Document:

Exhibit 10.3

    
      Exhibit
        10.3

      LEASING
        AGREEMENT

      

      The
        agreement, dated October 31, 2006 is by and between Washington Biotechnology
        (“Washington”), a Washington Corporation having a place of business in Seattle,
        WA, and AOB Biotech (“Tenant”) a Corporation having a place of business in
        Seattle, WA.

      

      BACKGROUND

      

      Washington
        occupies leased space including the Sixth and Seventh floors of 562 First
        Ave.
        S. Seattle, WA 98104 (the “Building”) as a result of a “master” lease agreement,
        the terms of which are incorporated into this agreement by this reference,
        between Washington and FB&P Partnership. Tenants desire to acquire use of a
        proportion of that space (the “Leased Space”), and the use of equipment residing
        in the Leased Space.

      

      AGREEMENT

      

      	1.  	
              TERM:
                This Agreement shall have a twelve-month term, beginning May 23,
                2006.

            

      

      	2.  	
              LEASED
                SPACE: The Leased Space covered under this Agreement is described
                as
                approximately 250 square feet in the office suite known as 562 First
                Ave.
                S. #700, Seattle, WA 98104. Included in the leased space is shared
                use of
                laboratories, conference room, animal facilities and cell culture
                laboratories comprising that proportion of the facility known as
“shared
                space” on the 6th
                and 7th
                floors. Provision for the location of a desk, and other floor-mounted
                items, including equipment, not to exceed one-half of the available
                usable
                floor space, will be made for Tenant’s use. Tenant will have exclusive use
                of this space, which may be locked and secured against entry by third
                parties except for other Tenants requiring use of the space within
                #700
                not leased by Tenant, and for persons making repairs or maintenance
                on a
                scheduled or unscheduled in the case of emergency,
                basis.

            

      

      	3.  	
              CO-OCCUPANCY:
                Tenant’s reasonable incidental use of shared areas of the Sixth and
                Seventh floors of the Building exclusive of the Leased Space will
                not be
                so as to interfere with reasonable business requirements of Washington
                of
                other Sublessors.

            

      

      	4.  	
              EQUIPMENT:
                Scientific equipment belonging to Washington, will be available for
                the
                reasonable use of Tenant. Exceptions to this are equipment dedicated
                to
                the sole use of the owner of that equipment for regulatory or other
                statutory reasons. This clause does not apply to the use of small
                items of
                personal-type equipment such as micropipers and the like, and does
                not
                cover disposable, expendable, or single-use items, or reagents, except
                by
                subsequent agreement between the Parties. No guarantee is made regarding
                any specific type of equipment, nor does Washington warrant the rendition
                or usability of any equipment available for the use of Tenant, Maintenance
                and or repair of such equipment is the responsibility of the user,
                and not
                Washington. Prior reservation for the use of individual items of
                equipment
                either verbal or written (e.g. a “Sign-up” sheet), may be required by the
                owner of the item of equipment. Equipment shall be used consistent
                with
                uses for which it is required by the owner (e.g. for FDA “GMP” purposes).
                Damage caused to equipment through negligence or other actions of
                Tenant
                will be remedied by the responsible party without delay, Equipment
                requiring service or repair arising through routine use will be serviced
                and paid for in proportion to the use of that equipment as a result
                of
                this agreement, or by subsequent agreement between the
                Parties.

            

      
        
          
          

        

        
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            1
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      	5.  	
              CONFIDENTIALITY,
                ETC: The Parties to this Agreement recognize the essentially confidential
                and proprietary nature of elements of each other’s business. Reasonable
                efforts will be made by the parties to this agreement to observe
                and
                protect the confidential and proprietary nature of other’s business. This
                Agreement may only be modified in writing. This represents the entire
                agreement between (LESSOR) and
                Washington.

            

      

      	6.  	
              PAYMENTS:
                Tenant will pay to Washington the sum of $350 per month during the
                first
                year of the term of this agreement, due on the first day of the month
                covered under this Agreement. Tenant agrees to promptly reimburse
                Washington for any accidental damage caused by Tenant excepting normal
                wear and tear on the facility. Garbage collection, water, and electricity
                (but not telephone, internet, or other communications services) are
                provided under this lease; however, Tenant agrees to reimburse Washington
                under this agreement for a proportion of the cost of electrical service
                to
                the facility, prorated according to the square footage occupied by
                Tenant
                on either an exclusive or shared basis. Reimbursement for electrical
                charges will be invoiced and payable with the subsequent month’s rent.
                Tenant also agrees to reimburse Washington for a pro-rata share of
                common
                area charges, which include water usage, garbage collection, insurance,
                and other charges that are paid by all tenants of the building on
                a
                pro-rata basis.

            

      

      	7.  	
              HOLD
                HARMLESS, ETC.: Tenant agrees to hold harmless Washington against
                claims
                arising out of Tenant’s course of business or use of Space or Equipment as
                provided for under this Agreement or otherwise. Washington agrees
                to hold
                harmless Tenant against claims arising out of Washington’s course of
                business or use of Space or Equipment as provided by this Agreement
                or
                otherwise. Tenant agrees to follow regulatory and safety guidelines
                applicable to the nature of the Tenant business. Washington agrees
                to lend
                reasonable assistance to Tenant to support Tenant business purposes.
                Tenant will obtain liability insurance or will reimburse Washington
                for
                its proportional share of insurance if named “additional insured” on
                Washington’s insurance. Washington will not be liable for performance
                under this Agreement where non-performance is caused by “Acts of God” or
                Force Majeure or other actions of third parties that may impair
                Washington’s performance under this lease. No warranties or guarantees,
                implicit or explicit, are extended by this Agreement in addition
                to those
                specifically stated herein. In the case of a dispute arising between
                the
                parties, excepting non-payment of rent or reimbursements called for
                by
                this lease, the parties agree to settle such dispute under the auspices
                of
                an accredited arbitration service agreeable to both. If agreement
                is not
                reached between the parties on an arbitration service, such dispute
                will
                be settled by binding arbitration by the American Arbitration Association
                in Seattle, WA. Costs of arbitration will be borne by the party
                substantially not prevailing in a proportion to be decided by the
                arbitrator. Reasonable and customary collection costs will be borne
                by
                debtor in the case of default under the terms of this Agreement or
                any
                arbitrated settlement of dispute will be borne by debtor and will
                be
                collected as part of such collection. Washington agrees to work with
                Tenant to maintain cleanliness of the Leased Space and the facility
                in
                general, and agrees to share reasonable costs of cleaning and maintenance
                of the facility.

            

      

      

      For
        Washington Biotechnology

      

      
        	
                /s/
                  Stefan Paskell

              	
                17
                  May 2005

              
	
                Stefan
                  Paskell, President

              	
                 

              

      

      

      

      For
        AOB
        Biotech

      

      
        	
                /s/
                  Eva Aw

              	
                17
                  May 2005

              
	
                Eva
                  Aw, President, Research

              	
                 

              

      

      

      
        
          
          

        

        
          -
            2
            -Exhibit 10.4

    Exhibit
      10.4

    
 

    SUBLEASE

     

    SUBLEASE
      (“Sublease”),
      made
      as of the 26
      day of
      January, 2006, by and between AOB
      COMMERCE INC.,
      a
      California corporation having an address at 150 North Santa Anita Avenue, Suite
      300, Arcadia, California 91006 (“Sublandlord”),
      and
AOB
      BIOTECH, INC.,
      a
      California corporation having an address at 301 N. Lake Avenue, Suite 202,
      Pasadena, California 91101 (“Subtenant”).

     

    W I T N E S S E T H:

     

    WHEREAS,
      Landlord
      (together with its successors and assigns, “Overlandlord”),
      as
      landlord, and Rewards Network Establishment Services Inc. (“Rewards
      Network”),
      as
      tenant, entered into a lease dated as of June 4, 2004 (said lease is herein
      referred to as the “Overlease”),
      demising certain premises known as Suite 202 on the second floor, approximately
      3,480 rental square feet (the “Premises”)
      in the
      building located at 301 North Lake Avenue, Pasadena, California 91101 (the
      “Building”),
      such
      Premises being more particularly described in the Overlease; 

     

    WHEREAS,
      pursuant to a Sublease dated January 30, 2006 (the “Sublease”),
      Rewards Network sublet to Sublandlord, a portion of the Premises as more
      particularly shown on the floor plan annexed hereto as Exhibit
      A;
      and

     

    WHEREAS,
      Sublandlord desires to sublease to Subtenant, and Subtenant desires to hire
      from
      Sublandlord, a portion of the Premises as more particularly shown on the floor
      plan annexed hereto as Exhibit
      A
      (such
      space, together with all of the fixtures and improvements which are located
      in
      and/or attached thereto at the Sublease Commencement Date (as defined below)
      are
      herein referred to as the “Sublease
      Premises”)
      upon
      all of the terms and conditions hereinafter set forth;

     

    NOW,
      THEREFORE,
      in
      consideration of the mutual agreements herein contained, Sublandlord and
      Subtenant, for themselves, their successors and assigns, hereby agree as
      follows:

     

    1.
      SUBLEASING.
      Upon
      the terms and conditions hereinafter set forth, Sublandlord hereby subleases
      to
      Subtenant and Subtenant hereby hires from Sublandlord the Sublease Premises.
      Sublandlord represents and warrants to Subtenant that it has submitted to
      Subtenant a true, complete and correct copy of the Overlease (as attached hereto
      and hereby made a part hereof as Exhibit
      B).
      Sublandlord further represents and warrants to Subtenant that as of the date
      hereof: (1) neither the Overlease nor the Sublease has been further modified
      or
      amended and is in full force and effect and has not been terminated pursuant
      to
      any options afforded Overlandlord, Rewards Network or Sublandlord therein;
      (2)
      Rewards Network has not received
      any notice of default under the Overlease from Overlandlord nor has Rewards
      Network sent Overlandlord any notice claiming a default by Overlandlord under
      the Overlease;
      and (3)
      Sublandlord has not received any notice of default under the Sublease from
      Rewards Network nor has Sublandlord sent Rewards Network any notice claiming
      a
      default by Rewards Network under the Sublease. All capitalized terms used herein
      (or incorporated herein by reference) that are not otherwise defined herein
      shall have the meaning ascribed to them as set forth in the
      Overlease.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    2.
      TERM
      OF SUBLEASE.
      (a)
Generally.
      The
      term of this Sublease (the “Term”)
      shall
      commence on the Sublease Commencement Date (as defined below), and shall end
      on
      July 14, 2009 (the “Expiration
      Date”)
      or on
      such earlier date upon which this Sublease shall expire or be canceled or
      terminated pursuant to any of the conditions or covenants of this Sublease
      or
      pursuant to law. 

     

    (b)
      Consent.
      This
      Sublease is subject to, and shall become effective only upon the written consent
      of each of Overlandlord and Rewards Network to the making of this Sublease.
      Sublandlord shall request Rewards Network’s consent with reasonable promptness,
      but Sublandlord shall not be required to make any payment to, or commence any
      action or proceeding against, Rewards Network in order to obtain such consent.
      Subtenant shall promptly furnish to Sublandlord such references, financial
      statements and other information with respect to Subtenant as Rewards Network
      shall request and shall execute any consent form reasonably requested by Rewards
      Network. Subtenant shall pay, or shall reimburse Sublandlord for, any fee or
      charge imposed by Rewards
      Network,
      including, without limitation, the counsel fees incurred by Rewards Network
      in
      connection with this Sublease. If Rewards Network’s consent (or deemed consent)
      is not obtained on or prior to the 35th day following the date hereof, then
      at
      anytime after such 35th
      day but
      prior to the date upon which Rewards Network’s consent is obtained, either
      Sublandlord, at its option, or Subtenant, at its option, may cancel this
      Sublease by giving written notice thereof to the other party, whereupon this
      Sublease shall be cancelled and neither party hereto shall have any rights
      against or obligations to the other party hereto under this Sublease or
      otherwise, provided, however, Sublandlord shall return to Subtenant the Security
      Deposit and any prepaid rent paid to Sublandlord hereunder. 

     

    3.
      Sublease
      Commencement Date/ No Sublandlord’s Work.
      (A) As
      used herein, the term: (1) “Sublease
      Commencement Date”
shall
      mean March 1, 2006; and (2) “Rent
      Commencement Date”
shall
      mean March 16, 2006.

     

    (B) Subtenant
      agrees to accept the Sublease Premises on the Sublease Commencement Date in
      its
“AS IS” condition (provided same is broom-clean) and agrees that Sublandlord
      shall not be required to perform any work, supply any materials, or incur any
      expense to prepare the Sublease Premises for Subtenant’s occupancy, and (ii)
      Subtenant acknowledges that no representations with respect to the condition
      of
      the Sublease Premises, or with respect to any fixtures therein contained, have
      been made to it. 

     

    4.
      FIXED
      RENT.
      Subtenant covenants and agrees to pay to Sublandlord, without any notice, a
      fixed basic rent (“Fixed
      Rent”)
      in the
      sum of Eighty Nine Thousand Seven Hundred Eighty Four Dollars ($89,784.00)
      per
      annum, which Subtenant shall pay in equal monthly installments in advance
      commencing on the Rent Commencement Date and continuing on the first day of
      each
      month thereafter during the Term, except that Subtenant shall pay the first
      and
      last monthly installments of Fixed Rent upon the execution hereof.

     

    5.
      ADDITIONAL
      RENT.
      (a)
Operating
      Expense Escalation.
      In
      addition to the Fixed Rent payable by Subtenant hereunder, commencing on January
      1, 2007, Subtenant shall pay Sublandlord, as additional rent, an amount
      (“Operating
      Expense Escalation”)
      equal
      to Subtenant’s Share (as defined below) of the amount by which (I) the Tenant’s
      Operating Payment and real estate taxes (as defined in the Overlease) payable
      by
      Sublandlord to Rewards Network pursuant to Article 4 of the Overlease (both
      estimates as well as actuals) in respect of Operating Expenses (as defined
      in
      the Overlease) pertaining to the Premises exceeds (II) the Tenant’s Operating
      Payment payable by Sublandlord to Rewards Network pursuant to Article 4 of
      the
      Overlease (both estimates as well as actuals) for Base Year Operating Expenses
      (as defined in the Overlease) 2006 in respect of Operating Expenses for calendar
      year 2007. Each Operating Expense Escalation payment payable by Subtenant
      hereunder shall be due and payable at the same time and in the same manner
      as
      Operating Expense increases are paid by Sublandlord under the Overlease, based
      on the computations that are provided to Sublandlord by Rewards Network.
      Sublandlord shall bill Subtenant for Operating Expense Escalations payable
      by
      Subtenant hereunder, such bill to set forth in reasonable detail the computation
      of the Operating Expense Escalation to the extent provided by Rewards Network.
      If there shall be any increase or decrease in the Tenant’s Operating Payment
      payable by Sublandlord to Rewards Network under the Overlease for any period
      occurring during the Term, whether during or after such period, the Operating
      Expense Escalation payment payable by Subtenant hereunder for such period shall
      be appropriately adjusted. “Subtenant’s
      Share”,
      since
      Subtenant is subleasing Sublandlord’s entire leased premises, shall mean
      Tenant’s Share (as defined in the Overlease). 

     

    (b)
      If
      Sublandlord shall be charged for any sums pursuant to the provisions of the
      Overlease allocable to the Sublease Premises or for Subtenant’s use of services
      of the Building (including, without limitation for the provision of supplemental
      HVAC or cleaning), then Subtenant shall be liable for such sums with respect
      to
      the Sublease Premises, and such sums shall be deemed additional rent and
      collectible as such and shall be payable by Subtenant upon ten (10) days’
written notice from Sublandlord (provided, however, that any such sums which
      are
      payable to Rewards Network upon demand, shall be paid by Subtenant to
      Sublandlord hereunder, upon demand).

     

    (c)
      Terms
      of Payment.
      All
      amounts payable by Subtenant pursuant to this Section 5 shall be deemed
      additional rent hereunder (and any default in the payment thereof shall have
      the
      same remedies as a default in the payment of Fixed Rent). Any failure or delay
      by Sublandlord in submitting a statement or bill for any additional rent under
      this Sublease shall not constitute a waiver of or in any way impair Subtenant’s
      obligation to pay such additional rent. Any statement from Rewards Network
      setting forth additional rent or other charges payable under the Overlease
      shall
      be conclusive and binding upon Subtenant for the purpose of determining the
      corresponding additional rent payable under this Sublease. The provisions of
      this Section 5 shall survive the expiration or earlier termination of this
      Sublease. Subtenant’s covenant to pay Fixed Rent and additional rent hereunder
      shall be independent of every other covenant under this Sublease.

     

    
      
        
        

      

      
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    6.
      PAYMENT.
      The
      Fixed Rent, additional rent and all other charges, costs and expenses payable
      by
      Subtenant under this Sublease (herein collectively “Rental”)
      shall
      be paid to Sublandlord at the office of Sublandlord set forth above or at such
      other place as Sublandlord may designate, as and when the same becomes due
      and
      payable, without notice or demand therefor and without any deduction, credit,
      set-off, counterclaim or abatement whatsoever. In every case in which Subtenant
      is required to pay to Sublandlord a sum of money and said sum (or any portion
      thereof) is not paid within five (5) days when due, interest at the rate of
      4%
      above the “prime rate” as established by Citibank, N.A or the maximum percent
      permitted by law, whichever is less (herein “Applicable
      Rate”)
      shall
      be payable on such sum (or so much thereof as shall be unpaid) from the date
      said sum becomes due until the date the unpaid amount is paid. The provisions
      set forth above are in addition to any other rights or remedies available to
      Sublandlord on account of Subtenant’s failure to pay Fixed Rent or additional
      rent or other Rental hereunder.

     

    7.
      ELECTRICITY.
      Electricity is currently being furnished to the Sublease Premises by
      Overlandlord in accordance with the provisions of Article 6 of the Overlease.
      Subtenant shall be entitled to continue to receive such electricity from
      Overlandlord (but in no event more than the wattage provided thereunder) for
      its
      use in operating the Sublease Premises. Sublandlord shall in no event be liable
      in any way to Subtenant for any failure or defect in the supply or character
      of
      electricity service supplied to the Sublease Premises for any reason other
      than
      Sublandlord’s gross negligence.

     

    8.
      USE.
      The
      Sublease Premises shall be used only for general and executive offices and
      for
      no other purposes. In addition to the provisions of the Overlease (as
      incorporated herein by reference), Subtenant covenants that it will not do
      or
      suffer to be done in or upon the Sublease Premises any act or thing which shall
      or may be a nuisance, or damage to the Sublandlord, or its occupants, and
      covenants that no business shall be carried on nor any act or acts suffered
      or
      permitted to be done in the Sublease Premises that in any manner conflicts
      with
      or is contrary to any law.

     

    9.
      INCORPORATION
      OF THE OVERLEASE.
      (a)
General.
      Except
      as otherwise provided below, the terms, covenants and conditions of the
      Overlease (except such as by their nature or purport do not relate to the
      Sublease Premises or are inapplicable or inappropriate to the subleasing of
      the
      Sublease Premises pursuant to this Sublease or are inconsistent with any of
      the
      provisions of this Sublease) are hereby incorporated in and made part of this
      Sublease with the same force and effect as though set forth at length herein;
      provided,
      however,
      that,
      except as provided below, for the purposes of this Sublease, (i) references
      in
      the Overlease to the term “Landlord” shall be deemed to refer to the Sublandlord
      under this Sublease, (ii) references in the Overlease to the term “Tenant” shall
      be deemed to refer to the Subtenant under this Sublease, (iii) references in
      the
      Overlease to the term “Premises” shall be deemed to refer to the “Sublease
      Premises” herein, (iv) references in the Overlease to the terms “Fixed Rent” and
“additional rent” and “Rental” shall be deemed to refer, respectively, to the
“Fixed Rent”, additional rent and Rental payable hereunder, (v) references in
      the Overlease to the “Term” shall be deemed to refer to the “Term” of this
      Sublease, (vi) where reference is made in the Overlease to this “lease” or
“Lease” such reference shall be deemed to refer to this Sublease, (vii)
      references in the Overlease to the term “Alterations” shall be deemed to refer
      to Changes hereunder, (viii) references in the Overlease to the terms
“Expiration Date” shall be deemed to refer to the “Expiration Date” hereunder;
      (ix) references in the Overlease to the term “Tenant’s Property” shall be deemed
      to refer to the “Subtenant’s Property” hereunder, (x) references in the
      Overlease to the term “Escalation Rent” shall be deemed to refer to the
      Operating Expense Escalation and Tax Escalation payable hereunder, and (xi)
      where reference is made in the Overlease to any Superior Leases, such reference
      shall be deemed to include the Overlease. 

     

    (b)
      Approvals
      and Consents.
      Whenever a provision of the Overlease incorporated herein by reference requires
      or refers to Overlandlord’s consent or approval, such provision as incorporated
      herein shall be deemed to require or refer to Overlandlord’s, Rewards Network’s
      and Sublandlord’s consent or approval. In such a case, unless otherwise set
      forth herein, Subtenant shall first obtain Rewards Network’s consent or
      approval. Sublandlord, upon request of Subtenant, shall forward to Rewards
      Network Subtenant’s written notice requesting the consent or approval of Rewards
      Network and if Rewards Network is required in the Overlease to act reasonably,
      Sublandlord shall reasonably cooperate with Subtenant, at Subtenant’s sole
      expense, in seeking such reasonable consent from Rewards Network (but in no
      event shall Sublandlord be required to commence any litigation); it being
      acknowledged by Subtenant that Sublandlord shall have no further obligation
      with
      respect to Subtenant’s efforts to obtain Rewards Network’s consent or approval
      and no liability whatsoever in the event such consent or approval is for any
      reason withheld.

     

    
      
        
        

      

      
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    (c)
      Limitation
      on Sublandlord’s Obligations; Default by Overlandlord.
      Notwithstanding anything herein contained, the only services or rights to which
      Subtenant is entitled hereunder are those to which Sublandlord is entitled
      under
      the Overlease, and for all such services and rights, Subtenant will look solely
      to Overlandlord (but will be responsible to pay for all additional services
      provided to the Sublease Premises set forth therein, if Sublandlord is required
      to pay Overlandlord for same pursuant to the provisions thereof). Sublandlord
      hereunder assumes no liability for any covenants, representations or warranties
      made by Overlandlord under the Overlease. In amplification and not in limitation
      of the foregoing, Sublandlord shall have no obligation, liability or
      responsibility (a) for furnishing access, elevators, freight elevators,
      electricity, condenser water, chilled water, heating, air conditioning,
      cleaning, painting, window washing, directory listings or any other service
      to
      the Building or the Sublease Premises, or (b) for any maintenance, repairs
      or
      alterations in or to the Building or the Sublease Premises, or (c) for repair
      or
      restoration of the Sublease Premises or the Building in the event of damage
      or
      destruction by fire or other casualty, or (d) executing any application for
      any
      proposed Subtenant’s alterations. Sublandlord agrees to take all reasonable
      steps to assist Subtenant as Subtenant may from time to time request, at
      Subtenant’s sole expense and without liability to Sublandlord, in seeking such
      services and rights from Overlandlord (but in no event shall Sublandlord be
      required to commence any litigation). As long as Sublandlord takes such
      reasonable steps in seeking such services and rights from Overlandlord, (i)
      any
      condition resulting from a default by Overlandlord shall not constitute an
      eviction, actual or constructive, of Subtenant, and (ii) no default by neither
      Overlandlord or Rewards Network shall excuse Subtenant from the performance
      or
      observance of any of its obligations to be performed or observed under this
      Sublease or shall entitle Subtenant to terminate this Sublease or to any
      reduction in or abatement of the Fixed Rent, additional rent or other charges
      provided for in this Sublease, provided, however, that if and to the extent
      Sublandlord receives an abatement of Fixed Rent (or additional rent) with
      respect to all or any portion of the Sublease Premises on account of such lack
      of services, then Sublandlord shall grant a parallel abatement (pertaining
      to
      such portion of the Sublease Premises) to Subtenant. In furtherance of the
      foregoing, Subtenant does, to the extent permitted by law, hereby waive any
      cause of action and any right to bring an action against Sublandlord by reason
      of any act or omission of Overlandlord under the Overlease or Rewards Network
      under the Sublease, except an action based on Sublandlord’s failure to take
      reasonable steps as aforesaid.

     

    (d)
      Obligations
      of Subtenant.
      Whenever a provision of the Overlease incorporated herein by reference obliges
      Sublandlord (as tenant under the Overlease) to perform some act for the benefit
      of Overlandlord, including by way of example adhering to Overlandlord’s rules
      and regulations, providing insurance or indemnity or making repairs or
      permitting access, contesting any Requirements, such provision as incorporated
      herein shall oblige Subtenant to perform such act for the benefit of
      Overlandlord and Sublandlord. Whenever pursuant to a provision of the Overlease
      incorporated herein by reference Sublandlord (as tenant under the Overlease)
      is
      expressly required to take some action by a date certain or within a certain
      time period, Subtenant shall take such action not less than three (3) days
      prior
      to the date or time for Sublandlord’s performance.

     

    (e)
      Sublandlord’s
      Rights.
      Whenever a provision of the Overlease incorporated herein by reference affords
      Overlandlord some right against Sublandlord (specifically, without limitation,
      the default and remedies provisions), such provision as incorporated herein
      shall afford Overlandlord, Rewards Network and Sublandlord such right against
      Subtenant. In amplification and not in limitation of the foregoing, Sublandlord
      shall have the same rights and remedies with respect to a breach of this
      Sublease by Subtenant as Overlandlord has with respect to a breach of the
      Overlease, as if the same were more fully set forth at length herein, and
      Sublandlord shall have, with respect to Subtenant, this Sublease and the
      Sublease Premises, all of the rights, powers, privileges and immunities as
      are
      had by Overlandlord under the Overlease and Rewards Network under the
      Sublease.

     

    (f) Condemnation/Damage
      and Destruction.
      (1)
      Notwithstanding the provisions of the Overlease, Subtenant, following a damage
      or destruction to the Sublease Premises (or any portion thereof) or a
      condemnation of the Sublease Premises (or any portion thereof), shall not have
      any right to elect to terminate this Sublease except as set forth in Section
      9(f)(2) below. If Sublandlord, Rewards Network or Overlandlord shall have the
      right to terminate the Overlease pursuant to any of the provisions of Articles
      19 or 20 thereof, then Sublandlord, Rewards Network or Overlandlord may exercise
      such right in their sole discretion. If Sublandlord, Rewards Network or
      Overlandlord elects to terminate the Overlease pursuant to any of the provisions
      of Articles 19 or 20 thereof, then this Sublease shall automatically terminate,
      and upon such termination of this Sublease, Subtenant shall not have any right
      or claim against Sublandlord, Rewards Network or Overlandlord on account of
      such
      termination. If (i) any portion of the Sublease Premises shall be rendered
      untenantable during the Term hereof on account of such fire, casualty,
      condemnation or taking, and (ii) Sublandlord (as tenant under the Overlease)
      shall receive an abatement of the Fixed Rent and additional rent payable with
      respect to the Sublease Premises on account thereof, then Subtenant shall be
      entitled to an abatement of Fixed Rent and additional rent with respect to
      the
      portion of the Sublease Premises so affected but only to the extent Sublandlord
      shall actually receive from Rewards Network the abatement described in clause
      (ii) above of this sentence. The provisions of this Section 9(f) shall be
      considered an express agreement governing any case of damage or destruction
      of
      the Building or the Sublease Premises by fire or other casualty and any law
      now
      or hereafter in force which is inconsistent with the provisions of this Section
      9(f) shall have no application.

     

    
      
        
        

      

      
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    (2) If
      the
      Sublease Premises or any part thereof are damaged by fire or other casualty,
      Subtenant shall give written notice thereof to Sublandlord promptly after
      Subtenant becomes aware of such damage. In the event the Sublease Premises
      are
      untenantable for use by Subtenant by reason of a substantial damage by fire
      or
      other casualty thereby affording Sublandlord, as tenant under the Overlease,
      the
      right to terminate the Overlease pursuant to the provisions of Article 19,
      then
      Subtenant may elect to terminate this Sublease by notice to Sublandlord given
      not later than three (3) Business Days prior to the date that Sublandlord is
      required to give Overlandlord notice of Sublandlord’s exercise of its
      termination right under the Overlease (it being expressly understood and agreed
      that Subtenant shall have the right to terminate this Sublease on account of
      a
      casualty only in those circumstances that Sublandlord shall have the parallel
      right under the Overlease to terminate the Overlease, and only if Subtenant
      shall have exercised such termination right at least three (3) Business Days
      prior to the date by which Sublandlord is required under the Overlease to
      exercise its right to terminate the Overlease). If Subtenant shall timely and
      properly exercise such right to terminate this Sublease, then this Sublease
      shall terminate effective as of the 30th
      day (or,
      in the case of termination in the last year, the 60th
      day)
      following such Subtenant’s notice, and Subtenant shall vacate and surrender the
      entire Sublease Premises in accordance with the provisions of this Sublease
      (for
      the delivery of the Sublease Premises at the end of the Term), with all Fixed
      Rent and additional rents apportioned as of such termination date.

     

    10.
      PROTECTION
      OF THE OVERLEASE.
      (a)
Generally.
      Sublandlord shall not do or cause to be done or suffer or permit to be done
      any
      default or breach under the Overlease which causes the Overlease or the rights
      of Sublandlord as tenant thereunder to be terminated (other than (i) on account
      of a parallel default by Subtenant under this Sublease, or (ii) pursuant to
      termination rights expressly granted to Sublandlord thereunder). Subtenant
      shall
      not do or cause to be done or suffer or permit to be done any act or thing
      which
      would or might constitute a default under the Overlease or cause the Overlease
      or the rights or benefits of Sublandlord as tenant thereunder to be terminated,
      diminished or adversely affected or which would or might cause Sublandlord
      to
      become liable for any damages, costs, claims or penalties. Subtenant represents
      that it has examined the Overlease and that it is fully familiar with the terms
      thereof.

     

    (b)
      Modification
      of Overlease.
      Sublandlord may modify, or cause or suffer to be modified, the Overlease,
      without in any instance first obtaining the consent of Subtenant to such
      modification; provided, however, that if the modification in question would
      adversely affect Subtenant’s rights or obligations hereunder, Subtenant’s rights
      and obligations vis-a-vis Sublandlord shall be governed by this Sublease without
      giving effect to such modification.

     

    (c)
      Termination
      of Overlease.
      Except
      with respect to Sublandlord’s rights of termination that are expressly set forth
      in the Overlease, so long as Subtenant is not in default (beyond notice and
      period of cure) under this Sublease, Sublandlord covenants and agrees not to
      voluntarily cancel or surrender the Overlease (unless on account of
      Overlandlord’s default), without the prior written consent of Subtenant, unless
      Overlandlord agrees to recognize the rights of Subtenant under this Sublease.
      In
      the event of and upon the termination or cancellation of the Overlease pursuant
      to any of the provisions of the Overlease or on account of Overlandlord’s
      default, or otherwise as required by law, whether or not the Sublease
      Commencement Date shall have occurred, this Sublease shall automatically expire
      and terminate and shall be of no further force and effect, and Subtenant shall
      have no claim against Sublandlord of any kind whatsoever, unless such
      termination or cancellation is due to the default of Sublandlord, other than
      a
      default caused by Subtenant under this Sublease.

     

    11.
      SUBORDINATION.
      This
      Sublease is subject and subordinate to all of the terms, covenants, conditions
      and obligations of the Overlease, and to the matters to which the Overlease
      is
      or shall be subordinate, and in the event of the termination, re-entry or
      dispossession by Overlandlord under the Overlease, Overlandlord may, at its
      option, take over all of the right, title and interest of Sublandlord under
      this
      Sublease and Subtenant shall, at Overlandlord’s option, attorn to Overlandlord
      pursuant to the then executory provisions of this Sublease, except that
      Overlandlord shall not be (i) liable for any previous act or omission of
      Sublandlord under this Sublease, (ii) subject to any offset that theretofore
      accrued to Subtenant against Sublandlord, (iii) bound by any previous
      modification of this Sublease or by any previous payment by Subtenant of more
      than one month’s rent (unless previously approved by, Overlandlord), (iv) bound
      by any covenant to undertake or complete or make payment to or on behalf of
      Subtenant with respect to any construction of the Sublease Premises or any
      portion thereof demised by this Sublease, and (v) bound by any obligations
      to
      make any other payment to or on behalf of Subtenant, except for services,
      repairs, maintenance and restoration provided for under this Sublease to be
      performed after the date of such termination, reentry or dispossession by
      Overlandlord under this Lease and which Overlandlord is required to perform
      hereunder with respect to the Sublease Premises at Overlandlord’s expense.

     

    12. ASSIGNMENT
      AND SUBLETTING.
      (a)
      Notwithstanding anything contained in this Sublease, Subtenant shall not
      encumber this Sublease or the Sublease Premises, assign this Sublease, or
      sublease the Sublease Premises in whole or in part or permit Subtenant’s
      interest in this Sublease to be vested in any third party by operation of law
      or
      otherwise without in each instance the prior written consent of Sublandlord
      (and, if required by the Overlease, of Overlandlord), in conformity with the
      provisions of Article 17 of the Overlease, the terms of which are incorporated
      by reference.

     

    
      
        
        

      

      
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    (b) No
      assignment of this Sublease or underletting of the Sublease Premises, unless
      made in compliance with all of the provisions of this Article, shall have any
      validity. An assignment of this Sublease or underletting of the Sublease
      Premises shall not relieve or release the assignor or underlandlord from any
      obligations of Subtenant under this Sublease and the assignor/underlandlord
      shall remain liable for the performance of all obligations of Subtenant
      hereunder for the remainder of the term and renewal terms, if any. Subtenant
      shall and does hereby indemnify and agree to defend and hold Sublandlord free
      and harmless from and against any and all liabilities, claims, causes of action,
      suit or suits, expenses, penalties, costs and fees (including, without
      limitation, reasonable counsel fees) arising under or in connection with the
      terms, provisions and conditions of each and every underlease, license or
      transfer/assignment agreement. The fact that a violation or breach of any of
      the
      terms, provisions or conditions of this Sublease results from or is caused
      by an
      act or omission by any undertenant, assignee or transferee shall not relieve
      Subtenant of Subtenant’s obligation to cure the same. Subtenant shall take all
      necessary steps to prevent any such violation or breach.

     

    13. SUBLANDLORD’S
      CONSENT OR APPROVAL.
      Whenever Sublandlord is required not to unreasonably withhold its consent or
      approval, if Sublandlord unreasonably withholds such consent or approval,
      Subtenant’s sole remedy shall be an action for specific performance or
      injunction and in no case shall Sublandlord be liable in damages or otherwise
      monetarily for unreasonably withholding consent or approval. Without limiting
      the reasons for which Sublandlord may withhold consent or approval, Subtenant
      agrees that even in instances in which Sublandlord is obliged not to
      unreasonably withhold its consent or approval, Sublandlord may withhold the
      same
      if Rewards Network or Overlandlord withholds the same.

     

    14. SUBLANDLORD’S
      RIGHT TO CURE. If
      Subtenant fails to perform any of its obligations hereunder in accordance with
      the terms hereof, then, after notice to Subtenant (except in case of emergency)
      and (i) if Sublandlord has received a notice of default from Rewards Network
      or
      Overlandlord on account of such Subtenant’s failure (or if such default does not
      require a notice from Rewards Network or Overlandlord), without awaiting the
      lapse of any cure period that may be provided for herein for defaults and (ii)
      if Rewards Network or Overlandlord has not sent any notice of default, following
      the period of ten (10) days following such notice, Sublandlord may (but shall
      not be obligated to) cure such failure for the account of and at the expense
      of
      Subtenant, and the amount of any costs, payments or expenses incurred by
      Sublandlord in connection with such cure (including reasonable counsel fees)
      shall be payable by Subtenant to Sublandlord as additional rent on
      demand.

    

    15. INDEMNITY.
      Subtenant shall indemnify, defend and hold Sublandlord harmless from and against
      any and all claims, actions, liabilities, losses, damages, costs and expenses
      (including reasonable attorneys’ fees) arising (i) from the use or occupancy by
      Subtenant of the Sublease Premises, or (ii) from any work or thing done or
      any
      condition created by or any other act or omission of Subtenant or its employees,
      agents, contractors, visitors or licensees, in or about the Sublease Premises
      or
      any other part of the Building, or (iii) from Subtenant’s failure to perform any
      of the obligations imposed on it hereunder (including any of the obligations
      imposed on it hereunder by virtue of the incorporation herein of certain
      provisions of the Overlease).

     

    16. REPAIRS.
      (a)
      Subtenant shall not commit any waste in the Sublease Premises or the Building
      and shall be responsible to maintain and repair the Sublease Premises and all
      fixtures, equipment and improvements attached to or located in the Sublease
      Premises or any Changes thereto approved by Sublandlord (herein collectively,
      the “Improvements
      and Installations”)
      in
      order to ensure that same are repaired and maintained in as good a condition
      as
      existed as of the Sublease Commencement Date, reasonable wear and tear excepted.
      In amplification and not in limitation of the foregoing, Subtenant shall be
      liable for all repairs and maintenance of the interior doors, floor and wall
      covering, lighting fixtures, and scratches and damages to any glass within
      the
      Sublease Premises. In the event Subtenant shall fail to comply with its
      obligation to repair and maintain the Sublease Premises or the other items
      for
      which its is responsible in accordance with the terms hereof, then Sublandlord
      shall be entitled to make such repairs on behalf of Subtenant in accordance
      with
      the provisions hereof. In the event that the Building or any of the equipment
      or
      appurtenances thereto or stored therein is damaged as a result of any act or
      omission of Subtenant, its agents, employees, contractors or invitees, then
      Subtenant, upon demand shall pay to Sublandlord the cost of any such repairs
      that Sublandlord shall be required to pay to Rewards Network or Overlandlord
      on
      account thereof. Subtenant’s obligations hereunder shall survive the expiration
      or earlier termination of the term hereof.

     

    
      
        
        

      

      
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    17. ALTERATIONS.
      (a)
      Subtenant shall not make any alterations or improvements (herein “Changes”)
      to the
      Sublease Premises of any nature without (i) first obtaining Sublandlord’s prior
      written consent, and (ii) the required consent from Rewards Network in
      accordance with the terms of the Sublease and Overlandlord in accordance with
      the provisions of the Overlease. Sublandlord agrees that provided, (x) Rewards
      Network and Overlandlord shall each have consented to a proposed Change, and
      (y)
      such proposed Change does not affect the structural integrity of the Building
      or, affect any mechanical, electrical, HVAC, plumbing, life safety, security
      or
      other system located in the Sublease Premises or the Building, Sublandlord’s
      consent shall not be unreasonably withheld or delayed. Any request for
      Sublandlord’s consent to a proposed Change shall be accompanied by a final set
      of architectural, mechanical, electrical and engineering drawing and
      specifications (herein called the “final
      plans”)
      setting forth all of the work, equipment and improvements which Subtenant wishes
      to perform, which final plans shall be scaled and dimensioned and shall contain
      complete information necessary for the construction and finishing of the
      Sublease Premises and for the engineering in connection therewith and otherwise
      comply with the terms of the Overlease. Subject to the provisions this Sublease
      (including the provisions of the Overlease incorporated herein by reference),
      it
      is understood that Sublandlord shall not be deemed unreasonable in withholding
      its consent to the final plans prepared by Subtenant pursuant hereto if (i)
      Rewards Network or Overlandlord has not consented thereto, (ii) same involves
      the performance of work or the installation in the Sublease Premises of
      materials or equipment which do not equal or exceed the existing standard of
      quality of Sublease Premises, (iii) same exceeds the capacity of the utilities
      available in the Sublease Premises, or (iv) same will contain or require the
      use
      of hazardous or toxic materials or violate any governmental laws, rules or
      ordinances. If Rewards Network, Overlandlord and Sublandlord consent to any
      Changes, then, with respect to the same, Subtenant shall comply with all of
      the
      provisions of the Sublease and Overlease relating thereto.

     

    (b) Subtenant
      hereby covenants and agrees to indemnify and save harmless Sublandlord from
      and
      against any and all claims, reasonable counsel fees, loss, damage and expenses
      whatsoever by reason of any injury or damage, caused by Subtenant or its
      contractors, agents or employees, to any person or property as a result of
      any
      Changes performed by Subtenant or arising out of any fine or penalty or out
      of
      any other matter or thing connected with any work done or to be done or
      materials furnished or to be furnished in connection with such Changes. Before
      proceeding with (and as a condition to making) any Changes which will cost
      more
      than twenty five thousand dollars and 00/100 ($25,000.00), as reasonably
      estimated by Sublandlord, Subtenant shall furnish to Sublandlord a payment
      and
      performance bond or other security satisfactory to Sublandlord, in an amount
      at
      least equal to 120% of the estimated cost of such Changes.

     

    18. INSURANCE.
      (A) The
      Subtenant shall comply with the insurance requirements imposed upon Sublandlord,
      as “Tenant” under the Overlease as incorporated herein by reference (including
      the requirement that it insure the Included Furniture under its casualty
      insurance). Such insurance shall name Sublandlord, Rewards Network and
      Overlandlord as additional insured, as their respective interests may appear.
      Subtenant shall furnish Sublandlord with certificates evidencing such insurance
      prior to occupying the Sublease Premises. Notwithstanding anything in this
      Sublease to the contrary, Subtenant hereby releases Sublandlord from any
      liability to Subtenant on account of any loss or damage to the Improvements
      and
      Installations and Subtenant’s Property arising out of any cause or origin,
      including the negligence or misconduct of Overlandlord, Rewards Network,
      Sublandlord, or their respective agents, contractors or employees, but only
      to
      the extent of the insurance proceeds paid to Subtenant under its policies of
      insurance or, if it fails to maintain the required policies, the insurance
      proceeds that would have been paid to Subtenant if it had maintained such
      policies. Subtenant shall promptly give to its insurance company written notice
      of the waiver contained in this subparagraph, and shall cause its insurance
      policies to be properly endorsed, if necessary, to prevent the invalidation
      of
      any insurance coverages by reason of the waiver contained in this subparagraph;
      except that Subtenant shall have the right to obtain a policy of insurance
      that
      would be invalidated by or would conflict with such release (and, the release
      shall not apply with respect to damage covered by such a policy), if it is
      no
      longer possible for Subtenant to obtain a policy which would not be invalidated
      and would not conflict with such release, and Subtenant so notifies the
      Sublandlord.

     

    (B)
      Notwithstanding anything in this Sublease to the contrary, Sublandlord hereby
      releases Subtenant from any liability to Sublandlord on account of any loss
      or
      damage to the Sublandlord’s moveable personal property items that are in the
      portion of the Premises that are not part of the Sublease Premises, arising
      out
      of any cause or origin, including the negligence or misconduct of Subtenant,
      or
      its agents, contractors or employees, but only to the extent of the insurance
      proceeds paid to Sublandlord under its policies of insurance or, if it fails
      to
      maintain property insurance on its personal property in accordance with the
      terms of the Overlease, the insurance proceeds that would have been paid to
      Subtenant if it had maintained such policies. Subtenant shall promptly give
      to
      its insurance company written notice of the waiver contained in this
      subparagraph, and shall cause its property insurance policy to be properly
      endorsed, if necessary, to prevent the invalidation of any insurance coverages
      by reason of the waiver contained in this subparagraph; except that Sublandlord
      shall have the right to obtain a policy of personal property insurance that
      would be invalidated by or would conflict with such release (and, the release
      shall not apply with respect to damage covered by such a policy), if it is
      no
      longer possible for Sublandlord to obtain a policy which would not be
      invalidated and would not conflict with such release, and Sublandlord so
      notifies the Subtenant.

    

    19. END
      OF TERM. The
      provisions of Overlease Article 22 shall apply.

     

    
      
        
        

      

      
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    20. BROKERS.
      Subtenant represents that it has not dealt with any real estate brokers or
      finders with respect to this Sublease other than RE/MAX P.P. Commercial and
      Grubb & Ellis (the “Brokers”).
      Subtenant agrees to indemnify and hold Sublandlord harmless from and against
      any
      and all loss, liability, damage, cost and expense (including, but not limited
      to, court costs and reasonable attorneys’ fees) which Sublandlord may incur or
      sustain in connection with any claim or action by any real estate broker or
      finder (other than the Brokers) that may be asserted against Sublandlord as
      a
      result of any conversations, correspondence or other dealings between Subtenant
      and such broker or finder. Sublandlord shall be responsible for any brokerage
      commissions payable to Brokers pursuant to a separate agreement. Sublandlord
      agrees to indemnify and hold Subtenant harmless from and against any and all
      loss, liability, damage, cost and expense (including, but not limited to, court
      costs and reasonable attorneys’ fees) which Subtenant may incur or sustain in
      connection with any claim or action by any real estate broker or finder that
      may
      be asserted against Subtenant as a result of any conversations, correspondence
      or other dealings between Sublandlord and such broker or finder (who shall
      not
      have dealt with or have had conversations or other correspondence with
      Subtenant).

     

    21. NOTICES.
      Any
      notices to be given under this Sublease shall be in writing and shall be sent
      by
      personal hand delivery or registered or certified mail, return receipt
      requested. If such notice is directed to Subtenant, it shall be addressed to
      Subtenant at the Premises Attention: ________________, and if such notice is
      directed to Sublandlord, it shall be addressed to Sublandlord at 11811 North
      Tatum Boulevard, Suite 3031, Phoenix, Arizona 85028, Attention: Ken Cisneros,
      with a copy to Two North Riverside Plaza, Suite 950, Chicago, Illinois 60606,
      Attention: General Counsel. Either party may, by notice in writing, direct
      that
      future notices or demands be sent to a different address and to the attention
      of
      such other people as either Sublandlord or Subtenant shall designate. Notices
      so
      sent shall be deemed given (i) if sent by personal hand delivery, upon delivery
      thereof, and (ii) if sent by register or certified mail, upon receipt by the
      party in question or the first attempted delivery, if delivery is refused and
      is
      so indicated on the return receipt.

     

    22. SECURITY
      DEPOSIT.
      The
      provisions of Overlease Article 5 shall apply to this Sublease, provided that
      the Security Deposit shall be in the amount of Seven Thousand Four Hundred
      Eighty Two Dollars and Zero Cents ($7,482.00). 

     

    23. MISCELLANEOUS.
      (a)
Merger.
      All
      prior understandings and agreements between the parties are merged within this
      Sublease, which alone fully and completely sets forth the understanding of
      the
      parties; and this Sublease may not be changed or terminated orally or in any
      manner other than by an agreement in writing and signed by the party against
      whom enforcement of the change or termination is sought.

     

    (b)
      Successors
      and Assigns.
      This
      Sublease shall be binding upon and shall inure to the benefit of the parties
      hereto and their respective successors and permitted assigns. The term
“Sublandlord,” as used in this Sublease, shall mean only the owner from time to
      time of the interest of the tenant under the Overlease, so that in the event
      of
      any transfer or assignment of such interest, the transferor or assignor shall
      be
      and hereby is entirely freed and relieved of all covenants, obligations and
      liability of Sublandlord under this Sublease, and it shall be deemed, without
      further agreement, that the transferee or assignee has assumed and agreed to
      perform and observe all obligations of Sublandlord under this Sublease during
      the period that such transferee or assignee is the owner of the interest of
      the
      tenant under the Overlease.

     

    (c)
      No
      Recording.
      Subtenant shall not record this Sublease or any memorandum thereof.

     

    (d)
      Signage/Directory.
      Subject
      to Overlandlord approval as required under the Overlease, Subtenant, at its
      sole
      cost and expense, shall be permitted to place an identifying sign (containing
      Subtenant’s name) at the entrance of the Sublease Premises, subject to
      Sublandlord’s prior written consent as to size, material and location (which
      will not be unreasonably withheld, conditioned or delayed). Subtenant will
      be
      responsible for obtaining any and all necessary governmental approvals and
      permits in connection therewith. Sublandlord will permit Subtenant to use
      Subtenant’s Proportionate Share of the directory listings available to
      Sublandlord under the Overlease on the Building directory, subject to and in
      accordance with the provisions of the Overlease (including paying Overlandlord’s
      charges for reprogramming any directory).

    

      
        
          
          

        

        
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    IN
      WITNESS WHEREOF,
      Sublandlord and Subtenant do hereby execute this Sublease as of the date and
      year first above written.

     

    SUBLANDLORD:

    

    AOB
      COMMERCE INC.

    

    

    By:
      /s/ Nelson Liao

    Name:
      Nelson Liao

    Title:  
      President

    

    SUBTENANT:

     

    AOB
      BIOTECH, INC.

     

    By:
      /s/ Nelson Liao

    Name: 
      Nelson Liao

    Title:   
      Chief Executiver Officer

     

     

    
      
        
        

      

      
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