Document:

Exhibit 10.24

 

BASIC
LEASE INFORMATION

 

LEASE
DATE: October 29, 2021

 

TENANT:
High Mountain Door & Trim Inc.

 

TENANT’S
ADDRESS: 8895 Double Diamond Pkwy, Reno, NV 89521

 

LANDLORD:
WL-MCK SRI OWNER LLCS

 

	LANDLORD’S ADDRESS:	McKenzie Properties Management, Inc.
	 	5520 Kietzke Ln. Suite 400
	 	Reno, NV 89511
	 	 
	NOTICE ADDRESS:	McKenzie Properties Management, Inc.
	 	5520 Kietzke Ln. Suite 400
	 	Reno, NV 89511

 

PROJECT:
The “Project” shall collectively refer to the real property and all buildings and common areas located thereon, as shown
on the project site plan attached hereto as Exhibit “A”, incorporated herein (“Site Plan”).

 

BUILDING:
A 84,000 square foot building located at 8895 Double Diamond Pkwy, Reno, NV 89521

 

PREMISES:
42,000 square feet of rentable space located at Unit 120 as outlined in red on the Site Plan.

 

PERMITTED
USE: General warehouse, light manufacturing and offices related to the foregoing.

 

PARKING
DENSITY: 1 space per 2,270 square feet

 

COMMENCEMENT
DATE: The Term shall commence upon the earlier of: (i) the date upon which the Landlord’s Work, set forth in the Work Letter, if
any, are substantially complete, or (ii) the date upon which Tenant takes possession of the Premises. The Estimated Commencement Date
is February 1, 2022

 

LENGTH
OF TERM: Sixty-One (61) Months. See Paragraph 3.

 

BASE
RENT: See Paragraph 7.

 

	Base Rent Month 1:	 	$	0.00	 
	Base Rent Months 2 through 13:	 	$	29,400.00	 
	Base Rent Months 14 through 25:	 	$	30,576.00	 
	Base Rent Months 26 through 37:	 	$	31,799.00	 
	Base Rent Months 38 through 49:	 	$	33,071.00	 
	Base Rent Months 50 through 61:	 	$	34,394.00	 

 

Estimated
First Year Basic Operating Cost: $5,040.00 per month, subject to Basic Operating Cost Adjustment pursuant to Section 8.3 of this
Lease.

 

SECURITY
DEPOSIT: $29,400.00

 

    i

     

    

 

TENANT’S
PROPORTIONATE SHARE: “Tenant’s Proportionate Share” with respect to the Building shall mean a fraction, the numerator of
which is the rentable area of the Premises and the denominator of which is the rentable area contained in the Building; and with respect
to the Project shall mean a fraction, the numerator of which is the rentable area of the Premises and the denominator of which is the
rentable area of all buildings within the Project. Rentable area shall be defined by Building Owners and Management Association (BOMA)
standards.

 

Tenant’s
Proportionate Share of Building: Estimated to be 50%, subject to the Final Measurement as set forth in the Lease

 

Tenant’s
Proportionate Share of Project:Estimated to be 50%, subject to the Final Measurement as set forth in the Lease

 

BROKERS:

 

	Landlord’s
  Broker:	Shawn
                                            Jaenson & Mike Nevis

Kidder
Matthews

 

	Tenant’s
  Broker:	Amanda
                                            Eastwick, CCIM

Cushman
& Wakefield

 

BROKER
COMMISSIONS: See Paragraph 37.5% of total Base Rent to be paid half upon Lease Execution and balance paid upon Tenant’s first
months paid rent.

 

The
foregoing Basic Lease Information is incorporated into and made a part of this Lease. Each reference in this Lease to any of the Basic
Lease Information shall mean the respective information above and shall be construed to incorporate all of the terms provided under the
particular Lease paragraph pertaining to such information. In the event of any conflict between the Basic Lease Information and the Lease,
the latter shall control.

 

    ii

     

    

 

LEASE

 

THIS
LEASE is made as of this 29th day of October, 2021, by and between WL-MCK SRI OWNER LLC (“Landlord”) and HIGH MOUNTAIN
DOOR AND TRIM, INC., LLC (“Tenant”).

 

		1.	PREMISES:

 

Landlord
leases to Tenant and Tenant leases from Landlord, upon the terms and conditions hereinafter set forth the Premises described in the Basic
Lease Information. Notwithstanding anything to the contrary in this Lease, the exterior walls, foundations, footings, roof and exterior
portions of the Premises and Building are not demised hereunder, and the use thereof together with the right to install, maintain, use,
repair, and replace pipes, ducts, conduits, wires, and structural elements leading through the Premises serving other parts of the Project
are hereby reserved unto Landlord. Such reservation in no way affects maintenance obligations imposed herein nor the Tenant’s non-exclusive
right to use the common areas of the Project as set forth herein below; provided that any access or modification to the portions of the
Project set forth in the foregoing sentence shall require the prior written consent of Landlord, which consent shall not be unreasonably
withheld.

 

		2.	LEASE
TERMS:

 

The
terms provided in the Basic Lease Information attached hereto at pages i and ii are hereby incorporated into this Lease.

 

		3.	POSSESSION
AND LEASE COMMENCEMENT:

 

3.1 Existing
Improvements. In the event this Lease pertains to a Premises in which the interior improvements have already been constructed (“Existing
Improvements”), the provisions of this Section shall apply. If for any reason Landlord cannot deliver possession of the Premises
to Tenant on the Estimated Commencement Date, Landlord shall not be subject to any liability therefor, nor shall Landlord be in default
hereunder, and Tenant agrees to accept possession of the Premises at such time as Landlord is able to deliver the same, which date shall
then be deemed the Commencement Date. Tenant shall not be liable for any Rent for any period prior to the Commencement Date. Tenant acknowledges
that Tenant has inspected and accepts the Premises in their present condition, broom clean, “as is,” as suitable for the purpose
for which the Premises are leased. Tenant agrees that said Premises and other improvements are in good and satisfactory condition as
of the date possession was taken. Tenant further acknowledges that no representations as to the condition or repair of the Premises nor
promises to alter, remodel or improve the Premises have been made by Landlord unless such are expressly set forth in this Lease and/or
the work letter attached hereto as Exhibit “B”, incorporated herein, which sets forth Premises improvements to be completed
by the Parties, if any (“Work Letter”).

 

3.2 Construction
of Improvements. In the event this Lease pertains to a Building to be constructed or improvements to be constructed within a
Building, the provisions of this Section shall apply in lieu of the provisions of the Existing Improvements set forth in Section 3.1
above. The Work Letter sets forth any and all Premises improvements to be completed, along with the estimated construction timeline
for said improvements. If for any reason Landlord cannot deliver possession of the Premises to Tenant on the Estimated Commencement
Date, Landlord shall not be subject to any liability therefor, nor shall Landlord be in default hereunder, and Tenant agrees to
accept possession of the Premises at such time as Landlord is able to deliver the same, which date shall then be deemed the
Commencement Date. Tenant shall not be liable for any Rent for any period prior to the Commencement Date. In the event of any
dispute as to whether Landlord’s Work has been Substantially Completed pursuant to the Work Letter, the certificate of
Landlord’s architect or general contractor shall be conclusive. Substantial Completion shall have occurred notwithstanding
outstanding punchlist items identified pursuant to the terms of the Work Letter. After the Commencement Date, Tenant shall, upon
demand, execute and deliver to Landlord a letter of acceptance of delivery of the Premises in the form of Exhibit
“F” attached hereto (the “Commencement Certificate”).

 

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Tenant
acknowledges that there may be some variance in the final square footage of the of the Premises and/or the Building after it is Substantially
Completed (as defined in Exhibit “B”), at which time, the Premises and Building will be measured by Landlord’s
architect (the “Final Measurement”) using the Standard Methods of Measurement (ANSI Z65.2 – 2019 (“BOMA”),
as modified for the Project pursuant to Landlord’s standard area measurements for the Project, to include, among other calculations,
a portion of the common areas and service areas of the Building and other buildings in the Project (“Modified BOMA”).

 

The
Commencement Certificate shall confirm the Final Measurement, establishing the number of square feet in the Premises and Building, Tenant’s
Proportionate Share, Base Rent payable at the Commencement Date of the Term, and other amounts that are based on the size of the Premises.
To the extent any amounts have been paid by one party to the other based upon the estimated rentable area of the Premises or Building,
and the actual numbers determined pursuant to this provision differ from the estimated number, resulting in an overpayment or underpayment
of the amounts previously paid, the parties agree to reconcile such amounts, and to pay any underpayment or refund any overpayment within
30 days following such Final Measurement. The Final Measurement shall be final and binding on the parties, such that the square feet
of the Premises and the Building and the resulting Tenant’s Proportionate Share and Base Rent payable by Tenant during the Term
shall not be subject to remeasurement or change except in the event of an expansion or reduction of the Premises, Building or Project.

 

		4.	TERM:

 

4.1 General.
The Term of this Lease shall commence on the Commencement Date and continue in full force and effect for the number of months specified
in the Basic Lease Information, unless otherwise extended pursuant to Exhibit “C” attached hereto and incorporated herein
(“Option to Extend”) or earlier terminated as otherwise provided herein. If the Commencement Date is a date other than the
first day of the calendar month, the Term shall be the number of months of the Term in addition to the remainder of the calendar month
following the Commencement Date.

 

4.2 Early
Possession. Subject to Landlord’s prior written consent, Tenant may have access to the Premises up to thirty (30) days
prior to the Commencement Date, for the limited purpose of installing its telephone/data equipment, racking and trade fixtures,
provided Tenant does not interfere with construction of any of the work contemplated by the Work Letter. Such early entry by Tenant
shall be at Tenant’s own risk. Tenant agrees that it shall not in any way interfere with the progress of Landlord’s Work or
Tenant’s Work by such entry. Should such entry be an impediment to the progress of such work, in the Landlord’s reasonable
judgment, Landlord may demand that the Tenant forthwith vacate the Premises until such time as the work is complete, and Tenant
shall immediately comply with such demand. Tenant further agrees that Landlord shall have no obligation to safeguard any of the
property of Tenant during such pre-term possession and Tenant hereby releases and waives any such claim against Landlord relating to
the loss, damage or destruction of Tenant’s property located in or about the Premises. During the course of any such pre-term
possession, whether such pre-term period arises because of an obligation of construction on the part of Tenant, or otherwise, all
terms and conditions of this Lease, except for the obligation to pay Rent, shall apply, with specific reference to Tenant’s
indemnification and insurance obligations hereunder. Prior to Tenant’s early entry, Tenant shall first provide Landlord with
any pre-paid rent, Security Deposit and evidence of insurance required by this Lease. Tenant shall not have the right to commence
business operations prior to the Commencement Date and receipt of certificate of occupancy. Anything to the contrary herein
notwithstanding, Tenant shall not be charged for utilities or temporary HVAC during construction of Tenant’s Work or at any
other time during Early Possession.

 

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		5.	USE:

 

5.1 General.
Tenant shall use the Premises for the Permitted Use and for no other use or purpose. Subject to the terms of this Lease and Landlord’s
rules and regulations therefor, Tenant and its employees and invitees shall have a non-exclusive license to use, in common with others,
any applicable parking areas and driveways of the Project, and other similar improvements designated by Landlord from time to time as
common areas for the common use and enjoyment of all tenants and occupants of the Project (collectively, “common areas”).

 

5.2 Limitations.
Tenant shall not permit any odors, smoke, dust, gas, substances, noise or vibrations to emanate from the Premises, nor take any action
which would reasonably constitute a nuisance or would disturb, obstruct or endanger any other tenants of the Building or Project or interfere
with said other tenants’ use of their respective premises. Storage outside the Premises of materials, vehicles or any other items is
prohibited. Tenant shall not use or allow the Premises to be used for any improper, immoral, unlawful or objectionable purpose, nor shall
Tenant cause or maintain or permit any nuisance in, on or about the Premises. Tenant shall not commit or suffer the commission of any
waste in, on or about the Premises. Tenant shall not allow any sale by auction upon the Premises, or place any loads upon the floors,
walls or ceilings which endanger the structure, or place any Hazardous Materials in the drainage system of the Premises, Building or
Project. No waste, materials or refuse shall be dumped upon or permitted to remain outside the Premises except in trash containers placed
inside exterior enclosures designated for that purpose by Landlord. Landlord shall not be responsible to Tenant for the non-compliance
by any other tenant or occupant of the Building or Project with any of the above-referenced rules or any other terms or provisions of
such tenant’s or occupant’s lease or other contract.

 

5.3 Compliance
with Regulations. By entering the Premises, Tenant accepts the Premises in the condition existing as of the date of such entry,
subject to outstanding punchlist items provided, if any, pursuant to Section 3.2 above, and further subject to all existing or
future applicable municipal, state and federal and other governmental statutes, regulations, laws and ordinances, including zoning
ordinances and regulations governing and relating to the use, occupancy and possession of the Premises and the use, storage,
generation and disposal of Hazardous Materials (hereinafter defined) in, on and under the Premises (collectively
“Regulations”). Except for pre-existing violations, Tenant shall, at Tenant’s sole expense, strictly comply with all
Regulations now in force or which may hereafter be in force relating to the Premises and the use of the Premises and/or the use,
storage, generation of Hazardous Materials in, on and under the Premises. Tenant shall at its sole cost and expense obtain any and
all licenses or permits necessary for Tenant’s use of the Premises. Tenant shall promptly comply with the requirements of any board
of fire underwriters or other similar body now or hereafter constituted. Tenant shall not do or permit anything to be done in, on,
or about the Premises or bring or keep anything which will in any way increase the rate of any insurance upon the Premises, Building
or Project, or upon any contents therein or cause a cancellation of said insurance or otherwise affect said insurance in any manner.
Tenant shall indemnify, defend, protect and hold Landlord harmless from and against any loss, cost, expense, damage, attorneys’ fees
or liability arising out of the failure of Tenant to comply with any applicable law or comply with the requirements as set forth
herein. Landlord represents that to Landlord’s knowledge, the Premises, including but not limited to those portions of the
fire protection or other life safety equipment installed by Landlord as part of the Landlord’s Work, complies with (or will
comply with) all applicable current municipal, state, federal and other governmental statutes as of the date Landlord’s Work
is Substantially Completed, including but not limited to the “Americans With Disabilities Act”. Subject to the
foregoing, Tenant shall, at Tenant’s sole cost and expense, be responsible for compliance with all Disabilities Acts
necessitated by the use of the Premises for other than the Permitted Use or as a result of any alterations or additions to the
Premises by or on behalf of Tenant, including, without limitation, the initial Tenant’s Work under the Work Letter, if any.
Landlord warrants that all operating systems installed within the Premises as part of Landlord’s Work shall be in good working
condition for a period of one (1) year from the Commencement Date and Landlord shall make any necessary repairs to such Landlord
installed systems during such one (1) year period, at Landlord’s sole cost and expense, other than repairs necessitated by
Tenant’s Work or other damage caused by Tenant, Tenant’s members, managers, officers, employees, contractors, licensees,
subtenants, agents, representatives, successors, assigns or invitees (each a “Tenant Party” and collectively,
“Tenant Parties”).

 

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5.4 Hazardous
Wastes. Tenant shall not cause, or allow any of Tenant’s employees, agents, customers, visitors, invitees, licensees, contractors,
assignees and subtenants (collectively, “Tenant’s Parties”) to cause, any Hazardous Materials to be used, generated, stored
or disposed of on or about the Premises, Building or the Project. As used in this Lease, “Hazardous Materials” shall include,
but not be limited to, hazardous, toxic and radioactive materials and those substances defined as “hazardous substances,” “hazardous
materials,” “hazardous wastes,” “toxic substances,” or other similar designations in any federal, state, or
local law, regulation, or ordinance. Landlord shall have the right at all reasonable times to inspect the Premises and to conduct tests
and investigations to determine whether Tenant is in compliance with the foregoing provisions. The costs of all such inspections, tests
and investigations shall be considered either a Basic Operating Cost if applicable to the entire Project which ordinary tests relating
to the entire Project shall not occur more than once in any calendar year, or additional rent to be borne by Tenant if solely applicable
to the Premises or the acts or omissions of Tenant or any Tenant Party. Tenant shall indemnify, defend, protect and hold Landlord harmless
from and against all liabilities, losses, costs and expenses, demands, causes of action, claims or judgments directly or indirectly arising
out of the use, generation, storage or disposal of Hazardous Materials by Tenant or any Tenant Party, which indemnity shall include,
without limitation, the cost of any required or necessary repair, cleanup or detoxification, and the preparation of any closure or other
required plans, whether such action is required or necessary prior to or following the termination of this Lease. Neither the written
consent by Landlord to the use, generation, storage or disposal of Hazardous Materials nor the strict compliance by Tenant with all laws
pertaining to Hazardous Materials shall excuse Tenant from Tenant’s obligation of indemnification pursuant to this Section. Tenant’s
obligations pursuant to the foregoing indemnity shall survive the termination of this Lease.

 

5.5 Matters
of Record. The parties agree that this Lease may be subject to the effect of covenants, conditions, restrictions, easements,
mortgages or deeds of trust, ground leases, rights of way of record, and any other matters or documents of record which may now or
hereafter encumber the Building or Project (collectively, “Restrictions”). Tenant agrees that as to its leasehold
estate, Tenant shall conform to and shall not violate the terms of any Restrictions. This Lease is and at all times will be subject
and subordinate to all present and future Restrictions. The foregoing will be self-operative and no further instrument of
subordination will be required. Tenant’s failure to keep and observe the Restrictions shall constitute an Event of Default under
this Lease in a manner as if the same were contained herein as covenants. Landlord reserves the right, from time to time, to amend
or supplement the Restrictions and to adopt and promulgate additional Restrictions applicable to the Premises, Building or Project.
Tenant agrees to comply with and observe all such Restrictions and any subsequent amendments thereto and supplements thereof. In the
event of a direct conflict between this Lease and the Restrictions, the Restrictions shall control.

 

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5.6 Parking.
Tenant shall use commercially reasonably efforts to ensure that all Tenant Parties abide by the Parking Density set forth in the Basic
Lease Information at all times. In addition to the Parking set forth in the Basic Lease Information, Tenant and all Tenant Parties shall
have the nonexclusive right to use, in common with other tenants of the Building or Project, on a first-come, first-served basis, the
unreserved parking areas and driveways of the Project, subject to such rules and regulations as Landlord may from time to time prescribe.
Landlord shall not be responsible for enforcing Tenant’s parking rights against third parties or other occupants of the Project.
Tenant shall not be permitted to leave any vehicles outside the Premises overnight under any circumstances without the prior written
consent of Landlord.

 

5.7 Marijuana
Prohibition. Notwithstanding any state law to the contrary, Tenant acknowledges that, as of the date of this Lease, possession of
any amount of marijuana is a criminal act under federal law. Marijuana includes any part of the cannabis plant, whether dried or in a
living plant, any extract from the cannabis plant in any form including any distillate or purified substance containing active ingredient
whether or not incorporated into an edible or other form. Tenant agrees that Tenant, Tenant’s employees, agents, contractors nor
invitees shall engage in criminal activity on or near the Premises or any other portion of the Project, as the use, sale, possession,
cultivation, manufacture, distribution, or marketing of any controlled substance or contraband on the Property is expressly prohibited.
This is inclusive of any violation of federal laws, including, but not limited to, possession, use or cultivation of marijuana. Any violation
of the above provisions shall be considered a material, uncurable breach of this Lease, allowing Landlord to terminate this Lease in
accordance with applicable Regulations.

 

		6.	RULES
AND REGULATIONS:

 

Tenant
shall faithfully observe and comply with any reasonable rules and regulations in Exhibit “E” or as Landlord may from
time to time prescribe in writing for the purpose of maintaining the proper care, cleanliness, safety, traffic flow and general order
of the Premises, Building and/or Project provided such rules and regulations are imposed on a nondiscriminatory basis. Tenant shall cause
Tenant’s Parties to comply with such rules and regulations. Landlord shall not be responsible to Tenant for the non-compliance by any
other tenant or occupant of the Building or Project with any of the rules and regulations.

 

		7.	RENT:

 

7.1 Base
Rent. Tenant shall pay to Landlord, without demand throughout the Term, Base Rent as specified in the Basic Lease Information,
payable in monthly installments in advance on or before the first day of each calendar month, in lawful money of the United States,
without deduction or offset whatsoever, at the address specified in the Basic Lease Information or to such other place as Landlord
may from time to time designate in writing. Base Rent for the Base Rent Month 2 of the Term shall be paid by Tenant upon the
Effective Date of this Lease. If the obligation for payment of Base Rent commences on a date other than the first day of a calendar
month, then Base Rent shall be prorated and the prorated installment shall be paid to Landlord by Tenant upon the Effective
Date.

 

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7.2 Additional
Rent. All monies other than Base Rent required to be paid by Tenant hereunder, including, but not limited to: (i) the interest and
late charge described in the Default Section below, (ii) any monies spent by Landlord in seeking any remedy, and (iii) Tenant’s Proportionate
Share of the Basic Operating Cost, as specified below, shall be considered additional rent (“Additional Rent”). “Rent”
shall mean Base Rent and Additional Rent.

 

		8.	BASIC
OPERATING COST:

 

8.1 Basic
Operating Cost. In addition to the Base Rent required to be paid hereunder, Tenant shall pay as Additional Rent, Tenant’s Proportionate
Share of the Basic Operating Cost in the manner set forth below. Landlord shall account for each item of Basic Operating Cost as a cost
attributable to the Building or to the Project, and unless provided to the contrary in this Lease, Tenant shall pay the applicable Tenant’s
Proportionate Share of each such Basic Operating Cost, as set forth herein. Basic Operating Cost shall mean all expenses and costs of
every kind and nature which Landlord shall pay or become obligated to pay, because of or in connection with the management, maintenance,
preservation and operation of the Building or Project and its supporting facilities, including, without limitation, the following:

 

8.1.1 Taxes. “Taxes”,
including, without limitation, all real property taxes, possessory interest taxes, business or license taxes or fees, service
payments in lieu of such taxes or fees, annual or periodic license or use fees, excises, transit charges, housing fund assessments,
open space charges, assessments, levies, fees or charges, general and special, ordinary and extraordinary, unforeseen as well as
foreseen, of any kind (including fees “in-lieu” of any such tax or assessment) which are assessed, levied, charged,
confirmed, or imposed by any public authority upon the Building or Project, its operations or the Rent or any portion or component
thereof (all of the foregoing being hereinafter collectively referred to as “real property taxes”), or any tax imposed in
substitution, partially or totally, of any tax previously included within the definition of real property taxes, or any additional
tax the nature of which was previously included within the definition of real property taxes, except: (a) inheritance or estate
taxes imposed upon or assessed against the Building or Project, or any part thereof or interest therein, and (b) an increase in
taxes as a result of the sale of the Building or Project or any portion thereof by Landlord which results in the uncapping of any
limit or restriction on assessment or rate increase, and (c) taxes computed upon the basis of net income of Landlord or the owner of
any interest therein, except as otherwise provided in the following sentence. “Taxes” shall also include any taxes,
assessments, or any other fees imposed by any public authority upon or measured by the monthly rental or other charges payable
hereunder, including, without limitation, any gross income tax, commerce or excise tax levied by the local governmental authority in
which the Building or Project is located, the federal government, or any other governmental body with respect to receipt of such
rental, or upon, with respect to or by reason of the development, possession, leasing, operation, management, maintenance,
alteration, repair, use or occupancy by Tenant of the Premises or any portion thereof, or upon this transaction or any document to
which Tenant is a party creating or transferring an interest or an estate in the Premises. In the event Tenant’s Proportionate Share
of Taxes may be billed directly to Tenant from the appropriate taxing and/or governmental authority, Tenant shall pay Tenant’s
Proportionate Share of Taxes directly to said taxing and/or governmental authority rather than having Landlord pay said Taxes,
requiring reimbursement by Tenant. In the event that it shall not be lawful for Tenant to reimburse Landlord for all or any part of
such Taxes, the Base Rent payable to Landlord under this Lease shall be revised to net to Landlord the same net rental after
imposition of any such Taxes by Landlord as would have been payable to Landlord prior to the payment of any such Taxes. In addition
to and wholly apart from Tenant’s obligation to pay Tenant’s Proportionate Share of Basic Operating Cost, Tenant shall be
responsible for, and shall pay prior to delinquency, any taxes or governmental service fees, possessory interest taxes, fees or
charges in lieu of any such taxes, capital levies, or other charges imposed upon, levied with respect to or assessed against its
personal property, on the value of the alterations, additions or improvements within the Premises, and on Tenant’s interest pursuant
to this Lease. To the extent that any such taxes are not separately assessed or billed to Tenant, Tenant shall pay the amount
thereof as invoiced to Tenant by Landlord.

 

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8.1.2 Insurance.
All insurance premiums and costs, including but not limited to, any deductible amounts, premiums and cost of insurance incurred by
Landlord, as more fully set forth below.

 

8.1.3 Repairs
and Improvements. Repairs, replacements and general maintenance for the Premises, Building and Project, including, without limitation,
those repairs, replacements and general maintenance of the public and common areas of the Project as set forth in Section 11 below (except
for those repairs expressly made the financial responsibility of Landlord pursuant to the terms of this Lease, repairs to the extent
paid for by proceeds of insurance or by Tenant or other third parties, and alterations attributable solely to other tenants of the Building
or Project). Such repairs, replacements, and general maintenance shall include the cost of any capital improvements made to or capital
assets acquired for the Project, Building or Premises before or after the Commencement Date that are intended to reduce any other Basic
Operating Cost (in Landlord’s reasonable discretion), are reasonably necessary for the health and safety of the occupants of the
Building or Project, or are made to the Project, Building or Premises by Landlord before or after the Effective Date of this Lease and
are required under any governmental law, regulation, or requirements for project approval, such costs or allocable portions thereof to
be amortized over such reasonable period as Landlord shall determine, together with interest on the unamortized balance at the “prime
rate” charged at the time such improvements or capital assets are constructed or acquired by Wells Fargo Bank, N.A. (San Francisco),
plus two (2) percentage points, but in no event more than the maximum rate permitted by law.

 

8.1.4 Services.
All expenses relating to maintenance, janitorial and service agreements and services, and costs of supplies and equipment used in
maintaining the Premises, Building and Project and the equipment therein and the adjacent sidewalks, driveways, parking and service areas,
including, without limitation, snow removal, exterior building maintenance, and landscaping.

 

 8.1.5 Utilities. Utilities which benefit all or a portion of the Premises, Building or

Project.

 

8.1.6 Management
Fee. A management and accounting cost recovery fee not to exceed three and one-half percent (3.5 %) of the sum of the
Landlord’s effective gross income from the Project which consists of the gross rents charged to the tenants of the Project
plus expense reimbursements and other operating income.

 

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8.1.7 Legal
and Accounting. All reasonable legal and accounting expenses relating to the Building or Project, including the cost of audits by
certified public accountants.

 

8.1.8 Hazardous
Materials Testing. All costs associated with reasonable inspections, tests and investigations required in determining Hazardous Materials
compliance pursuant to Section 5.4 above.

 

8.1.9 Required
Agreements. In the event the Building or Project requires and/or is subject to a joint maintenance agreement, reciprocal easement
agreement or any other similar agreement with neighboring property(ies) or pursuant to any Restrictions, Tenant agrees to cooperate and
bear Tenant’s Proportionate Share of all reasonable costs, assessments, obligations, and/or maintenance required thereunder.

 

In
the event that the Building is not fully occupied during any fiscal year of the Term as determined by Landlord, an adjustment shall be
made in computing the Basic Operating Cost for such year so that Tenant pays an equitable portion of all variable items of Basic Operating
Cost, as reasonably determined by Landlord; provided, however, that in no event shall Landlord be entitled to collect in excess of one
hundred percent (100%) of the total Basic Operating Cost from all of the tenants in the Building including Tenant.

 

Basic
Operating Cost shall not include specific costs incurred for the account of, separately billed to and paid by specific tenants. Notwithstanding
anything herein to the contrary, in any instance wherein Landlord, in Landlord’s sole discretion, deems Tenant to be responsible for
any amounts greater than Tenant’s Proportionate Share, Landlord shall have the right to allocate said costs accordingly, and shall, upon
demand, provide evidence thereof to Tenant.

 

8.2 Payment
of Estimated Basic Operating Cost. “Estimated Basic Operating Cost” for any particular year shall mean Landlord’s estimate
of the Basic Operating Cost for such fiscal year made prior to commencement of such fiscal year as hereinafter provided. Landlord shall
have the right from time to time to revise its fiscal year and interim accounting periods so long as the periods as so revised are reconciled
with prior periods in accordance with generally accepted accounting principles applied in a consistent manner. During the last month
of each fiscal year during the Term, or as soon thereafter as practicable, Landlord shall give Tenant written notice of the Estimated
Basic Operating Cost for the ensuing fiscal year. Tenant shall pay Tenant’s Proportionate Share of the Estimated Basic Operating Cost
with installments of Base Rent for the fiscal year to which the Estimated Basic Operating Cost applies in monthly installments on the
first day of each calendar month during such year, in advance. If at any time during the course of the fiscal year, Landlord determines
that Basic Operating Cost is projected to vary from the then Estimated Basic Operating Cost by more than ten percent (10%), Landlord
may, by written notice to Tenant, revise the Estimated Basic Operating Cost for the balance of such fiscal year, and Tenant’s monthly
installments for the remainder of such year shall be adjusted so that by the end of such fiscal year Tenant has paid to Landlord Tenant’s
Proportionate Share of the revised Estimated Basic Operating Cost for such year.

 

8.3 Computation
of Basic Operating Cost Adjustment. “Basic Operating Cost Adjustment” shall mean the difference between Estimated
Basic Operating Cost and actual Basic Operating Cost for any fiscal year determined as hereinafter provided. Within one hundred
twenty (120) days after the end of each fiscal year, as determined by Landlord, or as soon thereafter as practicable, Landlord shall
deliver to Tenant a statement of the actual Basic Operating Cost for the fiscal year just ended, accompanied by a computation of
Basic Operating Cost Adjustment for said previous fiscal year. If such statement shows that Tenant’s payment based upon Estimated
Basic Operating Cost is less than Tenant’s Proportionate Share of the actual Basic Operating Cost, then Tenant shall pay to Landlord
the difference within twenty (20) days after receipt of such statement. If such statement shows that Tenant’s payments of Estimated
Basic Operating Cost exceed Tenant’s Proportionate Share of the actual Basic Operating Cost, then (provided that Tenant is not in
default under this Lease) Landlord shall apply said overpayment by Tenant against Tenant’s Proportionate Share of Basic Operating
Cost due or next becoming due. If this Lease has been terminated or the Term hereof has expired prior to the date of such statement,
then the Basic Operating Cost Adjustment shall be paid by the appropriate party within twenty (20) days after the date of delivery
of the statement. The rights and obligations set forth in this subsection 8.3 shall survive the expiration or earlier termination of
this Lease.

 

    8 

     

    

 

8.4 Net
Lease. This shall be a net Lease and Base Rent shall be paid to Landlord absolutely net of all costs and expenses, except as specifically
provided to the contrary in this Lease. The provisions for payment of Basic Operating Cost and the Basic Operating Cost Adjustment are
intended to pass on to Tenant and reimburse Landlord for all costs and expenses of the nature described herein incurred in connection
with the ownership, maintenance and operation of the Building or Project and such additional facilities now and in subsequent years as
may be determined by Landlord to be necessary to the Building or Project.

 

8.5 Tenant
Audit. In the event that Tenant shall dispute the amount set forth in any statement provided by Landlord herein, Tenant shall have
the right, not later than twenty (20) days following the receipt of such statement and upon the condition that Tenant shall first deposit
with Landlord the full amount in dispute, to cause Landlord’s books and records with respect to Basic Operating Cost for such fiscal
year to be audited by certified public accountants selected by Tenant and subject to Landlord’s reasonable right of approval; provided
that, in no event shall any audit be performed by an accountant or firm retained on a “contingency fee” basis. Tenant and
its accounting firm shall treat any audit in a confidential manner and shall each execute Landlord’s confidentiality agreement
for Landlord’s benefit prior to commencing the audit. The accounting firm’s audit report shall, at no charge to Landlord,
be submitted in draft form for Landlord’s review and comment before the final approved audit report is delivered to Landlord, and
any reasonable comments by Landlord shall be incorporated into the final audit report. The Basic Operating Cost Adjustment shall be appropriately
adjusted on the basis of such audit. If such audit discloses a liability for a refund in excess of ten percent (10%) of Tenant’s Proportionate
Share of the Basic Operating Cost Adjustment previously reported, the cost of such audit shall be borne by Landlord; otherwise the cost
of such audit shall be paid by Tenant. If Tenant shall not request an audit in accordance with the provisions of this Section, within
twenty

(20)
days after receipt of Landlord’s statement provided pursuant to the provisions herein, such statement shall be final and binding for
all purposes hereof.

 

		9.	INSURANCE
AND INDEMNIFICATION:

 

9.1 Landlord’s
Insurance. Landlord agrees to maintain insurance insuring the Premises or, in the event the Premises is not a stand-alone
building, the building in which the Premises is located, against fire, lightning, vandalism and malicious mischief (including, at
Landlord’s sole election, “All Risk” coverage, earthquake, and/or flood insurance), in an amount not less than
eighty percent (80%) of the replacement cost thereof, with deductibles and the form and endorsements of such coverage as selected by
Landlord. Such insurance may also include, at Landlord’s option, insurance against loss of Base Rent and Additional Rent, in an
amount equal to the amount of Base Rent and Additional Rent payable by Tenant for a period of at least twelve (12) months commencing
on the date of loss. Such insurance shall be for the sole benefit of Landlord and under Landlord’s sole control. Landlord shall not
be obligated to insure any personal property, including, without limitation, furniture, equipment, machinery, goods or supplies,
which Tenant may keep or maintain in the Premises, or any leasehold improvements, additions or alterations within the Premises.
Landlord may also carry such other insurance as Landlord may deem prudent or advisable, including, without limitation, liability
insurance in such amounts and on such terms as Landlord shall determine. Tenant shall be responsible for payment of any deductible
under Landlord’s policy.

 

    9 

     

    

 

9.2
Tenant’s Insurance.

 

9.2.1 Personal
Property Insurance. Tenant shall procure at Tenant’s sole cost and expense and keep in effect from the date of this Lease and at
all times until the end of the Term, ISO Causes of Loss – Special Form property insurance, including fire and extended coverage,
sprinkler leakage, vandalism, and malicious mischief upon property of every description and kind owned by Tenant and located in the Premises
or the Building, or for which Tenant is legally liable or installed by or on behalf of Tenant including, without limitation, furniture,
equipment and any other personal property, equipment and machinery as outlined in subsection 9.2.3(e) below, and any alterations or improvements
made by or for Tenant to the Premises in an amount not less than the full replacement value thereof, without coinsurance provisions.
Any policy proceeds shall be used for repair or replacement of the property damaged or destroyed except as otherwise specifically set
forth in this Lease.

 

9.2.2 Liability
Insurance. Tenant shall procure at Tenant’s sole cost and expense and keep in effect from the date of this Lease and at all
times until the end of the Term either Comprehensive General Liability insurance or Commercial General Liability insurance applying
to the use and occupancy of the Premises and, if the Premises is not a stand-alone building, the building in which the Premises is
located, and any part of either, and any areas adjacent thereto, and the business operated by Tenant, or by any other occupant on
the Premises. Such insurance shall include Broad Form Contractual Liability insurance coverage insuring all of Tenant’s indemnity
obligations under this Lease. Such coverage shall have a minimum combined single limit of liability of at least One Million Dollars
($1,000,000.00), and a general aggregate limit of Two Million Dollars ($2,000,000.00). Such policies shall be written to apply to
all bodily injury, property damage or loss, fire legal liability coverage, personal injury and other covered loss, however
occasioned, occurring during the policy term, shall be endorsed to add Landlord, Landlord’s property manager, and any party
holding an interest to which this Lease may be subordinated as an additional insured, and shall provide that such coverage shall be
primary and that any insurance maintained by Landlord shall be excess insurance only. Such coverage shall also contain endorsements:
(i) deleting any employee exclusion on personal injury coverage; (ii) including employees as additional insureds; (iii) deleting any
liquor liability exclusion; and (iv) providing for coverage of employer’s automobile non-ownership liability. Such insurance shall
provide for severability of interests; shall provide that an act or omission of one of the named insureds shall not reduce or avoid
coverage to the other named insureds; and shall afford coverage for all claims based on acts, omissions, injury and damage, which
claims occurred or arose (or the onset of which occurred or arose) in whole or in part during the policy period. Said coverage shall
be written on an “occurrence” basis, if available. If an “occurrence” basis form is not available, Tenant must
purchase “tail” coverage for the most number of years available, and tenant must also purchase “tail” coverage
or if the retroactive date of an “occurrence” basis form is changed so as to leave a gap in coverage for occurrences that
might have occurred in prior years. If a “claims made” policy is ever used, the policy must be endorsed so that Landlord
is given the right to purchase “tail” coverage should Tenant for any reason not do so or if the policy is to be cancelled
for nonpayment of premium.

 

    10 

     

    

 

 9.2.3 Additional Coverage.

 

(a) Worker’s
compensation coverage as required by law, including employer’s liability coverage, with a limit of not less than One Million and No/100ths
Dollars ($1,000,000.00), or the amount required by law, whichever is greater, and waiver by Tenant’s insurer of any right of subrogation
against Landlord and Landlord’s property manager by reason of any payment pursuant to such coverage;

 

(b) Business
interruption or loss of income insurance in amounts sufficient to insure Tenant’s business operations for a period of not less than one
(1) year;

 

(c) Plate
glass insurance, sufficient to pay for the replacement of and any and all damages to exterior plate glass and frontage supports in the
Premises;

 

(d) contractual
liability insurance sufficient to cover Tenant’s indemnity obligations hereunder (but only if such contractual liability insurance
is not already included in Tenant’s commercial general liability insurance policy); and

 

(e) Machinery
insurance on all equipment and systems exclusively serving the Premises. If the equipment and the damage that it may cause are not covered
by ISO Causes of Loss – Special Form insurance, the insurance specified in this subparagraph shall be in an amount of not less
than One Hundred Thousand Dollars ($100,000.00).

 

9.2.4 General
Insurance Requirements. All coverages described in this Section shall list Landlord, Landlord’s property manager, and any
party holding an interest to which this Lease may be subordinated, as an additional insured and be endorsed to provide Landlord with
thirty (30) days’ notice of cancellation or change in terms. If at any time during the Term the amount or coverage of insurance
which Tenant is required to carry under this Section is, in Landlord’s reasonable judgment, materially less than the amount or type
of insurance coverage typically carried by owners or tenants of properties located in the general area in which the Premises are
located which are similar to and operated for similar purposes as the Premises, Landlord shall have the right to require Tenant to
increase the amount or change the types of insurance coverage required under this Section. All insurance policies required to be
carried under this Lease shall be written by companies rated A-XII or better in “Best’s Insurance Guide” and authorized to
do business in Nevada. Any deductible amounts under any insurance policies required hereunder shall be subject to Landlord’s prior
written approval. In any event deductible amounts shall not exceed One Thousand Dollars ($1,000.00). Tenant shall deliver to
Landlord on or before the Commencement Date, and thereafter at least thirty (30) days before the expiration dates of the expiring
policies, certified copies of Tenant’s insurance policies, or a certificate evidencing the same issued by the insurer thereunder,
together with all endorsements thereto, showing that all premiums have been paid for the full policy period; and, in the event
Tenant shall fail to procure such insurance, or to deliver such policies, certificates or endorsements, Landlord may, at Landlord’s
option and in addition to Landlord’s other remedies in the event of a default by Tenant hereunder, procure the same for the account
of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent.

 

    11 

     

    

 

9.3 Indemnification.
Landlord shall not be liable to Tenant for any loss or damage to person or property caused by theft, fire, acts of God, acts of a
public enemy, riot, strike, insurrection, war, court order, requisition or order of governmental body or authority or for any damage
or inconvenience which may arise through repair or alteration of any part of the Building or Project or failure to make any such repair,
except as expressly otherwise provided in Landlord’s Repairs, below. Tenant shall indemnify, defend by counsel acceptable to Landlord,
protect and hold Landlord harmless from and against any and all liabilities, losses, costs, damages, injuries or expenses, including
reasonable attorneys’ fees and court costs, arising out of or related to: (1) claims of injury to or death of persons or damage to property
occurring or resulting directly or indirectly from the use or occupancy of the Premises, or from activities of Tenant, Tenant’s Parties
or anyone in or about the Premises, Building or Project, or from any cause whatsoever; (2) claims for work or labor performed, or for
materials or supplies furnished to or at the request of Tenant in connection with performance of any work done for the account of Tenant
within the Premises, Building or Project; and (3) claims arising from any breach or default on the part of Tenant in the performance
of any covenant contained in this Lease. The foregoing indemnity shall not be applicable to claims arising from the active negligence
or willful misconduct of Landlord. The provisions of this Section shall survive the expiration or termination of this Lease with respect
to any claims or liability occurring prior to such expiration or termination.

 

		10.	WAIVER
OF SUBROGATION:

 

To
the extent permitted by law and without affecting the coverage provided by insurance to be maintained hereunder, Tenant waives any right
to recover against Landlord for: (a) damages for injury to or death of persons; (b) damages to property; (c) damages to the Premises
or any part thereof; and (d) claims arising by reason of the foregoing due to hazards covered by insurance to the extent of proceeds
recovered therefrom. This provision is intended to waive fully any rights and/or claims which might give rise to a right of subrogation
in favor of any insurance carrier. The coverage obtained by Tenant pursuant to this Lease shall include, without limitation, a waiver
of subrogation by the carrier which conforms to the provisions of this Section.

 

		11.	LANDLORD’S
REPAIRS AND SERVICES:

 

Landlord
shall, at Landlord’s expense, maintain the roof, structural soundness of the structural beams of the roof, foundations and exterior
walls of the Premises, and if the Premises is not a stand-alone building, the building in which the Premises is located, in good
repair, reasonable wear and tear excepted. The term “exterior walls” as used herein shall not include windows, glass or
plate glass, doors, special store fronts or office entries. Landlord shall perform on behalf of Tenant and other tenants of the
Building or Project, as an item of Basic Operating Cost, the maintenance of the public and common areas of the Building or Project,
including but not limited to the roof, pest extermination, landscaped areas, parking areas, driveways, truck staging areas, rail
spur areas, fire sprinkler systems, sanitary and storm sewer lines, utility services, electric and telephone equipment servicing the
Building or Project, exterior lighting, hot water, heating and air conditioning systems (at Landlord’s election, but specifically
excluding any HVAC unit or system expressly stated in this Lease to be the responsibility of Tenant), and anything which affects the
operation and exterior appearance of the Building or Project, which determination shall be at Landlord’s sole discretion. Except for
the expenses directly involving the items specifically described in the first sentence of this Section, Tenant shall reimburse
Landlord for all such costs in accordance with the provisions herein. Any damage caused by or repairs necessitated by any act of
Tenant or any of Tenant’s Parties may be repaired by Landlord at Landlord’s option and at Tenant’s expense. Tenant shall
immediately give Landlord written notice of any defect or need of repairs after which Landlord shall have a reasonable opportunity
to repair same. Landlord’s liability with respect to any defects, repairs, or maintenance for which Landlord is responsible under
any of the provisions of this Lease shall be limited to the cost of such repairs or maintenance.

 

    12 

     

    

 

11.1 At
Tenant’s expense, and included in “Basic Operating Cost”, Landlord shall have responsibility for the performance of
preventive maintenance, repair and replacement of the heating, ventilation and air conditioning (HVAC) systems serving the Premises excluding
HVAC equipment dedicated exclusively to a server or IT room(s) or any additional HVAC equipment installed by Tenant serving any portion
of the premises. Alternatively, Landlord may, upon notice to Tenant, require Tenant to obtain a regularly scheduled preventative maintenance/service
contract at Tenant’s own expense and in such event both the maintenance contractor and the contract must be approved by Landlord.
Any service contract obtained by Tenant must include all services suggested by the equipment manufacturer within the operation/maintenance
manual and must become effective and a copy thereof delivered to Landlord no later than the date specified by Landlord.

 

		12.	TENANT’S
REPAIRS:

 

Tenant
shall, at Tenant’s expense, maintain all parts of the Premises in a good clean and secure condition and promptly make all necessary repairs
and replacements, including but not limited to all windows, glass, doors, walls, including demising walls, and wall finishes, floors
and floor covering, dedicated heating, ventilating and air conditioning systems exclusively for computer, server and IT room(s) or closet(s)
or any additional HVAC equipment installed by Tenant, swamp coolers, ceiling insulation, warehouse exhaust, truck doors, dock bumpers,
dock plates and levelers, plumbing work and fixtures, downspouts, electrical and lighting systems, fire sprinklers, entries, skylights,
and roof vents (whether or not such portion of the Premises requiring repair, or the means of repairing the same, are reasonably or readily
accessible to Tenant, and whether or not the need for such repairs occurs as a result of Tenant’s use, the elements, or the age
of such portion of the Premises), as applicable with materials and workmanship of the same character, kind and quality of the Project.
Tenant shall, at Tenant’s expense, also perform regular removal of trash and debris. In addition, Tenant shall, at its own cost and expense,
replace any light bulbs, frames, ballasts, and accessory parts thereof on the Premises that may be broken or damaged during the Lease
Term. Tenant, in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices. Tenant
shall also keep the walkways in front of the Premises free from any snow or ice. Tenant shall also be responsible for repairing any and
all damages to the Premises, Building or Project caused by any act or omission of Tenant or any of Tenant’s Parties and for any
repairs, necessitated by any alterations, additions, or improvements to the Premises made by or on behalf of Tenant. Tenant shall not
damage any demising wall or disturb the integrity and support provided by any demising wall and shall, at its sole expense, immediately
repair any damage to any demising wall caused by Tenant or Tenant’s Parties.

 

		13.	ALTERATIONS:

 

13.1 Tenant
shall not commence any repairs, alterations or improvements without complying with the provisions of NRS Chapter 108, including, but
not limited to, NRS 108.2403.

 

    13 

     

    

 

13.2 Tenant
shall not make, or allow to be made, any alterations or physical additions in, about or to the Premises, including those set forth
in the Work Letter, if any, without obtaining the prior written consent of Landlord, which consent shall not be unreasonably
withheld or delayed with respect to proposed alterations and additions which: (a) comply with all applicable laws, ordinances, rules
and regulations; (b) are in Landlord’s opinion compatible with the Building or Project and its mechanical, plumbing, electrical,
heating/ventilation/air conditioning systems; and (c) will not unreasonably interfere with the use and occupancy of any other
portion of the Building or Project by any other tenant or its invitees. Specifically, but without limiting the generality of the
foregoing, Landlord shall have the right of written consent for all plans and specifications for the proposed alterations or
additions, construction means and methods, all appropriate permits and licenses, any contractor or subcontractor to be employed on
the work of alteration or additions, and the time for performance of such work, including that work set forth in the Work Letter, if
any. Tenant shall also supply to Landlord any documents and information reasonably requested by Landlord in connection with
Landlord’s consideration of a request for approval hereunder. Tenant shall reimburse Landlord for all costs which Landlord may incur
in connection with granting approval to Tenant for any such alterations and additions, including any costs or expenses which
Landlord may incur in electing to have outside architects and engineers review said plans and specifications. Tenant shall not
commence any permitted work of improvement within the Premises, without having first given Landlord prior written notice at least
ten (10) business days prior to entering into a contract with any prime contractor intending to perform alterations, and in all
events prior to the commencement of any work, to enable Landlord to record a Notice of Nonresponsibility and timely serve such
notice on any such contractor pursuant to applicable mechanics liens laws in the form attached hereto as Exhibit
“D”, incorporated herein by reference (“Notice of Nonresponsibility”). Such notification of the commencement
of work shall not be deemed given until actually received by Landlord.

 

Tenant
acknowledges that Tenant is required to comply with the provisions of NRS Sections 108.2403 and 108.2407 prior to commencement of any
work of improvement to be constructed, altered or repaired on the Premises. Tenant’s failure to comply with NRS Sections 108.2403 and
108.2407 shall be an Event of Default under this Lease.

 

	 	 	 
	 	Tenant’s Initials	 

 

All
such alterations, physical additions or improvements shall remain the property of Tenant until termination of this Lease, at which time
they shall be and become the property of Landlord if Landlord so elects; provided, however, that Landlord may, at Landlord’s option,
require that Tenant, at Tenant’s expense, remove any or all alterations, additions, improvements and partitions made by Tenant and restore
the Premises by the termination of this Lease, whether by lapse of time, or otherwise, to their condition existing prior to the construction
of any such alterations, additions, partitions or leasehold improvements. All such removals and restoration shall be accomplished in
a good and workmanlike manner so as not to cause any damage to the Premises, Building or Project whatsoever. If Tenant fails to so remove
such alterations, additions, improvements and partitions or Tenant’s trade fixtures or furniture, Landlord may keep and use them or remove
any of them and cause them to be stored or sold in accordance with applicable law, at Tenant’s sole expense.

 

    14 

     

    

 

		14.	SIGNS:

 

All
signs, notices and graphics of every kind or character, visible in or from public view or corridors, the common areas or the
exterior of the Premises, shall be subject to Landlord’s prior written approval which approval shall not be unreasonably withheld or
delayed as long as such signs are in compliance hereunder. Tenant shall not place or maintain any banners whatsoever or any window
decor in or on any exterior window or window fronting upon any common areas or service area or upon any truck doors or man doors
without Landlord’s prior written approval. Any installation of signs or graphics on or about the Premises, Building and Project
shall be subject to any applicable governmental laws, ordinances, regulations and to any other requirements imposed by Landlord.
Tenant shall, at Tenant’s sole cost and expense, remove all such signs and graphics prior to the termination of this Lease.
Such installations and removals shall be made in such manner as to avoid injury or defacement of the Premises, Building or Project
and any other improvements contained therein, and Tenant shall repair any injury or defacement, including without limitation,
discoloration caused by such installation or removal. Any sign placed in violation of this Section shall be removable by Landlord at
Tenant’s expense. Tenant shall be responsible for any damage caused by placement or removal of such unauthorized signage. The
provisions of this Section 14 shall survive the expiration or earlier termination of this Lease.

 

		15.	INSPECTION/POSTING
NOTICES:

 

Upon
twenty-four (24) hours’ notice, except in emergencies where no such notice shall be required, Landlord, and Landlord’s agents and
representatives, shall have the right to enter the Premises to inspect the same, to clean, to perform such work as may be permitted or
required hereunder, to make repairs or alterations to the Premises, Building or Project or to other tenant spaces therein, to deal with
emergencies, to post such notices as may be permitted or required by law to prevent the perfection of liens against Landlord’s interest
in the Project or to exhibit the Premises to prospective tenants, purchasers, encumbrancers or others, or for any other purpose as Landlord
may deem necessary or desirable; provided, however, that Landlord shall use reasonable efforts not to unreasonably interfere with Tenant’s
business operations. Tenant shall not be entitled to any abatement of Rent by reason of the exercise of any such right of entry. At any
time within six (6) months prior to the end of the Term, Landlord shall have the right to erect on the Premises, Building and/or Project
a suitable sign indicating that the Premises are available for lease. Tenant shall give written notice to Landlord at least thirty (30)
days prior to vacating the Premises and shall meet with Landlord for a joint inspection of the Premises at the time of vacating. In the
event of Tenant’s failure to give such notice or participate in such joint inspection, Landlord’s inspection at or after Tenant’s vacating
the Premises shall conclusively be deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration.

 

		16.	UTILITIES:

 

Tenant
shall pay directly for all water, gas, heat, air conditioning, light, power, telephone, sewer, trash, and fire sprinkler charges and
other utilities and services used on or from the Premises, together with any taxes, penalties, surcharges or the like pertaining
thereto, and maintenance charges for utilities and shall furnish all electric light bulbs, ballasts and tubes. If any such services
are not separately metered to Tenant, Tenant shall pay a reasonable proportion, as determined by Landlord, of all charges jointly
serving the Premises and remainder of the Building or Project. Landlord shall not be liable for any damages directly or indirectly
resulting from nor shall the Rent or any monies owed Landlord under this Lease herein reserved be abated by reason of: (a) the
installation, use or interruption of use of any equipment used in connection with the furnishing of any such utilities or services;
(b) the failure to furnish or delay in furnishing any such utilities or services when such failure or delay is caused by any Force
Majeure Event; or (c) the limitation, curtailment, rationing or restriction on use of water, electricity, gas or any other form of
energy or any other service or utility whatsoever serving the Premises, Building or Project. Landlord shall be entitled to cooperate
voluntarily and in a reasonable manner with the efforts of national, state or local governmental agencies or utility suppliers in
reducing energy or other resource consumption. The obligation to make services available hereunder shall be subject to the
limitations of any such voluntary, reasonable program.

 

    15 

     

    

 

		17.	SUBORDINATION:

 

Without
the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination, the Lease shall be
subject and subordinate at all times to: (a) all ground leases or underlying leases which
may now exist or hereafter be executed affecting the Premises and/or the land upon which the Premises, Building and/or Project are
situated, or both; and (b) any mortgage or deed of trust which may now exist or be placed upon said Project, land, ground leases or
underlying leases, or Landlord’s interest or estate in any of said items which is specified as security. Notwithstanding the
foregoing, Landlord shall have the right to subordinate or cause to be subordinated any such ground leases or underlying leases or
any such liens to this Lease. In the event that any ground lease or underlying lease terminates for any reason or any mortgage or
deed of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant shall, notwithstanding any
subordination, attorn to and become the Tenant of the successor in interest to Landlord at the option of such successor in interest.
Within ten (10) days after request by Landlord, Tenant shall execute and deliver any additional documents evidencing Tenant’s
attornment or the subordination of this Lease with respect to any such ground leases or underlying leases or any such mortgage or
deed of trust, in the form requested by Landlord or by any ground landlord, mortgagee, or beneficiary under a deed of trust, subject
to Tenant’s receipt of a non-disturbance agreement provided Tenant is not in default of any provisions of the
Lease.

 

		18.	FINANCIAL
STATEMENTS:

 

At
the request of Landlord, Tenant shall provide to Landlord Tenant’s current financial statement or other information discussing financial
worth of Tenant, which Landlord shall use solely for purposes of this Lease and in connection with the ownership, management and disposition
of the Building or Project.

 

		19.	ESTOPPEL
CERTIFICATE:

 

Tenant
agrees that during the Term of this Lease, within ten (10) days after request of Landlord, to deliver to Landlord, or Landlord’s designee,
an estoppel certificate stating that this Lease is in full force and effect, the date to which Rent has been paid, the unexpired portion
of this Lease, and such other matters pertaining to this Lease as may be reasonably requested by Landlord. Failure by Tenant to execute
and deliver such certificate shall constitute an acceptance of the Premises and acknowledgment by Tenant that the statements included
are true and correct without exception. Landlord and Tenant intend that any statement delivered pursuant to this Section may be relied
upon by any mortgagee, beneficiary, purchaser or prospective purchaser of the Project or any interest therein. The parties agree that
Tenant’s obligation to furnish such estoppel certificates in a timely fashion is a material inducement for Landlord’s execution of the
Lease, and shall be an event of default if Tenant fails to fully comply.

 

    16 

     

    

 

		20.	SECURITY
DEPOSIT:

 

20.1 Tenant
agrees to deposit with Landlord upon execution of this Lease, a Security Deposit as stated in the Basic Lease Information, which sum
shall be held by Landlord, without obligation for interest, as security for the performance of Tenant’s covenants and obligations under
this Lease. The Security Deposit is not an advance rental deposit or a measure of damages incurred by Landlord in case of Tenant’s default.
Upon the occurrence of any event of default by Tenant, Landlord may, from time to time, without prejudice to any other remedy provided
herein or provided by law, use such fund to the extent necessary to make good any arrears of Rent or other payments due to Landlord hereunder,
and any other damage, injury, expense or liability caused by such event of default, and Tenant shall pay to Landlord, on demand, the
amount so applied in order to restore the Security Deposit to its original amount. Although the Security Deposit shall be deemed the
property of Landlord, any remaining balance of such deposit, without interest, shall be returned by Landlord to Tenant at such time after
termination of this Lease that all of Tenant’s obligations under this Lease have been fulfilled.

 

20.2 Security
Interest In Personality Of Tenant. In addition to the Landlord’s liens provided by the law of the state in which the Premises are
located, Tenant hereby grants Landlord a security interest in, and lien upon, the Security Deposit held by Landlord pursuant to this
Section and Tenant’s interest in the Premises and in the furniture, inventory, trade fixtures, and equipment therein as security
for the payment of Rent and performance of other obligations undertaken by Tenant in this Lease. Such lien shall be prior and superior
to any and all other liens thereupon whatsoever; provided that, in the event Tenant purchases new items of personal property requiring
financing, or otherwise has an existing business loan encumbering in such personal property, Landlord agrees that it will subordinate
its interest herein as reasonably required to accommodate such Tenant financing. Tenant agrees to execute any and all documents necessary
for perfecting such security interest and hereby authorized Landlord to prepare, file and record any financing statements or fixture
filings necessary to perfect Landlord’s interest as contemplated in this Section 20.2.

 

		21.	TENANT’S
REMEDIES:

 

The
liability of Landlord to Tenant for any default by Landlord under the terms of this Lease are not personal obligations of the individual
or other partners, directors, officers and shareholders of Landlord, and Tenant agrees to look solely to Landlord’s interest in the Project
for the recovery of any amount from Landlord, and shall not look to other assets of Landlord nor seek recourse against the assets of
the individual or other partners, directors, officers and shareholders of Landlord. Any lien obtained to enforce any such judgment and
any levy of execution thereon shall be subject and subordinate to any lien, mortgage or deed of trust on the Project.

 

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		22.	ASSIGNMENT
AND SUBLETTING:

 

22.1 General. Tenant
shall not assign or sublet the Premises or any part thereof without Landlord’s prior written approval except as provided herein. If
Tenant desires to assign this Lease or sublet any or all of the Premises, Tenant shall give Landlord written notice ninety (90) days
prior to the anticipated effective date of the assignment or sublease, which notice shall include a written description of all terms
and conditions of the proposed transfer, together with the name and address of the proposed assignee or subtenant, the proposed use
of the Premises and such financial and other information about the proposed assignee or subtenant as Landlord may reasonably
require. Landlord shall then have a period of thirty (30) days following receipt of such notice and required information to notify
Tenant in writing that Landlord elects either: (1) to terminate this Lease as to the space so affected as of the date so requested
by Tenant; or (2) to permit Tenant to assign this Lease or sublet such space, subject, however, to Landlord’s prior written approval
of the proposed assignee or subtenant and of any related documents or agreements associated with the assignment or sublease. If
Landlord should fail to notify Tenant in writing of such election within said period, Landlord shall be deemed to have waived option
(1) above, but written approval by Landlord of the proposed assignee or subtenant shall be required. If Landlord does not exercise
the option provided in subitem (1) above, Landlord’s consent to a proposed assignment or sublet shall not be unreasonably withheld.
Without limiting the other instances in which it may be reasonable for Landlord to withhold Landlord’s consent to an assignment or
subletting, Landlord and Tenant acknowledge that it shall be reasonable for Landlord to withhold Landlord’s consent in the following
instances: (i) the use of the Premises by such proposed assignee or subtenant would not comply with the Permitted Use or would
increase the Parking Density of the Project; (ii) the proposed assignee or subtenant is not of sound financial condition; (iii) the
proposed assignee or subtenant is a governmental agency; (iv) the proposed assignee or subtenant does not have a good reputation as
a tenant of property; (v) the proposed assignee or subtenant is a person with whom Landlord is negotiating to lease space in the
Building or Project; (vi) the assignment or subletting would entail any alterations which would lessen the value of the leasehold
improvements in the Premises; (vii) the proposed assignee or subtenant would engage in a use that would violate another lease within
the Building or Project; (viii) the proposed assignee or subtenant would engage in a use not within Landlord’s desired use and
mix of the Building or Project; or (ix) if Tenant is in default of any obligation of Tenant under this Lease, or Tenant has
defaulted under this Lease on three (3) or more occasions during any twelve

(12)
months preceding the date that Tenant requests such consent. Failure by Landlord to approve a proposed assignee or subtenant shall not
cause a termination of this Lease. Upon a termination under this Section, Landlord may lease the Premises to any party, including parties
with whom Tenant has negotiated an assignment or sublease, without incurring any liability to Tenant.

 

22.2 Bonus
Rent. Any Rent or other consideration realized by Tenant under any such sublease or assignment in excess of the Rent payable hereunder,
after amortization of a reasonable brokerage commission, shall be divided and paid, forty percent (40%) to Tenant, sixty percent (60%)
to Landlord. In any subletting or assignment undertaken by Tenant, Tenant shall diligently seek to obtain the maximum rental amount available
in the marketplace for such subletting or assignment.

 

22.3 Corporation.
If Tenant is a corporation, a transfer of corporate shares by sale, assignment, bequest, inheritance, operation of law or other disposition
(including such a transfer to or by a receiver or trustee in federal or state bankruptcy, insolvency or other proceedings), so as to
result in a change in the present control of such corporation or any of its parent corporations by the person or persons owning a majority
of said corporate shares, shall constitute an assignment for purposes of this Lease requiring prior written approval of Landlord pursuant
to Section 22.1.

 

22.4 Partnership.
If Tenant is a partnership, joint venture or other incorporated business form, a transfer of the interest of persons, firms or entities
responsible for managerial control of Tenant by sale, assignment, bequest, inheritance, operation of law or other disposition, so as
to result in a change in the present control of said entity and/or a change in the identity of the persons responsible for the general
credit obligations of said entity shall constitute an assignment for purposes of this Lease requiring prior written approval of Landlord
pursuant to Section 22.1.

 

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22.5 Liability.
No assignment or subletting by Tenant shall relieve Tenant of any obligation under this Lease. Any assignment or subletting which
conflicts with the provisions hereof or any other lease in the Building or Project shall be void. Tenant will indemnify Landlord for
any assignee action.

 

22.6 No
Waiver. Any grant by Landlord of permissive assignment or sublease shall not act as a waiver of any of Landlord’s rights under the
provisions of this Lease, including, without limitation, Landlord’s rights in regard to subsequent assignment or sublease by Tenant.

 

		23.	AUTHORITY
OF PARTIES:

 

Landlord
represents and warrants that it has full right and authority to enter into this Lease and to perform all of Landlord’s obligations hereunder.
Tenant represents and warrants that it has full right and authority to enter into this Lease and to perform all of Tenant’s obligations
hereunder.

 

		24.	CONDEMNATION:

 

24.1 Condemnation
Resulting in Termination. If the whole or any substantial part of the Project of which the Premises are a part should be taken or
condemned for any public use under governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in
lieu thereof, and the taking would prevent or materially interfere with the Permitted Use of the Premises this Lease shall terminate
and the Rent shall be abated during the unexpired portion of this Lease, effective when the physical taking of said Premises shall have
occurred.

 

24.2 Condemnation
Not Resulting in Termination. If a portion of the Project of which the Premises are a part should be taken or condemned for any public
use under any governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof, and
this Lease is not terminated as provided in this Section, this Lease shall not terminate, but the Rent payable hereunder during the unexpired
portion of the Lease shall be reduced, beginning on the date when the physical taking shall have occurred, to such amount as may be fair
and reasonable under all of the circumstances.

 

24.3 Award.
Landlord shall be entitled to any and all payment, income, rent, award, or any interest therein whatsoever which may be paid or made
in connection with such taking or conveyance and Tenant shall have no claim against Landlord or otherwise for the value of any unexpired
portion of this Lease. Notwithstanding the foregoing, any compensation separately and specifically awarded Tenant for loss of business,
Tenant’s personal property, moving costs or loss of goodwill, shall be and remain the property of Tenant.

 

		25.	CASUALTY
DAMAGE:

 

25.1 General.
If the Premises or Building should be damaged or destroyed by fire or other casualty, Tenant shall give immediate written notice
thereof to Landlord. Within thirty (30) days after Landlord’s receipt of such notice, Landlord shall notify Tenant whether in Landlord’s
opinion such repairs can reasonably be made either: (1) within ninety (90) days; (2) in more than ninety (90) days but in less than one
hundred eighty (180) days; or (3) in more than one hundred eighty (180) days from the date of such notice. Landlord’s determination shall
be binding on Tenant.

 

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25.2 Less
Than 90 Days. If the Premises or Building should be damaged by fire or other casualty but only to such extent that rebuilding or
repairs can in Landlord’s estimation be reasonably completed within ninety (90) days after the date of such damage, this Lease shall
not terminate and provided that insurance proceeds are available to fully repair the damage, Landlord shall proceed to rebuild and repair
the Premises in the manner determined by Landlord, except that Landlord shall not be required to rebuild, repair or replace any part
of the partitions, fixtures, additions and other leasehold improvements which may have been placed in, on or about the Premises. If the
Premises are untenantable in whole or in part following such damage, the Rent payable hereunder during the period in which they are untenantable
shall be abated proportionately, but only to the extent of rental abatement insurance proceeds received by Landlord during the time and
to the extent of rental abatement insurance proceeds received by Landlord during the time and to the extent the Premises are unfit for
occupancy.

 

25.3 Greater
Than 90 Days. If the Premises or Building should be damaged by fire or other casualty but only to such extent that rebuilding or
repairs can in Landlord’s estimation be reasonably completed in more than ninety (90) days but in less than one hundred eighty 180
days, then Landlord shall have the option of either: (1) terminating the Lease effective upon the date of the occurrence of such
damage, in which event the Rent shall be abated during the unexpired portion of the Lease; or (2) electing to rebuild or repair the
Premises to substantially the condition in which they existed prior to such damage, provided that insurance proceeds are available,
to fully repair the damage, except that Landlord shall not be required to rebuild, repair or replace any part of the partitions,
fixtures, additions and other improvements which may have been placed in, on or about the Premises. If the Premises are untenantable
in whole or in part following such damage, the Rent payable hereunder during the period in which they are untenantable shall be
abated proportionately, but only to the extent of rental abatement insurance proceeds received by Landlord during the time and to
the extent of rental abatement insurance proceeds received by Landlord during the time and to the extent the Premises are unfit for
occupancy. In the event that Landlord should fail to complete such repairs and rebuilding within one hundred eighty days (180) days
after the date upon which Landlord is notified by Tenant of such damage, such period of time to be extended for delays caused by the
fault or neglect of Tenant or because of any Force Majeure Event, Tenant may at Tenant’s option within ten (10) days after the
expiration of such one hundred eighty (180) day period (as such may be extended), terminate this Lease by delivering written notice
of termination to Landlord as Tenant’s exclusive remedy, whereupon all rights hereunder shall cease and terminate thirty (30) days
after Landlord’s receipt of such termination notice.

 

25.4 Greater
Than 180 Days. If the Premises or Building should be so damaged by fire or other casualty that rebuilding or repairs cannot in Landlord’s
estimation be completed within one hundred eighty (180) days after such damage, either Landlord or Tenant may terminate this Lease by
delivering written notice to the other within ten (10) days after receipt of Landlord’s estimated time for completion of repairs.
In the event of termination, this Lease shall terminate and the Rent shall be abated during the unexpired portion of this Lease, effective
upon the date of the occurrence of such damage.

 

25.5 Tenant’s
Fault. If the Premises or any other portion of the Building are damaged by fire or other casualty resulting from the fault, negligence,
or breach of this Lease by Tenant or any of Tenant’s Parties, Base Rent and Additional Rent shall not be diminished during the repair
of such damage and Tenant shall be liable to Landlord for the cost and expense of the repair and restoration of the Building caused thereby
to the extent such cost and expense is not covered by insurance proceeds.

 

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25.6 Uninsured
Casualty. Notwithstanding anything herein to the contrary, in the event that the Premises or Building are damaged or destroyed and
are not fully covered by the insurance proceeds received by Landlord or in the event that the holder of any indebtedness secured by a
mortgage or deed of trust covering the Premises requires that the insurance proceeds be applied to such indebtedness, then in either
case Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within thirty (30) days
after the date of notice to Landlord that said damage or destruction is not fully covered by insurance or such requirement is made by
any such holder, as the case may be, whereupon all rights and obligations hereunder shall cease and terminate.

 

		26.	HOLDING
OVER:

 

If
Tenant shall retain possession of the Premises or any portion thereof without Landlord’s consent following the expiration of this Lease
or sooner termination for any reason, then Tenant shall pay to Landlord for each day of such retention 150% of the amount of the daily
rental as of the last month prior to the date of expiration or termination. Tenant shall also indemnify, defend, protect and hold Landlord
harmless from any loss, liability or cost, including reasonable attorneys’ fees, resulting from delay by Tenant in surrendering the Premises,
including, without limitation, any claims made by any succeeding tenant founded on such delay. Acceptance of Rent by Landlord following
expiration or termination shall not constitute a renewal of this Lease, and nothing contained in this Section shall waive Landlord’s
right of reentry or any other right. Unless Landlord consents in writing to Tenant’s holding over, Tenant shall be only a Tenant at sufferance,
whether or not Landlord accepts any Rent from Tenant while Tenant is holding over without Landlord’s written consent. Additionally, in
the event that upon termination of the Lease, Tenant has not fulfilled its obligation with respect to repairs and cleanup of the Premises
or any other Tenant obligations as set forth in this Lease, then Landlord shall have the right to perform any such obligations as it
deems necessary at Tenant’s sole cost and expense, and any time required by Landlord to complete such obligations shall be considered
a period of holding over and the terms of this Section shall apply.

 

		27.	DEFAULT:

 

27.1 Events
of Default. The occurrence of any of the following shall constitute an event of default on the part of Tenant:

 

27.1.1 Abandonment.
Abandonment of the Premises for a continuous period in excess of fifteen (15) days.

 

27.1.2 Nonpayment
of Rent. Failure to pay any installment of Rent or any other amount due and payable hereunder upon the date when said payment is
due, if the failure continues for five (5) days after written notice to Tenant.

 

27.1.3 Other
Obligations. Failure to perform any obligation, agreement or covenant under this Lease other than those matters specified in subparagraphs
(1) and (2) of this Section, such failure continuing for fifteen (15) days after written notice of such failure.

 

27.1.4
General Assignment. A general assignment by Tenant for the benefit of creditors.

 

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27.1.5 Bankruptcy.
The filing of any voluntary petition in bankruptcy by Tenant, or the filing of an involuntary petition by Tenant’s creditors, which
involuntary petition remains undischarged for a period of thirty (30) days. In the event that under applicable law the trustee in bankruptcy
or Tenant has the right to affirm this Lease and continue to perform the obligations of Tenant hereunder, such trustee or Tenant shall,
in such time period as may be permitted by the bankruptcy court having jurisdiction, cure all defaults of Tenant hereunder outstanding
as of the date of the affirmance of this Lease and provide to Landlord such adequate assurances as may be necessary to ensure Landlord
of the continued performance of Tenant’s obligations under this Lease.

 

27.1.6 Receivership.
The employment of a receiver to take possession of substantially all of Tenant’s assets or the Premises, if such appointment remains
undismissed or undischarged for a period of ten (10) days after the order therefor.

 

27.1.7 Attachment.
The attachment, execution or other judicial seizure of all or substantially all of Tenant’s assets or the Premises, if such attachment
or other seizure remains undismissed or undischarged for a period of ten (10) days after the levy thereof.

 

27.2
Remedies Upon Default.

 

27.2.1 Termination.
In the event of the occurrence of any event of default, Landlord shall have the right to give a written termination notice to Tenant,
and on the date specified in such notice, Tenant’s right to possession shall terminate, and this Lease shall terminate unless on or before
such date all arrears of rental and all other sums payable by Tenant under this Lease and all costs and expenses incurred by or on behalf
of Landlord hereunder shall have been paid by Tenant and all other events of default of this Lease by Tenant at the time existing shall
have been fully remedied to the satisfaction of Landlord. At any time after such termination, Landlord may recover possession of the
Premises or any part thereof and expel and remove therefrom Tenant and any other person occupying the same, by any lawful means, and
again repossess and enjoy the Premises without prejudice to any of the remedies that Landlord may have under this Lease, or at law or
equity by reason of Tenant’s default or of such termination.

 

27.2.2 Continuation
After Default. Even though an event of default may have occurred, this Lease shall continue in effect for so long as Landlord does
not terminate Tenant’s right to possession herein, and Landlord may enforce all of Landlord’s rights and remedies under this Lease, including
without limitation, the right to recover Rent as it becomes due, and Landlord, without terminating this Lease, may exercise all of the
rights and remedies of a landlord. Acts of maintenance, preservation or efforts to lease the Premises or the appointment of a receiver
upon application of Landlord to protect Landlord’s interest under this Lease shall not constitute an election to terminate Tenant’s right
to possession.

 

27.2.3 Damages
After Default. Should Landlord terminate this Lease pursuant to the provisions herein, Landlord shall have the rights and
remedies of a Landlord. Upon such termination, in addition to any other rights and remedies to which Landlord may be entitled under
applicable law, Landlord shall be entitled to recover from Tenant: (1) the worth at the time of award of the unpaid Rent and other
amounts which had been earned at the time of termination, (2) 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 Rent loss that Tenant proves could
have been reasonably avoided; (3) 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 Rent loss that the Tenant proves could be reasonably avoided; and (4) any other
amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform Tenant’s obligations
under this Lease or which, in the ordinary course of things, would be likely to result therefrom. The “worth at the time of
award” of the amounts referred to in (1) and (2), above shall be computed at the lesser of the “prime rate,” as
announced from time to time by Wells Fargo Bank, N.A. (San Francisco), plus five (5) percentage points, or the maximum interest rate
allowed by law (“Applicable Interest Rate”). The “worth at the time of award” of the amount referred to in (3)
above shall be computed by discounting such amount at the Federal Discount Rate of the Federal Reserve Bank of San Francisco at the
time of the award. If this Lease provides for any periods during the Term during which Tenant is not required to pay Base Rent or if
Tenant otherwise receives a Rent concession, then upon the occurrence of an event of default, Tenant shall owe to Landlord the full
amount of such Base Rent or value of such Rent concession, plus interest at the Applicable Interest Rate, calculated from the date
that such Base Rent or Rent concession would have been payable.

 

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27.2.4 Late
Charge. If any installment of Rent is not paid within ten (10) days of the date it is due, such amount shall bear interest at the
Applicable Interest Rate from the date on which said payment shall be due until the date on which Landlord shall receive said payment.
In addition, Tenant shall pay Landlord a late charge equal to five percent (5%) of the delinquency, to compensate Landlord for the loss
of the use of the amount not paid and the administrative costs caused by the delinquency, the parties agreeing that Landlord’s damage
by virtue of such delinquencies would be difficult to compute and the amount stated herein represents a reasonable estimate thereof.
This provision shall not relieve Tenant of Tenant’s obligation to pay Rent at the time and in the manner herein specified.

 

27.2.5 Remedies
Cumulative. All rights, privileges and elections or remedies of the parties are cumulative and not alternative, to the extent permitted
by law and except as otherwise provided herein.

 

27.3 Landlord
Default and Tenant Remedies. In the event that Landlord fails or refuses to perform any of the provisions, covenants or conditions
of this Lease required of Landlord, Tenant agrees, prior to exercising any right or remedy Tenant may have against Landlord on account
of such default, to give written notice to Landlord of such breach. Landlord shall not be deemed in default if the same is cured within
thirty (30) days of receipt of said notice; provided, however, that if such cure cannot reasonably be accomplished within said thirty
(30) day period, Landlord shall not be in default if it commences cure within said thirty (30) days and diligently pursues completion,
with completion occurring no more than one hundred eighty (180) days from receipt of such notice, such period of time to be extended
for delays caused by (i) Tenant or any Tenant Party, or (ii) any Force Majeure Event. In no event shall Landlord be liable under any
circumstances for any consequential damages incurred by Tenant including, without limitation, any injury to, or interference with, Tenant’s
business, (including any loss of profits) arising in connection with this Lease.

 

		28.	LIENS:

 

Tenant
shall keep the Premises free from all liens, including, without limitation, those arising out of or related to work performed,
materials or supplies furnished or obligations incurred by Tenant or in connection with work made, suffered or done by or on behalf
of Tenant in or on the Premises, Building or Project. In the event that Tenant shall not, within ten (10) days following the
imposition of any such lien, cause the same to be released of record by payment or posting of a proper bond, Landlord shall have, in
addition to all other remedies provided herein and by law, the right, but not the obligation, to cause the same to be released by
such means as Landlord shall deem proper, including payment of the claim giving rise to such lien. All sums paid by Landlord on
behalf of Tenant and all expenses incurred by Landlord in connection therefor shall be payable to Landlord by Tenant on demand with
interest at the Applicable Interest Rate. Landlord shall have the right at all times to post and keep posted on the Premises any
notices permitted or required by law, or which Landlord shall deem proper, for the protection of Landlord, the Premises, the
Building, the Project and any other party having an interest therein, from mechanics’ and materialmen’s liens, and Tenant shall give
Landlord not less than ten (10) business days prior written notice of the commencement of any work in the Premises, Building or
Project which could lawfully give rise to a claim for mechanics’ or materialmen’s liens. The provisions of this Section 28 shall
survive the expiration or earlier termination of this Lease.

 

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		29.	INTENTIONALLY
LEFT BLANK.

 

		30.	TRANSFERS
                                            BY LANDLORD:

 

In
the event of a sale or conveyance by Landlord of the Project or any portion thereof, or a foreclosure by any creditor of Landlord, the
same shall operate to release Landlord from any liability upon any of the covenants or conditions, express or implied, herein contained
in favor of Tenant, to the extent required to be performed after the passing of title to Landlord’s successor-in-interest. In such event,
Tenant agrees to look solely to the responsibility of the successor-in-interest of Landlord under this Lease with respect to the performance
of the covenants and duties of “Landlord” to be performed after the passing of title to Landlord’s successor-in-interest. This
Lease shall not be affected by any such sale and Tenant agrees to attorn to the purchaser or assignee, subject to Tenant’s receipt
of a non-disturbance agreement provided Tenant is not in default of any provisions of the Lease. Landlord’s successor(s)-in- interest
shall not have liability to Tenant with respect to the failure to perform all of the obligations of “Landlord”, to the extent
required to be performed prior to the date such successor(s)-in-interest became the owner of the Building.

 

		31.	RIGHT
OF LANDLORD TO PERFORM TENANT’S COVENANTS:

 

All
covenants and agreements to be performed by Tenant under any of the terms of this Lease shall be performed by Tenant at Tenant’s sole
cost and expense and without any abatement of Rent. If Tenant shall fail to pay any sum of money, other than Base Rent and Basic Operating
Cost, required to be paid by Tenant hereunder or shall fail to perform any other act on Tenant’s part to be performed hereunder, and
such failure shall continue for five (5) days after notice thereof by Landlord (except in the event of an emergency with regard to performance
of obligations, in which event there shall be no such cure period), Landlord may, but shall not be obligated to do so, and without waiving
or releasing Tenant from any obligations of Tenant, make any such payment or perform any such act on Tenant’s part to be made or performed.
All sums, so paid by Landlord and all necessary incidental costs together with interest thereon at the Applicable Interest Rate from
the date of such payment by Landlord shall be payable to Landlord on demand, and Tenant covenants to pay such sums, and Landlord shall
have, in addition to any other right or remedy of Landlord, the same right and remedies in the event of the non-payment thereof by Tenant
as in the case of default by Tenant in the payment of Base Rent and Basic Operating Cost.

 

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		32.	WAIVER:

 

If
either Landlord or Tenant waives the performance of any term, covenant or condition contained in this Lease, such waiver shall not be
deemed to be a waiver of any subsequent breach of the same or any other term, covenant or condition contained herein. The acceptance
of Rent by Landlord shall not constitute a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease,
regardless of Landlord’s knowledge of such preceding breach at the time Landlord accepted such Rent. Failure by Landlord to enforce any
of the terms, covenants or conditions of this Lease for any length of time shall not be deemed to waive or to decrease the right of Landlord
to insist thereafter upon strict performance by Tenant. Waiver by Landlord of any term, covenant or condition contained in this Lease
may only be made by a written document signed by Landlord.

 

		33.	NOTICES:

 

Each
provision of this Lease or of any applicable governmental laws, ordinances, regulations and other requirements with reference to sending,
mailing or delivery of any notice or the making of any payment by Landlord or Tenant to the other shall be deemed to be complied with
when and if the following steps are taken:

 

33.1 Rent.
All Rent and other payments required to be made by Tenant to Landlord hereunder shall be payable to Landlord at the address set forth
in the Basic Lease Information, or at such other address as Landlord may specify from time to time by written notice delivered in accordance
herewith. Tenant’s obligation to pay Rent and any other amounts to Landlord under the terms of this Lease shall not be deemed satisfied
until such Rent and other amounts have been actually received by Landlord.

 

33.2 Other.
All notices, demands, consents and approvals which may or are required to be given by either party to the other hereunder shall be
in writing and either personally delivered, sent by commercial overnight courier, or mailed, certified or registered, postage prepaid,
and addressed to the party to be notified at the address for such party as specified in the Basic Lease Information or to such other
place as the party to be notified may from time to time designate by at least fifteen (15) days notice to the notifying party. Notices
shall be deemed served upon receipt or refusal to accept delivery. Tenant appoints as its agent to receive the service of all default
notices and notice of commencement of unlawful detainer proceedings the person in charge of or apparently in charge of occupying the
Premises at the time, and, if there is no such person, then such service may be made by attaching the same on the main entrance of the
Premises.

 

		34.	ATTORNEYS’
FEES:

 

In
the event that Landlord places the enforcement of this Lease, or any part thereof, or the collection of any Rent due, or to become due
hereunder, or recovery of possession of the Premises in the hands of an attorney, Tenant shall pay to Landlord, upon demand, Landlord’s
reasonable attorneys’ fees and court costs. In any action which Landlord or Tenant brings to enforce its respective rights hereunder,
the unsuccessful party shall pay all costs incurred by the prevailing party including reasonable attorneys’ fees, to be fixed by the
court, and said costs and attorneys’ fees shall be a part of the judgment in said action.

 

		35.	SUCCESSORS
AND ASSIGNS:

 

This
Lease shall be binding upon and inure to the benefit of Landlord, its successors and assigns, and shall be binding upon and inure to
the benefit of Tenant, its successors and assigns.

 

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		36.	FORCE
MAJEURE:

 

Whenever
a period of time is herein prescribed for action to be taken by Landlord, Landlord shall not be liable or responsible for, and there
shall be excluded from the computation for any such period of time, any delays due to strikes, riots, acts of God, shortages of labor
or materials, supplies or fuels, delays of contractors or subcontractors, war, governmental laws, regulations or restrictions, government
shut downs and/or delays, acts of public agencies, labor disputes, fires, freight embargoes, rainy or stormy weather, pandemics, public
health crises, quarantine and/or other disease control measures, or any other causes or contingencies or any other causes of any kind
whatsoever which are beyond the control of Landlord (each a “Force Majeure Event”).

 

		37.	BROKERAGE
COMMISSION:

 

Upon
the Effective Date of this Lease, Landlord shall pay to the Broker(s) named in the Basic Lease Information, if any, one half (1/2) of
the sum of the Commission(s) set forth in the Basic Lease Information (or such separate written commission agreement as referenced therein)
for services rendered by the Broker(s) in this transaction. Upon the Rent Commencement Date, Landlord shall pay to the Broker(s) the
remaining one half (1/2) of the total Commission(s) due. No commissions will be paid for extensions, renewals, options or expansions
of an existing Tenant. Landlord and Tenant each warrant that they have dealt with no other real estate broker(s) in connection with this
Lease except those Broker(s) specifically named in the Basic Lease Information.

 

		38.	DISPUTE
RESOLUTION:

 

38.1 Mediation
and Arbitration. In the event of any dispute or claim arising under, out of, or in connection with or in relation to this Lease as
to the validity, construction, enforceability or performance of this Lease which cannot be resolved by the mutual agreement of the parties,
and mindful of the high cost of litigation, not only in dollars but time and energy as well, the parties intend to and do hereby establish
a quick, final and binding out-of-court dispute resolution procedure to be followed in the unlikely event any controversy should arise
out of or concerning the performance of this Lease. Accordingly, the parties do hereby covenant and agree as follows:

 

38.1.1 Mediation.
Landlord and Tenant shall attempt in good faith first to mediate disputes arising under this Lease and use their best efforts to
reach agreement on the matters in dispute. Within seven (7) calendar days of the written request of either party, the parties shall
attempt to employ the services of a third person mutually acceptable to the parties to conduct such mediation within five (5) days
of his or her appointment. If the parties are unable to agree on such third person, or, if on completion of such mediation, the
parties are unable to agree and settle the dispute, then the dispute shall be referred to arbitration in accordance with subsections
(b) through (e) below.

 

38.1.2 Arbitration.
Arbitration shall be administered by the American Arbitration Association under its Commercial Arbitration Rules. Notice of the demand
for arbitration shall be filed in writing with the other party to this Lease and with the American Arbitration Association, and the notice
of the demand shall be made within a reasonable time after the dispute has arisen. The award rendered by the arbitrator(s) shall be final,
and judgment on the award rendered by the arbitrator may be entered in any court having jurisdiction thereof.

 

    26 

     

    

 

38.1.3 Appointment
of Arbitrators. The arbitration shall be conducted by one (1) arbitrator. The arbitrator shall be chosen by mutual agreement of Landlord
and Tenant. If Landlord and Tenant cannot agree on an arbitrator within thirty (30) days after the demand for arbitration is filed with
the AAA, the arbitrator shall be chosen by the AAA pursuant to its Commercial Arbitration Rules. Every arbitrator chosen must be: (i)
a practicing attorney or a retired member of the state or federal judiciary; (ii) a member of the National Roster of Commercial Arbitrators
maintained by the AAA; and (iii) must have a minimum of ten (10) years’ experience in practicing law in Nevada.

 

38.1.4 Location
and Award. The arbitration shall be conducted in Washoe County, Nevada at a location to be determined by the arbitrator. The arbitrator
shall determine which party is the prevailing party and shall include in the award that party’s reasonable attorney’s fees
and costs.

 

38.1.5 Discovery.
In any arbitration proceeding, discovery will be permitted in accordance with the Nevada Rules of Civil Procedure, except as otherwise
limited as set forth herein. All discovery shall be expressly limited to matters directly relevant to the controversy or claim arising
out of or relating to this Lease that is being arbitrated, and discovery must be completed no later than twenty (20) days before the
arbitration hearing date unless the Landlord and Tenant mutually agree otherwise in writing. Any discovery dispute that arises between
the parties shall be decided by the arbitrator.

 

38.1.6 NOTICE.
EACH PARTY, BY AGREEING TO HAVE ANY CLAIM DECIDED BY ARBITRATION AS PROVIDED BY IN THIS SECTION 38.1 IS GIVING UP ANY RIGHTS SUCH PARTY
MIGHT POSSESS TO HAVE THE CLAIM LITIGATED IN A COURT, INCLUDING A JURY TRIAL, AS WELL AS RIGHTS TO APPEAL AND TO JOIN WITH OTHERS IN
A CLASS ACTION. IF A PARTY REFUSES TO SUBMIT TO ARBITRATION, SUCH PARTY MAY BE COMPELLED TO ARBITRATE UNDER APPLICABLE LAW. IF THE ARBITRATION
PROVISIONS HEREIN ARE HELD UNENFORCEABLE FOR ANY REASON AND THE PARTIES RESORT TO JUDICIAL DETERMINATION OF A DISPUTE, THE PARTIES HEREBY
AGREE THAT ALL CLAIMS WILL BE TRIED BEFORE A JUDGE IN A COURT OF COMPETENT JURISDICTION WITHOUT A JURY. IF ANY PROVISION OF THIS SECTION
38.1 SHALL BE DETERMINED BY THE ARBITRATOR OR BY ANY COURT TO BE UNENFORCEABLE OR TO HAVE BEEN WAIVED, THE REMAINING PROVISIONS SHALL
BE DEEMED TO BE SEVERABLE THEREFROM AND ENFORCEABLE ACCORDING TO THEIR TERMS. TENANT, BY AFFIXING ITS INITIALS BELOW, AGREES FOR SUCH
TENANT AND SUCH TENANT’S SUCCESSORS AND ASSIGNS, TO KEEP, OBSERVE, COMPLY WITH AND PERFORM ALL OF THE PROVISIONS OF THIS AGREEMENT,
INCLUDING THIS SECTION 38.1, AND SPECIFICALLY AUTHORIZES THE FOREGOING ARBITRATION PROVISION, AND ACKNOWLEDGES ITS AFFIRMATIVE AGREEMENT
THERETO, IN ACCORDANCE WITH NRS 597.995 (AS AMENDED, AND TO THE EXTENT APPLICABLE).

 

Tenant’s Initials:         
Landlord’s Initials:         

 

38.2 No
Limitation. Notwithstanding the above, any party to this Lease shall have the right to apply for and obtain a temporary restraining
order or other temporary or permanent injunctive or equitable relief from a court of competent jurisdiction to enforce the provisions
hereof or to otherwise protect its rights hereunder. In the event of Tenant’s default under this Lease, the foregoing arbitration
provisions do not in any way limit the right of Landlord to reenter the Premises, re-let the Premises or to terminate the Lease as set
forth more fully herein.

 

    27 

     

    

 

		39.	SURRENDER
OF PREMISES:

 

On
the Expiration Date, or upon any earlier termination of this Lease pursuant to the terms hereof, or upon any reentry by Landlord upon
the Premises pursuant to the provisions hereof, Tenant shall surrender to Landlord the Premises in good order, condition and repairs,
reasonable wear and tear excepted, together with all alterations, fixtures (other than trade fixtures permitted to be removed), decorations,
additions and improvements that may have been made in, to or on the Premises, except as otherwise stated in this Lease, along with Tenant’s
personal property, free and clear of all liens and encumbrances, other than those, if any, permitted hereby or otherwise created or consented
to by Landlord, and, if requested to do so, shall execute, acknowledge and deliver to Landlord such instruments of further assurance
as in the reasonable opinion of Landlord are necessary or desirable to confirm or perfect Landlord’s right, title and interest
in and to the Premises. On or before the end of the Lease term, Tenant shall remove all of Tenant’s personal property and removable
improvements and trade fixtures from the Premises, and all such personal property not removed by the close of business on the last day
of the Lease term shall be deemed abandoned by Tenant and may be disposed of by Landlord without any liability to Tenant, unless express
arrangements have been made by the Landlord and Tenant for storage of same. The provisions of this Section 39 shall survive the expiration
or earlier termination of this Lease.

 

		40.	QUIET
ENJOYMENT:

 

Landlord
covenants and agrees that Tenant, upon paying the rent and all other charges herein provided for and observing and keeping all covenants,
agreements, and conditions of this Lease on its part to be observed and kept, shall quietly have and enjoy the Premises during the term
of this Lease without hindrance or molestation by anyone claiming by or through Landlord, subject, however, to the exceptions, reservations
and conditions of this Lease.

 

		41.	MISCELLANEOUS:

 

41.1 General.
The term “Tenant” or any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular
or plural number, individuals, firms or corporations, and their respective successors, executors, administrators and permitted assigns,
according to the context hereof.

 

41.2 Time. Time is of the essence regarding this Lease and all of its provisions.

 

41.3 Choice
of Law. This Lease shall in all respects be governed by the laws of the State of Nevada.

 

41.4 Entire
Agreement. This Lease, together with its Basic Lease Information and Exhibits, contains all the agreements of the parties hereto
and supersedes any previous negotiations. There have been no representations made by the Landlord or understandings made between the
parties other than those set forth in this Lease and its exhibits.

 

41.5 Modification.
This Lease may not be modified except by a written instrument executed by the parties hereto.

 

41.6 Severability.
If, for any reason whatsoever, any of the provisions hereof shall be unenforceable or ineffective, all of the other provisions shall
be and remain in full force and effect.

 

    28 

     

    

 

41.7 Recordation. Tenant shall not record this Lease or a short form memorandum hereof.

 

41.8 Examination
of Lease. Submission of this Lease to Tenant does not constitute an option or offer to lease and this Lease is not effective until
execution and delivery by both Landlord and Tenant.

 

41.9 Accord
and Satisfaction. No payment by Tenant of a lesser amount than the Rent nor any endorsement on any check or letter accompanying any
check or payment of Rent shall be deemed an accord and satisfaction of full payment of Rent, and Landlord may accept such payment without
prejudice to Landlord’s right to recover the balance of such Rent or to pursue other remedies.

 

41.10 Easements.
Landlord may grant easements on the Project and dedicate for public use portions of the Project without Tenant’s consent; provided
that no such grant or dedication shall substantially interfere with Tenant’s use of the Premises. Upon Landlord’s demand, Tenant shall
execute, acknowledge and deliver to Landlord documents, instruments, maps and plats necessary to effectuate Tenant’s covenants hereunder.

 

41.11 Drafting
and Determination Presumption. The parties acknowledge that this Lease has been agreed to by both the parties, that both Landlord
and Tenant have consulted with attorneys with respect to the terms of this Lease and that no presumption shall be created against Landlord
because Landlord drafted this Lease. Except as otherwise specifically set forth in this Lease, with respect to any consent, determination
or estimation of Landlord required in this Lease or requested of Landlord, Landlord’s consent, determination or estimation shall be made
in Landlord’s good faith opinion, whether objectively reasonable or unreasonable.

 

41.12 Exhibits.
The following Exhibits, referenced herein, are attached hereto and are incorporated herein by this reference:

 

Exhibit
“A” – Site Plan

Exhibit
“B” – Work Letter

Exhibit
“C” – Option to Extend

Exhibit “D” – Notice of Nonresponsibility 

Exhibit “E”
– Rules and Regulations

Exhibit
“F” – Confirmation of Commencement Date

 

41.13 No
Light, Air or View Easement. Any diminution or shutting off of light, air or view by any structure which may be erected on lands
adjacent to or in the vicinity of the Building shall in no way affect this Lease or impose any liability on Landlord.

 

41.14 No
Third Party Benefit. This Lease is a contract between Landlord and Tenant and nothing herein is intended to create any third party
benefit.

 

41.15 Landlord’s
Fees. Whenever Tenant requests Landlord to take any action not required of it hereunder or give any consent required or
permitted under this Lease, Tenant will reimburse Landlord for Landlord’s reasonable, out-of-pocket costs payable to third
parties and incurred by Landlord in reviewing the proposed action or consent, including reasonable attorneys’,
engineers’ or architects’ fees, within thirty (30) days after Landlord’s delivery to Tenant of a statement of such
costs. Tenant will be obligated to make such reimbursement without regard to whether Landlord consents to any such proposed
action.

 

    29 

     

    

 

41.17 Security
Service. Tenant acknowledges and agrees that, while Landlord may (but shall not be obligated to) patrol the Project, Landlord is
not providing any security services with respect to the Premises or Project and that Landlord shall not be liable to Tenant for, and
Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection
with any unauthorized entry into the Premises or Project or any other breach of security with respect to the Premises or Project.

 

41.18 Prohibited
Persons and Transactions. Landlord and Tenant each represents and warrants that neither it nor any of its affiliates, nor any of
their respective partners, members, shareholders or other equity owners, and none of their respective employees, officers, directors,
representatives or agents is, nor will they become, a person or entity with whom U.S. persons or entities are restricted from doing business
under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named
on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24, 2001,
Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or
other governmental action and is not and will not Transfer this Lease to, contract with or otherwise engage in any dealings or transactions
or be otherwise associated with such persons or entities.

 

41.19 Operations
and Recapture. In the event Tenant abandons or otherwise elects not to operate at the Premises for a period of sixty (60) consecutive
days, excluding any closure(s) due to any Force Majeure Event, casualty, condemnation, inventory, renovation, remodeling, or assignment
of this Lease or subletting of the Premises, then Landlord may recapture the Premises and terminate this Lease upon thirty (30) days
prior written notice to Tenant unless Tenant resumes operation in the Premises prior to the expiration of such thirty (30) day notice
period, in which case, Landlord’s recapture and termination notice shall be null and void. If Landlord terminates this Lease, Tenant
shall comply with all obligations in this Lease applicable to the condition of the Premises upon surrender, expiration or earlier termination
of this Lease.

 

Signatures
on next page.

 

    30 

     

    

 

IN
WITNESS WHEREOF, the parties hereto have executed this Lease the day and year first above written.

 

	WL-MCK SRI OWNER
    LLC	 
	“Landlord”	 
	 	 	 
	By:	WL-MCK SRI Parent LLC,	 
	 	a Delaware limited liability company	 
	Its:	Managing Member	 
	 	 	 
	By:	/s/ Todd McKenzie	 
	 	 	 
	Name:	Todd McKenzie	 
	 	 	 
	Title:  	Authorized Signatory	 
	 	 	 
	Date:	11/4/21	 
	 	 	 
	HIGH MOUNTAIN
    DOOR AND TRIM, INC., LLC
	“Tenant”	 
	 	 	 
	By:	/s/ Kenneth Yuan	 
	 	 	 
	Name:	Kenneth Yuan	 
	 	 	 
	Title:	 CEO	 
	 	 	 
	Date:	11/3/21	 

 

    31 

     

    

 

EXHIBIT
“A”

TO LEASE

 

Site
Plan

 

    A-1 

     

    

 

EXHIBIT
“B”

TO LEASE

 

Work
Letter

 

THIS
WORK LETTER is attached to and made part of that certain Lease dated October 29th, 2021, between WL-MCK SRI OWNER LLC,
as Landlord, and HIGH MOUNTAIN DOOR & TRIM INC., as Tenant (the “Lease”). The terms used in this Work Letter shall
have the same definitions as set forth in the Lease. The provisions of this Work Letter shall prevail over any inconsistent or conflicting
provision of the Lease.

 

1. Scope
of Landlord’s Work. Landlord has agreed to deliver the Premises to Tenant in a turnkey fashion, constructing, at Landlord’s
sole cost and expense, in compliance with the plans and specifications (“Landlord’s Plans”), inclusive only of those
items described on Schedule 1 attached hereto and incorporated herein by this reference (such work shall hereinafter be referred
to as “Landlord’s Work”).

 

2. Quality
and Performance of Landlord’s Work. All construction work required or permitted by this Work Letter shall be done in a good
and workmanlike manner and in compliance with all applicable laws and all insurance requirements. Landlord shall obtain all building
permits necessary or appropriate for the construction of the Landlord’s Work. Except as noted in the Landlord’s Plans, Landlord
shall utilize Building Standard materials for improvement to the Premises. As used herein, the term “Building Standard” refers
to the materials maintained in stock or that Landlord customarily orders for use in the improvements of tenant space in Landlord’s
similarly situated buildings in the Northern Nevada market. By its execution of the Lease, Tenant hereby authorizes Landlord to perform
and commence work on the Landlord’s Work through contractors selected by, and under the supervision and control of, Landlord. Except
as to the Landlord’s Work expressly set forth in this Work Letter, Landlord is leasing the Premises to Tenant “as is,”
without any obligation to alter, remodel, improve, repair or decorate any part of the Premises.

 

3. Substantial
Completion. Landlord shall use commercially reasonable efforts to achieve Substantial Completion of the Landlord’s Work on
or before the Estimated Commencement Date. Landlord’s Work shall be “Substantially Completed” or “Substantially
Complete” when Landlord’s Work has been completed in accordance with Landlord’s Plans as evidenced by an AIA certificate
from the architect that prepared the plans and a certificate of occupancy (or reasonable equivalent) for the Premises is provided to
Tenant (excepting any non-material obstructions and punch list items that do not materially interfere with Tenant’s commencing
operations in the Premises). When Landlord considers Landlord’s Work to be substantially complete, Landlord will notify Tenant
and within five (5) business days thereafter, Landlord’s representative and Tenant’s representative shall conduct a walk-through of the
Premises and identify any necessary touch-up work, repairs and minor completion items as are necessary for final completion of Landlord’s
Work. Neither Landlord’s representative nor Tenant’s representative shall unreasonably withhold his or her agreement on punch list items.
Landlord will use reasonable efforts to cause Landlord’s contractors (hereinafter defined) to complete all punch list items within
thirty (30) days after agreement thereon.

 

    B-1 

     

    

 

4. Tenant
Delays. In the event of any Tenant Delays (as that term is hereinafter defined), the Commencement Date of the Lease shall be
determined based on the date Landlord in good faith determines it would have Substantially Completed the Landlord’s Work
without the delays attributable to Tenant Delays. As used herein, the term “Tenant Delays” shall mean any delay that
Landlord may encounter in the performance of Landlord’s obligations under this Work Letter or the Lease to construct the
Landlord’s Work because of any act or omission of any nature by Tenant or any of Tenant’s Parties, including, without
limitation, delays resulting from changes in or additions to the Landlord’s Plans; delays due to the failure to promptly give
authorizations or approvals required by to enable Landlord to proceed with any work; or delays due to the postponement of any
Landlord work at the request of Tenant.

 

5.Tenant’s
Representative. Tenant has designatedas its sole representative with respect to the matters set forth in this Work Letter,
who shall have full authority and responsibility to act on behalf of the Tenant as required in this Work Letter.

 

6. Landlord’s
Representative. Landlord has designated Brien McKenzie of McKenzie Construction as its sole representative with respect to
the matters set forth in this Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on
behalf of the Landlord as required in this Work Letter.

 

    B-2 

     

    

 

Schedule
1

To
Work Letter

 

Landlord
shall construct certain improvements to the Premises (“Tenant Improvements”) pursuant to the Work Letter. Finishes, flooring,
and paint shall be to Project Standards and mutually agreed up by both Landlord and Tenant. Tenant Improvements shall not include those
items noted below except as shown.

 

Not
included in the Tenant Improvements: 

		1.	Window
                                            coverings.

		2.	Any
                                            furniture represented in drawing for layout purposes.

		2.	Electrical
                                            distribution to Tenant’s equipment.

		3.	Millwork,
                                            shelves, counters, and cabinets other than shown below

		4.	Signage
                                            or installation of any signage.

		5.	Phone
                                            or data connections or cabling.

		6.	Special
                                            Air Conditioning needed for Tenant’s computer or IT equipment.

		7.	Appliances,
including but not limited to refrigerators, freezers, dish washers, water purifiers, water dispensers, garbage disposal, trash compactors,
microwaves, and coffee makers.

 

    B-3 

     

    

 

EXHIBIT
“C”

 TO LEASE

 

Option
to Extend

 

		☐	Landlord and Tenant hereby acknowledge and agree that Tenant
shall have no option to extend the Term of this Lease.

 

-OR-

 

		☒	Landlord and Tenant hereby acknowledge and agree that Tenant
shall have the option to extend the Term of this Lease as follows:

 

Tenant
shall have the right, at its option, to extend the Term for one (1) additional period of five
(5) years (“Extension Period”). Notwithstanding the above, Tenant’s right to
extend is subject to the following conditions precedent: (i) the Lease shall be in full force and effect at the time Tenant
exercises its option to extend; (ii) no uncured Event of Default shall exist at the time notice is given or during the period from
exercise of the extension through and including the last day of the then current Term (unless Tenant is diligently prosecuting the
cure of such Event of Default); and (iii) Tenant shall exercise its option to extend the Term by giving Landlord written notice
thereof not less than nine (9) months prior to the expiration of the original Term. Tenant’s exercise of the extension option as
herein provided shall operate as an extension of the Term hereof, so that this Lease and each and every covenant and provision
thereof shall be and remain in full force and effect during the Term as extended and with the same force and effect as if the Term
of this Lease were originally for such extended period, except that:

 

(a) The
monthly Base Rent during the Extension Period shall increase on the first day of the Extension Period and on each annual anniversary
thereof (each an “Adjustment Date”) by four percent (4%) over the Base Rent immediately preceding such Adjustment Date;

 

(b) Tenant
shall have no further right to extend the Term unless expressly permitted by the terms of this Lease or as expressly granted by Landlord
in writing; and

 

(c) Landlord
shall lease to Tenant the Premises in their then-current condition, and Landlord shall not be responsible for any improvements or providing
to Tenant any construction allowance or other tenant inducements including, without limitation, abatement of Base Rent.

 

    C-1

     

    

 

EXHIBIT
“D”

TO LEASE

 

Notice
of Nonresponsibility

 

(See
attached.)

 

    D-1

     

    

 

EXHIBIT
“E”

Rules
and Regulations

 

		1.	The
sidewalk, entries and driveways of the Project shall not be obstructed by Tenant or its agents or used by them for any purpose other
than ingress and egress to and from the Premises.

 

		2.	Tenant
shall not place any objects, including antennas, satellites, outdoor furniture, etc., in the parking areas, landscaped areas or other
areas outside of its Premises or on the roof of the Project, without Landlord’s explicit consent. No A-frame signs allowed on the
Project, the landscaping or the sidewalks.

 

		3.	Except
for service animals, no animals, including birds or reptiles, shall be allowed in the offices, halls, corridors or common areas in the
Project.

 

		4.	Tenant
shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making
of loud or improper noises including revving and testing of engines, vehicles and car stereo systems.

 

		5.	Tenant
must comply at all times with the Nevada Clean Indoor Air Act. Smoking of any kind, including electric and vapor products is prohibited
in the Premises.

 

		6.	If
Tenant desires data or telephone lines or other electric connections or installations in the Premises, Landlord or its agent will direct
the electrician as to where and how the wires may be introduced and, without such direction, no boring or cutting of wires will be permitted.
Any such installation or connection shall be made at Tenant’s expense, with prior written authorization from Landlord.

 

		7.	Tenant
shall not install or operate any steam or gas engine or boiler or carry on any mechanical business in the Premises except as specifically
approved in the Lease. The use of oil, gas or flammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives
or other articles deemed extra hazardous shall not be brought into the Project. Tenant cannot under any circumstances spray paint objects
inside of or outside of leased Premises, unless using a certified paint booth.

 

		8.	Parking
any type of recreational vehicles is specifically prohibited on or about the Project. No vehicle of any type shall be stored in the parking
areas at any time. In the event a vehicle is disabled, improperly or illegally parked, or the vehicle is without a current license plate
and tag, it shall be towed within 24 hours at the Tenant’s expense. There shall be no “For Sale” or other advertising
signs on or about any parked vehicle. All vehicles shall be parked in designated parking areas in conformity with all signs and other
markings and cannot take more than one designated parking space. All parking will be open parking; numbering or lettering of individual
spaces will not be permitted except as specified by Landlord. The parking lot cannot be used for the testing of vehicles, motorcycles,
choppers, ATVs, motor scooters and pocket bikes, etc.

 

		9.	Landlord
reserves the right to designate areas for employee parking.

 

		10.	Tenant
shall maintain the Premises free from rodents, insects and other pests. Interior extermination/spraying are the Tenant’s responsibility.

 

		11.	Landlord
reserves the right to exclude or expel from the Project any person who, in Landlord’s judgment, is intoxicated or under the influence
of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project.

 

		12.	a.
Tenant agrees that all Tenants’ trash and rubbish shall be deposited in receptacles and that Tenant shall not cause or permit any
trash receptacles to remain outside of trash enclosures or designated trash receptacle areas. Tenant cannot use the trash of other Tenants
within the Project for the disposal of any manufacturing materials and by-products, landscaping refuse, glass panes, etc., or for excessive
amounts of any type of refuse. All movable trash receptacles provided by the trash disposal firm for the Premises must be kept in the
trash enclosure areas, if any, provided for that purpose. Landlord reserves the right to designate trash receptacle locations within
the project.

 

    E-1 

     

    

 

		b.	Tenant
shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and
cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage
done to the effects of Tenant by the trash removal company or any other tenant or person.

 

		13.	Tenant
shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, exterior electrical lights and fixtures,
heating apparatus or any other service equipment affecting the Premises. Any damages caused by lack of notice by Tenant to Landlord will
be the responsibility of the Tenant.

 

		14.	Tenant
                                            shall not permit storage outside the Premises including, without limitation, outside storage
                                            of pallets, trucks, trailers and other vehicles or dumping of waste or refuse or permit any
                                            harmful materials to be placed in any drainage or sanitary system or trash receptacle in
                                            or about the Premises.

 

		15.	No
                                            auction, public or private, will be permitted on the Premises or the Project. No sidewalk
                                            sales allowed.

 

		16.	No
                                            awnings shall be placed over the windows in the Premises except with the prior written consent
                                            of Landlord.

 

		17.	The
                                            Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal
                                            purposes or for any purpose other than that specified in the Lease.

 

		18.	Tenant
                                            shall ascertain from Landlord the maximum amount of electrical current that can safely be
                                            used in the Premises, taking into account the capacity of the electrical wiring in the Project
                                            and the Premises and the needs of other tenants and shall not use more than such safe capacity.
                                            Landlord’s consent to the installation of electric equipment shall not relieve Tenant
                                            from the obligation not to use more electricity than such safe capacity.

 

		19.	Tenant
                                            assumes full responsibility for protecting the leased Premises from graffiti, theft, robbery
                                            and pilferage.

 

		20.	Tenant
                                            shall not install or operate on the Premises any machinery or mechanical devices of a nature
                                            not directly related to Tenant’s ordinary use of the Premises and shall keep all such
                                            machinery free of vibration, noise and air waves which may be transmitted beyond the Premises.

 

		21.	No
                                            vehicle washing allowed on Property or Premises unless provided by contracted service that
                                            does not use Property water. Exterior Property water is for Common Area use only and not
                                            for the use of the Tenant, unless permission is given to the Tenant by written notice.

 

		22.	No
auto/vehicle repair work is to be done anywhere on Property, except the interior of Tenant’s Premises, if that is Tenant’s
business activity as stated in the lease. Tenants who are allowed to repair customer vehicles as part of their business cannot park such
vehicles overnight in the parking lot. They must be stored inside the Tenant’s Premises.

 

		23.	The
                                            maximum speed limit for all vehicles on the property is 10 miles per hour or as posted, depending
                                            on conditions. The Tenant is responsible for compliance of all traffic regulations by it
                                            and its employees, vendors, clients and customers.

 

    E-2 

     

    

 

		24.	a.
                                            Tenant must properly remove and dispose of fats, oils and grease and shall NOT dispose of
                                            fats, oils and grease down a toilet or a drain. Tenant shall comply with all applicable laws,
                                            rules and regulations regarding the disposal of FOG. Tenant acknowledges that if fats, oils
                                            and grease is improperly disposed of, it can cause significant problems in the sewer line
                                            and possibly lead to sewer overflows.

 

		b.	Tenant
must establish an effective fats, oils and grease management program for recyclable grease, interceptor and grease trap waste. Tenant
must provide landlord with monthly receipt showing that they have had a certified company effectively clean out and service grease interceptors.

 

		c.	Tenant
shall be liable for the costs of repairs and any damages that relate or pertain to the failure to maintain and follow an adequate fats,
oils and grease maintenance and disposal system.

 

		25.	These
                                            Rules and Regulations are in addition to, and shall not be construed to in any way modify
                                            alter or amend, in whole or in part, the terms, covenants, agreements and conditions of any
                                            Lease of Premises in the Project. As to any Tenant, in event of any conflict between the
                                            provisions of these Rules and Regulations and of that Tenant’s written Lease agreement, the
                                            terms of the Lease shall prevail.

 

    E-3 

     

    

 

EXHIBIT
“F”

 

CONFIRMATION
OF COMMENCEMENT DATE

 

   _________     ,
20  ___

 

		Re:	Lease
Agreement (the “Lease”) dated October 29th 2021, between WL-MCK SRI OWNER LLC, a Delaware limited
liability company (“Landlord”), and HIGH MOUNTAIN DOOR & TRIM INC., a Nevada corporation (“Tenant”).
Capitalized terms used herein but not defined shall be given the meanings assigned to them in the Lease.

 

Ladies
and Gentlemen:

 

Landlord
and Tenant agree as follows:

 

1. Condition
of Premises. Tenant has accepted possession of the Premises pursuant to the Lease. Landlord’s Work has been completed to
the full and complete satisfaction of Tenant in all respects except for the punchlist items described on Exhibit A hereto (the
“Punchlist Items”), and except for such Punchlist Items, Landlord has fulfilled all of its duties under the
Lease with respect to such Landlord’s Work. Furthermore, Tenant acknowledges that the Premises are suitable for the Permitted Use. 

 

2. Commencement
Date. The Commencement Date of the Lease
is      ,
20___.

 

3.       Expiration
Date. The Term is scheduled to expire on the last day of the      th full calendar month of the Term, which date
is      , 20 __, subject to extension rights as set forth in the Lease.

 

4.      Final
Measurement. The Final Measurement has been completed and the parties hereby agree that the Premises consist of    square
feet and the Building Consists of square feet, resulting in the following:

 

a.Base
Rent: Base Rent for Month 1 is $0.00. Base Rent for Months 2 through 13 is $     per month, subject to rental adjustment set
forth in the Lease.

 

 b. Security Deposit: $         .

 

 c. Tenant’s Proportionate Share of Building: ____ %

 

d.
Tenant’s Proportionate Share of Project:  ___  %.

 

    F-1 

     

    

 

5.
     Contact Person. Tenant’s contact person in the Premises is:

 

	 	 	 
	 	 	 
	 	 	 
	 	Attention: _______________________	 
	 	Telephone:  ______________________	 
	 	Telecopy:  _______________________	 

  

6. Ratification.
Tenant hereby ratifies and confirms its obligations under the Lease and represents and warrants to Landlord that it has no defense thereto.
Additionally, Tenant further confirms and ratifies that, as of the date hereof, (a) the Lease is and remains in good standing and in
full force and effect, and (b) Tenant has no claims, counterclaims, set-offs or defenses against Landlord arising out of the Lease or
in any way relating thereto or arising out of any other transaction between Landlord and Tenant.

 

7. Binding
Effect; Governing Law. Except as modified hereby, the Lease shall remain in full effect and this letter shall be binding upon
Landlord and Tenant and their respective successors and assigns. If any inconsistency exists or arises between the terms of this letter
and the terms of the Lease, the terms of this letter shall prevail. This letter shall be governed by the laws of the state in which the
Premises are located.

 

8.  Electronic
Signatures; Counterparts. This Confirmation of Commencement Date may be executed in multiple counterparts, each of which shall
be deemed to be an original, and all of such counterparts shall constitute one document. To facilitate execution of this Confirmation
of Commencement Date, this Conformation of Commencement Date may be executed by electronic signatures (includinghttp:/// DocuSign) and
the parties hereto may execute and exchange, by electronic mail PDF, counterparts of the signature pages. Signature pages may be detached
from the counterparts and attached to a single copy of this Confirmation of Commencement Date to physically form one document.

 

[Signature
page follows.]

 

    F-2 

     

    

 

Please
indicate your agreement to the above matters by signing this letter in the space indicated below and returning an executed original to
us.

 

	 	Sincerely,
	 	 	 
	 	WL-MCK SRI OWNER LLC,
	 	a Delaware limited-liability company
	 	 	 
	 	By:	WL-MCK
    SRI Parent LLC,
	 	 	a Delaware limited
    liability company
	 	Its:	Managing
    Member

  

	 	 	By:	   
	 	 	Name:	 
	 	 	Title:	 
	 	 	Execution
    Date:	 

 

Agreed
and accepted:

 

HIGH
MOUNTAIN DOOR & TRIM INC.,

a
Nevada corporation

 

	 	By:	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	Execution
    Date:	 	 

 

 

 

 F-3Exhibit 10.25

 

LEASE

 

BY AND BETWEEN

 

SIMON LEVI COMPANY, LTD.

a California corporation,

 

as Landlord,

 

and

 

Sierra Homes, LLC,

a Nevada Limited-Liability Company, dba Innovative
Cabinets

 

as Tenant.

 

 

 

 

     

     

    

 

TABLE OF CONTENTS 

 

	 	 	Page
	1.	DEMISED PREMISES USE AND RESTRICTIONS ON USE	8
	 	 	 
	2.	TERM	10
	 	 	 
	3.	RENT	10
	 	 	 
	4.	ADDITIONAL RENT 	11
	 	 	 
	5.	SECURITY DEPOSIT	13
	 	 	 
	6.	ALTERATIONS	13
	 	 	 
	7.	LANDLORD’S REPAIRS	14
	 	 	 
	8.	LIENS	14
	 	 	 
	9.	ASSIGNMENT AND SUBLETTING	14
	 	 	 
	10.	INDEMNIFICATION	16
	 	 	 
	11.	INSURANCE	16
	 	 	 
	12.	WAIVER OF SUBROGATION	17
	 	 	 
	13.	SERVICES AND UTILITIES	17
	 	 	 
	14.	HOLDING OVER	18
	 	 	 
	15.	SUBORDINATION	18
	 	 	 
	16.	RULES AND REGULATIONS	18
	 	 	 
	17.	REENTRY BY LANDLORD	19
	 	 	 
	18.	DEFAULT	19
	 	 	 
	19.	REMEDIES	20
	 	 	 
	20.	TENANT’S BANKRUPTCY OR INSOLVENCY	23
	 	 	 
	21.	QUIET ENJOYMENT	24
	 	 	 
	22.	CASUALTY	24
	 	 	 

 

    1

     

    

 

	TABLE OF CONTENTS (continued)
	 	 	Page
	23.	EMINENT DOMAIN	25
	 	 	 
	24.	SALE BY LANDLORD	26
	 	 	 
	25.	ESTOPPEL CERTIFICATES	26
	 	 	 
	26.	SURRENDER OF PREMISES	26
	 	 	 
	27.	NOTICES	27
	 	 	 
	28.	TAXES PAYABLE BY TENANT	27
	 	 	 
	29.	USE OF LEASED PROPERTY	27
	 	 	 
	30.	PARKING AND COMMON AREAS	29
	 	 	 
	31.	DEFINED TERMS AND HEADINGS	30
	 	 	 
	32.	TENANT’S AUTHORITY	30
	 	 	 
	33.	FINANCIAL STATEMENTS AND CREDIT REPORTS	30
	 	 	 
	34.	COMMISSIONS	30
	 	 	 
	35.	TIME VENUE, PERSONAL JURISDICTION AND APPLICABLE LAW	30
	 	 	 
	36.	SUCCESSORS AND ASSIGNS	30
	 	 	 
	37.	ENTIRE AGREEMENT; NO ACCORD OR SATISFACTION; SAVINGS CLAUSE	31
	 	 	 
	38.	EXAMINATION NOT OPTION	31
	 	 	 
	39.	RECORDATION	31
	 	 	 
	40.	LIMITATION OF LANDLORD’S LIABILITY	31
	 	 	 
	41.	ATTORNEY’S FEES	31

 

    2

     

    

 

TABLE OF CONTENTS (continued)

 

	 	Page
	 	 
	EXHIBIT A-1-LEGAL DESCRIPTION OF CENTER	32
	 	 
	EXHIBIT A-2- FLOOR PLAN DEPICTING THE PREMISES	33
	 	 
	EXHIBIT A-3- SITE PLAN	34
	 	 
	EXHIBIT B- COMMENCEMENT DATE MEMORANDUM	35
	 	 
	EXHIBIT C- RULES AND REGULATIONS	36
	 	 
	EXHIBIT D- SIGNAGE AGREEMENT	38
	 	 
	EXHIBIT E- SAMPLE FORM OF TENANT ESTOPPEL CERTIFICATE	41
	 	 

 

    3

     

    

 

TRIPLE NET LEASE

 

REFERENCE PAGES

 

	BUILDING:	Building
    A  
	 	 
	CENTER:	Turner Air Crossing
    (for legal description of the Center see Exhibit A-1)
	 	 
	LANDLORD:	Simon Levi Company,
    Ltd.
	 	 
	LANDLORD/RENT
    PAYMENT ADDRESS:	Simon Levi Company,
    Ltd.
		c/o NCS (Nevada Commercial
    Services)
	 	1475 Terminal Way,
    Suite A
	 	Reno, NV 89502
	 	 
	LEASE REFERENCE
    DATE:	January 20, 2020
	 	 
	TENANT:	Sierra Homes, LLC
    dba Innovative Cabinets
	 	 
	TENANT’S
    NOTICE ADDRESS:	 
	 	 
	(a)
    As of beginning of Term:	4690 Longley Lane,
    Suite(s) 29 & 56 Reno, NV 89509
	 	 
	(b)
    Prior to beginning of Term:	Same as above
	 	 
	PREMISES:	4690 Longley Lane,
    Suite(s) 29 & 56
	 	 
	PREMISES RENTABLE
    AREA:	Approximately 4,078
    sq. ft. (for outline of Premises see Exhibit A-1) subject to BOMA measurement as provided in Section 1.1.
	 	 
	COMMON AREA:	The exterior areas
    of the Center, including the driveways, parking areas, walkways, landscaping and other common facilities.
	 	 
	COMMENCEMENT DATE:	April 1, 2020
		 
	 	 
	RENT COMMENCEMENT
    DATE:	April 1, 2020
	 	 
	TERM OF LEASE:	Thirty-six (36) months
    beginning on the Commencement Date and ending on the Termination Date.

 

    4

     

    

 

	USE:	Tenant shall have the right to use the Premises for cabinetry showroom and warehouse , and for no other purpose without Landlord’s prior written consent.
	 	 
	TERMINATION DATE:	March 31, 2023.
	 	 
	ANNUAL RENT INCREASE and 	 
	MONTHLY INSTALLMENT 	 
	OF RENT (Article 3):	Monthly Base Rent shall be:
	 	 
	 	4/1/20 – 3/31/21: $2,936.16 ($0.72psf NNN)
	 	4/1/21 – 3/31/22: $3,038.11 ($0.745psf NNN)
	 	4/1/22 – 3/31/23: $3,140.06 ($0.77psf NNN)
	 	 
	TENANT’S PROPORTIONATE	 
	SHARE OF ADDITIONAL RENT:	Tenant’s pro rata share of the Center is
	 	Three & 80/100 or 3.80 % percent.  This is a NNN lease. Tenant shall pay property taxes, insurance, maintenance, management and all other operation costs for the Center.  2020 NNN Charges are currently estimated at $0.23/sf or
	 	$937.94 per month.
	 	 
	SECURITY DEPOSIT:	A deposit of $3,262 is already on file. 
	 	 
	CONDITION AND DELIVERY	AS-IS. Tenant acknowledges that Tenant has been
	OF PREMISES	in possession of the Premises under a prior lease agreement, which has been terminated. 
	 	 
	REAL ESTATE BROKERS DUE	Pursuant to separate agreement between Landlord
	COMMISSION:	and Broker: SVN Gold Dust Commercial Associates shall be paid a fee equal to 1.5% of the gross lease consideration. Amanda Eastwick of SVN, represents the Tenant and shall be paid a fee equal to 1.5% of the gross lease consideration.
	 	 
	TENANT’S BUSINESS HOURS:	Reasonable and customary hours for other businesses in the Center and Reno, Nevada.
	 	 
	SIGNAGE:	Tenant shall have the right to install signage on the building façade. Signage shall be subject to Landlord’s prior approval and conform to the sign criteria for the Center outlined in Exhibit E. – Landlord acknowledges Tenant’s signage is existing and adopted per the prior lease execution.
	 	 
	OPTION OUT:	Due to the COVID-19 (Coronavirus) Pandemic, Landlord is offering thiTenant an Option to vacate their Lease Agreement at Month’s six (6) and twelve (12) of the Term. If Tenant chooses to exercise this Option, they must notify the Landlord in writing no less than Sixty (60) days prior to the first day of the sixth (6th) and twelfth (12th) month(s) of their Lease Agreement, commencing on April 1, 2020.

 

    5

     

    

 

The Reference Pages information is incorporated
into and made a part of the Lease. In the event of any conflict between any Reference Pages information and the Lease, the Lease shall
control. This Lease includes Exhibits A [through E], all of which are made a part of this Lease.

 

	LANDLORD:	 	TENANT:
	 	 	 
	Simon Levi Company, Ltd.,	 	Sierra Homes, LLC,
	a California Corporation	 	a Nevada Limited-Liability Company
	 	 	dba Innovative Cabinets

 

	By:	/s/Jay Bradley Jacobs	 	By:	/s/ Steve Parkey
	Name: 	Jay Bradley Jacobs	 	Name: 	Steve Parkey
	Title:	President	 	Title:	Managing Member
	Dated:	5/20/2020	 	Dated: 	5/18/2020

 

    6

     

    

 

LEASE

 

1. DEMISED PREMISES USE AND RESTRICTIONS ON USE.

 

1.1  Upon
the conditions, limitations, covenants and agreements set forth in this Lease, Landlord leases to Tenant and Tenant leases from Landlord,
the Premises in the Building as set forth and described on the Reference Pages. The Premises are depicted on the floor plan attached hereto
as Exhibit A-2, and the Building is depicted on the site plan attached hereto as Exhibit A-3. The Reference Pages, including all terms
defined thereon, are incorporated as part of this Lease; however, to the extent the Reference Pages conflict with this Lease, the Lease
shall control. The actual square footage of the Premises may vary from that listed in the Reference Pages, but Tenant waives any right
to claim any contrary amount or for Rent reduction based upon less square footage in the Premises, unless within thirty (30) days of the
Commencement Date, Tenant shall undertake, at its sole expense, by a licensed and certified unrelated third party, a BOMA measurement
of the Premises. If said measurement indicates at least five percent (5%) less square footage than listed in the Reference Pages, and
Tenant provides the BOMA measurement as noted in this Section to Landlord, then Landlord may accept same and reduce Base Rent to account
for the lesser square footage; or Landlord may undertake its own BOMA measurement at its sole expense by a licensed and certified unrelated
third party, in which case the square footage for the Premises shall be the difference between Tenant’s submitted BOMA measurement
and the Landlord’s BOMA measurement and Rent and the Reference Pages square footage for the Premises shall be automatically changed
accordingly. However, if Tenant shall fail to make any assertion of a difference in square footage for the Premises within thirty (30)
days of the Commencement Date, then it shall be deemed to have unequivocally waived any such claim for the duration of the Lease Term,
including all extensions and options.

 

1.2 Landlord
reserves to itself the exclusive use of the roof, exterior walls and area above and below the Building generally, and the Premises specifically,
as well as all Common Areas as all those terms are defined in this Lease. Landlord further reserves to itself the right to install, maintain,
use repair and replace pipes, ducts, conduits, wires, and structural elements now or in the future leading through the Premises and which
serve other parts of the Building or the Common Areas.

 

1.3 As
of the Commencement Date, Tenant shall accept the Premises in its present “AS IS” condition. Landlord warrants that the existing
lighting and plumbing are in working order. Landlord warrants HVAC will be in good working order for 12 months from delivery of space
to Tenant and shall be repaired at Landlord’s expense during first 12 months. Landlord has made no representation or warranty as
to the suitability of the Premises for the conduct of Tenant's business, and/or proper zoning or other municipal oversight of, or requirement
for Tenant’s business. Tenant waives all express and any implied warranty that the Premises are suitable for Tenant's intended purposes
– Tenant shall undertake all due diligence it, in its sole discretion, deems proper before signing this Lease, including, but not
limited to, regarding Tenant’s intended use, any business decision including profitability, any construction or improvements requirements
and/or costs, the condition of the Premises, the compliance of the Premises with the Americans with Disabilities Act of 1990 (42 U.S.C.
Sec.12181 et seq.), and the overall feasibility of Tenant conducting its business from the Property. Except as expressly provided herein,
after the Commencement Date, in no event shall Landlord have any obligation for any defects in the Premises or any limitation on its use.
By taking possession of the Premises in its present AS-IS condition Tenant conclusively agrees that it accepts the Premises AS-IS, and
that the Premises were in good condition at the time possession was taken except for any punch list items agreed to in writing by Landlord
and Tenant. Landlord and Tenant shall conduct an initial walkthrough of the Premises which shall include using Landlord’s standard
Move-In/Out Inspection Form as a guideline for any punch list items and damages that exist as of the Commencement Date. As mutually
agreed upon in writing via the punch list or as otherwise agreed in writing, Landlord will complete the agreed upon items to Tenant’s
commercially reasonable satisfaction.

 

    7

     

    

 

1.4 The
Premises are to be used solely for the operation of a fitness cabinet showroom and warehouse business, and for no other
purpose without Landlord’s prior written consent. Notwithstanding this permitted use, Tenant shall not do or permit anything to
be done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building
or the Center, or violate the Declaration (as defined in Section 1.7 herein) or the rules and regulations of the Association (also defined
in Section 1.7), or which may injure, annoy, or disturb them, or allow the Premises to be used for any improper, immoral, unlawful, or
objectionable purpose, or commit any waste. Specifically, without limitation, Tenant shall ensure that the area outside of the Premises
in the Common Area is kept free and clean of any waste, debris or garbage. Tenant shall not do, permit or suffer in, on, or about the
Premises the sale of any alcoholic beverage without the written consent of Landlord first obtained. Tenant shall comply with all governmental
laws, ordinances and regulations applicable to the use of Premises and its occupancy and the Common Areas, and, at its sole expense, shall
promptly comply with all governmental orders and directions for the correction, prevention and abatement of any violations in the Building
or appurtenant land, caused of permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the
Premises. Tenant shall not do or permit anything to be done on or about the Premises or Common Areas, or bring anything into or keep anything
in on or about the Premises or Common Areas which will in any way increase the rate of, invalidate or prevent the procuring of any insurance
protecting against loss or damage to the Building or any of its contents by fire or other casualty or against liability for damage to
property or injury to persons in or about the Building or any part thereof. Landlord shall have the right to prohibit any advertising
by Tenant which, in Landlord’s sole opinion, tends to impair the reputation of the Landlord, the Center, or its desirability as
an industrial flex space business park, and upon written notice from Landlord Tenant shall refrain or discontinue such advertising.

 

1.5 Tenant
shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees (collectively, the
“Tenant Entities”) to at any time handle, use, manufacture, store or dispose of in or about the Premises or the Building any
flammables, explosives, radioactive materials, hazardous wastes or materials, toxic wastes or materials, or other similar substances,
petroleum products or derivatives (collectively “Hazardous Materials”) or any substance subject to regulation by or under
any federal, state and local laws and ordinances relating to the protection of the environment or the keeping, use or disposition of environmentally
hazardous materials, substances, or wastes, presently in effect or hereafter adopted, all amendments to any of them, and all rules and
regulations issued pursuant to any of such laws or ordinances (collectively “Environmental Laws”), nor shall Tenant suffer
or permit any Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises, the Building
and the Common Areas, and appurtenant land or allow the environment to become contaminated with any Hazardous Materials. Notwithstanding
the foregoing, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol
cans containing insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and necessary for the use
of the Premises for Tenant’s approved use; provided that Tenant shall always handle, store, use and dispose of any such Hazardous
Materials in a safe and lawful manner and never allow such Hazardous Materials to contaminate the Premises, Building, Common Areas, or
appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each and all of the Landlord Entities (as defined
in Article 31) harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees)
incurred by reason of any actual or asserted failure of Tenant to fully comply with all applicable Environmental Laws, or the presence,
handling, use or disposition in or from the Premises of any Hazardous Materials by Tenant or any Tenant Entity (even though permissible
under all applicable Environmental Laws or the provisions of this Lease), or by reason of any actual or asserted failure of Tenant to
keep, observe, or perform any provision of this Section.

 

1.6 Tenant will be
entitled to the non-exclusive use of the driveways, parking areas and common facilities located in the Common Areas of the Center as
they exist from time to time during the Term, subject to the Association and Landlord’s Rules and Regulations (as defined in
Article 16) regarding such use. However, in no event will Tenant or the Tenant Entities park more vehicles in the parking facilities
than Tenant’s Proportionate Share of the total available parking spaces available for common use. The foregoing shall not be
deemed to provide Tenant with an exclusive right to any parking spaces or any guaranty of the availability of any particular parking
spaces or any specific number of parking spaces. . Tenant shall be allowed to park two trademarked vehicles overnight. Tenant shall
have no right to use, access or locate equipment on the roof the Building without Landlord’s prior written consent. Tenant
shall have no right to alter or modify any landscaping without Landlord’s prior written consent.

 

1.7 The
Center is subject to the Quail Vista Business Park Declaration Granting Easements, Establishing Covenants, Conditions and Restrictions,
and Providing for Quail Vista Business [Turner Air Crossing] Park Property Owners Association and any amendments thereto (collectively,
the “Declaration”) and which is governed by a business association known as Quail Vista [Turner Air Crossing] Business Park
Property Owners Association (the “Association”). Tenant confirms that Landlord has provided a copy of the Declaration and
the current rules and regulations of the Association, and has reviewed the same, including with professional advisors of its choice, and
prior to entering into this Lease finds the Declaration and the rules and regulations of the Association to be acceptable for its purposes,
and suitable for its intended use of the Premises within the Center.

 

    8

     

    

 

2. TERM

 

2.1 The Term of this Lease
shall begin on the date (“Commencement Date”), and shall terminate on the date as shown on the Reference Pages (“Termination
Date”), unless sooner terminated by the provisions of this Lease, by court order or judgment, or by operation of law. Tenant shall,
at Landlord’s request, execute and deliver a memorandum agreement provided by Landlord in the form of Exhibit C attached hereto
setting forth the actual Commencement Date, Termination Date and, if necessary, a revised Rent schedule. Should Tenant fail to do so
within thirty (30) days after Landlord’s request, the information set forth in such memorandum provided by Landlord shall be conclusively
presumed to be agreed and correct.

 

2.2 Tenant
agrees that in the event of the inability of Landlord to deliver possession of the Premises on the Commencement Date for any reason, Landlord
shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any Rent until Landlord delivers
possession of the Premises to Tenant. No such failure to give possession on the Commencement date shall affect the other obligations of
Tenant under this Lease, except that if Landlord is unable to deliver possession of the Premises within one hundred twenty (120) days
after the Commencement Date (other than as a result of strikes, shortages of materials, holdover tenancies force majeure, or similar matter
beyond the reasonable control of Landlord and Tenant is notified by Landlord in writing as to such delay), Tenant shall have the option
to terminate this Lease unless said delay is as a result of: (a) Tenant’s failure to agree to plans and specifications and/or construction
cost estimates or bids; (b) Tenant’s request for materials, finishes or installations other than Landlord’s standard except
those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord; (c) Tenant’s change
in any plans or specifications; or, (d) performance or completion by a party employed by Tenant (each of the foregoing, a “Tenant
Delay”). If any delay is the result of a Tenant Delay, the Commencement Date and the payment of Rent under this Lease shall be accelerated
by the number of days of such Tenant Delay.

 

2.3  In
the event Landlord permits Tenant, or any agent, employee or contractor of Tenant, to enter, use or occupy the Premises prior to the Commencement
Date, such entry, use or occupancy shall be subject to all the provisions of this Lease other than the payment of Rent, including, without
limitation, Tenant’s compliance with the insurance requirements of Article 11 said early possession shall not advance the Termination
Date.

 

3. RENT

 

3.1 Unless specified in this
Lease to the contrary, all amounts and sums payable by Tenant to Landlord pursuant to this Lease, including but not limited to Base Rent,
Additional Rent, deposits, late fees, and all charges or expenses hereunder, shall be deemed Rent. Tenant shall be responsible for any
and all Additional Rent from the Commencement Date. Tenant shall be responsible for the payment of Rent from the Rent Commencement Date,
and from that date forward, shall pay Rent in advance on or before the first day of each full calendar month during the Term. The Monthly
Rent due shall be one-twelfth (1/12) of the Rent in effect at such time. Rent for any period during the Term which is less than a full
month, shall be a prorated portion of the Rent based upon the number of days in such month. Rent shall be paid to Landlord, without deduction
or offset and without notice or demand, at the Rent Payment Address, as set forth on the Reference Pages, or to such other person or ay
such other place as Landlord may from time to time designate in writing. In the event Tenant is late in the payment of Rent, more than
two (2) time per calendar year, then Landlord may invoice Tenant and require them to make their Rent payments quarterly in advance.

 

3.2 Tenant recognizes the
late payment of any Rent or other sum due under this Lease will result in administrative expense to Landlord, the extent of which additional
expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if Rent or any other sum is not
paid when due and payable pursuant to this Lease, a late charge shall be imposed of an amount equal to the greater of: (a) One Hundred
Dollars ($100.00) or (b) ten percent (10%) of the unpaid Rent or other payment. The amount of the late charge to be paid by Tenant shall
be reassessed and added to Tenant’s obligation for each successive month until paid. The provisions of this Section 3.2 in no way
relieve Tenant of the obligation to pay Rent or other payments on or before the date on which they are due, nor do the terms of this Section
3.2 in any way affect Landlord’s remedies pursuant to Article 19 of this Lease in the event said Rent or other payment is unpaid
after the due date.

 

3.3 Monthly Base Rent shall
be:

 

4/1/20 – 3/31/21: $2,936.16 ($0.72psf
NNN)

4/1/21 – 3/31/22: $3,038.11 ($0.745psf
NNN)

4/1/22 – 3/31/23: $3,140.06 ($0.77psf
NNN) 

 

    9

     

    

 

4. ADDITIONAL RENT

 

4.1 For the purpose of this
Article 4, the following terms are defined as follows:

 

4.1.1 Lease Year:
each calendar year falling partly or wholly within the Term.

 

4.1.2 Operating Expenses: All
pro-rata costs of operation, maintenance, repair, replacement and management of the Building and the Common Areas of the Center (including
the amount of any credits which Landlord may grant to particular tenants of the Building in lieu of providing any standard services or
paying any standard costs described in this Section 4.1.2 for similar tenants), including the following by way of illustration, but not
limitation: Association charges and assessments, water and sewer charges; insurance charges of or relating to all insurance policies and
endorsements deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation, or
operation of the Building, the Common Areas or any part thereof; utility costs, including, but not limited to, the cost of light, power,
gas; garbage; and waste disposal; the cost of landscape services; the cost of security and alarm services (including any central station
signaling system); costs of cleaning, repairing, replacing and maintaining the Common Areas, including parking and landscaping; window
cleaning costs; cost of snow removal; labor costs; costs and expenses of managing the Building including management fees; material costs;
equipment costs including the cost of maintenance, repair and service agreements and rental and leasing costs; advertising costs; purchase
costs of equipment; current rental and leasing costs of items which would be capital items if purchased; tool costs; licenses, permits
and inspection fees; wages and salaries; employee benefits and payroll taxes; accounting and legal fees; any
sales, use or service taxes incurred in connection therewith. The pro-rata cost of the maintenance and repair of the Building
roof shall be Additional Rent which shall billed to Tenant as a separate item. In addition, Landlord shall be entitled to recover, as
Additional Rent (which, along with any other capital expenditures constituting Operating Expenses, Landlord may either include in Operating
Expenses or cause to be billed to Tenant along with Operating Expenses and Taxes but as a separate item), Tenant’s Proportionate
Share of: (i) an allocable portion of the cost of repairs, maintenance, replacements, and capital improvement items for the Building,
the Common Areas and the Center; (ii) the cost of fire sprinklers and suppression systems and other life safety systems; and (iii) other
capital expenses which are required under any governmental laws, regulations or ordinances or to bring the Building, Center or Common
Areas into Legal compliance or as a response to any action by an administrative body or municipality with authority over the Property.
The costs described in (i) –(iii) in the preceding sentence, shall be amortized over one hundred and forty-four months. Operating
Expenses shall not include depreciation or amortization of the Building or equipment in the Building except as provided herein, loan principal
payments on the real property of the Center, costs of alterations of other tenants’ premises or leasing commissions paid to procure
those tenants, or interest expenses on long-term borrowings.

 

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4.1.3 Taxes: Tenant shall, as
Additional Rent, pay its Proportionate Share of real estate taxes and any other taxes, charges and assessments which are levied with respect
to the Building or the land appurtenant to the Building, Common Areas, or with respect to any improvements, fixtures and equipment or
other property of Landlord, real or personal, located in the Building and used in connection with the operation of the Building and said
land, any payments to any ground lessor in reimbursement of tax payments made by such lessor; all fees, expenses and costs incurred by
Landlord in investigating, protesting, contesting or in any way seeking to reduce or avoid increase in any assessments, levies or the
tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall not include any corporate franchise, or estate,
inheritance, or net income tax, or tax imposed upon any transfer by Landlord of its interest in this Lease or the Building or any taxes
to be paid by Tenant pursuant to Article 28.

 

4.2 Tenant shall pay as Additional
Rent for each Lease Year Tenant’s Proportionate Share of Operating Expenses and Taxes incurred for such Lease Year.

 

4.3 The annual determination
of Operating Expenses shall be made by Landlord, and shall be binding upon Landlord and Tenant, subject to the provisions of this Section
4.3. During the Term, Tenant may review, at Tenant’s sole cost and expense, the books and records supporting such determination
in an office of Landlord, or Landlord’s agent, during normal business hours, upon giving Landlord fifteen business (15) days advance
written notice within thirty (30) days after receipt of such determination, but in no event more often than once in any one (1) year period,
subject to execution of a confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes an independent accountant
to perform such review it shall be at Tenant’s sole expense, and the reviewer shall be one of national standing which is reasonably
acceptable to Landlord, is not compensated on a contingency basis and is also subject to such confidentiality agreement. If Tenant fails
to object to Landlord’s determination of Operating Expenses within forty-five (45) days after receipt, or if any such objection
fails to state with specificity the reason for the objection, Tenant shall be deemed to have approved such determination and shall have
no further right to object to or contest such determination

 

4.4 Prior to the actual determination
thereof for a Lease Year, Landlord may from time to time estimate Tenant’s liability for Operating Expenses and/or Taxes under Section
4.2, Article 6 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant written notification of the amount of such
estimate and Tenant agrees that it will pay, by increase of its Monthly Installments of Rent due in such Lease Year, Additional Rent in
the amount of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to this Section 4.4 shall remain in effect
until further written notification to Tenant pursuant hereto.

 

4.5 When the above-mentioned
actual determination of Tenant’s liability for Operating Expenses and/or Taxes is made for any Lease Year and when Tenant is so
notified in writing, then:

 

4.5.1 If the total Additional
Rent Tenant actually paid pursuant to Section 4.4 on account of Operating Expenses and/or Taxes for the Lease Year is less than Tenant’s
liability for Operating Expenses and/or Taxes, then Tenant shall pay such deficiency to Landlord as Additional Rent in one lump sum within
thirty (30) days of receipt of Landlord’s bill therefor; and

 

4.5.2 If the total Additional
Rent Tenant actually paid pursuant to Section 4.4 on account of Operating Expenses and/or Taxes for the Lease Year is more than Tenant’s
liability for Operating Expenses and/or Taxes, then Landlord shall credit the difference against the then next due payments of Additional
Rent to be made by Tenant under this Article 4.

 

4.6 If the Commencement Date
is other than January 1 or if the Termination Date is other than December 31, Tenant’s liability for Operating Expenses and Taxes
for the Lease Year in which the Termination Date occurs, or the Lease is otherwise terminated, shall be prorated based upon a three hundred
sixty-five (365) day year.

 

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5. SECURITY DEPOSIT. Tenant shall deposit
the Security Deposit with Landlord upon the execution of this Lease. This sum shall be held by Landlord as security for the faithful performance
by Tenant of all the terms, covenants and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit
or as a measure of Landlord’s damage in case of Tenant’s default. If Tenant defaults with respect to any provision of this
Lease, Landlord may use any part of the Security Deposit for the payment of any Rent or any other sum in default, or for the payment of
any amount which Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord for any
other loss or damage which Landlord may suffer by reason of Tenant’s default, act, or omission. If any portion is so used, Tenant
shall within five (5) days after written demand therefor, deposit with Landlord an amount sufficient to restore the Security Deposit to
its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall
be required by law, Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not
be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by
it, the Security Deposit or any balance thereof shall be returned to Tenant at such time after termination of this Lease when Landlord
shall have determined that all of Tenant’s obligations under this Lease have been fulfilled.

 

6. ALTERATIONS.

 

6.1 Tenant shall not make
any additions, alterations, improvements or changes (collectively, “Tenant Improvements”) in or to the Premises or the Building
without the prior written approval of Landlord, including, without limitation, any penetration of the roof from the interior or exterior
of the Premises (which must be performed by the contractor that installed the roof, or such other contractor acceptable to Landlord in
its sole and absolute discretion). Any request to make Tenant Improvements shall be accompanied by a set of plans drawn by a licensed
architect and a proposed timeline for the completion of the work. All Tenant Improvements shall be at the sole cost and expense of Tenant.
Any Tenant Improvements shall be made promptly and in a good and workmanlike manner and in compliance with all insurance requirements
and with all applicable permits, authorizations, building regulations, zoning laws and all other governmental rules, regulations, ordinances,
statutes and laws, now or hereafter in effect pertaining to the Premises or Tenant’s use thereof and such Tenant Improvements shall
be done by recognized union labor if so required by Landlord. Prior to the commencement of such work, Tenant shall give evidence to Landlord
that appropriate insurance satisfactory to Landlord has been obtained by Tenant and Tenant’s contractor for the protection of Landlord
and its tenants and invitees from damage or injury resulting from the making of such Tenant Improvements. In addition, prior to the commencement
of such work, Tenant, if required by Landlord, shall secure, at Tenant’s expense, performance, labor and materials bonds for the
full cost of such work satisfactory to Landlord. Landlord will direct electricians as to where and how telephone wires are to be introduced.
No boring or cutting for wires will be allowed without the consent of Landlord. The location of telephones, call boxes and other office
equipment affixed to the Premises shall be subject to the reasonable approval of Landlord. Tenant shall not lay linoleum, tile, carpet
or other similar floor coverings and the same shall not be affixed to the floor of the Premises in any manner except as approved by Landlord.
The expense of repairing any damage resulting from a violation of this rule or removal of any floor covering shall be borne by Tenant.
Any Tenant Improvements made by Tenant shall at Landlord’s option become the property of Landlord upon the expiration or sooner
termination of this Lease. However, Landlord shall have the right to require Tenant to remove such Tenant Improvements, at Tenant’s
sole cost and expense, upon such termination of this Lease and to surrender the Premises in the same condition as it was prior to the
making of any or all such Tenant Improvements, ordinary wear and tear excepted.

 

6.2 Tenant shall not alter,
manipulate or in any manner make any changes or interfere with the operation of the Building fire sprinkler system or other life safety
equipment.

 

6.3 Tenant will not create
or permit to be created or to remain, and will discharge, any lien, encumbrance or charge upon fixtures, equipment, or personal property
located within the Premises.

 

6.4 Landlord’s approval
of any drawing plans or specifications shall not constitute any assumption of any liability for the accuracy or sufficiency thereof.

 

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6.5 Liens. Tenant shall at
all times indemnify, save and hold Landlord, the Premises and the leasehold created by this Lease free, clear and harmless from any and
all claims, liens, demands, charges, encumbrances, litigation and judgments arising directly or indirectly out of any use, occupancy or
activity of Tenant, or out of any work performed, material furnished, or obligations incurred by Tenant in, upon or otherwise in connection
with the Premises. Tenant shall give Landlord written notice at least ten (10) business days prior to the commencement of any such work
on the Premises to afford Landlord the opportunity of filing appropriate notices of nonresponsibility. Tenant shall, at its sole cost
and expense, within fifteen (15) days after filing of any lien of record, obtain the discharge and release thereof. Nothing contained
herein shall prevent Landlord, at the cost and for the account of Tenant, from obtaining said discharge and release in the event Tenant
fails or refuses to do the same within said fifteen (15) day period.

 

7. LANDLORD’S REPAIRS.

 

7.1 Landlord agrees to keep
in good order, condition and repair the foundations, exterior walls and roof structure of the Premises (but excluding the exterior and
interior of all windows, doors, plate glass and showcases) except for reasonable wear and tear and except for any damage thereto caused
by any act or negligence of Tenant or its agents, employees, servants, contractors, subtenants, licensees, customers or business invitees.
It is an express condition precedent to all obligations of Landlord to repair and maintain that Tenant shall have notified Landlord in
writing of the need for such repairs or maintenance. The cost of such repairs shall be included in the Operating Expenses; as such term
is hereinafter defined in Section 4.1.2.

 

7.2 In the event of a water
leak occurring on the Premises through no fault of Tenant, upon written notice by Tenant Landlord may, but shall not be obligated to,
provide mold testing. Tenant agrees that if the water leak is caused by Tenant, Tenant shall pay for the requested mold testing.

 

8. LIENS. Tenant shall keep the Premises,
the Building and appurtenant land and Tenant’s leasehold interest in the Premises free from any liens arising out of any services,
work or materials performed, furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event that Tenant fails,
within ten (10) days following the imposition of any such lien, to either cause the same to be released of record or provide Landlord
with insurance against the same issued by a major title insurance company or such other protection against the same as Landlord shall
accept (such failure to constitute an Event of Default), Landlord shall have the right to cause the same to be released by such means
as it shall deem proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord and all expenses incurred
by it in connection therewith shall be payable to it by Tenant within five (5) days of Landlord’s demand.

 

9. ASSIGNMENT AND SUBLETTING.

 

9.1 Tenant shall not have
the right to assign or pledge this Lease or to sublet, license, or allow any occupancy of, the whole or any part of the Premises, whether
voluntarily or by operation of law, or to permit the use or occupancy permanently or temporarily, of the Premises by anyone other than
Tenant, and shall not make, suffer or permit such assignment, subleasing, licensing or occupancy without the prior written consent of
Landlord, which consent shall not be unreasonably withheld, delayed or denied. Additionally, Landlord may require Tenant timely to supply
all information for a potential sublease, assignment, license or occupancy in whole or in part, as it deems, in its sole discretion, to
be necessary to make such a decision, and said information and documentation shall include, but not be limited to, that set forth below
in this Article 9. In the event Landlord approves an assignment, sublease, license, or occupancy of the Premises in whole or in part,
Landlord may condition such approval on restrictions and limitations for the use or occupancy of the Premises, and said restrictions shall
be binding upon any and all assignees, subtenants, licensees, and any and all Persons in possession of the Premises in whole or in part.
In the event Tenant desires to sublet, license, or permit such occupancy of, the Premises, or any portion thereof; or assign this Lease,
Tenant shall give written notice thereof to Landlord at least sixty (60) days but no more than one hundred twenty (120) days prior to
the proposed commencement date of same, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms
of any sublease, assignment, license or occupancy in whole or in part, and copies of financial reports and other relevant financial information
of the proposed new or additional occupant of the Premises. No assignment, sublease, license or occupancy of the Premises shall occur
without the prior written consent of Landlord as to the form of assignment, sublease or license, which shall not be unreasonably withheld.
Any form of sublease or license shall provide that the sublessee or licensee shall comply with all terms of the Lease.

 

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9.2 For any assignment, licensing,
subletting or Tenant-allowed occupancy in whole or in part, permitted or otherwise, Tenant shall at all times remain directly, primarily
and fully responsible and liable for the payment of the Rent specified in this Lease and for compliance with all of its other obligations
under the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them
are then assigned, licensed sublet or occupied in whole or in part by anyone or entity other than Tenant, Landlord, in addition to any
other remedies provided in this Lease or provided by law, may, at its option collect directly from such assignee, subtenant, licensee,
or occupier in whole or I part of the Premises, all payment, license fee, rent, and all things of value paid or given to and becoming
due to Tenant, any Affiliate, transferee, successor or assign, and apply such amounts collected against any sums due to Landlord from
Tenant under this Lease, and no such collection shall be construed to constitute a novation or release of Tenant from the further performance
of Tenant’s obligations under this Lease.

 

9.3 In addition to Landlord’s
right to approve of any subtenant, licensee, assignee, or occupier of the Premises in whole or in part, Landlord shall have the option,
in its sole discretion, in the event of any proposed subletting, licensing, assignment or occupancy, to terminate this Lease, or in the
case of a proposed subletting, license or occupancy of less than the entire Premises, to recapture the portion of the Premises sublet,
licensed or occupied, as of the date the same is to be or was effective. The option shall be exercised, if at all, by Landlord giving
Tenant written notice given by Landlord to Tenant within thirty (30) days following Landlord’s receipt of Tenant’s written
notice as required above; however, in the event there is an assignment, sublease, license or permitted occupancy by Tenant without Landlord’s
written permission, said act shall be void, and there shall be no time limit within which Landlord must act. If Tenant notifies Landlord,
within five (5) days after receipt of Landlord’s termination notice, that Tenant is rescinding its proposed assignment, sublease,
or license, the termination notice shall be void and the Lease shall continue in full force and effect. If Landlord recaptures under this
Section only a portion of the Premises, the Rent to be paid from time to time during the unexpired Term shall abate proportionately based
on the proportion by which the approximate square footage of the remaining portion of the Premises shall be less than that of the Premises
as of the date immediately prior to such recapture. Tenant shall, at Tenant’s own cost and expense, discharge in full any outstanding
commission obligation which may be due and owing as a result of any proposed assignment, sublease, or license whether or not the Premises
are recaptured pursuant to this Section 9.3 and rented by Landlord to the proposed sub-tenant, assignee, licensee, or occupier identified
by Tenant in the Notice.

 

9.4 In the event that Tenant
sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as Additional Rent an amount equal to one hundred ten percent
(110%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when and as such Increased Rent is received
by Tenant. As used in this section, “Increased Rent” shall mean the excess of (i) all Rent and other consideration which Tenant
is entitled to receive by reason of any sale, sublease, assignment, license, permitted use or occupancy, or other transfer of this Lease
in whole or in part, over (ii) the Rent otherwise payable by Tenant under this Lease at such time. For purposes of the foregoing, any
consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith.
The “Costs Component” is the amount which, if paid monthly, would fully amortize on a straight-line basis, over the entire
period for which Tenant is to receive Increased Rent, the reasonable costs incurred by Tenant for leasing commissions and tenant improvements
in connection with such sublease, assignment or other transfer.

 

9.5 Notwithstanding any other
provision hereof, it shall be considered reasonable for Landlord to withhold its consent to any assignment of this Lease or sublease of
all or any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment, sublease, license or other
occupancy of the Premises in whole or in part, or the proposed commencement date thereof, there shall exist any uncured default of Tenant
or matter which will become a default of Tenant with passage of time unless cured, or if the proposed assignee, sublessee or licensee
is an entity: (a) with which Landlord is already in negotiation; (b) is already an occupant of the Building unless Landlord is unable
to provide the amount of space required by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy
of the Building; (e) with which the payment for the sublease or assignment is determined in whole or in part based upon its net income
or profits; or (f) would subject the Premises to a use which would: (i) involve increased personnel or wear upon the Building; (ii) violate
any exclusive right granted to another tenant of the Building; (iii) require any addition to or modification of the Premises or the Building
in order to comply with building code or other governmental requirements; (iv) involves a violation of Section 1.2; or Article 29 or (v)
which upon reasonable investigation of the proposed transferee’s or occupant’s financial wherewithal Landlord, in its sole
discretion, determines that said transferee does not have at least the financial strength and wherewithal as Tenant. Tenant expressly
agrees that for the purposes of any statutory or other requirement of reasonableness on the part of Landlord, Landlord’s refusal
to consent to any assignment or sublease for any of the reasons described in this Section 9.5, shall be conclusively deemed to be reasonable.

 

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9.6 Upon any request to assign,
sublet, or license the Premises, Tenant will pay to Landlord the Assignment/ Subletting Fee plus, on demand, a sum equal to all of Landlord’s
costs, including reasonable attorney’s fees, incurred in investigating and considering any proposed or purported assignment or pledge
of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent to, refuse consent, or determine that Landlord’s
consent is not required for, such assignment, pledge or sublease.

 

9.7 If Tenant is a corporation,
limited liability company, partnership or trust, any transfer or transfers of or change or changes in the number of the outstanding voting
shares of the corporation or membership interests in a limited liability company, or the general partnership interests in the partnership
or the identity of the persons or entities controlling the activities of such partnership or trust resulting in the persons or entities
owning or controlling a majority of such shares, partnership interests or activities of such partnership or trust at the beginning Lease
to the persons or entities acquiring such ownership or control and shall be subject to all the provisions of this Article 9 to the same
extent and for all intents and purposes as though such an assignment, sublease, license or other requested occupancy was to a third party.

 

9.8 Any purported sale, assignment,
mortgage, transfer of this Lease or subletting, license, or occupancy in whole or in part, which does not comply with the provisions of
this Article 9 shall be void.

 

10. INDEMNIFICATION. 

 

10.1 None of the Landlord
Entities, as defined in Article 31, shall be liable and Tenant hereby waives all claims against them for any damage to any property or
any injury to any person in or about the Premises or the Building by or from any cause whatsoever (including without limiting the foregoing,
rain or water leakage of any character from the roof, windows, walls, basement, pipes, plumbing works or appliances, the Building not
being in good condition or repair, gas, fire, oil, electricity or theft), except to the extent caused by or arising from the gross negligence
or willful misconduct of Landlord or its agents, employees or contractors. Tenant shall protect, indemnify, and hold the Landlord Entities
harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by reason
of (a) any damage to any property (including but not limited to property of any Landlord Entity) or any injury (including but not limited
to death) to any person occurring in, on or about the Premises or the Building to the extent that such injury or damage shall be caused
by or arise from any actual or alleged act, neglect, fault, or omission by or of Tenant or any Tenant Entity to meet any standards imposed
by any duty with respect to the injury or damage; (b) the conduct or management of any work or thing whatsoever done by the Tenant into
or about the Premises or from transactions of the Tenant concerning the Premises; (c) Tenant’s failure to comply with any and all
governmental laws, ordinances and regulations applicable to the condition of or use of the Premises and or its occupancy; or (d) any breach
of default on the part of Tenant in the performance of any covenant or agreement on the part of the Tenant to be performed pursuant to
the Lease. The provisions of this Article shall survive the termination of this Lease with respect to any claims or liability accruing
prior to such termination.

10.2 Redress for any
claim against Landlord under this Lease shall be limited to and enforceable only against and to the extent of Landlord’s interest
in the Building. The obligations of Landlord under this Lease are not intended to be and shall not be personally binding on, nor shall
any resort be had to the private properties of, any of its or its directors, officers, stockholders, employees, or agents, and in no case
shall Landlord be liable to Tenant hereunder for any lost profits, damage to business, or any form of special, indirect or consequential
damages.

 

11. INSURANCE. 

 

11.1 Tenant shall keep in
force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the Landlord Entities against any
liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any accident occurring
in or upon the Premises with a limit of not less than $1,000,000.00 per occurrence and not less than $2,000,000.00 in the annual aggregate,
or such larger amount as Landlord may prudently require from time to time, covering bodily injury and property damage liability; (b) Business
Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $250,000 per accident; (c) Worker’s Compensation
Insurance with limits as required by statute; and (d) All Risk or Special Form coverage protecting Tenant against loss of or damage to
Tenant’s alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other
business personal property situation in or about the Premises to the full replacement value of the property so insured.

 

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11.2 The aforesaid policies
shall (a) be provided at Tenant’s expense; (b) name the Landlord Entities as additional insureds (General Liability) and loss payee
(Property—Special Form); be issued by an on-shore insurance company with a minimum Best’s rating of “A” during
the Term; and (d) provide that said insurance shall not be canceled unless thirty (30) Days prior written notice (ten days for non-payment
of premium) shall have been given to Landlord; a certificate of Liability insurance on ACORD Form 25 and a certificate of property insurance
on ACORD Form 28 shall be delivered to Landlord by Tenant upon the Commencement Date and at least thirty (30) days prior to each renewal
of said insurance.

 

11.3 Whenever Tenant shall
undertake any Tenant’s Improvements, the aforesaid insurance protection must extend to and include injuries to persons and damage
to property arising in connection with such Tenant’s Improvements, without limitation including liability under any applicable structural
work act, and such other insurance as Landlord shall require; and the policies of or certificates evidencing such insurance must be delivered
to Landlord prior to the commencement of any such Work.

 

12. WAIVER OF SUBROGATION. So long as their
respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of recovery against each other for any
loss insured by fire, extended coverage, All Risks or other property insurance, and business interruption coverage now or hereafter existing
for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such policies. Each party shall
obtain any special endorsements required by their insurer to evidence compliance with the aforementioned waiver.

 

13. SERVICES AND UTILITIES.

 

13.1 Provided Tenant shall
not be in default under this Lease, and subject to the other provisions of this Lease, as part of the Operating Expenses per Article 4
hereof, with Tenant paying its Proportionate Share, Landlord agrees to furnish to the Building during generally recognized business days
(but exclusive in any event of Sundays and national and local legal holidays), the following services and utilities subject to the Rules
and Regulations of the Building prescribed from time to time: garbage service located in the Common Areas.

 

Within the Premises, Tenant
shall pay all costs of utilities and other services for the Premises for use as Tenant sees fit as need for its business purposes, including
but not limited to (a) water; (b) electricity, power, heat and air conditioning; (c) cleaning and janitorial service, and additional Tenant
only trash removal; (d) fire and safety, alarm, video, cable, phone service, wireless network, i-cloud, surveillance or other systems
to protect the Premises; (e) all such amenities or enhancements as Tenant deems necessary for operation of its business, such as a grease
trap, so long as same comply with this Lease and the Center’s Rules and Regulations; and (f) all other devices, safes, personal
property or other item that allows Tenant’s business operated at the Premises to comply with all laws. To the extent that Tenant
is not billed directly for any of the above, or fails to pay same Landlord may procure said service utility etc. for the Premises, and
shall be permitted to bill Tenant therefor as Additional Rent. Tenant shall pay all such actual charges plus a ten percent (10%) administrative
fee to Landlord within five (5) days of Landlord’s demand therefor.

 

In the absence of Landlord’s
gross negligence or willful misconduct, Landlord shall not be liable for, and Tenant shall not be entitled to, any abatement or reduction
of Rent by reason of Landlord’s failure to furnish any of the foregoing, unless such failure shall persist for an unreasonable time
after written notice of such failure is given to Landlord by Tenant and provided further that Landlord shall not be liable when such failure
is caused by accident, breakage, repairs, labor disputes of any character, energy usage restrictions, force majeure, or by any other cause,
similar or dissimilar, beyond the reasonable control of Landlord. Landlord shall use reasonable efforts to remedy any interruption in
the furnishing of services and utilities.

 

13.2 Should Tenant require
any additional work or service, as described above, including services furnished outside of Building Business Hours specified herein,
Landlord may, on terms to be agreed, upon reasonable advance notice by Tenant, furnish such additional service and Tenant agrees to pay
Landlord such charges as may be agreed upon, including any tax imposed thereon, but in no event at a charge less than Landlord’s
actual cost plus an administrative charge of ten percent (10%) for such additional service and, where appropriate, a reasonable allowance
for depreciation of any systems being used to provide such service.

 

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13.3 Wherever heat-generating
machines or equipment are used by Tenant in the Premises which affect the temperature otherwise maintained by the air conditioning system
or Tenant allows occupancy of the Premises by more persons than the heating and air conditioning system is designed to accommodate, in
either event whether with or without Landlord’s approval, Landlord reserves the right to install supplementary heating and/or air
conditioning units in or for the benefit of the Premises and the cost thereof, including the cost of installation and the cost of operations
and maintenance plus a ten percent (10%) administrative fee, shall be paid by Tenant to Landlord within five (5) days of Landlord’s
demand.

 

13.4 Landlord makes no representation
or warranty concerning the adequacy of the water, sewer or electrical current for Tenant’s use. If Tenant shall require water, sewer
or electric current in excess of what is furnished or supplied to the Premises, Tenant shall procure the prior written consent of Landlord
for the use thereof, which Landlord may refuse, and if Landlord does consent, Landlord may cause a water meter or electric current meter
(if not already installed ) to be installed so as to measure the amount of such excess water and electric current. The cost of any such
meters shall be paid for by Tenant. Tenant agrees to pay to Landlord within five (5) days of Landlord’s demand, the cost of all
such excess water and electric current consumed (as shown by said meters, if any, or, if none, as reasonable estimated by Landlord) at
the rates charged for such services by the local public utility or agency, as the case may be, furnishing the same, plus a ten percent
(10%) administrative fee for the additional expense incurred by Landlord in keeping account of the water and electric current so consumed.

 

13.5 Tenant will not, without
the written consent of Landlord, contract with a utility provider to service the Premises with any utility, including, but not limited
to, telecommunications, electricity, water, sewer or gas, which is not previously providing such service to other tenants in the Building.
Subject to Landlord’s reasonable rule and regulations and the provisions of Articles 1 and 29, Tenant shall be entitled to the use
of wiring, if available (“Communications Wiring”) from the existing telecommunications nexus in the Building to the Premises,
sufficient for normal general office use of the Premises. Tenant shall not install any additional Communications Wiring, nor remove any
Communications Writing, without in each instance obtaining the prior written consent of Landlord, which consent may be withheld in Landlord’s
sole and absolute discretion. Landlord shall in no event be liable for disruption in any service obtained by Tenant pursuant to this paragraph.

 

14. HOLDING OVER. Tenant shall pay Landlord
for each day Tenant retains possession of the Premises or part of them after termination of this Lease by lapse of time or otherwise at
the rate (“Holdover Rate”) which shall be One Hundred and Fifty Percent (150%) of the greater of (a) the amount of the Annual
Rent for the last period prior to the date of such termination plus all Additional Rent under Article 4; and (b) the then market rental
value of the Premises as determined by Landlord assuming a new lease of the Premises of the then usual duration and other terms, in either
case, prorated on a daily basis, and also pay all damages sustained by Landlord by reason of such retention. If Landlord gives notice
to Tenant of Landlord’s election to such effect, such holding over shall constitute renewal of this Lease for a period from month
to month or one (1) year, whichever shall be specified in such notice, in either case at the Holdover Rate, but if the Landlord does not
so elect, no such renewal shall result notwithstanding acceptance by Landlord of any sums due hereunder after such termination; and instead,
a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall
be deemed to waive Landlord’s right of reentry or any other right under this Lease or at law.

 

15. SUBORDINATION. Without the necessity
of any additional document being executed by Tenant for the purpose of effecting a subordination, this Lease shall be subject and subordinate
at all times to ground or underlying leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or
affecting the Building and the Common Areas, and Landlord’s interest or estate therein, or any ground or underlying lease. Tenant
covenants and agrees to execute and deliver within ten (10) days of Landlord’s request such further instruments evidencing such
subordination or superiority of this Lease as may be required by Landlord or its mortgage holder or assignee thereof.

 

16. RULES AND REGULATIONS. Tenant shall
faithfully observe and comply with all the Building and Center rules and regulations as set forth in Exhibit D to this Lease and all reasonable
modifications of and additions to them from time to time put into effect by Landlord. Landlord shall not be responsible to Tenant for
the non-performance by any other tenant or occupant of the Building or Center of any such Rules and Regulations.

 

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17. REENTRY BY LANDLORD.

 

17.1 Landlord reserves and
shall at all times have the right to re-enter the Premises to inspect the same, to supply repairs, maintenance or cleaning service and
any other service to be provided by Landlord to Tenant, or which Tenant is obligated to but is not supplying after 24 hour written notice,
under this Lease, to show said Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the Premises
and any portion of the Building or the Common Areas, without abatement of Rent, and may for that purpose erect, use and maintain scaffolding,
pipes, conduits and other necessary structures and open any wall, ceiling or floor in and through the Building, the Common Areas and/or
the Premises where reasonably required by the character of the work to be performed, provided entrance to the Premises shall not be blocked
thereby, and further provided that the business of Tenant shall not be interfered with unreasonably. Landlord shall have the right at
any time to change the arrangement and/or locations of entrances, or passageways, doors and doorways, and corridors, windows, elevators,
stairs, toilets or other public parts of the Building and/or the Common Areas, and to change the name, number or designation by which
the Building is commonly known. In the event that Landlord damages any portion of any wall or wall covering, ceiling, or floor covering
within the Premises, Landlord shall repair or replace the damaged portion to match the original as nearly as commercially reasonable but
shall not be required to repair or replace more than the portion actually damaged. Tenant hereby waives any claim for damages for any
injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and
any other loss occasioned by any action of Landlord authorized by this Article 17.

 

17.2 For each of the aforesaid
purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in the Premises, excluding Tenant’s
vaults and safes or special security areas (designated in advance), and Landlord shall have the right to use any and all means which Landlord
may deem proper to open said doors in an emergency to obtain entry to any portion of the Premises. As to any portion to which access cannot
be had by means of a key or keys in Landlord’s possession, Landlord is authorized to gain access by such means as Landlord shall
elect and the cost of repairing any damage occurring in doing so shall be borne by Tenant and paid to Landlord within five (5) days of
Landlord’s demand.

 

18. DEFAULT.

 

18.1 Except as otherwise provided
in Article 20, the following events shall be deemed to be Events of Default under this Lease:

 

18.1.1 Tenant shall fail to
pay when due any sum of money becoming due to be paid to Landlord under this Lease, whether such sum be any installment of the Rent reserved
by this Lease, and other amount treated as Additional Rent under this Lease, or any other payment or reimbursement to Landlord required
by this Lease, whether or not treated as Additional Rent under this Lease, and such failure shall continue for a period of five (5) days
after written notice that such payment was not made when due, but if any such notice shall be given, for the twelve (12) month period
commencing with the date of such notice, the failure to pay within five (5) days after due any additional sum of money becoming due to
be paid to Landlord under this Lease during such period shall be an Event of Default, without such written notice.

 

18.1.2 Tenant shall fail to
comply with any term, provision or covenant of this Lease which is not provided for in another Section of this Article and shall not cure
such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written notice of such failure to
Tenant provided, however, that such failure shall not be an event of default if such failure could not reasonably be cured during such
twenty (20) day period, Tenant has commenced the cure within such twenty (20) day period and thereafter is diligently pursuing such cure
to completion, but the total aggregate cure period shall not exceed ninety (90) days.

 

18.1.3 Tenant shall fail to
vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon termination of Tenant’s right
to possession only.

 

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18.1.4 Tenant shall become insolvent,
admit in writing its inability to pay its debts generally as they become due, files a petition in bankruptcy or a petition to take advantage
of any insolvency statute, make an assignment for the benefit of creditors, makes a transfer in fraud of creditors, apply for or consent
to the appointment of a receive for itself or of the whole or any substantial part of its property, or files a petition or answer seeking
reorganization or arrangement under the federal bankruptcy laws, as now in effect or hereafter amended, or any other applicable law of
statute of the United States or any state thereof.

 

18.1.5 A court of competent
jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver of Tenant, or of the whole
or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization
or arrangement of Tenant under the bankruptcy laws of the United States, as now in effect or hereafter amended, or any state thereof,
and such order, judgment or decree shall not be vacated or set aside or stayed within sixty (60) days from the date of entry thereof.

 

19. REMEDIES.

 

19.1 Except as otherwise provided
in Article 20, upon the occurrence of any of the Events of Default described or referred to in Article 18, Landlord shall have the option
to pursue any one or more of the following remedies without any notice or demand whatsoever, concurrently or consecutively and not alternatively:

 

19.1.1 Landlord may, at its
election, terminate this Lease or terminate Tenant’s right to possession only, without terminating the Lease.

 

19.1.2. Upon any termination
of this Lease, whether by lapse of time or otherwise, or upon any termination of Tenant’s right to possession without termination
of the Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver possession thereof to Landlord, and Tenant
hereby grants to Landlord full and free license to enter into and upon the Premises in such event and to repossess Landlord of the Premises
as of Landlord’s former estate and to expel or remove Tenant and any others who may be occupying or be within the Premises and to
remove Tenant’s signs and other evidence of tenancy and all other property of Tenant therefrom without being deemed in any manner
guilty of trespass, eviction or forcible entry or detainer, and without incurring any liability for any damage resulting therefrom, Tenant
waiving any right to claim damages for such re-entry and expulsion and without relinquishing Landlord’s right to Rent or any other
right given to Landlord under this Lease or by operation of law.

 

19.1.3 Upon any termination
of this Lease, whether by lapse of time or otherwise, Landlord shall be entitled to recover as damages, all Rent, including any amounts
treated as Additional Rent under this Lease, and other sums due and payable by Tenant on the date of termination, plus as liquidated damages
and not as a penalty, an amount equal to the sum of: (a) an amount equal to the then present value of the Rent reserved in this Lease
for the residue of the stated Term of this Lease including any amounts treated as Additional Rent under this Lease and all other sums
provided in this Lease to be paid by Tenant, minus the fair rental value of the Premises for such residue; and (b) recoupment on a pro
rated basis measured by the Term with no extensions, of the amount of free or abated rent, plus tenant improvement allowance provided(c)
the value of the time and expense necessary to obtain a replacement tenant or tenants, and the estimated expenses described in Section
19.1.4 relating to recovery of the Premises, preparation for reletting and for reletting itself; and (d) the cost of performing any other
covenants which would have otherwise been performed by Tenant.

 

19.1.4 Upon any termination
of Tenant’s right to possession only without termination of the Lease:

 

19.1.4.1 Neither such termination
of Tenant’s right to possession nor Landlord’s taking and holding possession thereof as provided in Section 19.1.2 shall terminate
the Lease or release Tenant, in whole or in part, from any obligation, including Tenant’s obligation to pay the Rent, including
any amounts treated as Additional Rent, under this Lease for the Full Term, and if Landlord so elects Tenant shall continue to pay to
Landlord the entire amount of the Rent as and when it becomes due, including any amounts treated as Additional Rent under this Lease,
for the remainder of the Term plus any other sums provided in this Lease to be paid by Tenant for the remainder of the Term.

 

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19.1.4.2 Landlord shall use
commercially reasonable efforts to relet the Premises or portions thereof to the extent required by applicable law. Landlord and Tenant
agree that nevertheless Landlord shall at most be required to use only the same efforts Landlord then uses to lease premises in the Building
generally and that in any case that Landlord shall not be required to give any preference or priority to the showing or leasing of the
Premises or portions thereof over any other space that Landlord may be leasing or have available and may place a suitable prospective
tenant in any such other space regardless of when such other space becomes available and that Landlord shall have the right to relet the
Premises for a greater or lesser term than that remaining under this Lease, the right to relet only a portion of the Premises, or a portion
of the Premises or the entire Premises are a part of a larger area and the right to change the character or use of the Premises. In connection
with or in preparation for any reletting, Landlord may, but shall not be required to, make repairs, alterations and additions in or to
the Premises and redecorate the same to the extent Landlord deems necessary or desirable, and Tenant shall pay the cost thereof, together
with Landlord’s expenses of reletting, including, without limitation, any commission incurred by Landlord, within give (5) days
of Landlord’s demand. Landlord shall not be required to observe any instruction given by Tenant about any reletting or accept any
tenant offered by Tenant unless such offered tenant has a credit-worthiness acceptable to Landlord and leases the entire Premises upon
terms and conditions including a rate of Rent (after giving effect to all expenditures by Landlord for tenant improvements, broker’s
commissions and other leasing costs) all no less favorable to Landlord than as called for in this Lease, nor shall landlord be required
to make or permit any assignment or sublease for more than the current term or which Landlord would not be required to permit under the
provisions of Article 9. 

 

19.1.4.3 Until such time as
Landlord shall elect to terminate the Lease and shall thereupon be entitled to recover the amounts specified in such case in Section 19.1.3,
Tenant shall pay to Landlord upon demand the full amount of all Rent, including any amounts treated as Additional Rent under this Lease
and other sums reserved in this Lease for the remaining Term, together with the costs of repairs, alterations, additions, redecorating
and Landlord’s expenses of reletting and the collection of the Rent accruing therefrom (including reasonable attorney’s fees
and broker’s commissions), as the same shall then be due or become due from time to time, less only such consideration as Landlord
may have received from any reletting of the Premises; and Tenant agrees that Landlord may file suits from time to time to recover any
sums falling due under this Article 19 as they become due. Any proceeds of reletting by Landlord in excess of the amount then owed by
Tenant to Landlord from time to time shall be credited against Tenant’s future obligations under this Lease but shall not otherwise
be refunded to Tenant or inure to Tenant’s benefit.

 

19.2 Upon the occurrence of
an Event of Default, Landlord may (but shall not be obligated to) cure such default at Tenant’s sole expense. Without limiting the
generality of the foregoing, Landlord may, at Landlord’s option, enter into and upon the Premises if Landlord determines in its
sole discretion that Tenant is not acting within a commercially reasonable time to maintain, repair or replace anything for which Tenant
is responsible under this Lease or to otherwise effect compliance with its obligations under this Lease and correct the same, without
being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without incurring any liability for any damage
or interruption of Tenant’s business resulting therefrom and Tenant agrees to reimburse Landlord within five (5) days of Landlord’s
demand as Additional Rent, for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under
this Lease, plus an administrative fee of ten percent (10%), plus interest from the date of expenditure by Landlord at the Wall Street
Journal prime rate.

 

19.3 Tenant understands and
agrees that in entering into this Lease, Landlord is relying upon receipt of all the Annual and Monthly Installments of Rent to become
due with respect to all the Premises originally leased hereunder over the full Initial Term of this Lease for amortization, including
interest at the Amortization Rate. For purposes hereof, the “Concession Amount” shall be defined as the aggregate of all amounts
forgone or expended by Landlord as free Rent under the Lease, and for brokers’ commissions payable by reason of this Lease. Accordingly,
Tenant agrees that if this Lease or Tenant’s right to possession of the Premises leased hereunder shall be terminated as of any
date (“Default Termination Date”) prior to the expiration of the full Initial Term hereof by reason of a default of Tenant,
there shall be due and owing to Landlord as of the day prior to the Default Termination Date, as Rent in addition to all other amounts
owed by Tenant as of such Date, the amount (“Unamortized Amount”) of the Concession Amount determined as set forth below;
provided, however, that in the event that such amounts are recovered by Landlord pursuant to any other provision of this Article 19, Landlord
agrees that it shall not attempt to recover such amounts pursuant to this Paragraph 19.3. For the purposes hereof, the Unamortized Amount
shall be determined in the same manner as the remaining principal balance of a mortgage with interest at the Amortization Rate payable
in level payments over the same length of time as from the effectuation of the Concession concerned to the end of the full Initial Term
of this Lease would be determined. The foregoing provisions shall also apply to and upon any reduction of space in the Premises, as though
such reduction were a termination for Tenant’s default, except that (i) the Unamortized Amount shall be reduced by any amounts paid
by Tenant to Landlord to effectuate such reduction and (ii) the manner of application shall be that the Unamortized Amount shall first
be determined as though for a full termination as of the Effective Date of the elimination of the portion, but then the amount so determined
shall be multiplied by the fraction of which the numerator is the rentable square footage of the eliminated portion and the denominator
is the rentable square footage of the Premises originally leased hereunder; and the amount thus obtained shall be the Unamortized Amount.

 

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19.4 If, on account of any
breach or default by Tenant in Tenant’s obligations under the terms and conditions of this Lease, it shall become necessary or appropriate
for Landlord to employ or consult with an attorney or collection agency concerning or to enforce or defend any of Landlord’s rights
or remedies arising under this Lease or to collect any sums due from Tenant, Tenant agrees to pay all costs and fees so incurred by Landlord,
including, without limitation, reasonable attorneys’ fees and costs.

 

19.5 Pursuit of any of the
foregoing remedies shall not preclude pursuit of any of the other remedies provided in this Lease or any other remedies provided by law
(all such remedies being cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture or waiver of any
Rent due to Landlord under this Lease or of any damages accruing to Landlord by reason of the violation of any of the terms, provisions
and covenants contained in this Lease.

 

19.6 Except for an express
written termination, no act or thing done by Landlord or its agents during the Term shall be deemed a termination of this Lease or an
acceptance of the surrender of the Premises, and no agreement to terminate this Lease or accept a surrender of said Premises shall be
valid, unless in writing signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms, provisions and covenants
contained in this Lease shall be deemed or construed to constitute a waiver of any other violation or breach of any of the terms, provisions
and covenants contained in this Lease. Landlord’s acceptance of the payment of rental or other payments after the occurrence of
an Event of Default shall not be construed as a waiver of such Default, unless Landlord so notifies Tenant in writing. Forbearance by
Landlord in enforcing one or more of the remedies provided in this Lease upon an Event of Default shall not be deemed or construed to
constitute a waiver of such Default or of Landlord’s right to enforce any such remedies with respect to such Default or any subsequent
Default.

 

19.7 To secure the payment
of all rentals and other sums of money becoming due from Tenant under this Lease, Landlord shall have and Tenant grants to Landlord a
first lien upon the leasehold interest of Tenant under this Lease, which lien may be enforced in equity, and a continuing security interest
upon all goods, wares, equipment, fixtures, furniture, inventory, accounts, contract rights, chattel paper and other personal property
of Tenant situated on the Premises, and such property shall not be removed therefrom without the consent of Landlord until all arrearages
in Rent as well as any and all other sums of money then due to Landlord under this Lease shall first have been paid and discharged. Upon
the occurrence of an Event of Default, Landlord shall have, in addition to any other remedies provided in this Lease or by law, all rights
and remedies under the Uniform Commercial Code, including without limitation the right to sell the property described in this Section
19.7 at public or private sale upon no less than five (5) days’ notice to Tenant. Tenant shall execute all such financing statements
and other instruments as shall be deemed necessary or desirable in Landlord’s discretion to perfect the security interest hereby
created.

 

19.8 Any and all property
which may be removed from the Premises by Landlord pursuant to the authority of this Lease or of law, to which Tenant is or may be entitled,
may be handled, removed and/or stored, as the case may be, by or at the direction of Landlord but at the risk, cost and expense of Tenant
and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand,
any and all expenses incurred in such removal and all storage charges against such property so long as the same shall be in Landlord’s
possession or under Landlord’s control. Any such property of Tenant not retaken by Tenant from storage within fourteen (14) days
after removal from the Premises shall, at Landlord’s option, be deemed conveyed by Tenant to Landlord under this Lease as by a bill
of sale without further payment or credit by Landlord to Tenant.

 

19.9 If more than one (1)
Event of Default occurs during the Term or any renewal thereof, Tenant’s renewal options, expansion options, purchase options and
rights of first offer and/or refusal, if any are provided for in this Lease, shall be null and void.

 

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19.10 WAIVER
OF JURY TRIAL TO THE FULLEST EXTENT PERMITTED BY LAW, EACH OF THE PARTIES HERETO UNCONDITIONALLY WAIVES ITS RIGHTS TO
A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING OUT OF THIS AGREEMENT AND/OR THE RELATIONSHIP THAT IS BEING
ESTABLISHED BETWEEN THE PARTIES PURSUANT HERETO. THE SCOPE OF THIS WAIVER IS INTENDED TO BE ALL ENCOMPASSING OF ANY AND ALL DISPUTES
THAT MAY BE FILED IN ANY COURT. THIS WAIVER IS IRREVOCABLE, MEANING THAT IT MAY NOT BE MODIFIED EITHER ORALLY OR IN WRITING. IN THE
EVENT OF LITIGATION, THIS AGREEMENT MAY BE FILED AS A WRITTEN CONSENT TO A TRIAL BY THE COURT.  

 

	 	 	 
	Tenant’s initials	 	Landlord’s initials

  

20. TENANT’S BANKRUPTCY OR INSOLVENCY.

 

20.1 If at any time and for
so long as Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the United States or any state
thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”):

 

20.1.1 Tenant, Tenant as
debtor-in-possession, and any trustee or receive of Tenant’s assets (each a “Tenant’s Representative”) shall have
no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant
in Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such
Debtor’s Law. Without limitation of the generality of the foregoing, any right of any Tenant’s Representative to assume or
assign this Lease or to sublease any of the Premises shall be subject to the conditions that:

 

20.1.1.1 Such Debtor’s
Law shall provide to Tenant’s Representative a right of assumption of this Lease which Tenant’s Representative shall have
timely exercised and Tenant’s Representative shall have fully cured any default of Tenant under this Lease.

 

20.1.1.2 Tenant’s Representative
or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for the timely payment of Rent an amount
equal to the larger of: (a) three (3) months’ Rent and other monetary charges accruing under this Lease; and (b) any sum specified
in Article 5; and shall have provide Landlord with adequate other assurance of the future performance of the obligations of the Tenant
under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this Lease, demonstration
to the satisfaction of the Landlord that Tenant’s Representative has and will continue to have sufficient unencumbered assets after
the payment of all secured obligations and administrative expenses to assure Landlord that Tenant’s Representative will have sufficient
funds to fulfill the obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements
of the proposed assignee, audited by an independent certified public accountant reasonable acceptable to Landlord and showing a net worth
and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such assignee of all of the
Tenant’s obligations under this Lease.

 

20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises, as shall be the case, will
not breach and provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound.

 

20.1.1.4 Landlord shall have,
or would have had absent the Debtor’s Law, no right under Article 9 to refuse consent to the proposed assignment or sublease by
reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned.

 

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21. QUIET ENJOYMENT. Landlord represents
and warrants that it has full right and authority to enter into this Lease and that Tenant, for so long as it timely pays Rent and performs
its other covenants and agreements contained in this Lease, including following all Rules and Regulations, shall peaceably and quietly
(subject to the permitted use by other tenants in industrial flex space) have, hold and enjoy the Premises for the Term without hindrance
or molestation from Landlord subject to the terms and provisions of this Lease. To the extent Landlord is acting under a provision of
this Lease, Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released
from any of the obligations of this Lease because of such interference or disturbance.

 

22. CASUALTY. 

 

22.1 In the event the Premises
are damaged by fire or other cause and in Landlord’s reasonable estimation such damage can be materially restored within one hundred
eighty (180) days, Landlord shall forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall
be entitled to a proportionate abatement in Rent from the date of such damage. Such abatement of Rent shall be made pro rata in accordance
with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the Premises
from time to time. Within forty-five (45) days from the date of such damage, Landlord shall notify Tenant, in writing, of Landlord’s
reasonable estimation of the length of time within which material restoration can be made, and Landlord’s determination shall be
binding on Tenant. For purposes of this Lease, the Premises shall be deemed “materially restored” if they are in such condition
as would not prevent or materially interfere with Tenant’s use of the Premises for the purpose for which it was being used immediately
before such damage.

 

22.2 If such repairs cannot,
in Landlord’s reasonable estimation, be made within one hundred eighty (180) days, Landlord shall have the option of giving Tenant,
at any time within ninety (90) days after such damage, notice terminating this Lease as of the date of such damage. In the event of the
giving of such notice, this Lease shall terminate and all interest of the Tenant in the Premises shall terminate as of the date of such
damage as if such date had been originally fixed in this Lease for the expiration of the Term. In the event that Landlord does not exercise
its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing in full force and effect,
and the Rent hereunder shall be proportionately abated as provided in Section 22.1.

 

22.3 Landlord shall not be
required to repair or replace any damage or loss by or from fire or other cause to any panelings, decorations, partitions, additions,
railing, ceilings, floor coverings, office fixtures or any other property or improvements installed on the Premises by, or belonging to,
Tenant. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or Premises shall be for the sole
benefit of the party carrying such insurance and under its sole control, and shall be Tenant’s sole source of recovery for such
damage as Tenant here expressly waives any claim against all Landlord Entities for damage under this Article 22.

 

22.4 In the event that Landlord
shall fail to complete such repairs and material restoration within sixty (60) days after the date estimated by Landlord therefor as extended
by this Section 22.4, Tenant may at its option and as its sole remedy terminate this Lease by delivering written notice to Landlord, within
fifteen (15) days after the expiration of said period of time, whereupon the Lease shall end on the date of such notice or such later
date fixed in such notice as if the date of such notice was the date originally fixed in this Lease for the expiration of the Term; provided,
however, that if construction is delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts,
casualties, force majeure, war, material or labor shortages, government regulation or control or other causes beyond the reasonable control
of Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time Landlord is so delayed.

 

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22.5 Notwithstanding
anything to the contrary contained in this Article: (a) Landlord shall not have any obligation whatsoever to repair, reconstruct, or
restore the Premises when the damages resulting from any casualty covered by the provisions of this Article 22 occur during the last
twelve (12) months of the Term or any extension thereof, but if Landlord determines not to repair such damages Landlord shall notify
Tenant and if such damages shall render any material portion of the Premises untenantable. Tenant shall have the right to terminate
this Lease by notice to Landlord within fifteen (15) days after receipt of Landlord’s notice; and (b) in the event the holder
of any indebtedness secured by a mortgage or deed of trust covering the Premises or Building requires that any insurance proceeds be
applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination
to Tenant within fifteen (15) days after such requirement is made by any such holder, whereupon this Lease shall end on the date of
such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term.

 

22.6 In the event of any damage
or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it shall be Tenant’s responsibility
properly to secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of
the property belonging to Tenant or its licensees from such portion or all of the Building or Premises as Landlord shall request.

 

23. EMINENT DOMAIN.

 

23.1 Total
Condemnation of Premises. If the whole of the Premises shall be taken by any public authority under the power of eminent domain or
sold to a public authority under threat or in lieu of such taking, then the Term of this Lease shall cease as of the day upon which possession
is taken by such public authority, and all Rent shall be paid up to such day.

 

23.2 Partial
Condemnation. If less than the whole but more than twenty percent (20%) of the Premises or more than fifty percent (50%) of the square
footage of the Building or the Common Areas shall be so taken under eminent domain, or sold to public authority under threat or in lieu
of such taking, Tenant shall have the right either to terminate this Lease effective as of the day possession is taken by such public
authority, or, subject to Landlord's right of termination as set forth below, continue in possession of the remainder of the Premises,
upon notifying Landlord in writing within ten (10) days after such taking of Tenant's intention. In the event Tenant elects to remain
in possession, all of the terms provided herein shall continue in effect; thereafter, Landlord shall, at Landlord's cost and expense to
the extent of any available condemnation award, make all the necessary repairs or alterations so as to constitute the remaining building
a complete architectural unit, and Tenant, at Tenant's sole cost and expense, shall similarly act with respect to Tenant's leasehold improvements,
trade fixtures, furnishings and equipment.

 

(b) If
twenty percent (20%) or less of the Premises shall be so taken, the Term of this Lease shall cease, only on the part so taken, as of the
day possession shall be taken by such public authority, and Tenant shall pay Rental and other charges up to such day. Landlord shall,
at Landlord's cost and expense to the extent of any available condemnation award, make all necessary repairs or alterations so as to constitute
the remaining building a complete architectural unit, and Tenant, at Tenant's sole cost and expense, shall similarly act with respect
to Tenant's leasehold improvements, trade fixtures, furnishings and equipment.

 

(c) If
more than twenty-five percent (25%) of the Building, or more than twenty-five percent (25%) of the Premises, or more than twenty-five
percent (25%) of the Common Areas shall be taken under power of eminent domain, or sold to public authority under threat or in lieu of
such taking, Landlord may, by written notice to Tenant delivered on or before the tenth (10th) day following the date of surrender of
possession to the public authority, terminate this Lease as of the date possession is taken by the public authority. Rent shall be paid
up to the day possession is taken by the public authority.

 

(d) A
voluntary sale or transfer of interest of all or any part of the Premises, the Common Area, or the Building by Landlord to any public
or quasi-public body, agency, person or other entity, corporate or otherwise, having the power of eminent domain, either under threat
of condemnation or while condemnation proceedings are pending, shall be deemed to be a taking under the power of eminent domain for the
purposes of this Article 23.

 

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24. SALE BY LANDLORD.  In event of a sale
or conveyance by Landlord of the Building, the same shall operate to release Landlord from any future liability upon any of the covenants
or conditions, expressed or implied, contained in this Lease in favor of Tenant, and in such event Tenant agrees to look solely to the
responsibility of the successor in interest of Landlord in and to this Lease. Except as set forth in this Article 24, this Lease shall
not be affected by any such sale and Tenant agrees to attorn to the purchaser or assignee. If any security has been given by Tenant to
secure the faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said security, as such, to Landlord’s
successor in interest and thereupon Landlord shall be discharged from any further liability with regard to said security.

 

25. ESTOPPEL CERTIFICATES. Within ten (10)
days following any written request which Landlord may make from time to time, Tenant shall execute and deliver to Landlord or mortgagee
or prospective mortgagee a sworn statement substantially in the form found at Exhibit F which is attached hereto an incorporated herein,
certifying: (a) the date of commencement of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if
there have been modifications to this Lease, that this Lease is in full force and effect, as modified, and stating the date and nature
of such modifications); (c) the date to which the Rent and other sums payable under this Lease have been paid; (d) the fact that there
are no current defaults under this Lease by either Landlord or Tenant except as specified in Tenant’s statement; and (e) such other
matters as may be requested by Landlord. Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may be relied
upon by any mortgagee, beneficiary or purchaser, and Tenant shall be liable for all loss, cost or expense resulting from the failure of
any sale or funding of any loan caused by any material misstatement contained in such estoppel certificate. Tenant irrevocably agrees
that if Tenant fails to execute and deliver such certificate within such ten (10) day period Landlord or Landlord’s beneficiary
or agent may execute and deliver such certificate on Tenant’s behalf, and that such certificate shall be fully binding on Tenant.

 

26. SURRENDER OF PREMISES. 

 

26.1 Tenant shall arrange
to meet Landlord for two (2) joint inspections of the Premises, the first to occur at least thirty (30) days (but no more than sixty (60)
days) before the last day of the Term, and the second to occur not later than forty-eight (48) hours after Tenant has vacated the Premises.
In the event of Tenant’s failure to arrange such joint inspections and/or participate in either such inspection, Landlord’s
inspection at or after Tenant’s vacating the Premises shall be conclusively deemed correct for purposes of determining Tenant’s
responsibility for repairs and restoration.

 

26.2 All alterations, additions,
and improvements in, on, or to the Premises made or installed by or for Tenant, including, without limitation, carpeting (collectively,
“Alterations”), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner termination of the
Term, all Alterations shall become a part of the realty and shall belong to Landlord without compensation, and title shall pass to Landlord
under this Lease as by a bill of sale. At the end of the Term or any renewal of the Term or other sooner termination of this Lease, Tenant
will peaceably deliver up to Landlord possession of the Premises, together with all Alterations by whomsoever made, in the same conditions
received or first installed, broom clean and free of all debris, excepting only ordinary wear and tear and damage by fire or other casualty.
This shall specifically include the Tenant, at Landlord’s sole option, restoring the Premises to its original configuration prior
to the commencement of the Lease. Notwithstanding the foregoing, if Landlord elects by notice given to Tenant at least ten (10) days prior
to expiration of the Term, Tenant shall, at Tenant’s sole cost, remove any Alterations, including carpeting, so designated by Landlord’s
notice, and repair any damage caused by such removal. Tenant must, at Tenant’s sole cost, remove upon termination of this Lease,
any and all of Tenant’s furniture, furnishings, equipment, movable partitions of less than full height from floor to ceiling, all
trade fixtures and personal property, as well as all data/telecommunications cabling and wiring installed by or on behalf of Tenant, whether
inside walls, under any raised floor or above any ceiling (collectively, “Personalty”). Personalty not so removed shall be
deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under this Lease as by a bill of sale, but Tenant
shall remain responsible for the cost of removal and disposal of such Personalty, as well as any damage caused by such removal. In lieu
of requiring Tenant to remove Alterations and Personalty and repair the Premises as aforesaid, Landlord may, by written notice to Tenant
delivered at least thirty (30) days before the Termination Date, require Tenant to pay to Landlord, as Additional Rent hereunder, the
cost of such removal and repair in an amount reasonably estimated by Landlord.

 

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26.3 All obligations of Tenant
under this Lease not fully performed as of the expiration or earlier termination of the Term shall survive the expiration or earlier termination
of the Term. Upon the expiration or earlier termination of the Term, Tenant shall pay to Landlord the amount, as estimated by Landlord,
necessary to repair and restore the Premises as provided in this Lease and/or to discharge Tenant’s obligation for unpaid amounts
due or to become due to Landlord. All such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with
Tenant being liable for any additional costs upon demand by Landlord, or with any excess to be returned to Tenant after all such obligations
have been determined and satisfied. Any otherwise unused Security Deposit shall be credited against the amount payable by Tenant under
this Lease.

 

27. NOTICES. Any notice or document required
or permitted to be delivered under this Lease shall be addressed to the intended recipient, shall be transmitted by fully prepaid registered
or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record
of attempted or actual delivery, and shall be deemed to be delivered two (2) business days after it is tendered for delivery to the addressee
at its address set forth on the Reference Pages, or at such other address as it has then last specified by written notice delivered in
accordance with this Article 27, or if to Tenant at either its aforesaid address or its last known registered office or home of a general
partner or individual owner, whether or not actually accepted or received by the addressee. Any such notice of document may also be personally
delivered if a receipt is signed by and received from, the individual, if any, named in Tenant’s Notice Address.

 

28. TAXES PAYABLE BY TENANT. In addition
to Rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable
by Landlord (other than net income taxes) whether or not now customary or within the contemplation of the parties to this Lease: (a) upon
or measured by the value of Tenant’s equipment, furniture, fixtures and other personal property of Tenant or leasehold improvements,
alterations or additions located in the Premises; or (b) upon this transaction or any document to which Tenant is a party creating or
transferring any interest of Tenant in this Lease or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency,
any and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture,
fixtures and other personal property of Tenant located in the Premises. At Landlord’s option, the taxes owed by Tenant under this
Article may be included within Operating Expenses, with Tenant to pay its proportionate share as Additional Rent as set forth in Article
4.

 

29. USE OF LEASED PROPERTY; OTHER RESTRICTIONS
AND TENANT REQUIREMENTS.

 

29.1 Tenant shall not, without
prior written consent of all insurance companies which have issued any insurance of any kind whatsoever with respect to the Premises or
the Center, sell, or suffer to be kept, used or sold in, upon or about the Premises any gasoline, distillate or other petroleum products
or any other substance or material of an explosive, inflammable or radiological nature, in such quantities as may be prohibited by any
such insurance policy, or which may endanger any part of the Center or its occupants, business patrons or invitees. Tenant will not use
any method of heating or air conditioning other than that supplied by Landlord.

 

29.2 Tenant shall not, without
Landlord’s prior written approval, operate or permit to be operated on the Premises any coin or token operated vending machines
or similar device for the sale or leasing to the public of any goods, wares, merchandise, food, beverages, and/or service, including,
without limitation, pay telephones, ATMs, pay lockers, pay toilets, scales and amusement devices. No slot machine or other gambling game
shall be permitted on the Premises without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole
and absolute discretion.

 

29.3 Tenant shall not, without
Landlord’s prior written approval, conduct or permit any fire, bankruptcy or auction sale in, on or about the Premises.

 

29.4 Tenant shall not, without
Landlord’s prior written approval, cover, obstruct or place any sign or object on or by any windows, glass doors, lights, skylights,
or other apertures that reflect or admit light into the Premises.

 

29.5 No cooking shall be done
or permitted by any Tenant on the Premises; provided, however, that if the business conducted by Tenant on the Premises includes sale
of prepared food, Tenant may conduct such cooking on the Premises as is normally incident to such business.

 

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29.6 The Premises shall not
be used for residential purposes.

 

29.7 Except as provided for
elsewhere herein, Tenant shall keep and maintain and keep in good order, condition and repair (including any such replacement and restoration
as is required for that purpose) the Premises and every part thereof and any and all appurtenances thereto wherever located, including,
but without limitation, the exterior and interior portion of all doors, door checks, windows, plate glass, storefront, all grease traps,
oven and stove exhausts, oven and stove exhaust filters, all plumbing and sewage facilities within the Premises including free flow up
to the main sewer line, fixtures, heating and air conditioning and electrical systems (whether or not located in the Premises), sprinkler
systems, walls, floors and ceilings, and any work performed by or on behalf of Tenant hereunder. Any such work shall be subject to such
requirements as Landlord may, in its sole discretion, deem reasonable, including, but not limited to, the requirement that Landlord approve
the contractors, materials, mechanics and/or materialmen utilized for such purposes. Landlord agrees to assign to Tenant any warranties
Landlord may have pertaining to those parts of the Premises Tenant is responsible for maintaining hereunder.

 

29.8 Tenant shall store all
trash and garbage in containers located where designated by Landlord and so as not to be visible or create a nuisance to customers and
business invitees in the Center, and so as not to create or permit any health or fire hazard, and arrange for the prompt and regular removal
thereof.

 

29.9 Tenant shall at all times
during the term of the Lease comply with all governmental rules, regulations, ordinances, statutes and laws, or any other body now or
hereafter exercising similar functions, now or hereafter in effect pertaining to the Center, the Premises or Tenant’s use thereof.

 

29.10 Tenant hereby covenants
and agrees that it, its agents, employees, servants, contractors, subtenants, invitees and licensees shall abide by the Building and Center
Rules and Regulations, the Association rules and regulations, the Declaration, and such additional rules and regulations hereafter adopted
and amendments and modifications of any of the foregoing as Landlord may, from time to time, adopt for the safety, care and cleanliness,
or general betterment of the Premises or the Center or for the preservation of good order thereon.

 

29.11 Tenant shall operate
all of the Premises during the entire Term with sound business practice, due diligence and efficiency so as to provide the maximum gross
receipts that may be produced by such manner of operation. Tenant shall provide, install and at all times maintain in the Premises all
suitable furniture, fixtures, equipment and other personal property necessary for the conduct of Tenant’s business therein, in a
businesslike manner, shall carry at all times in the Premises a stock of merchandise of such size, character and quality as shall be commercially
reasonable, and shall staff the Premises at all times with sufficient sales personnel to serve its customers. Tenant shall conduct its
business in the Premises during those days and times Landlord shall determine as Tenant is required to be open for business. In the event
of breach by Tenant of any of the conditions of this sub-section, Landlord shall have, in addition to any and all remedies herein provided,
the right, at its option, to collect not only the minimum rent herein provided, but Additional Rent at the rate of one-thirtieth (1/30)
of the minimum monthly rent herein provided for each and every day that Tenant is not open for business as herein provided. Said Additional
Rent shall be due on demand during such period of Tenant’s failure to conduct its business as herein provided. Tenant agrees, at
the earliest possible opportunity, to provide Landlord’s accounting department with a copy of Tenant’s validity issued business
license.

 

29.12 Tenant shall not do,
permit or suffer anything to be done, or kept upon the Premises which will obstruct or interfere with the rights of other tenants, Landlord
or the patrons and customers of any of them, or which will annoy any of them or their patrons or customers by reason of unreasonable (taking
in to consideration the uses permitted in an industrial flex space business park) noise, odor, vibration, or otherwise, nor will Tenant
commit or permit any nuisance on the Premises or within the Center or commit or suffer any immoral or illegal act to be committed thereon.

 

29.13 Tenant shall not, without
Landlord’s prior written approval, bring or store any firearms on the Premises.

 

29.14 If Tenant’s permitted
use of the Premises involves the sale of food, then Tenant shall maintain a health department rating of “A” (or such other
highest health department or similar rating as is available) at all times during the term of this Lease. If Tenant receives any lower
rating, then Tenant shall immediately notify Landlord of such rating, shall correct all deficiencies noted by the health department and
shall have the Premises reinspected. Should the Premises be rather lower than an “A” (or such other highest health department
or similar rating as is available) more than twice in any twelve (12) month period or more than three (3) times during the term of this
Lease including any extensions, such shall be an incurable event of default not subject to the notice and cure provisions of Section 26
hereof that will give rise to Landlord’s rights pursuant to the terms hereof.

 

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29.15 In the event Tenant’s
Permitted Use requires the installation and maintenance of a grease trap interceptor, Tenant shall provide Landlord with a copy of the
maintenance contract for the grease trap interceptor no later than ten (10) days after opening for business. Additionally, Tenant shall
provide Landlord with evidence of grease trap maintenance on a quarterly basis.

 

29.16 Advertising Media.
Tenant shall not erect or install any exterior signs or window or door signs, or window or door lettering or placards, or any other
advertising media visible from the common areas (whether on or just behind the windows), without Landlord’s prior written consent
(which may be withheld by Landlord in its sole discretion). Tenant shall not install any exterior lighting or plumbing fixtures, shades
or awnings, or make any exterior decoration or painting, or build any fences, or install any radio or television antenna, loud speakers,
sound amplifiers or similar devices on the roof, ceiling or exterior walls of the Building, or make any chances to the storefront of the
Premises without Landlord’s prior written consent (which may be withheld by Landlord in its sole discretion). Landlord may, in its
sole discretion, require Tenant to procure material, payment and/or performance bonds from Tenant’s sign contractor.

 

29.17 Sign Criteria. Tenant
must, at Tenant’s sole cost and expense, erect an exterior sign on its storefront, subject to Landlord’s prior written approval
of said sign (which may be withheld by Landlord in its sole discretion). Tenant agrees and covenants to comply with all of Landlord’s
sign criteria as set forth in the Sign Agreement attached hereto as Exhibit E Landlord shall have the right from time to time to promulgate
amendments thereto and additional and new sign criteria. After delivery of a copy of such amendments and additional and new sign criteria,
Tenant shall comply with same. A violation of the Sign Agreement or any amendments thereto shall constitute a default by Tenant under
this Lease. If there is a conflict between the Sign Agreement and any of the provisions of this Lease, the provisions of this Lease shall
prevail.

 

29.19 Orderly Queuing and
Crowd Control. Tenant agrees to:

 

(a) Maintain all queuing, which
occurs due to the Permitted Use of the Premises, in an orderly fashion whether such queuing occurs inside or outside the Premises or the
Center; and

 

(b) Keep all crowds, which may
gather due to the Permitted Use of the Premises under control whether such crowds father inside or outside the Premises or the Center;

 

(c) Additional Measures. If
Landlord determines, in its sole judgment, that Tenant has not complied with this sub-section, Tenant will, upon Landlord’s direction
and at Tenant’s sole cost and expense:

 

(i) Hire a security
guard or guards; and/or

 

(ii) Install temporary and removable
crowd control devices in areas designated by Landlord. 

 

(d) Other Directions by Landlord.
Tenant agrees to follow Landlord’s other directions regarding ordering queuing and crowd control.

 

(e) Self-help. If Tenant fails
to comply with Landlord’s directions pursuant to this Article, Landlord shall have the right to do so on Tenant’s behalf,
and Tenant shall concurrently reimburse Landlord for the cost and expense of doing so.

 

30. PARKING AND COMMON AREAS. 

 

30.1 Tenant, its agents, employees,
servants, contractors, subtenants, licensees, customers and business invitees shall have the nonexclusive right, in common with Landlord
and all others to whom Landlord has or may hereafter grant rights, to use such areas of the Center, including, but not limited to, the
parking areas, walkways and sidewalks, as designated from time to time by Landlord, subject to such rules and regulations as Landlord
may from time to time impose. Tenant agrees that it, its agents, employees, servants, contractors, subtenants and licensees shall abide
by such rules and regulations and all the terms and conditions of the Landlord. Landlord may at any time close any common area to make
repairs or changes, to prevent the acquisition of public rights in such areas, or to discourage noncustomer parking. Landlord reserves
the right to dedicate all or portions of such Common Areas and other portions of the Center for public utility purposes. Landlord may
do such other acts in and to the Common Areas as in its judgment may be desirable. Tenant shall not at anytime interfere with the rights
of Landlord, other owners of portions of the Center, other tenants, its and their agents, employees, servants, contractors, subtenants,
licensees, customers and business invitees to use any part of the parking areas or other common areas.

 

30.2 All parking areas and
common areas that Tenant may be permitted to use are to be used under a revocable license, and if any such license is revoked, or if the
amount of such area is diminished, Landlord shall not be subject to any liability, nor shall Tenant be entitled to any compensation or
diminution or abatement of rent, nor shall revocation or diminution of such areas be deemed constructive or actual eviction.

 

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31. DEFINED TERMS AND HEADINGS. The Article
headings shown in this Lease are for convenience of reference and shall in no way definite, increase, limit or describe the scope or intent
of any provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of all of the following
“Landlord Entities” - Landlord, Landlord’s investment manager, and the trustees, boards of directors, officers, general
partners, beneficiaries, stockholders, employees and agents of each of them. Any option granted to Landlord shall also include or be exercisable
by Landlord’s trustee, beneficiary, agents and employees, as the case may be. In any case where this Lease is signed by more than
one person, the obligations under this Lease shall be joint and several. The terms “Tenant” and “Landlord” or
any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals, firms
or corporations, and their and each of their respective successors, executors, administrators and permitted assigns, according to the
context hereof. The term “Rentable area” shall mean the rentable area of the Premises or the Building as calculated by the
Landlord on the basis of the plans and specifications of the Building including a proportionate share of any Common Areas. Tenant hereby
accepts and agrees to be bound by the figures for the rentable square footage of the Premises and Tenant’s Proportionate Share shown
on the Reference Pages; however, Landlord may adjust either or both figures if there is manifest error, addition or subtraction to the
Building or any business park or complex of which the Building is a part, remeasurement or other circumstance reasonably justifying adjustment.
The term “Building” refers to the structure in which the Premises are located and the Common Areas (parking lots, sidewalks,
landscaping, etc.) appurtenant thereto. If the Building is part of a larger complex of structures, the term “Building” may
include the entire complex, where appropriate (such as shared Operating Expenses or Taxes) and subject to Landlord’s reasonable
discretion.

 

32. TENANT’S AUTHORITY.  If Tenant
is a corporation, partnership, trust or other legal entity, each of the persons executing this Lease on behalf of Tenant represents and
warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity has full
right and authority to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by appropriate
actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Lease, a corporate resolution, proof of due authorization
by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization
of Tenant to enter into this Lease. Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any
legal or beneficial interest whatsoever in Tenant, are (i) the target of any sanctions program that is established by Executive Order
of the President or published by the Office of Foreign Assets Control, U.S. Department of the Treasury (“OFAC”); (ii) designated
by the President or OFAC pursuant to the Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency Economic Powers
Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law 107-56, Executive Order 13224 (September 23, 2001) or any Executive Order
of the President issued pursuant to such statutes; or (iii) named on the following list that is published by OFAC: “List of Specially
Designated Nationals and Blocked Persons.” If the foregoing representation is untrue at any time during the Term, an Event of Default
will be deemed to have occurred, without the necessity of notice to Tenant.

 

33. FINANCIAL STATEMENTS AND CREDIT REPORTS.
At Landlord’s request, Tenant shall deliver to Landlord a copy, certified by Tenant as being a true and correct copy, of Tenant’s
most recent financial statement and/or tax return, as being true, complete and correct in all material respects. Tenant hereby authorizes
Landlord to obtain one or more credit reports on Tenant at any time, and shall execute such further authorizations as Landlord may reasonably
require in order obtaining a credit report.

 

34. COMMISSIONS. Each of the parties represents
and warrants to the other that it has not dealt with any broker or finder in connection with this Lease, except as described on the Reference
Pages.

 

35. TIME VENUE, PERSONAL JURISDICTION AND APPLICABLE
LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be governed by the laws of the
state in which the Building is located, without regard to its choice of law provisions. Moreover, the Parties hereto and their successors,
if any, consent to and shall not contest jurisdiction over their person within the courts located in Washoe County, Nevada, which shall
be the sole and exclusive venue, to the exclusion of all others, for all claims, causes of action, or suits of and concerning or arising
out of this Lease.

 

36. SUCCESSORS AND ASSIGNS. Subject to
the provisions of Article 9, the terms, covenants and conditions contained in this Lease shall be binding upon and inure to the benefit
of the heirs, successors, executors, administrators and assigns of the parties to this Lease.

 

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37. ENTIRE AGREEMENT; NO ACCORD OR SATISFACTION;
SAVINGS CLAUSE. This Lease, together with its exhibits, contains all agreements of the parties to this Lease with regard to the subject
matter contained herein, and supersedes and previous negotiations. There have been no representations made by the Landlord or any of its
representatives or understandings made between the parties other than those set forth in this Lease and its exhibits. This Lease may not
be modified except by a written instrument duly executed by the parties to this Lease. Additionally, payment
by Tenant of a lesser amount than the Rent herein stipulated shall be deemed to be on account of the earliest Rent due. No endorsement
or statement on any check or any correspondence accompanying any payment as Rent shall be deemed an accord and satisfaction, and Landlord
may accept such payment without prejudice to Landlord’s right to recover the balance or to pursue any other remedy provided in this
Lease or by law. If any provision of this Lease or the application thereof to any person or circumstances
shall, to any extent be invalid or unenforceable, such provision shall be adjusted rather than voided, if possible, in order to achieve
the intent of the parties, to the extent possible; in any event, all other provisions of this Lease shall be deemed valid and enforceable
to the full extent.

 

38. EXAMINATION NOT OPTION. Submission
of this Lease shall not be deemed to be a reservation of the Premises. Landlord shall not be bound by this Lease until it has received
a copy of this Lease duly executed by Tenant, Tenant has paid all sums due hereunder, and Landlord has delivered to Tenant a copy of this
Lease duly executed by Landlord, and until such delivery Landlord reserves the right to exhibit and lease the Premises to other prospective
tenants. Notwithstanding anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the Premises
from Tenant until such time as Tenant has paid to Landlord any security deposit required by Article 5, the first month’s Rent as
set forth in Article 3 and any sum owed pursuant to this Lease.

 

39. RECORDATION. Landlord agrees that Tenant
may cause the recording of a mortgage or deed of trust confirming Tenant’s interest in the Lease as a collateral for a loan made
to Tenant and encumbering Tenant’s rights and remedies as contained in any corresponding Consent agreement with such loan. Approval
of the form of the recorded documents shall be first obtained from Landlord, and such approval shall not be unreasonably withheld. Tenant
shall pay all charges and taxes incident such recording or registration.

 

40. LIMITATION OF LANDLORD’S LIABILITY.
Redress for any claim against Landlord under this Lease shall be limited to and enforceable only against and to the extent of Landlord’s
interest in the Building. The obligations of Landlord under this Lease are not intended to be and shall not be personally binding on,
nor shall any resort be had to the private properties of, any of its or its investment manager’s trustees, directors, officers,
partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be liable to Tenant hereunder for
any lost profits, damage to business, or any form of special, indirect or consequential damages.

 

41. ATTORNEY’S FEES. If either Landlord
or Tenant institutes any action or proceeding against the other relating to the provisions of this Lease or any default hereunder, or
in any way arising under or related to this Lease, the non-prevailing party in such action or proceeding shall reimburse the prevailing
party for the reasonable expenses of attorneys’ fees and all costs and disbursements incurred therein by the prevailing party, including,
without limitation, any such fees, costs or disbursements incurred on any appeal from such action or proceeding. Subject to the provisions
of local law, the prevailing party shall recover all such fees, costs or disbursements via motion or as costs taxable by the court or
arbiter in the action or proceeding itself without the necessity for a cross-action by the prevailing party.

 

42. GUARANTY. If
Tenant is not a natural person, the Lease shall be conditioned on Tenant delivering to Landlord upon the execution of this Lease, a Personal
Guaranty in the form attached hereto as Exhibit G and incorporated herein, by individual(s) approved by Landlord in Landlord’s sole
discretion. Such proposed guarantor(s) shall be required to provide a personal financial statement and/or tax returns, that have been
certified by the proposed guarantor(s) as true, complete and correct in all material respects. Landlord further may obtain one or more
credit reports on the proposed guarantor(s) at any time, and the proposed guarantor(s) shall execute such further authorizations as Landlord
may reasonably require in order obtaining a credit report. 

  

	LANDLORD:	 	TENANT:
	 	 	 
	Simon Levi Company, Ltd.,	 	Sierra Homes, LLC,
	a California Corporation	 	a Nevada Limited-Liability Company
		 	dba Innovative Cabinets

 

	By:	/s/Jay Bradley Jacobs	 	By:	/s/ Steve Parkey
	Name:	Jay Bradley Jacobs	 	Name:	Steve Parkey
	Title:	President	 	Title:	Managing Member
	Dated:	5/20/2020	 	Dated:	5/18/2020

 

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EXHIBIT A-1 LEGAL DESCRIPTION OF CENTER

 

Attached to and made a part
of the Lease bearing the Lease Reference Date of January 20, 2020 between Simon Levi Company, Ltd. as Landlord Sierra Homes, LLC dba Innovative
Cabinets, as Tenants:

 

 

 

 

 

 

 

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EXHIBIT A-2 FLOOR PLAN DEPICTING THE PREMISES

 

Attached to and made a part
of the Lease bearing the Lease Reference Date of January 20, 2020 between Simon Levi Company, Ltd. as Landlord and Sierra Homes, LLC dba
Innovative Cabinets, as Tenants:

 

Exhibit A-2 is intended only
to show the general layout of the Premises as of the beginning of the Term of this Lease. It is not to be scaled; any measurements or
distances shown should be taken as approximate.

 

NO FLOORPLAN AVAILABLE FOR PREMISES

 

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EXHIBIT A-3 – SITE PLAN

 

Attached to and made a part
of the Lease bearing the Lease Reference Date of January 20, 2020 between Simon Levi Company, Ltd. as Sierra Homes, LLC dba Innovative
Cabinets, as Tenants:

 

Exhibit A-3 is intended only
to show the general layout of the Center as of the beginning of the Term of this Lease. It is not to be scaled; any measurements or distances
shown should be taken as approximate.

 

SITE PLAN TO BE ATTACHED HERETO

 

 

 

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EXHIBIT B - COMMENCEMENT DATE MEMORANDUM

 

Attached to and made a part
of the Lease bearing the Lease Reference Date of January 20, 2020 between Simon Levi Company, Ltd. as Landlord and Sierra Homes, LLC dba
Innovative Cabinets, as Tenants:

 

THIS MEMORANDUM, made as of
April 1, 2020, by and between Simon Levi Company, Ltd. (“Landlord”) and Sierra Homes, LLC dba Innovative Cabinets. (“Tenant”).

 

Recitals:

 

A. Landlord and Tenant are parties to
that certain Lease, dated for reference January 20, 2020 (the “Lease”) for certain premises (the “Premises”) consisting
of approximately 4,078 square feet at the building commonly known as Building A at Turner Air Crossing.

 

B. Tenant is in possession
of the Premises and the Term of the Lease has commenced.

 

C. Landlord and Tenant desire to enter
into this Memorandum confirming the Commencement Date, the Termination Date and other matters under this Lease.

 

NOW, THEREFORE, Landlord and Tenant agree as follows:

 

1. The Scheduled Commencement
Date is April 1st 2020.

 

2. The actual Commencement
date was April 1, 2020 and all Rent is due to be paid on a monthly basis commencing April 1, 2020.

 

3. The actual Termination
Date is January 31, 2023

 

4. Capitalized terms not defined herein
shall have the same meaning as set forth in the Lease.

 

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

 

	LANDLORD:	 	TENANT:
	 	 	 
	Simon Levi Company, Ltd.,	 	Sierra Homes, LLC,
	a California Corporation	 	a Nevada Limited-Liability Company
		 	dba Innovative Cabinets

 

	By:	/s/Jay Bradley Jacobs	 	By:	/s/ Steve Parkey
	Name:	Jay Bradley Jacobs	 	Name:	Steve Parkey
	Title:	President	 	Title:	Managing Member
	Dated:	5/20/2020	 	Dated:	5/18/2020

 

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EXHIBIT C- RULES AND REGULATIONS

 

Attached to and made a part
of the Lease bearing the Lease Reference Date of January 20, 2020, between Simon Levi Company, Ltd. as Landlord and Sierra Homes, LLC
dba Innovative Cabinets, as Tenant:

 

Tenant agrees as follows:

 

1. The sidewalks, entries, and driveways shall
not be used for any purpose other than ingress and egress to and from the Premises and shall not be obstructed in any way. No objects
shall be placed outside the Premises, in any common area or on the roof. Lessor may remove any such obstruction or object including trash
cans, ash urns, furniture, antennas, signs, trailers, etc., without notice or obligation to Lessee and at Lessee’s sole cost and
expense.

 

2. Lessee shall not permit any foul or noxious
gas or substance to be used or kept in, on or about the Premises, or permit the premises to be occupied or used in a manner which is offensive
or objectionable to Lessor or to other occupants of the Building by reason of noise, orders, or vibrations etc. nor shall Lessee interfere
in any way with other lessees or those having business in the Building.

 

3. Lessee shall maintain the Premises free from
pests and vermin at Lessee’s sole cost

and expense.

 

4. Lessor reserves the right to exclude or expel
from the complex any person who, in the judgment of Lessor or Lessor’s agent, is intoxicated or under the influence of liquor or
drugs or who shall in any manner do any act in violation of these Rules and Regulations.

 

5. No outside storage is allowed, and Lessee shall
keep the exterior of the Premises free

and clear of all refuse.

 

6. No person shall go on the roof without Lessor’s
permission.

 

7. Lessee shall not add or alter window coverings
or install window tint without Lessor’s prior written approval.

 

8. The use of forklifts or any other machinery
or equipment having solid rubber tires is strictly prohibited.

 

9. Any items delivered to Lessee at the Premises
shall be moved into the Premises as soon as possible and shall not be left in parking lot or receiving areas overnight.

 

10. Lessee shall not install or operate any steam
or gas engine or boiler in the Building. The use of oil, gas, or inflammable liquids for heating, lighting or any other purpose is expressly
prohibited. Lessee shall not use any other method of heating than that supplied by Lessor. Explosives or other articles deemed hazardous
shall not be brought into the Building.

 

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11. The Building plumbing system, including water
closets, urinals, waste lines, vents or flues shall not be used for any purpose other than those for which they were intended, and no
rubbish, cids, vapors, newspapers or other such substances of any kind shall be thrown into them. Lessee shall pay the cost of any stoppage,
damage or breakage resulting from a violation of this rule.

 

12. The Premises shall not be used for residential,
lodging, or sleeping purposes.

 

13. Except as permitted by Lessor, Lessee shall
not mark upon, paint signs upon, cut, drill into, drive nails or screws into, or in any way deface the walls, ceilings, partitions, or
floors of the Premises of the Building.

 

14. Lessee shall take reasonable measures to protect
its property from loss, including but not limited to damage by water.

 

15. Washing, detailing, or working on vehicles
is prohibited in, on or about the premises, including private streets, parking lots and common areas.

 

16. Soliciting, distributing flyers and peddling
are expressly prohibited in, on, or about the premises and persons doing so may be trespassing under Nevada law.

 

17. Lessor reserves the right to modify these
Rules and Regulations and to make such other rules and regulations as in its judgment may from time to time be needful and desirable for
the safety, care and cleanliness of the Premises and for the preservation of good order therein.

 

    36

     

    

 

EXHIBIT D- SIGN AGREEMENT

 

Attached to and made a part
of the Lease bearing the Lease Reference Date of January 20, 2020, between Simon Levi Company, Ltd. as Landlord and Sierra Homes, LLC
dba Innovative Cabinets, as Tenant:

 

 

 

    37

     

    

 

 

 

    38

     

    

 

 

 

	LANDLORD:	 	TENANT:
	 	 	 
	Simon Levi Company, Ltd.,	 	Sierra Homes, LLC,
	a California Corporation	 	a Nevada Limited-Liability Company
		 	dba Innovative Cabinets

 

	By:	/s/Jay Bradley Jacobs	 	By:	/s/ Steve Parkey
	Name:	Jay Bradley Jacobs	 	Name:	Steve Parkey
	Title:	President	 	Title:	Managing Member
	Dated:	5/20/2020	 	Dated:	5/18/2020

 

    39

     

    

 

EXHIBIT E- SAMPLE FORM OF TENANT ESTOPPEL CERTIFICATE

 

Attached to and made a part
of the Lease bearing the Lease Reference Date of _________ ____, 2019, between Simon Levi Company, Ltd. as Landlord and _____________________,
as Tenant:

 

The undersigned (“Tenant”) hereby
certifies to Simon Levi Company, Ltd. (“Landlord”), and

______________________________________, as follows:

 

1. Attached
hereto is a true, correct and complete copy of that certain Lease dated

_______________ ____, 20____, between Landlord
and Tenant (the “Lease”), which demises Premises which are located at ___________________________. The Lease is now in full
force and effect and has not been amended, modified or supplemented, except as set forth in Section 6 below.

 

2. The
term of the Lease commenced on _______________, 20___.

 

3. The
term of the Lease is currently scheduled to expire on ________________, 20___.

 

4. Tenant
has no option to renew or extent the Term of the Lease except: ______________.

 

5. Tenant
has no preferential right to purchase the Premises or any portion of the Building or Project upon which the Premises are located, and
Tenant has no rights or options to expand into other space in the Building except: _____________________________________________.

 

6. The
Lease has: (Initial One)

 

( ) not
been amended, modified, supplemented, extended, renewed or assigned.

 

( ) been
amended, modified, supplemented, extended, renewed or assigned by the following described agreements, copies of which are attached hereto:
_____________________________.

 

7. Tenant
has accepted and is now in possession of the Premises and has not sublet, assigned or encumbered the Lease, the Premises or any portion
thereof except as follows:

_____________________________________________________.

 

8. The
current Monthly Basic Rent is $_______________; and current monthly parking charges are $ _________________.

 

9. Tenant’s
Percentage Share is _______% and the Monthly Common Area Expense Payment currently payable by Tenant is $_______________ per month.

 

10. The
amount of security deposit (if any) is $__________________. No other security deposits have been made.

 

11. All
rental payments payable by Tenant have been paid in full as of the date hereof. No rent under the Lease has been paid for more than thirty
(30) days in advance of its due date.

 

    40

     

    

 

12. All
work required to be performed by Landlord under the Lease has been completed and has been accepted by Tenant, and all tenant improvement
allowances have been paid in full.

 

13. To
the best of Tenant’s knowledge, as of the date hereof, there are no defaults on the part of Landlord or Tenant under the Lease.

 

14. Tenant
has no defense as to its obligations under the Lease and claims no set off or counterclaim against Landlord.

 

15. Tenant
has no right to any concession (rental or otherwise) or similar compensation in connection with renting the space it occupies, except
as expressly provided in the Lease.

 

16. All
insurance required of Tenant under the Lease has been provided by Tenant and all premiums have been paid.

 

17. There
has not been filed by or against Tenant a petition in bankruptcy, voluntary or otherwise, any assignment for the benefit of creditors,
any petition seeking reorganization or arrangement under the bankruptcy laws of the United States or any state thereof, or any other action
brought pursuant to such bankruptcy laws with respect to Tenant.

 

18. Tenant
pays rent due Landlord under the Lease to Landlord and does not have any knowledge of any other person who has any right to such rents
by collateral assignment or otherwise.

 

The foregoing certification is made with the knowledge
that ______________________ is about to [fund a loan to Landlord or purchase the Building from Landlord], and that ________________________
is relying upon the representations herein made in [funding such loan or purchasing the Building].

 

Dated: _________________, 20___.

 

“TENANT”

 

_______________________________________________

 

 

42

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