Document:

Exhibit
10.30

 

SHARED
SERVICES AGREEMENT

 

among

 

SurgePays,
Inc.

 

and

 

Surge
Logics, Inc.

 

    	 

     

    

 

SHARED
SERVICES AGREEMENT

 

This
SHARED SERVICES AGREEMENT (“Agreement”) is entered into as of [Date], to be effective as of [Date] (the “Effective
Date”), by and among (a) SurgePays, Inc., a Nevada corporation (“SurgePays”), on behalf of itself and the other
SurgePays Parties (as defined herein), and (b) Surge Logics, Inc., a Nevada corporation (“Logics”), on behalf of itself
and the Logics Parties (as defined herein). The above-named entities are sometimes referred to in this Agreement each as a “Party”
and collectively as the “Parties”.

 

R
E C I T A L S:

 

WHEREAS,
the Parties desire by their execution of this Agreement to evidence their understanding, as more fully set forth in Article II,
with respect to the amount to be paid by Logics for certain general and administrative services to be performed by SurgePays and
its Subsidiaries (as defined herein) for and on behalf of the Logics Parties (as defined herein) and Logics obligations to reimburse
SurgePays and its Subsidiaries for certain costs and expenses incurred in connection therewith; and

 

WHEREAS,
the Parties desire by their execution of this Agreement to evidence their understanding, as more fully set forth in Article II,
with respect to the amount to be paid by the SurgePays Parties for certain general and administrative services to be performed
by Logics and its Subsidiaries (as defined herein) for and on behalf of the SurgePays Parties (as defined herein) and SurgePays
obligations to reimburse Logics and its Subsidiaries for certain costs and expenses incurred in connection therewith.

 

NOW,
THEREFORE, in consideration of the promises and the covenants, conditions, and agreements contained herein, and for other good
and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows:

 

ARTICLE
I Definitions

 

		1.	Definitions

 

As
used in this Agreement, the following terms shall have the respective meanings set forth below:

 

		a.	“Affiliate”
                                         means, with respect to any Person, any other Person that directly or indirectly through
                                         one or more intermediaries Controls, is Controlled by or is under common Control with,
                                         the Person in question.

 

		b.	“Control”
                                         means the possession, directly or indirectly, of the power to direct or cause the direction
                                         of the management and policies of a Person, whether through ownership of voting securities,
                                         by contract, or otherwise.

 

		c.	“Logics
                                         Parties” means Logics and any of its Subsidiaries.

 

    	Page 2│11

     

    

 

		d.	“Party”
                                         and “Parties” are defined in the introduction to this Agreement

 

		e.	“Person”
                                         means an individual or a corporation, limited liability company, partnership, joint venture,
                                         trust, unincorporated organization association, government agency or political subdivision
                                         thereof or other entities.

 

		f.	“Subsidiary”
                                         means, with respect to any Person, (a) a corporation of which more than 50% of the voting
                                         power of shares entities (without regard to the occurrence of any entities) to vote in
                                         the election of directors or other governing body of such corporation is owned, directly
                                         or indirectly, at the date of determination, by such Person, by one or more Subsidiaries
                                         of such Person or a combination thereof, (b) a partnership (whether general or limited)
                                         in which such Person or a Subsidiary of such Person is, at the date of determination,
                                         a general partner of such partnership, but only if such Person, directly or by one or
                                         more Subsidiaries of such Person, or a combination thereof, Controls such partnership
                                         on the date of determination or (c) any other Person in which such Person, one or more
                                         Subsidiaries of such Person, or a combination thereof, directly or indirectly, at the
                                         date of determination, has (i) at least a majority ownership interest or (ii) the power
                                         to elect or direct the election of a majority of the directors or other governing body
                                         of such Person.

 

		g.	“SurgePays
                                         Parties” means SurgePays, Inc. and any of their Subsidiaries. “SurgePays
                                         Party” means any of the SurgePays Parties.

 

ARTICLE
II Services

 

		2.	Provision
                                         of Services

 

		a.	SurgePays
                                         agrees to provide, an agrees to cause its Subsidiaries to provide, on behalf of the Logics
                                         Parties and for the Logics Parties’ benefit, the services set forth on Exhibit
                                         A-1, which such services (collectively, the “SurgePays Services”) are necessary
                                         to run the business of the Logics Parties (the “Logics Business”), and such
                                         other services as may be agreed by the Parties in writing from time to time.

 

		b.	All
                                         Logics Services and SurgePays Services provided hereunder, as applicable, shall be done
                                         in a safe and workmanlike manner consistent with standard industry practices.

 

		c.	Notwithstanding
                                         anything herein to the contrary, and in recognition of the fact that the services to
                                         be performed and provided by the Parties hereunder are to be furnished, performed and
                                         provided in exchange for the reimbursement provided herein, the Parties shall only be
                                         liable to one another for gross negligence or willful misconduct in the performance of
                                         their obligations hereunder, AND NO PARTY NOR ANY OF ITS AFFILIATES OR AGENTS AS SUCH
                                         PARTY SHALL APPOINT TO PERFORM DUTIES HEREUNDER OR THEIR RESPECTIVE DIRECTORS, STOCKHOLDERS,
                                         OFFICERS, MEMBERS, PARTNERS, EMPLOYEES, AGENTS, CONSULTANTS, REPRESENTATIVES, SUCCESSORS,
                                         TRANSFEREES AND ASSIGNEES, SHALL BE LIABLE TO THE OTHER PARTY OR PERSONS WHO HAVE ACQUIRED
                                         INTERESTS IN THE OTHER PARTY, WHETHER AS SHAREHOLDERS, PARTNERS, ASSIGNEES OR OTHERWISE,
                                         FOR ERRORS IN JUDGMENT OR FOR ANY ACTS OR OMISSIONS THAT DO NOT CONSTITUTE GROSS NEGLIGENCE
                                         OR WILLFUL MISCONDUCT.

 

    	Page 3│11

     

    

 

		2.2	Reimbursement
                                         for Services

 

		a.	Logics
                                         hereby agrees to reimburse the SurgePays Parties for all cash expenses and expenditures
                                         that the SurgePays Parties and their Subsidiaries incur or payments the SurgePays Parties
                                         and their Subsidiaries make on behalf of the Logics Parties in connection with providing
                                         the SurgePays Services, as well as for certain other direct or allocated costs and expenses
                                         incurred by the SurgePays Parties and their Subsidiaries on behalf of the Logics Parties,
                                         in each case as provided in Exhibit A-2.

 

		b.	Within
                                         ten (10) days following the end of each calendar month, SurgePays, on behalf of the SurgePays
                                         Parties, on the one hand, and Logics, on behalf of the Logics Parties, on the other hand,
                                         shall deliver to the other party an invoice or other mutually acceptable record of the
                                         fees owed to such party for services performed under Section 2.1(a) or Section 2.1(b)
                                         hereof during the prior calendar month, as applicable. Such reimbursements shall be made
                                         on or before the twenty-first (21st) calendar day of the month following the month such
                                         costs and expenses are incurred.

 

		c.	For
                                         the avoidance of doubt, the costs and expenses set forth in Section 2.2(a) shall be paid
                                         by Logics in addition to, and not as a part of or included in, certain expenses of SurgePays
                                         that are reimbursed under the Partnership Agreement. In the event of a dispute concerning
                                         any billing or reimbursement amounts hereunder, the parties agree to attempt to resolve
                                         such differences through good faith negotiations.

 

ARTICLE
III Miscellaneous

 

		3.	Choice
                                         of Law; Submission to Jurisdiction

 

This
Agreement shall be subject to and governed by the laws of the State of Nevada, excluding any conflicts-of-law rule or principle
that might refer the construction or interpretation of this Agreement to the laws of another state. Each Party hereby submits
to the jurisdiction of the state and federal courts in the State of Nevada and to venue in Clark County, Nevada.

 

    	Page 4│11

     

    

 

		3.1	Notice.
                                         All notices or requests or consents provided for by, or permitted to be given pursuant
                                         to, this Agreement must be in writing and must be given by depositing same in the United
                                         States mail, addressed to the Person to be notified, postpaid, and registered or certified
                                         with return receipt requested or by delivering such notice in person or by email to such
                                         Party. Notice given by personal delivery or mail shall be effective upon actual receipt.

 

Notice
given by email shall be effective upon actual receipt if received during the recipient’s normal business hours or at the
beginning of the recipient’s next business day after receipt if not received during the recipient’s normal business
hours. All notices to be sent to a Party pursuant to this Agreement shall be sent to or made at the address set forth below such
Party’s signature to this Agreement or at such other address as such Party may stipulate to the other Parties in the manner
provided in this Section 3.1.

 

If
to the SurgePays Parties:

 

3124
Brother Blvd. Suite 104

Bartlett,
TN 38133

Attn:
Legal

 

E-mail:

 

If
to the Logics Parties:

 

1375
E. Woodfield Road

Suite
420

Schaumburg,
Il 60173

Attn:
Legal

 

E-mail:

 

		3.2	Entire
                                         Agreement This Agreement constitutes the entire agreement of the Parties relating
                                         to the matters contained herein, superseding all prior contracts or agreements, whether
                                         oral or written, relating to the matters contained herein.

 

		3.3	Termination
                                         of Agreement This Agreement may be terminated by either SurgePays or Logics upon
                                         forty-five (45) days written notice.

 

		3.4	Amendment
                                         or Modification This Agreement may be amended or modified from time to time only
                                         by the written agreement of all the Parties hereto. Each such instrument shall be reduced
                                         to writing and shall be designated on its face an “Amendment” or an “Addendum”
                                         to this Agreement.

 

		3.5	Assignment
                                         No Party shall have the right to assign its rights or obligations under this Agreement
                                         without the consent of the other Parties hereto; provided, however, that Logics may make
                                         a collateral assignment of this Agreement solely to secure working capital financing
                                         for Logics.

 

    	Page 5│11

     

    

 

		3.6	Counterparts
                                                                                                                                                                                                                                     This Agreement may be executed in any number of counterparts with the same effect as if all signatory parties had signed the
                                                                                                                                                                                                                                     same document. All counterparts shall be construed together and shall constitute one and the same instrument. Delivery of an
                                                                                                                                                                                                                                     executed signature page of this Agreement by facsimile transmission or in portable document format (.pdf) shall be effective
                                                                                                                                                                                                                                     as delivery of a manually executed counterpart hereof.

 

		3.7	Severability
                                                                                                                                                                                                                                     If any provision of this Agreement shall be held invalid or unenforceable by a court or regulatory body of competent
                                                                                                                                                                                                                                     jurisdiction, the remainder of this Agreement shall remain in full force and effect.

 

		3.8	Further
                                         Assurances In connection with this Agreement and all transactions contemplated by
                                         this Agreement, each signatory party hereto agrees to execute and deliver such additional
                                         documents and instruments and to perform such additional acts as may be necessary or
                                         appropriate to effectuate, carry out and perform all the terms, provisions and conditions
                                         of this Agreement and all such transactions.

 

[Signature
Page Follows]

 

    	Page 6│11

     

    

 

IN
WITNESS WHEREOF, the Parties have executed this Agreement on, and effective as of, the Effective Date.

 

	SURGEPAYS,
    INC.	 
	 	 	 
	By:	           	 
	Name:	 	 
	Title:	 	 
	 	 	 
	SURGE
    LOGICS, INC. 	 
	 	 	 
	By:	 	 
	Name:	 	 
	Title:	 	 

 

[Signature
Page to Shared Services Agreement]

 

    	Page 7│11

     

    

 

Exhibit
A-1 SurgePays Services

 

SERVICES
TO BE PROVIDED BY SURGEPAYS TO LOGICS

 

		A.	TREASURY

 

		1.	Credit
                                         services, consisting of:

 

		a.	Management
                                         of credit department (people, processes, policies)

		b.	Credit
                                         approvals and risk analysis; and

		c.	Liaison
                                         with other functional leaders on credit issues and outside firms (legal department, collection
                                         agency, credit reports, etc.)

 

		2.	Cash
                                         Management services, consisting of:

 

		a.	Management
                                         of treasury department (people, processes, policies)

		b.	Daily
                                         cash management (make payments (wires, ACH’s), cash position, funding accounts,
                                         etc.); and

		c.	Bank
                                         administration for all accounts, direct debit and account structure; and cash forecasting
                                         and tracking historical actual, accounting support

 

		3.	Treasury
                                         Operations services, consisting of:

 

		a.	Preparation
                                         and submission of debt compliance certificates, borrowing base and interest and fee payments

		b.	Credit
                                         card administration and support including internal and external audits; and

		c.	Management
                                         and maintenance of bank relations, treasury metrics and reporting

 

		4.	Supplier
                                         Credit services, consisting of:

 

		a.	Credit
                                         support for existing and new suppliers, including negotiation and preparation of agreements,
                                         obtaining credit, and credit applications

		b.	Administration
                                         of supplier credit risk including reporting and tracking of activity; and

		c.	Management
                                         of letters of credit and prepayments

 

		5.	Capital
                                         Structure services, consisting of:

 

		a.	Capital
                                         structure management, including debt, lease financing, equity and working capital

		b.	Management
                                         of rating agencies and bank relationships

		c.	Investor
                                         relations support

		d.	Evaluation
                                         and support relating to refinancing, offerings and other debt and capital activities;
                                         and

		e.	Support
                                         for business development including due diligence relating to treasury/finance for mergers
                                         and acquisitions

 

		B.	CORPORATE
                                         COMPLIANCE / ENVIRONMENTAL / HSSR

 

		1.	Corporate
                                         Risk and Compliance services, consisting of:

 

		a.	Administration
                                         of insurance coverage and claims

		b.	Risk
                                         assessment mapping and mitigation

		c.	Development
                                         and management of compliance management structure, administration, reporting and resolution;
                                         and

 

    	Page 8│11

     

    

 

		d.	Development
                                         and management of Enterprise Risk and Compliance Committee and associated compliance
                                         activities

 

		C.	CORPORATE
                                         COMMUNICATIONS / PUBLIC AFFAIRS

 

		1.	Public
                                         Relations services, consisting of development of long- and short-term plans for proactively
                                         engaging the media, including developing Logics positioning, messaging and materials,
                                         including:

 

		a.	Press
                                         releases

		b.	Crisis
                                         communications plans and materials

		c.	Media
                                         lists

		d.	Media
                                         interaction; and

		e.	Media
                                         training

 

		2.	Community
                                         Relations services, consisting of development of charitable giving and volunteer
                                         program, including:

 

		a.	Giving
                                         criteria

		b.	Budgets

		c.	Employee
                                         communication and activation; and

		d.	Public
                                         recognition

 

		3.	Internal
                                         Communications services, consisting of:

 

		a.	Management
                                         of regular town hall meetings; and

		b.	Drafting
                                         and publication of quarterly Logics newsletter; and

		c.	Other
                                         internal communications services as requested

 

		4.	Board
                                         Relations services, consisting of management and direction of all Board of Director
                                         and committee communications and logistics, including:

 

		a.	Development
                                         of annual Board of Director and committee schedules

		b.	Development
                                         and management of Board of Director and committee agendas

 

    	Page 9│11

     

    

 

		c.	Arrangement
                                         of logistical details for all meetings; and

		d.	Oversight
                                         over vendors providing tools for Board of Directors and executives

 

		5.	Advertising
                                         and Sponsorships services, consisting of development and administration of plans
                                         and activities to raise LOGICS’s profile in the community through paid advertising,
                                         sponsorships and promotional activities, including:

 

		a.	Development
                                         of overall strategy

		b.	Evaluation
                                         of opportunities; and

		c.	Activation
                                         of programs

 

		D.	HR

 

		1.	Corporate
                                         HR services, consisting of:

 

		a.	Management
                                         and administration of and service on Investment Committee and Benefits Committee including
                                         facilitation of meetings and preparation and maintenance of agendas, minutes and associated
                                         materials

		b.	Provision
                                         of employment/income verifications, as requested; and

		c.	Provision
                                         of consultation and support regarding HR, labor and benefits matters, as requested

 

    	Page 10│11

     

    

 

Exhibit
A-2 Schedule of Compensation

 

Direct
Expenses 

 

Logics
will reimburse the SurgePays Parties for all expenses and out-of-pocket costs incurred by the SurgePays Parties and their Subsidiaries
in connection with providing the SurgePays Services or the SurgePays Parties will arrange to have those expenses and out-of-pocket
costs paid directly by Logics.

 

Allocated
Costs 

 

Logics
will pay the SurgePays Parties for the resources and overhead support to provide the activities listed in Exhibit A-1 based on
an allocation of the costs (without markup) that are incurred by the SurgePays Parties for such resources and support. The costs
for each service will be allocated to Logics based upon key metrics entities by the SurgePays Parties as part of their annual
budgeting process and the allocation of those costs to their Subsidiaries.

 

Prior
to the Effective Date, the SurgePays Parties and Logics have agreed on the resources and overhead support that are entities to
be required for the SurgePays Services through March 31, 2021 be paid by Logics for the SurgePays Services, as set forth below.
This initial estimate of resources and support will be used as the monthly service fee for the SurgePays Services through March
31, 2021.

 

For
each six month period starting April 1, 2021 and thereafter, the Parties will review the amount of resources and overhead support
actually required to perform the SurgePays Services during the prior six-month period, and the SurgePays Parties will use the
actual level of resources and support in that prior period (with any adjustments which the Parties may mutually establish) to
determine the monthly service fees for the SurgePays Services for the following six-month period using the cost allocation methodology
described above.

 

In
connection with the foregoing, the revised service fees will be effective on April 1st and October 1st for each six-month adjustment
and on April 1st for each annual adjustment. Prior to the effective date of the revised service fees, the Parties shall use commercial
reasonable efforts to determine the amount of resources and overhead support required to perform the SurgePays Services in each
prior period, and the SurgePays Parties will prepare a statement summarizing the revised service fees based on the cost allocation
methodology described above for such resources and support.

 

    	Page 11│11Exhibit
10.31

 

OFFICE
LEASE

 

BETWEEN

 

Woodfield
Financial Center LLC, Landlord

 

and

 

SURGE
HOLDINGS INC, Tenant

 

1375
E Woodfield Road, Schaumburg IL 60173

 

Suites
410

 

    	 

     

    

 

TABLE
OF CONTENTS

 

	 	 	PAGE

        

	1.	Definitions.	3
	2.	Lease
    Grant/Possession.	6
	3.	Use.	7
	4.	Rent.	7
	5.	Security
    Deposit.	8
	6.	Services
    to be furnished by Landlord.	8
	7.	Leasehold
    Improvements; Tenant’s Property.	9
	8.	Signage.	10
	9.	Maintenance,
    Repairs and Alterations.	10
	10.	Use
    of Electrical Services by Tenant.	11
	11.	Assignment
    and Subletting.	12
	12.	Mechanic’s
    Liens.	13
	13.	Insurance.	14
	14.	Indemnity.	15
	15.	Damages
    from Certain Causes.	16
	16.	Casualty
    Damage.	16
	17.	Condemnation.	17
	18.	Events
    of Default.	17
	19.	Remedies.	18
	20.	No
    Waiver:	20
	21.	Peaceful
    Enjoyment:	21
	22.	Substitution	21
	23.	Holding
    Over.	21
	24.	Subordination
    to Mortgage: Estoppel Certificate.	22
	25.	Notice.	22
	26.	Surrender
    of Premises.	22
	27.	Rights
    Reserved to Landlord.	23
	28.	Miscellaneous	23
	29.	No
    Offer.	25
	30.	Entire
    Agreement.	25
	31.	Limitation
    of Liability.	25
	32.	Hazardous
    Mateials	26
	33.	Confidentiality	26
	EXHIBIT
    A: OUTLINE AND LOCATION OF PREMISES	28
	EXHIBIT
    B: RULES AND REGULATIONS	29
	EXHIBIT
    C: PAYMENT OF BASIC COSTS	32
	EXHIBIT
    D: LANDLORD’S WORK	35
	EXHIBIT
    E: CONFIRMATION OF POSSESSION DATE	36

 

    	 

     

    

 

OFFICE
LEASE AGREEMENT

 

This
Office Lease Agreement (this “Lease”) is made as of this 20th day of May, 2020, between Woodfield Financial
Center, LLC, (“Landlord”) and SURGE HOLDINGS INC (“Tenant”).

 

WITNESSETH

 

		1.	Definitions.
                                         

 

The
following are definitions of some of the defined terms used in this Lease. The definition of other defined terms are found throughout
this Lease.

 

A. “Additional
Rent” shall mean Tenant’s pro rata share of Basic Costs (as herein defined) and Tenant’s pro rata share
of Taxes (as herein defined) and any other sums (exclusive of Base Rent) that are required to be paid to Landlord by Tenant hereunder,
which sums are deemed to be Additional Rent under this Lease.

 

B. “Base
Rent” shall mean the rental rate paid according to the following schedule subject to the provisions of Section 4 hereof:

 

	TERM	 	 	SF	 	 	PPSF	 	 	ANNUAL	 	 	MONTHLY	 
	 	10/1/20 - 9/30/21	 	 	 	1,843	 	 	$	18.00	 	 	$	33,174.00	 	 	$	2,764.50	 
	 	10/1/21 - 9/30/22	 	 	 	1,844	 	 	$	18.50	 	 	$	34,114.00	 	 	$	2,842.83	 
	 	10/1/22 - 9/30/23	 	 	 	1,844	 	 	$	19.00	 	 	$	35,036.00	 	 	$	2,919.67	 
	 	10/1/23 - 9/30/24	 	 	 	1,844	 	 	$	19.50	 	 	$	35,958.00	 	 	$	2,996.50	 
	 	10/1/24 - 9/30/25	 	 	 	1,844	 	 	$	20.00	 	 	$	36,880.00	 	 	$	3,073.33	 
	 	10/1/25 - 9/30/26	 	 	 	1,844	 	 	$	20.50	 	 	$	37,802.00	 	 	$	3,150.17	 
	 	10/1/26 - 9/30/27	 	 	 	1,844	 	 	$	21.00	 	 	$	38,724.00	 	 	$	3,227.00	 
	 	10/1/27 - 9/30/28	 	 	 	1,844	 	 	$	21.50	 	 	$	39,646.00	 	 	$	3,303.83	 
	 	10/1/28 - 9/30/29	 	 	 	1,844	 	 	$	22.00	 	 	$	40,568.00	 	 	$	3,380.67	 
	 	10/1/29 - 9/30/30	 	 	 	1,844	 	 	$	22.50	 	 	$	41,490.00	 	 	$	3,457.50	 
	 	10/1/30 - 7/31/31	 	 	 	1,844	 	 	$	23.00	 	 	$	42,412.00	 	 	$	3,534.33	 

 

    	3

     

    

 

INITIAL
MONTH’S BASE RENT AND ADDITIONAL RENT PAYMENT. Tenant shall pay to Landlord Base Rent and Additional Rent due for the
first month of the Lease Term (as herein defined) to Landlord at Lease execution.

 

C. “Rental
Abatement”, so long as Tenant is not in Default of the lease, tenant shall receive a rental abatement for October 2020,
November 2020, December 2020, January 2021, February 2021, March 2021, April 2022, May 2021, June 2021, July 2021.

 

D.
“Base Year” Shall mean 2020

 

E. “Basic
Costs” is defined in Exhibit C as attached hereto.

 

F. “Broker”
shall be paid by Landlord under separate agreement

 

G. “Building”
shall mean the office building at 1375 E Woodfield Road, Schaumburg IL 60173

 

H. “Business
Days(s)” shall mean Monday through Fridays exclusive of the normal business holidays.

 

I. “Common
Areas” shall mean those areas located within the Building or on the property designated by Landlord, from time to time,
for the common use or benefit of tenants generally and/or the public.

 

J. “Commencement
Date” shall mean the Lease, and Tenant’s obligation to pay Base Rent, Basic Costs and Taxes, commences on the
first calendar day of the first calendar month following Possession Date (as herein defined) provided Possession Date is any day
other than the first calendar day of the month, if Possession Date is the first calendar day of the month then Commencement Date
and Possession Date shall be the same; provided further that if Possession Date is any date other than the first calendar day
of the month Tenant shall pay prorated Base Rent, Basic Costs and Taxes on a per diem basis from Possession Date to Commencement
Date.

 

K. “Monetary
default Rate” shall mean the lesser of (i) twelve percent (12%) per annum, or (ii) the highest rate of interest from
time-to-time permitted under applicable federal and state law.

 

L. “Expiration
Date” shall mean the last day of the Lease Term such that the Lease shall expire at 12:01 a.m. on July 1, 2031.

 

M. “Landlord’s
Work” is defined in Exhibit D attached hereto.

 

N. “Lease
Term” shall mean a period of 130 months commencing on the Commencement Date. Upon the determination of the actual Possession
Date (as herein defined), Landlord and Tenant shall execute a Confirmation of Possession Date in the form of Exhibit
E attached hereto.

 

    	4

     

    

 

O. “Lease
Year” shall mean the twelve (12) month period commencing on the Commencement Date.

 

P. “Normal
Business Hours” for the Building shall mean 8:00 a.m. to 6:00 p.m. Mondays through Fridays exclusive of normal business
holidays.

 

 Q. “Notice Addresses” shall mean the following addresses for Tenant and Landlord, respectively:

 

Tenant:

Surge
Holdings, Inc.

3124
Brother Blvd, Ste 104

Bartlett,
TN 38133

Attn:
General Counsel

 

Landlord:

Woodfield
Financial Center, LLC

1375
E. Woodfield Rd., Suite C50

Schaumburg,
IL 60173

 

R.
“Permitted Use” Tenant shall use the Premises Office Space.

 

S. “Possession
Date” shall mean September 15 , 2020 but subject to the following terms and conditions,: (a) that Landlord and
Tenant agree to the finalized plans and specifications of Landlord’s Work and provided further that Landlord completes Landlord’s
Work in accordance with said plans and specifications; (b) that Tenant has acquired and can show proof of any and all insurance
required or mandated under the Lease; (c) Tenant has paid the security deposit and first month’s rent; and (d) that Landlord
and Tenant execute the Confirmation of Possession Date document as attached hereto as Exhibit E.

 

T. “Premises”
shall mean the office space located within the Building as referenced and detailed on Exhibit A to this Lease, and commonly
referred to as Suites 401.

 

U. “Property”
shall mean the Building and the parcel(s) of land on which the Building is located, other improvements located on such land, adjacent
parcels of land that Landlord operates jointly with the Building, and other buildings and improvements located on such adjacent
parcels of land.

 

V. “Parking”
shall be according to a ratio of four cars per thousand square feet. Tenant shall have the right to have two covered parking
spaces for $100 each per month.

 

    	5

     

    

 

W. “Rentable
Area” shall mean 1,844 square feet

 

X. “Rentable
Area in Building” shall mean 182,966 square feet.

 

Y. “Security
Deposit” shall mean the sum of $6,000 

 

Z. “Taxes”
is defined in Exhibit C as attached hereto.

 

AA.
“Tenant’s Pro Rata Share” shall mean 1.01%.

 

		2.	Lease
                                         Grant

 

		A.	Subject
                                         to and upon the terms herein set forth, Landlord leases to Tenant and Tenant leases from
                                         Landlord the Premises on an “as is” basis (except as otherwise expressly
                                         set forth herein), together with the right, in common with others, to use the Common
                                         Areas. By taking possession of the premises, Tenant is deemed to have accepted the Premises
                                         and agrees that the Premises is in good order and satisfactory condition, with no representation
                                         or warranty by Landlord as to the condition of the Premises or the Building or suitability
                                         thereof for Tenant’s use.

 

		B.	If
                                         Tenant, with Landlord’s prior written approval, takes possession of the Premises
                                         prior to the Possession Date for the sole purpose of performing any improvements therein
                                         or installing furniture, equipment or other personal property of Tenant, such possession
                                         shall be subject to all of the terms and conditions of this Lease, except that Tenant
                                         shall not be required to pay Rent (as herein defined) with respect to the period of time
                                         prior to the Possession Date during which Tenant performs such work. Tenant shall, however,
                                         be liable for the reasonable cost of any services (e.g. electricity, HVAC) that are provided
                                         to Tenant during the period of Tenant’s possession prior to the Possession Date
                                         and Tenant shall also have in full force and effect the insurance requirements prescribed
                                         in Section 13 hereinafter if Landlord allows Possession prior to the Possession Date.
                                         Nothing herein shall be constructed as granting Tenant the right to take possession of
                                         the Premises prior to the Possession Date, whether for construction, fixturing or any
                                         other purpose, without the prior written consent of Landlord.

 

    	6

     

    

 

		3.	Use.

 

The
Premises shall be used for the Permitted Use and for no other purpose. Tenant agrees not to use or permit the use of the Premises
for any purpose which is illegal or dangerous, which creates a nuisance or which would increase the cost of insurance coverage
with respect to the Building. Tenant will conduct its business and control its agents, servants, employees, customers, licensees
and invitees in such a manner as not to interfere with or disturb other tenants or Landlord in the management of the Property.
Tenant will maintain the Premises in a clean and healthful condition, and comply with all laws, ordinances, orders, rules and
regulations of any government entity, with reference to the use, condition, configuration or occupancy of the Premises. Tenant
shall not, and shall not allow its employees, agents, contractors or invitees, to bring into the Building or the Premises any
dangerous or hazardous materials, except for customary office and cleaning supplies, provided Tenant uses, stores and disposes
of the same in compliance with all applicable law. Tenant, as its expense, will comply with the rules and regulations of the Building
attached hereto as Exhibit B and such other rules and regulations adopted and altered by Landlord from time to time and
will cause all of its agents, employees, invitees and visitors to do so. All such changes to rules and regulations will be reasonable
and shall be sent by Landlord to Tenant in writing. In the event of a conflict between the rules and regulations and the terms
of this Lease, the terms of this Lease shall control. Landlord shall not knowingly enforce the rules and regulations against Tenant
in a discriminatory manner.

 

Tenant
shall have twenty-four (24) hour per day, seven (7) day a week access to the Premises.

 

		4.	Rent.

 

A.
Tenant covenants to pay to Landlord during the Lease Term, without any setoff or deduction except as otherwise expressly
provided herein, the full amount of all Base Rent and Additional Rent due hereunder and the full amount of all such other
sums of money as shall become due under this Lease, all of which hereinafter may be collectively called
“Rent.” In addition, Tenant shall pay, as Additional Rent, all rent, sales and use taxes or other similar
taxes, if any, levied or imposed by any city, state, county or other governmental body having authority, such payments to be
in addition to all other payments required to be paid to Landlord by Tenant under this Lease. Such payments shall be paid
concurrently with the payments of the Rent on which the Tax is based. Base Rent and Additional Rent for each calendar year or
portion thereof during the Lease Term, shall be due and payable in advance in monthly installments on the first day of each
calendar month during the Lease Term, without demand. If the Lease Term commences on a day other than the first day of a
month or terminates on a day other than the last day of a month, then the installments of Base Rent and Additional Rent for
such month or months shall be prorated, based on the number of days in such month. All amounts received by Landlord from
Tenant hereunder shall be applied first to the earliest accrued and unpaid Rent then outstanding. Tenant’s covenant to
pay Rent shall be independent of every other covenant set for in this Lease.

 

B. If Tenant fails to pay any installment of Base Rent and Additional Rent or any other
item of Rent when due and payable hereunder, a late charge (“Late Charge”) equal five percent (5%) of such
unpaid amount will be due and payable immediately by Tenant to Landlord. After the seventh occurrence of late payment , the Late
Charge will increase to eight percent (8%) of such unpaid amount for the fourth and all subsequent occurrences of late payment.
Late fees will be assessed on the 6th day of each calendar month providing a 5 day grace period.

 

    	7

     

    

 

C. The Additional Rent payable hereunder shall be adjusted from time-to-time in accordance
with the provisions of Exhibit C attached hereto.

 

		5.	Security
                                         Deposit.

 

The
Security Deposit shall be held by Landlord without liability for interest and as security for the performance by Tenant of Tenant’s
covenants and obligations under this Lease, it being expressly understood that the Security Deposit shall not be considered as
advance payment of Rent or a measure of Tenant’s liability for damages in case of monetary default by Tenant. Landlord shall
not be required to keep the Security Deposit separate from its other accounts, shall have no fiduciary responsibilities or trust
obligations whatsoever with regard to the Security Deposit. Landlord may, from time-to-time, without prejudice to any other remedy
and without waiving such monetary default, use the Security Deposit to the extent necessary to cure or attempt to cure, in whole
or in part, any monetary default of Tenant hereunder. Following any such application of the Security Deposit, Tenant shall pay
to Landlord within five (5) days after demand the amount so applied in order to restore the Security Deposit to its original amount.
If Tenant is not in monetary default at the termination of this Lease, the balance of the Security Deposit remaining after any
such application shall be returned by Landlord to Tenant within sixty (60) days thereafter. If Landlord transfers its interest
in the premises during the Lease Term, Landlord shall assign the Security Deposit to the transferee and thereafter shall have
no further liability for the return of such Security Deposit.

 

		6.	Services
                                         to be furnished by Landlord.

 

A. Landlord shall furnish the following services: (i) heating and air conditioning to the
Premises, as necessary; (ii) water for drinking, and, subject to Landlord’s approval, water at Tenant’s expense for
any private restrooms and office kitchen requested by Tenant; (iii) janitorial service in the Premises and Common Areas on Business
Days; and (iv) electricity to the Premises for general office use, in accordance with and subject to the terms and conditions
of Section 10 of this Lease.

 

B. If Tenant requests any other utilities or building services in addition to those identified
in Section 6. (A.), or any of the above utilities or building services in frequency, scope, quality or quantities substantially
greater than the standards set by Landlord for the Building, then Landlord shall use reasonable efforts to attempt to furnish
Tenant with such additional utilities or building services. Landlord may impose a reasonable charge for such additional utilities
or building services, which shall be paid monthly by Tenant as Additional Rent on the same day that the monthly installment of
Base Rent is due.

 

C. Except as otherwise expressly provided herein, the failure by Landlord to any extent
to furnish, or the interruption or termination of utilities and Building services identified in Section 6.(A.) in whole or in
part, resulting from adherence to laws, regulations and administrative orders, wear, use, repairs, improvements, shall not render
Landlord liable in any respect nor be constructed as an actual or constructive eviction of Tenant, nor give rise to an abatement
of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement hereof.

 

    	8

     

    

 

D. Notwithstanding anything to the contrary contained in this Section 6, if: (i) Landlord
ceases to furnish any service in the Building for a period in excess of three (3) consecutive Business Days after Tenant notifies
Landlord of such cessation; (ii) such cessation does not arise as a result of an act or omission of Tenant; (iii) such cessation
is not caused by a fire or other casualty (in which case Section 16 shall control); (iv) the restoration of such cessation, the
Premises or a material portion thereof, is rendered untenantable and Tenant in fact ceases to use the Premises, or material portion
thereof, then Tenant, as its sole remedy, shall be entitled to receive an abatement of Base Rent payable hereunder during the
period beginning on the third (3rd) consecutive Business Day of such cessation and ending on the day when the service in question
has been restored. In the event the entire Premises has not been rendered untenantable by the cessation in service, the amount
of abatement that Tenant is entitled to receive shall be prorated based upon the percentage of the Premises so rendered untenantable
and not used by Tenant.

 

		7.	Leasehold
                                         Improvements; Tenant’s Property.

 

All
fixtures, equipment, improvements and appurtenances attached to, or built into, the Premises at the commencement of or during
the Lease Term, whether or not by, or at the expense of, Tenant (“Leasehold Improvements”), shall be and remain
a part of the Premises; shall be the property of Landlord; and shall not be removed by Tenant except as expressly provided herein.
All unattached and moveable partitions, trade fixtures, moveable equipment or furniture located in the Premises and acquired by
or for the account of Tenant, without expense to Landlord, which can be removed without structural damage to the Building or Premises,
and all personality brought into the Premises by Tenant (“Tenant’s Property”) shall be owned and insured
by Tenant. Landlord may, nonetheless, at any time prior to, or within one (1) month after, the expiration or earlier termination
of this Lease or Tenant’s right to Possession of the Premises, require Tenant to remove any Leasehold Improvements (the
“Required Removables”) at Tenant’s sole cost, provided however, the improvements described in the Landlord’s
Work in Exhibit D attached hereto may not be included in the Required Removables. Upon the termination of the Lease Term
or the sooner termination of Tenant’s right to possession of the Premises, Tenant shall remove Tenant’s Property,
all electronic, phone and data cabling installed by or for the benefit of Tenant and serving the Premises (whether cabling is
located within or outside of the Premises), and all Required Removables. Tenant shall, as its sole cost and expense, repair any
damage caused by such removal and perform such other work as is reasonably necessary to restore the Premises to a “broom
clean” condition. If Tenant fails to remove any of the foregoing items or to perform and required repairs and restoration,
(i) any of the foregoing items not so removed shall become the property of Landlord; (ii) Landlord, at Tenant’s sole cost
and expense, may, but is not required to, remove the same (and repair any damage occasioned thereby) and dispose thereof or deliver
such items to any other place of business of Tenant, or warehouse the same, and Tenant shall pay the cost of such removal, repair,
delivery, or warehousing of such items within five (5) days after demand from Landlord; and (iii) such failure shall be deemed
a holding over by Tenant under Section 23 hereof until such failure is rectified by Tenant or Landlord.

 

    	9

     

    

 

		8.	Signage.

 

Tenant
shall not install any signage visible from the exterior of the Premises; all signage shall be in the standard graphics for the
Building and no others shall be used or permitted without Landlord’s prior written consent. Upon Landlord’s written
approval, in its sole and absolute discretion, in advance of installation and at Tenant’s sole cost and expense, Tenant
shall be granted signage on the directory in the Building lobby and may place signage on the Premise’s entryway door, and
at the tenants cost.

 

		9.	Maintenance,
                                         Repairs and Alterations.

 

A. Landlord
covenants to maintain or cause to be maintained only the sprinkler system, foundations and roof (membrane and supporting membrane)
of the Premises, and the structural soundness of the concrete floors and exterior walls thereof and the Common Areas in good order,
repair and condition, exclusive of any work required because of damage caused by any act, omission or negligence of Tenant, any
subtenant or their respective employees, agents, invitees, licensees or contractors. Landlord agrees that all mechanical systems
serving the Premises including but not limited to heating, ventilating, air conditioning, plumbing and electrical systems will
be in good working condition upon Lessee’s taking possession of the Premises.

 

B. Except
to the extent such obligations are imposed upon Landlord hereunder, Tenant shall, at its sole cost and expense, maintain the premises
in good order, condition and repair throughout the entire Lease Term, ordinary wear and tear excepted. Tenant agrees to keep the
areas visible from outside the Premises in a neat, clean and attractive condition at all times. Tenant shall, within thirty (30)
days after Landlord’s written demand therefore, reimburse Landlord for the costs of all repairs, replacements and alterations
(collectively, “Repairs”) in and to the Premises, Building and Property and the facilities and systems thereof,
plus an administration charge of five percent (5%) of such cost, the need for which Repairs arises out of (1.) Tenant’s
use or occupancy of the Premises, (2.) the installation, removal, use or operation of Tenant’s Property or Required Removables,
(3.) the moving of Tenant’s Property and Required Removables into or out of the Building, (4.) any Alterations (herein defined)
or other work performed by Landlord pursuant to the Work Letter (subject to any construction allowances), or (5.) the act, omission,
misuse or negligence of Tenant, its agents, contractors, employees or invitees.

 

    	10

     

    

 

C.
Tenant shall not make or allow to be made any alterations, additions or improvements to the Premises (collectively,
“Alterations”), without first obtaining the prior written consent of Landlord, which consent shall not be
unreasonably withheld or delayed, except in the event of proposed structural or exterior additions, alterations or
improvements and except in the event of proposed additions, alterations or improvements to the fire and/or life safety
system(s) of the Premises or Building, all of which shall be subject to the prior written consent of Landlord, which shall be
given or denied in Landlord’s sole and absolute discretion. Prior to commencing any Alterations and as condition to
obtaining Landlord’s consent, Tenant shall deliver to Landlord plans and specification acceptable to Landlord; names
and addresses of contractors reasonably acceptable to Landlord; copies of contracts; necessary permits and approvals;
evidence of contractor’s and subcontractor’s insurance in accordance with Section 13 hereof; and, if the cost of
such Alterations exceed $20,000.00 a payment bond or other security, all in form and amount satisfactory to Landlord.
Tenant shall be responsible for insuring that all such persons procure and maintain insurance coverage against such risks, in
such amounts and with such companies as Landlord may reasonably require. All Alterations shall be constructed in a good and
workmanlike manner using Building standard materials or other new materials or equal or greater quality. Landlord, to the
extent reasonably necessary to avoid any disruption to the tenants and occupants of the Building, shall have the right to
designate the time when any Alterations may be performed and to otherwise designate reasonable rules, regulations and
procedures for the performance of work in the Building. Upon completion of the Alterations, Tenant shall deliver to Landlord
“as-built” plans, contractor’s affidavits and full and final waivers of lien and receipted bills covering
all labor and materials. All Alterations shall comply with any insurance requirements and all applicable codes, ordinances,
laws and regulations, including but not limited to those promulgated by federal, state and municipal authorities. Tenant
shall reimburse Landlord upon demand for all reasonable sums, if any, expended by Landlord for third party examination of the
architectural, mechanical, electrical and plumbing plans for any Alterations. In addition, if Landlord so requests, Landlord
shall be entitled to oversee the construction of any of any Alterations that may affect the structure of the Building or any
of the mechanical, electrical, plumbing or life safety systems of the Building. If Landlord elects to oversee such work,
Landlord shall be entitled to receive a fee for such oversight in an amount equal to five percent (5%) of the cost of such
Alterations. Landlord’s approval of Tenant’s plans and specifications for any Alterations performed for or on
behalf of Tenant shall not be deemed to be a representation by Landlord that such plans and specification comply with
applicable insurance requirements, building codes, ordinances, laws or regulations or that the Alterations constructed in
accordance with such plans and specifications will be adequate for Tenant’s use.

 

		10.	Use
                                         of Electrical Services by Tenant.

 

All
electricity used by Tenant in the Premises shall be paid for by Tenant by separate charge from landlord or charges billed by the
utility company providing electrical service and payable by Tenant directly to such utilities company. Landlord shall have the
right at any time and from time-to-time during the Lease Term to contract for electricity service at competitive market rates
from such providers of such services as Landlord shall elect (each being an “Electric Service Provider”). Tenant
shall cooperate with Landlord, and the applicable Electric Service Provider, at all times and, as reasonably necessary, shall
allow Landlord and such Electric Service Provider reasonable access to the Building’s electric lines, feeders, risers, wiring,
and any other machinery within the Premises. Tenant’s use of electrical services furnished by Landlord shall not exceed
in voltage, rated capacity, or overall load that which is standard for the Building. In the event Tenant shall request that it
be allowed to consume electrical services in excess of Building standard, Landlord may refuse to consent to such usage or may
consent upon such conditions as Landlord reasonably elects, and all such additional usage shall be paid for by Tenant as Additional
Rent. Landlord, at any time during the Lease Term, shall have the right to separately meter electrical usage for the Premises
or to measure electrical usage by survey or any method that Landlord, in its reasonable judgment, deems appropriate.

 

    	11

     

    

 

		11.	Assignment
                                         and Subletting.

 

A.  Except in connection with a Permitted Transfer (defined in Section 11.(E.) below), Tenant
shall not assign, sublease, transfer or encumber any interest in this Lease or allow any third party to use any portion of the
Premises (collectively or individually “Transfer”) without the prior written consent of Landlord, which consent
shall not be unreasonably withheld or delayed. It is agreed that Landlord’s consent shall not be considered unreasonably
withheld if: (1.) the proposed transferee’s financial condition is not adequate for the obligations such transferee is assuming
in connection with the proposed Transfer; (2.) the transferee’s business or reputation is not suitable for the Building
considering the business and reputation of the other tenant and the Building’s prestige, or would result, or would result
in a violation of another tenant’s rights under its lease at the Building; (3.) the transferee is a governmental agency
or occupant of the Building; (4.) Tenant is in monetary default beyond any applicable notice and cure period; (5.) any portion
of the Building or the Premises would likely become subject to additional or different laws as a consequence of the proposed Transfer;
or (6.) Landlord or its leasing agent has received a proposal from or made a proposal to the proposed transferee to lease space
in the Building within six (6) months prior to Tenant’s delivery of written notice of the proposed Transfer to Landlord.
Any attempted Transfer in violation of this Section 11, shall, exercisable in Landlord’s sole and absolute discretion, be
void. Consent by Landlord to one or more Transfers shall not operate as a waiver of Landlord’s rights to approve any subsequent
Transfers. If Landlord withholds its consent to any Transfer contrary to the provisions of this Section 11, Tenant’s sole
remedy shall be to seek an injunction in equity to compel performance by Landlord to give its consent and Tenant expressly waives
any right to damages in the event of such withholding by Landlord of its consent. In no event shall any Transfer or Permitted
Transfer release or relieve Tenant from any obligation under this Lease or any liability hereunder.

 

B.  If Tenant requests Landlord’s consent to a Transfer, Tenant shall submit to Landlord
(i) financial statements for the proposed transferee, (ii) a copy of the proposed assignment or sublease, and (iii) such other
information as Landlord may reasonably request. Within thirty (30) days after Landlord’s receipt of the required information
and documentation, Landlord shall either: (1) consent or reasonably refuse consent to the Transfer in writing; (2) in the event
of a proposed assignment of this Lease, terminate this Lease effective the first to occur of ninety (90) days following written
notice of such termination or the date that the proposed Transfer would have come into effect; and (3) in the event of a proposed
subletting, terminate this Lease with respect to the portion of the Premises which Tenant proposes to sublease effective the first
to occur of ninety (90) days following written notice of such termination or the date the proposed Transfer would have come into
effect. Tenant shall reimburse Landlord for its actual reasonable costs and expenses (including, without limitation, reasonable
attorney’s fees) incurred by Landlord in connection with Landlord’s review of such proposed Transfer or Permitted
Transfer.

 

    	12

     

    

 

C.  Tenant shall pay to Landlord fifty percent (50%) of all cash and other consideration
which Tenant received as a result of a Transfer that is in excess of the Rent after-market related costs, payable to Landlord
hereunder for the portion of the Premises and Lease Term covered by the Transfer within ten (10) days following receipt thereof
by Tenant.

 

D.  Except as provided below with respect to a Permitted Transfer, if Tenant is a corporation,
limited liability company, partnership or similar entity, and the person, persons or entity which owns or controls a majority
of the voting interests at the time changes for any reason (including but not limited to a merger, consolidation or reorganization),
such change of ownership or control shall constitute a Transfer. The foregoing shall not apply so long as Tenant is an entity
whose outstanding stock is listed on a nationally recognized security exchange, or if at least eighty percent (80%) of its voting
stock is owned by another entity, the voting stock of which is so listed.

 

E.  Tenant may assign its entire interest under this Lease or sublet the premises (i) to
any entity controlling or controlled by or under common control with Tenant or (ii) to any successor to Tenant by purchase, merger
consolidation or reorganization (hereinafter, collectively, referred to as “Permitted Transfer”) without the
consent of Landlord, provided: (1) Tenant is not in monetary default under this Lease; (2) if such proposed transferee is a successor
to Tenant by purchase, said proposed transferee shall acquire all or substantially all of the stock or assets of Tenant’s
business or, if such proposed transferee is a successor to Tenant by merger, consolidation or reorganization, the continuing or
surviving entity shall own all of substantially all of the assets of Tenant; (3) with respect to a Permitted Transfer to a proposed
transferee described in clause (ii) above, such proposed transferee shall have a net worth which is at least equal to the greater
of tenant’s net worth at the date of this Lease or Tenant’s net worth as of the day prior to the proposed purchase,
merger, consolidation or reorganization as evidenced to Landlord’s reasonable satisfaction; and (4) Tenant shall give Landlord
written notice at least thirty (30) days prior to the effective date of the proposed purchase, merger, consolidation or reorganization.

 

		12.	Mechanic’s
                                         Liens.

 

Tenant
will not permit any mechanic’s liens or other liens to be placed upon the Property. If a lien is attached to the Property,
then, in addition to any other right or remedy of Landlord, Landlord may, but shall not be obligated to, discharge the same. Any
amounts paid by Landlord for any of the aforesaid purposes including, but not limited to, reasonable attorney’s fees, shall
be paid by Tenant to Landlord within thirty (30) days after demand as Additional Rent. Tenant shall within twenty (20) days of
receiving such notice of lien or claim have such lien or claim released of record or insured or bonded over. Tenant’s failure
to comply with the provisions of the foregoing sentence shall be deemed an Event of Monetary default entitling Landlord to exercise
all of its remedies therefore without the requirement of any additional notice or cure period.

 

    	13

     

    

 

		13.	Insurance.

 

A.
Landlord shall, at all times during the Lease Term, procure and maintain: (i) policies of insurance covering loss or damage
to the Property in an amount equal to the full replacement cost of the Building, including leasehold improvements in the
Premises, which shall provide protection against loss by fire and other all-risk casualties including earthquake and flood
and such other property insurance as may be required by Landlord’s mortgage or as otherwise desired by Landlord, and
(ii) commercial general liability insurance applicable to the Building and the Common Areas, providing a minimum limit of
$2,000,000.00 per occurrence.

 

B.
Tenant shall procure and maintain, at its expense, (i) all-risk (special form) property insurance in an amount equal to the
full replacement cost of Tennant’s Property located in the Premises; (ii) a policy or policies of general liability and
umbrella or excess liability insurance applying to Tenant’s operations and use of the Premises, providing a minimum
limit of $2,000,000.00 per occurrence and in the aggregate, naming Landlord and Landlord’s Building manager as
additional insureds, (iii) automobile liability insurance covering owned, non-owned and hired vehicles in an amount not less
than a combined single limit of $1,000,000.00 per accident, and (iv) workers’ compensation insurance in accordance with
the laws of the State in which the Property is located and employer’s liability insurance in an amount not less than
$100,000.00 each accident, $100.000.00 disease-each employee and policy limit, with the insurance policies required under the
clause (iv) to be endorsed to waive the insurance carriers’ right of subrogation. Tenant shall maintain the foregoing
insurance coverage’s in effect commencing on the earlier to occur of the Commencement Date and the date Tenant takes
possession of the Premises, and continuing to the end of the Lease Term.

 

C.
The insurance requirements set forth in this Section 13 are independent of the waiver, indemnification, and other obligations
under this Lease and will not be constructed or interpreted in any way to restrict, limit or modify the waiver,
indemnification and other obligations or to in any way limit any party’s liability under this Lease. In addition to the
requirements set forth in Section 13 and 14, the insurance required of Tenant under this Lease must be issued by an insurance
company with a rating of no less than A-VIII in the current Best’s Insurance Guide or that is otherwise acceptable to
Landlord, and admitted to engage in the business of insurance in the state in which the Building is located; be primary
insurance for all claims under it and provide that any insurance carried by Landlord, Landlord’s Building manager, and
Landlord’s lenders is strictly excess, secondary and noncontributing with any insurance carried by Tenant; and provide
that insurance may not be cancelled, non-renewed or the subject of change in coverage of available limits of coverage, except
upon thirty (30) days’ prior written notice to Landlord and Landlord’s lenders. Tenant will deliver to Landlord a
legally enforceable certificate of insurance on all policies procured by Tenant in compliance with Tenant’s obligations
under this Lease on or before the date Tenant first occupies any portion of the Premises, at least ten (10) days before the
expiration date of any policy and upon the renewal of any policy. Landlord shall have the right to approve all deductibles
and self-insured retentions under Tenant’s policies, which approval shall not be unreasonably withheld, conditioned or
delayed.

 

    	14

     

    

 

D.
Neither Landlord nor Tenant shall be liable (by way of subrogation of otherwise) to the other party (or to any insurance
company insuring the other party) for any loss or damage to any of the property of Landlord or Tenant, as the case may be,
with respect to their respective property, the Building, the Property or the Premises or any addition or improvements
thereto, or any contents therein, to the extent covered by insurance carried or required to be carried by a party hereto even
though such loss might have been occasioned by the negligence or willful acts or omissions of the Landlord or Tenant or their
respective employees, agents, contractors or invitees. Landlord and Tenant shall give each insurance company which issues
policies of insurance, with respect to the items covered by this waiver, written notice of the terms of this mutual waiver,
and shall have such insurance policies properly endorsed, if necessary, to prevent the invalidation of any of the coverage
provided by such insurance policies by reason of such mutual waiver. For the purpose of the foregoing waiver, the amount of
any deductible applicable to any loss or damage shall be deemed covered by, and recoverable by the insured under the
insurance policy to which such deductible relates.

 

		14.	Indemnity.

 

To
the extent not expressly prohibited by law, Landlord and Tenant each (in either case the “Indemnitor”) agree
to hold harmless and indemnify the other and the other’s agents, partners, shareholders, members, officers, directors, beneficiaries
and employees (collectively, the “Indemnitees”) from any losses, damages, judgments, claims, expenses, costs
and liabilities imposed upon or incurred by or asserted against the Indemnitees, including without limitation reasonable attorney’s
fees and expenses, for death or injury to, or damage to property of, third parties, other than the Indemnitees, that may arise
from the negligence or willful misconduct of Indemnitor or any of Indemnitor’s agents, members, partners, or employees.
Such third parties shall not be deemed third party beneficiaries of this Lease. If any action, suit or proceeding is brought against
any of Indemnitees by reason of the negligence or willful misconduct of Indemnitor’s agents, members, partners or employees,
then Indemnitor will, at Indemnitor’s expense and at the option of said Indemnitees, by counsel reasonably approved by said
Indemnitees, resist and defend such action, suit or proceeding. In addition, to the extent not expressly prohibited by law, Tenant
agrees to hold harmless and indemnify Landlord and Landlord’s Indemnitees from any losses, damages, judgments, claims, expenses,
costs and liabilities imposed upon or incurred by or asserted against Landlord or Landlord’s Indemnitees, including reasonable
attorneys’ fees and expenses, for death or injury to, or damage to property of, third parties (other than Landlord’s
Indemnitees) that may arise from any act or occurrence in the Premises, except to the extent caused by the negligence or willful
misconduct of Landlord of Landlord’s Indemnitees.

 

    	15

     

    

 

		15.	Damages
                                         from Certain Causes.

 

To
the extent not expressly prohibited by law, Landlord and Tenant shall not be liable to Each other or their employees, contractors,
agents, invitees or customers, for any injury to person or damage to property sustained by Tenant or any such party or any other
person claiming through Tenant resulting from any accident or occurrence in the Premises or any other person claiming through
Tenant resulting from any accident or occurrence in the Premises or any other portion of the Building caused by the Premises or
any other portion of the Building becoming out of repair or by defect in or failure of equipment, pipes, or wiring, or by broken
glass, or by the backing up of drains, or by gas, water, steam, electricity, or oil leaking, escaping or flowing into the Premises
(except were due to Landlord’s grossly negligent or willful failure to make repairs requires to be made pursuant to other
provisions of this Lease, after the expiration of a reasonable time after written notice to Landlord of the need for such repairs),
not shall Landlord be liable to Tenant for any loss or damage that may be occasioned by or through the acts or omissions of other
tenants of the Building or of any other persons whomsoever, including, but not limited to riot, strike, insurrection, war, court,
order, requisition, order of any governmental body or authority, acts of God, fire or theft.

 

		16.	Casualty
                                         Damage.

 

If
the Premises or any part thereof shall be damaged by fire or other casualty, Tenant shall give prompt written notice thereof to
Landlord. In case the Building shall be so damaged that substantial alteration or reconstruction of the Building shall, in Landlord’s
sole opinion, be required (whether or not the Premises shall have been damaged by such casualty) or in the event there is less
than two (2) years of the Lease Term remaining or in the event Landlord’s mortgagee should require that the insurance proceeds
payable as a result of a casualty be applied to the payment of the mortgage debt or in the event of any material uninsured loss
to the Building, Landlord may, as its option, terminate this Lease by notifying Tenant in writing of such termination within ninety
(60) days after the date of such casualty. If Landlord does not thus elect to terminate this Lease, Landlord shall commence and
proceed with reasonable diligence to restore the Building and the improvements located within the Premises to substantially the
same condition in which it was immediately prior to the happening of the casualty within a six (6) month time frame. If Landlord
does not thus elect to terminate this Lease, Landlord shall commence and proceed with reasonable diligence to restore the Building,
and the improvements located within the Premises to substantially the same condition in which it was immediately prior to the
happening of the casualty. Notwithstanding the foregoing, Landlord’s obligation to restore the Building, and the improvements
located within the Premises shall not require Landlord to expend for such repair and restoration work more than the insurance
proceeds actually received by Landlord as a result of the casualty. When the repairs described in the preceding two sentences
have been completed by Landlord, Tenant shall complete the restoration of all furniture, fixtures and equipment which are necessary
to permit Tenant’s re-occupancy of the Premises. Landlord shall not be liable for any inconvenience or annoyance to Tenant
or injury to the business of Tenant resulting in any way from such damage or the repair thereof, except that Rent shall be abated
from the date of the damage or destruction for any portion of the Premises that is unusable by Tenant, which abatement shall be
in the same proportion that the Rentable Area of the Premises which is unusable by Tenant bears to the total Rentable Area of
the Premises; provided that Tenant shall not be entitled to any abatement of Rent if the damage or destruction within the Premises
is restored within five (5) Business Days after Landlord’s receipt of written notice from Tenant of the occurrence of the
damage or destruction.

 

    	16

     

    

 

		17.	Condemnation.

 

If
the whole of any substantial part of the Premises or if the Building or any portion thereof which would leave the remainder of
the Building unsuitable for use comparable to its use on the Commencement Date, or if the land on which the Building is located
or any material portion thereof, shall be taken or condemned for any public or quasi-public use under governmental law, ordinance
or regulation, or by right of eminent domain, or by private purchase in lieu thereof, then either Tenant or Landlord may, at its
option, terminate this Lease and Rent shall be abated during the unexpired portion of this Lease, effective when the physical
taking of said Premises or said portion of the Building or land shall occur. If this Lease is not terminated, the Rent for any
portion of the Premises so taken or condemned shall be abated during the unexpired Lease Term effective when the physical taking
of said portion of the Premises shall occur. All compensations awarded for any taking or condemnation, or sale proceeds in lieu
thereof, shall be the property of Landlord, and Tenant shall have no claim thereto, the same being hereby expressly waived by
Tenant, except for any portions of such award or proceeds which are specifically allocated by the condemning or purchasing party
for the taking of or damage to trade fixtures of Tenant and moving costs, which Tenant specifically reserves to itself. Tenant
shall be able to pursue their own award.

 

		18.	Events
                                         of Monetary default.

 

The
following events shall be deemed to be “Events of Monetary default” under this Lease: (i) Tenant fails to pay
any Rent when due; provided that the first (1st) such failure during any consecutive twelve (12) month period during
the Term shall not be an Event of Monetary default if Tenant pays the amount due within five (5) days after Tenant’s receipt
of written notice from Landlord that such payment was not made when due; (ii) Tenant fails to perform any other provision of this
Lease not described in this Section 18, and such failure is not cured within thirty (30) days (or immediately if the failure involves
a life threatening or dangerous situation) after notice from Landlord, however, other than with respect to a hazardous condition,
if Tenant’s failure to comply cannot reasonably be cured within thirty (30) days, Tenant shall be allowed additional time
(not to exceed thirty (30) additional days) as is reasonably necessary to cure the failure so long as Tenant begins the cure within
thirty (30) days and diligently pursues the cure to completion; (iii) Tenant fails to observe or perform any of the covenants
with respect to (a) assignment and subletting as set forth in Section 11, (b) mechanic’s liens as set forth in Section 12,
(c) insurance as set forth in Section 13 or (d) delivering subordination agreements or estoppel certificates as set forth in Section
24; (iv) the leasehold interest of Tenant is levied upon or attached under process of law; (v) Tenant or any guarantor of this
Lease dies or dissolves; (vi) Tenant abandons or vacates the Premises; or (vii) any voluntary or involuntary proceedings are filed
by or against Tenant or any guarantor of this Lease under any bankruptcy, insolvency or similar laws and, in the case of any involuntary
proceedings, are not dismissed within sixty (60) days after filing.

 

    	17

     

    

 

		19.	Remedies.

 

A.
Upon the occurrence of any Event of Monetary default, Landlord shall have the following rights and remedies, in addition to those
allowed by law or equity, any one or more of which may be exercised without further notice to or demand upon Tenant and which
may be pursued successfully or cumulatively as Landlord may elect:

 

(1)
Landlord may re-enter the Premises and attempt to cure any monetary default of Tenant, in which event Tenant shall, upon demand,
reimburse Landlord as Additional Rent for all reasonable costs and expenses which Landlord incurs to cure such monetary default;

 

(2)
Landlord may terminate this Lease by giving to Tenant notice of Landlord’s election to do so, in which event the Lease Term
shall end, and all right, title and interest of Tenant hereunder shall expire, on the date stated in such notice;

 

(3)
Landlord may terminate the right to Tenant to possession of the Premises without terminating this Lease by giving notice to Tenant
that Tenant’s right to possession shall end on the date stated in such notice, whereupon the right of Tenant to possession
of the Premises or any part thereof shall cease on the date stated in such notice; and

 

(4)
Landlord may enforce the provisions of this Lease by a suit or suits in equity or at law for the specific performance of any covenant
or agreement contained herein, or for he enforcement of any other appropriate legal or equitable remedy, including recovery of
all moneys due or to become due from Tenant under any of the provisions of this Lease.

 

Landlord
shall not be required to serve Tenant with any notices or demands as a prerequisite to its exercise of any of its rights or remedies
under this Lease, other than those notices and demands specifically required under this Lease.

 

B.
If Landlord exercises either of the remedies provided in Sections 19(A.)(2) or 19(A.)(3), Tenant shall surrender possession and
vacate the Premises and immediately deliver possession thereof to Landlord, and Landlord may re-enter and take complete and peaceful
possession of the Premises, with process of law, and Landlord may remove all occupants and property there from, using such force
as may be necessary to the extent allowed by law, without being deemed guilty in any manner of trespass, eviction or forcible
entry and detainer and without relinquishing Landlord’s right to Rent or any other right given to Landlord hereunder or
by operation of law.

 

    	18

     

    

 

C.
If Landlord terminates the right of Tenant to possession on the Premises without terminating this Lease, Landlord shall have the
right to immediate recovery of all amounts then due hereunder. Such termination of possession shall not release Tenant, in whole
or in part, from Tenant’s obligation to pay Rent hereunder for the full Lease Term, and Landlord shall have the right, from
time to time, to recover from Tenant, and Tenant shall remain liable for, all Rent accruing as it becomes due under this Lease
during the period from the date of such notice of termination of possession to the stated end of the Lease Term. In any such case,
Landlord shall make reasonable efforts, in accordance with Section 19(E.) hereof to relet the Premises. In attempting to relet
the Premises, Landlord may make repairs, alterations and additions in or to the Premises and redecorate the same to the extent
reasonably deemed by Landlord necessary or desirable, and Tenant upon demand shall pay the reasonable cost of all the foregoing
together with Landlord’s reasonable expenses of reletting. The rents from any such reletting shall be applied first to the
payment of the expenses of reentry, redecoration, repair and alterations as well as the expenses of reletting (including reasonable
attorney’s fees and brokers’ fee and commissions) and second to the payment of Rent herein provided to be paid by
Tenant. Any excess or residue shall operate only as an offsetting credit against the amount of Rent due and owing as the same
thereafter becomes due and payable hereunder. Provided further, and in addition to any other rights and remedies granted herein,
that Landlord shall recover from Tenant the following: 1.) the unamortized portion of any concessions offered by Landlord to Tenant
in connection with this Lease, including without limitation the Abated Rent and Landlord’s contribution to the cost of tenant
improvements, if any, installed by either Landlord or Tenant pursuant to this Lease or any work letter in connection with this
Lease, or 2.) any commissions, fees or compensation, in any form whatsoever, paid by Landlord to any Broker pursuant to this Lease.

 

D.
If this Lease is terminated by Landlord, Landlord shall be entitled to recover from Tenant all Rent accrued and unpaid for the
period up to and including such termination date, as well as all other additional sums payable by Tenant, or for which Tenant
is liable or which Tenant has agreed to indemnify Landlord, which may be then owing and unpaid, and all reasonable costs and expenses,
including court costs and reasonable attorney’s fees incurred by Landlord in the enforcement of its rights and remedies
hereunder. In addition, Landlord shall be entitled to recover as damages for loss of the bargain and not as a penalty (1.) the
unamortized portion of any concessions offered by Landlord to Tenant in connection with this Lease, including without limitation
the Abated Rent and Landlord’s contribution to the cost of tenant improvements, if any, installed by either Landlord or
Tenant pursuant to this Lease or any work letter in connection with this Lease, (2.) the aggregate sum which at the time of such
termination represents the excess, if any, of the present value of the aggregate Rent which would have been payable after the
termination date had this Lease not been terminated, including without limitation, the amount projected by Landlord to represent
Additional Rent for the remainder of the Lease Term, over the then present value of the then aggregate fair rent value of the
Premises for the balance of the Lease Term, such present worth to be computed in each case on the basis of a ten percent (10%)
per annum discount from the respective dates upon which such Rent would have been payable hereunder had this Lease not been terminated,
(3.) any commissions, fees or compensation, in any form whatsoever, paid by Landlord to any Broker pursuant to this Lease, and
(4.) any damages in addition thereto, including without limitation reasonable attorney’s fees and court costs, which Landlord
sustains as a result of the breach of any of the covenants of this Lease other than for the payment of Rent.

 

    	19

     

    

 

E.
Landlord shall use commercially reasonable efforts to mitigate any damages resulting from an Event of Monetary default by Tenant
under this Lease. Landlord’s obligation to mitigate damages after an Event of Monetary default by Tenant under this Lease
shall be satisfied in full if Landlord undertakes to lease the Premises to another tenant (a “ Substitute Tenant”)
in accordance with the following criteria: (1) Landlord shall have no obligation to solicit or entertain negotiations with any
other prospective tenants for the Premises until Landlord obtains full and complete possession of the Premises including, without
limitation, the final and unappealable legal right to relet the Premises free of any claim of Tenant; (2) Landlord shall not be
obligated to lease or show the Premises, on a priority basis, or offer the Premises to a prospective tenant when other premises
in the Building suitable for that prospective tenant’s use are (or soon will be) available; (3) Landlord shall not be obligated
to lease the Premises to a Substitute Tenant for a rent less than the current fair market rent then prevailing for similar uses
in comparable buildings in the same market area as the Building, nor shall Landlord be obligated to enter into a new lease under
other terms and condition that are unacceptable to Landlord under Landlord’s then current leasing policies for comparable
space in the Building; (4) Landlord shall not be obligated to enter into a lease with a Substitute Tenant whose use would (i)
violate any restriction, covenant, or requirement contained in the lease of another tenant of the Building; (ii) adversely affect
the reputation of the Building; or (iii) be incompatible with the operation of the Building; and (5) Landlord shall not be obligated
to enter into a lease with any proposed Substitute Tenant which does not have, in Landlord’s reasonable opinion, sufficient
financial resource to operate the Premises in a first class manner and to fulfill all of the obligation in connection with the
lease thereof as and when the same become due.

 

F.
The receipt by Landlord of less than the full Rent due shall not be constructed to be other than a payment on account of Rent
then due, nor shall any statement on Tenant’s check or any letter accompanying Tenant’s check be deemed an accord
and satisfaction, and Landlord may accept such payment without prejudice to Landlord’s right to recover the balance of the
Rent due or to pursue any other remedies provided in this Lease. The acceptance by Landlord of Rent hereunder shall not be constructed
to be a waiver of any breach by Tenant of any term, covenant of this Lease. No act or omission by Landlord or its employees or
agents during the Lease Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender
shall be valid unless in writing and signed by Landlord.

 

G.
To the extent allowed by law, all installments of Rent not paid when due shall bear interest at the Monetary default Rate from
the date until paid. In the event of any litigation between Tenant and Landlord to enforce or interpret any provision of this
Lease or to enforce any right of either party hereto, the unsuccessful party to such litigation shall pay to the successful party
all costs and expenses, including reasonable attorney’s fees, incurred therein.

 

		20.	No
                                         Waiver:

 

Failure
of either party to declare any monetary default upon its occurrence, or delay in taking any action in connection with an event
of monetary default, shall not constitute a waiver of such monetary default, nor shall it constitute an estoppel against the non-defending
party, but the non-monetary defaulting party shall have the right to declare the monetary default at any time and take such action,
as is lawful or authorized under this Lease. Failure by Either party to enforce its rights with respect to any one monetary default
shall not constitute a waiver of its rights with respect to any subsequent monetary default.

 

    	20

     

    

 

		21.	Peaceful
                                         Enjoyment:

 

Tenant
shall, and may peacefully have, hold, and enjoy the Premises, subject to the other terms hereof, provided that Tenant pays the
Rent and other sums herein recited to be paid by Tenant and timely performs all of Tenant’s covenants and agreements herein
contained.

 

		22.	Substitution.

 

Landlord
as its sole discretion shall at any time be entitled to cause Tenant to relocate from the Premises to mutually agreeable space
that is a comparably-sized space of comparable design and tenant improvements (the “Relocation Space”) within the
Building or adjacent buildings within the same Property at any time upon one hundred twenty (120) )  days’ prior written
notice to Tenant. Landlord shall bear the reasonable costs and expense actually incurred in relocating Tenant to the Relocation
Space which may include printing Tenant’s business cards, business stationary, the build-out of the Relocation Space including
providing leasehold improvements comparable to those originally placed in the Premises by Landlord and the physical relocation
of Tenant to the Relocation Space. Such a relocation shall not terminate or otherwise affect or modify this Lease except that
from and after the date of such relocation, “Premises” shall refer to the Relocation Space into which Tenant has been
moved, rather than the original Premises as herein defined and the Base Rent shall be adjusted so that immediately following such
relocation the Base Rent for the Relocation Space on a per square foot of Rentable Area basis shall be the same as the Base Rent
immediately prior to such relocation for the original Premises on a per square foot of Rentable Area basis. Tenant’s Pro
Rata Share shall also be adjusted in accordance with the formula set forth in this Lease. Upon Tenant’s relocation, Landlord
and Tenant shall amend this Lease to provide for the relocation of the Premises. 

 

		23.	Holding
                                         Over.

 

If
Tenant continues to occupy the Premises, such occupancy shall be that of a tenancy at sufferance. Tenant shall, throughout the
entire holdover period, be subject to all the terms and provisions of this Lease and shall pay for its use and occupancy an amount
(on a per month basis without reduction for any partial months during any such holdover) equal to one hundred fifty percent (150%)
of the Base Rent and Additional Rent due under this Lease for hold over period. No holding over by Tenant or payments of money
by Tenant to Landlord after the expiration of the Lease Term shall be construed to extend the Lease Term or prevent Landlord from
recovery of immediate possession of the Premises by summary proceedings or otherwise. Tenant shall also be liable to Landlord
for all direct and damages which Landlord may suffer by reason of any holding over by Tenant.

 

    	21

     

    

 

		24.	Subordination
                                         to Mortgage: Estoppel Certificate.

 

Tenant
accepts this Lease subject and subordination to any ground lease, mortgages, deed of trust or other lien presently existing or
hereafter arising upon the Premises, or upon the Building or the Property and to any renewals, modification, re-financings and
extensions thereof, but Tenant agrees that any such mortgagee shall have the right at any time to subordinate such mortgage, deed
of trust or other lien to this Lease on such terms and subject to such conditions as such mortgagee may deem appropriate in its
discretion. The provisions of the foregoing sentence shall be self-operative and no further instrument of subordination shall
be required. However, Landlord is hereby irrevocably vested with full power and authority to subordinate this Lease to any mortgage,
deed of trust or other lien now existing or hereafter placed upon the Premises, or the Building or the Property and Tenant agrees
within ten (10) days after written demand to execute such further instruments subordinating this Lease or attorning to the holder
of any such liens as Landlord may request. Tenant agrees that it shall from time-to-time furnish within ten (10) days after so
requested by Landlord, a certificate signed by Tenant certifying as to such matters as may be reasonably requested by Landlord.
Any such certificate may be relied upon by any ground lessor, prospective purchaser, secured party, mortgagee or any beneficiary
under any mortgage, deed of trust on the Building or the Property or any part thereof or interest of Landlord therein.

 

		25.	Notice.

 

Any
notice required or permitted to be given under this Lease or by law shall be deemed to have been given if it is written and delivered
in person or mailed by Registered or Certified mail, postage prepaid, or sent by a nationally recognized overnight delivery service
to the party who is to receive such notice at the address specified in Section 1 of this Lease (and, if no address is listed for
Tenant, notices to Tenant shall be delivered to the Premises). When so mailed the notices shall be deemed to have given two (2)
Business Days after the date it was mailed. When sent by overnight delivery service, the notice shall be deemed to have given
on the next Business Day after deposit with such overnight delivery service. The address specified in Section 1 of this Lease
may be changed from time to time by giving written notice thereof to the other party. Notices require hereunder by Landlord may
be given by Landlord’s agent or attorney.

 

		26.	Surrender
                                         of Premises.

 

Upon
the termination of the Lease Term, or upon any termination of Tenant’s right to possession of the Premises, Tenant will
at once surrender possession of the Premises to Landlord in good condition and repair, ordinary wear and tear and damage from
casualty excepted. Tenant shall surrender to Landlord all keys to the Premises and make known to Landlord the combination of all
combination locks which Tenant is required to leave on the Premises.

 

    	22

     

    

 

		27.	Rights
                                         Reserved to Landlord.

 

Landlord
reserves the following rights, exercisable without notice, except as provided herein, and without liability to Tenant for damage
or injury to property, person or business and without affecting an eviction or disturbance of Tenant’s use or possession
or giving rise to any claim for setoff or abatement of Rent or affecting any Tenant’s obligations under this Lease: (1)
upon ninety (90) days’ prior notice to change the name or street address of the Building, and Landlord shall reimburse Tenant
for the reasonable cost of replacing any obsolete stationary, business cards, brochures and envelopes due to a change in the name
or street address of the Building requested by Landlord; (2) to install and maintain signs on the exterior and interior of the
Building; (3) to designate and approve window coverings to present a uniform exterior appearance; (4) to retain at all times and
to use in appropriate instances, pass keys to all door locks within and to the Premises; (5) to approve the weight, size, or location
of heavy equipment, or articles within the Premises; (6) to regulate access to telephone, electrical and other utility closets
in the Building and to require use of designated contractors for any work involving access to the same; (7) if Tenant is in monetary
default under the Lease and has vacated the Premises during the last six (8) months of the Lease Term, to perform additions, alterations
and improvements to the Premises in connection with a reletting or anticipated reletting thereof without being responsible or
liable for the value or preservation of any then existing improvements to the Premises and without effectuating a surrender or
entitling Tenant to any abatement of Rent; (9) to grant to anyone the exclusive right to conduct any business or undertaking in
the Building provided Landlord’s exercise of its rights under this clause (10), shall not be deemed to prohibit Tenant from
the operation of its business in the Premises; (11) to enter the Premises to inspect the same or to show the Premises to prospective
purchasers, mortgagees, tenants (during the last twelve months of the Lease Term) or insurers, or to clean or make repairs, alterations
or additions thereto, provided that, except for any entry in an emergency situations or to provide normal cleaning and janitorial
services, Landlord shall provide Tenant with reasonable prior notice of any entry into the Premises; and (12) to temporarily close
(not to exceed four (4) consecutive days) the Premises or the Building to perform repairs, alterations or additions in the Premises
or the Building. If these are non-emergency repairs, alterations or additions in the Premises or the Building, Landlord shall
provide Tenant with ten (10) business days prior written notice. In exercising its rights under the Section 27, Landlord shall
make commercially reasonable efforts to avoid unreasonably interfering with Tenant’s business operations in the Premises.

 

		28.	Miscellaneous

 

A.
If any term or provision of this Lease, or the application thereof, shall, to any extent, be invalid or unenforceable, the remainder
of this Lease, or the application of such term or provision, shall not be affected thereby, and each term and provision of this
Lease shall be valid and enforceable to the fullest extent permitted by law.

 

B.
Tenant agrees not to record this Lease or any short form or memorandum hereof.

 

C.
This Lease and the rights and obligations of the parties hereto shall be interpreted, constructed and enforced in accordance with
the laws of the state in which the Building is located.

 

D.
The term “Force Majeure” shall mean strikes, riots, acts of God, shortages of labor or materials, war, acts
of terrorism, governmental laws, regulations or restrictions, or any other cause whatsoever beyond the control of Landlord or
Tenant, as the case may be. Whenever a period of time is herein prescribed for the taking of any action by Landlord or Tenant
(other than the payment of Rent and all other such sums of money as shall become due hereunder), such party shall not be liable
or responsible for, and there shall be excluded from the computation of such period of time, any delays due to events of Force
Majeure.

 

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E.
Except as expressly otherwise herein provided, with respect to all required acts of Tenant, time is the essence of this Lease.

 

F.
Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations hereunder and in
the Building and Property referred to herein, and in such event and upon such transfer Landlord shall be released from any further
obligations hereunder, and Tenant agrees to look solely to such successor in interest of Landlord for the performance of such
obligations.

 

G.
Tenant hereby represents to Landlord that it has dealt directly with only with the Broker as a broker in connection with this
Lease. Landlord and Tenant hereby indemnify and hold each other harmless against any loss, claim, expense or liability with respect
to any commissions or brokerage fees claimed by any broker or finder other than the Broker on account of the execution and/or
renewal of this Lease due to any action of the indemnifying party.

 

H.
If there is more than one Tenant, or if Tenant as such is comprised of more than one person or entity, the obligations hereunder
imposed upon Tenant shall be joint and several obligations of all such parties. All notices, payments, and agreements given or
made by, with or to any one of such persons or entities shall be deemed to have been given or made by, with or to all of them.

 

I.
Tenant acknowledges that the financial capability of Tenant to perform its obligations hereunder is material to Landlord and the
Landlord would not enter into this Lease but for its belief, based on its review of Tenant’s financial statements, that
Tenant is capable of performing such financial obligations. Tenant hereby represents, warrants and certifies to Landlord that
its financial statements previously furnished to Landlord were at the time given true and correct in all material respects and
that there have been no material subsequent changes thereto as of the date of this Lease. In the event of a proposed sale or other
transfer, financing or refinancing by Landlord of the Building, where the proposed lender or purchaser requests tenant financial
statements, within (10) days after Landlord’s request, Tenant shall deliver to Landlord the most current year-end financial
statements of Tenant and any guarantor of this Lease, provided however, Tenant shall not be required to furnish such statements
more than one time in any 12-month period.

 

J.
Notwithstanding anything to the contrary contained in this Lease, the expiration of the Lease Term, whether by lapse of time or
otherwise, shall not relieve Tenant from Tenant’s obligation accruing prior to the expiration of the Lease Term, and such
obligations shall survive any such expiration or other termination of the Lease Term.

 

K.
Landlord and Tenant understand, agree and acknowledge that (i) this Lease has been freely negotiated by both parties; and (ii)
in any controversy, dispute or contest over meaning, interpretation, validity, or enforceability of this Lease or any of its terms
or conditions, there shall be no inference, presumption, or conclusions drawn whatsoever against either party by virtue of that
party having drafted this Lease or any portion thereof.

 

    	24

     

    

 

L.
The headings and titles to the paragraphs of this Lease are for convenience only and shall have on affect upon the construction
or interpretation of any part hereof. The term “including” shall be deemed to mean “including without limitation”.

 

M.
Tenant certifies that (i) it is not acting, directly or indirectly, for or on behalf of any person, group, entity or nation named
by any Executive Order or the United States Treasury Department as a terrorist, “Specifically Designated National and Blocked
Person,” or other banned or blocked person, entity, nation pursuant to any law, order, rule, or regulation that is enforced
or administered by the Office of Foreign Assets Control; and (ii) it is not engaged in this transaction, directly or indirectly,
on behalf of or instigating or facilitating this transaction, directly or indirectly, on behalf of any such person, group, entity
or nation. Tenant hereby agrees to defend, indemnify, and hold harmless Landlord from and against any and all claims, damages,
losses, risks, liabilities, and expenses (including attorney’s fees and costs) arising from or related to any breach of
the foregoing certification.

 

		29.	No
                                         Offer.

 

Landlord
has delivered a copy of this Lease to Tenant for Tenant’s review only, and the delivery hereof does not constitute an offer
to Tenant or an option. This Lease shall not be effective until an original of this Lease executed by both Landlord and Tenant
and an original Guaranty, if applicable, executed by each Guarantor is delivered to and accepted by Landlord, and this Lease has
been approved by Landlord’s mortgagee, if required.

 

		30.	Entire
                                         Agreement.

 

This
Lease, including the Exhibits attached hereto, constitutes the entire agreement between the parties hereto with respect to the
subject matter of this Lease and supersedes all prior agreements and understandings between the parties related to the Premises
including all lease proposals, letters of intent, and similar documents. Tenant expressly acknowledges and agrees that Landlord
has not made and is not making, and Tenant, in executing and delivering this Lease, is not relying upon, any warranties, representations,
promises or statements, except to the extent that the same are expressly set forth in this Lease. This Lease may be modified only
by a written agreement signed by Landlord and Tenant. Landlord and Tenant expressly agree that there are and shall be no implied
warranties of merchantability, habitability, suitability, fitness for a particular purpose or of any other kind arising our of
this Lease, all of which are hereby waived by Tenant, and that there are no warranties which extend beyond those expressly set
forth in this Lease.

 

		31.	Limitation
                                         of Liability.

 

Any
liability of Landlord under this Lease shall be limited solely to its interest in the Property, and in no event shall any
personal liability be asserted against Landlord, its members, or their respective members, partners, shareholders, officers, directors,
agents, or employees, in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord,
its members, or their respective members, partners, shareholders, officers, directors, agents, or employees. In no event shall
Landlord be liable for consequential or punitive damages as a result of a breach or monetary default under or otherwise in connection
with this Lease.

 

    	25

     

    

 

		32.	Hazardous
                                         Materials.

 

Landlord
represents and warrants to Tenant that Landlord, at Landlord’s sole cost and expense, will cause the Premises, Building,
Property and parking facilities to be in full compliance with any governmental laws, ordinances, regulations or orders relating
to environmental conditions on, under or about the Premises, Building, Property and parking facilities (“Regulations”),
including, but not limited to, asbestos, soil and ground water conditions and Hazardous Materials, and Landlord shall defend,
indemnify and hold Tenant harmless from and against any and all loses, costs (including reasonable attorney’s fees), liabilities
and claims arising from the violation of any of the Regulations that may affect the Premises, Building, Property and parking facilities
and shall assume full responsibility and cost to remedy such violations, provided that the violations are not caused solely
by the Tenant, its employees or agents. Neither Landlord nor Tenant shall at any time, use, generate, store or dispose of, on,
under or about the Premises, Building, Property and parking facilities to or transport from the same any Hazardous Materials or
permit or allow any third-party to do so, without compliance with all Regulations. “Hazardous Materials” shall
be defined as substances defined as “hazardous substances” or “toxic substances” in the Comprehensive
Environmental Response, Compensation and Liability Act f 1980 as amended 42 U.S.C.A. 1802; the Resource Conservation Recovery
Act, 42 U.S.C.A. 6901, et seq.; or those substances defined as “hazardous wastes” in applicable codes in the
State of Illinois and in the regulations adopted and publications promulgated to such codes.

 

		33.	Confidentiality

 

Tenant
agrees to keep all information seen, heard or otherwise accessed during the course of his tenancy with Woodfield Financial Center,
LLC (“Landlord”) Helios Property Management (“Agent”) confidential. This includes, but not limited to
personal, business and proprietary information regarding rent, lease negotiations, or any lease terms with Landlord or its Agent.
This information is not to be shared or disclosed in any manner to any third parties, including other tenants of the center, for
any reason without the express written authorization of the Landlord. Furthermore, I understand that no written or printed information
should be copied or otherwise duplicated except for legitimate business purposes. Tenant will not use any information obtained
during the course of his tenancy with the Landlord in any way that might be detrimental to the Landlord or for Tenant’s
own personal benefit or the benefit of any other person or entity. If Tenant becomes aware of any disclosure of confidential information
either by himself or another person, tenant agrees to immediately notify the management of the Landlord to take steps necessary
to mitigate any damage to the Landlord, its clients or other parties which may result from the disclosure. Any violation will
subject Tenant to default on his lease and may include immediate termination.

 

    	26

     

    

 

IN
WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written.

 

	TENANT:	 	LANDLORD:
	SURGE
    HOLDINGS INC	 	WOODFIELD
    FINANCIAL CENTER, LLC
	 	 	 	 	 
	By:	 	 	By:	 
	Printed
    Name:	 	 	Printed
    Name:	 
	Title:	 	 	Title:	 

 

    	27

     

    

 

EXHIBIT
A:

OUTLINE AND LOCATION OF PREMISES

 

 

    	28

     

    

 

EXHIBIT
B:

RULES AND REGULATIONS

 

The
following rules and regulations shall apply, where applicable, to the Premises, the Building, the parking areas associated therewith
(if any), the Property and the appurtenances thereto:

 

1.
Sidewalks, entrances, passageways, courts, corridors, vestibules, and halls in and about the Building shall not be obstructed
nor shall objects be placed against glass partitions, doors or windows which would be unsightly from the Building’s corridors
or from the exterior of the Building.

 

2.
Plumbing, fixtures and appliances shall be used for only the purpose for which they were designed and no foreign substance of
any kind whatsoever shall be thrown or placed therein. Damage resulting to any such fixtures or appliances from misuse by Tenant
or its agents, employees or invitees, shall be paid for by Tenant and Landlord shall not in any case be responsible therefore.

 

3.
Any sign, lettering, picture, notice or advertisement installed within the Premises which is visible from the public corridors
within the Building shall be installed in such manner, and be of such character and style, as Landlord shall approve, in writing
in its reasonable discretion. No sign, lettering, picture, notice or advertisement shall be placed on any outside window or door
or in a position to be visible from outside the Building. No nails, hooks or screws (except for customary artwork or wall hangings)
shall be driven or inserted into any part of the Premises or Building except by Building maintenance personnel, nor shall any
part of the Building be defaced or damaged by Tenant.

 

4.
Tenant shall not place any additional lock or locks on any door in the Premises or Building without Landlord’s prior written
consent, after initial build out is complete. A reasonable number of keys to the locks on the doors in the Premises shall be furnished
by Landlord to Tenant at the cost of Tenant, and Tenant shall not make any duplicate keys. All keys and passes shall be returned
to Landlord at the expiration or earlier termination of the Lease.

 

5.
Tenant shall refer all contractors, contractors’ representatives and installation technicians to Landlord for Landlord’s
supervision, approval and control before the performance of any contractual services. This provision shall apply to all work performed
in the Building including, but not limited to installation of telephones, telegraph equipment, electrical devices and attachments,
doors, entranceways, and any and all installations of every nature affecting floors, walls, woodwork, window trim, ceilings, equipment
and any other physical portion of the Building. Tenant shall not waste electricity, water or air conditioning. All controls shall
be adjusted only by Building personnel.

 

    	29

     

    

 

6.
Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of any merchandise or materials
which require the use of lobby areas, or loading dock areas, shall be restricted to hours designated by Landlord. Tenant must
seek Landlord’s prior approval by providing in writing a detailed listing of such activity outside of business hours. If
approved by Landlord, such activity shall be under the supervision of Landlord and performed in the manner stated by Landlord.
Landlord may prohibit any article, equipment or any other item from being brought into the Building. Tenant is to assume all risk
for damage to articles moved and injury to persons resulting from such activity. If any equipment, property and/or personnel of
Landlord or of any other tenant is damaged or injured as a result of or in connection with such activity, Tenant shall be solely
liable for any and all damage or loss resulting there from.

 

7.
All corridor doors, when not in use, shall remain closed. Tenant shall cause all doors to the Premises to be closed and securely
locked before leaving the Building at the end of the day.

 

8.
Tenant shall keep all electrical and mechanical apparatus owned by Tenant free of vibration, noise and airwaves which may be transmitted
beyond the Premises.

 

9.
Canvassing, soliciting and peddling in or about the Building or Property is prohibited. Tenant shall cooperate and use its best
efforts to prevent the same.

 

10.
Tenant shall not use the Premises in any manner which would overload the standard heating, ventilating or air conditioning systems
of the Building.

 

11.
Tenant shall not utilize any equipment or apparatus in such manner as to create any magnetic fields or waves which adversely affect
or interfere with the operation of any systems or equipment in the Building or Property.

 

12.
Bicycles and other vehicles are not permitted inside or on the walkways outside the Building, except in those areas specifically
designated by Landlord for such purposes.

 

13.
Tenant shall not operate or permit to be operated within the Premises any coin or token operated vending machine or similar device
(including, without limitation, telephones, lockers, toilets, scales, amusements devices and machines for sale of beverages, foods,
candy, cigarettes or other goods), except for those vending machines or similar devices which are for the sole and exclusive use
of Tenant’s employees, and then only if such operation does not violate the lease of any other tenant in the Building.

 

14.
Tenant shall utilize the termite and pest extermination service designated by Landlord to control termites and pests in the Premises.
Except as included in Basic Costs, Tenant shall bear the cost and expense of such extermination services.

 

15.
Tenant shall not open or permit to be opened any window in the Premises. This provision shall not be construed as limiting access
of Tenant to any balcony adjoining the Premises.

 

16.
To the extent permitted by law, Tenant shall not permit picketing or other union activity involving its employees or agents in
the Building or on the Property, except in those locations and subject to time and other constraints as to which Landlord may
give its prior written consent, which consent may be withheld in Landlord’s sole discretion.

 

    	30

     

    

 

17.
Tenant shall comply with all applicable laws, ordinances, governmental orders or regulations and applicable orders or directions
from any public office or body having jurisdiction, with respect to the Premises, the Building, the Property and their respective
use or occupancy thereof. Tenant shall not make or permit any use of the Premises, the Building or the Property, respectively,
which is directly or indirectly forbidden by law, ordinance, governmental regulation or order, or direction of applicable public
authority, or which may be dangerous to person or property.

 

18.
Tenant shall not use or occupy the Premises in any manner or for any purpose which would injure the reputation or impair the present
or future value of the Premises, the Building or the Property; without limiting the foregoing, Tenant shall not use or permit
the Premises or any portion thereof to be used for lodging, sleeping or for any illegal purpose.

 

19.
All deliveries to or from the Premises shall be made only at times, in the areas and through the entrances and exits designated
for such purposes by Landlord. Tenant shall not permit the process of receiving deliveries to or from the Premises outside of
said areas or in a manner which may interfere with the use by any other tenant of its premises or any Common Areas, any pedestrian
use of such area, or any use which is inconsistent with good business practice.

 

20.
Tenant shall carry out Tenant’s permitted repair, maintenance, alterations, and improvements in the Premises only during
times agreed to in advance by Landlord and in a manner which will not interfere with the rights of other tenants in the Building.

 

21.
Landlord may from time to time adopt appropriate systems and procedures for the security or safety of the Building, its occupants,
entry and use, or its contents. Tenant, Tenant’s agents, employees, contractors, guests and invitees shall comply with Landlord’s
reasonable requirements thereto.

 

22.
Landlord shall have the right to prohibit the use of the name of the Building or any other publicity by Tenant that in Landlord’s
opinion may tend to impair the reputation of the Building or its desirability for Landlord or its other tenants. Upon written
notice from Landlord, Tenant will refrain from and/or discontinue such publicity immediately.

 

23.
Neither Tenant nor any of its employees, agents, contractors, invitees or customers shall smoke in any area designated by Landlord
(whether through the posting of a “no smoking” sign or otherwise) as a “no smoking” area. In no event
shall Tenant or any of its employees, agents, contractors, invitees or customers smoke in the hallways or bathrooms of the Building
or at the entrances to the Building. Landlord reserves the right to designate, from time to time, additional areas of the Building
and the Property as “no smoking” areas and to designate the entire Building and the Property as a “no smoking”
area.

 

[END
OF EXHIBIT B]

 

    	31

     

    

 

EXHIBIT
C:

PAYMENT OF BASIC COSTS AND TAXES

 

A.
During each calendar year, or portion thereof, falling within the Lease Term, Tenant shall pay to Landlord as Additional Rent
hereunder Tenant’s Pro Rata Share of the amount by which (a) Basic Costs (as defined below) for the applicable calendar
year exceeds Basic Costs for the Base Year, and (b) Taxes (as defined below) for the applicable calendar year exceeds Taxes for
the Base Year. Prior to Commencement Date, or as soon as practical thereafter, and prior to January 1 of each calendar year during
the Lease Term, or as soon as practical thereafter, Landlord shall make a good faith estimate of Basic Costs and Taxes for the
applicable full or partial calendar year and Tenant’s Pro Rata Shares thereof. On or before the first day of each month
during such calendar year, Tenant shall pay Landlord, as Additional Rent, a monthly installment equal to one-twelfth of Tenant’s
Pro Rata Share of (1) Landlord’s estimate of the amount by which Basic Costs for such calendar year will exceed Basic Costs
for the Base Year, and (2) Landlord’s estimate of the amount by which Taxes for such calendar year will exceed Taxes for
the Base Year. Landlord shall have the right from time to time during any such calendar year to reasonably revise the estimate
of Basic Costs and Taxes for such year and provide Tenant with a revised statement therefore (provided, however, Landlord agrees
that Landlord shall not issue a revised statement more than twice in any calendar year for Basic Costs and twice in any calendar
year for Taxes), and thereafter the amount Tenant shall pay each month shall be based upon such revised estimate. If Landlord
does not provide Tenant with an estimate of the Basic Costs and/or Taxes by January 1 of any calendar year, Tenant shall continue
to pay a monthly installment based on the previous year’s estimate until such time as Landlord provides Tenant with an estimate
of Basic Costs and/or Taxes for the current year. Upon receipt of such current year’s estimate, an adjustment shall be made
for any month during the current year with respect to which Tenant paid monthly installments of Additional Rent based on the previous
year’s estimate. Tenant shall pay Landlord for any underpayment within thirty (30) days after Landlord’s written demand.
Any overpayment of Additional Rent shall, at mutual agreement between Landlord and Tenant, be refunded to Tenant or credited against
the installments of Additional Rent next coming due under the Lease. Any amount paid by Tenant based on any estimate shall be
subject to adjustment pursuant to Paragraph B below when actual Basic Costs or actual Taxes, as applicable, are determined.

 

B.
As soon as is practical following the end of each calendar year during the Lease Term, Landlord shall furnish to Tenant a statement
of Landlord’s actual Basic Costs and Taxes for the previous calendar year. If for any calendar year the Additional Rent
collected for the prior year, as a result of Landlord’s estimate of Basic Costs or Taxes, is in excess of Tenant’s
Pro Rata Share of the amount by which Basic Costs or Taxes, as applicable, for such prior year exceeds Basic Costs or Taxes for
the Base Year, then Landlord shall refund to Tenant any overpayment (or at Landlord’s option apply such amount against Additional
Rent due or to become due hereunder). Likewise, Tenant shall pay to Landlord, on demand, any underpayment with respect to the
prior year whether or not the Lease has terminated prior to receipt by Tenant of a statement for such underpayment, it being understood
that this clause shall survive the expiration of the Lease.

 

    	32

     

    

 

C.
“Basic Costs” shall mean all reasonable direct and indirect costs, expenses paid and disbursements of every
kind (subject to the limitations set forth below), which Landlord incurs, pays or becomes obligated to pay in each calendar year
in connection with operating, maintaining, repairing, owning and managing the Building and the Property. Basic Costs shall include,
without limitation, insurance premiums and deductibles, and the amortized cost of capital improvements made to the Building or
the Property which are (i) primarily for the purpose of reducing operating expense costs or otherwise improving the operating
efficiency of the Property or Building; or (ii) required to comply with any laws, rules or regulations of any governmental authority
or a requirement of Landlord’s insurance carrier; or (iii) primarily for the purpose of improving security at the Property
or the Building. The cost of such capital improvements shall be amortized over the useful life thereof, as accepted by GAAP as
reasonable. Landlord and Tenant acknowledge that certain of the costs of management, operation and maintenance of the Building
and other buildings Landlord operates in conjunction therewith are allocated among the buildings using methods of allocation that
are considered reasonable and appropriate for the circumstances. Tenant hereby consents to such contractual allocations provided
that the determination of such costs and the allocation of all or part thereof to Basic Costs hereunder shall be in accordance
with generally accepted accounting and management principles applied on a consistent basis. Lessor shall maintain books and records
showing basic costs and taxes in accordance with sound accounting and management practices.

 

D.
Basic Costs shall not include the following: (i) costs of alterations of tenant spaces (including all tenant improvements to such
spaces); (ii) costs of capital improvements, except as provided in Paragraph C above; (iii) depreciation, interest and principal
payments on mortgages, and other debt costs, if any; (iv) real estate brokers’ leasing commissions or compensation and advertising
and other marketing expenses; (v) costs or other services or work performed for the singular benefit of another tenant or occupant
(other than for Common Areas); (vi) legal, space planning, construction, and other expenses incurred in procuring tenants for
the Building or renewing or amending leases with existing tenants or occupants of the Building; (vii) costs of advertising and
public relations and promotional costs and attorneys’ fees associated with the leasing of the Building; (viii) any expense
for which Landlord actually receives reimbursement from insurance, condemnation awards, other tenants, (other than through the
payment of additional rent under such tenants’ leases) or any other source; (ix) costs incurred in connection with the sale,
financing, refinancing, mortgaging, or other change of ownership of the Building; (x) rental under any ground or underlying lease
or leases; and (xi) Taxes and in house legal work.

 

E.
“Taxes” shall mean (i) all real estate taxes and assessments on the Property, the Building or the Premises,
and taxes and assessments levied in substitution or supplementation in whole or in part of such taxes, (ii) all personal property
taxes for the Building’s personal property, including license expenses, (iii) all taxes imposed on services of Landlord’s
agents and employees, (iv) all sales, use or other tax, excluding state and/or federal income tax now or hereafter imposed by
any governmental authority upon rent received by Landlord, (v) all other taxes, fees or assessments now or hereafter levied by
any governmental authority on the Property, the Building or its contents or on the operation and use thereof (except as relate
to specific tenants), and (vi) all reasonable costs and fees incurred in connection with seeking reductions in or refunds in Taxes
including, without limitation, any costs incurred by Landlord to challenge the tax valuation of the Building or Property, but
excluding income taxes. Estimates of real estate taxes and assessments for any calendar year during the Lease Term shall be determined
based on Landlord’s good faith estimate of the real estate taxes and assessments. Taxes and assessments hereunder are those
paid or payable for such calendar year, as opposed to the real estate taxes and assessments accrued with respect to such calendar
year. Real Estate taxes shall not include income franchised, transfer, inheritance or capital stock taxes unless due to exchange
in method of taxation.

 

    	33

     

    

 

F.
If the Building and the other buildings Landlord operates in conjunction therewith, if any, are not at least one hundred percent
(100%) occupied, in the aggregate, during any calendar year of the Lease Term or if Landlord is not supplying services to at least
one hundred (100%) of the Rentable Area of the Building and such other buildings, if any, at any time during any calendar year
of the Lease Term, actual Basic Costs and Taxes for purposes hereof shall, at Landlord’s option, be determined as if the
Building and such other buildings had been one hundred percent (100%) occupied and Landlord had been supplying services to on
hundred percent (100%) of the Rentable Area of the Building and such other buildings during such year. If Basic Costs and Taxes
for any calendar year during the Lease Term are determined as provided in the foregoing sentence, Basic Costs and Taxes for the
Base Year shall also be determined as if the Building and such other buildings, if any, had been one hundred percent (100%) of
the Rentable Area of the Building and such other buildings.

 

G.
Tenant shall have the right to inspect, at reasonable times and in a reasonable manner, during the thirty (30) day period following
the delivery of Landlord’s statement of the actual amount of Basic Costs, such of Landlord’s books of account and
records as pertain to and contain information concerning such Basic Costs and Taxes in order to verify the amounts thereof. Tenant
agrees that any information obtained during an inspection by Tenant of Landlord’s books of account and records shall be
kept in confidence by Tenant and its agents and employees and shall not be disclosed to any other parties, except to Tenant’s
attorneys, accountants and other consultants. Any parties retained by Tenant to inspect Landlord’s books of account and
records shall not be compensated on a contingency fee basis. If Tenant shall not dispute any item or items included in the determination
of Basic Cots or Taxes for a particular Lease Year by delivering a written notice to Landlord generally describing in reasonable
detail the basis of such dispute within sixty (60) days after the statement for such year was delivered to it, Tenant shall be
deemed to have approved such statement. During the pendency of any dispute over Basic Costs or Taxes, Tenant shall pay, under
protest and without prejudice, Tenant’s Pro Rata Share of Basic Costs and Taxes as calculated by Landlord.

 

H.
Throughout the Lease Term, Landlord shall appeal, prior to delinquency, all real estate taxes and assessments assessed, reassessed
or levied upon the Property and appurtenances thereto and the parking or other facilities thereof, or the real property thereunder,
within the applicable periods prescribed by the applicable taxing authorities.

 

[END
OF EXHIBIT C]

 

    	34

     

    

 

EXHIBIT
D:

LANDLORD’S WORK

 

Turn
key build out per an agreed to plan. The Maximum Landlord Obligations 

 

is
$50 PSF or $92,200.00.

 

[END
OF EXHIBIT D]

 

    	35

     

    

 

EXHIBIT
E:

CONFIRMATION OF POSSESSION DATE

 

TENANT
SHALL NOT BE GRANTED ACCESS TO THE PREMISE UNTIL THE SECURITY DEPOSIT, FIRST MONTH’S RENT AND PROOF OF INSURANCE ARE PROVIDED
TO THE LANDLORD.

 

	DATE:	______________________________
	 	 
	TIME:	______________________________

 

By
the signatures below, Landlord and Tenant (or their duly designated representatives) hereby agree and attest that at the above-written
date and time, possession of the subject Premises was turned over to Tenant in satisfactory condition.

 

The
above-written date shall therefore be the actual Possession Date referred to in the attached Lease for purposes of calculating
and defining the Commencement Date, Lease Term and Expiration Date of this Lease.

 

Should
the Possession Date stated in the Definitions section of the attached Lease be different than the Date written and attested to
herein, the parties agree that the Date noted herein on this Exhibit will supersede and be controlling for purposes of this Lease.

 

TENANT:
SURGE HOLDINGS INC

 

Signature:
______________________________________________________

 

Printed
name and Title: ____________________________________________

 

LANDLORD:
WOODFIELD FINANCIAL CENTER, LLC

 

Signature:
______________________________________________________

 

Printed
name and Title: ____________________________________________

 

[END
OF EXHIBIT E]

 

    	36

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