QUIET ENJOYMENT. Landlord warrants that Landlord is seized of the Premises and has
the full right to make this Lease. Landlord further covenants that Tenant shall have quiet and peaceful possession of the Premises
during the entire Term as against lawful acts of third parties and as against the acts of all parties claiming title to, or a
right to possess, the Premises.

	23)		EXPENSES ADVANCED BY TENANT.
If Landlord fails within thirty (30) days (or such lesser time as is appropriate if there is a threat to health or safety)
after requested by Tenant to make such repairs or perform such other act as may be required of Landlord under this Lease, Tenant
may cause such repairs to be made or such acts to be performed at the expense of Landlord. Tenant may apply such claims against
any subsequent installment of Rent.

	24)		SIGNS. Tenant may, upon obtaining any necessary permits from governmental authorities,
and the advance written approval of Landlord, erect, maintain and repair at Tenant's own expense signs of such dimensions and
materials as it may desire. Tenant is responsible for all costs associated with the design, manufacture and connecting any utilities
necessary for any signage on the exterior of the Building or in the Premises. Landlord's consent shall not be unreasonably withheld,
but Tenant acknowledges that nothing may be mounted on wood doors or other finished wood surfaces.

	25)		CHANGE IN OWNERSHIP. If
ownership of the Premises or the name or address of the party entitled to Rent shall be changed, Tenant may, until receipt of
written notice of such change, continue to pay Rent to the party to whom and in the manner in which the last preceding installment
of Rent was paid. Tenant shall not be subject to double liability for any Rent so paid.

	26)		SURRENDER/HOLDING
                                                                                                                                             OVER.
                                                                                                                                             On
                                                                                                                                             termination
                                                                                                                                             of
                                                                                                                                             Tenant's
                                                                                                                                             occupancy,
                                                                                                                                             Tenant
                                                                                                                                             shall
                                                                                                                                             surrender
                                                                                                                                             the
                                                                                                                                             Premises
                                                                                                                                             in
                                                                                                                                             the
                                                                                                                                             condition
                                                                                                                                             in
                                                                                                                                             which
                                                                                                                                             Tenant
                                                                                                                                             is
                                                                                                                                             required
                                                                                                                                             to
                                                                                                                                             maintain
                                                                                                                                             them
                                                                                                                                             under
                                                                                                                                             this
                                                                                                                                             Lease.
                                                                                                                                             If
                                                                                                                                             Tenant
                                                                                                                                             for
                                                                                                                                             any
                                                                                                                                             reason
                                                                                                                                             and
                                                                                                                                             with
                                                                                                                                             written
                                                                                                                                             consent
                                                                                                                                             of
                                                                                                                                             Landlord
                                                                                                                                             remains
                                                                                                                                             in
                                                                                                                                             possession
                                                                                                                                             after
                                                                                                                                             the
                                                                                                                                             expiration
                                                                                                                                             of
                                                                                                                                             this
                                                                                                                                             Lease
                                                                                                                                             (including
                                                                                                                                             any
                                                                                                                                             optional
                                                                                                                                             extension),
                                                                                                                                             or
                                                                                                                                             after
                                                                                                                                             the
                                                                                                                                             date
                                                                                                                                             specified
                                                                                                                                             in
                                                                                                                                             any
                                                                                                                                             notice
                                                                                                                                             of
                                                                                                                                             termination
                                                                                                                                             given
                                                                                                                                             by
                                                                                                                                             either
                                                                                                                                             party,
                                                                                                                                             such
                                                                                                                                             possession
                                                                                                                                             shall
                                                                                                                                             be
                                                                                                                                             as
                                                                                                                                             a
                                                                                                                                             month
                                                                                                                                             to
                                                                                                                                             month
                                                                                                                                             Tenant,
                                                                                                                                             subject
                                                                                                                                             to
                                                                                                                                             all
                                                                                                                                             conditions
                                                                                                                                             of
                                                                                                                                             this
                                                                                                                                             Lease
                                                                                                                                             other
                                                                                                                                             than
                                                                                                                                             the
                                                                                                                                             Term
                                                                                                                                             hereof,
                                                                                                                                             at
                                                                                                                                             the
                                                                                                                                             current
                                                                                                                                             monthly
                                                                                                                                             Rent
                                                                                                                                             on
                                                                                                                                             the
                                                                                                                                             Lease
                                                                                                                                             expiration
                                                                                                                                             date,
                                                                                                                                             except
                                                                                                                                             that
                                                                                                                                             if
                                                                                                                                             Tenant
                                                                                                                                             holds
                                                                                                                                             over
                                                                                                                                             after
                                                                                                                                             the
                                                                                                                                             Initial
                                                                                                                                             Term
                                                                                                                                             without
                                                                                                                                             having
                                                                                                                                             exercised
                                                                                                                                             its
                                                                                                                                             extension
                                                                                                                                             options,
                                                                                                                                             the
                                                                                                                                             Rent
                                                                                                                                             will
                                                                                                                                             increase
                                                                                                                                             to
                                                                                                                                             $19.80
                                                                                                                                             per
                                                                                                                                             square
                                                                                                                                             foot
                                                                                                                                             per
                                                                                                                                             year.

	27)		INTERPRETATION OF LEASE. The parties acknowledge that each has had the opportunity
to review this Lease with counsel of its or their choice. This Lease shall not be construed most strongly in favor nor most strongly
against either of the parties but shall be interpreted fairly and equitably to effectuate the intent of the parties. All provisions
contained in this Lease shall bind and inure to the benefit of the parties hereto, their successors and assigns.

 

Page 13 of 22

 

     

     

    

	28)		ENTIRE AGREEMENT. This agreement contains the entire agreement between the parties
and all previous agreements, negotiations, or understandings are superseded by and merged in this Lease. This Lease may be modified
by the parties only by writing executed with the same formalities as this Lease.

	29)		NON-DISCRIMINATION. The parties shall comply with all applicable state and federal
statutes and regulations governing equal employment opportunity, non-discrimination, and immigration.

	30)		ARBITRATION. The parties agree that any dispute arising under this Agreement involving
the sum of FIFTY THOUSAND DOLLARS ($50,000) or less in money damages only shall be resolved by arbitration pursuant to the Arizona
Uniform Rules of Procedure for Arbitration. The decision of the arbitrator(s) shall be final.

	31)		NON APPROPRIATION. The parties recognize that the performance by Landlord may be dependent
upon the appropriation of funds by the Board of Supervisors of the County,or the availability of funding from other sources. Should
the Board of Supervisors fail to appropriate the necessary funds, or if funding becomes otherwise not legally available to the
County to fund its responsibilities under this Lease, the County may terminate this Lease without further duty or obligation.
Landlord agrees to notify Tenant as soon as reasonably possible after the unavailability of said funds comes to the Board's attention.

	32)		CONFLICT OF INTEREST. This
Lease is subject to cancellation pursuant to the provisions of Arizona Revised Statute § 38-511 regarding Conflict
of Interest.

	33)		LAW TO GOVERN. This Lease is made under and shall be interpreted according to Arizona
law.

	34)		AMERICANS WITH DISABILITIES ACT. Both parties shall comply with all applicable provisions
of the Americans with Disabilities Act (Public Law 101-336,42 U.S.C. 1210112213) and applicable federal regulations under the
Act as it pertains to facilities and use of the facilities. This shall not obligate Landlord to make any modifications to the
Building, as a result of any change in the law or regulations, if such repairs are not otherwise legally required.

	35)		SUSTAINABILITY PLAN. In accordance with the Landlord's Sustainability Plan, Tenant
will use all reasonable efforts to use recycled products or re-use and recycle materials used in the Premises.

IN WITNESS WHEREOF, we have set our hands
and seals on the day and date first written above.

 

Page 14 of 22

  

     

     

    

	ACCELR8 TECHNOLOGY CORPORATION, a Colorado corporation	 	PIMA COUNTY, a political subdivision of the State of Arizona
	 	 	 
	 	 	 
	By: /s/ Lawrence Mehren	 	By: 
	Lawrence Mehren, President	 	Chairman of the Board of Supervisors
	 	 	 
	 	 	Date: 
	 	 	 
	 	 	 ATTEST:
	 	 	 
	 	 	 
	 	 	 
	 	 	Robin Brigode
	 	 	Clerk of the Board of Supervisors
	 	 	 
	 	 	APPROVED AS TO CONTENT:
	 	 	 
	 	 	 
	 	 	 
	 	 	Director, Facilities Management Dept.
	 	 	 
	 	 	APPROVED AS TO FORM:
	 	 	 
	 	 	 
	 	 	 
	 	 	Deputy County Attorney

 

Exhibits:

Exhibit A Building and Parking
Area
Exhibit B Premises and Expansion Spaces 
Exhibit C Hoor Plan for Tenant Improvements
 Exhibit D Rules and Regulations

Page
15 of 22

 

     

     

    

	ACCELR8 TECHNOLOGY CORPORATION, a Colorado corporation	 	PIMA COUNTY, a political subdivision of the State of Arizona
	 	 	 
	 	 	 
	By: 	 	By:  /s/ Sharon Bronson
	Lawrence Mehren, President	 	Chairman of the Board of Supervisors
	 	 	 
	 	 	Date: Aug 20 2012
	 	 	 
	 	 	 ATTEST:
	 	 	 
	 	 	 
	 	 	Mary Jo Lig, Deputy
	 	 	Robin Brigode
	 	 	Clerk of the Board of Supervisors
	 	 	 
	 	 	APPROVED AS TO CONTENT:
	 	 	 
	 	 	 
	 	 	/s/ 
	 	 	Director, Facilities Management Dept.
	 	 	 
	 	 	APPROVED AS TO FORM:
	 	 	 
	 	 	 
	 	 	 /s Regina Nassen
	 	 	Deputy County Attorney

 

Exhibits:

Exhibit A Building and Parking
Area
Exhibit B Premises and Expansion Spaces 
Exhibit C Hoor Plan for Tenant Improvements
 Exhibit D Rules and Regulations

Page
15 of 22

 

     

     

    

EXHIBIT A

 

(Graphic Floor
Plan of Building and Parking Area Omitted)

 

 

 

Page 16 of
22

 

 

     

     

    

EXHIBIT B

 

(Graphic Premises and Expansion Spaces 4th Floor Omitted)

 

 

Page 17 of 22

 

     

     

    
  

EXHIBIT
C 

(Graphic
Floor Plan for Tenant Improvements Omitted) 

 

 

Page 18
of 22

 

 

     

     

    

EXHIBIT
D 
LANDLORD'S RULES & REGULATIONS 

 

Re: 3950 S. Country Club,
Tucson. Arizona 
Tenant: Accelr8 Technology

These Rules & Regulations
have been adopted by Landlord in order to set forth standards of conduct that will allow all tenants to enjoy a professional working
environment that is compatible with the general character of the building. Landlord reserves the right to make amendments and/or
additions to these Rules and Regulations from time to time. These Rules and Regulations are in addition to and shall not be construed
to modify or amend any of the terms, covenants, or agreements and conditions of a tenant's lease. Each tenant shall be responsible
for informing its employees and invitees as to the provisions of these Rules and Regulations and to enforce same with respect
to its employees and invitees. Landlord may waive compliance with anyone or more of these Rules and Regulations for the benefit
of a tenant. Such waiver shall not be construed as a waiver for any other tenant, nor shall it prevent Landlord from enforcing
the same against any or all other tenants. These rules may only be enforced by Landlord. The failure of Landlord to enforce any
Rule or Regulation shall not give any tenant the right to enforce same against another Building occupant. Any concerns about violations
of the Rules and Regulations should be addressed to the Building Manager's office or to such other place as Landlord may designate
from time to time. 

	1.		No sign, placard, picture, advertisement, name or notice
shall be inscribed, displayed, printed or affixed on or to any part of the inside of the Building without the prior written consent
of Landlord. Landlord shall have the right to remove any unapproved sign, placard, picture, advertisement, name or notice without
notice to and at the expense of Tenant. All approved signs must be placed or affixed on the wall adjacent to Tenant's entry doors.
All approved signs shall be printed, painted, inscribed, affixed or removed at the expense of Tenant by a person approved by Landlord.
All walls or other structures where Tenant's signs have been affixed or attached must be restored to their original condition
at Tenant's expense after removal of such signs. Nothing may be mounted on wood doors or finished wood surfaces.

	2.		Tenant shall not place anything or allow anything to
be placed near any window, door, partition or wall that may appear unsightly from outside the Premises, nor shall Tenant cause
any window in the Premises to be color treated.

	3.		The sidewalks, halls, passages, exits, entrances, elevators
and stairways shall not be obstructed by Tenant or used for any purpose other than for ingress and egress from Tenant's Premises.

	4.		Tenant shall not alter any lock or install any new or
additional locks or any bolts on any doors or windows of the Premises without prior written consent of Landlord, which will not
be unreasonably withheld. Landlord shall have no obligation to open Tenant's Premises due to the loss of keys by Tenant. All requests
to open Tenant's Premises to guests or employees must be made by Tenant to Landlord. If Tenant needs to have its leased Premises
rekeyed for any reason, Tenant shall use the Landlord's authorized building locksmith. Any rekeying shall keep the applicable
lock on the existing building master keyway. Tenant shall bear the entire cost of rekeying, unless the rekeying is requested by
Landlord. Any installation or repair of specialty locks shall be at Tenant's expense. Tenant assumes all responsibility for protecting
its Premises from theft, robbery, and pilferage, including but not limited to, keeping all means of entry to Premises closed and
locked.

 

Page 19 of 22

 

     

     

    

	5.		The plumbing facilities shall not be used for any purpose
other than that for which they were constructed and no foreign substance of any kind whatsoever shall be thrown therein. The expense
of any breakage, stoppage or damage resulting from a violation of this provision shall be borne by the Tenant whose employee,
agent or invitee shall have caused it.

	6.		Tenant shall not deface the Premises or any part thereof.
Tenant will not install, affix or fasten to the rooftop any signs, satellites, or antennas without the prior written approval
ofLandlord. Landlord may require design drawings, specifications and/or weight load structural tests prior to granting approval
for any rooftop installation. Tenant shall bear the entire expense of any drawings or tests to be submitted to Landlord for approval.

	7.		No furniture, freight or equipment of any kind shall
be brought into the Building without prior notice to Landlord. All moving of items into or out of the Building shall be done at
such time and in such manner as Landlord shall designate. Any damage to the elevators, doors, frames, walls or hallway surfaces
caused by Tenant or Tenant's invitees or moving contractors shall be repaired at Tenant's expense to Landlord's satisfaction.
Landlord shall have the right to prescribe the weight, size and position of all heavy equipment brought into the Building. Heavy
objects shall stand on supports of such thickness as is necessary to properly distribute the weight.

	8.		Tenant shall not use, keep or permit to be used or kept
any foul or noxious gas or substance in the Premises, or permit or allow the Premises to be occupied or used in a manner offensive
or objectionable to the Landlord or other occupants of the Building by reason of noise, odors and/or vibrations, or that would
interfere in any way with other Building occupants or those having business therein. No animals shall be brought in or kept in
or about the Premises or the Building except service animals.

	9.		Tenant shall not use or keep in the Premises or the
Building any kerosene, gasoline, or flammable or combustible fluid or material, or use any method of heating or air conditioning
other than that supplied by Landlord.

	10.		Tenant acknowledges that periodically the Tucson Fire
Department or other contractor or representative of the Landlord will inspect the Premises for Fire Code compliance and fire,
sprinkler, and alarm testing. Tenant, and its employees, contractors and invitees shall comply with any fire safety and handicap
procedures and regulations established by the Landlord and/or any governmental agency. Tenant shall distribute to its employees,
representatives, contractors and invitees a copy of these Rules and Regulations and all fire drill safety and handicap material
provided to it from time-to-time by Landlord and/or any governmental agency. If an audible fire alarm is sounded in the Building,
Tenant must take immediate and prudent actions to evacuate its employees, guests or patients from the Building through designated
exits as posted by Landlord. Tenant shall notify Landlord in writing of the emergency contact information of two on-site employees
or representatives who are responsible for emergency evacuations or fire drills for their Premises. Tenant is responsible for
notifying the Landlord in writing of any changes to such assignments. Tenant will notify the Landlord of any handicapped occupants
or other individuals who may require special assistance in the event of an emergency.

 

Page 20
of 22

 

     

     

    
 

	11.		Pursuant to the Smoke-Free Arizona Act, A.R.S. §
36-601.01, no smoking is allowed in any part of the Building, or within 20' of doors outside the Building. Tenant shall instruct
its employees of this regulation.

	12.		Landlord will direct electricians and/or phone installation
employees or contractors as to where and how telephone and computer network cables are to be introduced. No boring or cutting
for wires will be allowed without the consent of the Landlord. The location of telephones, call boxes and other office equipment
affixed to the Premises shall be subject to the approval of Landlord.

	13.		Landlord reserves the right, in its sole and reasonable
discretion, to increase security services for the Building. Tenant shall be responsible for its share of costs associated with
such additional security, based on the percentage of the Building's useable square footage occupied.

	14.		Outside of Business Hours, Tenant and its employees
may access the Building or halls, elevators or stairways in the Building or to the Premises by using the security access card
assigned by Landlord. Landlord shall in no case be liable for damages with regard to the admission to or exclusion from the Building
of any person. In case of invasion, mob, fire alarm, bomb threat, riot, public excitement, or other commotion, Landlord reserves
the right to prevent access to the Building during the continuance of the same by closing of the doors or otherwise, for the safety
of the Building occupants and the protection of the Building.

	15.		Landlord reserves the right to exclude or expel from
the Building any person who, in the judgment of Land lord, is intoxicated or under the influence of alcohol or drugs, or who shall
in any manner do any act in violation of any of the rules and regulations of the Building or impair the safety of any Tenant,
employee, or contractor of Landlord.

	16.		No machines of any description
shall be installed, maintained or operated upon the Premises without the written consent of the Landlord.

	17.		Tenant shall not disturb, solicit,
or canvass any occupant of the Building and shall cooperate to prevent same by others.

 

Page 21
of 22

 

     

     

    

	18.		Landlord shall have the right to control and operate
the Common Area(s), and the public facilities, and heating and air conditioning, as well as facilities furnished for the common
use of the Building occupants, in such manner as Landlord deems best for the benefit and safety of the Building occupants generally.

	19.		All entrance doors in the Premises shall be locked when
the Premises are not in use, and all doors opening to public corridors shall be kept closed except for normal ingress and egress
from the Premises. All emergency fire exit doors must remain free of debris from both the interior and exterior and remain locked
when not in use.

	20.		The common hallway immediately adjoining the Premises
shall be kept clean and free from dirt and rubbish by Tenant and Tenant shall not place or permit any obstruction or merchandise
in such areas.

	21.		All patio areas, including those adjacent to the common
break room, may be utilized only by the Building tenants, and their employees, guests or invitees. No unsightly storage shall
be placed upon the patios. Tenant agrees to limit the use of the patio to outdoor furniture such as tables and chairs. There shall
be no storage, temporary or permanent, of bicycles, refuse containers or other such unsightly materials on any patio.

	22.		Upon the termination of the tenancy, Tenant shall deliver
to Landlord all keys to the Premises and security access cards for the Building that had been furnished to Tenant.

	23.		No electrical cooking appliances other than microwave
ovens and coffee machines are allowed in the Premises.

 

 

Page 22 of 22

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