Document:

Exhibit 10.12 

   

  

  Certain identified information has been excluded from the exhibit because it is both (i) not
      material and (ii) is the type of information that the registrant treats as private or confidential. Double asterisks denote omissions.

   

  LOAN AND SECURITY AGREEMENT

   

  This LOAN AND SECURITY AGREEMENT (this “Agreement”)

      is entered into as of February 5, 2021, by and among CUE HEALTH INC., a Delaware corporation (“Borrower”), the financial institutions from time to time party to this Agreement (collectively, “Lenders” and individually, each a “Lender”)

      and EAST WEST BANK, as collateral and administrative agent for Lenders (in such capacity, “Agent”).

   

  RECITALS

   

  This Agreement sets forth the terms on which Lenders will
      advance credit to Borrower, and Borrower will repay the amounts owing to Lenders.

   

  AGREEMENT

   

  The parties agree as follows:

   

  		1.	DEFINITIONS AND CONSTRUCTION.

   

  1.1          Definitions. As used in this Agreement, all
      capitalized terms shall have the definitions set forth on Exhibit A. Any term used in the Code and not defined herein shall have the meaning given to the term in the Code.

   

  1.2          Accounting Terms. Any accounting term not
      specifically defined on Exhibit A shall be construed in accordance with GAAP and all calculations shall be made in accordance with GAAP. The term “financial statements” shall include the accompanying notes and schedules.

   

  1.3          Interpretation. Any references to “pro rata”,
      “pro rata share”, “ratably” or similar terms shall take into account the Revolving Loan Commitment Percentage of each Lender and any outstanding commitments, undrawn Letters of Credit, and reimbursement obligations related to any Letters of Credit.

   

  		2.	LOAN AND TERMS OF PAYMENT.

   

  		2.1	Credit Extensions.

   

  (a)                Promise to Pay. Borrower promises
      to pay to Agent for the benefit of Lenders, in lawful money of the United States of America, the aggregate unpaid principal amount of all Credit Extensions made by Lenders to Borrower, together with interest on the unpaid principal amount of such
      Credit Extensions at the times and at the interest rates in accordance with the terms hereof.

   

  
     

    
      
 

  

  
   

  		(b)	Advances Under Revolving Line.

   

  (i)                  Amount. Subject to and upon the
      terms and conditions of this Agreement, Borrower may request, and Lenders severally agree to make to Borrower, loans on a revolving credit basis (each a “Revolving Loan” and collectively the “Revolving Loans”) in an aggregate
      outstanding original principal amount for all Lenders at any time outstanding not to exceed the lesser of (i) the Revolving Line and (ii) such amount as Borrower would still be in compliance with the Asset Coverage Ratio set forth in Section 6.7;
      provided that in no event shall any Lender be obligated to make a Revolving Loan or participate in a Letter of Credit if after giving effect to such Revolving Loan or such participation the sum of such Lender’s (w) Revolving Loans outstanding,
      (x) Revolving Loan Commitment Percentage of the aggregate maximum amount to be drawn under all Letters of Credit outstanding and (y) Revolving Loan Commitment Percentage of the aggregate amount of unreimbursed drawings under all Letters of Credit
      outstanding, would exceed its Revolving Loan Commitment. Amounts borrowed pursuant to this Section 2.1(b) may be repaid and reborrowed at any time, from time to time, without penalty or premium prior to the Revolving Maturity Date, at which
      time all outstanding Advances under this Section 2.1(b) together with all accrued but unpaid interest and fees thereon shall be immediately due and payable.

   

  (ii)                Form of Request; Lender Funding of
        Advances. Whenever Borrower desires an Advance, Borrower will give the Agent irrevocable notice by facsimile transmission or telephone no later than 9:00 a.m., Pacific time, on the Business Day that the Advance is to be made. Each such
      notification shall be promptly confirmed by a Payment/Advance Form in substantially the form of Exhibit C and delivered by a Responsible Officer. Upon receipt of such notice, the Agent shall promptly notify each Lender thereof on the date of
      receipt of such notice. On the proposed borrowing date, not later than 1:00 p.m., Pacific time, each Lender shall make available to the Agent the amount of such Lender’s pro rata share of the aggregate borrowing amount (as determined in accordance
      with this Section 2.1(b)) in immediately available funds by wiring such amount to such account as the Agent shall specify. Agent and Lenders shall be entitled to rely on any facsimile or telephonic notice given by a person who Agent and/or Lender
      reasonably believes to be a Responsible Officer or a designee thereof, and Borrower shall indemnify and hold Agent and Lenders harmless for any damages or loss suffered by such Agent or Lender as a result of such reliance. Agent will credit the
      amount of Advances made under this Section 2.1(b) to a deposit account of the Borrower at the Agent as Borrower requests in writing; provided that such deposit account is subject to a perfected security interest in favor of the Agent for the
      benefit of the Lenders.

   

  (iii)               Defaulting Lenders. If and to the
      extent any Lender (a “Defaulting Lender”) shall not have made its pro rata share of the Revolving Loan available to the Agent in immediately available funds as set forth in this Section 2.1(b) and the Agent in such circumstances has made
      available to Borrower such amount, that Lender shall, on the Business Day following the date of such Advance (the “Funding Date”), make such amount available to the Agent; provided that Agent shall be entitled to any interest applicable to
      such Advance for each day during such period. A notice submitted by the Agent to any Lender with respect to amounts owing under this subsection shall be conclusive, absent demonstrable error. If such amount is so made available, such payment to the
      Agent shall constitute such Defaulting Lender’s Advance on the Funding Date of such Advance for all purposes of this Agreement. If such amount is not made available to the Agent on the Business Day following the Funding Date, the Agent will notify
      Borrower of such failure to fund and, upon demand by the Agent, Borrower shall pay such amount to the Agent for the Agent’s account, together with interest thereon for each day elapsed since the Funding Date of such Advance, at a rate per annum equal
      to the interest rate applicable at the time to the Advances composing such Advance, without in any way prejudicing the rights and remedies of Borrower against such Defaulting Lender. The failure of any Lender to make any Advance on any Funding Date
      shall not relieve any other Lender of any obligation hereunder to make a Loan on such Funding Date, but no Lender shall be responsible for the failure of any other Lender to make the Advance to be made by such other Lender on any Funding Date.

   

  
     

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  		(c)	Letters of Credit.

   

  (i)                  As a subfacility under the Revolving
      Line, the L/C Issuer agrees from time to time (subject to the terms and conditions of this Agreement) to issue or cause an Affiliate to issue commercial and standby letters of credit for the account of the Borrower (each a “Letter of Credit,”
      and collectively “Letters of Credit”) until thirty (30) days prior to the Revolving Maturity Date; provided, however, that the aggregate drawn and undrawn amount of all outstanding Letters of Credit (including the Existing Letters of Credit)
      shall not at any time exceed Twenty Million and 00/100 Dollars ($20,000,000) (the “L/C Sublimit”). For the avoidance of doubt, the L/C Sublimit shall be a part of, and not in addition to, the Revolving Line. The undrawn amount of all Letters
      of Credit shall be reserved under the Revolving Line and such amount shall not be available for borrowings. Borrower shall give Agent and the L/C Issuer notice prior to 10:00 a.m., Pacific time at least five (5) Business Days prior to the proposed
      date of issuance of each Letter of Credit, specifying the beneficiary, the proposed date of issuance and the expiry date of such Letter of Credit, and describing the proposed terms of such Letter of Credit and the nature of the transactions proposed
      to be supported thereby. The issuance by the L/C Issuer of any Letter of Credit shall, in addition to the conditions precedent set forth in Section 3, be subject to the conditions precedent that such Letter of Credit shall be satisfactory to
      the L/C Issuer and that Borrower shall have executed and delivered such application agreement and/or such other instruments and agreements relating to such Letter of Credit as the L/C Issuer shall have requested in its sole discretion (each, a “L/C

        Application”). The L/C Issuer shall deliver a copy of the L/C Application to the Agent. The form and substance of each Letter of Credit shall be subject to approval by the L/C Issuer, in its sole discretion. Each Letter of Credit shall be
      issued for a term, as designated by the Borrower, not to exceed three hundred and sixty-five (365) days; provided, however, that no Letter of Credit shall have an expiration date later than five (5) Business Days prior to the Revolving Maturity Date
      unless Borrower has posted on the date of issuance of such Letter of Credit cash collateral to an account at the L/C Issuer and in which the Borrower grants a security interest to the Agent (for the benefit of the Lenders) in an amount equal to [**]
      percent ([**]%) of the outstanding Letters of Credit on terms satisfactory to the Agent and the L/C Issuer in their sole discretion, in which case the expiry date of such cash collateralized Letters of Credit may be up to one (1) year later than the
      fifth (5th) Business Day prior to the Revolving Maturity Date. The Letters of Credit may include a provision providing that their expiry date will automatically be
      extended each year for an additional one (1) year period unless the L/C Issuer delivers written notice to the contrary. Each Letter of Credit shall be subject to the additional terms and conditions of the Letter of Credit agreements, applications and
      any related documents required by the L/C Issuer in connection with the issuance of Letters of Credit. The L/C Issuer shall deliver to the Agent, concurrently with or promptly following its issuance of any Letter of Credit, a true and complete copy
      of each Letter of Credit. Promptly upon its receipt thereof, the Agent shall give notice to each Lender of the issuance of each Letter of Credit, specifying the amount thereof and the amount of such Lender’s percentage thereof.

   

  
     

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  (ii)                If the L/C Issuer shall honor a draft or
      other demand for payment presented or made under any Letter of Credit, the Borrower agrees to pay to the L/C Issuer an amount equal to the amount paid by the L/C Issuer in respect of such draft or other demand under such Letter of Credit and all
      reasonable expenses paid or incurred by the Agent relative thereto not later than 1:00 p.m. Pacific time, in United States dollars, on (i) the Business Day that the Borrower received notice of such presentment and honor, if such notice is received
      prior to 11:00 a.m. Pacific time or (ii) the Business Day immediately following the day that the Borrower received such notice, if such notice is received after 11:00 a.m. Pacific time.

   

  (iii)               If the L/C Issuer shall honor a draft or
      other demand for payment presented or made under any Letter of Credit, but the Borrower does not reimburse the L/C Issuer as required under clause (ii) above and the Revolving Line has not been terminated (whether by maturity, acceleration or
      otherwise), such drawing paid under such Letter of Credit shall be deemed an Advance under the Revolving Line and shall be repaid by the Borrower in accordance with the terms and conditions of this Agreement applicable to such Advances and the Agent
      will promptly notify the Lenders of such deemed request, and each such Lender shall make available to the Agent an amount equal to its pro rata share (based on its Revolving Loan Commitment Percentage) of the amount of such Advance; provided,
      however, that if Advances under the Revolving Line are not available, for any reason, at the time any drawing is paid, then the Borrower shall immediately pay to the L/C Issuer the full amount drawn, together with interest from the date such drawing
      is paid to the date such amount is fully repaid by the Borrower, at the rate of interest applicable to Advances under the Revolving Line. In such event the Borrower agrees that the Agent, in its sole discretion, may debit any account maintained by
      the Borrower with the Agent for the amount of any such drawing. Amounts held in such cash collateral account shall be applied by the Agent to the payment of drafts drawn under such letters of credit and to the obligations and liabilities of the
      Borrower to the Agent, in such order of application as the Required Lenders may in their sole discretion elect. Notwithstanding anything herein to the contrary, the L/C Issuer shall have no obligation hereunder to issue any Letter of Credit the
      proceeds of which would be made available to any Person to fund any activity or business in any Prohibited Territory or with any Person organized under or doing business in a Prohibited Territory. In addition to the Letters of Credit issued hereunder
      after the Closing Date, the Existing Letters of Credit shall remain outstanding as of the date hereof, shall be deemed to have been issued pursuant hereto, and shall be considered Letters of Credit hereunder and from and after the Closing Date shall
      be subject to and governed by the terms and conditions hereof including all fees in respect thereof. Notwithstanding the foregoing, (i) Borrower shall not be required to pay any additional issuance fees with respect to the issuance of the Existing
      Letters of Credit solely as a result of such letters of credit being converted to Letters of Credit hereunder (but the Borrower shall pay the fees set forth in Section 6.12 hereof in connection with all Letters of Credit, including the Existing
      Letters of Credit), and (ii) no Existing Letter of Credit may be extended or renewed.

   

  
     

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  (iv)              Upon issuance by the L/C Issuer of each Letter
      of Credit hereunder (and on the Closing Date with respect to each Existing Letter of Credit), each Lender shall automatically acquire a pro rata participation interest in such Letter of Credit and related payments made by the L/C Issuer in connection
      with such Letter of Credit, based on its respective Revolving Loan Commitment Percentage.

   

  (v)               Each Lender agrees to reimburse the L/C Issuer
      on demand, pro rata in accordance with its respective Revolving Loan Commitment Percentage, for (i) the reasonable out-of-pocket costs and expenses of the L/C Issuer to be reimbursed by the Borrower pursuant to any Letter of Credit (or related
      agreement), to the extent not reimbursed by the Borrower or any other Loan Party and (ii) any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, fees, reasonable out-of-pocket expenses or disbursements of
      any kind and nature whatsoever which may be imposed on, incurred by or asserted against L/C Issuer in any way relating to or arising out of this Agreement, any Letter of Credit, any documentation or any transaction relating thereto, to the extent not
      reimbursed by the Borrower, except to the extent that such liabilities, losses, costs or expenses were incurred by L/C Issuer as a result of L/C Issuer’s gross negligence or willful misconduct as determined by a court of competent jurisdiction by
      final and nonappealable judgment or by the L/C Issuer’s wrongful dishonor of any Letter of Credit after the presentation to it by the beneficiary thereunder of a draft or other demand for payment and other documentation strictly complying with the
      terms and conditions of such Letter of Credit.

   

  2.2          Overadvances. If the aggregate principal
      amount of the outstanding Advances at any time exceeds the Revolving Line, Borrower shall promptly (but in any event within three (3) Business Days) after the occurrence of such event, pay to Agent for the benefit of the Lenders, in cash, the amount
      of such excess.

   

  
     

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  		2.3	Interest Rates, Payments, and Calculations.

   

  (a)                Interest Rate. Except as set forth in
      Section 2.3(b), the Advances shall bear interest, on the outstanding daily balance thereof, at a rate equal to three quarters of one percent (0.75%) above the Prime Rate but in no event shall the interest rate be less than four percent (4.0%).

   

  (b)               Default Rate. All outstanding
      Obligations shall bear interest, from and after the occurrence and during the continuance of an Event of Default, at a rate equal to [**] percentage points above the interest rate applicable immediately prior to the occurrence of the Event of Default
      or such lesser amount the Required Lenders elect to impose from time to time in their sole discretion.

   

  (c)                Payments. Interest hereunder shall be
      due and payable in arrears on the first calendar day of each calendar month during the term hereof. Agent shall, at its option, charge such interest, all Lender Expenses, and all Periodic Payments against any of Borrower’s deposit accounts (other
      than deposit accounts exclusively used for payroll, payroll taxes and other employee wage and benefit payments to or for the benefit of Borrower’s employees) or, to the extent sufficient funds are not present in Borrower’s deposit accounts, against
      the Revolving Line, and if charged against the Revolving Line those charges shall thereafter be deemed to be Advances and shall thereafter accrue interest at the rate then applicable hereunder. Without limiting the foregoing, any interest not paid
      when due shall become a part of the Obligations, and such interest shall thereafter accrue interest at the rate then applicable hereunder.

   

  (d)               Computation. In the event the Prime
      Rate is changed from time to time hereafter, the applicable rate of interest hereunder shall be increased or decreased, effective as of the day the Prime Rate is changed, by an amount equal to such change in the Prime Rate. Agent shall give Borrower
      prompt notice of such change in the Prime Rate. All interest chargeable under the Loan Documents shall be computed on the basis of a three hundred sixty (360) day year for the actual number of days elapsed.

   

  2.4          Pro Rata Treatment and Payments. Each
      payment (including each prepayment) by the Borrower on account of fees, principal of and interest on the Credit Extensions shall be made pro rata according to the respective Revolving Loan Commitment Percentages then held by the Lenders. All payments
      (including prepayments) to be made by the Borrower hereunder, whether on account of principal, interest, fees or otherwise, shall be made without set- off, deduction or counterclaim and shall be made prior to 12:00 noon, Pacific time, on the due date
      thereof to the Agent, for the account of the Lenders. The Agent shall distribute such payments to the applicable Lenders promptly upon receipt in like funds as received. Except during the continuance of an Event of Default, Agent shall credit a wire
      transfer of funds, check or other item of payment to such deposit account or Obligation as Borrower specifies. After the occurrence and during the continuance of an Event of Default, Agent shall (except as otherwise directed by the Required Lenders)
      immediately apply any wire transfer of funds, check, or other item of payment Agent may receive to reduce Obligations (on a pro rata basis), but such applications of funds shall not be considered a payment on account unless such payment is of
      immediately available federal funds or unless and until such check or other item of payment is honored when presented for payment. Notwithstanding anything to the contrary contained herein, any wire transfer or payment received by Agent after 12:00
      noon Pacific time shall be deemed to have been received by Agent as of the opening of business on the immediately following Business Day. Whenever any payment to Agent for the benefit of the Lenders under the Loan Documents would otherwise be due
      (except by reason of acceleration) on a date that is not a Business Day, such payment shall instead be due on the next Business Day, and additional fees or interest, as the case may be, shall accrue and be payable for the period of such extension.

   

  
     

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  2.5          Lender Expenses and Fees. Borrower shall pay
      to Agent on or prior to the Closing Date, all Lender Expenses incurred through the Closing Date and invoiced to Borrower on or prior to the Closing Date, and, after the Closing Date, shall pay to Agent all Lender Expenses invoiced to Borrower, as and
      when they become due. Lender Expenses due on the Closing Date may be paid by way of an Advance under the Revolving Line.

   

  2.6          Term. This Agreement shall become effective on
      the Closing Date and, subject to Section 12.8, shall continue in full force and effect for so long as any Obligations (other than inchoate indemnification or reimbursement obligations or other obligations which, by their terms, survive
      termination of this Agreement) remain outstanding or Lenders have any obligation to make Credit Extensions under this Agreement which obligation shall terminate on the Revolving Maturity Date. Notwithstanding the foregoing, Lenders shall have the
      right pursuant to Section 9.1(b) to terminate their obligation to make Credit Extensions under this Agreement immediately and without notice upon the occurrence and during the continuance of an Event of Default.

   

  		2.7	Increased Costs.

   

  		(a)	If any Change in Law shall:

   

  (i)                 impose, modify or deem applicable any
      reserve, special deposit, compulsory loan, insurance charge or similar requirement against assets of, deposits with or for the account of, or credit extended or participated in by, any Lender;

   

  (ii)                subject the Agent or any Lender to any Taxes
      (other than Indemnified Taxes and Excluded Taxes) on its loans, loan principal, commitments, or other obligations, or its deposits, reserves, other liabilities or capital attributable thereto; or

   

  (iii)               impose on any Lender any other condition, cost
      or expense (other than Taxes) affecting this Agreement or Advances made by such Lender;

   

  and the result of any of the foregoing shall be to increase the cost to the
      Agent, increase the cost to the L/C Issuer of issuing any Letter of Credit, or increase the cost to any such Lender of purchasing or maintaining any participation in a Letter of Credit, or the Agent or such Lender of making or maintaining any Advance
      or of maintaining its obligation to make any such Advance, or to reduce the amount of any sum received or receivable by the Agent or such Lender hereunder (whether of principal, interest or any other amount) then, upon request of the Agent or such
      Lender, the Borrower will pay to the Agent or such Lender, as the case may be, such additional amount or amounts as will compensate the Agent or such Lender, as the case may be, for such additional costs incurred or reduction suffered.

   

  
     

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  (b)           If any Lender determines that any Change in Law
      affecting such Lender or any lending office of such Lender or such Lender’s holding company, if any, regarding capital or liquidity requirements, has or would have the effect of reducing the rate of return on such Lender’s capital or on the capital
      of such Lender’s holding company, if any, as a consequence of this Agreement, the commitments of such Lender or the Revolving Loans or Letters of Credit made by such Lender, to a level below that which such Lender or such Lender’s holding company
      could have achieved but for such Change in Law (taking into consideration such Lender’s policies and the policies of such Lender’s holding company with respect to capital adequacy), then from time to time the Borrower will pay to such Lender, as the
      case may be, such additional amount or amounts as will compensate such Lender or such Lender’s holding company for any such reduction suffered. The agreements in this Section shall survive the termination of this Agreement, the expiration of the
      Letters of Credit and the payment of all Obligations (other than unasserted contingent indemnification obligations and unasserted expense reimbursement obligations).

   

  (c)           A certificate of a Lender setting forth the amount
      or amounts necessary to compensate such Lender or its holding company, as the case may be, as specified in paragraph (a) or (b) of this Section and delivered to the Borrower, including a calculation of the amount in reasonable detail, shall be
      conclusive absent manifest error. The Borrower shall pay such Lender the amount shown as due on any such certificate within ten (10) days after receipt thereof. Any such certificate must be delivered within six

  (6) months after the incurrence by the Lender or its holding company, as the case
      may be, of the amounts set forth therein (except that, if the Change in Law giving rise to such amounts is retroactive, then the six (6) month period referred to herein shall be extended to include the period of retroactive effect thereof).

   

  		3.	CONDITIONS OF LOANS.

   

  3.1            Conditions Precedent to Initial Credit Extension.
      The obligation of Lenders to make the initial Credit Extension is subject to the condition precedent that Agent, and Lenders where necessary, shall have received, in form and substance satisfactory to Agent and Lenders, the following:

   

  		(a)	this Agreement;

   

  		(b)	a promissory note for each Lender that requests one;

   

  (c)           an officer’s certificate of Borrower with respect
      to incumbency and resolutions authorizing the execution and delivery of this Agreement in the form of Exhibit G attached hereto;

   

  		(d)	UCC National Form Financing Statement;

   

  		(e)	intellectual property security agreements;

   

  
     

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  		(f)	such landlord and bailee waivers as requested by Agent;

   

  (g)           copies of insurance certificates evidencing the
      insurance coverage required under Section 6.4 hereof and the insurance endorsements required by such Section; 

   

  

  (h)           payment of fees and Lender Expenses then due as
      specified in Section 2.5;

   

  (i)            current SOS Reports indicating that except for
      Permitted Liens, there are no other security interests or Liens of record in the Collateral;

   

  (j)             current financial statements, including draft
      audited statements for Borrower’s fiscal year ended December 31, 2019, together with an unqualified opinion, company prepared consolidated and, if prepared by Borrower, consolidating financials, balance sheets and income statements for
      the most recently ended month in accordance with Section 6.2, and such other updated financial information as Agent may reasonably request;

   

  		(k)	current Compliance Certificate in accordance with Section 6.2;

   

  		(l)	a perfection certificate;

   

  (m)          subject to Section 4.2, securities and/or
      deposit account control agreements with respect to any accounts permitted hereunder to be maintained outside Agent;

    

    

  

  (n)           an Automatic Debit Authorization in the form of
      Exhibit H attached hereto;

   

  (o)           Agent shall have been provided the opportunity
      to inspect Borrower’s Books and to make copies thereof and to check, test, and appraise the Collateral in order to verify Borrower’s financial condition or the amount, condition of, or any other matter relating to, the Collateral;

   

  (p)           a payoff letter from Comerica Bank in respect of
      the Existing Indebtedness;

   

  (q)           evidence that (i) the Liens securing the
      Existing Indebtedness will be terminated and (ii) the documents and/or filings evidencing the perfection of such Liens, including without limitation any financing statements and/or control agreements, have or will, concurrently with the initial
      Credit Extension, be terminated;

   

  (r)            a fee letter between Agent and Borrower and
      payment of the fees specified therein; and

   

  (s)           such other documents or certificates, and
      completion of such other matters, as Agent or any Lender may reasonably request, including, without limitation, any such documents or certificates required in connection with customary “know your customer” requirements, USA Patriot Act, and
      beneficial ownership regulations.

   

  
     

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  3.2          Conditions Precedent to all Credit Extensions.
      The obligation of Lenders to make each Credit Extension, including the initial Credit Extension, is further subject to the following conditions:

   

  (a)           timely receipt by Lenders of the Payment/Advance
      Form as provided in Section 2.1;

   

  (b)           receipt by the Agent of an executed Disbursement
      Letter substantially in the form of Exhibit E attached hereto;

   

  (c)           the representations and warranties contained in
      Article 5 shall be true and correct in all material respects on and as of the date of such Payment/Advance Form and on the effective date of each Credit Extension as though made at and as of each such date, and no Default or Event of Default
      shall have occurred and be continuing, or would immediately exist after giving effect to such Credit Extension (provided, however, that those representations and warranties expressly referring to another date shall be true and correct in all material
      respects as of such date, and those representations and warranties already subject to materiality or a Material Adverse Effect condition shall be true and correct in all respects). The making of each Credit Extension shall be deemed to be a
      representation and warranty by Borrower on the date of such Credit Extension as to the accuracy of the facts referred to in this Section 3.2(c); and

   

  (d)           the financial covenants set forth in Section
        6.7 shall be met immediately prior to and after giving effect to such borrowing.

   

  		4.	CREATION OF SECURITY INTEREST AND GUARANTY.

   

  4.1          Grant of Security Interest. Each Loan Party
      grants and pledges to Agent (for the benefit of the Lenders) a continuing security interest in the Collateral to secure prompt repayment of any and all Obligations and to secure prompt performance by each Loan Party of each of its covenants and
      duties under the Loan Documents. Except as set forth in the Schedule related to Permitted Liens, such security interest constitutes a valid, first priority security interest in the presently existing Collateral, and will constitute a valid, first
      priority security interest in later-acquired Collateral. Each Loan Party also hereby agrees not to sell, transfer, assign, mortgage, pledge, lease, grant a security interest in, or encumber any of its Intellectual Property, except in connection with
      Permitted Liens and Permitted Transfers. Notwithstanding any termination of this Agreement, Agent’s Lien (for the benefit of the Lenders) on the Collateral shall remain in effect for so long as any Obligations (other than inchoate indemnification or
      reimbursement obligations or other obligations which, by their terms, survive termination of this Agreement) are outstanding or any Lender has any obligation to make Credit Extensions under this Agreement. At the sole expense of Borrower following
      termination of this Agreement, Agent shall deliver such documents as Borrower shall reasonably request to evidence such termination.

   

  
     

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  4.2          Perfection of Security Interest. Each Loan
      Party authorizes Agent to file at any time financing statements, continuation statements, and amendments thereto that (i) describe the Collateral as all assets of such Loan Party of the kind pledged hereunder, and (ii) contain any other information
      required by the Code for the sufficiency of filing office acceptance of any financing statement, continuation statement, or amendment, including whether such Loan Party is an organization, the type of organization and any organizational
      identification number issued to such Loan Party, if applicable. Any such financing statements may be filed by Agent at any time in any jurisdiction whether or not Revised Article 9 of the Code is then in effect in that jurisdiction. Each Loan Party
      shall from time to time endorse and deliver to Agent, at the request of Agent, all Negotiable Collateral and other documents that Agent may reasonably request, in form reasonably satisfactory to Agent, to perfect and continue perfection of Agent’s
      security interests (for the benefit of the Lenders) in the Collateral and in order to fully consummate all of the transactions contemplated under the Loan Documents. The Loan Parties shall have possession of the Collateral, except where expressly
      otherwise provided in this Agreement or where Agent chooses to perfect its security interest by possession in addition to the filing of a financing statement. Where Collateral with a value in excess of [**] Dollars ($[**]) is in possession of a third
      party or bailee, the applicable Loan Party shall take such steps as Agent reasonably requests for Agent to obtain an acknowledgment, in form and substance reasonably satisfactory to Agent, of the bailee that the bailee holds such Collateral for the
      benefit of Agent. Where Collateral with a value in excess of [**] Dollars ($[**]) is located at a property which is not owned by a Loan Party, the applicable Loan Party shall take such steps as Agent reasonably requests for Agent to obtain an
      agreement, in form and substance reasonably satisfactory to Agent, from the owner and/or mortgagee of such property that it agrees to, among other things, waive or subordinate any Lien it may have on the Collateral, and agrees to permit the Agent to
      enter upon the premises and remove the Collateral or to use the premises to store or dispose of the Collateral. The applicable Loan Party shall cause Agent obtain “control” of any Collateral consisting of investment property, securities accounts or
      deposit accounts (other than Excluded Accounts) (as such items and the term “control” are defined in Revised Article 9 of the Code) by causing the securities intermediary or depositary institution or issuing bank to execute a control agreement in
      form and substance reasonably satisfactory to Agent.

   

  4.3          Right to Inspect. Agent (through any of its
      officers, employees, or agents) shall have the right, upon reasonable prior written notice, from time to time at reasonable times during Loan Parties’ usual business hours to inspect each Loan Party’s Books and to make copies thereof and to check,
      test, and appraise the Collateral in order to verify such Loan Party’s financial condition or the amount, condition of, or any other matter relating to, the Collateral (the “Inspection”). For the avoidance of doubt, Lenders shall be entitled
      to accompany Agent on any Inspection. Notwithstanding the foregoing, unless an Event of Default has occurred and is continuing, the Loan Parties’ shall only be obligated to reimburse Agent for [**] in each calendar year.

   

  		4.4	Collection Account.

   

  (a)           On or prior to the Closing Date, the Borrower
      shall establish a deposit account maintained with the Agent (the “Collection Account”). Promptly after the Closing Date, the Borrower shall cause each Loan Party to (a) instruct all payments with respect to Accounts due to such Loan Party to
      be made directly to the Collection Account and (b) use commercially reasonable efforts to cause all such payments to be made by the relevant Account debtors directly to the Collection Account (and if any such payments are received other than through
      a direct payment to the Collection Account, Borrower shall cause such payment to be transferred to the Collection Account within two (2) Business Days of receipt) and while in Borrower’s possession such payments shall be held by Borrower in trust for
      Agent as Agent’s trustee, and Borrower shall deliver such payments to Agent in their original form as received, with proper endorsements for deposit.

   

  
     

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  (b)           All items or amounts remitted to the Collection
      Account or that Agent (or after an Event of Default, Required Lenders) has otherwise received shall be applied to the payment of the Obligations on a daily basis (or such lesser frequency, but not less than [**] times per month, as determined by
      Agent in consultation with Borrower), whether then due or not, in the order set forth in Section 12.11 and no amounts shall be swept to other accounts unless the Required Lenders agree in writing to such a sweep in their sole discretion. Any amount
      remaining in the Collection Account after payment in full of the Obligations, so long as no Event of Default exists, shall be transferred by Agent from the Collection Account to Borrower’s primary operating account maintained with Agent. Except to
      the extent (but only to the extent) caused by the Agent’s gross negligence or willful misconduct as determined by a court of competent jurisdiction by final and nonappealable judgment, Agent shall not be liable for any loss or damage which Borrower
      may suffer as a result of Agent’s processing of items or its exercise of any other rights or remedies under this Agreement, including without limitation indirect, special or consequential damages, loss of revenues or profits, or any claim, demand or
      action by any third party arising out of or in connection with the processing of items or the exercise of any other rights or remedies under this Agreement. Borrower shall indemnify and hold Agent and Lenders harmless from and against all such third
      party claims, demands or actions, and all related expenses or liabilities, including, without limitation, reasonable documented out-of-pocket attorney’s fees and including claims, damages, fines, expenses, liabilities or causes of action of whatever
      kind resulting from Agent’s own negligence except to the extent (but only to the extent) caused by Agent’s gross negligence or willful misconduct as determined by a court of competent jurisdiction by final and nonappealable judgment.

   

  		4.5	Guaranty.

   

  (a)           Unconditional Guaranty of Payment. In
      consideration of the foregoing, each Guarantor from time to time party hereto hereby irrevocably, absolutely and unconditionally guarantees to Agent and Lenders the prompt and complete payment and performance when due (whether at stated maturity, by
      acceleration or otherwise) of all Obligations. Guarantor agrees that it shall execute such other documents or agreements and take such action as Agent or the Required Lenders shall reasonably request to effect the purposes of its guaranty. If there
      is more than one Guarantor hereunder, such Guarantors shall be jointly and severally obligated for such guarantees provided for herein.

   

  (b)           Separate Obligations. These obligations are
      independent of Borrower’s obligations and separate actions may be brought against Guarantor (whether action is brought against Borrower or whether Borrower is joined in the action).

   

  
     

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  		5.	REPRESENTATIONS AND WARRANTIES.

   

  Each Loan Party represents and warrants as follows:

   

  5.1          Due Organization and Qualification. Each Loan
      Party and each Subsidiary is an entity duly existing under the laws of the jurisdiction in which it is organized and qualified and licensed to do business in any state in which the conduct of its business or its ownership of property requires that it
      be so qualified, except where the failure to do so could not reasonably be expected to cause a Material Adverse Effect.

   

  5.2          Due Authorization; No Conflict. The
      execution, delivery, and performance of the Loan Documents are within such Loan Party’s powers, have been duly authorized, and are not in conflict with nor constitute a breach of any provision contained in such Loan Party’s organizational documents,
      nor will they constitute an event of default under any material agreement by which any Loan Party is bound. No Loan Party is in default under any agreement by which it is bound, except to the extent such default would not reasonably be expected to
      cause a Material Adverse Effect.

   

  5.3           Collateral. The Loan Parties have rights in
      or the power to transfer the Collateral, and their title to the Collateral is free and clear of Liens, adverse claims, and restrictions on transfer or pledge except, in each case, for Permitted Liens. Except as disclosed in writing by Borrower to
      Agent from time to time, all tangible Collateral in excess of [**] Dollars ($[**]) is located solely in the Collateral State. The Eligible Accounts are bona fide existing obligations. The property or services giving rise to such Eligible Accounts has
      been delivered or rendered to the account debtor or its agent for immediate shipment to and unconditional acceptance by the account debtor. Except as disclosed in writing to Agent, Borrower has not received notice of actual or imminent Insolvency
      Proceeding of any account debtor whose accounts are included in any Eligible Account. No licenses or agreements giving rise to such Eligible Accounts is with any Prohibited Territory or with any Person organized under or doing business in a
      Prohibited Territory.

   

  5.4          Name; Location of Chief Executive Office.
      Except as disclosed in the Schedule, during the last five (5) years prior to the Closing Date, no Loan Party has done business under any name other than that specified on the signature page hereof, and its exact legal name is as set forth in the
      first paragraph of this Agreement. The chief executive office of each Loan Party is located in the Chief Executive Office State at the address indicated in Section 10 hereof or such other location as Borrower has notified Agent of pursuant to
      Section 7.2.

   

  5.5          Actions, Suits, Litigation, or Proceedings.
      Except as set forth in the Schedule, there are no actions, suits, litigation or proceedings, at law or in equity, pending by or against any Loan Party or any Subsidiary before any court, administrative agency, or arbitrator in which an adverse
      decision could reasonably be expected to have a Material Adverse Effect.

   

  5.6          No Material Adverse Change in Financial Statements.
      All consolidated and, if applicable, consolidating financial statements related to the Loan Parties that are delivered by Borrower to Agent fairly present, in all material respects, such Loan Party’s consolidated and, if applicable, consolidating
      financial condition as of the date thereof and such Loan Party’s consolidated and, if applicable, consolidating results of operations for the period then ended (subject, in the case of unaudited financial statements, to the absence of footnotes and
      normal year- end audit adjustments). There has not occurred a Material Adverse Effect since December 31, 2019.

   

  
     

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  5.7          Solvency, Payment of Debts. The Borrower is
      and the Loan Parties, taken as a whole on a consolidated basis, are able to pay its debts (including trade debts) as they mature in the ordinary course of business; the value of the balance sheet sets of the Borrower’s and the Loan Parties’, taken as
      a whole on a consolidated basis (minus disposition costs) exceeds the fair value of its liabilities; and the Borrower is not and the Loan Parties, taken as a whole on a consolidated basis, are not left with unreasonably small capital after the
      transactions contemplated by this Agreement.

   

  5.8          Compliance with Laws and Regulations. The Loan
      Parties and each Subsidiary have met the minimum funding requirements of ERISA with respect to any employee benefit plans subject to ERISA. No event has occurred resulting from any Loan Party’s failure to comply with ERISA that is reasonably likely
      to result in incurring any liability that could reasonably be expected to have a Material Adverse Effect. No Loan Party is an “investment company” or a company “controlled” by an “investment company” within the meaning of the Investment Company Act
      of 1940. No Loan Party is engaged principally, or as one of the important activities, in the business of extending credit for the purpose of purchasing or carrying margin stock (within the meaning of Regulations T and U of the Board of Governors of
      the Federal Reserve System). Each Loan Party has complied in all material respects with all the applicable provisions of the Federal Fair Labor Standards Act. Each Loan Party is in compliance with all applicable Environmental Laws, regulations and
      ordinances except where the failure to comply would not reasonably be expected to have a Material Adverse Effect. No Loan Party has violated any statutes, laws, ordinances or rules applicable to it, the violation of which could reasonably be expected
      to have a Material Adverse Effect. Each Loan Party and each Subsidiary have filed or caused to be filed all tax returns required to be filed by such Loan Party or such Subsidiary, and have paid, or have made adequate provision for the payment of, all
      taxes reflected therein except those being contested in good faith with adequate reserves under GAAP or where the failure to file such returns or pay such taxes could not reasonably be expected to have a Material Adverse Effect or result in any Lien
      which is not a Permitted Lien.

   

  5.9          Subsidiaries. No Loan Party owns any stock,
      partnership interest or other equity securities of any Person, except for Permitted Investments.

   

  5.10        Government Consents. Each Loan Party and
      each Subsidiary have obtained all consents, approvals and authorizations of, made all declarations or filings with, and given all notices to, all governmental authorities that are necessary for the continued operation of such Person’s business as
      currently conducted.

   

  5.11        Inbound Licenses. Except as disclosed on the
      Schedule , no Loan Party is a party to, nor is bound by, any inbound license, the failure, breach, or termination of which could reasonably be expected to cause a Material Adverse Effect, that prohibits such Loan Party from granting a security
      interest in such Loan Party’s interest in such license or any other property (other than commercial off-the- shelf software).

   

  
     

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  5.12        Full Disclosure. No representation, warranty
      or other statement made by any Loan Party in connection with the Loan Documents or the transactions contemplated thereby in any certificate or signed written statement furnished to Agent by any Loan Party taken together with all such certificates and
      written statements furnished to Agent by any Loan Party contains any untrue statement of a material fact or omits to state a material fact necessary in order to make the statements contained in such certificates or statements not misleading in light
      of the circumstances under which they are made.

   

  		6.	AFFIRMATIVE COVENANTS.

   

  Each Loan Party covenants that, until payment in full of all
      outstanding Obligations (other than inchoate indemnification or reimbursement obligations or other obligations which, by their terms, survive termination of this Agreement), and for so long as Lenders may have any commitment to make a Credit
      Extension hereunder, they shall do all of the following:

   

  6.1          Good Standing and Government Compliance. Each
      Loan Party shall maintain its organizational existence and good standing in its state of incorporation or formation, and shall cause each of its Subsidiaries to maintain its organizational existence and good standing in its state of incorporation or
      formation, as applicable, and each shall maintain qualification and good standing in each other jurisdiction in which the failure to so qualify could reasonably be expected to have a Material Adverse Effect, and shall furnish to Agent the
      organizational identification number issued to such Loan Party by the authorities of the jurisdiction in which it is organized, if applicable. Each Loan Party shall meet, and shall cause each Subsidiary to meet, the minimum funding requirements of
      ERISA with respect to any employee benefit plans subject to ERISA. Each Loan Party shall comply in all material respects with all applicable Environmental Laws, and maintain all material permits, licenses and approvals required thereunder where the
      failure to do so could reasonably be expected to have a Material Adverse Effect. Each Loan Party shall comply in all material respects, and shall cause each Subsidiary to comply, with all material statutes, laws, ordinances and government rules and
      regulations to which it is subject, and shall maintain, and shall cause each of its Subsidiaries to maintain, in force all licenses, approvals and agreements, in each case, the loss of which or failure to comply with which would reasonably be
      expected to have a Material Adverse Effect.

   

  6.2          Financial Statements, Reports, Certificates.
      Borrower shall deliver to Agent: (i) as soon as available, but in any event within twenty-five (25) days after the end of each calendar month (which shall be extended to thirty (30) days for deliveries to be made in the first two months following the
      Closing Date), a company prepared consolidated and, if prepared by the Borrower, consolidating balance sheet and income statement covering the Loan Parties’ operations during such period, in a form reasonably acceptable to Agent and certified by a
      Responsible Officer; (ii) as soon as available, but in any event within one hundred twenty (120) days after the end of Borrower’s fiscal year, company prepared consolidated and, if prepared by the Borrower, consolidating financial statements of
      Borrower and its consolidated Subsidiaries prepared in accordance with GAAP, consistently applied, and audited by a certified public accountant, which, following a SPAC Business Combination may be satisfied by audited financial statements of a parent
      company of Borrower; (iii) if applicable, copies of all statements, reports and notices sent or made available generally by any Loan Party to its security holders or to any holders of Subordinated Debt and all reports on Forms 10-K and 10-Q filed
      with the Securities and Exchange Commission; (iv) promptly upon receipt of notice thereof by any Loan Party, a report of any legal actions pending or threatened in writing against any Loan Party or any Subsidiary that could reasonably be expected to
      result in damages or costs to any Loan Party or any Subsidiary of [**] Dollars ($[**]) or more; (v) promptly upon receipt by any Loan Party, each management letter prepared by such Loan Party’s independent certified public accounting firm regarding
      such Loan Party’s management control systems; (vi) as soon as available, but in any event within sixty (60) days after the end of Borrower’s fiscal year, Borrower’s financial and business projections and budget for the immediately following year,
      with evidence of approval thereof by Borrower’s board of directors; and (vii) such budgets, sales projections, operating plans or other financial information generally prepared by Borrower in the ordinary course of business as Agent may reasonably
      request from time to time.

   

  
     

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  (a)           Not later than twenty-five (25) days after the
      last day of each calendar month (which shall be extended to thirty (30) days for any such deliveries to be made within the first two months following the Closing Date), the Borrower shall deliver to Agent, in a form reasonably acceptable to Agent,
      (i) reconciliations of all of the Loan Parties’ Accounts as shown on the report for the immediately preceding month to Loan Parties’ accounts receivable agings, to Loan Parties’ general ledger and to Loan Parties’ most recent financial statements,
      (ii) a detailed aged trial balance of all Accounts as of the end of the preceding fiscal month, specifying each Account’s debtor name and address, amount, invoice date and due date, showing any discount, allowance, credit, authorized return or
      dispute, and including such proof of delivery, copies of invoices and invoice registers, copies of related documents, repayment histories, status reports and other information as Agent may reasonably request, (iii) accounts payable agings, and (iv)
      accounts receivable agings.

   

  (b)           In connection with the deliveries under Sections

        6.2(i) and (ii) above, Borrower shall deliver to Agent a Compliance Certificate certified as of the last day of the applicable month and signed by a Responsible Officer in substantially the form of Exhibit D hereto, which shall
      include agings of Borrower’s accounts receivable and accounts payable.

   

  (c)           Promptly upon, but in any event within three (3)
      Business Days of becoming aware of the occurrence or existence of an Event of Default hereunder, Borrower shall deliver to Agent a written statement of a Responsible Officer setting forth details of the Event of Default, and the action which the Loan
      Parties have taken or proposes to take with respect thereto.

   

  Borrower may deliver to Agent on an electronic basis any
      certificates, reports or information required pursuant to this Section 6.2, and Agent shall be entitled to rely on the information contained in the electronic files, provided that Agent in good faith believes that the files were delivered by
      a Responsible Officer. If Borrower delivers this information electronically, it shall also deliver to Agent by U.S. Mail, reputable overnight courier service, hand delivery, facsimile or .pdf file within five (5) Business Days of submission of the
      unsigned electronic copy the certification of monthly financial statements and the Compliance Certificate, each bearing the physical signature of the Responsible Officer.

   

  
     

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  6.3              Taxes. Each Loan Party shall make, and
      cause each Subsidiary to make, due and timely payment or deposit of all material federal, state, and local Taxes, assessments, or contributions required of it by law, including, but not limited to, those laws concerning income taxes, F.I.C.A.,
      F.U.T.A. and state disability, and will execute and deliver to Agent, on demand, proof reasonably satisfactory to Agent indicating that Borrower or a Subsidiary has made such payments or deposits and any appropriate certificates attesting to the
      payment or deposit thereof; provided that Borrower or a Subsidiary need not make any payment if the amount or validity of such payment is contested in good faith by appropriate proceedings and is reserved against (to the extent required by GAAP) by
      Borrower and such non-payment does not result in a Lien which is not a Permitted Lien.

   

  		6.4	Insurance.

   

  (a)           The Loan Parties, at their expense, shall keep the
      Collateral insured against such hazards and risks, and in such amounts, as customarily insured against by other owners in similar businesses conducted in the locations where each Loan Party’s business is conducted on the date hereof. The Loan Parties
      shall also maintain liability and other insurance in amounts and of a type that are customary to businesses similar to the Loan Parties’ business.

   

  (b)           All such policies of insurance shall be in such
      form, with such companies, and in such amounts as reasonably satisfactory to Agent. All policies of property insurance shall contain a lender’s loss payable endorsement, in a form reasonably satisfactory to Agent, showing Agent as lender’s loss
      payee, and all liability insurance policies shall show Agent as an additional insured and all such policies shall specify that the insurer must give at least thirty (30) days’ notice to Agent before canceling its policy for any reason (or ten (10)
      days’ notice in the event of cancellation for nonpayment). All policies of insurance shall be addressed to Agent as follows: East West Bank as Agent for the Lenders, its Successors and / or Assigns, P.O. Box 60021, City of Industry, CA 91716,
      Attention: Cue Health Inc. Account Manager. Upon Agent’s reasonable request, Borrower shall deliver to Agent certified copies of the policies of insurance and evidence of all premium payments. All proceeds payable under any such policy shall, unless
      Agent otherwise consents, be payable to Agent to be applied on account of the Obligations. Notwithstanding the foregoing sentence, if no Event of Default has occurred and is continuing, proceeds payable under any insurance policy will, at Borrower’s
      option, be payable to Borrower to repair or replace the property subject to the claim, provided that any such replacement property shall be deemed Collateral in which Agent has been granted a first priority security interest (subject to Permitted
      Liens); provided further, however, that the aggregate amount of all such proceeds paid directly to Borrower pursuant to this Section shall not exceed [**] Dollars ($[**]) per fiscal year.

   

  6.5          Accounts. Each Loan Party shall maintain all
      of its primary depository and operating accounts with Agent and its primary investment accounts with Lender or Lenders’ Affiliates (covered by reasonably satisfactory control agreements). All accounts, other than Excluded Accounts, shall be subject
      to control agreements in form and content reasonably acceptable to Agent.

   

  
     

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  		6.6	Reserved.

   

  		6.7	Financial Covenants.

   

  (a)           Asset Coverage Ratio. At all times,
      Borrower shall have a minimum asset coverage ratio of not less than 1.25 to 1.00 measured as (i) the sum of cash maintained in deposit accounts with Agent not subject to any Lien other than the Liens in favor Agent plus fifty percent (50%)
      of Eligible Accounts as Required Lenders determine are eligible, to (ii) all Obligations outstanding hereunder.

   

  (b)           Minimum Remaining Months Liquidity. As
      measured on the last day of each calendar month, Borrower shall maintain a minimum of six (6) months remaining liquidity measured as (i) cash maintained in deposit accounts with Agent not subject to any Lien other than the Liens in favor Agent,
      divided by (ii) the average of, for the last three (3) calendar months, net income (inclusive of grants received but not yet recognized per GAAP, if applicable and approved by Lenders, to be subtracted once recognized as income per GAAP), plus, to
      the extent deducted in determining net income, depreciation expense, amortization expense, and less unfunded capital expenditures, all for the Borrower and all as determined in accordance with GAAP.

   

  (c)           Minimum Liquidity. At all times, Borrower
      shall have a minimum liquidity measured as cash maintained in deposit accounts with Agent not subject to any Lien other than the Liens in favor Agent, of at least $80,000,000.00.

   

  		6.8	Registration of Intellectual Property Rights.

   

  (a)           Borrower shall register or cause to be
      registered (to the extent not already registered) with the United States Patent and Trademark Office or the United States Copyright Office, as the case may be, those registrable intellectual property rights now owned or hereafter developed or
      acquired by Borrower, to the extent that Borrower, in its reasonable business judgment, deems it appropriate to so protect such intellectual property rights.

   

  (b)           Borrower shall promptly, but in any event within
      thirty (30) days after filing, give Agent written notice of any applications or registrations of intellectual property rights filed with the United States Patent and Trademark Office, including the date of such filing and the registration or
      application numbers, if any.

   

  (c)           Borrower shall (i) promptly, but in any event
      within thirty (30) days after filing, give Agent written notice of the filing of any applications or registrations with the United States Copyright Office, including the title of such intellectual property rights to be registered, as such title will
      appear on such applications or registrations, and the date such applications or registrations will be filed; (ii) promptly, but in any event within thirty (30) days after filing, execute such documents as Agent may reasonably request for Agent to
      maintain its perfection in such intellectual property rights to be registered by Borrower; (iii)     upon the request of Agent, either deliver to Agent or file such documents promptly, but in any event within thirty (30) days after filing any such
      applications or registrations with the United States Copyright Office; (iv) promptly, but in any event within thirty (30) days after filing, provide Agent with a copy of such applications or registrations together with any exhibits, evidence of the
      filing of any documents requested by Agent to be filed for Agent to maintain the perfection and priority of its security interest in such intellectual property rights, and the date of such filing.

   

  
     

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  (d)          Borrower shall execute and deliver such additional
      instruments and documents from time to time as Agent shall reasonably request to perfect and maintain the perfection and priority of Agent’s security interest in the Intellectual Property Collateral.

   

  (e)           Borrower shall use commercially reasonably efforts
      to (i) protect, defend and maintain the validity and enforceability of Borrower’s trademarks, patents, copyrights, and trade secrets, (ii) detect infringements of the copyrights, trademarks and patents and promptly advise Agent in writing of material
      infringements detected and (iii) not allow any material copyrights, trademarks and patents to be abandoned, forfeited or dedicated to the public without the written consent of Agent, which shall not be unreasonably withheld.

   

  (f)            Agent may audit Borrower’s Intellectual
      Property Collateral to confirm compliance with this Section 6.8. Notwithstanding the foregoing, unless an Event of Default has occurred and is continuing, the Loan Parties’ shall only be obligated to reimburse Agent for one (1) such
      Intellectual Property Collateral audit in each calendar year. Agent shall have the right, but not the obligation, to take, at Borrower’s sole expense, any actions that Borrower is required under this Section 6.8 to take but which Borrower
      fails to take, after fifteen (15) days’ notice to Borrower. Borrower shall reimburse and indemnify Agent for all reasonable costs and reasonable expenses incurred in the reasonable exercise of its rights under this Section 6.8.

   

  6.9          Consent of Inbound Licensors. Prior to
      entering into or becoming bound by any inbound license or agreement (other than over-the-counter software that is commercially available to the public), the failure, breach, or termination of which could reasonably be expected to cause a Material
      Adverse Effect, Borrower shall: (a) provide written notice to Agent of the material terms of such license or agreement with a description of its likely impact on Borrower’s business or financial condition; and (b) in good faith take such actions as
      Agent may reasonably request to obtain the consent of, or waiver by, any person whose consent or waiver is necessary for (i) Borrower’s interest in such licenses or contract rights to be deemed Collateral and for Agent (on behalf of the Lenders) to
      have a security interest in it that might otherwise be restricted by the terms of the applicable license or agreement, whether now existing or entered into in the future, and (ii) Agent to have the ability in the event of a liquidation of any
      Collateral to dispose of such Collateral in accordance with Agent’s and Lenders’ rights and remedies under this Agreement and the other Loan Documents.

   

  6.10        Creation/Acquisition of Subsidiaries and Other
        Equity Interests. With respect to each Formed Subsidiary or Acquired Subsidiary, such Loan Party and such Subsidiary, as applicable, shall promptly notify Agent of the creation or acquisition of such new Subsidiary or other equity interests and
      take all such action as may be reasonably required by Agent to cause each such domestic Subsidiary to guarantee the Obligations of Borrower under the Loan Documents and grant a continuing pledge and security interest in and to the collateral of such
      Subsidiary (substantially as described on Exhibit B hereto), and such Loan Party shall grant and pledge to Agent a perfected security interest in the stock, units or other evidence of ownership of each Subsidiary or other equity interest
      acquired (whether foreign or domestic, but subject to the limitations in the definition of Collateral), deliver any and all certificates or other evidence of ownership of such Subsidiary or other equity interest acquired, together with stock or unit
      powers executed in blank, and take any other action in furtherance of the foregoing reasonably requested by Agent. For the avoidance of doubt, no direct or indirect parent company of the Borrower or any equity holder in the Borrower after giving
      effect to any SPAC Business Combination shall be required to guaranty the Obligations or pledge assets securing repayment of the Obligations.

   

  
     

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  6.11         Use of Proceeds. The proceeds of the Advances
      under the Revolving Line shall, unless otherwise consented to in writing by Agent, be used solely for (A) payment of interest, legal fees and Lender fees, (B) working capital needs and general corporate purposes of the Borrower (including, without
      limitation, costs, expense or other payables related to or required in connection with a SPAC Business Combination) and (C) paying off the Existing Indebtedness on the date hereof.

   

  		6.12	Fees.

   

  (a)           Borrower shall pay to Agent for the ratable
      benefit of each Lender having a commitment hereunder (i) an unused availability fee equal to one-quarter of one percent (0.25%) per annum of the daily unused portion of the Revolving Line which shall be calculated by subtracting the amount
      outstanding hereunder from the Revolving Line, which fee shall be payable quarterly in arrears on the last day of each calendar quarter, commencing with the quarter ending March 31, 2021 and (ii) a commitment fee equal to one-quarter of one percent
      (0.25%) of the commitment hereunder, which fee shall be due and payable on the date hereof.

   

  (b)           The Borrower shall pay (i) to Agent for
      distribution to the Lenders in accordance with their Revolving Loan Commitment Percentages, a non-refundable fee equal to [**] percentage points ([**]%) per annum of the outstanding undrawn amount of each standby Letter of Credit (including, for the
      avoidance of doubt, the Existing Letters of Credit), payable annually in advance, calculated on the basis of the face amount outstanding on the day the fee is calculated, and (ii) to Agent, for distribution to the L/C Issuer of the applicable Letter
      of Credit, such L/C Issuer’s standard fees in connection with each commercial Letter of Credit, which fees shall be non-refundable under all circumstances.

   

  (c)           If Borrower terminates or permanently reduces
      the commitment, in whole or in part at any time before the Revolving Maturity Date, Borrower shall pay to Agent for the ratable benefit of each Lender having a commitment hereunder a prepayment fee equal to the amount by which the commitment is
      permanently reduced, or the outstanding commitment if terminated in full, times one percent (1.00%). The prepayment fee described in this Section is deemed fully earned and non-refundable as of the Closing Date and due and payable on the date of such
      termination or permanent reduction. Notwithstanding the foregoing, in the event that the Borrower, Agent and Lenders are not able to agree to a mutually acceptable amendment to permit a SPAC Business Combination pursuant to Section 12.10
      hereof within one hundred twenty (120) days of the Closing Date, the Borrower shall be permitted to prepay any amounts outstanding hereunder and terminate the Commitment in full with no prepayment fee. All reductions in commitments pursuant to this
      paragraph shall be pro rata among the Lenders.

   

  
     

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  6.13        Further Assurances. At any time, and from time
      to time, the Loan Parties shall execute and deliver such further instruments and take such further action as may reasonably be requested by Agent and Lenders to effect the purposes of this Agreement.

   

  6.14        Post-Closing Obligations. The Loan Parties
      shall complete each of the post- closing obligations and/or deliver to Agent each of the documents, instruments, agreements and information listed on the Post-Closing Obligations Schedule attached hereto as Exhibit F, on or before the date
      set forth for each such item thereon (as may be extended by the Agent in writing in its sole discretion), each of which shall be completed or provided in form and substance reasonably satisfactory to Agent and Lenders.

   

  		7.	NEGATIVE COVENANTS.

   

  Each Loan Party covenants and agrees that, so long as any credit
      hereunder shall be available and until the outstanding Obligations (other than inchoate indemnification or reimbursement obligations or other obligations which, by their terms, survive termination of this Agreement) are paid in full or for so long as
      any Lender may have any commitment to make any Credit Extensions, each Loan Party will not do any of the following without Required Lenders’ prior written consent:

   

  7.1          Dispositions. Convey, sell, lease, license,
      transfer or otherwise dispose of (collectively, to “Transfer”), or permit any of its Subsidiaries to Transfer, all or any part of its business or property, or subject to Section 6.5 of the Agreement, move cash balances on deposit with
      Agent to accounts opened at another financial institution, other than Permitted Transfers.

   

  7.2          Change in Name, Location, Executive Office, or
      Executive Management; Change in Business; Change in Fiscal Year; Change in Control. Change its name or the Borrower State or relocate its chief executive office without ten (10) days prior written notification to Agent; replace its chief executive
      officer or chief financial officer without providing written notification to Agent as soon as possible and in any event within ten (10) Business Days; engage in any business, or permit any of its Subsidiaries to engage in any business, other than
      reasonably related, ancillary, complementary or incidental businesses to the businesses currently engaged in by Borrower or a natural extension thereof; change its fiscal year end; have a Change in Control.

   

  7.3          Mergers or Acquisitions. Merge or consolidate,
      or permit any of its Subsidiaries to merge or consolidate, with or into any other business organization (other than mergers or consolidations of a Subsidiary into Borrower, or a Subsidiary into another Subsidiary), or acquire, or permit any of its
      Subsidiaries to acquire, all or substantially all of the capital stock or property of another Person, except (i) where such transactions constitute a Permitted Investment, (ii) no Event of Default has occurred, is continuing or would immediately
      exist after giving effect to such transactions, (iii) such transactions do not result in a Change in Control, and (iv) in any transaction involving Borrower, Borrower is the surviving entity.

   

  
     

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  7.4          Indebtedness. Create, incur, assume,
      guarantee or be or remain liable with respect to any Indebtedness, or permit any Subsidiary so to do, other than Permitted Indebtedness, or prepay any Indebtedness or take any actions which impose on a Loan Party an obligation to prepay any
      Indebtedness, except Indebtedness to Lenders.

   

  7.5          Encumbrances. Create, incur, assume or
      allow any Lien with respect to any of its property (including any equity interests owned by it), or assign or otherwise convey any right to receive income, including the sale of any Accounts, or permit any of its Subsidiaries so to do, in each case,
      except for Permitted Liens, or covenant to any other Person that in the future it will refrain from creating, incurring, assuming or allowing any Lien with respect to any property.

   

  7.6          Distributions. Pay any dividends or make any
      other distribution or payment on account of or in redemption, retirement or purchase of any capital stock, except that Borrower may (i) repurchase the stock of existing or former employees, officers and directors (their spouses, trusts, heirs and
      estates) pursuant to stock repurchase agreements in an amount not to exceed [**] Dollars ($[**]) in the aggregate per fiscal year as long as an Event of Default does not exist prior to such repurchase or would not immediately exist after giving
      effect to such repurchase, (ii) declare and make dividend payments or other distributions payable in stock or other equity interests, (iii) pay dividends or distributions in an aggregate amount equal to [**]% of the net cash proceeds of any sale of
      new common equity by the Borrower; and (iv) pay other dividends or distributions in an aggregate amount not to exceed $[**] per calendar year, provided that (A) no Event of Default shall exist before or after giving effect thereto, and (B) Borrower
      shall be in pro forma compliance with the financial covenants set forth in Section 6.7 hereof prior to and after giving effect to such dividends or distributions.

   

  7.7          Investments. Directly or indirectly acquire
      or own, or make any Investment in or to any Person, or permit any of its Subsidiaries to do so, other than Permitted Investments and then so long as the Borrower is in compliance with Section 6.5 and 6.7 hereof prior to and upon
      giving effect to such investment, or maintain or invest any of its investment property with a Person other than a Lender or a Lender’s Affiliates or permit any Subsidiary to do so unless such Person has entered into a control agreement with Agent on
      behalf of Lenders or Lenders otherwise have a perfected security interest in such property, in form and substance reasonably satisfactory to Agent, or suffer or permit any Subsidiary to be a party to, or be bound by, an agreement that restricts such
      Subsidiary from paying dividends or otherwise distributing property to a Loan Party (other than restrictions existing under the Loan Documents). Further, Borrower shall not enter into any license or agreement with any Prohibited Territory or with any
      Person organized under or doing business in a Prohibited Territory.

   

  7.8          Transactions with Affiliates. Directly or
      indirectly enter into or permit to exist any transaction with any Affiliate except for transactions that are in the ordinary course of business, upon fair and reasonable terms that are no less favorable to such Loan Party than would be obtained in an
      arm’s length transaction with a non-affiliated Person.

   

  7.9          Subordinated Debt. Make any payment in respect
      of any Subordinated Debt, or permit any of its Subsidiaries to make any such payment, except in compliance with the terms of such Subordinated Debt and the terms of the subordination agreement relating to such Subordinated Debt, or amend, terminate
      or release any provision of any document evidencing such Subordinated Debt, except with Required Lenders’ prior written consent and except in compliance with the terms of the subordination agreement relating to such Subordinated Debt, or amend any
      provision affecting Agent and Lenders’ rights contained in any documentation, or in any way that is more restrictive on any Loan Party, relating to the Subordinated Debt, and each of the foregoing, except as noted above, without Agent’s prior written
      consent.

   

  
     

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  7.10        No Investment Company; Margin Regulation.
      Become or be controlled by an “investment company,” within the meaning of the Investment Company Act of 1940, or become principally engaged in, or undertake as one of its important activities, the business of extending credit for the purpose of
      purchasing or carrying margin stock, or use the proceeds of any Credit Extension for such purpose.

   

  		8.	EVENTS OF DEFAULT.

   

  Any one or more of the following events shall constitute an Event of Default by
      Borrower under this Agreement:

   

  		8.1	Payment Default. If Borrower fails to pay any of the Obligations when due.

   

  		8.2	Covenant Default.

   

  (a)           If Borrower or Guarantor fails to perform any
      obligation under Sections 6.2, 6.3, 6.4, 6.5, or 6.7 or violates any of the covenants contained in Article 7 of this Agreement; or

   

  (b)           If any Loan Party fails or neglects to perform or observe any other term, provision, condition, covenant contained in this Agreement, in any of the Loan Documents, and as to any default under such other
      term, provision, condition or covenant that can be cured, has failed to cure such default within [**] after the earlier of the date Borrower receives notice thereof or any officer of any Loan Party becomes aware thereof; provided, however, that if
      the default cannot by its nature be cured within the [**] period or cannot after diligent attempts by Borrower be cured within such [**] period, and such default is likely to be cured within a reasonable time, then Borrower shall have an additional
      reasonable period (which shall not in any case exceed [**]) to attempt to cure such default, so long as Borrower continues to diligently attempt to cure such default, and within such reasonable time period the failure to have cured such default shall
      not be deemed an Event of Default but the Lenders shall not be required to make any Credit Extensions (and shall be permitted in their sole discretion to decline to make any Credit Extension) unless and until such default is cured.

   

  8.3          Material Adverse Change. If there occurs any
      circumstance or circumstances that results in a Material Adverse Effect as determined by Agent or Required Lender in their reasonable credit judgment.

   

  8.4          Defective Perfection. If Agent shall receive
      at any time following the Closing Date an SOS Report indicating that Agent’s security interest in the Collateral is not prior to all other security interests or Liens of record reflected in the report other than as a result of Agent’s failure to file
      or maintain its Lien or Liens securing Permitted Indebtedness that is allowed to be prior to Agent’s security interest.

   

  
     

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  8.5          Attachment. If any material portion of any
      Loan Party’s assets is attached, seized, subjected to a writ or distress warrant, or is levied upon, or comes into the possession of any trustee, receiver or person acting in a similar capacity and such attachment, seizure, writ or distress warrant
      or levy has not been removed, discharged or rescinded within thirty (30) days, or if any Loan Party is enjoined, restrained, or in any way prevented by court order from continuing to conduct all or any material part of its business affairs, or if a
      judgment or other claim becomes a lien or encumbrance upon any material portion of any Loan Party’s assets, or if a notice of lien, levy, or assessment is filed of record with respect to any of any Loan Party’s assets by the United States Government,
      or any department, agency, or instrumentality thereof, or by any state, county, municipal, or governmental agency, and the same is not paid within thirty (30) days after such Loan Party receives notice thereof, provided that none of the foregoing
      shall constitute an Event of Default where such action or event is stayed or an adequate bond has been posted pending a good faith contest by such Loan Party (provided that no Credit Extensions will be made during such cure period).

   

  8.6          Insolvency. If the Loan Parties, taken as a
      whole on a consolidated basis, become insolvent, or if an Insolvency Proceeding is commenced by any Loan Party, or if an Insolvency Proceeding is commenced against any Loan Party and is not dismissed or stayed within forty-five (45) days (provided
      that no Credit Extensions will be made prior to the dismissal of such Insolvency Proceeding).

   

  8.7          Other Agreements. (a) If there is a payment or
      bankruptcy default by any Loan Party in any agreement to which any Loan Party, as applicable, is a party with a third party or parties which either (i) is a material contract, or (ii) related to Indebtedness in an amount in excess of [**] Dollars
      ($[**]), or (b) there exists a right by a third party or parties, whether or not exercised, to accelerate the maturity of any Indebtedness of a Loan Party in an amount in excess of [**] Dollars ($[**]).

   

  8.8          Subordinated Debt. If any Loan Party makes any
      payment on account of Subordinated Debt, except to the extent the payment is allowed under any subordination agreement entered into with Agent or otherwise permitted by this Agreement.

   

  8.9          Judgments. If one or more final judgments,
      orders, or decrees for the payment of money in an amount, individually or in the aggregate, of at least [**] Dollars ($[**]) (not covered by independent third-party insurance as to which liability has been accepted in writing by such insurance
      carrier) shall be rendered against any Loan Party or any Subsidiary and the same are not, within thirty (30) days after the entry thereof, discharged or execution thereof stayed or bonded pending appeal, or such judgments are not discharged prior to
      the expiration of any such stay (provided that the Lenders shall not be required to make any Credit Extensions (and shall be permitted in their sole discretion to decline to make any Credit Extension) prior to the discharge, stay, or bonding of such
      judgment, order, or decree).

   

  8.10        Misrepresentations. If any material
      misrepresentation or material misstatement exists now or hereafter in any warranty or representation set forth herein or in any certificate delivered to Agent by any Responsible Officer pursuant to this Agreement or to induce Lenders to enter into
      this Agreement or any other Loan Document.

   

  
     

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  8.11        Guaranty. If any guaranty of all or a
      portion of the Obligations including, without limitation, the guaranty provided in Section 4.5 hereof (each, a “Guaranty”) ceases for any reason to be in full force and effect, or any guarantor fails to perform any obligation under
      any Guaranty or a security agreement securing any Guaranty (collectively, the “Guaranty Documents”) and as to any default under such other term, provision, condition or covenant that can be cured, has failed to cure such default within any
      applicable cure periods, or any event of default occurs under any Guaranty Document or any guarantor revokes or purports to revoke a Guaranty, or any material misrepresentation or material misstatement exists now or hereafter in any warranty or
      representation set forth in any Guaranty Document or in any certificate delivered to Agent in connection with any Guaranty Document, or if any of the circumstances described in Sections 8.3 through 8.9 occur with respect to any
      guarantor.

   

  8.12        Invalidity of Loan Documents. If any Loan
      Document, including for the avoidance of doubt, and subordination agreement with respect to any Subordinated Debt, ceases for any reason to be in full force and effect, or any party thereto contests in any manner the validity or enforceability of any
      Loan Document or any Lien granted pursuant thereto, denies that it has any or further liability or obligation thereunder, or purports to revoke, terminate or rescind any Loan Document.

   

  8.13        Emergency Use Authorization. Borrower shall
      fail to have in place its emergency use authorization from the U.S. Food & Drug Administrative as in effect on the Closing Date.

   

  		8.14	Change in Control. A Change in Control shall occur.

   

  		9.	LENDERS’ RIGHTS AND REMEDIES.

   

  9.1          Rights and Remedies. Upon the occurrence
      and during the continuance of an Event of Default, the Agent may, and at the direction Required Lenders, shall, at their election, without notice of their election and without demand, do any one or more of the following, all of which are authorized
      by the Loan Parties:

   

  (a)           Declare all Obligations, whether evidenced by
      this Agreement, by any of the other Loan Documents, or otherwise, immediately due and payable (provided that upon the occurrence of an Event of Default described in Section 8.6 (Insolvency), all Obligations shall become immediately due and
      payable without any action by Agent or Lenders);

   

  (b)           Cease advancing money or extending credit to or for
      the benefit of Borrower under this Agreement or under any other agreement between Borrower and Lenders;

   

  (c)           Settle or adjust disputes and claims directly with
      account debtors for amounts, upon terms and in whatever order that Agent reasonably considers advisable;

   

  
     

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  (d)           Make such payments and do such acts as Agent or
      Required Lenders consider necessary or reasonable to protect the Agent’s security interest (for the benefit of the Lenders) in the Collateral. The Loan Parties agree to assemble the Collateral if Agent so requires, and to make the Collateral
      available to Agent as Agent may designate in a location reasonably convenient to Agent. The Loan Parties authorize Agent to peaceably enter the premises where the Collateral is located, to take and maintain possession of the Collateral, or any part
      of it, and to pay, purchase, contest, or compromise any encumbrance, charge, or lien which in Agent’s determination appears to be prior or superior to its security interest and to pay all expenses incurred in connection therewith. With respect to any
      of the Loan Parties’ owned premises, such Loan Party hereby grants Agent a license to enter into possession of such premises and to occupy the same, without charge, in order to exercise any of Agent’s rights or remedies provided herein, at law, in
      equity, or otherwise;

   

  (e)           Set-off and apply to the Obligations any and all
      (i) balances and deposits of any Loan Party held by Agent or any Lender, and (ii) Indebtedness at any time owing to or for the credit or the account of any Loan Party held by Agent or any Lender;

   

  (f)            Ship, reclaim, recover, store, finish,
      maintain, repair, prepare for sale, advertise for sale, and sell (in the manner provided for herein) the Collateral. Agent, on behalf of Lenders, is hereby granted a license or other right, solely pursuant to the provisions of this Section 9.1,
      to use solely following the occurrence and during the continuance of an Event of Default, without charge, any Loan Party’s labels, patents, copyrights, rights of use of any name, trade secrets, trade names, trademarks, service marks, and advertising
      matter, or any property of a similar nature, as it pertains to the Collateral, in completing production of, advertising for sale, and selling any Collateral and, in connection with Agent’s exercise of its rights under this Section 9.1, any
      Loan Party’s rights under all licenses and all franchise agreements shall inure to Agent’s benefit;

   

  (g)           Except as otherwise provided in the Code, upon
      at least ten (10) days prior written notice, sell the Collateral at either a public or private sale, or both, by way of one or more contracts or transactions, for cash or on terms, in such manner and at such places (including any Loan Party’s
      premises) as are commercially reasonable, and apply any proceeds to the Obligations in whatever manner or order Agent deems appropriate. Agent may sell the Collateral without giving any warranties as to the Collateral. Agent may specifically disclaim
      any warranties of title or the like. This procedure will not be considered adversely to affect the commercial reasonableness of any sale of the Collateral. If Agent sells any of the Collateral upon credit, Borrower will be credited only with payments
      actually made by the purchaser, received by Agent, and applied to the indebtedness of the purchaser. If the purchaser fails to pay for the Collateral, Agent may resell the Collateral and Borrower shall be credited with the proceeds of such sale;

   

  (h)           Agent and/or any Lender may credit bid and
      purchase at any public sale;

   

  (i)            Apply for the appointment of a receiver,
      trustee, liquidator or conservator of the Collateral, without notice and without regard to the adequacy of the security for the Obligations and without regard to the solvency of any Loan Party or any other Person liable for any of the Obligations;
      and

   

  
     

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  (j)            Any deficiency that exists after disposition of
      the Collateral as provided above will be paid immediately by Borrower.

   

  Agent and Lenders may comply with any applicable state or
      federal law requirements in connection with a disposition of the Collateral and compliance will not be considered adversely to affect the commercial reasonableness of any sale of the Collateral.

   

  9.2          Power of Attorney. Each Loan Party hereby
      irrevocably appoints Agent (and any of Agent’s designated officers, or employees) as its true and lawful attorney to: (a) in consultation with Borrower, send requests for verification of Accounts or notify account debtors of Agent’s security interest
      in the Accounts; (b) endorse such Loan Party’s, as applicable, name on any checks or other forms of payment or security that may come into Agent’s possession;

  (a)   sign such Loan Party’s name, as applicable, on any invoice
      or bill of lading relating to any Account, drafts against account debtors, schedules and assignments of Accounts, verifications of Accounts, and notices to account debtors; (d) dispose of any Collateral; (e) make, settle, and adjust all claims under
      and decisions with respect to any Loan Party’s policies of insurance; (f) settle and adjust disputes and claims respecting the accounts directly with account debtors, for amounts and upon terms which Agent determines to be reasonable; and (g) file,
      in its sole discretion, one or more financing or continuation statements and amendments thereto, relative to any of the Collateral without the signature of any Loan Party; provided Agent may exercise such power of attorney to sign the name of any
      Loan Party, as applicable, on any of the documents described in clause (g) above, regardless of whether an Event of Default has occurred. The appointment of Agent as each Loan Party’s attorney in fact, and each and every one of Agent’s rights and
      powers, being coupled with an interest, is irrevocable until all of the Obligations (other than inchoate indemnification or reimbursement obligations or other obligations which, by their terms, survive termination of this Agreement) have been fully
      repaid and performed and Agent’s and each Lender’s obligation to provide Advances hereunder is terminated.

   

  9.3          Accounts Collection. In consultation with
      Borrower, Agent may notify any Person owing funds to any Loan Party of Agent’s security interest in such funds and verify the amount of such Account and direct that any payments with respect thereto be deposited directly into the Collection Account,
      if and to the extent not already so deposited pursuant to the instructions provided by the Borrower in accordance with Section 4.4. Borrower shall collect all amounts owing to Borrower for Agent, receive in trust all payments as Agent’s
      trustee, and immediately deliver such payments to Agent in their original form as received from the account debtor, with proper endorsements for deposit.

   

  9.4          Lender Expenses. If any Loan Party fails to
      pay any amounts or furnish any required proof of payment due to third persons or entities, as required under the terms of this Agreement, then Agent may do any or all of the following: (a) make payment of the same or any part thereof; (b) set up such
      reserves under the Revolving Line as Agent deems necessary to protect Lenders from the exposure created by such failure; or (c) obtain and maintain insurance policies of the type discussed in Section 6.4 of this Agreement, and take any action
      with respect to such policies as Agent reasonably deems prudent. Any amounts so paid or deposited by Agent shall constitute Lender Expenses, shall be immediately due and payable, and shall bear interest at the then applicable rate hereinabove
      provided, and shall be secured by the Collateral. Any payments made by Agent shall not constitute an agreement by Agent to make similar payments in the future or a waiver of any Event of Default under this Agreement.

   

  
     

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  9.5          Liability for Collateral. Neither Agent nor
      any Lender has any obligation to clean up or otherwise prepare the Collateral for sale. All risk of loss, damage or destruction of the Collateral shall be borne by the Loan Parties, absent gross negligence or willful misconduct as determined by a
      court of competent jurisdiction by final and nonappealable judgment on the part of the Agent.

   

  9.6          No Obligation to Pursue Others. Neither
      Agent nor any Lender has any obligation to attempt to satisfy the Obligations by collecting them from any other person liable for them and Agent may release, modify or waive any Collateral provided by any other Person to secure any of the
      Obligations, all without affecting Agent’s or Lenders’ rights against any Loan Party. Each Loan Party waives any right it may have to require Agent or any Lender to pursue any other Person for any of the Obligations.

   

  9.7          Remedies Cumulative. Agent’s and Lenders’
      rights and remedies under this Agreement, the Loan Documents, and all other agreements shall be cumulative. Agent and Lenders shall have all other rights and remedies not inconsistent herewith as provided under the Code, by law, or in equity. No
      exercise by Agent of one right or remedy shall be deemed an election, and no waiver by Agent of any Event of Default shall be deemed a continuing waiver. No delay by Agent shall constitute a waiver, election, or acquiescence by it. No waiver by Agent
      shall be effective unless made in a written document signed on behalf of Agent and then shall be effective only in the specific instance and for the specific purpose for which it was given. Each Loan Party expressly agrees that this Section 9.7
      may not be waived or modified by Agent by course of performance, conduct, estoppel or otherwise.

   

  9.8          Demand; Protest. Except as otherwise
      provided in this Agreement, each Loan Party waives demand, protest, notice of protest, notice of default or dishonor, notice of payment and nonpayment and any other notices relating to the Obligations.

   

  		10.	NOTICES.

   

  Unless otherwise provided in this Agreement, all notices or
      demands by any party relating to this Agreement or any other agreement entered into in connection herewith shall be in writing and (except for financial statements and other informational documents which may be sent by first- class mail, postage
      prepaid) shall be personally delivered or sent by a recognized overnight delivery service, certified mail, postage prepaid, return receipt requested, or by electronic mail to any Loan Party or to Agent, as the case may be, at its addresses set forth
      below:

   

  		If to any Loan Party:   	Cue Health Inc.

  4980 Carroll Canyon Rd., Suite 100

  San Diego, CA 92121

  Attn: Ayub Khattak, Chief Executive Officer

  Email: [**]

   

  
     

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  		If to Agent:	  East West Bank

    9378 Wilshire Blvd., Suite 100

    Beverly Hills, CA 90212

    Attn: Maytal Shainberg

    Email: [**]

   

  The parties hereto may change the address at which they are
      to receive notices hereunder, by notice in writing in the foregoing manner given to the other.

   

  11.              CHOICE OF LAW AND VENUE; JURY TRIAL WAIVER;
        JUDICIAL REFERENCE.

   

  California law governs the Loan Documents without regard to
      principles of conflicts of law. The Loan Parties, Agent and Lenders each submit to the exclusive jurisdiction of the State and Federal courts in Los Angeles County, California; provided, however, that nothing in this Agreement shall be deemed to
      operate to preclude Agent or Lenders from bringing suit or taking other legal action in any other jurisdiction to realize on the Collateral or any other security for the Obligations, or to enforce a judgment or other court order in favor of Agent
      and/or Lenders. Each Loan Party expressly submits and consents in advance to such jurisdiction in any action or suit commenced in any such court, and each Loan Party hereby waives any objection that it may have based upon lack of personal
      jurisdiction, improper venue, or forum non conveniens and hereby consents to the granting of such legal or equitable relief as is deemed appropriate by such court. Each Loan Party hereby waives personal service of the summons, complaints, and other
      process issued in such action or suit and agrees that service of such summons, complaints, and other process may be made by registered or certified mail addressed to Borrower at the address set forth in, or subsequently provided by Borrower in
      accordance with, Section 10 of this Agreement and that service so made shall be deemed completed upon the earlier to occur of Borrower’s actual receipt thereof or three (3) days after deposit in the U.S. mails, proper postage prepaid.

   

  IF AND ONLY TO THE EXTENT PERMITTED BY APPLICABLE LAW,
      THE LOAN PARTIES, AGENT AND LENDERS EACH WAIVE THEIR RIGHT TO A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION ARISING OUT OF OR BASED UPON THIS AGREEMENT, THE LOAN DOCUMENTS OR ANY CONTEMPLATED TRANSACTION, INCLUDING CONTRACT, TORT, BREACH OF DUTY AND
      ALL OTHER CLAIMS. THIS WAIVER IS A MATERIAL INDUCEMENT FOR BOTH PARTIES TO ENTER INTO THIS AGREEMENT. EACH PARTY HAS REVIEWED THIS WAIVER WITH ITS COUNSEL.

   

  
     

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  WITHOUT INTENDING IN ANY WAY TO LIMIT THE PARTIES’ AGREEMENT
      TO WAIVE THEIR RESPECTIVE RIGHT TO A TRIAL BY JURY IF PERMITTED BY APPLICABLE LAW, if the above waiver of the right to a trial by jury is not enforceable, the parties hereto agree that any and all disputes or controversies of any nature between them
      arising at any time shall be decided by a reference to a private judge, who is a former or retired judge of any California Federal or State Court, mutually selected by the parties (or, if they cannot agree, by the Presiding Judge of the Santa Clara
      County, California Superior Court) appointed in accordance with California Code of Civil Procedure Section 638 (or pursuant to comparable provisions of federal law if the dispute falls within the exclusive jurisdiction of the federal courts), sitting
      without a jury, in Santa Clara County, California; and the parties hereby submit to the jurisdiction of such court. The reference proceedings shall be conducted pursuant to and in accordance with the provisions of California Code of Civil Procedure
      §§ 638 through 645.1, inclusive. The private judge shall have the power, among others, to grant provisional relief, including without limitation, entering temporary restraining orders, issuing preliminary and permanent injunctions and appointing
      receivers. All such proceedings shall be closed to the public and confidential and all records relating thereto shall be permanently sealed. If during the course of any dispute, a party desires to seek provisional relief, but a judge has not been
      appointed at that point pursuant to the judicial reference procedures, then such party may apply to the Santa Clara County, California Superior Court for such relief. The proceeding before the private judge shall be conducted in the same manner as it
      would be before a court under the rules of evidence applicable to judicial proceedings. The parties shall be entitled to discovery which shall be conducted in the same manner as it would be before a court under the rules of discovery applicable to
      judicial proceedings. The private judge shall oversee discovery and may enforce all discovery rules and orders applicable to judicial proceedings in the same manner as a trial court judge. The parties agree that the selected or appointed private
      judge shall have the power to decide all issues in the action or proceeding, whether of fact or of law, and shall report a statement of decision thereon pursuant to California Code of Civil Procedure § 644(a). Either party shall have the right to
      object to the decision of the private judge and to appeal as provided for in the California Code of Civil Procedure. Nothing in this paragraph shall limit the right of any party at any time to exercise self- help remedies, foreclose against
      collateral, or obtain provisional remedies. The private judge shall also determine all issues relating to the applicability, interpretation, and enforceability of this paragraph.

   

  		12.	GENERAL PROVISIONS.

   

  		12.1	Successors and Assigns.

   

  (a)           This Agreement shall bind and inure to the
      benefit of the respective successors and permitted assigns of each of the parties and shall bind all persons who become bound as a debtor to this Agreement; provided, however, that neither this Agreement nor any rights hereunder may be assigned by
      Borrower without the prior written consent of the Agent and each Lender, which each such consent may be granted or withheld in the Agent’s or such Lender’s sole discretion, as applicable. Subject to the restrictions set forth in clause (b) below,
      each Lender shall have the right to sell, transfer, assign negotiate, or grant participation in all or any part of, or any interest in, such Lender’s obligations, rights and benefits hereunder.

   

  (b)           No Lender may assign any or all of its interests
      hereunder to (i) the Borrower or any of the Borrower’s Affiliates or Subsidiaries, (ii) any Defaulting Lender, (iii) a natural person or an investment vehicle or trust
      for the benefit of a natural person. All assignments by a Lender shall be subject to the following consents:

  

  

  (i)                  unless an Event of Default has occurred,
      the consent of the Borrower (such consent not to be unreasonably withheld or delayed) shall be required for assignments to a Person that is not a Lender, an Affiliate of a Lender or an Approved Fund provided that the Borrower shall be deemed to have
      consented to any such assignment unless it shall object thereto by written notice to the Agent within five (5) Business Days after having received notice thereof and provided, further, that the Borrower’s consent shall not be required during the
      primary syndication of the Revolving Loan;

   

  
     

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  (ii)                the consent of the Agent (such consent not to
      be unreasonably withheld or delayed) shall be required for assignments to a Person that is not a Lender, an Affiliate of a Lender or an Approved Fund; and

   

  (iii)               the consent of each L/C Issuer (such consent
      not to be unreasonably withheld or delayed).

   

  (c)                Any Lender may at any time pledge or assign a
      security interest in all or any portion of its rights under this Agreement to secure obligations of such Lender, including any pledge or assignment to secure obligations to a Federal Reserve Bank; provided, no such pledge or assignment shall
      release such Lender from any of its obligations hereunder or substitute any such pledgee or assignee for such Lender as a party hereto.

   

  12.2         Indemnification. Borrower shall defend,
      indemnify and hold harmless Lenders and their respective officers, employees, and agents against: (a) all obligations, demands, claims, and liabilities claimed or asserted by any other party in connection with the transactions contemplated by this
      Agreement and/or the Loan Documents; and (b) all losses or Lender Expenses in any way suffered, incurred, or paid by any Lender, its officers, employees and agents as a result of or in any way arising out of, following, or consequential to
      transactions between Lenders and Borrower whether under this Agreement, or otherwise (including without limitation reasonable attorneys’ fees and expenses), except, in each case, for obligations, demands, claims, liabilities, losses and expenses
      caused by Agent and or Lenders’ gross negligence or willful misconduct as determined by a court of competent jurisdiction by final and nonappealable judgment.

   

  12.3         Time of Essence. Time is of the essence for
      the performance of all obligations set forth in this Agreement.

   

  12.4         Severability of Provisions. Each provision of
      this Agreement shall be severable from every other provision of this Agreement for the purpose of determining the legal enforceability of any specific provision.

   

  12.5         Correction of Loan Documents. Agent may
      correct patent errors and fill in any blanks in this Agreement and the other Loan Documents consistent with the agreement of the parties so long as Agent provides Borrower with written notice of such correction and allows Borrower at least ten (10)
      days to object to such correction.

   

  12.6         Amendments in Writing, Integration. All
      amendments, modifications, waivers and consents to or terminations of this Agreement or the other Loan Documents, must be in writing signed by the Loan Parties and the Required Lenders, and such additional Lenders as set forth below. All prior
      agreements, understandings, representations, warranties, and negotiations between the parties hereto with respect to the subject matter of this Agreement and the other Loan Documents, if any, are merged into this Agreement and the Loan Documents.

   

  
     

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  (a)           Lender Consent. Notwithstanding the
      foregoing, no amendment, modification, waiver or consent shall:

   

  (i)                 extend or increase any commitment of any
      Lender without the written consent of such Lender (it being understood that a waiver of any condition precedent set forth in Section 3 or the waiver of any Default shall not constitute an extension or increase of any commitment of any
      Lender);

   

  (ii)                reduce or forgive the principal of, or rate
      of interest specified herein on, any Advance or any fees or other amounts payable hereunder or under any other Loan Document, without the written consent of each Lender directly and adversely affected thereby (provided that only the consent of the
      Required Lenders shall be necessary (x) to amend the default rate set forth in Section 2.3(b) or to waive the obligation of the Borrower to pay interest at such default rate or (y) to amend any financial covenant (or any defined term directly
      or indirectly used therein), even if the effect of such amendment would be to reduce the rate of interest on any Advance or other Obligation or to reduce any fee payable hereunder);

   

  (iii)               postpone any date scheduled for any
      payment of principal of, or interest on, any Advance, or any fees or other amounts payable hereunder or under any other Loan Document, or reduce the amount of, waive or excuse any such payment, without the written consent of each Lender directly and
      adversely affected thereby;

   

  (iv)              change any provision of this Section or the
      percentage in the definition of “Required Lenders” or any other provision hereof specifying the number or percentage of Lenders required to amend, waive or otherwise modify any rights hereunder or make any determination or grant any consent
      hereunder, without the written consent of each Lender;

   

  (v)                affect the rights or duties hereunder or
      under any other Loan Document of the Agent, unless in writing executed by the Agent, in each case in addition to the Borrower and the Lenders required above; or

   

  (vi)              change or amend Section 12.11, Section

        12.12 or any other provision of this Agreement providing for pro rata treatment of Lenders, in each case, without the written consent of each Lender;

   

  (vii)              release any Guarantor from its obligation
      under its guaranty (except as otherwise permitted herein or in the other Loan Documents), without the written consent of each Lender;

   

  (viii)            release all or substantially all of the
      Collateral (except as otherwise expressly permitted herein or in the other Loan Documents) without the written consent of each Lender;

   

  
     

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  (ix)              subordinate the Obligations or the Liens
      granted under the Loan Documents, to any other Indebtedness or Liens, without the written consent of each Lender;

   

  (x)                amend, modify, terminate or waive any
      obligation of the Lenders relating to the purchase of participations in Letters of Credit as provided in Section 2.1 without the written consent of the Agent and each L/C Issuer;

   

  (xi)              change any component of the definition of
      Eligible Accounts to increase eligibility thereunder without the consent of Required Lenders, and each Lender as of the Closing Date (which, for the avoidance of doubt, is East West Bank, Comerica Bank, and Silicon Valley Bank); or

   

  (xii)             change or amend Section 6.7(b) without
      the written consent of Required Lenders, and each Lender as of the Closing Date (which, for the avoidance of doubt, is East West Bank, Comerica Bank, and Silicon Valley Bank).

   

  (b)           In addition, notwithstanding anything in this
      Section to the contrary, if the Agent and the Borrower shall have jointly identified an obvious error or any error or omission of a technical nature, in each case, in any provision of the Loan Documents, then the Agent and the Borrower shall be
      permitted to amend such provision, and, in each case, such amendment shall become effective without any further action or consent of any other party to any Loan Document if the same is not objected to in writing by the Required Lenders to the Agent
      within five (5) Business Days following receipt of notice thereof.

   

  (c)           Replacement of Lenders. If any Lender is
      a Non-Consenting Lender, then the Agent may upon notice to such Lender, require such Lender to assign and delegate, without recourse, all of its interests, rights (other than its existing rights to payments) and obligations under this Agreement and
      the related Loan Documents to an assignee permitted hereunder that shall assume such obligations (which assignee may be another Lender, if a Lender accepts such assignment); provided that:

   

  (i)                  such Non-Consenting Lender shall have
      received, as applicable, payment of an amount equal to the outstanding principal of its Loans, accrued interest thereon, accrued fees and all other amounts payable to it hereunder and under the other Loan Documents from the assignee or the Borrower,
      as applicable; and

   

  (ii)                the applicable assignee shall have consented
      to the applicable amendment, waiver or consent.

   

  A Lender shall not be required to make any such assignment or delegation if, prior
      thereto, as a result of a waiver by such Lender or otherwise, the circumstances entitling the Agent to require such assignment and delegation cease to apply.

   

  
     

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  		12.7	Counterparts; Integration; Effectiveness; Electronic Execution.

   

  (a)           This Agreement may be executed in counterparts
      (and by different parties hereto on different counterparts), each of which shall constitute an original, but all of which when taken together shall constitute a single contract. This Agreement, the other Loan Documents and any separate letter
      agreements with respect to fees payable to the Agent \constitute the entire contract among the parties relating to the subject matter hereof and supersede any and all previous agreements and understandings, oral or written, relating to the subject
      matter hereof. Except as provided in Section 3.1, this Agreement shall become effective when it shall have been executed by the Agent and when the Agent shall have received counterparts hereof which, when taken together, bear the signatures
      of each of the other parties hereto, and thereafter shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns.

   

  (b)          Delivery of an executed counterpart of a
      signature page of this Agreement by telecopy, emailed pdf. or any other electronic means that reproduces an image of the actual executed signature page shall be effective as delivery of a manually executed counterpart of this Agreement. The words
      “execution,” “signed,” “signature,” “delivery,” and words of like import in or relating to any document to be signed in connection with this Agreement and the transactions contemplated hereby or thereby shall be deemed to include electronic
      signatures, deliveries or the keeping of records in electronic form, each of which shall be of the same legal effect, validity or enforceability as a manually executed signature, physical delivery thereof or the use of a paper-based recordkeeping
      system, as the case may be, to the extent and as provided for in any applicable law, including the Federal Electronic Signatures in Global and National Commerce Act or any other similar state laws based on the Uniform Electronic Transactions Act;
      provided that nothing herein shall require the Agent to accept electronic signatures in any form or format without its prior written consent.

   

  12.8        Survival. All covenants, representations and
      warranties made in this Agreement shall continue in full force and effect so long as any Obligations (other than inchoate indemnification and reimbursement obligations and other obligations which, by their terms, survive termination of this
      Agreement) remain outstanding or Lenders have any obligation to make any Credit Extension to Borrower. The obligations of Borrower to indemnify Lenders with respect to the expenses, damages, losses, costs and liabilities described in Section 12.2
      shall survive until all applicable statute of limitations periods with respect to actions that may be brought against Lenders have run.

   

  12.9         Confidentiality. In handling any confidential
      information, Agent and Lenders and all employees and agents of Agent and Lenders shall exercise the same degree of care that each Lender exercises with respect to its own proprietary information of the same types to maintain the confidentiality of
      any non-public information thereby received or received pursuant to this Agreement except that disclosure of such information may be made (i) to the subsidiaries or Affiliates of Lenders in connection with their present or prospective business
      relations with Borrower, (ii) to prospective transferees or purchasers of any interest in the Loans provided they have entered into a confidentiality agreement with terms no less restrictive than those set forth herein in favor of Borrower and have
      delivered a copy to Borrower, (iii) as required by law, regulations, rule or order, subpoena, judicial order or similar order, (iv) as may be required in connection with the examination, audit or similar investigation of Lender, (v) to Lenders’
      accountants, auditors and regulators, and (vi) as Lender may reasonably determine necessary in connection with the enforcement of any remedies hereunder. Confidential information hereunder shall not include information that either: (a) is in the
      public domain or in the knowledge or possession of Lender when disclosed to Lender, or becomes part of the public domain after disclosure to Lender through no fault of Lender; or (b) is disclosed to Lender by a third party, provided Lender does not
      have actual knowledge that such third party is prohibited from disclosing such information.

   

  
     

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  12.10      SPAC Business Combination. The parties
      hereto agree to negotiate in good faith to amend this agreement as needed permit a SPAC Business Combination on terms acceptable to all such parties provided that all information related thereto requested by Agent or any Lender has been provided by
      Borrower and provided that any such amendment, including, without limitation, any amendments to the negative covenants set forth in Article 8 of this Agreement, shall be subject to the Agent’s and Lender’s reasonably business judgement.

   

  12.11      Application of Payments and Proceeds. Upon the
      occurrence and during the continuance of an Event of Default and after the acceleration of the principal amount of any of the Revolving Loans, all payments and proceeds in respect of any of the Obligations received by the Agent or any Lender under
      any Loan Document, including any proceeds of any sale of, or other realization upon, all or any part of the Collateral, shall be applied as follows:

   

  first, to all fees, costs, indemnities, liabilities, obligations and
      expenses incurred by or owing to the Agent and/or each L/C Issuer with respect to this Agreement, the other Loan Documents or the Collateral;

   

  second, to all fees, costs, indemnities, liabilities, obligations and
      expenses incurred by or owing to any other Lender with respect to this Agreement, the other Loan Documents or the Collateral;

   

  third, to accrued and unpaid interest on the Obligations (including any
      interest which, but for the provisions of Title 11 of the United States Code entitled “Bankruptcy,” as now and hereafter in effect, or any successor statute, would have accrued on such amounts);

   

  fourth, to the principal amount of the Obligations, including to cash
      collateralize existing obligations with respect to Letters of Credit in compliance with this Agreement,

   

  fifth, to the Obligations owing to any counterparty in respect of any Lender
      Hedging Agreement;

   

  sixth, to any other Obligations owing to the Agent or any other Lender under
      the Loan Documents; and

   

  seventh, to the Borrower or to whoever may be lawfully entitled to receive
      such balance or as a court of competent jurisdiction may direct.

   

  
     

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  In carrying out the foregoing, (a) amounts received shall be applied in the
      numerical order provided until exhausted prior to the application to the next succeeding category, and (b) each of the Persons entitled to receive a payment in any particular category shall receive an amount equal to its pro rata share of amounts
      available to be applied pursuant thereto for such category.

   

  		12.12	Adjustments; Set-off.

   

  (a)           If any Lender (a “benefitted Lender”) shall
      at any time exercise any set-off right or receive any payment of all or part of its Revolving Loans, or its participations in Letters of Credit, or interest thereon, or fees, or receive any collateral in respect thereof (whether voluntarily or
      involuntarily, by set-off, pursuant to bankruptcy or insolvency proceedings or otherwise), in a greater proportion than any such payment to or collateral received by any other Lender, if any, in respect of such other Lender’s Revolving Loans, its
      participation in Letters of Credit, or interest thereon, or fees, such benefitted Lender shall purchase for cash from the other Lenders such portion of each such other Lender’s Revolving Loans or fees, or shall provide such other Lenders with the
      benefits of any such collateral, or the proceeds thereof, as shall be necessary to cause such benefitted Lender to share the excess payment or benefits of such collateral or proceeds ratably with each of the Lenders; provided, however, that if all or
      any portion of such excess payment or benefits is thereafter recovered from such benefitted Lender, such purchase shall be rescinded, and the purchase price and benefits returned, to the extent of such recovery, but without interest. The Borrower
      agrees that each Lender so purchasing a portion of another Lender’s Loans or its participation in Letters of Credit may exercise all rights of payment (including, without limitation, rights of set-off) with respect to such portion as fully as if such
      Lender were the direct holder of such portion, provided that, for the avoidance of doubt but subject to the foregoing provisions of this Section 12.12(a), any Lender shall have the right (without further consent of the Borrower, the
      Agent or any other Lender), exercisable upon the occurrence and during the continuance of an Event of Default, without prior notice to the Borrower, any such notice being expressly waived by the Borrower to the extent permitted by applicable law, to
      set-off and appropriate and apply against any such Obligations any and all deposits (general or special, time or demand, provisional or final), in any currency, and any other credits, indebtedness or claims in any currency, in each case whether
      direct or indirect, absolute or contingent, matured or unmatured, at any time held or owing by such Lender or any branch or agency thereof or bank controlling such Lender to or for the credit or the account of the Borrower.

   

  (b)           In addition to any rights and remedies of the Agent
      provided by law, the Agent shall have the right (without further consent of the Borrower or any other Lender), exercisable upon the occurrence and during the continuance of an Event of Default, without prior notice to the Borrower, any such notice
      being expressly waived by the Borrower to the extent permitted by applicable law, to set-off and appropriate and apply against any such Obligations any and all deposits (general or special, time or demand, provisional or final), in any currency, and
      any other credits, indebtedness or claims in any currency, in each case whether direct or indirect, absolute or contingent, matured or unmatured, at any time held or owing by the Agent or any branch or agency thereof or bank controlling the Agent to
      or for the credit or the account of the Borrower.

   

  
     

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  		12.13	Taxes.

   

  (a)           All sums payable by or on behalf of any Loan
      Party under the Loan Documents shall, except to the extent required by applicable law, be paid free and clear of, and without any deduction or withholding on account of, any Taxes. If any Loan Party or any other Person (acting as a withholding agent)
      is (in such withholding agent’s reasonable good faith discretion) required by applicable law to make any deduction or withholding on account of any Tax from any sum paid or payable by any Loan Party to the Agent or any Lender (which term for purposes
      of this Section 12.13 shall include any L/C Issuer and any assignee of a Lender, L/C Issuer) under any of the Loan Documents: (i) such Loan Party or other withholding agent shall be entitled to make such deduction or withholding; (ii) if a Loan Party
      is the applicable withholding agent, the applicable Loan Party shall timely pay any such Tax to the relevant Governmental Authority in accordance with applicable law; and (iii) in the case of Indemnified Taxes, the sum payable by such Loan Party in
      respect of which the relevant deduction, withholding or payment is required shall be increased to the extent necessary to ensure that, after the making of such deduction, withholding or payment, the Agent or such Lender, as the case may be, receives
      on the due date a net sum equal to what it would have received had no such deduction, withholding or payment been required or made.

   

  (b)           The Loan Parties shall timely pay to the
      relevant Governmental Authority in accordance with applicable law, or at the option of the Agent timely reimburse it for the payment of, any Other Taxes.

   

  (c)           Within thirty (30) days after the due date of
      payment of any Tax which it is required by this Section 12.13 to pay, if a Loan Party is the applicable withholding agent, such Loan Party shall deliver to the Agent the original or certified copy of a receipt issued by the relevant Governmental
      Authority evidencing such payment or other evidence reasonably satisfactory to the Agent of such deduction, withholding or payment and of the remittance thereof to the relevant Governmental Authority.

   

  (d)           The Loan Parties shall jointly and severally
      indemnify the Agent and each Lender, within ten (10) days after demand therefor, for the full amount of Indemnified Taxes (including any Indemnified Taxes imposed or asserted on or attributable to amounts payable under this Section 12.13)
      payable or paid by the Agent or any such Lender or any of their respective Affiliates arising in connection with payments made under any Loan Document, and any reasonable expenses arising therefrom or with respect thereto, whether or not such
      Indemnified Taxes were correctly or legally imposed or asserted by the relevant Governmental Authority. A certificate as to the amount of such payment or liability delivered to such Loan Party by a Lender (with a copy to the Agent), or by the Agent
      on its own behalf or on behalf of a Lender, prepared in reasonable detail shall be conclusive absent manifest error. Any such certificate must be provided within six (6) months of incurrence of such tax liability by the Agent or Lender.

   

  
     

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  (e)           Each Lender shall severally indemnify the Agent,
      within 10 days after demand therefor, for (i) any Indemnified Taxes attributable to such Lender (but only to the extent that a Loan Party has not already indemnified the Agent for such Indemnified Taxes and without limiting the obligation of such
      Loan Party to do so), and (ii) any Excluded Taxes attributable to such Lender, in each case, that are payable or paid by the Agent in connection with any Loan Document, and any reasonable expenses arising therefrom or with respect thereto, whether or
      not such Taxes were correctly or legally imposed or asserted by the relevant Governmental Authority. A certificate as to the amount of such payment or liability delivered to any Lender by the Agent shall be conclusive absent manifest error. Each
      Lender hereby authorizes the Agent to set off and apply any and all amounts at any time owing to such Lender under any Loan Document or otherwise payable by the Agent to the Lender from any other source against any amount due to the Agent under this
      paragraph (c).

   

  (f)                 The Loan Parties’ obligations under this Section

        12.13 shall survive the resignation or replacement of the Agent or any assignment of rights by, or the replacement of, a Lender, the termination of the Revolving Loan Commitments, the expiration of the Letters of Credit and the repayment,
      satisfaction or discharge of all Obligations.

   

  		13.	AGENT

   

  13.1         Appointment and Duties. For the avoidance of
      doubt and notwithstanding anything else herein:

   

  (a)           Each Lender hereby appoints Agent (together with
      any successor Agent) as agent hereunder and authorizes Agent to (i) execute and deliver the Loan Documents and accept delivery thereof on its behalf from any Loan Party, (ii) take such action on its behalf and to exercise all rights, powers and
      remedies and perform the duties as are expressly delegated to Agent under such Loan Documents and (iii) exercise such powers as are incidental thereto.

   

  (b)           Without limiting the generality of clause (a)
      above, Agent shall have the sole and exclusive right and authority (to the exclusion of the other Lenders), and is hereby authorized, to (i) act as the disbursing and collecting agent for Lenders with respect to all payments and collections arising
      in connection with the Loan Documents, and each Person making any payment in connection with any Loan Document to any Lender is hereby authorized to make such payment to Agent, (ii) file and prove claims and file other documents necessary or
      desirable to allow the claims of Lenders with respect to any Obligation in any Insolvency Proceeding or any other bankruptcy, insolvency or similar proceeding (but not to vote, consent or otherwise act on behalf of such Person), (iii) act as
      collateral agent for each Lender for purposes of the perfection of all Liens created by such agreements and all other purposes stated therein, (iv) manage, supervise and otherwise deal with the Collateral, (v) take such other action as is necessary
      or desirable to maintain the perfection and priority of the Liens created or purported to be created by the Loan Documents, (vi) except as may be otherwise specified in any Loan Document, exercise all remedies given to Agent and the other Lenders
      with respect to the Collateral, whether under the Loan Documents, applicable law or otherwise and (vii) execute any amendment, consent or waiver under the Loan Documents on behalf of any Lender that has consented in writing to such amendment, consent
      or waiver; provided, however, that Agent hereby appoints, authorizes and directs each Lender to act as collateral sub-agent for Agent, Lenders for purposes of the perfection of Liens with respect to any deposit account maintained by a Loan Party
      with, and cash and cash equivalents held by, such Lender, and may further authorize and direct Lenders to take further actions as collateral sub-agents for purposes of enforcing such Liens or otherwise to transfer the Collateral subject thereto to
      Agent, and each Lender hereby agrees to take such further actions to the extent, and only to the extent, so authorized and directed.

   

  
     

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  (c)           Under the Loan Documents, Agent (i) is acting
      solely on behalf of Lenders, with duties that are entirely administrative in nature, notwithstanding the use of the defined term “Agent”, the terms “agent”, “Agent” and “collateral agent” and similar terms in any Loan Document to refer to Agent,
      which terms are used for title purposes only, (ii) is not assuming any obligation under any Loan Document other than as expressly set forth therein or any role as agent, fiduciary or trustee of or for any Lender or any other Person and (iii) shall
      have no implied functions, responsibilities, duties, obligations or other liabilities under any Loan Document, and each Lender, by accepting the benefits of the Loan Documents, hereby waives and agrees not to assert any claim against Agent based on
      the roles, duties and legal relationships expressly disclaimed in clauses (i) through (iii) above.

   

  13.2         Binding Effect. Each Lender, by accepting the
      benefits of the Loan Documents, agrees that (i) any action taken by Agent in accordance with the provisions of the Loan Documents and (ii) the exercise by Agent of the powers set forth herein or therein, together with such other powers as are
      incidental thereto, shall be authorized and binding upon all of Lenders.

   

  		13.3	Use of Discretion.

   

  (a)           Agent shall not have any duty to take any
      discretionary action or exercise any discretionary powers, except discretionary rights and powers expressly contemplated hereby or by the other Loan Documents that Agent is required to exercise; provided, that Agent shall not be required to take any
      action that, in its opinion or the opinion of its counsel, may expose Agent to liability or that is contrary to any Loan Document or applicable requirement of law.

   

  (b)           Agent shall provide copies of the various
      deliverables provided to it by the Borrower pursuant to clauses 5.6, 5.12, 6.2 hereof to the other Lenders; provided that Agent shall not, except as expressly set forth herein and in the other Loan Documents, have any duty to disclose, and shall not
      be liable for the failure to disclose, any information relating to any Loan Party or its Affiliates that is communicated to or obtained by Agent or any of its Affiliates in any capacity other than its capacity as Agent hereunder.

   

  (c)           Notwithstanding anything to the contrary
      contained herein or in any other Loan Document, the authority to enforce rights and remedies hereunder and under the other Loan Documents against Loan Parties or any of them shall be vested exclusively in, and all actions and proceedings at law in
      connection with such enforcement shall be instituted and maintained exclusively by, Agent in accordance with the Loan Documents for the benefit of all Lenders; provided that the foregoing shall not prohibit (i) Agent from exercising on its own behalf
      the rights and remedies that inure to its benefit (solely in its capacity as Agent) hereunder and under the other Loan Documents, (ii) any Lender from exercising set-off rights in accordance with the terms hereof or (iii) any Lender from filing
      proofs of claim or appearing and filing pleadings on its own behalf during the pendency of a proceeding relative to any Loan Party under any bankruptcy or other debtor relief law.

   

  
     

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  13.4         Delegation of Rights and Duties. Agent may,
      upon any term or condition it specifies, delegate or exercise any of its rights, powers and remedies under, and delegate or perform any of its duties or any other action with respect to, any Loan Document by or through any trustee, co-agent,
      employee, attorney-in-fact and any other Person (including any Lender), provided that Agent shall be liable for all acts or failures to act of any such Person to the same extent as Agent would be if Agent performed such action. Any such Person shall
      benefit from this Article 13 to the extent provided by Agent.

   

  		13.5	Reliance and Liability.

   

  (a)           Agent may, without incurring any liability
      hereunder, (i) treat the payee of any note issued hereunder as its holder until such note has been assigned in accordance with the terms of this Agreement, (ii) rely on the Register, (iii) consult with any advisors, accountants and other experts
      (including advisors to, and accountants and experts engaged by, any Loan Party) and (iv) rely and act upon any document and information (including those transmitted by electronic transmission) and any telephone message or conversation, in each case
      believed by it to be genuine and transmitted, signed or otherwise authenticated by the appropriate parties.

   

  (b)           None of Agent and its officers, employees,
      affiliates or agents shall be liable for any action taken or omitted to be taken by any of them under or in connection with any Loan Document, and each Lender, each Borrower and each other Loan Party hereby waive and shall not assert (and each
      Borrower shall cause each other Loan Party to waive and agree not to assert) any right, claim or cause of action based thereon, except to the extent of liabilities resulting from the gross negligence or willful misconduct as determined by a court of
      competent jurisdiction by final and nonappealable judgment of Agent or, as the case may be, such officers, employees, affiliates or agents (each as determined in a final, non-appealable judgment by a court of competent jurisdiction) in connection
      with the duties expressly set forth herein.

   

  (c)           Each Lender (i) acknowledges that it has performed
      and will continue to perform its own diligence and has made and will continue to make its own independent investigation of the operations, financial conditions and affairs of Loan Parties and (ii) agrees that is shall not rely on any audit or other
      report provided by Agent.

   

  13.6         Agent Individually. Agent and its
      Affiliates may make loans and other extensions of credit to, acquire Equity Interests of, engage in any kind of business with, any Loan Party or Affiliate thereof as though it were not acting as Agent and may receive separate fees and other payments
      therefor. To the extent Agent or any of its Affiliates makes any Loan or otherwise becomes a Lender hereunder, it shall have and may exercise the same rights and powers hereunder and shall be subject to the same obligations and liabilities as any
      other Lender and the term “Lender” and any similar terms shall, except where otherwise expressly provided in any Loan Document, include, without limitation, Agent or such Affiliate, as the case may be, in its individual capacity as Lender.

   

  
     

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  13.7         Lender Credit Decision. Each Lender
      acknowledges that it shall, independently and without reliance upon Agent, any Lender or upon any document (including any offering and disclosure materials in connection with the syndication of the Loans) solely or in part because such document was
      transmitted by Agent, conduct its own independent investigation of the financial condition and affairs of each Loan Party and make and continue to make its own credit decisions in connection with entering into, and taking or not taking any action
      under, any Loan Document or with respect to any transaction contemplated in any Loan Document, in each case based on such documents and information as it shall deem appropriate. Except for documents expressly required by any Loan Document to be
      transmitted by Agent to Lenders, Agent shall not have any duty or responsibility to provide any Lender with any credit or other information concerning the business, prospects, operations, property, financial and other condition or creditworthiness of
      any Loan Party or any Affiliate of any Loan Party that may come in to the possession of Agent or any of its Related Persons, except to the extent of any costs and expenses resulting from the gross negligence or willful misconduct as determined by a
      court of competent jurisdiction by final and nonappealable judgment of Agent or, as the case may be, such officers, employees, affiliates or agents (each as determined in a final, non-appealable judgment by a court of competent jurisdiction).

   

  		13.8	Expenses; Indemnities.

   

  (a)            Each Lender agrees to reimburse Agent and each
      of its Related Persons (to the extent not reimbursed by any Loan Party) promptly upon demand, severally and ratably, for any costs and expenses (including fees, charges and disbursements of financial, legal and other advisors and Taxes paid in the
      name of, or on behalf of, any Loan Party) that may be incurred by Agent or any of its Related Persons in connection with the preparation, syndication, execution, delivery, administration, modification, consent, waiver or enforcement of, or the taking
      of any other action (whether through negotiations, through any work-out, bankruptcy, restructuring or other legal or other proceeding (including, without limitation, preparation for and/or response to any subpoena or request for document production
      relating thereto) or otherwise) in respect of, or legal advice with respect to its rights or responsibilities under, any Loan Document.

   

  (b)           Each Lender further agrees, within thirty (30)
      days after demand therefor, to indemnify Agent (to the extent not reimbursed by any Loan Party), severally and ratably, from and against liabilities that may be imposed on, incurred by or asserted against Agent in any matter relating to or arising
      out of, in connection with or as a result of any Loan Document or any other act, event or transaction related, contemplated in or attendant to any such document, or, in each case, any action taken or omitted to be taken by Agent or any of its Related
      Persons under or with respect to any of the foregoing except to the extent of liabilities resulting from the gross negligence or willful misconduct as determined by a court of competent jurisdiction by final and nonappealable judgment of Agent or, as
      the case may be, such officers, employees, affiliates or agents (each as determined in a final, non-appealable judgment by a court of competent jurisdiction). A certificate as to the amount of such payment or liability delivered to any Lender by
      Agent shall be conclusive absent demonstrable error. Each Lender hereby authorizes Agent to apply any and all amounts at any time owing to such Lender under any Loan Document or otherwise payable by Agent to such Lender from any other source against
      any amount due to Agent under this Section 13.8(b).

   

  
     

    41

    
      
 

  

   

  		13.9	Resignation of Agent.

   

  (a)           Agent may resign at any time by delivering
      notice of such resignation to Lenders and Borrower, effective on the date set forth in such notice or, if no such date is set forth therein, upon the date such notice shall be effective in accordance with the terms of this Section 13.9. If
      Agent delivers any such notice, Lenders shall have the right to appoint a successor Agent. If, after thirty (30) days after the date of retiring Agent’s notice of resignation, no successor Agent has been appointed by Lenders that has accepted such
      appointment, then the retiring Agent may, on behalf of Lenders, appoint a successor Agent from among Lenders.

   

  (b)           Effective immediately upon its resignation, (i)
      the retiring Agent shall be discharged from its duties and obligations under the Loan Documents, (ii) Lenders shall assume and perform all of the duties of Agent until a successor Agent shall have accepted a valid appointment hereunder, (iii) the
      retiring Agent shall no longer have the benefit of any provision of any Loan Document other than with respect to any actions taken or omitted to be taken while such retiring Agent was, or because such Agent had been, validly acting as Agent under the
      Loan Documents and (iv) the retiring Agent shall take such action as may be reasonably necessary to assign to the successor Agent its rights as Agent under the Loan Documents. Effective immediately upon its acceptance of a valid appointment as Agent,
      a successor Agent shall succeed to, and become vested with, all the rights, powers, privileges and duties of the retiring Agent under the Loan Documents.

   

  13.10      Release of Collateral or Guarantors. Each Lender
      hereby consents to the release and hereby directs Agent to release or subordinate the following:

   

  (a)           any Subsidiary of Borrower from its guaranty of any
      Obligation if all of the equity interests of such Subsidiary are sold or transferred in a transaction permitted by the Loan Documents; and

   

  (b)          any Lien held by Agent for the benefit of Lenders
      against (i) any Collateral that is sold, transferred, conveyed or otherwise disposed of by a Loan Party in a transaction permitted by the Loan Documents (including pursuant to a waiver or consent), (ii) any property subject to a Lien permitted under clause (n) of the definition of Permitted Lien and (iii) all of the Collateral and all Loan Parties, upon termination of the Revolving Line or the occurrence of the
      Revolving Maturity Date.

  

  
     

    42

    
      
 

  

   

  Each Lender hereby directs Agent, and Agent hereby agrees,
      upon receipt of notice from the Borrower, to execute and deliver or file such documents and to perform other actions reasonably necessary to release the guaranties and Liens when and as directed in this Section 13.10.

   

  [Balance of Page Intentionally Left Blank]

   

  
     

    43

    
      
 

  

   

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

   

  	 	CUE HEALTH INC. as Borrower
	 	 	 
	 	By:	/s/ Ayub Khattak
	 	Name: Ayub Khattak
	 	Title: President, Chief Executive Officer, Secretary and Treasurer

   

  Signature Page to Loan and Security
        Agreement  

  
     

    
      
 

  

   

  	 	EAST WEST BANK as Agent and Lender
	 	 	 
	 	By:	/s/ Maytal Shainberg
	 	Name: Maytal Shainberg
	 	Title: Senior Vice President

    

  Signature Page to Loan and Security
        Agreement 

  
     

    
      
 

  

   

  	 	COMERICA BANK as Lender
	 	 	 
	 	By:	/s/ Robert Hernandez
	 	Name: Robert Hernandez
	 	Title: SVP, Group Manager

  

   

  
     

    
      
 

  

   

  

  	 	SILICON VALLEY BANK as Lender
	 	 	 
	 	By:	/s/ R. Michael White 
	 	 	Name:     R. Michael White 
	 	 	Title:       Head of BD, SVB LS&HC

   

  
     

    
      
 

  

  
   

  EXHIBIT A 

   

  DEFINITIONS

   

  “Accounts” means all presently existing and hereafter arising
      “accounts,” as such term is defined in Section 9102 of the Code, contract rights, instruments (including those evidencing indebtedness owed to Borrower by its Affiliates), general intangibles, payment intangibles, chattel paper (including electronic
      chattel paper) and all other forms of obligations owing to Borrower arising out of the sale or lease of goods or inventory (including, without limitation, the licensing of digital content, software and other technology) or the rendering of services
      by Borrower and any and all credit insurance, guaranties, and other security therefor, as well as all merchandise returned to or reclaimed by Borrower and Borrower’s Books relating to any of the foregoing.

   

  “Advance” or “Advances” means a cash advance or cash advances or
      issuance of a Letter of Credit under the Revolving Line.

   

  “Affiliate” means, with respect to any Person, any Person that owns or
      controls directly or indirectly such Person, any Person that controls or is controlled by or is under common control with such Person, and each of such Person’s senior executive officers, directors, and partners.

   

  “Approved Fund” means any Fund that is administered or managed by (a) a
      Lender, (b) an Affiliate of a Lender or (c) an entity or an Affiliate of an entity that administers or manages a Lender.

  “Borrower State” means Delaware, the state under whose laws Borrower is organized.
      “Borrower’s Books” means all of Borrower’s books and records including: ledgers;

  records concerning Borrower’s assets or liabilities, the Collateral, business operations or
      financial condition; and all computer programs, or tape files, and the equipment, containing such information.

   

  “Business Day” means any day that is not a Saturday, Sunday, or other
      day on which banks in the State of California or the State of New York are authorized or required to close.

   

  “Cash” means Unrestricted Cash and Cash Equivalents that are not subject
      to any Lien other than Lien under the Loan Documents.

   

  “Cash Equivalents” means (a) any readily-marketable securities (i)
      issued by, or directly, unconditionally and fully guaranteed or insured by the United States federal government or

  (ii)    issued by any agency of the United States federal government the
      obligations of which are fully backed by the full faith and credit of the United States federal government, (b) any readily- marketable direct obligations issued by any other agency of the United States federal government, any state of the United
      States or any political subdivision of any such state or any public instrumentality thereof, in each case having a rating of at least “A-1” from S&P or at least “P-1” from Moody’s, (c) any commercial paper rated at least “A-1” by S&P or “P-1”
      by Moody’s and issued by any Person organized under the laws of any state of the United States, (d) any Dollar- denominated time deposit, certificate of deposit, overnight bank deposit or bankers’ acceptance issued or accepted by any Lender or any
      commercial bank that is, in each case, rated investment grade by both S&P and Moody’s, (e) interests in any money market fund registered under the Investment Company Act of 1940 that (i) has substantially all of its assets invested continuously
      in the types of investments referred to in clause (a), (b), (c) or (d) above with maturities as set forth in the proviso below, (ii) has net assets in excess of [**] Dollars ($[**]) and (iii) has obtained from either S&P or Moody’s the highest
      rating obtainable for money market funds in the United States, and (f) other cash equivalents determined by the Agent to have a risk equivalent to items rated at least “A-1” by S&P or “P-1” by Moody’s and otherwise acceptable from time to time to
      the Agent; provided, however, that the maturities of all obligations specified in any of clauses (a) through (d) above shall not exceed 365 days.

   

  
     

    Exhibit A – Page 1

    
      
 

  

   

  “Cash Management Obligations” means the obligations of the Loan Parties
      to the Agent or any Lender under one or more credit cards, debit cards, cash management agreements, deposit account agreements, treasury agreements, sweep agreements or similar agreements pertaining to cash management services.

   

  “Change in Control” shall mean a transaction in which any “person” or
      “group” (other than Borrower’s existing investors) (within the meaning of Section 13(d) and 14(d)(2) of the Securities Exchange Act of 1934) becomes the “beneficial owner” (as defined in Rule 13d-3 under the Securities Exchange Act of 1934), directly
      or indirectly, of a sufficient number of shares of all classes of stock then outstanding of Borrower ordinarily entitled to vote in the election of directors, empowering such “person” or “group” to elect a majority of the Board of Directors of
      Borrower, who did not have such power before such transaction.

   

  “Change in Law” means the occurrence, after the date of this Agreement,
      of any of the following: (a) the adoption or taking effect of any law, rule, regulation or treaty, (b) any change in any law, rule, regulation or treaty or in the administration, interpretation, implementation or application thereof by any
      Governmental Authority or (c) the making or issuance of any request, rule, guideline or directive (whether or not having the force of law) by any Governmental Authority; provided that notwithstanding anything herein to the contrary, (x) the
      Dodd-Frank Wall Street Reform and Consumer Protection Act and all requests, rules, guidelines or directives thereunder or issued in connection therewith and (y) all requests, rules, guidelines or directives promulgated by the Bank for International
      Settlements, the Basel Committee on Banking Supervision (or any successor or similar authority) or the United States or foreign regulatory authorities, in each case pursuant to Basel III, shall in each case be deemed to be a “Change in Law”,
      regardless of the date enacted, adopted or issued.

   

  “Chief Executive Office State” means California, where Borrower’s chief
      executive office is located.

   

  “Closing Date” means the date of this Agreement.

   

  “Code” means the California Uniform Commercial Code as amended or
      supplemented from time to time.

   

  
     

    Exhibit A – Page 2

    
      
 

  

   

  “Collateral” means all of Borrower’s right, title and interest in and to
      the property described on Exhibit B attached hereto and all Intellectual Property Collateral except to the extent (i) any such property is nonassignable by its terms without the consent of the licensor thereof or another party (but only to
      the extent such prohibition on transfer remains in place and is enforceable under applicable law, including, without limitation, Sections 9406 and 9408 of the Code) provided that upon the cessation of any such restriction or prohibition, such
      property shall automatically become part of the Collateral, (ii) the granting of a security interest therein is contrary to applicable law, provided that upon the cessation of any such restriction or prohibition, such property shall automatically
      become part of the Collateral, (iii) constitutes the equity interests of a controlled foreign corporation (as defined in the IRC), in excess of such amount of the voting power of all classes of equity interests of such controlled foreign corporations
      entitled to vote as would result in materially adverse tax consequences to the Loan Parties if such amount was included as Collateral hereunder, (iv) is an intent-to-use trademark, or (v) is an asset as to which the costs of creating or perfecting a
      security interest or pledge exceeds the benefit to Agent and Lenders to be obtained therefrom, as determined by Agent from time to time; provided that in no case shall the definition of “Collateral” exclude any Accounts, proceeds of the disposition
      of any property, or general intangibles consisting of rights to payment.

   

  “Collateral State” means the state or states where the Collateral is
      located, which is California.

   

  “Collection Account” has the meaning set forth in Section 4.4.

   

  “Contingent Obligation” means, as applied to any Person, any direct or
      indirect liability, contingent or otherwise, of that Person with respect to (i) any indebtedness, lease, dividend, letter of credit or other obligation of another, including, without limitation, any such obligation directly or indirectly guaranteed,
      endorsed, co-made or discounted or sold with recourse by that Person, or in respect of which that Person is otherwise directly or indirectly liable; (ii) any obligations with respect to undrawn letters of credit, corporate credit cards or merchant
      services issued for the account of that Person; and (iii) all obligations arising under any interest rate, currency or commodity swap agreement, interest rate cap agreement, interest rate collar agreement, or other agreement or arrangement designated
      to protect a Person against fluctuation in interest rates, currency exchange rates or commodity prices; provided, however, that the term “Contingent Obligation” shall not include endorsements for collection or deposit in the ordinary course of
      business or customary indemnity obligations entered into in connection with any acquisition or any disposition permitted hereunder. The amount of any Contingent Obligation shall be deemed to be an amount equal to the stated or determined amount of
      the primary obligation in respect of which such Contingent Obligation is made or, if not stated or determinable, the maximum reasonably anticipated liability in respect thereof as determined by such Person in good faith; provided, however, that such
      amount shall not in any event exceed the maximum amount of the obligations under the guarantee or other support arrangement.

   

  “Credit Extension” means each Advance or any other extension of credit
      by Lenders to or for the benefit of Borrower hereunder.

   

  “Default” means any event or condition that constitutes an Event of
      Default or that, with the giving of any notice, the passage of time, or both, would be an Event of Default.

   

  
     

    Exhibit A – Page 3

    
      
 

  

   

  “Disqualified Stock” means any equity, stock or stock equivalent which,
      by its terms, or upon the happening of any event or condition (a) matures or is mandatorily redeemable or redeemable at the option of the holder thereof (in whole or in party) on or prior to the date that is ninety-one (91) days following the
      Revolving Maturity Date, (b) is convertible into or exchangeable for debt securities, any equity, stock or stock equivalents described in clause (a), in each case, at any time on or prior to the date that is ninety (90) days following the Revolving
      Maturity Date, or (c) is entitled to receive scheduled dividends or distributions in cash prior to the time that the Obligations (other than unasserted claims of contingent indemnification obligations) are paid in full.

   

  “Eligible Accounts” means those Accounts that arise in the ordinary
      course of Borrower’s business that comply with all of Borrower’s representations and warranties to Agent set forth in Section 5.3; provided, that, subject to Section 12.6, Agent may change the standards of eligibility by giving Borrower prior
      written notice. Unless otherwise agreed to by Agent, Eligible Accounts shall not include the following:

   

  (a)                Accounts that the account debtor has failed to pay in
      full (i) within ninety (90) days of invoice date or (ii) within sixty (60) days of the original due date;

   

  (b)                credit balances over ninety (90) days;

   

  (c)                Accounts with respect to an account debtor [**]
      percent ([**]%) of whose Accounts the account debtor has failed to pay (i) within ninety (90) days of invoice date or (ii) within sixty (60) days of the original due date;

   

  (d)               Account with respect to an account debtor whose total
      obligations to Borrower exceed [**] percent ([**]%) of all Accounts, except as approved in writing by Agent and Agent has approved Accounts owing from the U.S. Department of Defense and the U.S. Department of Health & Human Services to exceed
      such percentage;

   

  (e)                Accounts with respect to which the account debtor
      does not have its principal place of business in the United States;

   

  (f)                 Accounts with respect to which the account debtor is
      the United States or any department, agency, or instrumentality of the United States, except for (i) Accounts of the United States if the payee has assigned its payment rights to Bank and the assignment has been acknowledged under the Assignment of
      Claims Act of 1940 (31 U.S.C. 3727), (ii) Accounts owing from the U.S. Department of Defense and the U.S. Department of Health & Human Services pursuant to contracts in place as of the Closing Date, and (iii) Accounts approved by the Required
      Lenders in writing;

   

  (g)                Accounts with respect to which Borrower is liable to
      the account debtor for goods sold or services rendered by the account debtor to Borrower, but only to the extent of any amounts owing to the account debtor against amounts owed to Borrower;

   

  (h)                Accounts with respect to which goods are placed on
      consignment, guaranteed sale, sale or return, sale on approval, bill and hold, demo or promotional, or other terms by reason of which the payment by the account debtor may be conditional;

   

  
     

    Exhibit A – Page 4

    
      
 

  

   

  (i)                  Accounts with respect to which the account debtor
      is an officer, employee, agent, Subsidiary or Affiliate of Borrower;

   

  (j)                 Accounts that have not yet been billed to the
      account debtor or that relate to deposits (such as good faith deposits) or other property of the account debtor held by Borrower for the performance of services or delivery of goods which Borrower has not yet performed or delivered and
      unconditionally accepted by the account debtor;

   

  (k)                Accounts with respect to which the account debtor
      disputes liability or makes any claim with respect thereto that there may be a basis for dispute (but only to the extent of the amount subject to such dispute or claim), or is subject to any Insolvency Proceeding, or becomes insolvent, or goes out of
      business;

   

  (l)                  Accounts the collection of which Agent reasonably
      determines after inquiry and consultation with Borrower to be doubtful; and

   

  (m)                retentions and hold-backs.

   

  “Environmental Laws” means all laws, rules, regulations, orders and the
      like issued by any federal state, local foreign or other Governmental Authority pertaining to the environment or to any hazardous materials or wastes, toxic substances, flammable, explosive or radioactive materials, asbestos or other similar
      materials.

   

  “ERISA” means the Employee Retirement Income Security Act of 1974, as
      amended, and the regulations thereunder.

   

  “Event of Default” has the meaning assigned in Article 8.

   

  “Excluded Accounts” means deposit accounts exclusively used for payroll,
      payroll taxes and other employee wage and benefit payments to or for the benefit of Borrower’s employees.

   

  “Excluded Taxes” means, with respect to the Agent, any Lender or any
      other recipient of any payment made by or on account of any obligation of any Loan Party under any Loan Document, Taxes imposed on or measured by its net income or net profits (however denominated), franchise Taxes imposed on it in lieu of net income
      Taxes and branch profits Taxes imposed on it, in each case, by any jurisdiction (or any political subdivision thereof) (a) as a result of the recipient being organized under the laws of, or having its principal office located in, or, in the case of
      any Lender, its applicable lending office in such jurisdiction, or (b) as a result of any other present or former connection between such recipient and such jurisdiction (other than connections arising solely from such recipient having executed,
      delivered, become a party to, performed its obligations under, received payments under, received or perfected a security interest under, engaged in any other transaction pursuant to or enforced any Loan Document, or sold or assigned an interest in
      any Advance or Loan Document).

   

  “Existing Indebtedness” is the Indebtedness of Borrower to Comerica Bank
      in the aggregate principal outstanding amount as of the Closing Date of approximately [**] Dollars ($[**]) pursuant to that certain Loan and Security Agreement, dated May 18, 2015, entered into by and between Comerica Bank and Borrower.

   

  
     

    Exhibit A – Page 5

    
      
 

  

   

  “Existing Letters of Credit” means, individually and collectively, (a)
      that certain Irrevocable Standby Letter of Credit No. OSB16721C issued December 20, 2018 by Comerica Bank in the amount of $[**] with BMR-MODA Sorrento, LP as the Beneficiary and Cue Health Inc. as the Applicant, (b) that certain Irrevocable Standby
      Letter of Credit No. OSB11611C issued December 29, 2016 by Comerica Bank in the amount of $[**] with ARE-SD Region No. 2, LLC as the Beneficiary and Cue Health Inc., formerly known as Cue Inc., as the Applicant, and (c) that certain Irrevocable
      Standby Letter of Credit No. OSB19688C issued June 3, 2020 by Comerica Bank in the amount of $[**] with ARE-SD Region No. 67, LLC as the Beneficiary and Cue Health Inc. as the Applicant.

   

  “Fund” means any Person (other than a natural person) that is (or will
      be) engaged in making, purchasing, holding or otherwise investing in commercial loans, bonds and similar extensions of credit in the ordinary course of its activities.

   

  “GAAP” means generally accepted accounting principles, consistently
      applied, as in effect from time to time.

   

  “Governmental Authority” means any federal, state, municipal, national,
      supranational or other government, governmental department, commission, board, bureau, court, agency or instrumentality or political subdivision thereof or any entity, officer or examiner exercising executive, legislative, judicial, regulatory or
      administrative functions of or pertaining to any government or any court, in each case whether associated with the United States of America, any State thereof or the District of Columbia or a foreign entity or government.

   

  “Guarantor” means any Person that has guaranteed the Obligations of
      Borrower under the Loan Documents pursuant to a document in form and substance satisfactory to Agent in its reasonable discretion.

   

  “Hedging Agreements” means any and all agreements, devices or
      arrangements designed to protect at least one of the parties thereto from the fluctuations of interest rates, commodity prices, exchange rates or forward rates applicable to such party’s assets, liabilities or exchange transactions, including
      dollar-denominated or cross-currency interest rate exchange agreements, forward currency exchange agreements, interest rate cap or collar protection agreements, forward rate currency or interest rate options, puts and warrants or any similar
      derivative transactions.

   

  “Indebtedness” means (a) all indebtedness for borrowed money or the
      deferred purchase price of property or services, including without limitation reimbursement and other obligations with respect to surety bonds and letters of credit (to the extent not cash collateralized), (b) all obligations evidenced by notes,
      bonds, debentures or similar instruments (c) all capital lease obligations that have been or required to be accounted for as a capital lease on a balance sheet prepared in accordance with GAAP and (d) all Contingent Obligations, if any.

   

  “Indemnified Taxes” means (i) Taxes, other than Excluded Taxes, imposed
      on or with respect to any payment made by or on account of any obligation of any Loan Party under any Loan Document and (ii) to the extent not otherwise described in (i), Other Taxes.

   

  
     

    Exhibit A – Page 6

    
      
 

  

   

  “Insolvency Proceeding” means any proceeding commenced by or against any
      Person or entity under any provision of the United States Bankruptcy Code, as amended, or under any other bankruptcy or insolvency law, including assignments for the benefit of creditors, formal or informal moratoria, compositions, extension
      generally with its creditors, or proceedings seeking reorganization, arrangement, or other relief.

   

  “Intellectual Property Collateral” means all of Borrower’s right, title,
      and interest in and to the following:

   

  (a)               copyrights, trademarks and patents;

   

  (b)               Any and all trade secrets, and any and all
      intellectual property rights in computer software and computer software products now or hereafter existing, created, acquired or held;

   

  (c)               Any and all design rights which may be available to
      Borrower now or hereafter existing, created, acquired or held;

   

  (d)               Any and all claims for damages by way of past, present
      and future infringement of any of the rights included above, with the right, but not the obligation, to sue for and collect such damages for said use or infringement of the intellectual property rights identified above;

   

  (e)               All licenses or other rights to use any of the
      copyrights, trademarks and patents, and all license fees and royalties arising from such use to the extent permitted by such license or rights;

   

  (f)                All amendments, renewals and extensions of any of the
      copyrights, trademarks and patents; and

   

  (g)               All proceeds and products of the foregoing, including
      without limitation all payments under insurance or any indemnity or warranty payable in respect of any of the foregoing.

   

  “Investment” means any beneficial ownership of (including stock,
      partnership or limited liability company interest or other securities) any Person, or any loan, advance or capital contribution to any Person.

   

  “IRC” means the Internal Revenue Code of 1986, as amended, and the
      regulations thereunder.

   

  “L/C Issuer” means, as applicable (a) in the case of the Existing
      Letters of Credit, Comerica Bank in its capacity as the issuer of each Existing Letter of Credit and (b) in the case of all other Letters of Credit, East West Bank, in its capacity as the issuer of each such other Letter of Credit.

   

  “Lender Expenses” means all reasonable documented out-of-pocket costs or
      expenses (including reasonable documented attorneys’ fees and out-of-pocket expenses, generated by outside counsel) incurred in connection with the preparation, negotiation, administration, and enforcement of the Loan Documents; reasonable Collateral
      audit fees; and Agent and Lenders’ reasonable documented attorneys’ fees and out-of-pocket expenses (generated by outside counsel) incurred in amending, enforcing or defending the Loan Documents (including fees and expenses of appeal), incurred
      before, during and after an Insolvency Proceeding, whether or not suit is brought.

   

  
     

    Exhibit A – Page 7

    
      
 

  

   

  “Lender Hedging Agreement” means any Hedging Agreement entered into
      between (i) the Borrower or any Subsidiary thereof and (ii) the Agent, any Affiliate of the Agent, any Lender, or any Affiliate of any Lender.

   

  “Lien” means any mortgage, lien, deed of trust, charge, pledge, security
      interest or other encumbrance.

   

  “Loan Documents” means, collectively, this Agreement, any note or notes
      executed by Borrower, and any other document, instrument or agreement entered into in connection with this Agreement, all as amended, restated, amended and restated, modified, supplemented or extended from time to time.

   

  “Loan Party” means any Borrower or Guarantor.

   

  “Material Adverse Effect” means (a) a material impairment in the
      perfection or priority of Agent’s Lien in the Collateral or in the value of such Collateral (taken as a whole); (b) any event, change, circumstance, effect or other that either individually or in the aggregate with all other events, changes,
      circumstances, effects or other matters, has been materially adverse to the to the business, assets, liabilities, results of operations or financial condition of Borrower or prevents or materially delays or materially impairs the ability of Borrower
      to perform its obligations under this Agreement; or (c) a material impairment of the prospect of repayment of any portion of the Obligations when due, each of the foregoing as determined by the Agent or the Required Lenders in their reasonable
      discretion.

   

  “Moody’s” means Moody’s Investors Service, Inc., or any successor to its
      rating agency business.

   

  “Negotiable Collateral” means Collateral regarding which a security
      interest under the Code is or may be perfected by possession or control.

   

  “Non-Consenting Lender” means any Lender that does not approve any
      consent, waiver or amendment that (a) requires the approval of all or all affected Lenders in accordance with the terms of Section 12.6 and (b) has been approved by the Required Lenders.

   

  “Obligations” means all debt, principal, interest, Lender Expenses and
      other amounts owed to Lenders by Borrower pursuant to this Agreement or any other Loan Document, including any and all obligations under Lender Hedging Agreements and any and all Cash Management Obligations, whether absolute or contingent, due or to
      become due, now existing or hereafter arising, including any interest that accrues after the commencement of an Insolvency Proceeding and including any debt, liability, or obligation owing from Borrower to others that Lenders may have obtained by
      assignment or otherwise.

   

  “OFAC” means the Office of Foreign Asset Control of the United States
      Treasury Department.

   

  
     

    Exhibit A – Page 8

    
      
 

  

   

  “Other Connection Taxes” means, with respect to the Agent, any Lender or
      any other recipient of any payment made by or on account of any obligation of any Loan Party under any Loan Document, Taxes imposed as a result of a present or former connection between such recipient and the jurisdiction imposing such Tax (other
      than connections arising from such recipient having executed, delivered, become a party to, performed its obligations under, received payments under, received or perfected a security interest under, engaged in any other transaction pursuant to or
      enforced any Loan Document, or sold or assigned an interest in any Advance or Loan Document).

   

  “Other Taxes” means all present or future stamp, court or documentary,
      intangible, recording, filing or similar Taxes that arise from any payment made under, from the execution, delivery, performance, enforcement or registration of, from the receipt or perfection of a security interest under, or otherwise with respect
      to, any Loan Document, except any such Taxes that are Other Connection Taxes imposed with respect to an assignment (other than an assignment at the request of a Loan Party).

   

  “Periodic Payments” means all installments or similar recurring payments
      that Borrower may now or hereafter become obligated to pay to Agent pursuant to the terms and provisions of any instrument, or agreement now or hereafter in existence between Borrower and Lenders.

   

  “Permitted Indebtedness” means:

   

  		(a)	Indebtedness of Borrower in favor of Lenders arising under this Agreement or any
            other Loan Document;

   

  		(b)	Indebtedness existing on the Closing Date and disclosed in the Schedule;

   

  		(c)	Indebtedness (i) owing by any Loan Party to any other Loan Party, (ii) owing by
            any Subsidiary that is not a Loan Party to any other Subsidiary that is not a Loan Party, and (iii) owing by any Subsidiary that is not a Loan Party to any Loan Party in an amount not to exceed [**] Dollars ($[**]) at any time outstanding;

   

  		(d)	Reimbursement obligations in connection with corporate credit cards or in the
            ordinary course of business;

   

  		(e)	Subordinated Debt;

   

  		(f)	Indebtedness of any Acquired Subsidiary incurred prior to the date of its
            acquisition by Borrower in an amount not to exceed [**] Dollars ($[**]);

   

  		(g)	Endorsements of negotiable instruments for deposit or collection in the ordinary
            course of business;

   

  		(h)	Indebtedness in an amount not to exceed [**] Dollars ($[**]) in the form of deferred purchase price adjustments, customary indemnification
            obligations and working capital adjustments and similar obligations (including all seller notes), hold-backs, earn-outs and other contingent payment obligations not yet due and payable in connection with the acquisition of an Acquired
            Subsidiary, in each case on subordination terms reasonably acceptable to Agent;

   

  
     

    Exhibit A – Page 9

    
      
 

  

   

  		(i)	Indebtedness to trade creditors incurred in the ordinary course of business;

   

  		(j)	Indebtedness of Borrower secured by a lien described in clause (n) of the defined
            term “Permitted Liens,” provided such Indebtedness does not exceed the lesser of the cost or fair market value of the equipment financed with such Indebtedness;

   

  		(k)	Indebtedness with respect to any interest rate, currency or commodity swap
            agreement, interest rate cap agreement, interest rate collar agreement or other agreement or arrangement designed to protect Borrower against fluctuation in interest rates, currency exchange rates or commodity prices maintained with Agent or
            any Lender (or any of their Affiliates);

   

  		(l)	Indebtedness in respect of netting services, overdraft protections and other
            customary bank products in connection with deposit accounts;

   

  		(m)	Indebtedness in respect of performance bonds, bid bonds, appeal bonds, surety
            bonds and similar obligations, in each case provided in the ordinary course of business

   

  		(n)	Indebtedness incurred in connection with the financing of insurance premiums,
            provided, that the Borrower shall not finance more than one (1) year’s premiums at any time;

   

  		(o)	Indebtedness, direct or indirect, not otherwise permitted hereunder not to exceed
            [**] Dollars ($[**]) in the aggregate at any one time outstanding; and

   

  		(p)	Extensions, refinancings and renewals of any items of Permitted Indebtedness
            otherwise permitted by this definition, provided that the principal amount is not increased or the terms modified to impose more burdensome terms upon Borrower or its Subsidiary, or less favorable to Agent and Lenders, as the case may be.

   

  “Permitted Investment” means:

   

  		(a)	Investments existing on the Closing Date disclosed in the Schedule;

   

  		(b)	(i) Marketable direct obligations issued or unconditionally guaranteed by the United States of America or any agency or any
            State thereof maturing within one (1)   year from the date of acquisition thereof, (ii) commercial paper maturing no more than one (1) year from the date of creation thereof and currently having rating of at least A-1 or P-1 from either
            Standard & Poor’s Corporation or Moody’s Investors Service, (iii) Lenders’ certificates of deposit maturing no more than one (1) year from the date of investment therein, (iv) Lenders’ money market accounts and (v) other Cash Equivalents;

   

  
     

    Exhibit A – Page 10

    
      
 

  

   

  		(c)	Repurchases of stock from existing, former employees, officers or directors of
            Borrower under the terms of applicable repurchase agreements (i) in an aggregate amount not to exceed [**] Dollars ($[**]) in any fiscal year, provided that no Event of Default has occurred, is continuing or would immediately exist after giving
            effect to the repurchases, or (ii) in any amount where the consideration for the repurchase is the cancellation of indebtedness owed by such existing former employees, officers or directors to Borrower regardless of whether an Event of Default
            exists;

   

  		(d)	Investments of (i) Borrower or its Subsidiaries in Borrower or Subsidiaries that
            are Guarantors, (ii) Subsidiaries that are not Guarantors in Subsidiaries that are not Guarantors and (iii) Borrower or Subsidiaries that are Guarantors in Subsidiaries that are not Guarantors not to exceed [**] Dollars ($[**]) in the aggregate
            in any fiscal year;

   

  		(e)	Investments not to exceed [**] Dollars ($[**]) in the aggregate in any fiscal year
            consisting of (i) travel advances and employee relocation loans and other employee loans and advances in the ordinary course of business, and (ii) loans to employees, officers or directors relating to the purchase of equity securities of
            Borrower or its Subsidiaries pursuant to employee stock purchase plan agreements approved by Borrower’s Board of Directors;

   

  		(f)	(i) loans to employees existing on the Closing Date and specified on the Schedule,
            and (ii) Investments not to exceed an aggregate principal amount of [**] Dollars ($[**]) during the term of this Agreement consisting of loans to employees not in the ordinary course of business;

   

  		(g)	Investments (including debt obligations) received in connection with the
            bankruptcy or reorganization of customers or suppliers and in settlement of delinquent obligations of, and other disputes with, customers or suppliers arising in the ordinary course of Borrower’s business;

   

  		(h)	Investments consisting of deposit or securities accounts, which are maintained in
            accordance with the terms of this Agreement;

   

  		(i)	the formation of a Subsidiary (“Formed Subsidiary”) or (ii) the consensual acquisition of all equity interests in any other entities (each an
            “Acquired Subsidiary”); provided that Borrower shall be in pro forma compliance with the financial covenants set forth in Section 6.7 hereof prior to and after giving effect to such acquisition, no Event of Default shall have occurred
            or would result from such acquisition or formation and the representations and warranties set forth in the Loan Documents are true and correct in all material respects after giving effect thereto; provided further that, Borrower shall deliver
            financial information requested by Agent or the Lenders with respect to any Acquired Subsidiary ten (10) Business Days prior to such acquisition; provided that such acquisition shall not be a “hostile” acquisition and shall have been approved
            by the board of directors (or equivalent) and/or shareholders (or equivalent) of the Borrower and the Acquired Subsidiary and shall be in the same line of business as the Borrower or a line of business that is incidental, ancillary or
            complementary thereto or a natural extension thereof; provided further that any such Formed Subsidiary or Acquired Subsidiary shall become a Guarantor hereunder concurrently with such transaction (for the avoidance of doubt, no entity which
            becomes a direct or indirect parent or equity holder of Borrower as a result of a SPAC Business Combination shall be required to become a Guarantor) and Borrower shall otherwise comply with the requirements set forth in Section 6.10 of
            this Agreement with respect to such Formed Subsidiary or Acquired Subsidiary;

   

  
     

    Exhibit A – Page 11

    
      
 

  

   

  		(j)	Investments of any Person existing at the time such Person becomes an Acquired
            Subsidiary of the Borrower, so long as such Investments were not made in contemplation of such Person becoming a Subsidiary and provided that such Investments do not exceed [**] Dollars ($[**]) in the aggregate; and

   

  		(k)	Investments not otherwise permitted hereunder not to exceed [**] Dollars ($[**])
            in the aggregate in any fiscal year.

   

  “Permitted Liens” means the following:

   

  		(a)	Any Liens existing on the Closing Date and disclosed in the Schedule (excluding
            Liens to be satisfied with the proceeds of the Advances) or arising under this Agreement or the other Loan Documents or any other Lien in favor of Agent for the benefit of Lenders;

   

  		(b)	Liens for taxes, fees, assessments or other governmental charges or levies, either
            not delinquent or being contested in good faith by appropriate proceedings and for which Borrower maintains adequate reserves, provided the same have no priority over any of Agent’s security interests;

   

  		(c)	Carrier’s, warehousemen’s, mechanic’s, materialmen’s, repairmen’s, suppliers’,
            utilities or other like Liens arising in the ordinary course of business which are not overdue for a period for more than 10 days or which are being contested in good faith and by appropriate proceedings diligently conducted, if adequate
            reserves with respect thereto are maintained on the books of the applicable Person;

   

  		(d)	Pledges or deposits in the ordinary course of business in connection with workers’
            compensation, unemployment insurance and other social security legislation, other than any Lien imposed by ERISA;

   

  		(e)	Deposits to secure the performance of bids, trade contracts and leases (other than
            Indebtedness), statutory obligations, surety bonds, performance bonds and other obligations of a like nature incurred in the ordinary course of business;

   

  
     

    Exhibit A – Page 12

    
      
 

  

   

  		(f)	Liens affecting the interest of the landlords and licensors (any underlying
            landlords and licensors) of any real property leased, licensed or occupied by a Borrower or any of their Subsidiaries;

   

  		(g)	Liens of a collection bank on items in the course of collection arising under
            Section 4-208 of the Code or other normal and customary rights of set-off and banker’s liens in favor of banks or other depository institutions arising in the ordinary course of business;

   

  		(h)	The title and interests of a lessor or sublessor in and to personal property
            leased or subleased, in each case, extending only to such personal property and only to the extent such lease or sublease is permitted hereunder;

   

  		(i)	Liens on premium refunds and insurance proceeds granted in favor of insurance
            companies (or their financing affiliates) solely in connection with the financing of insurance premiums permitted hereunder;

   

  		(j)	non-exclusive licenses of intellectual property rights in the ordinary course of
            business that have been disclosed to Agent in writing and are permitted hereunder;

   

  		(k)	Precautionary financing statements filed in connection with operating leases
            permitted by this Agreement;

   

  		(l)	Liens incurred in connection with the extension, renewal or refinancing of the
            indebtedness secured by Liens of the type described in clauses (a) through (c) above, provided that any extension, renewal or replacement Lien shall be limited to the property encumbered by the existing Lien and the principal amount of the
            indebtedness being extended, renewed or refinanced does not increase;

   

  		(m)	Liens arising from judgments, decrees or attachments in circumstances not
            constituting an Event of Default under Sections 8.5 (attachment) or 8.9 (judgments);

   

  		(n)	Liens not to exceed [**] Dollars ($[**]) in the aggregate (i) upon or in any Equipment acquired or held by Borrower or any of its Subsidiaries to secure the purchase price of such Equipment or indebtedness incurred solely for the
            purpose of financing the acquisition or lease of such Equipment, or (ii) existing on such Equipment at the time of its acquisition, provided that the Lien is confined solely to the property so acquired and improvements thereon, and the proceeds
            of such Equipment;

  

  

  		(o)	Security deposits securing real estate leases;

   

  		(p)	Liens securing Subordinated Debt; and

   

  		(q)	Liens attaching solely to cash earnest money deposits in connection with an
            acquisition of an Acquired Subsidiary as permitted hereunder or an acquisition of property otherwise permitted hereunder.

   

  
     

    Exhibit A – Page 13

    
      
 

  

   

  “Permitted Transfer” means the conveyance, sale, lease, transfer or
      disposition by Borrower or any Subsidiary of:

   

  		(a)	Inventory of the Borrower in the ordinary course of business;

   

  		(b)	Non-exclusive licenses and similar arrangements for the use of the property of
            Borrower or its Subsidiaries in the ordinary course of business and licenses that could not result in a legal transfer of title of the licensed property, that may be exclusive in respects other than territory and that may be exclusive as to
            territory only as to discrete geographical areas outside of the United States, in each case, not interfering in any material respect with the business of Borrower or its Subsidiaries;

   

  		(c)	Worn-out, surplus or obsolete equipment;

   

  		(d)	Dispositions of equipment or real property to the extent that (i) such property is
            exchanged for credit against the purchase price of replacement property or (ii) the proceeds of such disposition are reasonably promptly applied to the purchase price of such replacement property;

   

  		(e)	Dispositions or transfers of property by Borrower or any Subsidiary of Borrower
            that is a Guarantor to Borrower or to another Subsidiary that is a Guarantor;

   

  		(f)	Dispositions of cash and cash equivalents in the ordinary course of business;

   

  		(g)	Sale, assignment, transfer, disposition or discount of accounts receivable arising
            in the ordinary course of business in connection with the compromise or collection thereof;

   

  		(h)	sales of common equity of the Borrower for cash that do not cause or result in a
            Change in Control, provided that such equity is not Disqualified Stock.; and

   

  		(i)	Other assets of Borrower or its Subsidiaries that do not in the aggregate exceed
            [**] Dollars ($[**]) during any fiscal year.

   

  “Person” means any individual, sole proprietorship, partnership, limited
      liability company, joint venture, trust, unincorporated organization, association, corporation, institution, public benefit corporation, firm, joint stock company, estate, entity or governmental agency.

   

  “Prime Rate” means, for any particular day, the variable rate of
      interest, per annum, most recently announced by Agent, as its “prime rate,” whether or not such announced rate is the lowest rate available from Agent.

   

  “Prohibited Territory” means any person or country listed by OFAC as to
      which transactions between a United States Person and that territory are prohibited.

   

  “Required Lenders” means, unless all of the Lenders and Agent agree
      otherwise in writing, at any time (x) only one Lender holds the total commitments under this Agreement, such Lender and (y) there is more than one Lender which are not Affiliates, then at least two such Lenders who are not Affiliates who together
      hold more than [**] percent ([**]%) of the commitments of all Lenders; provided that, for the purposes of this clause (y), the total commitments of the Lenders held or deemed held by, any Defaulting Lender shall be excluded for purposes of
      making a determination of Required Lenders; provided further that a Lender and its Affiliates shall be deemed one Lender.

   

  
     

    Exhibit A – Page 14

    
      
 

  

   

  “Responsible Officer” means each of the Chief Executive Officer, the
      Chief Operating Officer, the Chief Financial Officer and the Controller of Borrower.

   

  “Revolving Line” means revolving Credit Extensions of up to One Hundred
      Thirty Million Dollars ($130,000,000.00) in aggregate original principal amount at any time outstanding, which may be reduced from time to time in accordance with the terms of this Agreement.

   

  “Revolving Loan” is defined in Section 2.1(b) hereof.

   

  “Revolving Loan Commitment” means the commitment of a Lender listed
      below, or in the Assignment and Assumption in the form attached hereto as Exhibit I pursuant to which it becomes a Lender hereunder, to make Credit Extensions and participate in Letters of Credit hereunder, as the same may be adjusted pursuant to the
      provisions hereof. For the avoidance of doubt, no Lender shall have any liability for the commitment of any other Lender.

   

  	Lender	Revolving Loan 

              Commitment	Revolving Loan 

              Commitment Percentage
	East West Bank	[**]	[**]
	Comerica Bank	[**]	[**]
	Silicon Valley Bank	[**]	[**]
	TOTAL	$130,000,000.00	100%

   

  “Revolving Loan Commitment Percentage” means, with respect to each
      Lender, the percentage equivalent of the ratio which such Lender’s Revolving Loan Commitment bears to the Revolving Line.

   

  “Revolving Maturity Date” means February 5, 2023.

   

  “S&P” means S&P Global Ratings, or any successor to its rating agency business.

   

  “Schedule” means the schedule of exceptions attached hereto and approved by Agent, if any.

   

  “SOS Reports” means the official reports from the Secretaries of State of each Collateral
      State, Chief Executive Office State and the Borrower State and other applicable federal, state or local government offices identifying all current security interests filed in the Collateral and Liens of record as of the date of such report.

   

  
     

    Exhibit A – Page 15

    
      
 

  

   

  “SPAC Business Combination” means any transaction or series of
      transactions effected pursuant to an agreement or series of agreements entered into by the Borrower with a publicly traded blank check or special purpose acquisition company (“SPAC”), or by the Borrower with a SPAC and/or one or more of such SPAC’s
      subsidiaries and/or other entities, for the purpose of effecting a merger, share exchange, asset acquisition, share purchase, reorganization or other business combination with such SPAC (including, without limitation and for the avoidance of doubt,
      any such SPAC Business Combination as a result of which the Borrower or any other entity with which the Borrower merges or is otherwise combined in such SPAC Business Combination becomes or otherwise continues as a direct or indirect subsidiary of
      the SPAC and/or any other new parent entity or entities formed in connection with such SPAC Business Combination) provided that the Borrower is the surviving entity from such merger (and for the avoidance of doubt, a parent or holding entity of
      Borrower in connection with such SPAC Business Combination need not be a Borrower or Guarantor hereunder), and all of the foregoing in the form contemplated by the letter of intent with respect to the SPAC Business Combination in the form provided to
      Agent prior to the Closing Date.

   

  “Subordinated Debt” means any debt now or hereafter incurred by any Loan
      Party that is subordinated in writing to the debt owing by Borrower to Agent and Lenders on terms, including any security therefor, acceptable to Agent and the Required Lenders in their sole discretion.

   

  “Subsidiary” means any corporation, partnership or limited liability
      company or joint venture in which (i) any general partnership interest or (ii) more than fifty percent (50%) of the stock, limited liability company interest or joint venture of which by the terms thereof ordinary voting power to elect the Board of
      Directors, managers or trustees of the entity, at the time as of which any determination is being made, is owned by Borrower, either directly or through an Affiliate.

   

  “Taxes” means all present or future taxes, levies, imposts, duties,
      deductions, withholdings (including backup withholding), assessments, fees or other charges imposed by any Governmental Authority, including any interest, additions to tax or penalties applicable thereto.

   

  “Unrestricted Cash” means cash that is not subject to any lien or
      security interest (other than the those granted pursuant to the this Agreement) and that is on deposit with a Lender or its Affiliates in an account that is subject to a perfected security interest in favor of the Agent for the benefit of the Lenders
      and in respect of which the relevant Loan Party has entered into an account control agreement reasonably satisfactory to the Agent.

   

  Exhibit A – Page 16Exhibit 10.13

      

      

      

      

    

    

    STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET

    
       

      1.        Basic Provisions (“Basic Provisions”).

      1.1       Parties.  This Lease (“Lease”), dated for reference purposes
          only January 20, 2021, is made by and between Nancy Ridge Technology Center, L.P., a California limited partnership (“Lessor”) and Cue Health Inc., a Delaware corporation (“Lessee”),

          (collectively the “Parties”, or individually a “Party”).

      1.2(a)   Premises:  That certain real property, including all improvements therein or to be provided by Lessor
          under the terms of this Lease, commonly known as (street address, unit/suite, city, state):  6330 Nancy Ridge Drive, Suites 107 and 108, San Diego, California 92121 (“Premises”).  The Premises are located
          in the County of San Diego, and are generally described as (describe briefly the nature of the Premises and the “Project”):  approximately 8,010 rentable square feet in an industrial building.  In addition to Lessee’s rights to use and occupy the
          Premises as hereinafter specified, Lessee shall have non-exclusive rights to any utility raceways of the building containing the Premises (“Building”) and to the Common Areas (as defined in Paragraph 2.7
          below), but shall not have any rights to the roof, or exterior walls of the Building or to any other buildings in the Project.  The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and
          improvements thereon, are herein collectively referred to as the “Project.”  (See also Paragraph 2)

      1.2(b)          Parking:  Pro rata share of unreserved vehicle parking spaces.  (See also Paragraph 2.6)

      1.3       Term:  Approximately three year and zero months (“Original Term”)

          commencing See Addendum (“Commencement Date”) and ending See Addendum (“Expiration Date”).  (See also Paragraph 3)

      1.4       Early Possession:  If the Premises are available Lessee may have non-exclusive possession of the
          Premises commencing on full execution of this Lease (“Early Possession Date”).  (See also Paragraphs 3.2 and 3.3)

      1.5       Base Rent:  $27,234.00 per month (“Base Rent”), payable on
          the first day of each month commencing on Commencement Date.  (See also Paragraph 4)

      ☑  If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted.  See Addendum.

      1.6       Lessee’s Share of Common Area Operating Expenses:  four and 58/100ths percent ( 4.58 %) (“Lessee’s Share”).  In the event that the size of the Premises and/or the Project are modified during the term of this Lease, Lessor shall recalculate Lessee’s Share to reflect such modification.

      1.7       Base Rent and Other Monies Paid Upon Execution:

      (a)          Base Rent:  $27,234.00 for the period first full month.

      (b)          Common Area Operating Expenses:  The current estimate for the period first full month is
          $2,803.50.

      (c)          Security Deposit:  $27,234.00 (“Security Deposit”).  (See
          also Paragraph 5) See Addendum.

      (d)          Other:  N/A for ____.

      (e)          Total Due Upon Execution of this Lease:  $57,271.50.

      1.8       Agreed Use:  Lab, R&D, office, shipping, receiving, assembly, manufacturing, and other related
          uses.  (See also Paragraph 6)

      1.9       Insuring Party.  Lessor is the “Insuring Party”.  (See also
          Paragraph 8)

      1.10     Real Estate Brokers.  (See also Paragraph 15 and 25)

      (a)          Representation:  Each Party acknowledges receiving a Disclosure Regarding Real Estate Agency
          Relationship, confirms and consents to the following agency relationships in this Lease with the following real estate brokers (“Broker(s)”) and/or their agents (“Agent(s)”):

       

      Lessor’s Brokerage Firm Jones Lange LaSalle   License No. ___   Is the broker of (check one):   ☑ the Lessor; or □ both the Lessee and Lessor (dual agent).

       

      Lessor’s Agent Grant Schoneman and Chad Urie   License No.s 01516695 and 01261962, respectively are (check one):  ☑ the Lessor’s Agents (salesperson or broker associate); or □ both the Lessee’s Agent
        and the Lessor’s Agent (dual agent).

       

      Lessee’s Brokerage Firm Hughes Marino License No. ___  Is the broker of (check one):  ☑ the Lessee; or □ both the Lessee and Lessor (dual agent).

       

      Lessee’s Agent Shane Poppen License No. ___is (check one):  ☑ the Lessee’s Agent (salesperson or broker associate); or □ both the Lessee’s Agent and the Lessor’s Agent (dual agent).

       

      (b)          Payment to Brokers.  Lessor shall pay to the Brokers the brokerage fee agreed to in a separate
          written agreement for the brokerage services rendered by the Brokers.

      1.11     Guarantor.  The obligations of the Lessee under this Lease are to be guaranteed by N/A (“Guarantor”).  (See also Paragraph 37)

      1.12     Attachments.  Attached hereto are the following, all of which constitute a part of this Lease:

      ☑ an Addendum consisting of Paragraphs 50 through 74 ;

       

      ☑ a site plan depicting the Premises;

       

      □ a site plan depicting the Project;

       

      ☑ a current set of the Rules and Regulations for the Project;

       

      □ a current set of the Rules and Regulations adopted by the owners’ association;

       

      □ a Work Letter;

       

      □ other (specify): ____.

        

      

      2.         Premises.

      2.1       Letting.  Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for
          the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease.  While the approximate square footage of the Premises may have been used in the marketing of the Premises for purposes of comparison, the Base
          Rent stated herein is NOT tied to square footage and is not subject to adjustment should the actual size be determined to be different.  NOTE:  Lessee is advised to verify the actual size prior to executing this
            Lease.

      2.2       Condition.  Lessor shall deliver that portion of the Premises contained within the Building (“Unit”)
          to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs (“Start Date”), and, so long as the required service contracts described in Paragraph
          7.1(b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, sump pumps, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good operating condition on said date, that the structural elements of the
          roof, bearing walls and foundation of the Unit shall be free of material defects, and that the Unit does not contain hazardous levels of any mold or fungi defined as toxic under applicable state or federal law.  If a non-compliance with such
          warranty exists as of the Start Date, or if one of such systems or elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in
          this Lease, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense.  The warranty periods shall be as follows: 
          (i) 6 months as to the HVAC systems, and (ii) 30 days as to the remaining systems and other elements of the Unit.  If Lessee does not give Lessor the required notice within the appropriate warranty period, correction of any such non-compliance,
          malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7).  Lessor also warrants, that unless
          otherwise specified in writing, Lessor is unaware of (i) any recorded Notices of Default affecting the Premise; (ii) any delinquent amounts due under any loan secured by the Premises; and (iii) any bankruptcy proceeding affecting the Premises.

      
        
          

      

      2.3       Compliance.  Lessor warrants that to the best of its knowledge the improvements on the Premises
          comply with the building codes, applicable laws, covenants or restrictions of record, regulations, and ordinances (“Applicable Requirements”) that were in effect at the time that each improvement, or
          portion thereof, was constructed.  Said warranty does not apply to the use to which Lessee will put the Premises, modifications which may be required by the Americans with Disabilities Act or any similar laws as a result of Lessee’s use (see
          Paragraph 49), or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee.  NOTE:  Lessee is responsible for determining whether or not the Applicable
            Requirements, and especially the zoning are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed.  If the Premises do not comply with said warranty, Lessor shall, except as
          otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense.  If Lessee does not give Lessor written notice of a
          non-compliance with this warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense.  If the Applicable Requirements are hereafter changed so as to
          require during the term of this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Unit, Premises
          and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows:

      (a)          Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the Premises by
          Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however, that if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6
          months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof and
          the amount equal to 6 months’ Base Rent.  If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at least 90
          days thereafter.  Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure.

      (b)          If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated
          seismic modifications), then Lessor shall pay for such Capital Expenditure and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension thereof, on the date that on which the Base Rent is
          due, an amount equal to 1/144th of the portion of such costs reasonably attributable to the Premises.  Lessee shall pay Interest on the balance but may prepay its obligation at any time.  If, however, such Capital Expenditure is required during
          the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days prior written notice to Lessee unless Lessee
          notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure.  If Lessor does not elect to terminate, and fails to tender its share of any such Capital Expenditure,
          Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid.  If Lessee is unable to finance Lessor’s share, or if the balance of the Rent due and payable for the remainder of
          this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor.

      (c)          Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new
          Applicable Requirements.  If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall either: 
          (i) immediately cease such changed use or intensity of use and/or take such other steps as may be necessary to eliminate the requirement for such Capital Expenditure, or (ii) complete such Capital Expenditure at its own expense.  Lessee shall not
          have any right to terminate this Lease.

      2.4       Acknowledgements.  Lessee acknowledges that:  (a) it has been given an opportunity to inspect and
          measure the Premises, (b) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the size and condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental
          aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (c) Lessee has made such investigation as it deems necessary with reference to such matters and
          assumes all responsibility therefor as the same relate to its occupancy of the Premises, (d) it is not relying on any representation as to the size of the Premises made by Brokers or Lessor, (e) the square footage of the Premises was not material
          to Lessee’s decision to lease the Premises and pay the Rent stated herein, and (f) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with respect to said matters other than as set forth in
          this Lease.  In addition, Lessor acknowledges that:  (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor’s sole
          responsibility to investigate the financial capability and/or suitability of all proposed tenants.

      2.5       Lessee as Prior Owner/Occupant.  The warranties made by Lessor in Paragraph 2 shall be of no force
          or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises.  In such event, Lessee shall be responsible for any necessary corrective work.

      2.6       Vehicle Parking.  Lessee shall be entitled to use the number of Parking Spaces specified in
          Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking.  Lessee shall not use more parking spaces than said number.  Said parking spaces shall be used for parking by vehicles no larger than
          full-size passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.”  Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9.  No vehicles other than
          Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor.  In addition:

      (a)          Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers,
          customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities.

      (b)          Lessee shall not service or store any vehicles in the Common Areas.

      (c)          If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right, without
          notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor.

      2.7       Common Areas - Definition.  The term “Common Areas” is
          defined as all areas and facilities outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the
          general non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roofs,
          roadways, walkways, driveways and landscaped areas.

      2.8       Common Areas - Lessee’s Rights.  Lessor grants to Lessee, for the benefit of Lessee and its
          employees, suppliers, shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any
          rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project.  Under no circumstances shall the right herein granted to use the Common
          Areas be deemed to include the right to store any property, temporarily or permanently, in the Common Areas.  Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be
          revoked at any time.  In the event that any unauthorized storage shall occur, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee,
          which cost shall be immediately payable upon demand by Lessor.

      
        
          

      

      2.9       Common Areas - Rules and Regulations.  Lessor or such other person(s) as Lessor may appoint shall
          have the exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the management, safety, care, and
          cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees.  Lessee agrees to abide by and
          conform to all such Rules and Regulations, and shall use its best efforts to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform.  Lessor shall not be responsible to Lessee for the non-compliance
          with said Rules and Regulations by other tenants of the Project.

      2.10     Common Areas - Changes.  Lessor shall have the right, in Lessor’s sole discretion, from time to time:

      (a)          To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways,
          entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways;

      (b)          To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available;

      (c)          To designate other land outside the boundaries of the Project to be a part of the Common Areas;

      (d)          To add additional buildings and improvements to the Common Areas;

      (e)          To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof;
          and

      (f)          To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor may, in the
          exercise of sound business judgment, deem to be appropriate.

       

      3.         Term.

      3.1       Term.  The Commencement Date, Expiration Date and Original Term of this Lease are as specified in
          Paragraph 1.3.

      3.2       Early Possession.  Any provision herein granting Lessee Early Possession of the Premises is subject
          to and conditioned upon the Premises being available for such possession prior to the Commencement Date.  Any grant of Early Possession only conveys a non-exclusive right to occupy the Premises.  If Lessee totally or partially occupies the
          Premises prior to the Commencement Date, the obligation to pay Rent shall be abated for the period of such Early Possession.  Any such Early Possession shall not affect the Expiration Date.

      3.3       Delay In Possession.

      3.4       Lessee Compliance.  Lessor shall not be required to tender possession of the Premises to Lessee
          until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5).  Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date, including
          the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance.  Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date, the Start
          Date shall occur but Lessor may elect to withhold possession until such conditions are satisfied.

       

      4.         Rent.

      4.1       Rent Defined.  All monetary obligations of Lessee to Lessor under the terms of this Lease (except
          for the Security Deposit) are deemed to be rent (“Rent”).

      4.2       Common Area Operating Expenses.  Lessee shall pay to Lessor during the term hereof, in addition to
          the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following provisions:

      (a)          “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs relating to
          the ownership and operation of the Project, including, but not limited to, the following:

      (i)          The operation, repair and maintenance, in neat, clean, good order and condition, and if necessary the replacement, of the following:

      (aa)          The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways,
          walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roofs, exterior walls of the buildings, building systems and roof drainage systems.

      (bb) Exterior signs and any tenant directories.

      (cc) Any fire sprinkler systems.

      (dd) All other areas and improvements that are within the exterior boundaries of the Project but outside of the Premises and/or any other space occupied by a tenant.

      (ii)          The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered.

      (iii)          The cost of trash disposal, pest control services, property management, security services, owners’ association dues and fees, the cost
          to repaint the exterior of any structures and the cost of any environmental inspections.

      (iv)          Reserves set aside for maintenance, repair and/or replacement of Common Area improvements and equipment.

      (v)          Real Property Taxes (as defined in Paragraph 10).

      (vi)          The cost of the premiums for the insurance maintained by Lessor pursuant to Paragraph 8.

      (vii)         Any deductible portion of an insured loss concerning the Building or the Common Areas.

      (viii)        Auditors’, accountants’ and attorneys’ fees and costs related to the operation, maintenance, repair and replacement of the Project.

      (ix)          The cost of any capital improvement to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however,
          that Lessor shall allocate the cost of any such capital improvement over a 12 year period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such capital improvement in any given month.  Lessee shall pay
          Interest on the unamortized balance but may prepay its obligation at any time.

      (x)          The cost of any other services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense.

      (b)          Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other
          building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building.  However, any Common Area Operating Expenses and Real Property Taxes that are not specifically
          attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project.

      (c)          The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation
          upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of
          them.

      (d)          Lessee’s Share of Common Area Operating Expenses is payable monthly on the same day as the Base Rent is due hereunder.  The amount of such
          payments shall be based on Lessor’s estimate of the annual Common Area Operating Expenses.  Within 60 days after written request (but not more than once each year) Lessor shall deliver to Lessee a reasonably detailed statement showing Lessee’s
          Share of the actual Common Area Operating Expenses for the preceding year.  If Lessee’s payments during such year exceed Lessee’s Share, Lessor shall credit the amount of such over-payment against Lessee’s future payments.  If Lessee’s payments
          during such year were less than Lessee’s Share, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement.

      (e)          Common Area Operating Expenses shall not include any expenses paid by any tenant directly to third parties, or as to which Lessor is
          otherwise reimbursed by any third party, other tenant, or insurance proceeds.

      
        
          

      

      4.3          Payment.  Lessee shall cause payment of Rent to be received by Lessor in lawful money of the
          United States, without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due.  In the event that any invoice prepared by Lessor is inaccurate such inaccuracy shall not constitute a waiver
          and Lessee shall be obligated to pay the amount set forth in this Lease.  Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month.  Payment of
          Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing.  Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor’s
          rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating.  In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to
          Lessor the sum of $25 in addition to any Late Charge and Lessor, at its option, may require all future Rent be paid by cashier’s check.  Payments will be applied first to accrued late charges and attorney’s fees, second to accrued interest, then
          to Base Rent and Common Area Operating Expenses, and any remaining amount to any other outstanding charges or costs.

       

      5.         Security Deposit.  Lessee shall deposit with Lessor upon execution hereof the Security Deposit as security
          for Lessee’s faithful performance of its obligations under this Lease.  If Lessee fails to pay Rent, or otherwise Breaches under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount
          already due Lessor, for Rents which will be due in the future, and/ or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof.  If Lessor uses or applies all or any portion
          of the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease.  Lessor shall not be required to keep the
          Security Deposit separate from its general accounts.  Within 90 days after the expiration or termination of this Lease, Lessor shall return that portion of the Security Deposit not used or applied by Lessor.  Lessor shall upon written request
          provide Lessee with an accounting showing how that portion of the Security Deposit that was not returned was applied.  No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to
          be paid by Lessee under this Lease.  THE SECURITY DEPOSIT SHALL NOT BE USED BY LESSEE IN LIEU OF PAYMENT OF THE LAST MONTH’S RENT.

       

      6.        Use.

      6.1       Use.  Lessee shall use and occupy the Premises only for (1) the Agreed Use, or (2) subject to
          Lessor’s consent, any other legal use which is reasonably comparable thereto, and for no other purpose.  Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs
          occupants of or causes damage to neighboring premises or properties.  Other than guide, signal and seeing eye dogs, Lessee shall not keep or allow in the Premises any pets, animals, birds, fish, or reptiles.  Lessor shall not unreasonably
          withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the Building or the mechanical or electrical systems therein, and/or is not significantly
          more burdensome to the Project.  If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of Lessor’s objections to the change in the Agreed
          Use.

      6.2       Hazardous Substances.

      (a)           Reportable Uses Require Consent.  The term “Hazardous Substance”
          as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either:  (i)
          potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third
          party under any applicable statute or common law theory.  Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof.  Lessee shall not engage
          in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all Applicable Requirements.  “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that
          requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which
          any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring properties.  Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be
          used in the normal course of the Agreed Use, ordinary office supplies (copier toner, liquid paper, glue, etc.) and common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, is not a Reportable
          Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage or expose Lessor to any liability therefor.  In addition, Lessor may condition its consent to any Reportable Use upon receiving such
          additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on
          or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or increasing the Security Deposit.

      (b)           Duty to Inform Lessor.  If Lessee knows, or has reasonable cause to believe, that a Hazardous
          Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report, notice,
          claim or other documentation which it has concerning the presence of such Hazardous Substance.

      (c)           Lessee Remediation.  Lessee shall not cause or permit any Hazardous Substance to be spilled or
          released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, comply with all Applicable Requirements and take all investigatory and/or remedial action reasonably
          recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or materially contributed to by
          Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or Lessee’s agent’s or contractors.

      (d)           Lessee Indemnification.  Lessee shall indemnify, defend and hold Lessor, its agents, employees,
          lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance
          brought onto the Premises by or for Lessee, Lessee’s agents or contractors (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas
          outside of the Project not caused or contributed to by Lessee).  Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the
          cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease.  No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee
          from its obligations under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time of such agreement.

      (e)           Lessor Indemnification.  Except as otherwise provided in paragraph 8.7, Lessor and its
          successors and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which are suffered as a direct result of
          Hazardous Substances on the Premises prior to Lessee taking possession or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees.  Lessor’s obligations, as and when required by the Applicable
          Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease.

      (f)           Investigations and Remediations.  Lessor shall retain the responsibility and pay for any
          investigations or remediation measures required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Lessee taking possession, unless such remediation measure is required
          as a result of Lessee’s use (including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment.  Lessee shall cooperate fully in any such activities at the request of
          Lessor, including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities.

      (g)           Lessor Termination Option.  If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs
          during the term of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and
          effect, but subject to Lessor’s rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s
          expense, in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee,
          within 30 days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice.  In the event Lessor elects to give
          a termination notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the
          then monthly Base Rent or $100,000, whichever is greater.  Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment.  In such event, this Lease shall continue in full force and effect,
          and Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available.  If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease
          shall terminate as of the date specified in Lessor’s notice of termination.

      
        
          

      

      6.3       Lessee’s Compliance with Applicable Requirements.  Except as otherwise provided in this Lease,
          Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and the recommendations of
          Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said Applicable Requirements are now in effect or become effective after the Start Date.  Lessee shall, within 10 days after receipt of
          Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor
          in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any Applicable Requirements. 
          Likewise, Lessee shall immediately give written notice to Lessor of:  (i) any water damage to the Premises and any suspected seepage, pooling, dampness or other condition conducive to the production of mold; or (ii) any mustiness or other odors
          that might indicate the presence of mold in the Premises.

      6.4       Inspection; Compliance.  Lessor and Lessor’s “Lender” (as
          defined in Paragraph 30) and consultants authorized by Lessor shall have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose of inspecting and/or
          testing the condition of the Premises and/or for verifying compliance by Lessee with this Lease.  The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition (see
          Paragraph 9.1) is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority.  In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such inspection is
          reasonably related to the violation or contamination.  In addition, Lessee shall provide copies of all relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of written request
          therefor.

       

      7.         Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations.

      7.1       Lessee’s Obligations.

      (a)           In General.  Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3
          (Lessee’s Compliance with Applicable Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive
          use, no matter where located), and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or
          not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical,
          lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to
          Paragraph 7.2.  Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph
          7.1(b) below.  Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair.

      (b)          Service Contracts.  Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with
          copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises:  (i) HVAC equipment, (ii)
          boiler and pressure vessels, and (iii) clarifiers.  However, Lessor reserves the right, upon notice to Lessee, to procure and maintain any or all of such service contracts, and Lessee shall reimburse Lessor, upon demand, for the cost thereof.

      (c)           Failure to Perform.  If Lessee fails to perform Lessee’s obligations under this Paragraph 7.1,
          Lessor may enter upon the Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s behalf, and put the Premises in good order,
          condition and repair, and Lessee shall promptly pay to Lessor a sum equal to 115% of the cost thereof.

      (d)           Replacement.  Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below,
          and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item described in Paragraph 7.1(b) cannot be repaired other than at a cost which is in excess of 50% of the cost
          of replacing such item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension
          thereof, on the date on which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). 
          Lessee shall pay Interest on the unamortized balance but may prepay its obligation at any time.

      7.2       Lessor’s Obligations.  Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance),
          4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair the
          foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping,
          fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2.  Lessor shall not be obligated to paint the exterior
          or interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises.

      7.3       Utility Installations; Trade Fixtures; Alterations.

      (a)           Definitions.  The term “Utility Installations” refers to
          all floor and window coverings, air and/or vacuum lines, power panels, electrical distribution, security and fire protection systems, communication cabling, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises.  The term
          “Trade Fixtures” shall mean Lessee’s machinery and equipment that can be removed without doing material damage to the Premises.  The term “Alterations” shall mean any modification of the improvements, other
          than Utility Installations or Trade Fixtures, whether by addition or deletion.  “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee
          that are not yet owned by Lessor pursuant to Paragraph 7.4(a).

      (b)           Consent.  Lessee shall not make any Alterations or Utility Installations to the Premises without
          Lessor’s prior written consent.  Lessee may, however, make non-structural Alterations or Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible
          from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, will not affect the electrical, plumbing, HVAC, and/or life safety systems, do not trigger the requirement for additional modifications and/or
          improvements to the Premises resulting from Applicable Requirements, such as compliance with Title 24, and/or life safety systems, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in
          the aggregate or a sum equal to one month’s Base Rent in any one year.  Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor.  Lessor
          may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved by Lessor.  Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor
          shall be presented to Lessor in written form with detailed plans.  Consent shall be deemed conditioned upon Lessee’s:  (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and
          specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner.  Any Alterations or Utility Installations shall be performed in a
          workmanlike manner with good and sufficient materials.  Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications.  For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its
          consent upon Lessee providing a lien and completion bond in an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor.

      
        
          

      

      (c)           Liens; Bonds.  Lessee shall pay, when due, all claims for labor or materials furnished or
          alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises or any interest therein.  Lessee shall give Lessor not less than 10
          days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility.  If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at
          its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof.  If Lessor shall require, Lessee shall furnish a
          surety bond in an amount equal to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same.  If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and
          costs.

      7.4       Ownership; Removal; Surrender; and Restoration.

      (a)           Ownership.  Subject to Lessor’s right to require removal or elect ownership as hereinafter
          provided, all Alterations and Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises.  Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned
          Alterations and Utility Installations.  Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be
          surrendered by Lessee with the Premises.

      (b)           Removal.  By delivery to Lessee of written notice from Lessor not earlier than 90 and not later
          than 30 days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease.  Lessor may require the removal at any time
          of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent.

      (c)           Surrender; Restoration.  Lessee shall surrender the Premises by the Expiration Date or any
          earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted.  “Ordinary wear and tear” shall not
          include any damage or deterioration that would have been prevented by good maintenance practice.  Notwithstanding the foregoing and the provisions of Paragraph 7.1(a), if the Lessee occupies the Premises for 12 months or less, then Lessee shall
          surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear.  Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee
          owned Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee.  Lessee shall also remove from the Premises any and all Hazardous Substances brought onto the
          Premises by or for Lessee, or Lessee’s agents or contractors (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) to the level specified in Applicable Requirements.  Trade Fixtures shall
          remain the property of Lessee and shall be removed by Lessee.  Any personal property of Lessee not removed on or before the Expiration Date or any earlier termination date shall be deemed to have been abandoned by Lessee and may be disposed of or
          retained by Lessor as Lessor may desire.  The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below.

       

      8.         Insurance; Indemnity.

      8.1       Payment of Premiums.  The cost of the premiums for the insurance policies required to be carried by
          Lessor, pursuant to Paragraphs 8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense.  Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding
          Start Date or Expiration Date.

      8.2       Liability Insurance.

      (a)          Carried by Lessee.  Lessee shall obtain and keep in force a Commercial General Liability policy of
          insurance protecting Lessee and Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas
          appurtenant thereto.  Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000.  Lessee shall add Lessor as an
          additional insured by means of an endorsement at least as broad as the Insurance Service Organization’s “Additional Insured-Managers or Lessors of Premises” Endorsement.  The policy shall not contain any intra-insured exclusions as between
          insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease.  The limits of said insurance shall not, however,
          limit the liability of Lessee nor relieve Lessee of any obligation hereunder.  Lessee shall provide an endorsement on its liability policy(ies) which provides that its insurance shall be primary to and not contributory with any similar insurance
          carried by Lessor, whose insurance shall be considered excess insurance only.

      (b)          Carried by Lessor.  Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in
          addition to, and not in lieu of, the insurance required to be maintained by Lessee.  Lessee shall not be named as an additional insured therein.

      8.3       Property Insurance - Building, Improvements and Rental Value.

      (a)          Building and Improvements.  Lessor shall obtain and keep in force a policy or policies of
          insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises.  The amount of such insurance shall be equal to the full insurable replacement cost of the Premises, as
          the same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof.  Lessee Owned Alterations and Utility Installations, Trade Fixtures, and
          Lessee’s personal property shall be insured by Lessee not by Lessor.  If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood
          and/or earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the
          result of a covered loss.  Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance
          coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located.  If such insurance coverage has a deductible clause, the
          deductible amount shall not exceed a commercially reasonable amount.

      (b)          Rental Value.  Lessor shall also obtain and keep in force a policy or policies in the name of
          Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”).  Said insurance shall contain an agreed valuation
          provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period.

      (c)          Adjacent Premises.  Lessee shall pay for any increase in the premiums for the property insurance
          of the Building and for the Common Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises.

      (d)          Lessee’s Improvements.  Since Lessor is the Insuring Party, Lessor shall not be required to insure
          Lessee Owned Alterations and Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease.

      8.4          Lessee’s Property; Business Interruption Insurance; Worker’s Compensation Insurance.

      (a)          Property Damage.  Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal
          property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations.  Such insurance shall be full replacement cost coverage with a commercially reasonable deductible.  The proceeds from any such insurance shall be used by Lessee for
          the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations.

      (b)          Business Interruption.  Lessee shall obtain and maintain loss of income and extra expense
          insurance in amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a
          result of such perils.

      
        
          

      

      (c)          Worker’s Compensation Insurance.  Lessee shall obtain and maintain Worker’s Compensation Insurance
          in such amount as may be required by Applicable Requirements.  Such policy shall include a ‘Waiver of Subrogation’ endorsement.  Lessee shall provide Lessor with a copy of such endorsement along with the certificate of insurance or copy of the
          policy required by paragraph 8.5.

      (d)          No Representation of Adequate Coverage.  Lessor makes no representation that the limits or forms
          of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease.

      8.5       Insurance Policies.  Insurance required herein shall be by companies maintaining during the policy
          term a “General Policyholders Rating” of at least A-, VII, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender.  Lessee shall not do or permit to be done anything which
          invalidates the required insurance policies.  Lessee shall, prior to the Start Date, deliver to Lessor copies of policies of such insurance or certificates with copies of the required endorsements evidencing the existence and amounts of the
          required insurance.  No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor.  Lessee shall, at least 10 days prior to the expiration of such policies, furnish Lessor with evidence of
          renewals or “insurance binders” evidencing renewal thereof, or Lessor may increase his liability insurance coverage and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand.  Such policies shall be for
          a term of at least one year, or the length of the remaining term of this Lease, whichever is less.  If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be required to,
          procure and maintain the same.

      8.6       Waiver of Subrogation.  Without affecting any other rights or remedies, Lessee and Lessor each
          hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein.  The effect of such
          releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto.  The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such
          companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby.

      8.7       Indemnity.  Except for Lessor’s gross negligence or willful misconduct and subject to the waiver of
          subrogation below, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens,
          judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, a Breach of the Lease by Lessee and/or the use and/or occupancy of the Premises and/or Project by Lessee and/or
          by Lessee’s employees, contractors or invitees.  If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to
          Lessor and Lessor shall cooperate with Lessee in such defense.  Lessor need not have first paid any such claim in order to be defended or indemnified.

      8.8       Exemption of Lessor and its Agents from Liability.  Notwithstanding the negligence or breach of this
          Lease by Lessor or its agents and without limiting the generality of Paragraph 8.6 above, with respect to all claims for which Lessee maintains first party casualty insurance or is required to maintain
          insurance under Paragraph 8.4 above neither Lessor nor its agents shall be liable under any circumstances for:  (i) injury or damage to the person or goods, wares, merchandise or other property of Lessee,
          Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality, the presence of mold
          or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the
          Premises or upon other portions of the Building, or from other sources or places, (ii) any damages arising from any act or neglect of any other tenant of Lessor or from the failure of Lessor or its agents to enforce the provisions of any other
          lease in the Project, or (iii) injury to Lessee’s business or for any loss of income or profit therefrom.  Instead, it is intended that Lessee’s sole recourse in the event of such damages or injury be to file a claim on the insurance policy(ies)
          that Lessee is required to maintain pursuant to the provisions of paragraph 8.  See Addendum.

      8.9       Failure to Provide Insurance.

       

      9.          Damage or Destruction.

      9.1       Definitions.

      (a)          “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises,
          other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent.  Lessor shall
          notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

      (b)          “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises,
          other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base
          Rent.  Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

      (c)          “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee
          Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved.

      (d)          “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at
          the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation.

      (e)          “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving
          the presence of, or a contamination by, a Hazardous Substance, in, on, or under the Premises which requires restoration.

      9.2       Partial Damage - Insured Loss.  If a Premises Partial Damage that is an Insured Loss occurs, then
          Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect; provided,
          however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds available to Lessee on a
          reasonable basis for that purpose.  Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in
          proceeds as and when required to complete said repairs.  In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance coverage was not commercially reasonable
          and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof, within
          10 days following receipt of written notice of such shortage and request therefor.  If Lessor receives said funds or adequate assurance thereof within said 10 day period, the party responsible for making the repairs shall complete them as soon as
          reasonably possible and this Lease shall remain in full force and effect.  If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within 10 days thereafter to:  (i) make such restoration and repair
          as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease terminate 30 days thereafter.  Lessee shall not be entitled to reimbursement of any
          funds contributed by Lessee to repair any such damage or destruction.  Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any
          such insurance shall be made available for the repairs if made by either Party.

      9.3       Partial Damage - Uninsured Loss.  If a Premises Partial Damage that is not an Insured Loss occurs,
          unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either:  (i) repair such damage as soon as reasonably possible at Lessor’s expense (subject to reimbursement
          pursuant to Paragraph 4.2), in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. 
          Such termination shall be effective 60 days following the date of such notice.  In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to
          Lessor of Lessee’s commitment to pay for the repair of such damage without reimbursement from Lessor.  Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment.  In such event this
          Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are available.  If Lessee does not make the required commitment, this Lease shall terminate as of
          the date specified in the termination notice.

      
        
          

      

      9.4       Total Destruction.  Notwithstanding any other provision hereof, if a Premises Total Destruction
          occurs, this Lease shall terminate 60 days following such Destruction.  If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except
          as provided in Paragraph 8.6.

      9.5       Damage Near End of Term.  If at any time during the last 6 months of this Lease there is damage for
          which the cost to repair exceeds one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30
          days after the date of occurrence of such damage.  Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such
          option and (b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessor’s written notice
          purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires.  If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage in
          insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect.  If Lessee fails to exercise such option and provide such
          funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished.

      9.6       Abatement of Rent; Lessee’s Remedies.

      (a)          Abatement.  In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous
          Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s
          use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value insurance.  All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage,
          destruction, remediation, repair or restoration except as provided herein.

      (b)          Remedies.  If Lessor is obligated to repair or restore the Premises and does not commence, in a
          substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders of
          which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice.  If Lessee gives such notice and such repair or restoration is not commenced within 30 days
          thereafter, this Lease shall terminate as of the date specified in said notice.  If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect.  “Commence” shall mean either the unconditional
          authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs.

      9.7       Termination; Advance Payments.  Upon termination of this Lease pursuant to Paragraph 6.2(g) or
          Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor.  Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not
          then required to be, used by Lessor.

       

      10.       Real Property Taxes.

      10.1     Definition.  As used herein, the term “Real Property Taxes”
          shall include any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against
          any legal or equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference
          to the Project address.  The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein:  (i) imposed by reason of events occurring during the term of this Lease, including but not limited to,
          a change in the ownership of the Project, (ii) a change in the improvements thereon, and/or (iii) levied or assessed on machinery or equipment provided by Lessor to Lessee pursuant to this Lease.  In calculating Real Property Taxes for any
          calendar year, the Real Property Taxes for any real estate tax year shall be included in the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common.

      10.2     Payment of Taxes.  Except as otherwise provided in Paragraph 10.3, Lessor shall pay the Real Property
          Taxes applicable to the Project, and said payments shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2.

      10.3     Additional Improvements.  Common Area Operating Expenses shall not include Real Property Taxes
          specified in the tax assessor’s records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees.  Notwithstanding Paragraph 10.2 hereof,
          Lessee shall, however, pay to Lessor at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility
          Installations placed upon the Premises by Lessee or at Lessee’s request or by reason of any alterations or improvements to the Premises made by Lessor subsequent to the execution of this Lease by the Parties.

      10.4      Joint Assessment.  If the Building is not separately assessed, Real Property Taxes allocated to the
          Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the
          assessor’s work sheets or such other information as may be reasonably available.  Lessor’s reasonable determination thereof, in good faith, shall be conclusive.

      10.5     Personal Property Taxes.  Lessee shall pay prior to delinquency all taxes assessed against and levied
          upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises.  When possible, Lessee shall cause its Lessee Owned Alterations and Utility
          Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor.  If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee
          shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property.

       

      11.        Utilities and Services.  Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal
          and other utilities and services supplied to the Premises, together with any taxes thereon.  Notwithstanding the provisions of Paragraph 4.2, if at any time in Lessor’s sole judgment, Lessor determines that Lessee is using a disproportionate
          amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase in the size of the trash receptacle and/or an increase in the number of times per month that it
          is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs.  There shall be no abatement of Rent and Lessor shall not be liable in any respect whatsoever for the inadequacy, stoppage, interruption or
          discontinuance of any utility or service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor’s reasonable control or in cooperation with governmental request or directions.

       

      Within fifteen days of Lessor’s written request, Lessee agrees to deliver to Lessor such information, documents and/or authorization as Lessor needs in order for Lessor to comply with new or existing Applicable
        Requirements relating to commercial building energy usage, ratings, and/or the reporting thereof.

        

      

      12.       Assignment and Subletting.

      12.1     Lessor’s Consent Required.

      (a)          Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively, “assign or assignment”) or
          sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent.

      
        
          

      

      (b)          Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, a change in the control of Lessee shall
          constitute an assignment requiring consent.  The transfer, on a cumulative basis, of 25% or more of the voting control of Lessee shall constitute a change in control for this purpose.

      (c)          The involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing,
          transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such
          Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately prior to said transaction or transactions constituting such
          reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent.  “Net Worth of Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally
          accepted accounting principles.

      (d)          An assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(d), or a
          noncurable Breach without the necessity of any notice and grace period.  If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either:  (i) terminate this Lease, or (ii) upon 30 days written notice,
          increase the monthly Base Rent to 110% of the Base Rent then in effect.  Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar
          adjustment to 110% of the price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent.

      (e)          Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief.

      (f)          Lessor may reasonably withhold consent to a proposed assignment or subletting if Lessee is in Default at the time consent is requested.

      (g)          Notwithstanding the foregoing, allowing a de minimis portion of the Premises, ie. 20 square feet or less, to be used by a third party
          vendor in connection with the installation of a vending machine or payphone shall not constitute a subletting.

      12.2     Terms and Conditions Applicable to Assignment and Subletting.

      (a)          Regardless of Lessor’s consent, no assignment or subletting shall :  (i) be effective without the express written assumption by such
          assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance of any other obligations to be
          performed by Lessee.

      (b)          Lessor may accept Rent or performance of Lessee’s obligations from any person other than Lessee pending approval or disapproval of an
          assignment.  Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its remedies for Lessee’s Default or Breach.

      (c)          Lessor’s consent to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting.

      (d)          In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible for
          the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefor to Lessor, or any security held by Lessor.

      (e)          Each request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Lessor’s determination
          as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, if any, together with a fee of $500 as
          consideration for Lessor’s considering and processing said request.  Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested.  (See also Paragraph 36)

      (f)          Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment, entering into such sublease, or entering
          into possession of the Premises or any portion thereof, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said
          assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing.

      (g)          Lessor’s consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the original Lessee
          by this Lease unless such transfer is specifically consented to by Lessor in writing.  (See Paragraph 39.2)

      12.3     Additional Terms and Conditions Applicable to Subletting.  The following terms and conditions shall
          apply to any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein:

      (a)          Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect such
          Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent.  In the event that the amount collected by Lessor
          exceeds Lessee’s then outstanding obligations any such excess shall be refunded to Lessee.  Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the
          sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee.  Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach
          exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease.  Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any
          obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary.

      (b)          In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
          undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
          sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor.

      (c)          Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor.

      (d)          No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written consent.

      (e)          Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of
          Lessee within the grace period, if any, specified in such notice.  The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee.

       

      13.       Default; Breach; Remedies.

      13.1     Default; Breach.  A “Default” is defined as a failure by the
          Lessee to comply with or perform any of the terms, covenants, conditions or Rules and Regulations under this Lease.  A “Breach” is defined as the occurrence of one or more of the following Defaults, and the
          failure of Lessee to cure such Default within any applicable grace period:

      (a)          The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security, or where
          the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism.

      (b)          The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to
          a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of 3 business days
          following written notice to Lessee.  THE ACCEPTANCE BY LESSOR OF A PARTIAL PAYMENT OF RENT OR SECURITY DEPOSIT SHALL NOT CONSTITUTE A WAIVER OF ANY OF LESSOR’S RIGHTS, INCLUDING LESSOR’S RIGHT TO RECOVER POSSESSION OF THE PREMISES.

      
        
          

      

      (c)          The failure of Lessee to allow Lessor and/or its agents access to the Premises or the commission of waste, act or acts constituting public
          or private nuisance, and/or an illegal activity on the Premises by Lessee, where such actions continue for a period of 3 business days following written notice to Lessee.  In the event that Lessee commits waste, a nuisance or an illegal activity
          a second time then, the Lessor may elect to treat such conduct as a non-curable Breach rather than a Default.

      (d)          The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the service contracts,
          (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate or financial statements, (v) a requested subordination, (vi) evidence concerning any guaranty and/or Guarantor, (vii) any document requested under
          Paragraph 41, (viii) material safety data sheets (MSDS), or (ix) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of 10 days
          following written notice to Lessee.

      (e)          A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.9
          hereof, other than those described in subparagraphs 13.1(a), (b), (c) or (d), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of Lessee’s Default is such that more than 30
          days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such cure to completion.

      (f)          The occurrence of any of the following events:  (i) the making of any general arrangement or assignment for the benefit of creditors; (ii)
          becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the appointment of a
          trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the attachment, execution or other
          judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided, however, in the event that any provision of this subparagraph
          is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions.

      (g)          The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false.

      (h)          If the performance of Lessee’s obligations under this Lease is guaranteed:  (i) the death of a Guarantor, (ii) the termination of a
          Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s refusal to honor the guaranty, or (v) a
          Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance or security, which, when coupled with the then
          existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease.

      13.2          Remedies.  If Lessee fails to perform any of its affirmative duties or obligations, within 10
          days after written notice (or in case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or
          governmental licenses, permits or approvals.  Lessee shall pay to Lessor an amount equal to 115% of the costs and expenses incurred by Lessor in such performance upon receipt of an invoice therefor.  In the event of a Breach, Lessor may, with or
          without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach:

      (a)          Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall
          immediately surrender possession to Lessor.  In such event Lessor shall be entitled to recover from Lessee:  (i) the unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the
          unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the
          unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately
          caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of
          reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease.  The
          worth at the time of award of the amount referred to in provision (iii) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises
          are located at the time of award plus one percent.  Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover any damages to which Lessor is otherwise entitled.  If termination of this
          Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part
          thereof in a separate suit.  If a notice and grace period required under Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the
          notice required by Paragraph 13.1.  In such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such
          grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute.

      (b)          Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign,
          subject only to reasonable limitations.  Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination of the Lessee’s right to possession.

      (c)          Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located. 
          The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or
          by reason of Lessee’s occupancy of the Premises.

      13.3     Inducement Recapture.  Any agreement for free or abated rent or other charges, the cost of tenant
          improvements for Lessee paid for or performed by Lessor, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are
          hereinafter referred to as “Inducement Provisions,” shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease.  Upon Breach of this
          Lease by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor
          under such an Inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee.  The acceptance by Lessor of rent or the cure of the Breach which initiated the operation
          of this paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance.

      13.4     Late Charges.  Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to
          incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain.  Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by
          any Lender.  Accordingly, if any Rent shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall immediately pay to Lessor a one-time late charge equal to 10% of
          each such overdue amount or $100, whichever is greater.  The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment.  Acceptance of such late charge by
          Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder.  In the event that a late charge is payable
          hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in advance.

      13.5     Interest.  Any monetary payment due Lessor hereunder, other than late charges, not received by
          Lessor, when due shall bear interest from the 31st day after it was due.  The interest (“Interest”) charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by
          law.  Interest is payable in addition to the potential late charge provided for in Paragraph 13.4.

      
        
          

      

      13.6     Breach by Lessor.

      (a)          Notice of Breach.  Lessor shall not be deemed in breach of this Lease unless Lessor fails within a
          reasonable time to perform an obligation required to be performed by Lessor.  For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been
          furnished to Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably
          required for its performance, then Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion.

      (b)          Performance by Lessee on Behalf of Lessor.  In the event that neither Lessor nor Lender cures said
          breach within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expense and offset from Rent the actual and reasonable cost
          to perform such cure, provided however, that such offset shall not exceed an amount equal to the greater of one month’s Base Rent or the Security Deposit, reserving Lessee’s right to reimbursement from Lessor for any such expense in excess of
          such offset.  Lessee shall document the cost of said cure and supply said documentation to Lessor.

       

      14.       Condemnation.  If the Premises or any portion thereof are taken under the power of eminent domain or sold
          under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever
          first occurs.  If more than 10% of the floor area of the Unit, or more than 25% of the parking spaces is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written
          notice of such taking (or in the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession.  If Lessee does not terminate
          this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused
          by such Condemnation.  Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages;
          provided, however, that Lessee shall be entitled to any compensation paid by the condemnor for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to
          the provisions of this Paragraph.  All Alterations and Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all
          compensation which is payable therefor.  In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation.

       

      15.       Brokerage Fees.

      15.1     Additional Commission.

      15.2     Assumption of Obligations.

      15.3     Representations and Indemnities of Broker Relationships.  Lessee and Lessor each represent and
          warrant to the other that it has had no dealings with any person, firm, broker, agent or finder (other than the Brokers and Agents, if any) in connection with this Lease, and that no one other than said named Brokers and Agents is entitled to any
          commission or finder’s fee in connection herewith.  Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed
          broker, finder or other similar party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto.

       

      16.       Estoppel Certificates.

      (a)          Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party
          (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate”
          form published BY AIR CRE, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party.

      (b)          If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party may
          execute an Estoppel Certificate stating that:  (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s performance, and
          (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance.  Prospective purchasers and encumbrancers may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from
          denying the truth of the facts contained in said Certificate.  In addition, Lessee acknowledges that any failure on its part to provide such an Estoppel Certificate will expose Lessor to risks and potentially cause Lessor to incur costs not
          contemplated by this Lease, the extent of which will be extremely difficult to ascertain.

      (c)          If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall within 10 days after
          written notice from Lessor deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the
          past 3 years.  All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth.

       

      17.       Definition of Lessor.  The term “Lessor” as used herein shall mean
          the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease.  In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor
          shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor.  Upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all
          liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor.  Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only
          upon the Lessor as hereinabove defined.

       

      18.       Severability.  The invalidity of any provision of this Lease, as determined by a court of competent
          jurisdiction, shall in no way affect the validity of any other provision hereof.

       

      19.       Days.  Unless otherwise specifically indicated to the contrary, the word “days”
          as used in this Lease shall mean and refer to calendar days.

       

      20.       Limitation on Liability.  The obligations of Lessor under this Lease shall not constitute personal
          obligations of Lessor, or its partners, members, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall
          not seek recourse against Lessor’s partners, members, directors, officers or shareholders, or any of their personal assets for such satisfaction.

       

      21.       Time of Essence.  Time is of the essence with respect to the performance of all obligations to be performed
          or observed by the Parties under this Lease.

       

      22.       No Prior or Other Agreements; Broker Disclaimer.  This Lease contains all agreements between the Parties
          with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective.  Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own
          investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises.  Brokers have no responsibility with respect thereto or with
          respect to any default or breach hereof by either Party.

       

      23.       Notices.

      23.1     Notice Requirements.  All notices required or permitted by this Lease or applicable law shall be in
          writing and may be delivered in person (by hand or by overnight courier such as FedEx) or may be sent by certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or or by email, and shall be deemed sufficiently
          given if served in a manner specified in this Paragraph 23.  The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices.  Either Party may by written notice to the other
          specify a different address for notice, except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice.  A copy of all notices to Lessor shall be concurrently transmitted to such party or
          parties at such addresses as Lessor may from time to time hereafter designate in writing.

      
        
          

      

      23.2     Date of Notice.  Any notice sent by registered or certified mail, return receipt requested, shall be
          deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon.  Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given
          24 hours after delivery of the same to the Postal Service or courier.  Notices delivered by hand, or transmitted by by email shall be deemed delivered upon actual receipt.  If notice is received on a Saturday, Sunday or legal holiday, it shall be
          deemed received on the next business day.

      23.3     Options.  Notwithstanding the foregoing, in order to exercise any Options (see paragraph 39), the
          Notice must be sent by Certified Mail (return receipt requested), Express Mail (signature required), courier (signature required) or some other methodology that provides a receipt establishing the date the notice was received by the Lessor.

       

      24.       Waivers.

      (a)          No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other
          term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof.  Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the
          obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent.

      (b)          The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee.  Any payment by Lessee may be accepted by
          Lessor on account of monies or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless
          specifically agreed to in writing by Lessor at or before the time of deposit of such payment.

      (c)          THE PARTIES AGREE THAT THE TERMS OF THIS LEASE SHALL GOVERN WITH REGARD TO ALL MATTERS RELATED THERETO AND HEREBY WAIVE THE PROVISIONS OF
          ANY PRESENT OR FUTURE STATUTE TO THE EXTENT THAT SUCH STATUTE IS INCONSISTENT WITH THIS LEASE.

       

      25.       Disclosures Regarding The Nature of a Real Estate Agency Relationship.

      (i)           Lessor’s Agent.  A Lessor’s agent under a listing agreement with the Lessor acts as the
          agent for the Lessor only.  A Lessor’s agent or subagent has the following affirmative obligations:  To the Lessor:  A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings
          with the Lessor.  To the Lessee and the Lessor:  (a) Diligent exercise of reasonable skills and care in performance of the agent’s duties.  (b) A duty of honest and fair dealing and good faith. 
          (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent attention and observation of, the Parties.  An agent is not obligated to reveal to
          either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above.

      (ii)          Lessee’s Agent.  An agent can agree to act as agent for the Lessee only.  In these
          situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor.  An agent acting only for a Lessee has the following affirmative
          obligations.  To the Lessee:  A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee.  To the Lessee and the Lessor: 

          (a) Diligent exercise of reasonable skills and care in performance of the agent’s duties.  (b) A duty of honest and fair dealing and good faith.  (c) A duty to disclose all facts known to the agent materially affecting the value or desirability
          of the property that are not known to, or within the diligent attention and observation of, the Parties.  An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the
          affirmative duties set forth above.

      (iii)          Agent Representing Both Lessor and Lessee.  A real estate agent, either acting directly
          or through one or more associate licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee.  In a dual agency situation, the agent has the
          following affirmative obligations to both the Lessor and the Lessee:  (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee.  (b) Other duties to the Lessor and the Lessee as stated
          above in subparagraphs (i) or (ii).  In representing both Lessor and Lessee, the agent may not, without the express permission of the respective Party, disclose to the other Party confidential information, including, but not limited to, facts
          relating to either Lessee’s or Lessor’s financial position, motivations, bargaining position, or other personal information that may impact rent, including Lessor’s willingness to accept a rent less than the listing rent or Lessee’s willingness
          to pay rent greater than the rent offered.  The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests.  Lessor and Lessee should carefully read all
          agreements to assure that they adequately express their understanding of the transaction.  A real estate agent is a person qualified to advise about real estate.  If legal or tax advice is desired, consult a competent professional.  Both Lessor
          and Lessee should strongly consider obtaining tax advice from a competent professional because the federal and state tax consequences of a transaction can be complex and subject to change.

      (b)

      (c)          Lessor and Lessee agree to identify to Brokers as “Confidential” any communication or information given Brokers that is considered by such
          Party to be confidential.

       

      26.       No Right To Holdover.  Lessee has no right to retain possession of the Premises or any part thereof beyond
          the expiration or termination of this Lease.  In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately preceding the expiration or termination.  Holdover Base Rent shall be
          calculated on monthly basis.  Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee.

       

      27.       Cumulative Remedies.  No remedy or election hereunder shall be deemed exclusive but shall, wherever
          possible, be cumulative with all other remedies at law or in equity.

       

      28.       Covenants and Conditions; Construction of Agreement.  All provisions of this Lease to be observed or
          performed by Lessee are both covenants and conditions.  In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease.  Whenever required by the context, the
          singular shall include the plural and vice versa.  This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it.

       

      29.       Binding Effect; Choice of Law.  This Lease shall be binding upon the Parties, their personal
          representatives, successors and assigns and be governed by the laws of the State in which the Premises are located.  Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are
          located.  Signatures to this Lease accomplished by means of electronic signature or similar technology shall be legal and binding.

       

      30.       Subordination; Attornment; Non-Disturbance.

      30.1     Subordination.  This Lease and any Option granted hereby shall be subject and subordinate to any
          ground lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security
          thereof, and to all renewals, modifications, and extensions thereof.  Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or
          obligation to perform any of the obligations of Lessor under this Lease.  Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon
          this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof.

      30.2     Attornment.  In the event that Lessor transfers title to the Premises, or the Premises are acquired
          by another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new owner, and upon request, enter into a new
          lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of the new owner, this Lease will automatically become a new lease between Lessee and such new owner,
          and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of Lessor’s obligations, except that such new owner shall not:  (a) be liable for any act or omission of any prior lessor or
          with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the
          return of any security deposit paid to any prior lessor which was not paid or credited to such new owner.

      
        
          

      

      30.3     Non-Disturbance.  With respect to Security Devices entered into by Lessor after the execution of this
          Lease, Lessee’s subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement
          provides that Lessee’s possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises.

      30.4     Self-Executing.  The agreements contained in this Paragraph 30 shall be effective without the
          execution of any further documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be
          reasonably required to separately document any subordination, attornment and/or Non-Disturbance Agreement provided for herein.

       

      31.       Attorneys’ Fees.  If any Party or Broker brings an action or proceeding involving the Premises whether
          founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable attorneys’ fees.  Such fees may be awarded in the
          same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment.  The term, “Prevailing Party” shall include, without limitation, a Party or Broker who
          substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense.  The attorneys’ fees award shall not be computed in
          accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred.  In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred in the preparation and service of
          notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence for such services and
          consultation).

       

      32.       Lessor’s Access; Showing Premises; Repairs.  Lessor and Lessor’s agents shall have the right to enter the
          Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable prior notice for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such alterations, repairs,
          improvements or additions to the Premises as Lessor may deem necessary or desirable and the erecting, using and maintaining of utilities, services, pipes and conduits through the Premises and/or other premises as long as there is no material
          adverse effect on Lessee’s use of the Premises.  All such activities shall be without abatement of rent or liability to Lessee.

       

      33.       Auctions.  Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without
          Lessor’s prior written consent.  Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.

       

      34.       Signs.  Lessor may place on the Premises ordinary “For Sale” signs at any time and ordinary “For Lease”
          signs during the last 6 months of the term hereof.  Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not place any sign upon the Project without Lessor’s prior written consent.  All signs must comply
          with all Applicable Requirements.

       

      35.       Termination; Merger.  Unless specifically stated otherwise in writing by Lessor, the voluntary or other
          surrender of this Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor
          may elect to continue any one or all existing subtenancies.  Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have
          such event constitute the termination of such interest.

       

      36.       Consents.  All requests for consent shall be in writing.  Except as otherwise provided herein, wherever in
          this Lease the consent of a Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed.  Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’,
          engineers’ and other consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous
          Substance, shall be paid by Lessee upon receipt of an invoice and supporting documentation therefor.  Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease
          exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent.  The failure to specify herein any particular condition to
          Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given.  In the event that either
          Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following
          such request.

       

      37.       Guarantor.

      37.1     Execution.  The Guarantors, if any, shall each execute a guaranty in the form most recently published
          BY AIR CRE.

      37.2     Default.  It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request
          to provide:  (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of
          directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still in effect.

       

      38.       Quiet Possession.  Subject to payment by Lessee of the Rent and performance of all of the covenants,
          conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof.

       

      39.       Options.  If Lessee is granted any option, as defined below, then the following provisions shall apply.

      39.1     Definition.  “Option” shall mean:  (a) the right to extend or
          reduce the term of or renew this Lease or to extend or reduce the term of or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c)
          the right to purchase, the right of first offer to purchase or the right of first refusal to purchase the Premises or other property of Lessor.

      39.2     Options Personal To Original Lessee.  Any Option granted to Lessee in this Lease is personal to the
          original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee or a Permitted Assignee (as such term is defined in the Addendum) and only while the original Lessee is in full possession of the Premises and, if
          requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or subletting.

      39.3     Multiple Options.  In the event that Lessee has any multiple Options to extend or renew this Lease, a
          later Option cannot be exercised unless the prior Options have been validly exercised.

      39.4     Effect of Default on Options.

      (a)          Lessee shall have no right to exercise an Option:  (i) during the period commencing with the giving of any notice of Default and
          continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), or (iii) during the time Lessee is in Breach of this Lease.

      
        
          

      

      (b)          The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise
          an Option because of the provisions of Paragraph 39.4(a).

      (c)          An Option shall terminate and be of no further force or effect, notwithstanding Lessee’s due and timely exercise of the Option, if, after
          such exercise and prior to the commencement of the extended term or completion of the purchase, (i) Lessee fails to pay Rent for a period of 30 days after such Rent becomes due (without any necessity of Lessor to give notice thereof), or (ii) if
          Lessee commits a Breach of this Lease.

       

      40.       Security Measures.  Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include
          the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same.  Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property
          from the acts of third parties.

       

      41.       Reservations.  Lessor reserves the right:  (i) to grant, without the consent or joinder of Lessee, such
          easements, rights and dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps,
          restrictions, and utility raceways do not unreasonably interfere with the use of the Premises by Lessee.  Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights.

       

      42.       Performance Under Protest.  If at any time a dispute shall arise as to any amount or sum of money to be paid
          by one Party to the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there
          shall survive the right on the part of said Party to institute suit for recovery of such sum.  If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled
          to recover such sum or so much thereof as it was not legally required to pay.  A Party who does not initiate suit for the recovery of sums paid “under protest” within 6 months shall be deemed to have waived its right to protest such payment.

       

      43.       Authority; Multiple Parties; Execution.

      (a)           If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing
          this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf.  Each Party shall, within 30 days after request, deliver to the other Party satisfactory evidence of
          such authority.

      (b)           If this Lease is executed by more than one person or entity as “Lessee”, each such person or entity shall be jointly and severally
          liable hereunder.  It is agreed that any one of the named Lessees shall be empowered to execute any amendment to this Lease, or other document ancillary thereto and bind all of the named Lessees, and Lessor may rely on the same as if all of the
          named Lessees had executed such document.

      (c)          This Lease may be executed by the Parties in counterparts, each of which shall be deemed an original and all of which together shall
          constitute one and the same instrument.

       

      44.       Conflict.  Any conflict between the printed provisions of this Lease and the typewritten or handwritten
          provisions shall be controlled by the typewritten or handwritten provisions.

       

      45.       Offer.  Preparation of this Lease by either party or their agent and submission of same to the other Party
          shall not be deemed an offer to lease to the other Party.  This Lease is not intended to be binding until executed and delivered by all Parties hereto.

       

      46.       Amendments.  This Lease may be modified only in writing, signed by the Parties in interest at the time of
          the modification.  As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining
          of normal financing or refinancing of the Premises.

       

      47.       Waiver of Jury Trial.  THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING
          THE PROPERTY OR ARISING OUT OF THIS AGREEMENT.

       

      48.       Arbitration of Disputes.  An Addendum requiring the Arbitration of all disputes between the Parties arising
          out of this Lease □ is  ☑ is not attached to this Lease.

       

      49.       Accessibility; Americans with Disabilities Act.

      (a)          The Premises:

      ☑ have not undergone an inspection by a Certified Access Specialist (CASp).  Note:  A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the
        applicable construction-related accessibility standards under state law.  Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a
        CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant.  The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection,
        the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.

       □ have undergone an inspection by a Certified Access Specialist (CASp) and it was determined that the Premises met all applicable construction-related accessibility standards pursuant to California Civil Code §55.51 et
        seq.  Lessee acknowledges that it received a copy of the inspection report at least 48 hours prior to executing this Lease and agrees to keep such report confidential.

       □ have undergone an inspection by a Certified Access Specialist (CASp) and it was determined that the Premises did not meet all applicable construction-related accessibility standards pursuant to California Civil Code
        §55.51 et seq.  Lessee acknowledges that it received a copy of the inspection report at least 48 hours prior to executing this Lease and agrees to keep such report confidential except as necessary to complete repairs and corrections of violations
        of construction related accessibility standards.

       In the event that the Premises have been issued an inspection report by a CASp the Lessor shall provide a copy of the disability access inspection certificate to Lessee within 7 days of the execution of this Lease.

       (b)          Since compliance with the Americans with Disabilities Act (ADA) and other state and local accessibility statutes are dependent upon
          Lessee’s specific use of the Premises, Lessor makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation.  In the event that Lessee’s use of the Premises requires modifications or additions to
          the Premises in order to be in compliance with ADA or other accessibility statutes, Lessee agrees to make any such necessary modifications and/or additions at Lessee’s expense.

       

      LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO.  THE
        PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.

      
        
          

      

      ATTENTION:  NO REPRESENTATION OR RECOMMENDATION IS MADE BY AIR CRE OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. 
        THE PARTIES ARE URGED TO:

      1.          SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.

      2.          RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES.  SAID INVESTIGATION SHOULD INCLUDE BUT
          NOT BE LIMITED TO:  THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF
          THE PREMISES FOR LESSEE’S INTENDED USE.

       

      WARNING:  IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED.

       

    

    The parties hereto have executed this Lease at the place and on the dates specified above their respective signatures.

     

    

    	
            Executed at:  ____

          	 	
            Executed at:  ____

          
	
            On: 1/22/2021

            

          	 	
            On:  1/22/2021

            

          
	
            By LESSOR:

            Nancy Ridge Technology Center, L.P., a California limited partnership

          	 	
            By LESSEE:

             

            Cue Health Inc., a Delaware corporation

             

            

          
	 	 	
            By:          

            

          	/s/ Ayub Khattak
	
            By:          

            

          	/s/ Christopher L. Loughridge	 	
            Name Printed:  Ayub Khattak

          
	
            Name Printed:  Christopher L. Loughridge

            Title:  Manager of General Partner

            Phone:  ____

            Fax:  ____

            Email:  ____

          	 	
            Title:  ____

            Phone:  ____

            Fax:  ____

            Email:  ____

          
	 	 	 
	 	 	
            By

          	 
	
            By:

          	 	 	
            Name Printed:  ____

          
	
            Name Printed:  ____

            Title:  ____

            Phone:  ____

            Fax:  ____

            Email:  ____

          	 	
            Title:  ____

            Phone:  ____

            Fax:  ____

            Email:  ____

          
	 	 	 
	
            Address:  7920 Miramar Road, Suite 123, San Diego, California 92126 (See addendum for additional address)

          	 	
            Address:  6330 Nancy Ridge Drive, Suite 107, San Diego, California 92126

          
	
            
              Federal ID No.:  _____

            

          	 	
            Federal ID No.: _____

          
	
            

            

          	 	 
	
            BROKER

          	 	
            BROKER

          
	 	 	 
	
            /s/ Jones Lange LaSalle

          	 	
            /s/ Hughes Marino

          
	 	 	 
	
            Attn:  Grant Schoneman and Chad Urie

          	 	
            Attn:  Shane Poppen

          
	
            Title:  ____

          	 	
            Title:  ____

          
	 	 	 
	
            Address:  ____

          	 	
            Address:  ____

          
	
            Phone:  ____

          	 	
            Phone:  ____

          
	
            Fax:  ____

          	 	
            Fax:  ____

          
	
            Email:  ____

          	 	
            Email:  ____

          
	
            Federal ID NO.:  ____

          	 	
            Federal ID NO.:  ____

          
	
            Broker DRE License #:  ____

          	 	
            Broker DRE License #:  ____

          
	
            Agent DRE License #:  ____

          	 	
            Agent DRE License #:  ____

          

    

    

    AIR CRE * https://www.aircre.com * 213-687-8777 * contracts@aircre.com

    NOTICE:  No part of these works may be reproduced in any form without permission in writing.

    
      
        

    

    
    Addendum to Lease

    

    

    This Addendum, dated January 20, 2021, constitutes an addendum to that certain Standard Industrial/Commercial Multi-Tenant Lease—Net (“the Lease”) by Nancy Ridge Technology Center, L.P., a California limited partnership (“Lessor”), and Cue Health Inc. (“Lessee”) pertaining to the Premises commonly known as 6330 Nancy Ridge Drive, Suites 107 and 108, San Diego, California 92121. 
      Defined (capitalized) terms used in this Addendum shall have the same meanings as in the Lease.  References contained herein to “this Lease” shall mean collectively the Lease, this Addendum, and all attached
      exhibits and schedules.  Lessor and Lessee hereby supplement the Lease, as follows:

    

    

    50.          Commencement Date; Expiration Date.  As used in this Lease, “Commencement Date” shall mean the date that is the later of (1) February 1, 2021 or (2) the date on which Lessor has Substantially Completed (as defined below) Lessor’s Work (defined below) and delivered to Lessee possession of the Premises.  As used in this Lease, “Expiration Date” means the last date of the thirty-sixth full calendar month following the Commencement Date (e.g., if the Commencement Date is January 15, 2021, then the
      Expiration Date will be January 31, 2024).  “Substantially Completed” means that Lessor’s Work has been completed other than Punchlist Items (as defined below) “Punchlist Items” shall mean only commercially
      reasonable punchlist items, the non-completion of which does not unreasonably interfere with Lessee’s use or occupancy of the Premises, and which punchlist items shall be corrected promptly by Lessor (within sixty (60) days following Lessor’s receipt
      of written notice thereof from Lessee) without unreasonable interference with Lessee’s use of or access to or from the Premises.

    

    

    51.          Additional Parties for Notices.

    

    

    51.1          All notices to be delivered to Lessor under this Lease shall also be delivered to the following parties in the manner described in Paragraph 23 of

      the Lease:

    	
            Rose Harris

            7920 Miramar Road, Suite 123

            San Diego, California 92126-4206

            Telephone:          858-271-4833

          	
            F. Sigmund Luther

            5333 Mission Center Road, Suite 360

            San Diego, California 92102

            Telephone:          619-239-0755

          

    

    

    51.2          All notices to be delivered to Lessee under this Lease shall also be delivered to the following party in the manner described in Paragraph 23 of

      the Lease:

    

    

    Cooley LLP

    4401 Eastgate Mall

    San Diego, California 92121-1909

    Attention Michael Levinson.

    

    

    52.          Annual Increases in Base Rent; Base Rent Abatement.  On each anniversary of the Commencement Date, the Base Rent shall increase by three percent. 

      The Base Rent for the second full calendar month of the Original Term shall be abated.

    
      1

      
        

    

    53.          Right to Recapture.  Lessor shall have the option, in Lessor’s sole and unfettered discretion, to terminate this Lease and recapture the Premises in lieu of approving any proposed
      sublease or assignment (excluding any sublease or assignment to a Permitted Assignee (defined below) and excluding any transfer to a Permitted Assignee).

    

    

    54.        Assignment/Subleasing Overage.  If Lessee assigns this Lease or subleases any portion of the Premises for more consideration than that paid by Lessee to Lessor (less any expenses
      incurred by Lessee during the Original Term to obtain such assignment or sublease, including without limitation brokerage fees and commissions, legal fees, moving costs, cost of improvements and marketing expenses), then 75 percent of such overage
      shall be paid by Lessee to Lessor as additional Rent.  If excess rent is being determined for a subtenant(s) that occupy(ies) less than all of the Premises, then the excess rent shall be the difference between (1) the amount of the rent and other
      amounts paid by the subtenant and (2) the amount of Base Rent and other charges due under this Lease, multiplied by a fraction, the numerator of which is the useable floor area of the Premises occupied by the subtenant and the denominator or which is
      the total useable floor area of the Premises.

    

    

    55.          Confidentiality.  All terms of this Lease are confidential.  Lessee shall not share any of the terms or conditions of this Lease with any other party without Lessor’s prior
      written permission; however, such confidentiality obligation shall not apply to Lessee’s disclosure to (1) Lessee’s attorneys, accountants, and other persons related to Lessee who, in the normal course of business, would have access to such knowledge
      or (2) any local, state, or federal regulation or law enforcement agency requesting the same under color of law or (3) prospective assignees, sublessees, investors, lenders and similar parties with a reasonable need to know the terms of this Lease.

    

    

    56.          Exemption of Lessor; Waiver of Consequential Damages.  Notwithstanding anything to the contrary contained in this Lease, (a) except for the waiver of subrogation provision in Paragraph 8.6 and except that Lessee shall look solely to its insurance required to be carried pursuant to Paragraphs 8.2(a), 8.4(a) or 8.4(b), in no event shall Lessor be
      exculpated in any manner to the extent of the gross negligence, willful misconduct or breach of this Lease by or of Lessor or any officer, employee, director, manager, contractor, or agent of Lessor and (b) neither Lessor nor Lessee shall have any
      liability to the other for any consequential, indirect, special or punitive damages.

    

    

    57.          Default Notices.  Any notices that are required to be served as a condition to initiating a special proceeding for unlawful detainer may be served pursuant to Code of Civil
      Procedure section 1162 or Paragraph 23 of the Lease, and any notice of Default described in the Lease will be in lieu of (not in addition to) any notice required by the Code of Civil Procedure.  With respect
      to all notices that may be delivered, the parties agree that in addition to the manner of delivery provided in Paragraph 23 of the Lease, notices may be delivered by FedEx or other similar overnight delivery
      service that provides evidence of receipt.

    
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    58.          Payment of Deductible Amounts.  Notwithstanding the waiver of subrogation in Paragraph 8.6 of the Lease, Lessee’s obligation with respect
      to payment of any “deductible amount” under Lessor’s liability, fire and/or casualty policies of insurance shall be as follows:

    

    

    58.1          If the damage or destruction is caused by the negligent or intentional act or omission by Lessee or Lessee’s agents, employees, invitees, or contractors or otherwise arises out of the
      operation of the Lessee’s business and/or occupancy of the Premises, then Lessee shall pay the full deductible amount, and such amount shall not be included in Common Area Operating Expenses; however, Lessee’s obligation under this Paragraph 58.1 shall not exceed $10,000.00 for each occurrence to which this Paragraph 58.1 applies.

    

    

    58.2          If the damage or destruction is caused by a negligent or intentional act or omission by another tenant of the Building or such other tenant’s agents, invitees, employees or contractors
      or otherwise arises out of the operation of such other tenant’s business and/or such other tenant’s occupancy of another portion of the Building, then (1) such other tenant shall pay the full “deductible amount,” (2) Lessee shall have no
      responsibility or liability therefor, and (3) such amount shall not be included as an element of Common Area Operating Expenses.

    

    

    58.3          If the damage or destruction arises from any other cause other than a cause described in the preceding subparagraphs 58.1 or 58.2, then the
      deductible amount shall be an item of Common Area Operating Expenses.

    

    

    59.          No Public Testing.  Lessee shall not use the Premises to conduct on-site testing of or taking samples from members of the general public.  Nothing contained in this Paragraph 59 shall be construed to prohibit Lessee from conducting on-site testing of or taking samples from Lessee’s employees, even if such employees do not typically work at the Premises.

    

    

    60.          Attorneys’ Fees.  Lessor shall further be entitled to recover reasonable attorneys’ fees incurred in connection with any hearing or motion for assumption or rejection of the Lease
      under United States Code Title 11.

    

    

    61.          Exit Assessment.  Upon the expiration or earlier termination of this Lease, Lessee shall surrender the Premises to Lessor free of any Hazardous Substance brought upon, kept,
      used, stored, handled, treated, generated in, or released or disposed of by Lessee (collectively, “Lessee HazMat Operations”).  At least 1 month prior to the surrender of the Premises or such earlier date as
      Lessee may elect to cease operations at the Premises, Lessee shall deliver to Lessor a narrative description of the actions proposed (or required by any governmental authority) to be taken by Lessee in order to surrender the Premises at the
      expiration or earlier termination of this Lease, free from any residual impact from the Lessee HazMat Operations and otherwise released for unrestricted use and occupancy (i.e., for all of the same uses as Lessee during its use of the Premises) (the
      “Decommissioning and HazMat Closure Plan”).  Such Decommissioning and HazMat Closure Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of
      any Lessee Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of by Lessee from the Premises, and shall be subject to the commercially reasonable review and approval of
      Lessor’s environmental consultant.  In connection with the review and approval of the Decommissioning and HazMat Closure Plan, upon the request of Lessor, Lessee shall deliver to Lessor or its consultant such additional nonproprietary information
      concerning Lessee HazMat Operations as Lessor shall reasonably request.  On or before such surrender, Lessee shall deliver to Lessor evidence that the approved Decommissioning and HazMat Closure Plan shall have been satisfactorily completed and
      Lessor shall have the right, subject to reimbursement at Lessee’s expense as set forth below, to cause Lessor’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm
      that the Premises are, as of the effective date of such surrender or early termination of this Lease, free from any residual impact from Lessee HazMat Operations.  Lessee shall reimburse Lessor, as Additional Rent, for the actual out-of-pocket
      expense incurred by Lessor for Lessor’s environmental consultant to review and approve the Decommissioning and HazMat Closure Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $2,500.  Lessor
      shall have the unrestricted right to deliver such Decommissioning and HazMat Closure Plan and any report by Lessor’s environmental consultant with respect to the surrender of the Premises to third parties.  If Lessee shall fail to prepare or submit a
      Decommissioning and HazMat Closure Plan approved by Lessor, or if Lessee shall fail to complete the approved Decommissioning and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not approved by Lessor, shall fail to
      adequately address any residual effect of Lessee HazMat Operations in, on or about the Premises, Lessor shall have the right to take such actions as Lessor may deem reasonable or appropriate to assure that the Premises and the Project are surrendered
      free from any residual impact from Lessee HazMat Operations, the cost of which actions shall be reimbursed by Lessee as Additional Rent.

    
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    62.          Lessee’s Remedies.  In addition to the remedies in Paragraph 9.6 of the Lease, Lessee shall have the right to terminate this Lease
      following Premises Partial Damage under the following circumstances:

    

    

    62.1          If the Premises Partial Damage materially affects Lessee’s use of the Premises, Lessee may terminate this Lease if either (1) the reasonably estimated time to repair the damage exceeds
      90 days or (2) Lessor has failed to complete Lessor’s repair work within the Repair Period (defined below) and such failure continues for 20 days following delivery by Lessee to Lessor of written notice that Lessee elects to terminate this Lease if
      Lessor’s repair work is not completed within 20 days after delivery of the notice.  As used herein, the term “Repair Period” shall mean the longer of (1) a period commencing on the date of the casualty and
      expiring 90 days thereafter or (2) a period commencing on the date of the casualty and expiring on the date Lessor has specified in a written notice delivered to Lessee as Lessor’s estimate of the reasonable time to repair; however, if, within 60
      days following the date of the casualty, Lessor fails to deliver to Lessee a written notice that specifies Lessor’s estimate of the reasonable time to repair, then the Repair Period shall be for 90 days following the date of the casualty.  In the
      case of termination when the reasonably estimated time to repair exceeds 90 days, Lessee must deliver to Lessor written notice of Lessee’s election to terminate within 30 days following the date of Lessee’s receipt from Lessor of written notice that
      the reasonably estimated time to repair exceeds 90 days, and such termination shall be effective upon Lessor’s receipt of the notice or such later date specified in the notice not exceeding 30 days after Lessor’s receipt of the notice.  In the case
      of termination when Lessor has not completed Lessor’s repair work within the Repair Period, Lessee must deliver Lessee’s 20-day notice prior to Lessor’s completion of Lessor’s repair work, and termination shall be effective upon expiration of the
      20-day period.  Nothing contained in this paragraph shall be construed to waive or relieve Lessee from any obligation that may exist to pay or contribute to the deductible amount or the cost of repair and restoration as provided above.

    
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    62.2          If at any time during the last nine months of this Lease the Premises is damaged and (1) such damage materially affects Lessee’s use of the Premises, (2) the cost of repair exceeds two
      months’ Base Rent, and (3) such damage was not caused by Lessee or Lessee’s employees, agents, or contractors, then Lessee may terminate this Lease following the occurrence of such damage by giving a written termination notice to Lessor within 30
      days after the date of occurrence of such damage.  If Lessee elects to terminate this Lease as allowed under the preceding sentence, then (1) such termination shall be effective as of the date Lessee specifies in such notice and (2) the obligations
      of the Parties under this Lease shall be the same as if this Lease naturally expired on the date of such termination.

    

    

    63.         Permitted Lease Assignments.  Lessor’s consent shall not be required for an assignment of this Lease (i) to any person(s) or entity that controls, is controlled by, or is under
      common control with Lessee, (ii) to any entity resulting from the merger, acquisition, consolidation, or other reorganization with Lessee, whether or not Lessee is the surviving entity, (iii) to any person or legal entity that acquires all or
      substantially all of the assets or stock of Lessee (each of the foregoing is hereinafter referred to as a “Permitted Assignee”), (iv) in connection with a sale of shares or other equity interests in Lessee
      pursuant to a registered public offering, or (v) in connection with any transfer of shares of stock in Lessee which transfer does not reduce the net worth of Lessee, provided that before such assignment shall be effective, (a) the Permitted Assignee
      shall deliver to Lessor a written document by which the Permitted Assignee assumes the obligations of Lessee under this Lease if the transaction involves an actual assignment of this Lease (e.g., if this Lease is assigned in connection with a sale of
      Lessee’s assets), (b) Lessor shall be given written notice of such assignment, including a copy of the document(s) that evidence the assignment, and (c) the use of the Premises by the Permitted Assignee shall be as set forth in Paragraph 1.8 of the Lease.  The term “control” means possession, directly or indirectly, of the power to direct or cause the direction of the management, affairs, and policies of anyone, whether through the
      ownership of voting securities, by contract, or otherwise.  A Permitted Assignee shall be permitted to exercise Lessee’s option to extend the term of this Lease.

    

    

    64.          Building Signage.  Lessee may, at Lessee’s cost, install Lessee’s name and logo on the exterior of the Premises, subject to Lessee’s receipt of Lessor’s prior written consent with
      respect to the size, design, and means of attachment.  Lessor’s consent shall not be unreasonably withheld.  Upon expiration or earlier termination of this Lease, Lessee shall remove all signs installed by Lessee in or about the Premises and repair
      all damage caused by such removal.

    

    

    65.        Contractors.  Lessor may require that Lessee use Lessor’s selected contractors to complete Alterations or perform Lessee’s maintenance and repair obligations with respect to the
      plumbing, electrical, and mechanical systems in the Premises; however, Lessee’s right to require that Lessee use Lessor’s selected contractors shall be subject to the condition that Lessor furnish to Lessee the names of at least two contractors for
      each trade for which Lessor requires that Lessee use Lessor’s selected contractors.

    

    

    66.          Renewal Option.  Lessee shall have one three-year option to renew the Lease.  The renewal option shall expire and be of no further force
      or effect if Lessee (a) Defaults under any of the terms or the Lease beyond applicable notice and cure periods, (b) fails to deliver Notice exercising said option nine months or more prior to the Expiration
      Date, or (c) subleases any portion of the Premises or Assigns the Lease to anyone other than an affiliate of Lessee.  If the provisions of this paragraph conflict with the provisions of Paragraph 39 of the
      Lease, the provisions of this paragraph shall prevail.  During the option period, all terms and conditions of this Lease shall remain in effect, except that Base Rent for the first year of the option period shall be the greater of (1) the Base Rent
      in effect during the year preceding the commencement of the option period or (2) the then prevailing market rate for comparable space in the Sorrento Mesa area.  After the Base Rent has been established for the first year of the option period, the
      Base Rent shall be subject to three percent annual increases, as provided above.

    
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    67.        Lessor’s Work; Lessee’s Early Access.  Lessor shall, at Lessor’s cost, complete the following work (collectively “Lessor’s Work”) (1) paint interior walls of the Premises using Project standard paint, (2) install Project standard lighting in Premises, and (3) install Project standard floor tile in lab areas of Premises.  Provided Lessee and
      Lessee’s contractor(s) do not interfere with the completion of Lessor’s Work and subject to Paragraph 3.2 of the Lease, Lessee may have early access to the Premises to install Lessee’s-Owned Alterations and
      Utility Installations.  Subject to Lessee’s compliance with Paragraph 7.3 of the Lease, Lessee may install in the Premises (1) new doors to create two small ante rooms in the
        lab support room closest to the hallway in Suite 107, (2) modified mechanical systems so that labs are negative pressure, (3) additional door(s)/opening between Suite 107 and 108, (4) connection to the backup generator to Suite 108, (5) additional
        emergency outlets, and (6) polished concrete in the office area.

    

    

    68.           Exclusions to Common Area Operating Expenses.  Common Area Operating Expenses shall not include:

    

    

    68.1          Leasing commissions, attorneys’ fees, costs and disbursements and other expenses incurred in connection with negotiations or disputes with tenants, or other occupants or prospective
      tenants or other occupants, or associated with the enforcement of any leases or the defense of Lessor’s title to or interest in the Project or any part thereof.

    

    

    68.2          Costs (including permit, license and inspection fees) incurred in renovating or otherwise improving or decorating, painting or redecorating space for other tenants or other occupants or
      in renovating or redecorating vacant space.

    

    

    68.3          Expenses in connection with services or other benefits of a type that are not provided to Lessee, but that are provided to other tenant(s) or occupant(s).

    

    

    68.4          Repairs and maintenance for items that are covered by guaranties that are or will be honored by the guarantor.

    

    

    68.5          Costs incurred due to violation by Lessor or any tenant of the terms and conditions of any other lease.

    

    

    68.6          Payments in respect to overhead and/or profit to subsidiaries of affiliates of Lessor or to any party as a result of noncompetitive selection process, for management or other services
      on or to the Project, or for supplies or other materials to the extent that the costs of such services, supplies or other materials exceed the costs that would have been paid had the services, supplies or materials been provided by parties
      unaffiliated with the Lessor on a competitive basis.

    
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    68.7          Costs related to Lessor refinancing the debt on the Project, including points and closing costs.

    

    

    68.8          Debt interest or amortization payments on any mortgages or deeds of trust

    

    

    68.9          Costs and expenses incurred by Lessor in connection with repairs undertaken by Lessor under the sections of the Lease entitled “Damage or Destruction” or “Condemnation.”

    

    

    68.10          reserves for or depreciation of the Project.

    

    

    68.11          salaries, wages, benefits and other compensation paid to officers and employees of Lessor who are not assigned in whole or in part (and, if in part, then on a pro rata basis based on
      the amount of time devoted to the Project) to the operation, management, maintenance or repair of the Project.

    

    

    68.12          general organizational, administrative and overhead costs relating to maintaining Lessor’s existence, either as a corporation, partnership, or other entity, including general
      corporate, legal and accounting expenses.

    

    

    68.13          costs of Lessor’s charitable or political contributions, or of fine art maintained at the Project.

    

    

    68.14          a property management fee in excess of 4% of gross receipts.

    

    

    68.15          any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than tenants of the Project under leases for space in the Project.

    

    

    68.16          any costs incurred to remove, study, test or remediate hazardous materials that exist in or about the Project prior to the Commencement Date; and costs incurred to remove, remedy,
      contain, or treat hazardous material, which hazardous material is brought into the Project or onto the Project after the date hereof by Lessor or any other tenant of the Project.

    

    

    69.          Control Areas.  Lessee shall not store at the Premises more than Lessee’s pro rata share of allowed combustible materials based upon the ratio of the Premises floor area to the
      total “Control Area” of which the Premises is a part.

    

    

    70.          Energy Efficiency Reporting.  Lessee acknowledges that Lessor may, from time to time, be required to disclose certain information concerning the Premises’ energy use pursuant to
      California Public Resources Code Section 25402.10 and the regulations promulgated pursuant thereto (collectively, together with any future law or regulation regarding disclosure of energy efficiency data with respect to the Building, “Energy Disclosure Regulations”).  Lessee shall cooperate with Lessor with respect to any disclosure and/or reporting requirements pursuant to any Energy Disclosure Regulations.  Without limiting the generality of
      the foregoing, Lessee shall, within 20 days following request from Lessor, disclose to Lessor all information requested by Lessor in connection with the Energy Disclosure Regulations.  Lessee acknowledges that this information shall be provided on a
      non-confidential basis and may be provided by Lessor to the applicable utility providers, the California Energy Commission (and other governmental entities having jurisdiction with respect to the Energy Disclosure Regulations), and any third parties
      to whom Lessor is required to make the disclosures pursuant to the Energy Disclosure Regulations.

    
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    71.          AIR Printed Form Corrections.  The printed portion of the AIR form is modified as follows:

    

    

    (a)          [Intentionally deleted.]

    

    

    (b)          Paragraph 6.2(g) shall be amended as follows:  “(g) Lessor Termination Option.  If a Hazardous
      Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this
      Lease shall continue in full force and effect, but subject to Lessor’s rights under Paragraph 6.2(d) and Paragraph 13), Lessor shall investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s
      expense.”

    

    

    (c)          In no event shall Lessee be responsible for any cost or expense pursuant to Paragraph 6.4 except to the extent that Lessee caused or contributed
      to a Hazardous Substance Condition.

    

    

    (d)          The following is hereby added to Paragraph 8.8: “Notwithstanding anything to the contrary contained in this Lease, neither Lessor nor Lessee
      shall have any liability to the other for any consequential, indirect, special or punitive damages.”

    

    

    (e)          Paragraph 9.6(a) is hereby amended by deleting the following term from the end of the first sentence: “but not to exceed the proceeds received
      from the Rental Value insurance.”

    

    

    (f)          Paragraph 12.1(d) shall be amended to read as follows: “(d) An assignment or subletting without consent shall be a Default curable after notice
      per Paragraph 13.1(d).”

    

    

    (g)          The last sentence of Paragraph 31 is hereby replaced with the following: “In addition, if Lessee is in Default of this Lease, Lessor shall be
      entitled to attorneys’ fees, costs and expenses incurred in the preparation and service of notices of such Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or
      resulting Breach ($200 is a reasonable minimum per occurrence for such services and consultation).”

    

    

    (h)          Lessee’s obligation to reimburse Lessor for reasonable third-party out-of-pocket expenses incurred by Lessor in connection with Lessee’s request
      for Lessor’s consent under Paragraph 36 of the Lease shall not exceed $1,000.00 unless Lessor provides to Lessee advance written notice that such expenses may exceed $1,000.00.

    

    

    72.          Changes to Project.  Notwithstanding anything to the contrary in this Lease, in no event shall Lessor operate, maintain or make any changes
      to the Project or any portion thereof that will unreasonably interfere with or limit (a) Lessee’s access to or from the Premises, (b) Lessee’s use of the Premises, (c) Lessee’s parking, or signage under this Lease, or (d) views of or from the
      Premises.

    
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    73.          Payment of Rent.  Notwithstanding anything to the contrary in this Lease, Lessee may at its election pay any Rent to Lessor by electronic
      transfer and Lessor shall provide Lessee with ACH information upon request from Lessee.

    

    

    74.          Interference.  Notwithstanding anything to the contrary in this Lease, if (1) Lessee is unable to use the Premises or any parking rights
      under this Lease (whether by lack of services, lack of utilities, lack of access, repairs or construction, or any other reason, (2) such inability to use is not caused by an occurrence for which Lessee is required to maintain insurance under the
      terms of this Lease and (3) inability to use is not caused by Lessee and provided that such inability to use is caused by the acts or omissions of Lessor) for more than five (5) business days, then Rent shall be abated until the Premises may be used
      by Lessee (and if such lack of use is limited to a portion of the Premises, then such abatement of Rent shall be prorated based on the portion of the Premises that is unavailable) and if such inability lasts longer than thirty (30) days, then Lessee
      may, at its election, terminate this Lease.

    

    

    Schedule of Exhibits

    

    

    Exhibit A          Diagram of the Project that Includes the Location of the Premises

    Exhibit B          Rules and Regulations

    

    

  

  9

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