Document:

_SECURITIES PURCHASE AGREEMENT

 

This
SECURITIES PURCHASE AGREEMENT (the “Agreement”), dated as of March 23, 2018, by and between CleanSpark, Inc.,
a Nevada corporation, with headquarters located at 70 North Main Street, Suite 105, Bountiful, UT 84010 (the “Company”),
and LABRYS FUND, LP, a Delaware limited partnership, with its address at 48 Parker Road, Wellesley, MA 02482 (the “Buyer”).

 

WHEREAS:

 

A.                             
The Company and the Buyer are executing and delivering this Agreement in reliance upon the
exemption from securities registration afforded by the rules and regulations as promulgated by the United States Securities
and Exchange Commission (the “SEC”) under the Securities Act of 1933, as amended (the “1933 Act”);

 

B.                             
Buyer desires to purchase and the Company desires to issue and sell, upon the terms and
conditions set forth in this Agreement a 12% convertible note of the Company, in the
form attached hereto as Exhibit A, in the aggregate principal amount of up to
US$550,000.00 (together with any note(s) issued in replacement thereof or as a dividend thereon or otherwise with respect thereto
in accordance with the terms thereof, the “Note”), convertible into shares of common stock, $0.001 par value per share,
of the Company (the “Common Stock”), upon the
terms and subject to the limitations and conditions set forth in such Note.

 

C.                             
The Buyer wishes to purchase, upon the terms and conditions stated in this Agreement, such
principal amount of Note as is set forth immediately below its name on the signature
pages hereto; and

 

NOW
THEREFORE, the Company and the Buyer severally (and not jointly) hereby agree as follows:

 

1.                             
PURCHASE AND SALE OF NOTE.

 

a.           
Purchase of Note. On the Closing Date (as defined below), the Company shall issue
and sell to the Buyer and the Buyer agrees to purchase from the Company such principal
amount of Note as is set forth immediately below the Buyer’s name on the signature pages hereto, subject to the express terms
of the Note. In connection with the funding of the First Tranche (as defined herein) of the Note, the
Company shall issue to Buyer on the Closing Date, as a commitment fee, 137,500 shares of its common stock (the “Returnable
Shares”), as further provided in the Note. The Returnable Shares shall be deemed
earned in full as of the Closing Date. In connection with the funding of the First
Tranche of the Note, the Company shall
issue to Buyer on the Closing Date, as a commitment fee, 100,000 shares of its common stock (the “Commitment Shares”).
The Commitment Shares shall be deemed earned in full as of the
Closing Date.

 

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b.           
Form of Payment. On or around the Closing Date (as defined below), the Buyer shall
pay the purchase price of $200,000.00 (the “Purchase Price”) for the first tranche of $220,000.00 under the Note (the
“First Tranche”), by wire transfer of immediately available funds, in accordance with the Company’s written wiring
instructions, against delivery of the Note, and (i) the Company shall deliver such duly executed Note on behalf of the
Company, to the Buyer. If the Buyer decides to pay, in their sole discretion,
additional amounts (additional tranches) under the Note, as further described in the Note, then such additional amounts shall be
paid in accordance with the Company’s written wiring instructions as well.

 

c.          
Closing Date. Subject to the satisfaction (or written waiver) of the conditions thereto
set forth in Section 7 and Section 8 below, the date and time of the issuance and sale
of the First Tranche of the Note pursuant to this Agreement (the “Closing Date”)
shall be 12:00 noon, Eastern Standard Time on or about March 23, 2018, or such other mutually agreed upon time. The closing of
the transactions contemplated by this Agreement (the “Closing”) shall
occur on the Closing Date at such location as may be agreed to by the parties.

 

2.                                 
REPRESENTATIONSANDWARRANTIESOFTHE BUYER. The Buyer represents and
warrants to the Company that:

 

a.           
Investment Purpose. As of the date hereof, the Buyer is purchasing the Note and the
shares of Common Stock issuable upon conversion of or otherwise pursuant to the Note (including, without limitation, such
additional shares of Common Stock, if any, as are issuable (i) at Closing as Returnable Shares,

(ii) on account of interest
on the Note (iii) as a result of the events described in Sections 1.3 and 1.4(i) of
the Note or (iv) in payment of the Standard Liquidated Damages Amount (as defined in Section 2(f) below) pursuant to this Agreement,
such shares of Common Stock being collectively referred to herein as the “Conversion Shares” and, collectively with
the Note, the “Securities”) for its own account and not with a present
view towards the public sale or distribution thereof, except pursuant to sales registered
or exempted from registration under the 1933 Act; provided, however, that by making
the representations herein, the Buyer does not agree to hold any of the
Securities for any minimum or other specific term and reserves the right to
dispose of the Securities at any time in accordance with or pursuant to a registration statement or an exemption under the 1933
Act.

 

b.          
Accredited Investor Status. The Buyer
is an “accredited investor” as that term is defined in Rule 501(a) of Regulation D (an “Accredited Investor”).

c.           
Reliance on Exemptions. The Buyer understands that the
Securities are being offered and sold to it in reliance upon specific exemptions from the registration requirements of United
States federal and state securities laws and that the Company is relying upon the truth
and accuracy of, and the Buyer’s compliance with, the representations, warranties, agreements, acknowledgments and understandings
of the Buyer set forth herein in order to determine the availability of such exemptions and the eligibility
of the Buyer to acquire the Securities.

 

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d.           
Information. The Buyer and its advisors, if any, have been, and for so long as the
Note remains outstanding will continue to be, furnished with all materials relating to the business, finances and operations of
the Company and materials relating to the offer and sale of the Securities which have
been requested by the Buyer or its advisors. The Buyer and its advisors, if any, have been, and for so long as the
Note remains outstanding will continue to be, afforded the opportunity to ask questions of the Company. Notwithstanding the
foregoing, the Company has not disclosed to the
Buyer any material nonpublic information and will not disclose such information unless such information is disclosed to
the public prior to or promptly following such disclosure to the Buyer. Neither such inquiries nor any other due diligence investigation
conducted by Buyer or any of its advisors or representatives shall modify, amend or affect Buyer’s right to rely on the
Company’s representations and warranties contained in Section 3 below. The Buyer
understands that its investment in the Securities involves a significant degree of risk. The
Buyer is not aware of any facts that may constitute a breach of any of the Company's
representations and warranties made herein.

 

e.            
Governmental Review. The Buyer understands
that no United States federal or state agency or any other government or governmental agency has passed upon or made any recommendation
or endorsement of the Securities.

 

f.          
Transfer or Re-sale. The Buyer understands that (i) the sale or re-sale of the Securities
has not been and is not being registered under the 1933 Act or any applicable state securities laws, and the
Securities may not be transferred unless (a) the Securities are sold pursuant to an effective registration statement under the
1933 Act, (b) the Buyer shall have delivered to the Company, at the cost of the Company,
an opinion of counsel that shall be in form, substance and scope customary for opinions of counsel in comparable transactions to
the effect that the Securities to be sold or transferred may be sold or transferred
pursuant to an exemption from such registration, which opinion shall be accepted by the Company,

(c) the
Securities are sold or transferred to an “affiliate” (as defined in Rule 144 promulgated under the 1933 Act
(or a successor rule) (“Rule 144”)) of the Buyer who agrees to sell or otherwise transfer the Securities only in accordance
with this Section 2(f) and who is an Accredited Investor, (d) the Securities are sold
pursuant to Rule 144, or (e) the Securities are sold pursuant to Regulation S under
the 1933 Act (or a successor rule) (“Regulation S”), and the Buyer shall
have delivered to the Company, at the cost
of the Company, an opinion of counsel that shall be in form, substance and scope customary for opinions of counsel in corporate
transactions, which opinion shall be accepted by the Company; (ii) any sale of such
Securities made in reliance on Rule 144 may be made only in accordance with the terms
of said Rule and further, if said Rule is not applicable, any re-sale of such Securities under circumstances in which the seller
(or the person through whom the sale is made) may be deemed to be an underwriter (as that term is defined in the
1933 Act) may require compliance with some other exemption under the 1933 Act or the rules

 

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and regulations of the
SEC thereunder; and (iii) neither the Company nor any other person is under any obligation
to register such Securities under the 1933 Act or any state securities laws or to comply with the terms and conditions of any exemption
thereunder (in each case). Notwithstanding the foregoing or anything else contained herein to the contrary, the Securities may
be pledged as collateral in connection with a bona fide margin account or other lending arrangement. In the event that the Company
does not accept the opinion of counsel provided by the Buyer with respect to the transfer
of Securities pursuant to an exemption from registration, such as Rule 144 or Regulation S, within three (3) business days of delivery
of the opinion to the Company, the Company shall pay to the Buyer liquidated damages of five percent (5%) of the outstanding amount
of the Note per day plus accrued and unpaid interest on the Note, prorated for partial months, in cash or shares at the option
of the Buyer (“Standard Liquidated Damages Amount”). If the Buyer elects
to be pay the Standard Liquidated Damages Amount in shares of Common Stock, such shares shall be issued at the Conversion Price
(as defined in the Note) at the time of payment.

 

g.           
Legends. The Buyer understands that the Note and, until such time as the
Returnable Shares and/or Conversion Shares have been registered under the 1933 Act
may be sold pursuant to Rule 144 or Regulation S without any restriction as to the number
of securities as of a particular date that can then be immediately sold, the Returnable
Shares and/or Conversion Shares may bear a restrictive legend in substantially the following form (and a stop-transfer order may
be placed against transfer of the certificates for such Securities):

 

“NEITHER THE ISSUANCE
AND SALE OF THE SECURITIES REPRESENTED BY THIS CERTIFICATE NOR THE SECURITIES INTO WHICH THESE SECURITIES ARE EXERCISABLE HAVE
BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR APPLICABLE STATE SECURITIES LAWS. THE SECURITIES MAY NOT BE OFFERED
FOR SALE, SOLD, TRANSFERRED OR ASSIGNED (I) IN THE ABSENCE OF (A) AN EFFECTIVE REGISTRATION STATEMENT FOR THE SECURITIES UNDER
THE SECURITIES ACT OF 1933, AS AMENDED, OR (B) AN OPINION OF COUNSEL (WHICH COUNSEL SHALL BE SELECTED BY THE HOLDER), IN A GENERALLY
ACCEPTABLE FORM, THAT REGISTRATION IS NOT REQUIRED UNDER SAID ACT OR (II) UNLESS SOLD PURSUANT TO RULE 144 OR RULE 144A UNDER SAID
ACT. NOTWITHSTANDING THE FOREGOING, THE SECURITIES MAY BE PLEDGED IN CONNECTION WITH A BONA FIDE MARGIN ACCOUNT OR OTHER LOAN OR
FINANCING ARRANGEMENT SECURED BY THE SECURITIES.”

 

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The
legend set forth above shall be removed and the Company shall issue a certificate without such legend to the
holder of any Security upon which it is stamped, if, unless otherwise required by applicable state securities laws, (a)
such Security is registered for sale under an effective registration statement filed under the 1933 Act or otherwise may be sold
pursuant to Rule 144 or Regulation S without any restriction as to the number of securities as of a particular date that can then
be immediately sold, or (b) such holder provides the Company with an opinion of counsel, in form, substance and scope customary
for opinions of counsel in comparable transactions, to the effect that a public sale or transfer of such Security may be made without
registration under the 1933 Act, which opinion shall be accepted by the Company so that the sale or transfer is effected. The
Buyer agrees to sell all Securities, including those represented by a certificate(s) from which the legend has been removed,
in compliance with applicable prospectus delivery requirements, if any. In the event that the
Company does not accept the opinion of
counsel provided by the Buyer with respect to the transfer of Securities pursuant
to an exemption from registration, such as Rule 144 or Regulation S, at the Deadline, it will be considered an Event of Default
pursuant to Section 3.2 of the Note.

 

h.           
Authorization; Enforcement. This Agreement has been duly and validly authorized.
This Agreement has been duly executed and delivered on behalf of the Buyer, and this Agreement constitutes a valid and binding
agreement of the Buyer enforceable in accordance with its terms.

 

i.          
Residency. The Buyer is a resident of
the jurisdiction set forth in the preamble.

 

3.                                 
REPRESENTATIONS AND WARRANTIES OF THE COMPANY. The
Company represents and warrants to the Buyer, unless stated to the contrary
in the Company’s SEC Documents, that:

 

a.           
Organization and Qualification. The Company
and each of its Subsidiaries (as defined below), if any, is a corporation duly organized, validly existing and in good standing
under the laws of the jurisdiction in which it is incorporated, with full power and authority (corporate and other) to own, lease,
use and operate its properties and to carry on its business as and where now owned, leased, used, operated and conducted. The
Company and each of its Subsidiaries is duly qualified as a foreign corporation to do business and is in good standing in every
jurisdiction in which its ownership or use of property or the nature of the business conducted by it makes such qualification necessary
except where the failure to be so qualified or in good standing would not have a Material
Adverse Effect. “Material Adverse Effect” means any material adverse effect on the business, operations, assets, financial
condition or prospects of the Company or its Subsidiaries, if any, taken as a whole, or on the transactions contemplated hereby
or by the agreements or instruments to be entered into in connection herewith. “Subsidiaries” means any corporation
or other organization, whether incorporated or unincorporated, in which the Company owns, directly or indirectly, any equity or
other ownership interest.

 

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b.           
Authorization; Enforcement. (i) The Company has all requisite corporate power and
authority to enter into and perform this Agreement, the Note and to consummate the transactions contemplated hereby and thereby
and to issue the Securities, in accordance with the terms hereof and thereof, (ii)
the execution and delivery of this Agreement, the Note by the
Company and the consummation by it of the transactions contemplated hereby and thereby (including without limitation, the
issuance of the Note and the issuance
of the Returnable Shares and the issuance
and reservation of the Returnable Shares and Conversion Shares issuable upon conversion or exercise thereof) have been duly authorized
by the Company’s Board of Directors and no further consent or authorization of the Company,
its Board of Directors, or its shareholders is required, (iii) this Agreement has been duly executed and delivered by the
Company by its authorized representative, and such authorized representative is the
true and official representative with authority to sign this Agreement and the other documents executed in connection herewith
and bind the Company accordingly, and (iv) this Agreement constitutes, and upon execution
and delivery by the Company of the Note, each of such instruments will constitute, a legal, valid and binding obligation of the
Company enforceable against the Company in accordance with its terms.

 

c.          
Capitalization. As of the date hereof,
the authorized capital stock of the Company, and shares issued and outstanding, is
as set forth in the Company’s most recent periodic report filed with the SEC.
Except as disclosed in the SEC Documents, no shares are reserved for issuance pursuant to the Company’s stock option plans,
no shares are reserved for issuance pursuant to securities (other than the Note) exercisable for, or convertible into or exchangeable
for shares of Common Stock and 1,269,231 shares are reserved for issuance upon conversion of the Note. All of such outstanding
shares of capital stock are, or upon issuance will be, duly authorized, validly issued, fully paid and non-assessable. No shares
of capital stock of the Company are subject to preemptive rights or any other similar rights of the
shareholders of the Company or any liens or encumbrances imposed through the
actions or failure to act of the Company. Except as disclosed in the SEC Documents,
as of the effective date of this Agreement, (i) there are no outstanding options, warrants,
scrip, rights to subscribe for, puts, calls, rights of first refusal, agreements, understandings, claims or other commitments or
rights of any character whatsoever relating to, or securities or rights convertible into or exchangeable for any shares of capital
stock of the Company or any of its Subsidiaries, or arrangements by which the Company or any of its Subsidiaries is or may become
bound to issue additional shares of capital stock of the Company or any of its Subsidiaries, (ii) there are no agreements or arrangements
under which the Company or any of its Subsidiaries is obligated to register the sale of any of its or their securities under the
1933 Act and (iii) there are no anti-dilution or price adjustment provisions contained in any security issued by the
Company (or in any agreement providing rights to security holders) that will be triggered by the issuance of the Note, Returnable
Shares, or the Conversion Shares. The Company has filed in its SEC Documents true and correct copies of the
Company’s Certificate of Incorporation as in effect on the date hereof (“Certificate of Incorporation”),
the Company’s By-laws, as in effect on the date hereof (the “By-laws”),
and the terms of all securities convertible into or exercisable for Common Stock of
the Company and the material rights of
the holders thereof in respect thereto. The Company shall provide the Buyer with a written update of this representation signed
by the Company’s Chief Executive on behalf of the Company as of the Closing Date.

 

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d.            
Issuance of Shares. The issuance of the Note
is duly authorized and, upon issuance in accordance with the terms of this Agreement,
will be validly issued, fully paid and non-assessable and free from all preemptive or similar rights, taxes, liens, charges and
other encumbrances with respect to the issue thereof. The
Returnable Shares and Conversion Shares are duly authorized and the Conversion Shares are reserved for issuance and, upon
conversion of the Note in accordance with its respective terms, will be validly issued,
fully paid and non-assessable, and free from all taxes, liens, claims and encumbrances with respect to the
issue thereof and shall not be subject to preemptive rights or other similar rights of shareholders of the Company and will
not impose personal liability upon the holder thereof.

 

e.          
Acknowledgment of Dilution. The Company
understands and acknowledges the potentially dilutive effect to the Common Stock upon
the issuance of the Returnable Shares and Conversion Shares upon conversion of the
Note. The Company further acknowledges that its obligation to issue Returnable Shares and Conversion Shares upon conversion
of the Note in accordance with this Agreement, the Note is absolute and unconditional regardless of the
dilutive effect that such issuance may have on the ownership interests of other shareholders of the Company.

 

f.           
No Conflicts. The execution, delivery and performance of this Agreement and the Note
by the Company and the consummation by the Company of the
transactions contemplated hereby and thereby (including, without limitation, the issuance of the
Returnable Shares and the issuance and reservation for issuance of the Conversion Shares) will not (i) conflict with or
result in a violation of any provision of the Certificate of Incorporation or By-laws, or (ii) violate or conflict with, or result
in a breach of any provision of, or constitute a default (or an event which with notice or lapse of time or both could become a
default) under, or give to others any rights of termination, amendment, acceleration or cancellation of, any agreement, indenture,
patent, patent license or instrument to which the Company or any of its Subsidiaries is a party, or (iii) result in a violation
of any law, rule, regulation, order, judgment or decree (including federal and state securities laws and regulations and regulations
of any self-regulatory organizations to which the Company or its securities are subject)
applicable to the Company or any of its Subsidiaries or by which any property or asset
of the Company or any of its Subsidiaries is bound or affected (except for such conflicts, defaults, terminations, amendments,
accelerations, cancellations and violations as would not, individually or in the aggregate, have a Material Adverse Effect). Neither
the Company nor any of its Subsidiaries is in violation of its Certificate of Incorporation,
By-laws or other organizational documents and neither the Company nor any of its Subsidiaries is in default (and no event has occurred
which with notice or lapse of time or both could put the Company or any of its Subsidiaries in default) under, and neither the
Company nor any of its Subsidiaries has taken any action or failed to take any action

 

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that would give to
others any rights of termination, amendment, acceleration or cancellation of, any agreement, indenture or instrument to which the
Company or any of its Subsidiaries is a party or by which any property or assets of the
Company or any of its Subsidiaries is bound or affected, except for possible defaults as would not, individually or in the aggregate,
have a Material Adverse Effect. The businesses of the Company and its Subsidiaries,
if any, are not being conducted, and shall not be conducted so long as the Buyer owns any of the
Securities, in violation of any law, ordinance or regulation of any governmental entity. Except as specifically contemplated
by this Agreement and as required under the 1933 Act and any applicable state securities
laws, the Company is not required to obtain any consent, authorization or order of,
or make any filing or registration with, any court, governmental agency, regulatory agency, self-regulatory organization or stock
market or any third party in order for it to execute, deliver or perform any of its obligations under this Agreement, the Note
in accordance with the terms hereof or thereof or to issue and sell the Note in accordance with the terms hereof and to issue the
Returnable Shares and Conversion Shares upon conversion of the Note. All consents,
authorizations, orders, filings and registrations which the Company is required to obtain pursuant to the preceding sentence have
been obtained or effected on or prior to the date hereof. The
Company is not in violation of the listing requirements of the Over-the-Counter Bulletin Board (the “OTCBB”),
the OTCQB or any similar quotation system, and does not reasonably anticipate that the Common Stock will be delisted by the
OTCBB, the OTCQB or any similar quotation system, in the foreseeable future
nor are the Company's securities “chilled” by DTC. The Company and its Subsidiaries are unaware of any facts or circumstances
which might give rise to any of the foregoing.

 

g.           
SEC Documents; Financial Statements. The Company has timely filed all reports, schedules,
forms, statements and other documents required to be filed by it with the SEC pursuant to the reporting requirements of the Securities
Exchange Act of 1934, as amended (the “1934 Act”) (all of the foregoing filed prior to the date hereof and all exhibits
included therein and financial statements and schedules thereto and documents (other than exhibits to such documents) incorporated
by reference therein, being hereinafter referred to herein as the (“SEC Documents”). The Company has delivered to the
Buyer true and complete copies of the SEC Documents, except for such exhibits and incorporated documents. As of their respective
dates, the SEC Documents complied in all material respects with the requirements of the 1934 Act and the rules and regulations
of the SEC promulgated thereunder applicable to the SEC Documents, and none of the SEC Documents, at the time they were filed with
the SEC, contained any untrue statement of a material fact or omitted to state a material fact required to be stated therein or
necessary in order to make the statements therein, in light of the circumstances under which they were made, not misleading. None
of the statements made in any such SEC Documents is, or has been, required to be amended or updated under applicable law (except
for such statements as have been amended or updated in subsequent filings prior the date hereof). As of their respective dates,
the financial statements of the Company included in the SEC Documents complied as to form in all material respects with applicable
accounting requirements and the published rules and regulations of the SEC with respect thereto. Such financial

 

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statements have been
prepared in accordance with United States generally accepted accounting principles, consistently applied, during the periods involved
and fairly present in all material respects the consolidated financial position of the Company and its consolidated Subsidiaries
as of the dates thereof and the consolidated results of their operations and cash flows
for the periods then ended (subject, in the case of unaudited statements, to normal
year-end audit adjustments). Except as set forth in the financial statements of the Company included in the SEC Documents, the
Company has no liabilities, contingent or otherwise, other than (i) liabilities incurred in the ordinary course of business subsequent
to December 31, 2017, and (ii) obligations under contracts and commitments incurred in the ordinary course of business and not
required under generally accepted accounting principles to be reflected in such financial statements, which, individually or in
the aggregate, are not material to the financial condition or operating results of the Company. The Company is subject to the reporting
requirements of the 1934 Act. For the avoidance of doubt, filing of the documents required in this Section 3(g) via the
SEC’s Electronic Data Gathering, Analysis, and Retrieval system (“EDGAR”) shall satisfy all delivery requirements
of this Section 3(g).

 

h.          
Absence of Certain Changes. Since December 31, 2017, except as reported in the SEC
Documents, there has been no material adverse change and no material adverse development in the assets, liabilities, business,
properties, operations, financial condition, results of operations, prospects or 1934 Act reporting status of the Company or any
of its Subsidiaries.

 

i.           
Absence of Litigation. There is no action, suit, claim, proceeding, inquiry or investigation
before or by any court, public board, government agency, self-regulatory organization or body pending or, to the
knowledge of the Company or any of its Subsidiaries, threatened against or affecting the Company or any of its Subsidiaries,
or their officers or directors in their capacity as such, that could have a Material Adverse Effect. Schedule 3(i) contains a complete
list and summary description of any pending or, to the knowledge of the Company, threatened
proceeding against or affecting the Company or any of its Subsidiaries, without regard to whether it would have a Material Adverse
Effect. The Company and its Subsidiaries are unaware of any facts or circumstances which might give rise to any of the foregoing.

 

j.          
Patents, Copyrights, etc. The Company and each of its Subsidiaries owns or possesses
the requisite licenses or rights to use all patents, patent applications, patent rights, inventions, know-how, trade secrets, trademarks,
trademark applications, service marks, service names, trade names and copyrights (“Intellectual Property”) necessary
to enable it to conduct its business as now operated (and, as presently contemplated to be operated in the future). Except as disclosed
in the SEC Documents, there is no claim or action by any person pertaining to, or proceeding pending, or to the
Company’s knowledge threatened, which challenges the right of the Company or of a Subsidiary with respect to any Intellectual
Property necessary to enable it to conduct its business as now operated (and, as presently contemplated to be operated in the future);
to the best of the Company’s knowledge, the Company’s or its Subsidiaries’
current and intended products, services and
processes do not infringe on any Intellectual Property or other rights held by any person; and the Company is unaware of any facts
or circumstances which might give rise to any of the foregoing. The
Company and each of its Subsidiaries have taken reasonable security measures to protect the secrecy, confidentiality and value
of their Intellectual Property.

 

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k.               
No Materially Adverse Contracts, Etc. Neither the Company nor any of its Subsidiaries
is subject to any charter, corporate or other legal restriction, or any judgment, decree, order, rule or regulation which in the
judgment of the Company’s officers has or is expected in the future to have a Material Adverse Effect. Neither the
Company nor any of its Subsidiaries is a party to any contract or agreement which in the
judgment of the Company’s officers has or is expected to have a Material Adverse Effect.

 

l.            
Tax Status. The Company and each of its Subsidiaries has made or filed all federal,
state and foreign income and all other tax returns, reports and declarations required by any jurisdiction to which it is subject
(unless and only to the extent that the Company and each of its Subsidiaries has set aside on its books provisions reasonably adequate
for the payment of all unpaid and unreported taxes) and has paid all taxes and other governmental assessments and charges that
are material in amount, shown or determined to be due on such returns, reports and declarations, except those being contested in
good faith and has set aside on its books provisions reasonably adequate for the payment of all taxes for periods subsequent to
the periods to which such returns, reports or declarations apply. There are no unpaid taxes in any material amount claimed to be
due by the taxing authority of any jurisdiction, and the officers of the Company know of no basis for any such claim. The
Company has not executed a waiver with respect to the statute of limitations relating to the assessment or collection of any foreign,
federal, state or local tax. None of the Company’s tax returns is presently being audited by any taxing authority.

 

		m.	[INTENTIONALLY OMITTED].

 

n.             
Disclosure. All information relating to or concerning the
Company or any of its Subsidiaries set forth in this Agreement and provided to the Buyer pursuant to Section 2(d) hereof
and otherwise in connection with the transactions contemplated hereby is true and correct in all material respects and the Company
has not omitted to state any material fact necessary in order to make the statements made herein or therein, in light of the
circumstances under which they were made, not misleading. No event or circumstance has occurred or exists with respect to
the Company or any of its Subsidiaries or its or their business, properties, prospects, operations or financial conditions, which,
under applicable law, rule or regulation, requires public disclosure or announcement by the Company but which has not been so publicly
announced or disclosed (assuming for this purpose that the Company’s reports filed under the 1934 Act are being incorporated
into an effective registration statement filed by the Company under the 1933 Act).

 

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o.    
Acknowledgment Regarding Buyer’ Purchase of Securities. The Company acknowledges
and agrees that the Buyer is acting solely in the capacity of arm’s length purchasers with respect to this Agreement and
the transactions contemplated hereby. The Company
further acknowledges that the Buyer is not acting as a financial advisor or fiduciary
of the Company (or in any similar capacity) with respect to this Agreement and the transactions
contemplated hereby and any statement made by the Buyer or any of its respective representatives or agents in connection with this
Agreement and the transactions contemplated hereby is not advice or a recommendation
and is merely incidental to the Buyer’ purchase of the Securities. The Company
further represents to the Buyer that the Company’s decision to enter into this Agreement has been based solely on the independent
evaluation of the Company and its representatives.

 

p.         
No Integrated Offering. Neither the Company, nor any of its affiliates, nor any person
acting on its or their behalf, has directly or indirectly made any offers or sales in any security or solicited any offers to buy
any security under circumstances that would require registration under the 1933 Act of the issuance of the Securities to the Buyer.
The issuance of the Securities to the Buyer will not be integrated with any other issuance
of the Company’s securities (past, current or future) for purposes of any shareholder
approval provisions applicable to the Company or its securities.

 

		q.	[INTENTIONALLY OMITTED]

 

r.           
Permits; Compliance. The Company and each of its Subsidiaries is in possession of
all franchises, grants, authorizations, licenses, permits, easements, variances, exemptions, consents, certificates, approvals
and orders necessary to own, lease and operate its properties and to carry on its business as it is now being conducted (collectively,
the “Company Permits”), and there is no action pending or, to the knowledge of the Company, threatened regarding suspension
or cancellation of any of the Company Permits. Neither the Company nor any of its Subsidiaries is in conflict with, or in default
or violation of, any of the Company Permits, except for any such conflicts, defaults or violations which, individually or in the
aggregate, would not reasonably be expected to have a Material Adverse Effect. Since December 31, 2017, neither the Company nor
any of its Subsidiaries has received any notification with respect to possible conflicts, defaults or violations of applicable
laws, except for notices relating to possible conflicts, defaults or violations, which conflicts, defaults or violations would
not have a Material Adverse Effect.

 

		s.	Environmental Matters.

 

(i) 
There are, to the Company’s knowledge, with respect to the Company or any of its Subsidiaries
or any predecessor of the Company, no past or present violations of Environmental Laws
(as defined below), releases of any material into the environment, actions, activities,
circumstances, conditions, events, incidents, or contractual obligations which may give rise to any common law environmental liability
or any liability under the Comprehensive Environmental Response,

 

    	 	11	 

    	 

    

 

Compensation and Liability
Act of 1980 or similar federal, state, local or foreign laws and neither the Company
nor any of its Subsidiaries has received any notice with respect to any of the foregoing,
nor is any action pending or, to the Company’s knowledge, threatened in connection with any of the foregoing. The term “Environmental
Laws” means all federal, state, local or foreign laws relating to pollution or protection of human health or the environment
(including, without limitation, ambient air, surface water, groundwater, land surface or subsurface strata), including, without
limitation, laws relating to emissions, discharges, releases or threatened releases of chemicals, pollutants contaminants, or toxic
or hazardous substances or wastes (collectively, “Hazardous Materials”) into the
environment, or otherwise relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport
or handling of Hazardous Materials, as well as all authorizations, codes, decrees, demands or demand letters, injunctions, judgments,
licenses, notices or notice letters, orders, permits, plans or regulations issued, entered, promulgated or approved thereunder.

 

(ii)
Other than those that are or were stored, used or disposed of in compliance with applicable law, no Hazardous Materials are contained
on or about any real property currently owned, leased or used by the Company or any
of its Subsidiaries, and no Hazardous Materials were released on or about any real property previously owned, leased or used by
the Company or any of its Subsidiaries during the period the property was owned, leased or used by the Company or any of its Subsidiaries,
except in the normal course of the Company’s or any of its Subsidiaries’ business.

 

(iii) There
are no underground storage tanks on or under any real property owned, leased or used by the
Company or any of its Subsidiaries that are not in compliance with applicable law.

 

t.               
Title to Property. Except as disclosed in the SEC Documents the Company and its Subsidiaries
have good and marketable title in fee simple to all real property and good and marketable title to all personal property owned
by them which is material to the business of the Company and its Subsidiaries, in each case free and clear of all liens, encumbrances
and defects or such as would not have a Material Adverse Effect. Any real property and facilities held under lease by the Company
and its Subsidiaries are held by them under valid, subsisting and enforceable leases with such exceptions as would not have a Material
Adverse Effect.

 

u.           
Internal Accounting Controls. Except as disclosed in the SEC Documents the Company
and each of its Subsidiaries maintain a system of internal accounting controls sufficient, in the judgment of the Company’s
board of directors, to provide reasonable assurance that (i) transactions are executed in accordance with management’s general
or specific authorizations, (ii) transactions are recorded as necessary to permit preparation of financial statements in conformity
with generally accepted accounting principles and to maintain asset accountability, (iii) access to assets is permitted only in
accordance with management’s general or specific authorization and (iv) the recorded
accountability for assets is compared
with the existing assets at reasonable intervals and appropriate action is taken with respect to any differences.

 

    	 	12	 

    	 

    

 

v.            
Foreign Corrupt Practices. Neither the Company, nor any of its Subsidiaries, nor
any director, officer, agent, employee or other person acting on behalf of the Company
or any Subsidiary has, in the course of his actions for, or on behalf of, the Company,
used any corporate funds for any unlawful contribution, gift, entertainment or other unlawful expenses relating to political activity;
made any direct or indirect unlawful payment to any foreign or domestic government official or employee from corporate funds; violated
or is in violation of any provision of the

U.S. Foreign Corrupt Practices
Act of 1977, as amended, or made any bribe, rebate, payoff, influence payment, kickback or other unlawful payment to any foreign
or domestic government official or employee.

 

		w.	[INTENTIONALLY OMITTED].

 

x.          
No Investment Company. The Company is not, and upon the issuance and sale of the
Securities as contemplated by this Agreement will not be an “investment company” required to be registered under
the Investment Company Act of 1940 (an “Investment Company”). The Company
is not controlled by an Investment Company.

 

y.         
Insurance. The Company and each of its Subsidiaries are insured by insurers of recognized
financial responsibility against such losses and risks and in such amounts as management of the Company believes to be prudent
and customary in the businesses in which the Company and its Subsidiaries are engaged. Neither the Company nor any such Subsidiary
has any reason to believe that it will not be able to renew its existing insurance coverage as and when such coverage expires or
to obtain similar coverage from similar insurers as may be necessary to continue its business at a cost that would not have a Material
Adverse Effect. Upon written request the Company will provide to the Buyer true and
correct copies of all policies relating to directors’ and officers’ liability coverage, errors and omissions coverage,
and commercial general liability coverage.

 

z.      
Bad Actor. No officer or director of the Company would be disqualified under Rule
506(d) of the Securities Act as amended on the basis of being a “bad actor”
as that term is established in the September 19, 2013 Small Entity Compliance Guide published by the
SEC.

 

aa.
Shell Status. The Company represents that it is not a “shell” issuer and has never been a “shell”
issuer, or that if it previously has been a “shell” issuer that at least twelve (12) months have passed since the Company
has reported Form 10 type information indicating that it is no longer a “shell” issuer. Further, the Company will instruct
its counsel to either (i) write a 144-3(a)(9) opinion to allow for salability of the Returnable
Shares and/or Conversion Shares or (ii) accept such opinion from Holder’s counsel.

 

    	 	13	 

    	 

    

 

bb.
No-Off Balance Sheet Arrangements. There is no transaction, arrangement, or other relationship between the Company or any
of its Subsidiaries and an unconsolidated or other off balance sheet entity that is required to be disclosed by the
Company in its 1934 Act filings and is not so disclosed or that otherwise could be reasonably likely to have a Material Adverse
Effect.

 

cc. Manipulation
of Price. The Company has not, and to its knowledge no one acting on its behalf has: (i) taken, directly or indirectly, any
action designed to cause or to result, or that could reasonably be expected to cause or result, in the
stabilization or manipulation of the price of any security of the Company to facilitate the sale or resale of any of the
Securities, (ii) sold, bid for, purchased, or paid any compensation for soliciting purchases of, any of the Securities,
or (iii) paid or agreed to pay to any person any compensation for soliciting another to purchase any other securities of the Company.

 

dd.
Sarbanes-Oxley Act. The Company and each Subsidiary is in material compliance with all applicable requirements of the Sarbanes-Oxley
Act of 2002 that are effective as of the date hereof, and all applicable rules and regulations promulgated by the SEC thereunder
that are effective as of the date hereof.

ee.
Employee Relations. Neither the Company nor any of its Subsidiaries is a party to any collective bargaining agreement or
employs any member of a union. The Company believes that its and its Subsidiaries’ relations with their respective employees
are good. No executive officer (as defined in Rule 501(f) promulgated under the 1933
Act) or other key employee of the Company or any of its Subsidiaries has notified the
Company or any such Subsidiary that such officer intends to leave the Company or any such Subsidiary or otherwise terminate such
officer’s employment with the Company or any such Subsidiary. To the knowledge of the
Company, no executive officer or other key employee of the Company or any of
its Subsidiaries is, or is now expected to be, in violation of any material term of any employment contract, confidentiality, disclosure
or proprietary information agreement, non-competition agreement, or any other contract or agreement or any restrictive covenant,
and the continued employment of each such executive officer or other key employee (as the case may be) does not subject the
Company or any of its Subsidiaries to any liability with respect to any of the foregoing
matters. The Company and its Subsidiaries are in compliance with all federal, state, local and foreign laws and regulations respecting
labor, employment and employment practices and benefits, terms and conditions of employment and wages and hours, except where failure
to be in compliance would not, either individually or in the aggregate, reasonably be expected to result in a Material Adverse
Effect.

 

ff. Due
Diligence Questionnaire. The Company hereby represents and warrants to Buyer that all of the information furnished by the Company
to Holder on or around the date hereof, pursuant to the due diligence questionnaire form requested by Holder, is true and correct
in all material respects as of the date hereof.

 

    	 	14	 

    	 

    

 

gg.
Breach of Representations and Warranties by the Company. The Company agrees
that if the Company breaches any of the representations or warranties set forth in
this Section 3, and in addition to any other remedies available to the Buyer pursuant to this Agreement and it being considered
an Event of Default under Section 3.5 of the Note, the Company shall pay to the
Buyer the Standard Liquidated Damages Amount in cash or in shares of Common
Stock at the option of the Company, until such breach is cured. If the Company elects to pay the Standard Liquidated Damages Amounts
in shares of Common Stock, such shares shall be issued at the Conversion Price at the time
of payment.

 

		4.	COVENANTS.

 

a.            
Best Efforts. The parties shall use their commercially reasonable best efforts to
satisfy timely each of the conditions described in Section 7 and 8 of this Agreement.

 

		b.	[INTENTIONALLY OMITTED].

 

c.          
Use of Proceeds. The Company shall use the proceeds from the sale of the Note for
working capital and other general corporate purposes and shall not, directly or indirectly, use such proceeds for any loan to or
investment in any other corporation, partnership, enterprise or other person (except in connection with its currently existing
direct or indirect Subsidiaries).

 

		d.	[INTENTIONALLY OMITTED].

 

e.             
Expenses. At Closing, the Company’s will reimburse Buyer’s legal expenses
of $4,000.00 which shall be considered a non-refundable, non-accountable sum.

 

f.            
Financial Information. The Company agrees to send or make available the
following reports to the Buyer until the Buyer transfers, assigns, or sells all of the Securities: (i) within ten (10) days after
the filing with the SEC, a copy of its Annual Report on Form 10-K its Quarterly Reports
on Form 10-Q and any Current Reports on Form 8-K; (ii) within one (1) day after release, copies of all press releases issued by
the Company or any of its Subsidiaries; and

(iii) contemporaneously
with the making available or giving to the shareholders of the Company, copies of any notices or other information the
Company makes available or gives to such shareholders. For the avoidance of
doubt, filing the documents required in (i) above via EDGAR or releasing any documents
set forth in

(ii) above via a recognized
wire service shall satisfy the delivery requirements of this Section 4(f).

 

g.          
Listing. The Company shall promptly secure
the listing of the Returnable Shares and Conversion Shares upon each national securities
exchange or automated quotation system, if any, upon which shares of Common Stock are then listed (subject to official notice of
issuance) and, so long as the Buyer owns any of the Securities, shall maintain, so long as any other shares of Common

 

    	 	15	 

    	 

    

 

Stock
shall be so listed, such listing of all Returnable Shares and Conversion Shares from time to time issuable upon conversion of the
Note. The Company will obtain and, so long as the Buyer owns any of the Securities, maintain the listing and trading of
its Common Stock on the OTCBB, OTCQB or any equivalent replacement exchange, the Nasdaq National Market (“Nasdaq”),
the Nasdaq SmallCap Market (“Nasdaq SmallCap”), the New York Stock Exchange (“NYSE”), or the NYSE MKT and
will comply in all respects with the Company’s reporting, filing and other obligations under the bylaws or rules of the Financial
Industry Regulatory Authority (“FINRA”) and such exchanges, as applicable. The Company shall promptly provide to the
Buyer copies of any material notices it receives from the OTCBB, OTCQB and any other exchanges or quotation systems on which the
Common Stock is then listed regarding the continued eligibility of the Common Stock
for listing on such exchanges and quotation systems. The Company shall pay any and
all fees and expenses in connection with satisfying its obligation under this Section 4(g).

 

h.          
Corporate Existence. So long as the Buyer
beneficially owns any Note, the Company shall maintain its corporate existence and shall not sell all or substantially all of the
Company’s assets, except in the event of a merger or consolidation or sale of all or substantially all of the
Company’s assets, where the surviving or successor entity in such transaction
(i) assumes the Company’s obligations hereunder and under the agreements and
instruments entered into in connection herewith and (ii) is a publicly traded corporation whose Common Stock is listed for trading
on the OTCBB, OTCQB, OTC Pink, the Nasdaq National Market, the Nasdaq Small Cap Market, the New York Stock Exchange, or the NYSE
MKT.

 

i.            
No Integration. The Company shall not make any offers or sales of any security (other
than the Securities) under circumstances that would require registration of the Securities being offered or sold hereunder under
the 1933 Act or cause the offering of the Securities to be integrated with any other
offering of securities by the Company for the purpose of any stockholder approval provision applicable to the
Company or its securities.

 

j.            
Failure to Comply with the 1934 Act.
So long as the Buyer beneficially owns the Note, the Company shall comply with the reporting requirements of the
1934 Act; and the Company shall continue to be subject to the reporting requirements
of the 1934 Act.

 

k.          
Trading Activities. Neither the Buyer nor its affiliates has an open short position
(or other hedging or similar transactions) in the common stock of the Company and the Buyer
agree that it shall not, and that it will cause its affiliates not to, engage in any short sales of or hedging transactions with
respect to the common stock of the Company.

 

		l.	[INTENTIONALLY OMITTED].

 

m.       
Legal Counsel Opinions. Upon the request of the Buyer from to time to time, the Company
shall be responsible (at the Buyers cost) for promptly supplying to the Company’s transfer agent and the Buyer a customary

 

    	 	16	 

    	 

    

 

legal opinion letter
of its counsel (the “Legal Counsel Opinion”) to the effect that the sale of Returnable Shares and Conversion Shares
by the Buyer or its affiliates, successors and assigns is exempt from the registration
requirements of the 1933 Act pursuant to Rule 144 (provided the requirements of Rule
144 are satisfied and provided the Returnable Shares and Conversion Shares are not
then registered under the 1933 Act for resale pursuant to an effective registration
statement). Should the Company’s legal counsel fail for any reason to issue the Legal Counsel Opinion, the Buyer may (at
the Company’s cost) secure another legal counsel to issue the Legal Counsel Opinion, and the
Company will instruct its transfer agent to accept such opinion.

 

		n.	[Intentionally Omitted].

 

o.           
Breach of Covenants. The Company agrees that if the Company breaches any of the
covenants set forth in this Section 4, and in addition to any other remedies available to the Buyer pursuant to this Agreement,
it will be considered an Event of Default under Section 3.4 of the Note, the Company shall pay to the Buyer the
Standard Liquidated Damages Amount in cash or in shares of Common Stock at the
option of the Buyer, until such breach is cured, or with respect to Section 4(d) above, the Company shall pay to the Buyer the
Standard Liquidated Damages Amount in cash or shares of Common Stock, at the option of the
Buyer, upon each violation of such provision. If the Company elects to pay the Standard Liquidated Damages Amounts in shares
of Common Stock, such shares shall be issued at the Conversion Price at the time of
payment.

 

		5.	[Intentionally Omitted].

 

6.                              
Transfer Agent Instructions. The Company shall issue irrevocable instructions to
its transfer agent to issue certificates, registered in the name of the Buyer or its
nominee, for the Returnable Shares and Conversion Shares in such amounts as specified from time to time by the Buyer to the Company
upon conversion of the Note in accordance with the terms thereof (the “Irrevocable Transfer Agent Instructions”). In
the event that the Borrower proposes to replace its transfer agent, the Borrower shall
provide, prior to the effective date of such replacement, a fully executed Irrevocable Transfer Agent Instructions in a form as
initially delivered pursuant to the Purchase Agreement (including but not limited to the provision to irrevocably reserve shares
of Common Stock in the Reserved Amount) signed by the successor transfer agent to Borrower
and the Borrower. Prior to registration of the Returnable Shares and Conversion Shares under the
1933 Act or the date on which the Returnable Shares and Conversion Shares may be sold pursuant to Rule 144 without any restriction
as to the number of Securities as of a particular date that can then be immediately sold, all such certificates shall bear the
restrictive legend specified in Section 2(g) of this Agreement. The Company warrants that: (i) no instruction other than the Irrevocable
Transfer Agent Instructions referred to in this Section, and stop transfer instructions to give effect to Section 2(f) hereof (in
the case of the Returnable Shares and Conversion Shares, prior to registration of the Returnable
Shares and Conversion Shares under the 1933 Act or the date on which the Returnable
Shares and Conversion Shares may

 

    	 	17	 

    	 

    

 

be sold pursuant to
Rule 144 without any restriction as to the number of Securities as of a particular date that can then be immediately sold), will
be given by the Company to its transfer agent and that the Securities shall otherwise be freely transferable on the books and records
of the Company as and to the extent provided in this Agreement and the Note; (ii) it
will not direct its transfer agent not to transfer or delay, impair, and/or hinder its transfer agent in transferring (or issuing)(electronically
or in certificated form) any certificate for Returnable Shares and Conversion Shares to be issued to the Buyer upon conversion
of or otherwise pursuant to the Note as and when required by the Note and this Agreement; and (iii) it will not fail to remove
(or directs its transfer agent not to remove or impairs, delays, and/or hinders its transfer agent from removing) any restrictive
legend (or to withdraw any stop transfer instructions in respect thereof) on any certificate for any Returnable Shares and Conversion
Shares issued to the Buyer upon conversion of or otherwise pursuant to the Note as
and when required by the Note and this Agreement. Nothing in this Section shall affect in any way the
Buyer’s obligations and agreement set forth in Section 2(g) hereof to comply with all applicable prospectus delivery
requirements, if any, upon re-sale of the Securities. If the Buyer provides the
Company, at the cost of the Company,
with (i) an opinion of counsel in form, substance and scope customary for opinions in comparable transactions, to the effect that
a public sale or transfer of such Securities may be made without registration under the 1933 Act and such sale or transfer is effected
or (ii) the Buyer provides reasonable assurances that the Securities can be sold pursuant
to Rule 144, the Company shall permit the transfer, and, in the
case of the Returnable Shares and Conversion Shares, promptly instruct its transfer agent to issue one or more certificates,
free from restrictive legend, in such name and in such denominations as specified by the
Buyer. The Company acknowledges that a breach by it of its obligations hereunder will cause irreparable harm to the Buyer, by vitiating
the intent and purpose of the transactions contemplated hereby. Accordingly, the Company acknowledges that the remedy at law for
a breach of its obligations under this Section may be inadequate and agrees, in the event of a breach or threatened breach by the
Company of the provisions of this Section, that the Buyer shall be entitled, in addition
to all other available remedies, to an injunction restraining any breach and requiring immediate transfer, without the necessity
of showing economic loss and without any bond or other security being required.

 

7.                                 
CONDITIONS PRECEDENT TO THE COMPANY’S OBLIGATIONS TO SELL. The
obligation of the Company hereunder to issue and sell the Note to the Buyer at the
Closing is subject to the satisfaction, at or before the Closing Date of each
of the following conditions thereto, provided that these conditions are for the Company’s sole benefit and may be waived
by the Company at any time in its sole discretion:

 

a.           
The Buyer shall have executed
this Agreement and delivered the same to the Company.

 

b.         
The Buyer shall have delivered the Purchase
Price in accordance with Section 1(b) above.

 

    	 	18	 

    	 

    

 

c.           
The representations and warranties
of the Buyer shall be true and correct in all material respects as of the date when
made and as of the Closing Date as though made at that time (except for representations and warranties that speak as of a specific
date), and the Buyer shall have performed, satisfied and complied in all material respects with the covenants, agreements and conditions
required by this Agreement to be performed, satisfied or complied with by the Buyer at or prior to the Closing Date.

 

d.           
No litigation, statute, rule, regulation, executive order, decree, ruling or injunction
shall have been enacted, entered, promulgated or endorsed by or in any court or governmental authority of competent jurisdiction
or any self-regulatory organization having authority over the matters contemplated hereby which prohibits the consummation of any
of the transactions contemplated by this Agreement.

 

8.                                  
CONDITIONS PRECEDENT TO THE BUYER’S OBLIGATION TO PURCHASE. The obligation
of the Buyer hereunder to purchase the Note at the Closing is subject to the
satisfaction, at or before the Closing Date of each of the following conditions, provided that these conditions are for the Buyer’s
sole benefit and may be waived by the Buyer at any time in its sole discretion:

 

a.           
The Company shall have executed this Agreement and delivered the same to the Buyer.

 

b.          
The Company shall have delivered to the Buyer the duly executed Note (in such denominations
as the Buyer shall request) and in accordance with Section 1(b) above.

 

c.             
The Irrevocable Transfer
Agent Instructions, in form and substance satisfactory to a majority-in-interest of the Buyer,
shall have been delivered to and acknowledged in writing by the Company’s Transfer
Agent.

 

d.         
The representations and warranties of the Company shall be true and correct in all material
respects as of the date when made and as of the Closing Date as though made at such
time (except for representations and warranties that speak as of a specific date) and the Company shall have performed, satisfied
and complied in all material respects with the covenants, agreements and conditions required by this Agreement to be performed,
satisfied or complied with by the Company at or prior to the Closing Date. The Buyer shall have received a certificate or certificates,
executed by the chief executive officer of the Company, dated as of the Closing Date, to the foregoing effect and as to such other
matters as may be reasonably requested by the Buyer including, but not limited to certificates
with respect to the Company’s Certificate of Incorporation, By-laws and Board of Directors’ resolutions relating to
the transactions contemplated hereby.

 

e.            
No litigation, statute, rule, regulation, executive order, decree, ruling or injunction
shall have been enacted, entered, promulgated or endorsed by or in any court or governmental authority of competent jurisdiction
or any self-regulatory organization having authority
over the matters contemplated hereby which prohibits the consummation of any of the transactions
contemplated by this Agreement.

 

    	 	19	 

    	 

    

 

f.           
No event shall have occurred which could reasonably be expected to have a Material Adverse
Effect on the Company including but not limited to a change in the 1934 Act reporting
status of the Company or the failure of the
Company to be timely in its 1934 Act reporting obligations.

 

g.         
The Returnable Shares and Conversion Shares shall have been authorized for quotation on
the OTCBB, OTCQB or any similar quotation system and trading in the Common Stock on the OTCBB, OTCQB or any similar quotation system
shall not have been suspended by the SEC or the OTCBB, OTCQB or any similar quotation
system.

 

h.         
The Buyer shall have received
an officer’s certificate described in Section 3(c) above, dated as of the Closing Date.

 

i.         
The Buyer shall have received
the amount of Returnable Shares, issued as of the Closing Date.

 

		9.	GOVERNING LAW; MISCELLANEOUS.

 

a.           
Governing Law. This Agreement shall be governed by and construed in accordance with
the laws of the State of Nevada without regard to principles of conflicts of laws.
Any action brought by either party against the other concerning the transactions contemplated by this Agreement, the
Note or any other agreement, certificate, instrument or document contemplated hereby shall be brought only in the state courts
or federal courts located in the Commonwealth of Massachusetts. The parties to this Agreement hereby irrevocably waive any objection
to jurisdiction and venue of any action instituted hereunder and shall not assert any defense based on lack of jurisdiction or
venue or based upon forum non conveniens. EACH PARTY HEREBY IRREVOCABLY WAIVES ANY RIGHT IT MAY HAVE TO, AND AGREES NOT
TO REQUEST, A JURY TRIAL FOR THE ADJUDICATION OF ANY DISPUTE HEREUNDER OR UNDER ANY OTHER TRANSACTION DOCUMENT OR IN CONNECTION
WITH OR ARISING OUT OF THIS AGREEMENT, ANY OTHER TRANSACTION DOCUMENT OR ANY TRANSACTION CONTEMPLATED HEREBY OR THEREBY. The
prevailing party shall be entitled to recover from the other party its reasonable attorney's fees and costs. In the event that
any provision of this Agreement or any other agreement delivered in connection herewith is invalid or unenforceable under any applicable
statute or rule of law, then such provision shall be deemed inoperative to the extent that it may conflict therewith and shall
be deemed modified to conform with such statute or rule of law. Any such provision which may prove invalid or unenforceable under
any law shall not affect the validity or enforceability of any other provision of any agreement. Each party hereby irrevocably
waives personal service of process and consents to process being served in any suit, action or proceeding in connection with this
Agreement or any other Transaction Document by mailing a copy thereof via registered or certified mail or overnight delivery (with
evidence of delivery) to such party at the address in effect for notices to it under
this Agreement and agrees that such service shall constitute good and sufficient service of process and notice thereof. Nothing
contained herein shall be deemed to limit in any way any right to serve process in any other manner permitted by law.

 

    	 	20	 

    	 

    

 

b.           
Removal of Restrictive Legends. In the event that Purchaser has any shares of the
Company’s Common Stock bearing any restrictive legends, and Purchaser, through its counsel or other representatives,
submits to the Transfer Agent any such shares for the
removal of the restrictive legends thereon in connection with a sale of such
shares pursuant to any exemption to the registration requirements under the Securities Act, and the Company and or its counsel
refuses or fails for any reason (except to the extent that such refusal or failure is based solely on applicable law that would
prevent the removal of such restrictive legends) to render an opinion of counsel or
any other documents or certificates required for the removal of the restrictive legends, then the
Company hereby agrees and acknowledges that the Purchaser is hereby irrevocably
and expressly authorized to have counsel to the Purchaser render any and all opinions and other certificates or instruments which
may be required for purposes of removing such restrictive legends, and the Company hereby irrevocably authorizes and directs the
Transfer Agent to, without any further confirmation or instructions from the Company, issue any such shares without restrictive
legends as instructed by the Purchaser, and surrender to a common carrier for overnight delivery to the address as specified by
the Purchaser, certificates, registered in the name of the Purchaser or its designees,
representing the shares of Common Stock to which the Purchaser is entitled, without any restrictive legends and otherwise freely
transferable on the books and records of the
Company.

 

c.              
Filing Requirements. From the date of this Agreement until the Notes are no longer
outstanding, the Company will timely and voluntarily comply with all reporting requirements that are applicable to an issuer with
a class of shares registered pursuant to Section 12(g) of the 1934 Act, whether or
not the Company is then subject to such reporting requirements, and comply with all requirements related to any registration statement
filed pursuant to this Agreement. The Company will use reasonable efforts not to take any action or file any document (whether
or not permitted by the 1933 Act or the 1934 Act or the rules thereunder) to terminate or suspend such registration or to terminate
or suspend its reporting and filing obligations under said acts until the Notes are no longer outstanding. The Company will maintain
the quotation or listing of its Common Stock on the OTCBB, OTCQB, and OTC Pink, NYSE,
or NASDAQ Stock Market (whichever of the foregoing is at the time the
principal trading exchange or market for the Common Stock (the “Principal Market”),
and will comply in all respects with the Company’s reporting, filing and other obligations under the
bylaws or rules of the Principal Market, as applicable. The Company will provide
Purchaser with copies of all notices it receives notifying the Company of the threatened
and actual delisting of the Common Stock from any Principal Market. As of the date of this Agreement and the
Closing Date, the OTC Pink, is the Principal
Market. Until the Note is no longer outstanding, the
Company will continue the listing or quotation of the
Common Stock on a Principal Market and will comply in all respects with the Company’s
reporting, filing and other obligations under the bylaws or rules of the Principal Market.

 

    	 	21	 

    	 

    

 

d.             
144 Default. In the event commencing twelve (12) months after the Closing Date and
ending twenty-four (24) months thereafter, the Purchaser is not permitted to resell any of the Conversion Shares without any restrictive
legend or if such sales are permitted but subject to volume limitations or further restrictions on resale as a result of the unavailability
to Subscriber of Rule 144(b)(1)(i) under the 1933 Act or any successor rule (a “144
Default”), for any reason except for Purchasers’ status as an Affiliate or “control person” of the
Company, or as a result of a change in current applicable securities laws, then the
Company shall pay such Purchaser as liquidated damages and not as a penalty an amount equal to two percent (2%) of the value
of Conversion Shares (based on the closing sale of the Common Stock) subject to such 144 Default during the pendency of the
144 Default of each thirty day period thereafter (or portion thereof).

 

e.              
Usury. To the extent it may lawfully
do so, the Company hereby agrees not to insist upon or plead or in any manner whatsoever claim, and will resist any and all efforts
to be compelled to take the benefit or advantage of, usury laws wherever enacted, now or at any time hereafter in force, in connection
with any claim, action or proceeding that may be brought by the Purchaser in order to enforce any right or remedy under the Note.
Notwithstanding any provision to the contrary contained in herein or under the
Note, it is expressly agreed and provided that the total liability of the
Company under the Note for payments in the nature of interest shall not exceed the maximum lawful rate authorized under
applicable law (the “Maximum Rate”), and, without limiting the foregoing, in no event shall any rate of interest or
default interest, or both of them, when aggregated with any other sums in the nature of interest that the Company may be obligated
to pay under the Note or herein exceed such Maximum Rate. It is agreed that if the maximum contract rate of interest allowed by
law and applicable to the Note is increased or decreased by statute or any official governmental action subsequent to the date
hereof, the new maximum contract rate of interest allowed by law will be the Maximum
Rate applicable to the Note from the effective date forward, unless such application is precluded by applicable law. If under any
circumstances whatsoever, interest in excess of the Maximum Rate is paid by the
Company to the Purchaser with respect to indebtedness evidenced by the Note,
such excess shall be applied by the Purchaser to the unpaid principal balance of any such indebtedness or be refunded to the Company,
the manner of handling such excess to be at the Purchaser’s election.

 

f.      
Counterparts; Signatures by Facsimile. This Agreement may be executed in one or more
counterparts, each of which shall be deemed an original but all of which shall constitute one and the
same agreement and shall become effective when counterparts have been signed by each party and delivered to the other party. This
Agreement, once executed by a party, may be delivered to the other party hereto by
facsimile transmission of a copy of this Agreement bearing the signature of the party
so delivering this Agreement.

 

    	 	22	 

    	 

    

 

g.           
Construction; Headings. This Agreement shall be deemed to be jointly drafted by the
Company and the Buyer and shall not be construed against any person as the drafter hereof. The headings of this Agreement
are for convenience of reference only and shall not form part of, or affect the interpretation of, this Agreement.

 

h.        
Severability. In the event that any provision of this Agreement is invalid or unenforceable
under any applicable statute or rule of law, then such provision shall be deemed inoperative to the extent that it may conflict
therewith and shall be deemed modified to conform with such statute or rule of law. Any provision hereof which may prove invalid
or unenforceable under any law shall not affect the validity or enforceability of any other provision hereof.

 

i.          
Entire Agreement; Amendments. This Agreement, the
Note and the instruments referenced herein contain the entire understanding
of the parties with respect to the matters covered herein and therein and, except as specifically set forth herein or therein,
neither the Company nor the Buyer makes any representation, warranty, covenant or undertaking with respect to such matters. No
provision of this Agreement may be waived or amended other than by an instrument in writing signed by the majority in interest
of the Buyer.

 

j.           
Notices. All notices, demands, requests, consents, approvals, and other communications
required or permitted hereunder shall be in writing and, unless otherwise specified herein, shall be (i) personally served, (ii)
deposited in the mail, registered or certified, return receipt requested, postage prepaid, (iii) delivered by reputable air courier
service with charges prepaid, or (iv) transmitted by hand delivery, telegram, email, or facsimile, addressed as set forth below
or to such other address as such party shall have specified most recently by written notice. Any notice or other communication
required or permitted to be given hereunder shall be deemed effective (a) upon hand delivery or delivery by email or facsimile,
with accurate confirmation generated by the transmitting facsimile machine, at the
address or number designated below (if delivered on a business day during normal business hours where such notice is to be received),
or the first business day following such delivery (if delivered other than on a business
day during normal business hours where such notice is to be received) or (b) on the second business day following the
date of mailing by express courier service, fully prepaid, addressed to such address, or upon actual receipt of such mailing, whichever
shall first occur. The addresses for such communications shall be:

 

If to the Company,
to: CleanSpark, Inc.

70 North Main Street, Suite 105

Bountiful, UT 84010

E-mail: info@cleanspark.com

 

    	 	23	 

    	 

    

If to the
Holder:

Labrys Fund, LP 48 Parker Road

Wellesley, MA 02482

E-mail: admin@equiluxgroup.com

With a copy to (which
copy shall not constitute notice): Legal & Compliance, LLC

330 Clematis Street, Ste. 217 West Palm
Beach, FL 33401 Attn: Chad Friend, Esq., LL.M.

E-mail: CFriend@LegalAndCompliance.com

 

Each party shall provide notice to the other party
of any change in address.

 

k.          
Successors and Assigns. This Agreement shall be binding upon and inure to the
benefit of the parties and their successors and assigns. Neither the Company
nor the Buyer shall assign this Agreement or any rights or obligations hereunder without
the prior written consent of the other. Notwithstanding the foregoing, subject to Section
2(f), the Buyer may assign its rights hereunder to any person that purchases Securities in a private transaction from the Buyer
or to any of its “affiliates,” as that term is defined under the 1934 Act, without the consent of the Company.

 

l.         
Third Party Beneficiaries. This Agreement is intended for the benefit of the parties
hereto and their respective permitted successors and assigns, and is not for the benefit of, nor may any provision hereof be enforced
by, any other person.

 

m.            
Survival. The representations and warranties of the
Company and the agreements and covenants set forth in this Agreement shall survive the closing hereunder not withstanding any due
diligence investigation conducted by or on behalf of the Buyer. The Company agrees to indemnify and hold harmless the
Buyer and all their officers, directors, employees and agents for loss or damage arising as a result of or related to any breach
or alleged breach by the Company of any of its representations, warranties and covenants set forth in this Agreement or any of
its covenants and obligations under this Agreement, including advancement of expenses as they are incurred.

 

n.       
Further Assurances. Each party shall do and perform, or cause to be done and performed,
all such further acts and things, and shall execute and deliver all such other agreements, certificates, instruments and documents,
as the other party may reasonably request in order to carry out the
intent and accomplish the purposes of this Agreement and the consummation of the transactions contemplated hereby.

 

    	 	24	 

    	 

    

 

o.       
No Strict Construction. The language used in this Agreement will be deemed to be
the language chosen by the parties to express their mutual intent, and no rules of
strict construction will be applied against any party.

 

p.              
Remedies. The Company acknowledges that a breach by it of its obligations hereunder
will cause irreparable harm to the Buyer by vitiating the intent and purpose of the transaction
contemplated hereby. Accordingly, the Company acknowledges that the remedy at law for a breach of its obligations under this Agreement
will be inadequate and agrees, in the event of a breach or threatened breach by the Company of the provisions of this Agreement,
that the Buyer shall be entitled, in addition to all other available remedies at law or in equity, and in addition to the penalties
assessable herein, to an injunction or injunctions restraining, preventing or curing any breach of this Agreement and to enforce
specifically the terms and provisions hereof, without the necessity of showing economic
loss and without any bond or other security being required.

 

q.      
Publicity. The Company, and the Buyer shall have the right to review a reasonable
period of time before issuance of any press releases, SEC, OTCQB or FINRA filings, or any other public statements with respect
to the transactions contemplated hereby; provided, however, that the Company shall be entitled, without the prior approval of the
Buyer, to make any press release or SEC, OTCQB (or other applicable trading market) or FINRA filings with respect to such transactions
as is required by applicable law and regulations (although the Buyer shall be consulted by the Company in connection with any such
press release prior to its release and shall be provided with a copy thereof and be given an opportunity to comment thereon).

 

r.                
Securities Laws Disclosure. The Company shall comply with applicable securities laws
by filing a Current Report on Form 8-K, within four (4) Trading Days following the date hereof, disclosing all the
material terms of the transactions contemplated hereby, if the Company deems
the transactions contemplated hereby to constitute material non- public information.

 

s.         
Indemnification. In consideration of the Buyer’s execution and delivery of
this Agreement and acquiring the Securities hereunder, and in addition to all of the Company’s other obligations under this
Agreement or the Note, the Company shall defend, protect, indemnify and hold harmless
the Buyer and its stockholders, partners, members, officers, directors, employees and direct or indirect investors and any of the
foregoing persons’ agents or other representatives (including, without limitation, those retained in connection with the
transactions contemplated by this Agreement) (collectively, the “Indemnitees”)
from and against any and all actions, causes of action, suits, claims, losses, costs, penalties, fees, liabilities and damages,
and expenses in connection therewith (irrespective of whether any such Indemnitee is a party to the
action for which indemnification hereunder is sought), and including reasonable attorneys’ fees and disbursements
(the “Indemnified Liabilities”), incurred by any Indemnitee as a result of, or arising out of, or relating to (a) any
misrepresentation or breach of any representation or warranty made by

 

    	 	25	 

    	 

    

 

the Company in this Agreement
or the Note or any other agreement, certificate, instrument or document contemplated
hereby or thereby, (b) any breach of any covenant, agreement or obligation of the Company contained in this Agreement or the Note
or any other agreement, certificate, instrument or document contemplated hereby or thereby or (c) any cause of action, suit or
claim brought or made against such Indemnitee by a third party (including for these purposes a derivative action brought on behalf
of the Company) and arising out of or resulting from (i) the execution, delivery, performance or enforcement of this Agreement
or the Note or any other agreement, certificate, instrument or document contemplated
hereby or thereby, (ii) any transaction financed or to be financed in whole or in part, directly or indirectly, with the proceeds
of the issuance of the Securities, or (iii) the status of the Buyer or holder of the
Securities as an investor in the Company pursuant to the transactions contemplated
by this Agreement. To the extent that the foregoing undertaking by the
Company may be unenforceable for any reason, the Company shall make the
maximum contribution to the payment and satisfaction of each of the Indemnified Liabilities that is permissible under applicable
law

 

 

 

[signature page follows]

 

    	 	26	 

    	 

    

 

IN WITNESS WHEREOF, the undersigned
Buyer and the Company have caused this Agreement to be duly executed as of the date first above written.

 

 

CLEANSPARK,
INC.

 

 

By: /s/ S. Matthew Schultz

Name: Matthew Schultz Title: Chief Executive Officer

 

 

LABRYS FUND, LP

 

 

By: /s/ Thomas Silverman

Name: Thomas Silverman Title: Managing Member

 

 

AGGREGATE SUBSCRIPTION AMOUNT:

 

	Aggregate Principal Amount of Note:	US$550,000.00
	 	 
	Aggregate Purchase Price:	US$500,000.00*

 

 

*The purchase price of
$200,000.00, relating to the first tranche of $220,000.00, shall be paid within a reasonable amount of time after the full execution
of the Note and related transaction documents. Additional tranches may be funded by the Buyer, in Buyer’s sole discretion,
in accordance with the terms of the Note.

    	 	27Exhibit 10.5 

INDUSTRIAL
FACILITIES LEASE

 

THIS
INDUSTRIAL FACILITIES LEASE is made and entered into on October 16, 2017 by and between DJV Properties, LLC a Michigan
Limited Liability Company, whose address is 4149 River Cove Drive, Lansing, Michigan 48917 (“Landlord”), and XG
Sciences, Inc., a Michigan Corporation, whose address is 3101 Grand Oak Drive, Lansing, Michigan 48911 (“Tenant”).

 

WITNESSETH:

 

1.
          Leased Premises; Term. Landlord leases to Tenant, and Tenant hires
from Landlord, on the terms and subject to the conditions contained herein, the property commonly known as 4215 Legion Drive,
Mason, Michigan 48854, located in the Township of Vevay, County of Ingham, and State of Michigan, legally described as follows:

 

THE
W 653.4 FT OF THE S 260 FT OF THE N 1/2 OF NE FRL1/4 OF SEC 6. ALSO LOT 16 MASON HEIGHTS NO. 1 SUB EXC BEG @ THE NE COR LOT 16-S17D12’E
ON LOT LN 273.03 FT TO SE COR SD LOT – S89D52’W ON S LOT LN 118.79 FT – N0D40’10”W ON C/L DITCH
248.44 FT TO N LOT LN – N72D48’E ON N LOT LN TO THE POT, SEC T2N, R1W.

 

Tax
Parcel No.: 33-10-10-06-204-018

 

Together
with any and all buildings, apparatus, equipment, fittings, hot water heaters, and fixtures whatsoever thereon now owned or hereafter
acquired by Landlord (all of which are collectively referred to herein as the “Premises”), for an initial term of
five (5) years beginning two (2) days after written notice (the “Commencement Notice”) is received by Tenant, from
Landlord, that Landlord has closed on the purchase of the Premises and Landlord grants possession of same to Tenant, (the “Commencement
Date”), and ending five (5) years thereafter, unless extended or sooner terminated as provided herein (the “Term”).
Notwithstanding the foregoing, Tenant may terminate this Lease upon written notice to Landlord, at any time prior to delivery
of the Commencement Notice, if Landlord has not provided the Commencement Notice on or before October 31, 2017.

 

2.          Base
Rent.

 

(a)          Tenant
shall pay to Landlord, as rent for the Term, and all renewal terms, monthly installments of rent to be determined in accordance
with the provisions of subparagraph (b) below. Each monthly installment shall be payable in advance, on or before the first day
of each calendar month during the Term at Landlord’s address as provided in the introductory paragraph of this Lease, or
such place as the Landlord shall from time to time designate in writing delivered to Tenant.

 

(b)          Commencing
on Rent Commencement Date, the monthly installment of Base Rent shall be equal to the sum of Twenty Thousand One Hundred Fifty-Six
and 25/100 Dollars ($20,156.25) per month. Base Rent shall commence on the first day of the calendar month commencing not less
than sixty (60) days after the Commencement Date (the “Rent Commencement Date”). Rent for any partial calendar month
during the Term shall be prorated at the amount of one thirtieth (1/30) of the monthly installment of Base Rent per day.

 

    

     

    

 

(c)          Payments
received from Tenant shall be applied by Landlord as follows: first, to any unpaid late charge; second, to accrued interest; third,
to other charges due and unpaid; fourth, to Additional Rent; and fifth, to Base Rent.

 

3.          Additional
Rent. All sums in addition to Base Rent due to be paid to Landlord under the terms of this Lease shall constitute
Additional Rent. All Additional Rent shall be due and payable within thirty (30) days after Tenant’s receipt of Landlord’s
invoice therefore, unless otherwise provided herein.

 

4.          Use
of Premises. Tenant shall use and occupy the Premises for purposes of the manufacture, testing, research, warehousing
and sales of graphene nanoplatelets and related products, related office uses, or any other lawful purpose, in full compliance
with any zoning laws and special use permits issued by the Township of Vevay. Landlord warrants and represents to Tenant that
the Premises may be lawfully used for such purposes, without rezoning, special use permits, variances, site plan approval, or
any other similar governmental permits or approvals.

 

Tenant
shall not use the Premises, or permit the Premises to be used, for the doing of any act or thing that constitutes a violation
of any law, order, ordinance, or regulation of any government authority or that is dangerous to life or limb; nor shall Tenant
in any manner deface or injure the Premises, or permit anything to be done on the Premises which creates an unlawful nuisance.
Tenant shall not commit, or suffer to be committed, any waste to the Premises.

 

Except
as otherwise provided herein as Landlord’s responsibility, Tenant shall use and occupy the Premises in compliance with (a)
all laws, ordinances, orders or regulations affecting the Premises or Tenant use or occupancy or any alterations Tenant has made
to the Premises, and (b) the recommendations of any fire marshall, building inspector, or similar governmental agency.

 

5.          Landlord’s
Title in Premises. Landlord warrants and represents as a condition to this Lease, that Landlord does now, or will
as of Commencement Date, possess good marketable fee title to the Premises, and that all encumbrances, restrictions, covenants,
declarations, and other matters affecting title to the Premises do not and will not interfere with Tenant’s permitted uses
of the Premises. Tenant shall not suffer or permit the Premises, or any portion thereof, to be used by the public, as such, without
restriction or in such manner as might impair Landlord’s title to the Premises or any portion thereof, or in such manner
as may reasonably make possible a claim or claims of adverse usage or adverse possession by the public, as such, or of implied
dedication of the Premises or any portion thereof.

 

6.          Condition
of Premises. Prior to Rent Commencement Date, Landlord shall, at Landlord’s sole cost and expense, provide
backup power to the fire suppression system acceptable to Tenant, and in compliance with all applicable laws, codes, and ordinances.
Prior to Rent Commencement Date, Landlord shall upgrade the power supply which necessarily includes adding an additional transformer
or transformers, and bringing power to the building electrical panels in a location acceptable to Tenant, to provide 4,000 amp
service, pursuant to plans, specifications, and bids first approved by Tenant and in compliance with all applicable laws, codes,
and ordinances. Landlord shall be responsible for the first Fifty Thousand Dollars ($50,000.00) of the cost and expense such upgrade
to the power supply. In the event the cost and expense of such upgrade to the power supply pursuant to bids approved by Tenant
exceeds Fifty Thousand Dollars ($50,000.00), the amount in excess of Fifty Thousand Dollars ($50,000.00) shall be reimbursed by
Tenant to Landlord by amortizing said excess amount over that portion of the initial term of the Lease from the Rent Commencement
Date to the end of the initial term, in equal monthly installments. Said reimbursement installments shall be paid, commencing
on Rent Commencement Date, together with Tenant’s Base Rent Payment due under this Lease, as Additional Rent.

 

    2

     

    

 

Landlord
warrants and represents to Tenant that all heating, equipment and systems, air conditioning, ventilation equipment and systems,
all electrical equipment and systems, all plumbing equipment and systems shall be in good working order as of Rent Commencement
Date.

 

Tenant’s
entry into possession shall constitute presumptive evidence against Tenant that the Premises were in good order and satisfactory
condition and suitable for the purposes for which they are leased at the time of entry, subject however to latent defects, and
any defects or punch list items communicated by Tenant to Landlord in writing within fifteen (15) days after the Rent Commencement
Date. Neither Landlord not Landlord’s agents have made any representations or warranties with respect to the physical condition
of the building or the land upon which it is erected or any other portion of the Premises, except as herein expressly set forth.
Tenant acknowledges and agrees that Tenant has inspected the Premises and agrees to take the same “as is,” except
as otherwise provided in this Lease.

 

7.            Possession.
Possession of the Premises shall be delivered by Landlord to Tenant on the Commencement Date, free and clear of all other
tenants and occupants. Neither the Term nor any other provision of this Lease shall be affected by Tenant’s prior occupancy.

 

8.            Maintenance
and Repair.

 

(a)
          Landlord shall, at its expense, be responsible for all structural maintenance, repairs
and replacements to the buildings and improvements on the Premises, including but not limited to foundations, exterior and load
bearing walls, roofs, window and door frames, slab floors, and all other structural components and members of said building and
improvements, necessary to place, keep and maintain same in good condition and repair, and in compliance with all applicable laws,
codes, and ordinances. Landlord’s obligation for repairs and replacements hereunder shall not, however, include repairs
and replacements due to fire or other insured casualties, to the extent same are Tenant’s responsibility pursuant to Section
23 below. Landlord shall also be responsible for sealing, patching, and replacing any and all driveways and parking areas
on the Premises.

 

(b)
          Except as provided in Landlord’s responsibility Section 8(a) above and
Section 23 below, Tenant shall, at its expense, place, keep and maintain the Premises, and each component of the Premises, and
all non-structural components of the buildings, improvements, fixtures, and personal property upon the Premises, whether belonging
to Landlord or Tenant, in a good operating condition and repair. Tenant’s obligations shall include, but not necessarily
be limited to, maintenance, repairs and replacement to lawns, landscaping, and, the replacement of broken glass and doors, and
the repair, maintenance and replacement of the interior and exterior non-structural portions and components of the Premises, such
as the non-load bearing interior walls, ceilings, carpet, floor coverings, heating, air conditioning, electrical, plumbing, and
sprinkler systems, and any building security systems, whether belonging to Landlord or Tenant. Landlord shall be given notice
of and Tenant’s plan for any major addition, improvement, repair or replacement undertaken. Tenant shall also at its expense
remove snow, ice, and rubbish from the Premises and any driveways, parking areas, and sidewalks on the Premises, so as to keep
same in a safe and passable condition.

 

    3

     

    

 

9.            Ownership.
Landlord shall at all times during the term of this Lease have title to buildings, improvements, and fixtures previously or
hereafter constructed on the Premises by Landlord or at Landlord’s expense. Tenant shall at all times during the term of
this Lease have title to building improvements and fixtures previously or hereafter constructed or installed on the Premises by
Tenant, at Tenant’s expense. Upon expiration or termination of this Lease, title to the buildings, improvements and fixtures
constructed or installed by Tenant or at Tenant’s expense, shall automatically, without action on the part of either of
the parties hereto, vest in Landlord, its successors and assigns, excluding however any of Tenant’s trade fixtures, equipment,
and personal property which may be removed by Tenant, provided Tenant repairs any damage caused by such removal. Tenant covenants
and agrees that upon request, Tenant will execute and deliver to Landlord any and all documents reasonable requested by Landlord
to confirm that title to the buildings, improvements, and fixtures constructed by Tenant on the Premises, which vest in Landlord
pursuant to the foregoing sentence, are vested in Landlord.

 

10.           Alterations.

 

(a)          Except
for maintenance, repairs and replacements required by Section 8 above, Tenant shall not, without the prior written consent
of Landlord, make any material alterations, improvements, or additions to the Premises. If Tenant desires to make any material
alterations, improvements, or additions to the Premises, Tenant shall first submit to Landlord plans and specifications therefor
and obtain Landlord’s written approval thereof prior to commencing work on same. Landlord shall not unreasonably withhold,
condition, or delay its approval of any cosmetic, non-structural, or other alterations reasonably necessary for Tenant’s
continued use of the Premises for the purposes permitted, unless Tenant’s proposal would be detrimental to the long-term
value of the Premises. Any such approved alterations, improvements, or additions shall be made at Tenant’s sole expense.
No alterations, improvements, additions or physical changes previously or hereafter made by Tenant shall be removed by Tenant
from the Premises at the termination of this Lease, excluding however any of Tenant’s trade fixtures, equipment, and personal
property which may be removed by Tenant. All alterations, improvements, additions or physical changes left on the Premises at
the end of the Term shall become Landlord’s property, excluding however any of Tenant’s trade fixtures, equipment,
and personal property which may be removed by Tenant.

 

(b)          Tenant
shall, before making any approved alterations, additions, installations or improvements, at Tenant’s expense, obtain all
permits, approvals and certificates required by any governmental or quasi-governmental bodies and (upon completion) certificates
of final approval therefor and shall deliver promptly duplicates of all such permits, approvals and certificates to Landlord.

 

11.           Covenant
Against Liens. Nothing in this Lease shall authorize Tenant to, and Tenant shall not, do any act which will in
any way lien or encumber the title of Landlord in and to the Premises, nor shall the interest or estate of Landlord in the Premises
be in any way subject to any lien, claim, or encumbrance whatsoever by virtue of any act or omission of Tenant. Any encumbrance,
lien, or claim to a lien upon the Premises arising from any act or omission of Tenant shall be valid only against Tenant and shall
in all respects be subordinate to the title and rights of Landlord, and any person claiming through Landlord, in and to the Premises.
Tenant shall remove any lien, claim, or encumbrance on its interest in the Premises within thirty (30) days after written notice
from Landlord to Tenant that same has arisen; provided, however, that Tenant may in good faith contest any such item if Tenant
posts a bond or other adequate security with Landlord, in a form and amount acceptable to Landlord, in Landlord’s reasonable
discretion.

 

    4

     

    

 

12.           Indemnification;
Tenant’s Property.

 

(a)          Tenant
shall indemnify and hold Landlord harmless from and against any and all liabilities, obligations, damages, penalties, claims,
costs and expenses, including reasonable attorneys’ fees, paid or incurred as a result of Tenant’s negligence or misconduct
or in connection with any default by Tenant, but excluding however any casualty damage to the Premises as to which casualty damage
Tenant’s obligations and liabilities hereunder are limited exclusively to the amount of the insurance proceeds received
by Tenant as provided in Section 24(b) below. In case any action or proceeding is brought against Landlord by reason of any such
claim, Tenant, upon written notice from Landlord, will, at Tenant’s expense, resist or defend such action or proceeding.

 

(b)          Landlord
shall indemnify and hold Tenant harmless from and against any and all liabilities, obligations, damages, penalties, claims, costs,
and expenses, including reasonable attorneys’ fees, paid or incurred as a result of Landlord’s negligence or misconduct
or in connection with any default by Landlord. In case any action or proceeding is brought against Tenant by reason of any such
client, Landlord, upon written notice from Tenant, will, at Landlord’s expense, resist or defend such action or proceeding.

 

(c)          Tenant
shall maintain a so-called “all risk” policy of insurance with a responsible insurance company satisfactory to Landlord
on all of Tenant’s personal property, to the full extent of their replacement cost. Said policy of insurance shall contain
a clause or endorsement under which the insurer waives, or permits the waiver by Tenant of, all right of subrogation against Landlord,
with respect to losses payable under such policy, and Tenant hereby waives all right of recovery which it might otherwise have
against Landlord, for any damage to Tenant’s property which is (or by the terms of this Lease is required to be) covered
by a policy of insurance, notwithstanding that such damage may result from the negligence or fault of Landlord.

 

13.           Assignment
and Subletting.

 

(a)          Tenant
shall not, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed:

 

(i)       
   transfer, assign, or sublet this Lease or any interest hereunder; or

 

(ii)          permit
any transfer or assignment hereof by operation of law.

 

(b)          Landlord’s
consent hereunder shall result in Tenant’s continuing liability hereunder, and no consent by Landlord to a transfer or an
assignment shall be construed to relieve Tenant from obtaining Landlord’s written consent to any further transfer or assignment.

 

(c)          Notwithstanding
the foregoing, Tenant may, without the prior notice to or consent of Landlord, transfer, assign, or sublet this Lease, the Premises
or any part thereof, to: (i) any entity controlled by, controlling or under common control with Tenant, or in which Tenant owns
a legitimate interest for a legitimate business purpose; or (ii) an entity acquiring or succeeding to substantially all of the
business of Tenant, by merger spin-off, reorganization, consolidation, acquisition (or assets or equity) or otherwise. For this
purpose, “control” shall mean the possession of the power to direct or cause the direction of the management and policies
of such entity, whether through the ownership of a sufficient percentage of voting securities, by contract or otherwise.

 

    5

     

    

 

14.           Expenses
of Enforcement; Landlord Costs.

 

(a)          Tenant
shall pay all reasonable attorneys’ fees and expenses incurred by Landlord in enforcing any of the Tenant’s obligations
under this Lease upon any Tenant default, and same shall be deemed to be Additional Rent hereunder.

 

(b)          If
Landlord, in connection with any default by Tenant, makes any expenditure or incurs any obligations for the payment of money,
including, but not limited to, reasonable attorneys’ fees and costs incurred in instituting, prosecuting or defending any
action or proceeding, such sums so paid or obligations incurred, shall be deemed to be Additional Rent hereunder and shall be
paid by Tenant to Landlord within thirty (30) days of Landlord’s written demand.

 

15.           Landlord’s
Remedies.

 

(a)          If
Tenant shall fail to make any payment of any Rent (Base or Additional) due hereunder, and such failure continues for fifteen (15)
days after written notice from Landlord to Tenant thereof; or

 

(b)          if
Tenant shall fail to pay any other sum required to be paid by Tenant under this Lease, and such failure continues for fifteen
(15) days after written notice from Landlord to Tenant thereof; or

 

(c)          if
Tenant shall fail to perform any of the other covenant or condition which Tenant is required to observe and perform under this
Lease, and any such failure continues for thirty (30) days after written notice from Landlord to Tenant thereof; or

 

(d)          if
the interest of Tenant in this Lease shall be levied upon under execution or other legal process; or

 

(e)          if
any petition shall be filed by or against Tenant in a court of bankruptcy and the same is not dismissed within thirty (30) days
of the filing thereof; or

 

(f)          if
Tenant shall be declared insolvent according to law; or

 

(g)          if
Tenant shall make an assignment for the benefit of creditors or petition for or enter into an arrangement;

 

then
in any of such events specified in this Section 15(a)-(g), Landlord may, but need not, declare the occurrence of any one
or more of the foregoing events as a default under this Lease, and thereupon may, at Landlord’s option, without further
notice to Tenant, have any one or more of the following described remedies in addition to all other rights and remedies provided
at law or in equity:

 

    6

     

    

 

(i)       
   Terminate this Lease, repossess the Premises in accordance with the provisions of Section 17 hereof,
and be entitled to recover immediately, as damages, the present value of the total amount of Rent due to be paid by Tenant
during the balance of the Term of this Lease, less the fair rental value of the Premises for said period, together with any
other sum of money owed by Tenant to Landlord;

 

(ii)          Terminate
Tenant’s right of possession and repossess the Premises without demand or notice of any kind to Tenant and without terminating
this Lease, in which case Landlord shall use reasonable efforts to relet all or any part of the Premises for such rent and upon
such terms as shall be satisfactory to Landlord, in Landlord’s reasonable discretion. For the purpose of such reletting,
Landlord may make such repairs, alterations, additions or physical changes in or to the Premises as may be necessary or convenient.
If Landlord shall fail to relet the Premises despite Landlord’s reasonable efforts to do so, then Tenant shall pay to Landlord
as damages the present value of the total amount of Rent due to be paid by Tenant during the balance of the Term of this Lease.
If the Premises are relet and a sufficient sum shall not be realized from the reletting, after payment of all costs and expenses
of such repairs, alterations, additions or physical changes and the expense of such reletting and the collection of rent occurring
therefrom, to satisfy the rent herein provided to be paid during the remainder of the Term, Tenant shall satisfy and pay any such
deficiency upon demand. Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this subparagraph
from time to time and that any suit or recovery of any portion due Landlord hereunder shall be no defense to any subsequent action
brought for any amount not theretofore reduced to judgment in favor of Landlord;

 

(iii)          Seek
specific performance of Tenant’s obligations;

 

(iv)          Cure
the Tenant’s default and recover the cost of curing as Additional Rent due on demand.

 

16.           Bankruptcy.

 

(a)          If
following the filing of a petition by or against Tenant in a bankruptcy court Landlord shall not be permitted to terminate this
Lease as hereinabove provided because of the provisions of Title 11 of the United States Code relating to Bankruptcy, as amended
(the “Bankruptcy Code”), then Tenant (including Tenant as Debtor-in-Possession) or any trustee for Tenant agrees promptly,
within no more than thirty (30) days upon request by Landlord to the Bankruptcy Court, to assume or reject this Lease, and Tenant
agrees not to seek or request any extension or adjournment of any application to assume or reject this Lease by Landlord with
such Court. Tenant’s or the trustee’s failure to assume this Lease within said 30-day period shall be deemed a rejection.
Landlord shall thereupon immediately be entitled to possession of the Premises without further obligation to Tenant or the trustee,
and this Lease shall be terminated, except that Landlord’s right to damages for Tenant’s default shall survive such
termination.

 

(b)          Tenant
or any trustee for Tenant may only assume this Lease if (i) it cures or provides adequate assurance that the trustee will promptly
cure any default hereunder, (ii) it compensates or provides adequate assurance that the Tenant will promptly compensate landlord
for any actual pecuniary loss to Landlord resulting from Tenant’s default, and (iii) it provides adequate assurance of future
performance under this Lease by Tenant. In no event after the assumption of this Lease by Tenant or any trustee for Tenant shall
any then-existing default remain uncured for a period in excess of thirty (30) days. Adequate assurance of future performance
of this Lease shall include, without limitation, adequate assurance (A) of the source of Rent required to be paid by Tenant hereunder,
and (B) that assumption or permitted assignment of this Lease will not be a default of any provision hereunder.

 

    7

     

    

 

17.           Termination;
Surrender of Possession. Upon the expiration or termination of this Lease, whether by lapse of time, operation
of law or pursuant to the provisions of this Lease, Tenant shall:

 

(a)          Restore
the Premises to the same condition in which they were in at the beginning of the Term (except for: reasonable wear and tear; maintenance,
repairs, and replacements for which Landlord is responsible pursuant to Section 8(a) above; and approved alterations, additions
or improvements made pursuant to Section 10 above), remove all of its personal property (including all signs, symbols and
trademarks pertaining to its business) from the Premises and repair any damage to the Premises caused by such removal; and

 

(b)          Surrender
possession of the Premises to Landlord.

 

If
Tenant shall fail or refuse to restore the Premises as hereinabove provided, Landlord may do so and recover its cost for so doing.
If Tenant shall fail or refuse to comply with Tenant’s duty to remove all personal property from the Premises and the building
upon the expiration or termination of this Lease, the parties hereto agree and stipulate that Landlord may, at its election: (a)
treat such failure or refusal as an offer by Tenant to transfer title to such personal property to Landlord, in which event the
title thereto shall thereupon pass under this Lease as a bill of sale; or (b) treat such failure or refusal as conclusive evidence,
on which Landlord shall be entitled to rely absolutely, that Tenant has forever abandoned such personal property. In either event,
Landlord may, with or without accepting title thereto, keep or remove, store, destroy, discard or otherwise dispose of all or
any part thereof in any manner that Landlord shall choose without incurring liability to Tenant or to any other person. In no
event shall Landlord ever become or be charged with the duties of a bailee of any personal property of Tenant. The failure of
Tenant to remove any personal property from the Premises shall forever bar Tenant from bringing any action or asserting any liability
against Landlord with respect to any such property which Tenant fails to remove.

 

If
Tenant shall fail or refuse to surrender possession of the Premises to Landlord upon termination or expiration of this Lease,
Landlord may evict Tenant in accordance with applicable law, and dispossess all persons and effects therefrom. Landlord shall
also be entitled to such other remedies as may be provided it by law or in equity in the event of Tenant’s failure or refusal
to surrender possession.

 

18.           Holding
Over. Tenant acknowledges that its holding over beyond the time of the termination or expiration of this Lease
will cause Landlord additional expense. If Tenant shall remain in possession of the Premises, or any part thereof, after the termination
or expiration of this Lease without Landlord’s written consent, Tenant shall acquire no rights with respect to the Premises.
Tenant shall, however, pay Landlord, as liquidated damages during any such holdover, One Hundred Twenty Percent (120%) the amount
of Base Rent, which would have been due for a like period of occupancy during the Term hereof, plus pay all Additional Rent and
other charges due under this Lease. The provisions of this clause shall not operate as a waiver by Landlord of any right or remedy
it may otherwise enjoy.

 

    8

     

    

 

19.           Eminent
Domain. If all or any material part of the Premises shall be taken or condemned by any competent authority for
any public purpose, or if any adjacent property or street shall be condemned or improved in a manner that unreasonably interferes
with or prevents the use of any material part of the Premises, the Term of this Lease shall, at the option of Landlord or Tenant
exercised upon written notice to the other party, end as of the date of the actual taking, without apportionment to Tenant of
any portion of the award or damages, other than any amount for Tenant’s moving expenses, business information, and the unamortized
portion of Tenant’s leasehold improvements. Otherwise, this Lease shall remain in full force and effect, Base Rent shall
be equitably reduced to the extent Tenant’s use and enjoyment of the Premises is affected, without apportionment to Tenant
of any portion of the award or damages, other than any amount for Tenant’s moving costs, business interruption, and the
unamortized portion of Tenant’s leasehold improvements. For purposes of this Section 19, “material” shall
mean any part of the Premises which reasonably interferes or prevents that use of the Premises in substantially the same manner
as the Premises was used immediately prior to such taking.

 

In
the event of a termination pursuant to this Section 19, current Rent, both Base and Additional, shall be apportioned to
the date of such taking. If the leasehold interest vested in Tenant by this Lease shall be condemned or taken in any manner, Landlord’s
and Tenant’s obligations under this Lease shall terminate as of the date of such condemnation or taking.

 

20.          No
Waiver. The failure of either party to enforce any covenant or condition of this Lease shall not be deemed a waiver
thereof or of the right of either party to enforce each and every covenant and condition of this Lease. No provision of this Lease
shall be deemed to have been waived unless such waiver shall be in writing and signed by the party against whom the waiver is
claimed.

 

21.          Tenant’s
Remedies. If Landlord shall fail to perform any provision or covenant of this Lease upon Landlord’s part to be performed,
and upon receiving written notice from Tenant of said failure, and thereafter Landlord does not correct the failure within thirty
(30) days after receipt of said notice, Tenant may declare Landlord in default, and may exercise any one or more of the remedies
available at law or in equity, including the following remedies available to Tenant: (a) Tenant may undertake to correct Landlord’s
default and deduct from the next Rent payments due Landlord under this Lease an amount equal to the reasonable cost of correcting
the default; (b) Tenant may commence an action to enforce Landlord’s obligations under the Lease by specific performance,
and/or seek to obtain injunctive relieve as provided by law; (c) Tenant may commence an action for money damages incurred by Tenant
as a result of Landlord’s default under the Lease; (d) Tenant may terminate the Lease upon written notice to Landlord so
long as such default remains uncured, but only if the nature of Landlord’s default under the Lease is so serious that it
unreasonably interferes with Tenant’s use and enjoyment of the Premises for the purpose specified in this Lease for in excess
of thirty (30) consecutive days. Notwithstanding the foregoing, Landlord shall not be declared in default as to any failures which
would reasonably require more than thirty (30) days after receive of such notice to correct, so long as Landlord commences to
cure during said thirty (30) day period and thereafter diligently pursues such cure to completion. Landlord shall also pay to
Tenant all reasonable attorneys’ fees and expenses incurred by Tenant in enforcing any of Landlord’s obligations under
this Lease upon any Landlord default.

 

    9

     

    

 

22.
          Cumulative Remedies. All rights and remedies of the parties under this
Lease shall be cumulative, and none shall exclude any other rights or remedies allowed by law or in equity.

 

23.           Destruction—Fire
or Other Cause.

 

(a)          Except
as otherwise provided herein, if the Premises or any buildings or improvements thereon shall be damaged or rendered untenable
by fire or other casualty, Tenant shall restore them to the condition prior to such fire or casualty, and make them tenable as
soon as possible, but only to the extent of the insurance proceeds received by Tenant, and rent shall be equitably abated, in
whole or in part, during the period of untenablility to the extent and during the time Tenant’s use of the Premises is adversely
affected. All such restoration shall be performed using contractors approved in advance by Landlord, in Landlord’s reasonable
discretion.

 

(b)          In
case the Premises shall be so damaged by fire or other casualty during the initial term or any renewal term that demolition is
required, and the Township of Vevay or other governmental body, prohibits reconstruction, or in the event of the proceeds of insurance
received by Tenant are inadequate to complete such restoration and Landlord is unwilling or unable to fund the cost of such restoration
in excess of the insurance proceeds received by Tenant, then in any of such events, Tenant may terminate this Lease by notifying
the Landlord of such termination within sixty (60) days after the date of such damage or notice of such prohibition. In the event
of such a termination, Landlord shall be entitled to all insurance proceeds received by Tenant with respect to the Premises, excluding
proceeds received by Tenant for Tenant’s trade fixtures, equipment, personal property, or loss of business.

 

(c)          Tenant
shall promptly notify Landlord of the occurrence of a fire or other casualty at the Premises.

 

24.           Insurance.
By this section, and by the applicable portions of Section 12, Landlord and Tenant intend that the risk of loss or
damages as described shall be borne by responsible insurance carriers to the extent provided.

 

(a)          Tenant
shall, at its expense, insure the Premises, and all buildings and improvements now or hereafter constructed thereon, against loss
or damage under a policy or policies of so-called “all risk” fire and casualty coverage insurance, in an amount determined
by Tenant, but not less than Four Million Dollars ($4,000,000.00), underwritten by such carriers and on such other terms and conditions
as Landlord shall approve. In the event Landlord requests that Tenant maintain the foregoing insurance in an amount in excess
of Four Million Dollars ($4,000,000.00), Tenant shall use Tenant’s best efforts to do so, but the additional cost of such
insurance in excess of Four Million Dollars ($4,000,000.00) shall be paid by Landlord to Tenant upon demand. Landlord and Landlord’s
Lender(s), if any, shall be named as an additional insured in such policy or policies, as their interests appear.

 

(b)          If
Tenant shall make any improvements to the Premises or the building, Landlord may request that coverage be increased by the full
replacement cost of such improvements at any time after such improvements are made. Landlord hereby waives all right of recovery
which it might otherwise have against Tenant, for any casualty or damage to the building or Premises, in excess of the amount
of fire and casualty insurance proceeds received under Section 24(a), notwithstanding that such casualty or damage may result
from the negligence or fault of Tenant, and notwithstanding that the amount of the insurance proceeds received may be inadequate
to fully restore the building and Premises.

 

    10

     

    

 

(c)          In
the event of a loss covered by the policy or policies of casualty insurance referred to in subsection (a) above, the proceeds
shall be paid jointly to Tenant and Landlord so that Landlord can verify the Tenant’s use of such proceeds to the restoration
of the Premises as close as practical to their condition immediately prior to the casualty, as the proceeds allow unless the Lease
shall be terminated as provided in Section 23(b) above.

 

(d)          Tenant
shall maintain a policy of general public liability insurance in an amount at least equal to Two Million Dollars ($2,000,000.00)
single-limit coverage for property damage, bodily injury or death. Such policy of general public liability insurance shall name
Landlord as an additional insured.

 

(e)          If
practical, all policies of insurance required to be carried by this Lease shall provide, by endorsement or otherwise, that such
insurance may not be canceled or terminated, except upon written notice to Landlord. Prior to Commencement Date and thereafter,
prior to the expiration of any such policy, Tenant agrees to deliver to Landlord either a duplicate original of the aforesaid
policy or a certificate evidencing each such insurance coverage, together with evidence of payment for the policies. If a certificate
is provided, it shall contain a statement required by the first sentence of this subsection (e) regarding notice to Landlord.
Any failure by Tenant’s to provide and keep in force the aforementioned insurance which continues for more than fifteen
(15) days after written notice to Tenant thereof, may be treated as a default hereunder by Landlord, entitling Landlord to exercise
any or all of the remedies as provided in this Lease in the event of Tenant’s default.

 

(f)          The
cost of insurance required to be carried by Tenant at Tenant’s expense in this section 24 shall be deemed to be Additional
Rent hereunder.

 

25.           Access
to Premises. Landlord shall have the right to enter upon the Premises during normal business hours upon reasonable
advance written notice of not less than 24 hours to Tenant, for the purpose of: inspecting the Premises; showing the Premises
to prospective mortgagees; preventing waste, loss, or destruction; or performing maintenance, repairs or replacements Landlord
is obligated to make under the terms of this Lease or which Landlord may elect to perform following Tenant’s failure to
do so. Except in the case of a bona fide emergency involving a material risk of injury or death, or potential significant risk
of injury to property where no notice shall be required, Landlord shall give notice prior to entry.

 

During
the last six months of the Term, Landlord may also enter the Premises during normal business hours upon reasonable advance written
notice of not less than 24 hours to Tenant for the purpose of showing the Premises to prospective tenants. Landlord may also during
said six-month period place upon the Premises the usual notices “To Let” and “For Rent,” which notices
Tenant shall permit to remain thereon without molestation.

 

If
in the case of an emergency Tenant is not present to open and permit an entry into the Premises, Landlord or Landlord’s
agents may enter the same by master key or, if necessary for the protection of life or property, forcibly. In no event shall the
obligations of Tenant hereunder be affected by any such entry.

 

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26.           Signs.
Tenant may erect, maintain and remove such signs as it deems necessary, appropriate or desirable to its business operations
in, on or about the Premises, provided that the signs are in compliance with all governmental regulations and that they do not
cause structural damage to the Premises.

 

27.           Taxes
and Other Government Charges.

 

(a)          Landlord
shall pay all real property taxes billed with respect to the Premises prior to Commencement Date, and pay all special assessments
which become a lien on the Premises prior to Commencement Date. Tenant shall pay, before any penalty or interest attaches, all
general taxes, special taxes, special assessments, water charges, sewer service charges, utility charges and fees, and other governmental
charges of any kind whatsoever levied or assessed against or with respect to the Premises, and any buildings, fixtures, and improvements
thereon, at any time after the Commencement Date and during the Term of this Lease, and all renewal(s). Tenant shall furnish to
Landlord copies of any receipts for such payments to Landlord within fifteen (15) days of Landlord’s written request. Notwithstanding
the foregoing, with respect to all real property taxes. Such real property taxes shall be prorated between the parties as if such
taxes cover the calendar year in which such taxes are first billed. Tenant shall be responsible only for the portion of such taxes
covering the term of this Lease under such proration method, and Landlord shall be responsible for the balance of such taxes.
Additionally, Tenant shall be responsible for only those installments of special assessments first billed during the term of this
Lease.

 

(b)          Tenant
shall pay before any penalty or interest attaches all personal property taxes levied or assessed against the personal property
of Tenant located upon the Premises, and shall, within fifteen (15) days of Landlord’s written request, furnish to Landlord
duplicate receipts thereof.

 

(c)          If
Tenant shall, in good faith, desire to contest the validity or amount of any tax, assessment, levy or other governmental charge
herein agreed to be paid by Tenant, Tenant shall be permitted to do so, and, unless required otherwise by law, shall be permitted
to defer payment of such tax or charge, the validity or amount of which Tenant is so contesting, until final determination of
the contest, upon giving to Landlord written notice thereof prior to the commencement of any such contest, which shall be given
at least ten (10) days prior to delinquency, and upon protecting the Premises and Landlord’s adjoining lands, and upon giving
to Landlord, on demand by Landlord, a good and sufficient surety bond or other security satisfactory to Landlord against any such
tax, levy, assessments, rate, or governmental charge, and upon holding Landlord harmless from any costs, liability or damage arising
out of any such contest. If Tenant loses a tax contest, Tenant shall be required to immediately pay all taxes and charges.

 

28.           Utilities.
Tenant shall, at its expense and by separate metering, provide the Premises with all utility services it desires to have (except
as provide in Section 6 above as Landlord’s responsibility), and pay for all utilities consumed in the Premises prior
to delinquency. Tenant will provide appropriate evidence of such payments to Landlord within fifteen (15) days of Landlord’s
written request for such evidence.

 

29.           Broker.
The parties agree that no broker other than CBRE/Martin (the “Broker”) brought about his Lease. The Tenant agrees
to indemnify and hold the Landlord harmless against any brokerage claims from any broker dealing with Tenant, other than the Broker.
Landlord shall be responsible for all brokerage commissions and fees owed to the Broker pursuant to any separate listing agreement
with Broker, and any brokerage claims from any other broker dealing with Landlord.

 

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30.           Options
to Renew. Tenant shall have the option to renew the Term for two (2) consecutive additional periods of three (3)
years each. If Tenant desires to exercise said option, it shall do so by giving Landlord written notice thereof not later than
ninety (90) days prior to the expiration of the initial term or renewal term then in force, whichever is applicable. Base Rent
for each renewal period shall be increased on the Commencement Date of each renewal period by two percent (2%) of the Base Rent
in effect immediately prior to the commencement date of said renewal period. The other terms and conditions of this Lease shall
remain in full force and effect during any such renewal terms except that this Lease shall not be further renewed beyond the two
(2) renewal periods provided for herein.

 

31.           Notices.
All notices, payments, bills or statements required hereunder shall be in writing and shall be deemed to have been given,
whether actually received or not, if either delivered personally or mailed by certified or registered mail to the parties at their
addresses as set forth on the first page of this Lease. Either party may change its address for notices, bills or statements by
giving notice of such change as hereinabove set forth.

 

32.           Heirs
and Assigns. The covenants, conditions, and agreements contained in this Lease shall bind and inure to the benefit
of Landlord and Tenant and their respective heirs, distributees, executors, administrators, successors, and assigns, subject to
the provision of Section 13 above.

 

33.           Quiet
Enjoyment. Landlord covenants and agrees with Tenant that upon Tenant’s timely paying the Rent and observing
and performing all the terms, covenants and conditions on Tenant’s part to be performed and observed, Tenant may peaceably
and quietly enjoy the Premises hereby leased.

 

34.           Subordination;
Attornment; Nondisturbance; Estoppel Certificate.

 

(a)          This
Lease shall be subject and subordinate to the interests of the holders of any notes secured by mortgages on the Premises, now
or in the future, and to all renewals, modifications, consolidations, replacements and extensions thereof, and while the provisions
of this section are self-executing, Tenant shall execute such documents as may be necessary to affirm or give notice of such subordination.
With respect to any existing mortgage, and any mortgage executed by Landlord prior to Commencement Date, and, with respect to
any future mortgage, on or before the effective date of said future mortgage, at Landlord’s cost, Landlord shall obtain
from its mortgagee (“Landlord Mortgagee”), and cause to be filed on the public record, as a condition of Tenant’s
subordination hereunder, a written agreement among Landlord’s Mortgagee, Landlord, and Tenant, that shall be binding on
the parties thereto and their respective legal representatives, successors and assigns, and provide, among other provisions, that,
so long as this Lease is in full force and effect that there is no Tenant default under this lease: (i) Tenant shall not be joined
as a defendant in any proceeding that may be instituted to enforce the mortgage; (ii) Landlord’s Mortgagee shall honor the
Lease, and Tenant’s possession and use of the Premises in accordance with the provisions of this Lease shall not be affected
or disturbed by reason of the subordination to or any modification of or default under the mortgage; and (iii) Landlord’s
Mortgagee will make available to Landlord any insurance proceeds or condemnation awards payable to Landlord for the purposes agreed
in this Lease.

 

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(b)          Upon
request of the holder of any note secured by a mortgage on the building or the Premises, Tenant shall agree in writing that no
action taken by such holder to enforce said mortgage shall terminate this Lease or invalidate or constitute a breach of any of
its provisions, and Tenant shall attorn to such mortgagee, or to any purchaser of the building or the Premises at any foreclosure
sale, or sale in lieu of foreclosure, for the balance of the Term on all the terms and conditions herein contained. While the
provisions of this section are self-executing, all persons affected thereby shall execute such documents necessary to affirm or
give notice of such attornment.

 

(c)          Landlord
expressly authorizes Tenant to rely on any notice from Landlord’s Mortgagee notifying Tenant of a default under the mortgage
instructing Tenant to pay all Rent to such Landlord’s Mortgagee. All payments made in good faith and in reliance on such
notice shall be deemed to have been made to or on behalf of Landlord and shall not be a breach or default under this Lease.

 

(d)          At
the written request of Landlord, Tenant shall within fifteen (15) days deliver to Landlord, or anyone designated by Landlord,
a certificate stating and certifying to the best of Tenant’s knowledge as of the date of such certificate (i) the date to
which Rent and other charges under this Lease have been paid, (ii) whether or not there are then existing any setoffs or defenses
against the enforcement of any of the agreements, terms, covenants or conditions hereof on the part of Tenant to be performed
or complied with (and, if so, specifying the same), and (iii) if such be true, that this Lease is unmodified (or, if so, specifying
the modifications) and in full force and effect, and (iv) Landlord is not in default under any provision of this Lease or if Landlord
is in default, specifying the nature of Landlord’s default.

 

35.           Landlord’s
Right to Perform. In the event that Tenant is in default, by failing or neglecting to do or perform any act or
thing herein provided by it to be done or performed, then Landlord may, but shall not be required to, do or perform or cause to
be done or performed such act or thing, entering upon the Premises for such purposes, if Landlord shall so elect, Tenant shall
repay to Landlord, within fifteen (15) days of Landlord’s written demand, the reasonable cost and expense thereof. Any act
or thing done by Landlord pursuant to the provisions of this section shall not be or be construed as a waiver of any such default
by Tenant, or as a waiver of any covenant, term or condition herein contained, or of the requirement of performance thereof, or
of any other right or remedy of Landlord hereunder or otherwise.

 

36.           Surrender
of Lease. The voluntary or other surrender of this Lease by Tenant, or by a mutual cancellation thereof, shall
not work a merger, and may, at the option of Landlord, terminate all existing subleases or sub-tenancies, or may, at the option
of Landlord, operate as an assignment to if of any or all such subleases or sub-tenancies.

 

37.           Litigation.
Landlord and Tenant do hereby waive trial by jury in any action, proceeding or counterclaim brought by either against the
other upon any matters whatsoever arising out of or in any way connected with this Lease, Tenant’s use or occupancy of the
Premises, or any claim of injury or damage or both.

 

38.           Entire
Agreement. This Lease represents the entire agreement between the parties. It may not be amended, altered or modified
unless done so in writing by both parties.

 

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39.           Pronouns.
Whenever in this Lease words, including pronouns, are used in the masculine, they shall be read in the feminine or neuter
whenever they would so apply and vice versa, and words in this Lease that are singular shall be read as plural whenever the latter
would so apply and vice versa.

 

40.           Choice
of Law. This Lease shall be governed by and construed in accordance with the laws of the State of Michigan that
are applied to leases made and to be performed in that state. The invalidation of one or more terms of this Lease shall not affect
the validity of the remaining terms.

 

41.           Light
or Air Rights. No rights to light or air over any property, whether belonging to Landlord or any other person,
are granted to Tenant under this Lease.

 

42.           Third
Parties. Landlord and Tenant acknowledge, and warrant and represent to each other, that there are no third-party
beneficiaries to this Lease.

 

43.           Headings.
The headings contained herein are for convenience only and shall not be used to define, explain, modify or aid in the interpretation
or construction of the contents hereof.

 

44.           Covenants
and Conditions. All covenants and conditions contained herein are independent of one another. All of the covenants
of Tenant contained herein shall, at the option of Landlord, be construed as both covenants and conditions.

 

45.           Right
of First Refusal.

 

(a)          So
long as this Lease is in full force and effect, if the Landlord shall receive a bona fide offer from any unrelated person, persons,
organization, or organizations to purchase in whole or in part the land or building of which the Premises is a part, which offer
is acceptable to Landlord, the Landlord shall send the Tenant a copy of the proposed contract and notify the Tenant of Landlord’s
intention to accept the offer. The Tenant shall have the right within thirty (30) days from the date of personal delivery or mailing
of said notice to accept the terms of the contract in writing for purchase such land or building of which the Premises are a part
for the purchase price and on the terms specified in the contract, except as otherwise provided in this section. If the Tenant
shall not so elect within the period of thirty (30) days from the date of personal delivery or mailing of said notice, the Landlord
may then sell the land or building of which the Premises are a part to the offeror, provided the sale is on substantially the
same terms and conditions and for the price set forth in the contract sent to the Tenant. Notwithstanding anything to the contrary
herein, or in the contract provided to Tenant, unless waived in writing by Tenant, Tenant’s exercise of Tenant’s right
of first refusal hereunder shall be subject to and conditioned upon Tenant obtaining, within thirty (30) days of Tenant’s
exercise of Tenant’s right of first refusal hereunder or such later time as is provided in the contract, a Phase I environmental
site assessment of the Premises acceptable to Tenant confirming that no recognized environmental conditions unacceptable to Tenant
in Tenant’s sole discretion exist. Additionally, notwithstanding anything to the contrary herein, or in the contract provided
to Tenant shall not be required to close on the purchase pursuant to said contract until the later of the time specified in the
contract for closing or sixty (60) days after the date of Tenant’s exercise of Tenant’s right of first refusal.

 

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(b)          Termination.
This right of first refusal (but not this Lease) shall terminate upon the consummation of the transfer in fee simple to a third
party of the land and building of which the Premises are a part after full compliance with the terms of this right of first refusal.
After any termination as provided above, the Tenant shall at the Landlord’s written request execute and acknowledge any
documents stating that Tenant releases all the Tenant’s rights under this right of first refusal.

 

46.           Environmental.

 

(a)          Unless
waived in writing by Tenant, Tenant’s obligations under this Lease and the Commencement Date of this Lease are contingent
upon Tenant receiving prior to the Commencement Date of this Lease, a Phase I Environmental Assessment (the “Phase I ESA”)
from AKT Peerless, or another qualified environmental firm acceptable to Tenant, and dated not earlier than six (6) months prior
to the Commencement Date of this Lease, and certified to Tenant, confirming that there are no Recognized Environmental Conditions
on or affecting the Premises.

 

(b)          Tenant
covenants that no Hazardous Materials (as hereinafter defined) will be brought onto or stored or used in the Premises by Tenant,
except in compliance with all applicable laws, codes, ordinances, and regulations.

 

(c)          Tenant
shall hold harmless, indemnify and defend Landlord from and against any Environmental Damages (as hereinafter defined) resulting
from events occurring on the Premises during the Term caused by Tenant or for which Tenant is responsible.

 

(d)          Landlord
represents and warrants that, except as otherwise disclosed in the Phase I ESA, there are currently no Hazardous Materials on,
in, at, or affecting the Premises in violation of any laws, codes, ordinances, or regulations. Landlord represents and warrants
that, except as otherwise disclosed in the Phase I ESA, it has no knowledge or reason to believe, and has not received any notices
or communications from any governmental authority, that any person at the Premises has violated any legal requirement with respect
to the acquisition, handling, storage, treatment, shipment or disposal of, or any other matters pertaining to, Hazardous Materials.
Landlord represents and warrants that neither Landlord nor the Premises is subject to any decree, order or judgment relating to
environmental legal requirements. Landlord represents and warrants that, to the best of Landlord’s knowledge, except as
otherwise disclosed in the Phase I ESA, there are no underground storage tanks on the Premises other than the underground water
storage tank for the sprinkler system, and the Premises has never been used as a landfill or waste disposal site.

 

(e)          Landlord
shall hold harmless, indemnify and defend Tenant from and against any Environmental Damages resulting from events occurring on
or about the Premises, except for Environmental Damages caused by Tenant or for which Tenant is responsible.

 

(f)          “Environmental
Damages” shall mean all claims, judgments, damages (excluding consequential or punitive damages), losses, penalties, fines,
liabilities (including strict liability), encumbrances and liens, and any other costs and expenses, resulting from the existence
on or in, or release to, the ground or air, of Hazardous Materials in violation of, or alleged to be in violation of, the legal
requirements applicable thereto, including any attorneys’ fees, disbursements, consultant’s fees and other costs resulting
from: (i) investigation and defense of any alleged claim; (ii) directive of any governmental authorities, whether or not the claims
or directives are groundless, false or fraudulent, or are ultimately defeated; and (iii) any settlement or judgment.

 

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(g)          “Hazardous
Materials” shall mean any hazardous or toxic substance, material or waste (including constituents thereof) that is or becomes
regulated by one or more governmental authorities. The words “Hazardous Materials” include, without limitation: (i)
any material or substance listed or defined as a “hazardous waste,” “extremely hazardous waste,” “restricted
hazardous waste”, “hazardous substance” or “toxic substance” under any applicable laws, codes or
ordinances; (ii) petroleum and its byproducts; (iii) asbestos, radon gas and urea formaldehyde foam insulation; (iv) polychlorinated
biphenyl; (v) any substance designed as a hazardous or toxic waste or substance (or words of similar import) pursuant to the Federal
Water Pollution Control Act, as amended (33 U.S.C. §1317), the Federal Resource Conservation and Recovery Act, as amended
(42 U.S.C. §6903), the Comprehensive Environmental Response, Compensation and Liability Act, as amended (42 U.S.C. §§9601
et seq.), the Toxic Substance Control Act, as amended (15 U.S.C. §§2601 et seq.), or the Hazardous Materials Transportation
Act, as amended (49 U.S.C. §§1801 et seq.); or (vi) any other chemical, material, gas or substance, the exposure to
or release of which is or may hereafter be prohibited, limited or regulated by any governmental or quasi-governmental entity having
jurisdiction over the Premises or the operations or activity at the Premises, or any chemical, material, gas or substance that
does or may pose a hazard to the health or safety of the occupants of the Premises or the occupants of property adjacent to the
Premises. 

 

47.          Security
Deposit. As security for the faithful performance by Tenant of all of its obligations under this Lease, Tenant
shall upon execution of this Lease deposit in trust with Landlord the sum of Twenty Thousand One Hundred Fifty-Six and 25/100
Dollars ($20,156.25). This security deposit shall be kept by Landlord in a segregated account at a financial institution. Landlord
shall have the right (but not the obligation) to apply all or any part of it toward any Rent or other amount Tenant has failed
to pay hereunder on a timely basis.

 

48.          
Unpaid Rent. Unpaid monthly rental installments, or any portion thereof, and all other amounts due and owing
Landlord from Tenant under this Lease, which remain overdue for more than thirty (30) days after the due date, shall bear interest
at the rate of ten percent (10.0%) per annum until paid. To compensate it for increased costs Landlord will incur, Tenant shall
also pay a late charge in the amount of five percent (5%) in respect of any installment of rent not paid within fifteen (15) days
after the due date. Tenant acknowledges that said interest and late charges are reasonable in light of the additional costs which
will be incurred due to Tenant’s late payment, and do not constitute a penalty. Tenant’s obligation to pay rent that
is accrued but unpaid shall survive the expiration or termination of the Term.

 

49.          Accord
and Satisfaction. Landlord may accept any check or payment of less than the full amount it is owed without prejudice
to its right to recover the balance or to pursue any other remedy in this Lease as provided.

 

52.          Mutually
Drafted. The parties acknowledge and agree that this Lease has been prepared as the result of negotiation and reviewed
by the parties, shall be deemed to have been mutually drafted by the parties, and shall not be construed against any one party
as the drafter.

 

51.          Cubicles.
Landlord and Tenant acknowledge and agree that, as of Commencement Date, Tenant has purchased all of the existing cubicles in
the Premises in “as in” condition, for the sum of One Thousand Seven Hundred Fifty Dollars ($1,750.00) paid at the
time of the execution of the Lease, the receipt and sufficiency of which is hereby acknowledged by Landlord, and that Landlord,
as of Commencement Date hereby transfers title to said cubicles to Tenant, free and clear of all liens, encumbrances, and adverse
claims. This lease shall serve as the bill of said for said cubicles as of Commencement Date.

 

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52.          Authority.
Each person executing this Lease on behalf of a party warrants and represents that said person is duly authorized to execute this
Lease on behalf of the party on whose behalf this Lease is being signed.

 

IN
WITNESS WHEREOF, the parties have caused this Industrial Facilities Lease to be executed on the date specified below to be effective
as of the date specified above.

 

	 	LANDLORD:
	 	 	 
	 	DJV PROPERTIES, LLC, a Michigan Limited Liability Company
	 	 	 
	Dated: October 16, 2017	By:	/s/ Daniel R. VanAcker
	 	 	Daniel R. VanAcker
	 	Its:	Authorized Member
	 	 	 
	 	TENANT:
	 	 	 
	 	XG SCIENCES, INC., a Michigan Corporation
	 	 	 
	Dated: October 16, 2017	By:	/s/ Philip L. Rose
	 	 	Philip L. Rose
	 	Its:	Chief Executive Officer

 

18

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