Document:

Exhibit 10.18

 

 

STANDARD
MULTI-TENANT OFFICE LEASE - GROSS 

AIR COMMERCIAL REAL ESTATE ASSOCIATION

 

1. Basic
Provisions (“Basic Provisions”).

 

1.1 Parties:
This Lease (“Lease”), dated for reference purposes only January 17, 2018 is made by and between Camp
Granada LLC (“Lessor”) and Petroblog LLC (“Lessee”), (collectively the “Parties”,
or individually a “Party”).

 

1.2(a)
Premises: That certain portion of the Project (as defined below), known as Suite Numbers(s) 4768 - #200, 2nd
floor(s), consisting of approximately 1,800 rentable square feet and approximately ______________ useable square feet
(“Premises”). The Premises are located at: 4768 Park Granada, in the City of Calabasas, County of Los
Angeles, State of California, with zip code 91302. In addition to Lessee’s rights to use and occupy the
Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7 below)
as hereinafter specified, but shall not have any rights to the roof, the exterior walls, the area above the dropped ceilings,
or the utility raceways of the building containing the Premises (“Building”) or to any other buildings in the
Project. The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and
improvements thereon, are herein collectively referred to as the “Project”. The Project consists of approximately
17,472 rentable square feet. (See also Paragraph 2)

 

1.2(b)
Parking: 4 unreserved and 0 reserved vehicle parking spaces at a monthly cost of $0 per unreserved
space and $0.00 per reserved space. (See Paragraph 2.6) 

 

1.3
Term: Three (3) years and Zero (0) months (“Original Term”) commencing March 1, 2018 or
upon completion of Tenant Improvements whichever is Last (“Commencement Date”) and ending February 28,
2021 (“Expiration Date”). (See also Paragraph 3)

 

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

 

1.5
Base Rent: $3,870.00 per month (“Base Rent)”, payable on the first (1st) day of each month
commencing March 1, 2018. (See also Paragraph 4)

 

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

 

1.6
 Lessee’s Share of Operating Expense Increase: Nineteen point four seven
percent (19.4%) (“lessee’s Share”). In the event that that size of the Premises and/or the Project are
modified during the term of this Lease, Lessor shall recalculate Lessee’s Share to reflect such modification.

 

1.7
 Base Rent and Other Monies Paid Upon Execution:

 

(a)
Base Rent: $3, 870.00 for the period March 1 to March 31, 2018.

(b)
 Security Deposit: $4, 105.68 (“Security Deposit”). (See
also Paragraph 5)

(c)
 Parking: $N/A for the period ______________________.

(d)
Other: $________________ for ________________.

(e) Total
Due Upon Execution of this Lease: $7, 975.68.

 

1.8
Agreed Use: General Office Use and no other uses____________________________________________________________________________

_____________________________________________________________.
(See also Paragraph 6)

 

 

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	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM OFG-8-1/10E

     

     

    

 

1.9
Base Year; Insuring Party. The Base Year is 2018. Lessor is the “Insuring Party”. (See also Paragraphs
4.2 and 8)

 

1.10
Real Estate Brokers: (See also Paragraph 15)

 

(a)
Representation: The following real estate brokers (the “Brokers”) an brokerage relationships exist in
this transaction (check applicable boxes):

 

þ
MAM Commercial a Medical Asset Company represents Lessor exclusively (“Lessor’s
Broker”);

þ
Peak Commercial represents Lessee exclusively (“Lessee’s Broker”); or 

☐ 
___________________ represents both Lessor and Lessee (“Dual Agency”).

 

(b)
Payment to Brokers: Upon execution and delivery of this Lease by both Parties, Lessor shall pay to the Brokers for the
brokerage services rendered by the Brokers the fee agreed to in to in the attached a separate written agreement or if no such
agreement is attached, the sum of _________ or _________% of the total Base Rent payable for the Original Term, the sum of _________or_________of
the total Base Rent payable during any period of time that the Lessee occupies the Premises subsequent to the Original Term, and
for the sum of _________ or _________% of the purchase price in the event that the Lessee or anyone affiliated with Lessee acquires
from Lessor any rights to the Premises.

 

1.11 Guarantor.
The obligations of the Lessee under this Lease shall be guaranteed by __________________________________________
___________________ (“Guarantee”). (See also Paragraph 37)

 

1.12 Business Hours
for the Building: 8 a.m. to 6 p.m., Mondays through Fridays (except Building Holidays) and 8 a.m. to
6 p.m. on Saturdays (except Building Holidays). “Building Holidays” shall mean the dates of observation
of New Year’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day, and
__________________.

 

1.13  Lessor
Supplied Services. Notwithstanding the provisions of Paragraph 11.1, Lessor is NOT obligated to provide the following
within the Premises:

 

þ Janitorial services

☐
Electricity

þ
Other (specify): phone, internet and cable, security 

 

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

 

þ an Addendum consisting of Paragraphs 50 through 64;

☐
plot plan depicting the Premises;

☐
current set of the Rules and Regulations;

☐
Work Letter;

☐
a janitorial schedule;

þ other (specify): Rental Adjustment, Arbitration agreement, Option Agreement, Guarantee of Lease.

 

 

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2. Premises.

 

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

 

2.2
Condition. Lessor shall deliver the Premises to Lessee in a clean condition on the Commencement Date or the Early Possession
Date, whichever first occurs (“Start Date”), and warrants that the existing electrical, plumbing, fire sprinkler,
lighting, heating, ventilating and air conditioning systems (“HVAC”), and all other items which the Lessor is
obligated to construct pursuant to the Work Letter attached hereto, if any, other than those constructed by Lessee, shall be in
good operating condition on said date, that the structural elements of the roof, bearing walls and foundation of the Unit shall
be free of material defects, and that the Premises do not contain hazardous levels of any mold or fungi defined as toxic under
applicable state or federal law.

 

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

 

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

 

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

 

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

 

 

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

 

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

 

2.6 Vehicle Parking.
So long as Lessee is not in default, and subject to the Rules and Regulations attached hereto, and as established by Lessor from
time to time, Lessee shall be entitled to rent and use the number of parking spaces specified in Paragraph 1.2(b) at the rental
rate applicable from time to time for monthly parking as set by Lessor and/or its licensee.

 

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

 

(b) The
monthly rent per parking space specified in Paragraph 1.2(b) is subject to change upon 30 days prior written notice to Lessee.
The rent for the parking is payable one month in advance prior to the first day of each calendar month.

 

2.7Common Areas - Definition. The term “Common
Areas” is defined as all areas and facilities outside the Premises and within the exterior boundary line of the Project
and interior utility raceways and installations within the Premises that are provided and designated by the Lessor
from time to time for the general nonexclusive use of Lessor, Lessee and other tenants of the Project and their respective employees,
suppliers, shippers, customers, contractors and invitees, including, but not limited to, common entrances, lobbies, corridors,
stairwells, public restrooms, elevators, parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways
and landscaped areas.

 

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

3. Term.

 

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

 

3.2
Early Possession. Any provision herein granting Lessee Early Possession of the Premises is subject to and conditioned upon
the Premises being available for such possession prior to the Commencement Date. Any grant of Early Possession only conveys a non-exclusive
right to occupy the Premises. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation
to pay Base Rent shall be abated for the period of such Early Possession. All other terms of this Lease (including but not limited
to the obligations to pay Lessee’s Share of the Operating Expense Increase) shall be in effect during such period. Any such Early
Possession shall not affect the Expiration Date.

 

3.3  Delay
In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to Lessee
by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession by such date, Lessor shall not be subject
to any liability therefor, nor shall such failure affect the validity of this Lease. Lessee shall not, however, be obligated to
pay Rent or perform its other obligations until Lessor delivers possession of the Premises and any period of rent abatement that
Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee
would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee.
If possession is not delivered within 60 days after the Commencement Date, as the same may be extended under the terms of any
Work Letter executed by Parties, Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day period,
cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder. If such written notice is not
received by Lessor within said 10 day period, Lessee’s right to cancel shall terminate. If possession of the Premises is not delivered
within 120 days after the Commencement Date, this Lease shall terminate unless other agreements are reached between Lessor and
Lessee, in writing.

 

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

 

 

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4. Rent.

 

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

 

4.2
Operating Expense Increase. Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent, Lessee’s Share
of the amount by which all Operating Expenses for each Comparison Year exceeds the amount of all Operating Expenses for the Base
Year, such excess being hereinafter referred to as the “Operating Expense Increase”, in accordance with the following
provisions:

 

(a) “Base Year” is as specified in Paragraph
1.9.

 

(b)
“Comparison Year” is defined as each calendar year during the term of this Lease subsequent to the Base
Year; provided, however, Lessee shall have no obligation to pay a share of the Operating Expense Increase applicable to the
first 12 months of the Lease Term (other than such as are mandated by a governmental authority, as to which government
mandated expenses Lessee shall pay Lessee’s Share, notwithstanding they occur during the first twelve (12) months).
Lessee’s Share of the Operating Expense Increase for the first and last Comparison Years of the Lease Term shall be
prorated according to that portion of such Comparison Year as to which Lessee is responsible for a share of such
increase.

 

(c) The
following costs relating to the ownership and operation of the Project, calculated as if the Project was at least 95% occupied,
are defined as “Operating Expenses”:

 

(i) Costs relating
to the operation, repair, and maintenance in neat, clean, safe, good order and condition, but not the replacement (see subparagraph
(g)), of the following:

 

(aa)The Common
Areas, including their surfaces, coverings, decorative items, carpets, drapes and window coverings, and including parking areas,
loading and unloading areas, trash areas, roadways, sidewalks, walkways, stairways, parkways, driveways, landscaped areas, striping,
bumpers, irrigation systems, Common Area lighting facilities, building exteriors and roofs, fences and gates;

 

(bb)All heating,
air conditioning, plumbing, electrical systems, life safety equipment, communication systems and other equipment used in common
by, or for the benefit of, tenants or occupants of the Project, including elevators and escalators, tenant directories, fire detection
systems including sprinkler system maintenance and repair.

 

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

 

(ii) The cost of trash disposal, janitorial
and security services, pest control services, and the costs of any environmental inspections;

 

 

(iii)
The cost of any other service to be provided by Lessor that is elsewhere in this Lease stated to be an “Operating Expense”;

 

(iv)  The
cost of the premiums for the insurance policies maintained by Lessor pursuant to paragraph 8 and any deductible portion of an insured
loss concerning the Building or the Common Areas;

 

(v)
The amount of the Real Property Taxes payable by Lessor pursuant to paragraph 10;

 

(vi)  The
cost of water, sewer, gas, electricity, and other publicly mandated services not separately metered;

 

(vii)
Labor, salaries, and applicable fringe benefits and costs, materials, supplies and tools, used in maintaining and/or cleaning the
Project and accounting and management fees attributable to the operation of the Project;

 

(viii)
The cost of any capital improvement to the Building or the Project not covered under the provisions of Paragraph 2.3 provided;
however, that Lessor shall allocate the cost of any such capital improvement over a 12 year period and Lessee shall not be required
to pay more than Lessee’s Share of 1/1441h of the cost of such Capital Expenditure in any given month;

 

(ix)
The cost to replace equipment or improvements that have a useful life for accounting purposes of 5 years or less.

 

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

 

(d) Any
item of Operating Expense that is specifically attributable to the Premises, the Building or to any other building in the Project
or to the operation, repair and maintenance thereof, shall be allocated entirely to such Premises, Building, or other building.
However, any such item that is not specifically attributable to the Building or to any other building or to the operation, repair
and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project.

  

 

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

 

(f) Lessees Share of Operating Expense
Increase is payable monthly on the same day as the Base Rent is due hereunder. The amount of such payments shall be based on Lessor’s
estimate of the Operating Expense Expenses. Within 60 days after written request (but not more than once each year) Lessor shall
deliver to Lessee a reasonably detailed statement showing Lessee’s Share of the actual Common Area Operating Expenses for the preceding
year. If Lessee’s payments during such Year exceed Lessee’s Share, Lessee shall credit the amount of such over-payment against
Lessee’s future payments. If Lessees payments during such Year were less than Lessees Share, Lessee shall pay to Lessor the amount
of the deficiency within 10 days after delivery by Lessor to Lessee of said statement. Lessor and Lessee shall forthwith adjust
between them by cash payment any balance determined to exist with respect to that portion of the last Comparison Year for which
Lessee is responsible as to Operating Expense increases, notwithstanding that the Lease term may have terminated before the end
of such Comparison Year.

 

(g) Operating Expenses shall not include
the costs of replacement for equipment or capital components such as the roof, foundations, exterior walls or a Common Area capital
improvement, such as the parking lot paving, elevators, fences that have a useful life for accounting purposes of 5 years or more.

 

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

 

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

 

5. Security Deposit. Lessee shall
deposit with Lessor upon execution hereof the Security Deposit as security for Lessees faithful performance of its obligations
under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any
portion of said Security Deposit for the payment of any amount already due Lessor, for Rents which will be due in the future, and/
or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or Incur by reason thereof.
If Lessor uses or applies all or any portion of the Security Deposit, Lessee shall within 10 days after written request therefor
deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent
increases during the term of this Lease, Lessee shall, upon written request from Lessor, deposit additional monies with Lessor
so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the
initial Security Deposit bore to the Initial Base Rent. Should the Agreed Use be amended to accommodate a material change in the
business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the
extent necessary, in Lessor’s reasonable judgment, to account for any increased wear and tear that the Premises may suffer as a
result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition of
Lessee is, in Lessor’s reasonable judgment, significantly reduced, Lessee shall deposit such additional monies with Lessor as shall
be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in financial condition.
Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 90 days after the expiration
or termination of this Lease, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of
the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by
Lessee under this Lease

 

6. Use

 

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

 

 

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6.2 Hazardous Substances.

 

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

 

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

 

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

 

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

 

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

  

 

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

 

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

 

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

 

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

 

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

 

7.1  Lessee’s
Obligations. Notwithstanding Lessor’s obligation to keep the Premises in good condition and repair, Lessee shall be responsible
for payment of the cost thereof to Lessor as additional rent for that portion of the cost of any maintenance and repair of the
Premises, or any equipment (wherever located) that serves only Lessee or the Premises, to the extent such cost is attributable
to abuse or misuse. Lessee shall be responsible for the cost of painting, repairing or replacing wall coverings, and to repair
or replace any improvements with the Premises. Lessor may, at its option, upon reasonable notice, elect to have Lessee perform
any particular such maintenance or repairs the cost of which is otherwise Lessee’s responsibility hereunder.

 

7.2 Lessor’s
Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Operating Expenses), 6 (Use),
7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph
4.2, shall keep in good order, condition and repair the foundations, exterior walls. structural condition of interior bearing walls,
exterior roof, fire sprinkler system, fire alarm and/or smoke detection systems, fire hydrants, and the Common Areas. Lessee expressly
waives the benefit of any statute now or hereafter in effect to the extent it Is Inconsistent with the terms of this Lease.

 

 

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7.3 Utility Installations;
Trade Fixtures; Alterations.

 

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

 

(b)
Consent. Lessee shall not make any Alterations or Utility Installations to the Premises without Lessors prior written consent.
Lessee may, however, make non-structural Alterations or Utility Installations to the interior of the Premises (excluding the root)
without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve puncturing, relocating
or removing the roof, ceilings, floors or any existing walls, will not affect the electrical, plumbing, HVAC, and/or life safety
systems, and the cumulative cost thereof during this Lease as extended does not exceed $2000. Notwithstanding the foregoing, Lessee
shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor.
Lessor may. as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved by Lessor.
Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be
presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable
governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement
of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious
manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials.
Lessee shall promptly upon completion furnish Lessor with asbuilt plans and specifications. For work which costs an amount in excess
of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal
to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit
with Lessor.

 

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

 

7.4 Ownership; Removal; Surrender; and Restoration.

 

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

 

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

 

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

 

 

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8. Insurance; Indemnity.

 

8.1Insurance Premiums. The
cost of the premiums for the insurance policies maintained by Lessor pursuant to paragraph 8 are included as Operating Expenses
(see paragraph 4.2 (c)(iv)). Said costs shall include increases in the premiums resulting from additional coverage related to requirements
of the holder of a mortgage or deed of trust covering the Premises, Building and/or Project, increased valuation of the Premises,
Building and/or Project, and/or a general premium rate increase. Said costs shall not, however, include any premium increases resulting
from the nature of the occupancy of any other tenant of the Building. If the Project was not insured for the entirety of the Base
Year, then the base premium shall be the lowest annual premium reasonably obtainable for the required insurance as of the Start
Date, assuming the most nominal use possible of the Building and/or Project. In no event, however, shall Lessee be responsible
for any portion of the premium cost attributable to liability insurance coverage in excess of $2,000,000 procured under Paragraph
8.2(b).

  

8.2Liability Insurance.

 

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

 

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

 

8.3Property Insurance - Building, Improvements and
Rental Value.

 

(a)  Building
and Improvements. Lessor shall obtain and keep in force a policy or policies of insurance in the name of Lessor, with loss
payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Building and/or Project. The amount of such
insurance shall be equal to the full insurable replacement cost of the Building and/or Project, as the same shall exist from time
to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value
thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and Lessee’s personal property shall be insured by
Lessee not by Lessor. If the coverage is available and commercially appropriate, such policy or policies shall insure against all
risks of direct physical loss or damage (except the perils of flood and/or earthquake unless required by a Lender), including coverage
for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement
of any portion of the Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation
provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual
property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for
All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause,
the deductible amount shall not exceed $5,000 per occurrence.

 

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

 

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

 

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

 

 

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

 

(a)
Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal property, Trade Fixtures,
and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible
of not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used by Lessee for the replacement of personal
property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence
that such insurance is in force.

 

(b)
Worker’s Compensation Insurance. Lessee shall obtain and maintain Worker’s Compensation Insurance in such amount as may
be required by Applicable Requirements,

 

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

 

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

 

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

 

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

 

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

 

8.8  Exemption
of Lessor and Its Agents from Liability. Notwithstanding the negligence or breach of this Lease by Lessor or its agents, neither Lessor nor its agents shall be liable under any circumstances
for; (I) Injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors,
invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire,
steam, electricity, gas, water or rain, indoor air quality, the presence of mold or from the breakage, leakage, obstruction or
other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether
the said injury or damage results from conditions arising upon the Premises or upon other portions of the Building, or from other
sources or places, (ii) any damages arising from any act or neglect of any other tenant of Lessor or from the failure of Lessor
or its agents to enforce the provisions of any other lease in the Project, or (iii) injury to Lessee’s business or for any loss
of income or profit therefrom. Instead, it is intended that Lessee’s sole recourse in the event of such damages or injury be to
file a claim on the insurance policy(ies) that Lessee is required to maintain pursuant to the provisions of paragraph 8.

 

 

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8.9Failure
to Provide Insurance. Lessee acknowledges that any failure on its part to obtain or maintain the insurance required herein
will expose Lessor to risks and potentially cause Lessor to incur costs not contemplated by this Lease, the extent of which will
be extremely difficult to ascertain. Accordingly, for any month or portion thereof that Lessee does not maintain the required
insurance and/or does not provide Lessor with the required binders or certificates evidencing the existence of the required insurance,
the Base Rent shall be automatically increased, without any requirement for notice to Lessee, by an amount equal to 10% of the
then existing Base Rent or $100, whichever is greater. The parties agree that such increase in Base Rent represents fair and reasonable
compensation for the additional risk/costs that Lessor will incur by reason of Lessees failure to maintain the required insurance.
Such increase in Base Rent shall in no event constitute a waiver of Lessee’s Default or Breach with respect to the failure to
maintain such insurance. prevent the exercise of any of the other rights and remedies granted hereunder, nor relieve Lessee of
ts obligation to maintain the insurance specified in this Lease.

 

9.Damage
or Destruction.

 

9.1Definitions.

 

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

 

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

 

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

 

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

 

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

 

9.2Partial
Damage - Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense,
repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably
possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor’s election,
make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event, Lessor shall
make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing,
if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party
shall promptly contribute the shortage in proceeds as and when required to complete said repairs. In the event, however, such
shortage was due to the fact that, by reason of the unique nature of the Improvements, full replacement cost insurance coverage
was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or
to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance
thereof, within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds
or adequate assurance thereof within said 10 day period, the party responsible for making the repairs shall complete them as soon
as reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received, Lessor
may nevertheless elect by written notice to Lessee within 10 days thereafter to: (i) make such restoration and repair as is commercially
reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii)
have this Lease terminate 30 days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by
Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph
9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available
for the repairs if made by either Party.

 

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

 

 

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

 

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

 

9.6Abatement of Rent; Lessee’s Remedies.

 

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

 

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

 

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

 

10.Real Property Taxes.

 

10.1Definitions.
As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate, general,
special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement
bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project, Lessor’s
right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power
to tax and where the funds are generated with reference to the Project address and where the proceeds so generated are to be applied
by the city, county or other local taxing authority of a jurisdiction within which the Project is located. “Real Property
Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein: (i) Imposed by reason of
events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project, (ii) a
change in the improvements thereon, and/or (iii) levied or assessed on machinery or equipment provided by Lessor to Lessee pursuant
to this Lease.

 

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

 

 

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

 

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

 

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

 

11. Utilities
and Services.

 

11.1
Services Provided by Lessor. Lessor shall provide heating, ventilation, air conditioning, reasonable amounts of
electricity for normal lighting and office machines, water for reasonable and normal drinking and lavatory use in connection
with an office, and replacement light bulbs and/or fluorescent tubes and ballasts for standard overhead fixtures. Lessor
shall also provide janitorial services to the Premises and Common Areas 5 times per week, excluding Building Holidays, or
pursuant to the attached janitorial schedule, if any. Lessor shall not, however, be required to provide janitorial services
to kitchens or storage areas included within the Premises.

 

11.2 Services
Exclusive to Lessee. Lessee shall pay for all water, gas, light, power, telephone and other utilities and services specially
or exclusively supplied and/or metered exclusively to the Premises or to Lessee, together with any taxes thereon. If a service
is deleted by Paragraph 1.13 and such service is not separately metered to the Premises, Lessee shall pay at Lessor’s option, either
Lessee’s Share or a reasonable proportion to be determined by Lessor of all charges for such jointly metered service.

 

11.3
Hours of Service. Said services and utilities shall be provided during times set forth in Paragraph 1,12. Utilities and
services required at other times shall be subject to advance request and reimbursement by Lessee to Lessor of the cost thereof.

 

11.4 Excess
Usage by Lessee. Lessee shall not make connection to the utilities except by or through existing outlets and shall not install
or use machinery or equipment in or about the Premises that uses excess water, lighting or power, or suffer or permit any act that
causes extra burden upon the utilities or services. including but not limited to security and trash services, over standard office
usage for the Project. Lessor shall require Lessee to reimburse Lessor for any excess expenses or costs that may arise out of a
breach of this subparagraph by Lessee. Lessor may, in its sole discretion, install at Lessee’s expense supplemental equipment and/or
separate metering applicable to Lessee’s excess usage or loading.

 

11.5
Interruptions. There shall be no abatement of rent and Lessor shall not be liable in any respect whatsoever for the inadequacy,
stoppage, interruption or discontinuance of any utility or service due to riot, strike, labor dispute, breakdown, accident, repair
or other cause beyond Lessor’s reasonable control or in cooperation with governmental request or directions.

 

12. Assignment
and Subletting.

 

12.1  Lessor’s
Consent Required.

 

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

 

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

 

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

 

 

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

 

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

 

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

 

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

 

12.2  Terms
and Conditions Applicable to Assignment and Subletting.

 

(a) 
Regardless of Lessors consent, no assignment or subletting shall: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder,
EXCEPT IN THE EVENT OF AN ASSIGNMENT, WHERE LANDLORD FULLY APPROVED ASSIGNEE AND GUARNTORS SHALL BE FULLY OBLIGATED UNDER THE
ASSIGNMENT OF LEASE or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance of any
other obligations to be performed by Lessee.

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

 

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

 

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

 

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

 

13. Default;
Breach; Remedies.

 

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

 

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

 

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

 

(c) The failure of Lessee to allow Lessor and/or its agents access to the Premises or the commission of waste, act or acts constituting
public or private nuisance, and/or an illegal activity on the Premises by Lessee, where such actions continue for a period of 3
business days following written notice to Lessee.

 

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

 

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

 

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

 

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

 

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

 

 

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

 

(a)
Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and
Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (I) the
unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid
rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee
proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the
balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably
avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s
failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom,
including but not limited to the cost of recovering possession of the Premises, expenses of reletting, Including necessary renovation
and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Lessor in
connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred
to in provision (iii) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate
of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts
by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages
under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall
have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the
right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not
previously given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall
also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and
the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the
two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute.

 

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

 

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

 

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

 

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

 

 

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13.5  Interest.
Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled payments
(such as Base Rent) or within 30 days following the date on which it was due for nonscheduled payment, shall bear interest from
the date when due, as to scheduled payments, or the 31st day after it was due as to nonscheduled payments. The interest (“Interest”)
charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by law. Interest is payable
in addition to the potential late charge provided for in Paragraph 13.4.

 

13.6  Breach by Lessor.

 

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

 

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

 

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

 

15.Brokerage Fees.

 

15.1  Ackfitianal--Commi.
if a separate brokerage fee agreement is attached then in addition to the payments owed pursuant to Paragraph
1.10 above, and unless lessor and the Brokers otherwise agree in writing. Lessor agrees that: (a) if Lessee exercises any Option.
(b) if Lessee or anyone affiliated with Lessee acquires from Lessor any rights to the Premises owned by Lessor and located within
the Project. (c) if Lessee remains in possession of the Premises. with the consent of Lessor. after the expiration of this Lease,
or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers
a fee in accordance with the schedule attached to such brokerage fee agreement.

 

15.2  Assumption
of Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed
Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10, 15, 22
and 31. If Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then
such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due,
Lessee’s Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts
within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In
addition, Lessee’s Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by
and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed.

 

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

 

 

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16.  Estoppel
Certificates.

 

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

 

(b)  If the Responding Party
shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party may execute an Estoppel
Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting
Party, (ii) there are no uncured defaults in the Requesting Party’s performance, and (iii) if Lessor is the Requesting Party, not
more than one month’s rent has been paid in advance. Prospective purchasers and encumbrancers may rely upon the Requesting Party’s
Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate.

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

23. Notices.

 

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

 

 

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23.2 Date of
Notice. Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date of delivery
shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be
deemed given 72 hours after the same is addressed as required herein and mailed with postage prepaid. Notices delivered by United
States Express Mail or overnight courier that guarantees next day delivery shall be deemed given 24 hours after delivery of the
same to the Postal Service or courier. Notices transmitted by facsimile transmission or similar means shall be deemed delivered
upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered
via delivery or mail. if notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business
day.

 

24. Waivers.

 

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

 

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

 

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

 

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

 

(a)  
When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from
the outset understand what type of agency relationship or representation it has with the agent or agents in the
transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows:

 

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

 

(ii) Lessee’s
Agent. An agent can agree to act as agent for the Lessee only. In these situations, the agent is not the Lessor’s
agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the
Lessor. An agent acting only for a Lessee has the following affirmative obligations. To the Lessee: A fiduciary duty
of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: a.
Diligent exercise of reasonable skits and care in performance of the agent’s duties. b. A duty of honest and fair
dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the value or desirability of
the property that are not known to, or within the diligent attention and observation of, the Parties. An agent is not
obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the
affirmative duties set forth above.

 

(iii)  Agent
Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and
consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative
obligations to both the Lessor and the Lessee: a. A fiduciary duty of utmost care, integrity, honesty and loyalty in the
dealings with either Lesser or the Lessee. b. Other duties to the Lessor and the Lessee as stated above in subparagraphs (i)
or (ii). In representing both Lessor and Lessee, the agent may not without the express permission of the respective Party,
disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the
Lessee is willing to pay a higher rent than that offered, The above duties of the agent in a real estate transaction do not
relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read
all agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a
person qualified to advise about real estate. If legal or tax advise is desired, consult a competent professional.

 

(b)  
Brokers have no responsibility with respect to any default or breach hereof by either Party. The Parties agree that no
lawsuit or other legal proceeding involving any breach of duly, error or omission relating to this Lease may be brought
against Braker more than one year after the Start Date and that the liability (including court costs and attorneys’ fees), of
any Broker with respect to any such lawsuit and/or legal proceeding shall not exceed the fee received by such Broker pursuant
to this Lease; provided, however, that the foregoing limitation on each Broker’s liability shall not be applicable to any
gross negligence or willful misconduct of such Broker.

 

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

 

 

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

 

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

 

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

 

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

 

30.Subordination; Attornment; Non-Disturbance.

 

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

 

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

 

30.3  Non-Disturbance.
With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s subordination of this
Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”)
from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including
any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record
owner of the Premises. Further, within 60 days after the execution of this Lease, Lessor shall, if requested by Lessee, use its
commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which
is secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance Agreement within said 60 days, then
Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance
Agreement.

 

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

 

 

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

 

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

 

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

 

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

 

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

 

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

 

37.  Guarantor.

 

37.1  Execution.
The Guarantors, if any, shall each execute a guaranty in the form most recently published by the AIR Commercial Real Estate
Association.

 

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

 

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

 

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

 

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

 

 

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

 

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

 

39.4  Effect
of Default on Options.

 

(a) Lessee shall have no right to
exercise an Option: (i) during the period commencing with the giving of any notice of Default and continuing until said Default
is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii)
during the time Lessee is in Breach of this Lease, or (iv) in the event that Lessee has been given 3 or more notices of separate
Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option.

 

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

 

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

 

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

 

41.  Reservations.

 

(a)  
Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that
Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, (it) to create and/or install new utility
raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways do not unreasonably interfere
with the use of the Premises by Lessee. Lessor may also: change the name, address or title of the Building or Project upon at
least 90 days prior written notice; provide and install, at Lessee’s expense, Building standard graphics on the door of
the Premises and such portions of the Common Areas as Lessor shall reasonably deem appropriate; grant to any lessee the exclusive
right to conduct any business as long as such exclusive right does not conflict with any rights expressly given herein; and to
place such signs, notices or displays as Lessor reasonably deems necessary or advisable upon the roof, exterior of the Building
or the Project or on signs in the Common Areas. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate
such rights. The obstruction of Lessee’s view, air, or light by any structure erected in the vicinity of the Building, whether
by Lessor or third parties, shall in no way affect this Lease or impose any liability upon Lessor.

 

(b)   Lessor also
reserves the right to move Lessee to other space of comparable size in the Building or Project. Lessor must provide at least
45 days prior written notice of such move, and the new space must contain improvements of comparable quality to those
contained within the Premises. Lessor shall pay the reasonable out of pocket costs that Lessee incurs with regard to such
relocation, including the expenses of moving and necessary stationary revision costs. In no event, however, shall Lessor be
required to pay an amount in excess of two months Base Rent. Lessee may not be relocated more than once during the term of
this Lease.

 

(c)   Lessee shall not:
(i) use a representation (photographic or otherwise) of the Building or Project or their name(s) in connection with Lessee’s
business; or (ii) suffer or permit anyone, except in emergency, to go upon the roof of the Building.

 

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

 

 

		PAGE 24 OF 26	
	INITIALS	 	INITIALS

 

	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM OFG-8-1/10E

     

     

    

 

43.  Authority;
Multiple Parties; Execution

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

48.  Arbitration
of Disputes. An Addendum requiring the Arbitration of all disputes between the Parties and/or Brokers arising out of this
Lease þ is ☐ is not attached to this Lease.

 

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

 

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

 

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

 

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

 

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

 

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

 

 

		PAGE 25 OF 26	
	INITIALS	 	INITIALS

 

	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM OFG-8-1/10E

     

     

    

 

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

 

	Executed
    at:	Calabasas,
    CA	 	Executed
    at:	Calabasas,
    CA
	 	 	 	 	 
	On:	1-31-18	 	on:	1-31-18
	 	 	 	 	 
	By LESSOR:	 	 	By LESSEE:	 
	 	 	 	 	 
	Camp Granada
    LLC	 	Petrobloq LLC
	 	 	 	 	 
	By:	/s/
    Mireille Neumann	 	By:	/s/ Alex Blyumkin
	Name Printed:	Mireille
    Neumann	 	Name Printed:	Alex Blyumkin
	Title:	Property
    Manager	 	Title:	CEO 
	 	 	 	 	 
	By:	                                                 	 	By:	                                                 
	Name Printed:	                                                	 	Name Printed:	Greg Rubin
	Title:	                                                	 	Title:	CEO
	Address:	P.O.
                                         Box 9149
	 	Address:	4768
                                         Park Granada, Suite 200

	 	Calabasas,
    CA 91302	 	 	Calabasas, CA 91302
	 	 	 	Email:	grerub@gmail.com
	Telephone:	(818)
    913-9728	 	Telephone:	(818) 324-1196
	Facsimile:	(            )                                  	 	Facsimile:	(            )                                  
	Federal
    ID No.	                                                	 	Federal ID
    No.	                                                
	 	 	 	 	 
	LESSOR’S
    BROKER:	 	LESSEE’S
    BROKER:
	 	 	 	 	 
	MAM Commercial	 	Peak Commercial
	 	 	 	 	 
	Attn:	Brock
    Burnett 	 	Attn:	Kevin Levine
	Address:	4910
                                         Van Nuys Blvd

                                                             
	 	Address:	5900
                                         Canoga Avenue Suite 280

                                           

	 	Suite
    209 Sherman Oaks, CA 91403	 	 	Woodland Hills, CA 91367
	Telephone	(818)
    925-5200	 	Telephone	(818) 225-5800
	Facsimile:	(            )                                	 	Facsimile:	(            )                                
	Broker/Agent
    ORE License #:	01814211	 	Broker/Agent
    ORE License #:	01330855

 

NOTICE:
These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you
are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017.
Telephone No. (213) 687-8777. Fax No.: (213) 687-8616.

 

®Copyright
1999-By AIR Commercial Real Estate Association.

All
rights reserved.

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

 

 

		PAGE 26 OF 26	
	INITIALS	 	INITIALS

 

	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM OFG-8-1/10E

     

     

    

 

Addendum

 

This
addendum is made apart of the Standard Multi Tenant Office Lease Gross AIR Commercial Real Estate Form dated January 17, 2018
made by and between Camp Granada LLC (LESSOR) and Petrobloq LLC referred to as (LESSEE) for the property located at 4768
Park Granada, Suite #200, Calabasas, CA 91302. In the event of any conflict between Lease and this addendum, this Addendum
shall supersede and control.

 

		50.	Neither
                                         Lessor nor Lessee shall record this Lease without the prior written consent of the other
                                         party. However, either party shall, upon request of the other, execute, acknowledge and
                                         deliver to the other a short-form memorandum of this Lease for recording purposes.

 

		51.	Lessor
                                         shall at its sole cost install directory signage. Lessee at its sole cost shall install
                                         Suite Door Signage. Lessee shall present all signage names to Lessor and must be approved
                                         by Lessor prior to installation and shall conform to already existing building signage.
                                         Should Lessee be allowed building signage, said signage shall be at the sole cost of
                                         Lessee. Signage must be fully approved by Lessor prior to installation and must conform
                                         to the existing park signage criteria and any City Codes. Lessee shall be solely responsible
                                         for removal of any signage upon default of Lease and or non renewal.

 

		52.	Lessee
                                         shall pay Lessor a charge of $50.00 for each check returned from the bank unpaid for
                                         any reason plus appropriate late charge from the due date until good funds are received.
                                         These additional charges shall be collectable as rent. If a check has been returned from
                                         the bank for any reason, the Lessor reserves the right to demand that all sums due under
                                         this Agreement be paid in the form of a cashier’s check or money order and to return
                                         any personal or company check previously accepted by Lessor and demand a cashier’s check
                                         or money order in its place. If the cashier’s check or money order is not received by
                                         the fifth (5th) of the month a late fee of 10% of your total rent or $100.00 whichever
                                         is greater will be charged. In the event a three (3) day notice or notice to perform
                                         covenant or quit is served Lessee shall pay Lessor a processing and service fee of $350.00
                                         per notice served.

 

		53.	Lessee
                                         expressly authorizes Lessor to dispose of abandoned property left on the premises by
                                         Lessee before or after tenancy has terminated, in any manner Lessor deems fit, where
                                         the Lessor reasonably determines that the value of said property is so low that the cost
                                         of moving, storing and conducting a public sale exceeds the amount that would be realized
                                         from the sale. Lessee holds Lessor harmless for loss of property and/or value of said
                                         property disposed of under these circumstances.

 

		54.	With
                                         reference to paragraphs 1.2(b) and 2.6 of the Lease:

 

In
order to provide ample parking space for clients and customers, Lessor shall have the right to designate certain areas for employee
parking and certain areas for customers only. Initially, Lessor will designate all parking abutting the building for customers
and clients only. All other parking will be on a non-exclusive and non-reserved basis. Should Lessor elect to assign specific
parking spaces to specific users, then Lessor will assign specific parking to the Lessee in the same ratio to the -then-existing
total number of parking spaces as the gross area of Lessee’s premises bears to the then-existing gross building area of the “Project”
as defined in subparagraph 1.2(a) of the Lease. Nothing in this provision will require Lessor to assign specific parking places
to specific users, nor will it otherwise limit Lessor’s right pursuant to Paragraph 2 of the Lease. In the event that Lessee,
its employees or agents park their cars in a restricted or assigned portion of the parking lot, damages will result to Lessor
which Lessee and Lessor agree are extremely difficult and impractical to determine and that; therefore, the sum of Fifty Dollars
($50.00) per day per car parked in any space other than those designated is hereby agreed to be liquidated damages resulting there
from, which Lessor, at its option, may collect as additional rent due hereunder and as its sole monetary damage for such breach.
If the lot becomes congested, Lessor will have the right to require that Lessee’s employees, agents, sales people, and relatives
park off the lot in order to maximize customer parking. In the event that no parking is provided for the building, the above clause
is non-applicable. Valet parking is provided 5 days a week free of charge to Tenants and their guests from the hours of 10 a.m
to 4 p.m.

 

 

		PAGE 1  OF 3	
	INITIALS	 	INITIALS

     

     

    

 

		55.	Assignment
                                         and Subletting.

 

		(a)	Bonus Rental. If for any assignment or sublease, Lessee receives rent or other
                                                                                                                                                                    consideration, either initially or over the term of the assignment or sublease, in excess of the Base Rent called for
                                                                                                                                                                    hereunder, or in the event of the sublease of a portion of the Premises, in excess of such Base Rent fairly allocable to such
                                                                                                                                                                    portion (and actual out of pocket brokerage fees expended by Lessee in obtaining such assignment or sublease), Lessee shall
                                                                                                                                                                    pay to Lessor, monthly as additional rent hereunder, 50% of the excess of each such payment of rent or other
                                                                                                                                                                    consideration received by Lessee within 10 days after its receipt. For purposes of this Paragraph 13, the term “rent or
                                                                                                                                                                    other consideration” shall include, without limitation, all monies or their consideration of any kind if such sums are
                                                                                                                                                                    related to Lessee’s interest in the Lease or in the Premises, including but not limited to, bonus money, key money and
                                                                                                                                                                    payments (in excess of book value thereof) of Lessee’s assets, fixtures, inventory, accounts, good will, equipment
                                                                                                                                                                    furniture, general intangibles and any capitol stock or other equity ownership of Lessee.

 

		(b)	Scope.
Unless Lessor requires atonement in the event of a sublease, at Lessors option, any sublease shall terminate upon termination
of the Lease due to Lessee’s Breach and such Sub Lessee shall immediately vacate the Premises upon such termination. If
Lessee’s obligations under this Lease have been guaranteed by third parties, then at Lessors option a sublease, and Lessors
consent thereto, shall not be effective unless and until said guarantors give their written consent to such sublease and the terms
thereof. Lessee immediately and irrevocably assigns to Lessor, as security for Lessee’s obligations under this Lease, all
rent from any subletting of all or part of the Premises as permitted by this Lease, and Lessor, as assignee and as attorney-intact
for Lessee, or a receiver for Lessee appointed on Lessors application may collect such rent and apply it toward Lessee’s
obligations under this Lease; provided that, until the occurrence of an act of default by Lessee, Lessee shall have the right
to collect such rent; and provided further that no such collection shall be construed to constitute a novation or release of Lessee
from the further performance of Lessee’s obligations hereunder.

 

		56.	Foul,
                                         Noxious Gas or Substance and Animals Lessee shall not use or permit to be used in the
                                         Premises any foul, noxious gas or substance; or permit or allow the Premises to occupied
                                         or used in any manner offensive or objectionable to Lessor or other occupants of the
                                         Center by reason of noise, odors, vibrations; nor shall Lessee bring into or keep in
                                         or about the Premises any birds or animals (except seeing eye dogs when accompanied by
                                         their masters). Lessee further agrees that the Premises shall be kept in a clean and
                                         wholesome condition, and that all Health Regulations and policies shall in all respects
                                         and at all times be fully complied with by Lessee.

 

		57.	Notice
                                         by Lessee. Lessee shall immediately notify Lessor in writing of any alleged default by
                                         Lessor of its obligations hereunder. If Lessee does not give Lessor any such written
                                         notice of violation within thirty (30) days after Lessee’s actual notice, the correction
                                         of such violation shall thereafter be Lessee’s obligation, to be performed at Lessee’s
                                         sole cost and expense. Lessee shall also immediately notify Lessor in writing of any
                                         problems with the Premises which Lessee becomes aware, including but not limited to any
                                         water intrusion, mold contamination and abnormal odors. Lessee hereby agrees to notify
                                         Lessor of all leaks and floods that occur at the premises, even if Lessee fixes the problem
                                         on its own. Lessee is advised that after a leak or flood has occurred, moisture may remain
                                         and may lead to the growth of hazardous molds. If Lessee does not give Lessor and such
                                         written notice of such problems within thirty (30) days after Lessee’s actual notice,
                                         the correction of such problem(s) shall thereafter be Lessee’s obligation, to be performed
                                         at Lessee’s sole cost and expense.

 

		58.	HVAC:
                                         Landlord will work with Tenant and to the best of its ability, accommodate through programming
                                         the system, to meet the comfortability of the working environment for the Tenant by Programing
                                         their thermostat to accommodate any afterhours work times.

 

		59.	Lessee
                                         is taking the space as is except for Lessor work which will be finished prior to Lessee
                                         occupation. All Lessor work is specifically Building Standard. Anything above and beyond
                                         Building Standard is the Sole and Absolute Responsibility of the Lessee.

 

Lessor
work defined:

 

		●	Repaint
entire Suite

		●	Remove
Carpet in the entire Suite

		●	Install
New Carpet in Conference Room only

		●	Install
Vinyl flooring throughout remainder of suite

		●	Make
Ready for move in

 

 

		PAGE 2  OF 3	
	INITIALS	 	INITIALS

     

     

    

 

60.
Payment of Rent: Per section 4.3 of the Lease Lessor has set up an ACH Electronic payment with Wells Fargo Bank. The Banking information
is attached hereto for the purpose of payments.

 

61.
Disclosures Regarding the Nature of Agency Relationships:

 

1.  When
entering into a discussion with a real estate agent regarding a real estate transaction, a Tenant or Landlord should from the
outset understand what type of agency relationship or representation it has with the agent or agents in the transaction. Tenant
and Landlord acknowledge being advised by the Brokers in this transaction as follows:

 

2.  A
real estate agent, either acting directly or through one or more associate licenses, can legally be the agent of both the Landlord
and the Tenant in a transaction, but only with the knowledge and consent of both the Landlord and the Tenant. In a dual agency
situation, the agent has the following affirmative obligations to both the Landlord and the Tenant: A fiduciary duty of utmost
care, integrity, honesty, and loyalty in dealing with the Landlord and Tenant. A diligent exercise of reasonable skills and care
in performance of the agent’s duties. A duty of honest and fair dealing and good faith. A duty to disclose all facts, known to
the agent, materially affecting the value or desirability of the property that are not known to, or within the diligent attention
and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from
the other Party which does not involve the affirmative duties set forth above.

 

3.  In
representing both Landlord and Tenant, the agent may not without the express written permission of the respective party, disclose
to the other party that the Landlord will accept rent in an amount less than indicated in the listing or that the Tenant is willing
to pay a higher rent than that offered. The above duties of the agent in the real estate transaction do not relieve Landlord or
Tenant from the responsibility to protect their own interests. Landlord and Tenant should carefully read all agreements to assure
that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about
real estate. If legal or tax advice is desired, consult a competent professional.

 

4.  Brokers
have no responsibility with respect to any default or breach hereof by either Party. The Parties agree that no lawsuit or other
legal proceeding involving any breach of duty, error or omission relating to the proposed Lease may be brought against Broker,
except where Broker is found liable for gross negligence or wrongful misconduct. The liability (including court costs and attorney’s
fees), shall not exceed the fee received by such Broker pursuant to the proposed Lease

 

62.
Indemnity:

 

Tenant
acknowledges that Medical Asset Management has made no representations, oral, written, or implied as to whether or not the Lease
Documents contain the terms as agreed upon between Landlord and Tenant and Tenant is not relying upon any statement or fact or
opinion from Medical Asset Management as to the contents of the lease documents and/or the legal effects.

 

Medical
Asset Management is hereby advising Tenant to have the Lease documents reviewed by your attorney, accountant(s), and/or insurance
agents for professional advice. Tenant agrees to indemnify and hold harmless Medical Asset Management its representatives, agents,
and employees for any liability or loss, including without limitations, attorney fees and cost that may be occasioned as a result
of the execution of this Lease.

 

63.
Lessee has received 2 set of keys that must be returned upon termination of the lease or non renewal.

 

 

		PAGE 3  OF  3	
	INITIALS	 	INITIALS

     

     

    

 

 

 

 

RENT
ADJUSTMENT(S)

STANDARD
LEASE ADDENDUM

 

	 	Dates	January
    17, 2018
	 	 	 
	 	By and Between (Lessor)	Camp
    Granada LLC
	 	 	 
	 	(Lessee)	Petrobloq
    LLC
	 	 	 
	 	Address of Premises:	4768
    Park Granada Suite #200
	 	 	Calabasas,
    CA 91302

 

Paragraph
   65   

 

A.
RENT ADJUSTMENTS:

 

The
monthly rent for each month of the adjustment period(s) specified below shall be increased using the method(s) indicated below:

 

(Check
Method(s) to be Used and Fill in Appropriately)

 

☐   I.
Cost of Living Adjustment(s) (COLA)

 

a.
On (Fill in COLA Dates):  _______________________________________________________________________________________________

_____________________________________________________________________________________________________________________________ 

the
Base Rent shall be adjusted by the change, if any, from the Base Month specified below, in the Consumer Price Index of the Bureau
of Labor Statistics of the U.S. Department of Labor for (select one): ☐ CPI W (Urban Wage Earners and Clerical Workers)
or ☐ CPI U (All Urban Consumers).

 

For
(Fill in Urban Area):

 

_____________________________________________________________________________________________________________________________.
All Items (1982-1984 – 100). herein referred to as “CPI”.

 

b.
The monthly rent payables in accordance with paragraph A.I.a of this Addendum shall be calculated as follows: the Base Rent set
forth in paragraph 1.5 of the attached Lease, shall be multiplied by a fraction the numerator of which shall be the CPI of the
calendar month 2 months prior to the month(s) specified in paragraph A.I.a above during which the adjustment is to take effect,
and the denominator of which shall be the CPI of the calendar month which is 2 months prior to (select one): the ☐ first month
of the term of this Lease as set forth in paragraph 1.3 (“Base Month”) or ☐ (Fill in the Other “Base Month”):
                                                                                                                            .
The sum be calculated shall constitute the new monthly rent hereunder, but in no event, shall any such new monthly rent be less
than the rent payable for the month immediately preceding the rent adjustment.

 

c.
In the event the compilation and/or publication of the CPI shall be transferred to any other government department or bureau or
agency or shall be discontinued, then the index most nearly the same as the CPI shall be used to make such calculation. In the
event that the Parties cannot agree on such alternative index, then the matter shall be submitted for decision to the American
Arbitration Association with the then rules of said Association and the decision of the arbitrators shall be binding upon the
parties. The cost of said Arbitration shall be paid equally by the Parties.

 

 

		PAGE
1 OF 2	
	INITIALS	 	INITIALS

 

	©2000 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM RA-3-8/00E

     

     

    

 

☐II.
Market Rental value Adjustment(s) (MRV)

 

a. On
(Fill in MRV Adjustment Date(s): __________________________________________________________________________________

______________________________________________________________________________________________________________________________

the
Base Rent shall be adjusted to the “Market Rental Value” of the property as follows:

 

1)
Four months prior to each Market Rental Value Adjustment Date described above, the Parties shall attempt to agree upon what the
new MRV will be on the adjustment date. If agreement cannot be reached within thirty days, then:

 

(a)
Lesser and Lessee shall immediately appoint a mutually acceptable appraiser or broker to establish the new MRV within the next
30 days. Any associated costs will be split equally between the Parties, or

 

(b)
Both Lessor and Lessee shall each immediately make a reasonable determination of the MRV and submit such determination, in writing,
to arbitration in accordance with the following provisions:

 

(i)
Within 15 days thereafter, Lessor and Lessee shall each select an ☐ appraiser or ☐ broker (“Consultant”
check one) of their choice to act as an arbitrator. The two arbitrators so appointed shall immediately select a third acceptable
Consultant to act as a third arbitrator.

 

(ii)
The 3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a decision as to what the actual MRV for
the Premises is, and whether Lessor’s or Lessee’s submitted MRV is the closest thereto. The decision of majority of
the arbitrators shall be binding on the Parties. The submitted MRV which is determined to be the closest to the actual MRV shall
thereafter be used by Parties.

 

(iii)
If either of the Parties fails to appoint an arbitrator within the specified 15 days, the arbitrator timely appointed by one of
them shall reach a decision on his or her own, and said decision shall be binding on the Parties.

  

(iv)
The entire cost of such arbitration shall be paid by the party whose submitted MRV is not selected. i.e., the one that is NOT
the closest to the actual MRV.

 

2)
Notwithstanding the foregoing, the new MRV shall not be less than the rent payable for the month immediately preceding the rent
adjustment.

 

b.
Upon the establishment of each New Market Rental Value:

 

1)
the new MRV will become the new “Base Rent” for the purpose of calculating any further Adjustment, and

 

2)
the first month of each Market Rental Value term shall become the new ‘Base Month’ for the purpose of calculating
any further Adjustments.

 

þ III.
Fixed Rental Adjustment(s) (FRA)

 

The
Base Rent shall be increased to the following amounts on the dates set forth below:

 

	On (Fill
    in FRA Adjustment Date(s)):	 	The New
    Base Rent shall be:
	 	 	 
	March 1, 2019	 	$3,986.10
	March 1, 2020	 	$4,105.68

 

B.
NOTICE:

 

Unless
specified otherwise herein, notice of any such adjustments, other than Fixed Adjustments, shall be made as specified in paragraph
23 of the Lease.

 

C.
BROKER’S FEE

 

The
Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance with paragraph 15 of the Lease.

 

NOTICE:
These forms are often modified to meet changing requirements of law and Industry needs. Always write or call to make sure you
are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017.
Telephone No. (213) 687-8777. Fax No.: (213) 687-8616.

 

		PAGE 2  OF 2	
	INITIALS	 	INITIALS

 

	©2000 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM RA-3-8/00E

     

     

    

  

 

 

OPTION(S)
TO EXTEND

STANDARD
LEASE ADDENDUM

 

	 	Dated	January
    17, 2018
	 	 	 
	 	By
    and Between (Lessor)	Camp
Granada LLC
	 	 	 
	 	By
    and Between (Lessee)	Petrobloq
LLC
	 	 	 
	 	Address
    of Premises:	4768
Park Granada, Suite #200, Calabasas CA 91302

 

Paragraph
66          

 

A.
OPTION(S) TO EXTEND:

 

Lessor
hereby grants to Lessee the option to extend the term of this Lease for      One (1)     
 additional      Thirty Six(36)       month period(s) commencing
when the prior term expires upon each and all of the following terms and conditions:

 

(i)
In order to exercise an option to extend, Lessee must give written notice of such election to Lessor and Lessor must receive the
same at least 6  but not more than 9  months prior to the date that the option period would commence, time being
of the essence. If proper notification of the exercise of an option is not given and/or received, such option shall automatically
expire. Options (if there are more than one) may only be exercised consecutively.

 

(ii)
The provisions of paragraph 39, including those relating to Lessee’s Default set forth in paragraph 39.4 of this Lease, are conditions
of this Option.

 

(iii)
Except for the provisions of this Lease granting an option or options to extend the term, all of the terms and conditions of this
Lease except where specifically modified by this option shall apply.

 

(iv)
This Option is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee
and only while the original Lessee is in full possession of the Premises and without the intention of thereafter assigning or
subletting.

 

(v)
The monthly rent for each month of the option period shall be calculated as follows, using the method(s) indicated below: (Check
Method(s) to be Used and Fill in Appropriately)

 

 

 

		PAGE 1   OF 3	
	INITIALS	 	INITIALS

 

	©2000 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM OE-3-8/00E

     

     

    

  

☐ 
I. Cost of Living Adjustment(s) (COLA)

 

a.
On (Fill in COLA Dates): _____________________________________________________________________________________________________

______________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________

the
Base Rent shall be adjusted by the change, if any, from the Base Month specified below, in the Consumer Price Index of the Bureau
of Labor Statistics of the U.S. Department of Labor for (select one): ☐  CPI W (Urban Wage Earners and Clerical Workers)
of ☐  CPI U (All Urban Consumers), for (Fill in Urban Area):

______________________________________________________________________________________________________________________________

All
Items (1982-1984 =100), herein referred to as “CPI”.

 

b.
The monthly rent payable in accordance with paragraph A.l.a. of this Addendum shall be calculated as follows: the Base Rent set
forth in paragraph 1.5 of the attached Lease, shall be multiplied by a fraction the numerator of which shall be the CPI of the
calendar month 2 months prior to the months(s) specified in paragraph A.l.a. above during which the adjustment is to take effect,
and denominator of which shall be the CPI of the calendar month which is 2 months prior to (select one): ☐  the first
month of the term of this Lease as set forth in paragraph 1.3 (“Base Month”) or ☐ (Fill in Other “Base
Month”):

 

The
sum so calculated shall constitute the new monthly rent hereunder, but in no event, shall any such new monthly rent be less than
the rent payable for the month immediately preceding the rent adjustment.

 

c.
In the event the compilation and/or publication of the CPI shall be transferred to any other governmental department of bureau
or agency or shall be discontinued, then the index most nearly the same as the CPI shall be used to make such calculation. In
the event that the Parties cannot agree on such alternative index, then the matter shall be submitted for decision to the American
Arbitration in accordance with the then rules of said Association and the decision of the arbitrators shall be binding upon the
parties. The cost of said Arbitration shall be paid equally by the Parties.

 

þ
II. Market Rental Value Adjustment(s) (MRV)

 

a.
On (Fill in MRV Adjustment Date(s)) February 28, 2021____________________________________________
______________________

the Base Rent shall be adjusted to the “Market Rental Value” of
the property as follows:

 

1)
Four months prior to each Market Rental Value Adjustment Date described above, the Parties shall attempt to agree upon what the
new MRV will be on the adjustment date. If agreement cannot be reached, within thirty days, then:

 

(a) 
Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or broker to establish the new MRV within the next
30 days. Any associated costs will be split equally between the Parties, or

 

 

 

		PAGE 2    OF 3	
	INITIALS	 	INITIALS

 

	©2000 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM OE-3-8/00E

     

     

    

 

(b) 
Both Lessor and Lessee shall each immediately make a reasonable determination of the MRV and submit such determination, in writing,
to arbitration in accordance with the following provisions:

 

(i)
Within 15 days thereafter, Lessor and Lessee shall each select an ☐ appraiser or ☐ broker (“Consultant” - check
one) of their choice to act as an arbitrator, The two arbitrators so appointed shall immediately select a third mutually acceptable
Consultant to act as a third arbitrator.

 

(ii)
The 3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a decision as to what the actual MRV for
the Premises is, and whether Lessor’s or Lessee’s submitted MRV is the closest thereto. The decision of a majority of the arbitrators
shall be binding on the Parties. The submitted MRV which is determined to be the closest to the actual MRV shall thereafter be
used by the Parties.

 

(iii)
If either of the Parties fails to appoint an arbitrator within the specified 15 days, the arbitrator timely appointed by one of
them shall reach a decision on his or her own, and said decision shall be binding on the Parties.

 

(iv) 
The entire cost of such arbitration shall be paid by the party whose submitted MRV is not selected, ie. the one that is NOT the
closest to the actual MRV.

 

2)
Notwithstanding the foregoing, the new MRV shall not be less than the rent payable for the month immediately preceding the rent
adjustment.

 

b.
Upon the establishment of each New Market Rental Value:

 

1) 
the new MRV will become the new “Base Rent” for the purpose of calculating any further Adjustments, and

 

2) 
the first month of each Market Rental Value term shall become the new “Base Month” for the purpose of calculating any
further

 

Adjustments.

 

☐ 
III. Fixed Rental Adjustment(s) (FRA) 

 

The
Base Rent shall be increased to the following amounts on the dates set forth below:

 

	On
    (Fill in FRA Adjustment Dato(s)):	 	The
    Now Base Rent shall be:
	 	 	 
	                                                                                                             	 	                                                                                                              
	                                                                                                             	 	                                                                                                             
	                                                                                                             	 	                                                                                                             
	                                                                                                             	 	                                                                                                             
	                                                                                                             	 	                                                                                                             

 

B.
NOTICE:

 

Unless
specified otherwise herein, notice of any rental adjustments, other than Fixed Rental Adjustments, shall be made as specified
in paragraph 23 of the Lease.

 

C.
BROKER’S FEE:

 

The
Brokers shall be paid a Brokerage Free for each adjustment specified above in accordance with paragraph 15 of the Lease.

 

NOTICE:
These forms are often modified to meet changing requirements of law and Industry needs. Always write or call to make sure you
are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017.
Telephone No. (213) 687-8777. Fax No.: (213) 687-8616.

 

 

		PAGE 3     OF 3	
	INITIALS	 	INITIALS

 

	©2000 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM OE-3-8/00E

     

     

    

 

 

 

ARBITRATION
AGREEMENT

Standard
Lease Addendum

 

	 	Dated
    	January
    17, 2018
	 	 	 
	 	By
    and Between (Lessor)	Camp
Granada LLC
	 	 	 
	 	(Lessee)	Petrobloq
    LLC
	 	 	 
	 	Address
    of Premises:	4768
Park Granada Suite #200
	 	 	Calabasas,
    CA 91302

 

Paragraph
67          

 

A.
ARBITRATION OF DISPUTES:

 

Except
as provided in Paragraph B below, the Parties agree to resolve any and all claims, disputes or disagreements arising under this
Lease, including, but not limited to any matter relating to Lessor’s failure to approve an assignment, sublease or other transfer
of Lessee’s interest in the Lease under Paragraph 12 of this Lease, any other defaults by Lessor, or any defaults by Lessee by
and through arbitration as provided below and irrevocably waive any and all rights to the contrary. The Parties agree to at all
times conduct themselves in strict, full, complete and timely accordance with the terms hereof and that any attempt to circumvent
the terms of this Arbitration Agreement shall be absolutely null and void and of no force or effect whatsoever.

 

B.
  DISPUTES EXCLUDED FROM ARBITRATION:

 

The
following claims, disputes or disagreements under this Lease are expressly excluded from the arbitration procedures set forth
herein: 1. Disputes for which a different resolution determination is specifically set forth in this Lease, 2. All claims by either
party which (a) seek anything other than enforcement or determination of rights under this Lease, or (b) are primarily founded
upon matters of fraud, willful misconduct, bad faith or any other allegations of tortious action, and seek the award of punitive
or exemplary damages, 3. Claims relating to (a) Lessor’s exercise of any unlawful detainer rights pursuant to applicable law or
(b) rights or remedies used by Lessor to gain possession of the Premises or terminate Lessee’s right of possession to the Premises,
all of which disputes shall be resolved by suit filed in the applicable court of jurisdiction, the decision of which court shall
be subject to appeal pursuant to applicable law and 4. All claims arising under Paragraph 39 of this Lease.

 

C.
  APPOINTMENT OF AN ARBITRATOR:

 

All
disputes subject to this Arbitration Agreement, shall be determined by binding arbitration before: ☐ a retired judge
of the applicable court of jurisdiction (e,g,, the Superior Court of the State of California) affiliated with Judicial
Arbitration & Mediation Services, Inc. (“JAMS”), þ the
American Arbitration Association (“AAA”) under its commercial arbitration rules,
☐ __________________________________________________________________________

__________________________________________________________________________,
or as may be otherwise mutually agreed by Lessor and Lessee (the “Arbitrator”), Such arbitration shall be initiated
by the Parties, or either of them, within ten (10) days after either party sends written notice (the “Arbitration
Notice”) of a demand to arbitrate by registered or certified mail to the other party and to the Arbitrator. The
Arbitration Notice shall contain a description of the subject matter of the arbitration, the dispute with respect thereto,
the amount involved, if any, and the remedy or determination sought. If the Parties have agreed to use JAMS they may agree on
a retired judge from the JAMS panel, if they are unable to agree within ten days, JAMS will provide a list of three available
judges and each party may strike one. The remaining judge (or if there are two, the one selected by JAMS) will serve as the
Arbitrator. If the Parties have elected to utilize AAA or some other organization, the Arbitrator shall be selected in
accordance with said organization’s rules. In the event the Arbitrator is not selected as provided for above for any reason,
the party initiating arbitration shall apply to the appropriate Court for the appointment of a qualified retired judge to act
as the Arbitrator.

 

 

		PAGE 1      OF 2	
	INITIALS	 	INITIALS

 

	©1997 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM ARB-1-6/07E

     

     

    

 

D.
ARBITRATION PROCEDURE:

 

1.
PRE-HEARING ACTIONS. The Arbitrator shall schedule a pre-hearing conference to resolve procedural matters, arrange for the
exchange of information, obtain stipulations, and narrow the issues, The Parties will submit proposed discovery schedules to the
Arbitrator at the pre-hearing conference. The scope and duration of discovery will be within the sole discretion of the Arbitrator.
The Arbitrator shall have the discretion to order a pre-hearing exchange of information by the Parties, including, without limitation,
production of requested documents, exchange of summaries of testimony of proposed witnesses, and examination by deposition of
parties and third-party witnesses. This discretion shall be exercised in favor of discovery reasonable under the circumstances.
The Arbitrator shall issue subpoenas and subpoenas duces tecum as provided for in the applicable statutory or case law (e.g.,
in California Code of Civil Procedure Section 1282.6).

 

2.
THE DECISION. The arbitration shall be conducted in the city or county within which the Premises are located at a reasonably
convenient site, Any Party may be represented by counsel or other authorized representative. In rendering a decision(s), the Arbitrator
shall determine the rights and obligations of the Parties according to the substantive laws and the terms and provisions of this
Lease. The Arbitrator’s decision shall be based on the evidence introduced at the hearing, including all logical and reasonable
inferences therefrom. The Arbitrator may make any determination and/or grant any remedy or relief that is just and equitable.
The decision must be based on, and accompanied by, a written statement of decision explaining the factual and legal basis for
the decision as to each of the principal controverted issues. The decision shall be conclusive and binding, and it may thereafter
be confirmed as a judgment by the court of applicable jurisdiction, subject only to challenge on the grounds set forth in the
applicable statutory or case law (e.g., in California Code of Civil Procedure Section 1286.2). The validity and enforceability
of the Arbitrator’s decision is to be determined exclusively by the court of appropriate jurisdiction pursuant to the provisions
of this Lease. The Arbitrator may award costs, including without limitation, Arbitrator’s fees and costs, attorneys’ fees, and
expert and witness costs, to the prevailing party, if any, as determined by the Arbitrator in his discretion.

 

Whenever
a matter which has been submitted to arbitration involves a dispute as to whether or not a particular act or omission (other than
a failure to pay money) constitutes a Default, the time to commence or cease such action shall be tolled from the date that the
Notice of Arbitration is served through and until the date the Arbitrator renders his or her decision. Provided, however, that
this provision shall NOT apply in the event that the Arbitrator determines that the Arbitration Notice was prepared in bad faith.

  

Whenever
a dispute arises between the Parties concerning whether or not the failure to make a payment of money constitutes a default, the
service of an Arbitration Notice shall NOT toll the time period in which to pay the money. The Party allegedly obligated to pay
the money may, however, elect to pay the money “under protest” by accompanying said payment with a written statement
setting forth the reasons for such protest. If thereafter, the Arbitrator determines that the Party who received said money was
not entitled to such payment, said money shall be promptly returned to the Party who paid such money under protest together with
Interest thereon as defined in Paragraph 13.5. If a Party makes a payment “under protest” but no Notice of Arbitration
is filed within thirty days, then such protest shall be deemed waived. (See also Paragraph 42 or 43)

 

NOTICE:
These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you
are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017.
Telephone No. (213) 687-8777. Fax No.: (213) 687-8616.

 

 

		PAGE
2 OF 2	
	INITIALS	 	INITIALS

 

	©1997 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM ARB-1-6/07E

     

     

    

  

 

  

AIR
COMMERCIAL REAL ESTATE ASSOCIATION

GUARANTY
OF LEASE

 

WHEREAS,
       Camp Granada LLC      , hereinafter “Lessor”, and       Petrobloq LLC      
, hereinafter “Lessee”, are about to execute a document entitled “Lease” dated January 17, 2018concerning
the premises commonly known as          4768 Park Granada, Suite #200, Calabasas, CA 91302          wherein Lessor will lease the premises
to Lessee, and

 

WHEREAS, Alex
Blyurnk_in and Greg Rubin                                                                 hereinafter “Guarantors” have a financial interest in Lessee, and

 

WHEREAS, Lessor would not execute the Lease
if Guarantors did not execute and deliver to Lessor this Guaranty of Lease.

 

NOW THEREFORE,
in consideration of the execution of said Lease by Lessor and as a material inducement to Lessor to execute said Lease, Guarantors
hereby jointly, severally, unconditionally and irrevocably guarantee the prompt payment by Lessee of all rents and all other sums
payable by Lessee under said Lease and the faithful and prompt performance by Lessee of each and every one of the terms, conditions
and covenants of said Lease to be kept and performed by Lessee.

 

It is specifically
agreed by Lessor and Guarantors that: (i) the terms of the foregoing Lease may be modified by agreement between Lessor and Lessee,
or by a course of conduct, and (ii) said Lease may be assigned by Lessor or any assignee of Lessor without consent or notice to
Guarantors and that this Guaranty shall guarantee the performance of said Lease as so modified.

 

This Guaranty
shall not be released, modified or affected by the failure or delay on the part of Lessor to enforce any of the rights or remedies
of the Lessor under said Lease.

 

No notice of default
by Lessee under the Lease need be given by Lessor to Guarantors, it being specifically agreed that the guarantee of the undersigned
is a continuing guarantee under which Lessor may proceed immediately against Lessee and/or against Guarantors following any breach
or default by Lessee or for the enforcement of any rights which Lessor may have as against Lessee under the terms of the Lease
or at law or in equity.

 

Lessor
shall have the right to proceed against Guarantors following any breach or default by Lessee under the Lease without first proceeding
against Lessee and without previous notice to or demand upon either Lessee or Guarantors.

 

Guarantors hereby
waive (a) notice of acceptance of this Guaranty. (b) demand of payment, presentation and protest, (0) all right to assert or plead
any statute of limitations relating to this Guaranty or the Lease, (d) any right to require the Lessor to proceed against the Lessee
or any other Guarantor or any other person or entity liable to Lessor, (e) any right to require Lessor to apply to any default
any security deposit or other security it may hold under the Lease, (ft any right to require Lessor to proceed under any other
remedy Lessor may have before proceeding against Guarantors, (g) any right of subrogation that Guarantors may have against Lessee.

 

Guarantors do
hereby subordinate all existing or future indebtedness of Lessee to Guarantors to the obligations owed to Lessor under the Lease
and this Guaranty.

 

If a Guarantor
is married, such Guarantor expressly agrees that recourse may be had against his or her separate property for all of the obligations
hereunder.

 

The
obligations of Lessee under the Lease to execute and deliver estoppel statements and financial statements, as therein provided.
shall be deemed to also require the Guarantors to do and provide the same to Lessor. The failure of the Guarantors to provide
the same to Lessor shall constitute a default under the Lease.

 

 

 

PAGE 1  OF 2

 

	©1996
                                         - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM GR-2-09/06E

     

     

    

 

The term “Lessor”
refers to and means the Lessor named in the Lease and also Lessor’s successors and assigns. So long as Lessor’s interest in the
Lease, the leased premises or the rents, issues and profits therefrom, are subject to any mortgage or deed of trust or assignment
for security, no acquisition by Guarantors of the Lessor’s interest shall affect the continuing obligation of Guarantors under
this Guaranty which shall nevertheless continue in full force and effect for the benefit of the mortgagee, beneficiary, trustee
or assignee under such mortgage, deed of trust or assignment and their successors and assigns.

 

The term “Lessee” refers to and means the
Lessee named in the Lease and also Lessee’s successors and assigns.

 

Any recovery by Lessor from
any other guarantor or insurer shall first be credited to the portion of Lessee’s indebtedness to Lessor which exceeds the maximum
liability of Guarantors under this Guaranty.

 

Any
recovery by Lessor from any other guarantor or insurer shall first be credited to the portion of Lessee’s indebtedness to Lessor
which exceeds the maximum liability of Guarantors under this Guaranty.

 

No provision
of this Guaranty or right of the Lessor can be waived, nor can the Guarantors be released from their obligations except in writing
signed by the Lessor.

 

Any
litigation concerning this Guaranty shall be initiated in a state court of competent jurisdiction in the county in which the leased
premises are located and the Guarantors consent to the jurisdiction of such court. This Guaranty shall be governed by the laws
of the State in which the leased premises are located and for the purposes of any rules regarding conflicts of law the parties
shall be treated as if they were all residents or domiciles of such State.

 

In the
event any action be brought by said Lessor against Guarantors hereunder to enforce the obligation of Guarantors hereunder, the
unsuccessful party in such action shall pay to the prevailing party therein a reasonable attorney’s fee. The attorney’s fee award
shall not be computed in accordance with any court fee schedule, but shall be such as to full reimburse all attorney’s fees reasonably
incurred.

 

If any
Guarantor is a corporation, partnership, or limited liability company, each individual executing this Guaranty on said entity’s
behalf represents and warrants that he or she is duly authorized to execute this Guaranty on behalf of such entity.

 

If
this Form has been filled in, it has been prepared for submission to your attorney for his approval. No representation or recommendation
is made by the AIR Commercial Real Estate Association, the real estate broker or its agents or employees as to the legal sufficiency,
legal effect, or tax consequences of this Form or the transaction relating thereto.

 

	Executed at:	Calabasas, CA	 	/s/Alex
    Blyumkin
	On:	1-31-18	 	Alex Blyumkin
	Address:	4768 Park Granada Suite #200	 	 
	Calabasas, CA 91302	 	/s/Greg
    Rubin
		 	Greg Rubin  
	 	 	 	“GUARANTORS”

 

 

 

PAGE 2   OF 2

 

	©1996 - AIR COMMERCIAL REAL ESTATE ASSOCIATION		FORM GR-2-09/06EExhibit 10.19

 

THIRD
AMENDMENT TO

MINING
AND MINERAL LEASE AGREEMENT

 

This
THIRD AMENDMENT TO MINING & MINERAL LEASE AGREEMENT (“Third Amendment”), dated and made effective as of February
21, 2018 , is made and entered into by and between ASPHALT RIDGE, INC., a Utah corporation having offices at 6083 Carriage
House Way, Reno, NV 89519 (“Lessor”), and TMC CAPITAL, LLC, a Utah limited liability company having offices at:
do Petroteq Energy, Inc., 4370 Tujunga Ave Ste #320, Studio City, CA 91604 (“Lessee”) (the parties are sometimes referred
to herein individually as a “Party” or collectively as the “Parties”).

 

R
E C I T A L S

 

A. Lessor
and Lessee are Parties to that certain that certain “Mining and Mineral Lease Agreement” dated as of July 1, 2013, as
amended by the First Amendment to Mining & Mineral Lease Agreement dated as of October 15, 2015 and the Reinstatement of and
Second Amendment to Mining & Mineral Lease Agreement dated March 1, 2016 (collectively, the “Lease”), whereby Lessor
granted to Lessee an exclusive right to explore for, mine, produce, extract and sell or otherwise dispose of Tar Sands and any
Minerals which are associated with or contained in any Tar Sands (as defined in the Lease), subject to a depth limitation of above
3,000 feet above Mean Sea Level (MSL), located in and under the Properties in Uintah County, Utah more particularly described
in Amended Exhibit A of the Lease and to use in connection therewith the Water Rights described in Exhibit B of the Lease attached
hereto;

 

B. On
March 1, 2016, the Lease automatically terminated in accordance with the terms of the Lease as a result of Lessee’s failure to
obtain a written letter by that date from a funding source as required by Paragraph 11 of the Lease (“Financial Commitment”),
and Lessor and Lessee executed the Reinstatement of and Second Amendment to Mining & Mineral Lease Agreement dated March 1,
2016, reinstating and amending the Lease in various respects and allowing Lessee a period of time from March 1, 2016, and to and
including, but in no event after, March 1, 2018;

 

C. Lessor
and Lessee desire to amend the Lease effective as of February 21, 2018, upon the terms and conditions set forth in this Third
Amendment.

 

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

 

1. LESSEE
PAYMENTS. On or before the dates indicated below, Lessee shall have paid in full the following payments. All other payments
required in the Lease as amended must be made in a timely fashion by Lessee.

 

(a)
the sum of $20,000 to Lessor on or before February 21, 2018 and $80,000 on or before April 1, 2018, as the 2nd quarter
payment for advance royalty due under Paragraph 4) of the Lease;

 

     

     

    

 

Third
Amendment

February 21, 2018

 

(b) the
sum of $500.00 to Lessor in reimbursement of Lessor’s attorney’s fees incurred by Lessor in connection with the negotiation and
preparation of this Third Amendment to Mining & Mineral Lease Agreement dated as of February 21, 2018;

 

(c) Not
having received the Financial Commitment in a timely fashion, TMC shall pay the sum of $4,000.00 to Lessor on or before February
21, 2018, and $30,000 on or before May 1, 2018 as Lessor’s 20% share of the sum of $170,000 received by TMC from Blackrock Petroleum;

 

Note:
The combined payment due February 21, 2018, is $24,500.

 

2. AMENDMENT
OF LEASE. If any sum required to be paid by Lessee under Paragraph 1 of this Third Amendment is not paid in full on the
date such payment is due as specified above, the Lease shall automatically terminate on the date such payment is due and is
not received in accordance with Paragraph 1 of this Third Amendment.

 

(a) Amendment
of Paragraph 11 of the Lease. Paragraph 11 of the Lease is hereby amended in its entirety and replaced with the
following:

 

11)
Termination.

 

a) Lack
of Financial Commitment. Lessee intends to construct a minimum of two similar processing facilities to the 1,000 barrel per
day facility currently under construction. This Lease shall automatically terminate without notice, if a written letter from a
financially capable institution or individual providing a binding commitment, satisfactory to Lessor, in Lessor’s sole discretion,
to fund the full cost of second 1,000 barrel/day processing facility to be constructed for the benefit of the Properties (the
“Financial Commitment”) is not obtained or secured by Lessee and a true and accurate copy of the Financial Commitment
is received by Lessor on or before March 1, 2019 for the 2nd processing facility and a similar Financial Commitment for the 3rd
processing facility by March 1, 2020. The period of time between March 1, 2018 and the earlier of (i) March 1, 2019 or (ii)
the date on which a true and accurate copy of the Financial Commitment is received by Lessor shall be referred to herein as the
“Extension Period.”

 

b) Cessation
of Operations or Inadequate Production. If the technology, techniques or process deployed by Lessee in the development of
the Lease prove to be uneconomic and operations cease due to increased operating costs or decreased marketability, this Lease
shall automatically terminate without notice if operations are not resumed at 80% of capacity within three (3) months of any such
cessation.

 

If
the proposed three 1,000 barrel/day processing facilities to be constructed for the benefit of the Properties fails to
produce an average at a minimum of 80% of its rated capacity for at least 180 calendar days during the Lease Year commencing
July 1, 2020 plus the Extension Period, or any successive Lease Year, this Lease shall terminate within thirty (30) days
after Lessor delivers to Lessee a written notice of termination. The 3,000 barrel/day combined rated capacity is determined
solely by the quantity of ore processed from the Property to produce 3,000 barrels/day prior to being diluted by condensate
or any other dilutant.

 

    	 	2	 

     

    

 

Third
Amendment

February 21, 2018

 

c) Surrender
by Lessee. Lessee may at any time after the Effective Date surrender this Lease provided thirty (30) days advance
written notice of termination is given to Lessor, after which all rights and obligations of Lessee hereunder shall cease,
save and excepting all accrued obligations and any reclamation and similar obligations that were occasioned by Lessee’s
operations and Lessee’s environmental obligations, which shall survive any termination. Lessee shall leave the Properties in
a clean, good and safe condition and in accordance with all applicable laws and regulations. Upon termination of this Lease,
Lessee shall comply with all DOGM and/or BLM reclamation requirements and shall have a continuing right to enter upon the
Properties to complete required reclamation and to remove from the Properties all equipment, machinery, facilities and other
items belonging to Lessee in accordance with DOGM’s standards, in accordance with all relevant operating permits and
reclamation plans, and to DOGM’s satisfaction. Lessee’s reclamation obligations hereunder shall be deemed complete upon final
release by DOGM and/or the BLM of Lessee’s surety bond or other financial guarantee.

 

d) Breach
of Lease by Lessee. In the event of Lessee’s failure to comply with any material provision of this Lease, Lessor shall
provide Lessee with written notice setting forth the nature of such non-compliance after receipt of which, if the
non-compliance relates to the payment of money, Lessee shall within thirty (30) days of receipt of notice cure such
non-compliance. If the non-compliance relates other than to the payment of money, Lessee shall within thirty (30) days of
receipt of notice pursue diligently all appropriate actions to cure the non-compliance within one hundred fifty (150) days of
receipt of notice. If the non-compliance is not timely cured, Lessor may thereupon terminate this Lease by giving Lessee
written notice to that effect. However, should there be a dispute as to whether or not non-compliance has occurred or
remained, then the provisions of paragraph 12 below shall apply.

 

In
the event of any breach of this Lease by Lessee and the failure to cum after notice as provided above, Lessor, in addition to
the other rights or remedies it may have, shall have the immediate right of reentry and may remove all persons and property from
the premises; such property may be removed and stored in a public warehouse or elsewhere at the cost of, and for the account of
Lessee. Should Lessor elect to reenter, as herein provided, or should it take possession pursuant to legal proceedings or pursuant
to any notice provided for by law, Lessor may terminate this Lease. Should Lessor at any time terminate this Lease for any breach,
in addition to any other remedy it may have, Lessor may recover from Lessee all damages incurred by reason of such breach, including
the cost of recovering the premises. If Lessee doesn’t remove personal property, after six (6) months it will become Lessor’s
property.

 

    	 	3	 

     

    

 

(b) Amendment
of Paragraph 2 of the Lease. Paragraph 2 of the Lease is hereby amended in its entirety and replaced with the
following:

 

a) Term.
This Lease is granted for a primary term of six (6) years plus the Extension Period provided in Paragraph 11
(the “Primary Term”) commencing July 1, 2013 (the “Effective Date”). If at any time
during the Primary Term, Lessee fails to achieve (or exceed) the requirements of Continuous Operations (as defined below),
this Lease shall terminate unless mutually agreed in writing by both Parties. If within the Primary Term, Lessee meets or
exceeds the applicable requirements of Continuous Operations, then this Lease shall continue after the Primary Term, for so
long as such requirements continue to be met or maintained. If, at any time following the Primary Term, the operations
conducted by Lessee cease for longer than 180 days during any Lease Year or 600 days in any, three consecutive Lease Years,
Lessor shall be entitled, upon complying with the provisions contained in Paragraphs 12 (Termination) and 14 (Notices),
respectively, to terminate this Lease. a) Definition of “Continuous Operations”. For purposes of this
Lease, the term “Continuous Operations” means:

 

(i) the
construction or operation of one or more facilities having the capacity to produce, from bituminous ores, sands and compounds
mined or extracted from the Properties, an average daily quantity (“ADO”) of bitumen, synthetic crude oil and/or bitumen
products (excluding blending agents and dilutant) that, in’ the aggregate, equals or exceeds the following:

 

By
07-01-2018 plus the Extension Period, at 80% of the ADQ of 1,000 bbls/day;

By
07-01-2020 plus the Extension Period, at 80% of the ADQ of 3,000 bbls/day; and

By
07-01-2022 plus the Extension Period, and thereafter during the remainder of this Lease, at 80% of the ADQ of 5,000 bbls/day or
greater; and

 

(ii) from
and after 07-01-2018 plus the Extension Period, the continuation of operations for a minimum period of 180 days during each Lease
Year or 600 days in any period of three consecutive Lease Years at (or in excess of) the applicable ADQ specified hereinabove.

 

b) Offsite
Operations. Operations conducted by Lessee off the Properties shall be included in determining whether the applicable
requirements of Continuous Operations have been met if they are conducted in connection with an integrated mining operation
involving the Properties and other properties in which Lessee ‘holds an interest, provided that, during any period of
three (3) Lease Years, at least fifty percent (50%) percent of the ores, tar sands, or fee stock of whatever nature mined or
otherwise extracted from or in the integrated mining operation comes from the Properties.

 

c) Smaller
Operations. In the event that the operation of any facility or facility constructed or deployed by Lessee to produce bitumen,
synthetic crude oil and/or bitumen products from the Properties fails to achieve (or exceed) the requirements for Continuous Operations
in or for any Lease Year (or any period of three consecutive Lease Years), Lessor shall be entitled, upon complying with the provisions
contained in Paragraphs 12 (Termination) and 14 (Notices), respectively, to terminate this Lease.”

 

		c.	Amendment
of Paragraph 4 of the Lease. Paragraph 4) of the Lease is hereby amended in its entirety and replaced with the following:

 

4)
Royalties and Minimum Expenditures. As part of the consideration for the granting of this Lease, Lessee agrees to pay Lessor
the following advance royalties and production royalties. As used herein, the term “Lease Quarter” shall mean a period
of three months commencing on the Effective Date or any three-month period thereafter:

 

		a)	Advance
                                                                                                                                                                                           Royalties. Lessee agrees to make advance royalty payments to Lessor during the term of this Lease as provided in this
                                                                                                                                                                                           Paragraph 4(a) (“Advance Royalties”).

 

		(i)	Lessor
                                         and Lessee each acknowledge and agree that all Advance Royalties payable to Lessor under
                                         this Lease from and after the Effective Date through “April 1, 2018 have been paid
                                         in full.

 

		(ii)	Effective
                                         as of July 1, 2018, Lessee shall pay Advance Royalties to Lessor as follows:

 

    	 	4	 

     

    

 

	 	For the Lease Quarter beginning 7-01-2018 and each, of the next ensuing seven (7) successive Lease Quarters (ending 6-30-2020)	 	Advance Royalty of $100,000 shall be paid quarterly, with payment made on or before the first day of each such Lease Quarter
	 	 	 	 
	 	For the Lease Quarter commencing 07-01-2020 and each ensuing successive Lease Quarter during the remaining term of this Lease	 	Advance Royalty of $150,000 shall be paid quarterly, subject to a CPI Adjustment as provided below, with payment made within 30 days after the end of each such Lease Year

 

(iii)
The Advance Royalty payable to Lessor for the Lease Year commencing on July 1, 2020 and for each successive Lease Year thereafter
shall be adjusted on each anniversary of the Effective Date (7-1-2013) by a percentage equal to the percentage change in the Consumer
Price Index (all Urban Areas), U.S. City Average, published by the U.S. Department of Labor, for and during the prior calendar
year (the “CPI Adjustment”). Any Advance Royalty payable to Lessor under this Lease prior to the Lease Year commencing
on July 1, 2020 shall not be subject to the CPI Adjustment.

 

		b)	Accrual
                                         and Credit of Advance Royalties. Payments of Advance Royalties may accrue and be
                                         utilized as a credit against (and a reduction of) Production Royalties for a maximum
                                         of two years following the year for which the Advance Royalties have been paid. Upon
                                         any assignment, merger, or transfer of the Lease the credit for all accrued Advance Royalty
                                         payments shall be forfeited and will no longer be recoverable from Production Royalties.

 

		c)	Production
                                         Royalties. Lessee agrees to make production royalty payments to Lessor during the
                                         term of this Lease as provided in this paragraph 4(c) (“Production Royalties”).

 

(i)
From and after the February 15, 2018 through the Lease Year ending June 30, 2020, the Production Royalty for Bitumen Oil
Product produced from Tar Sands mined or otherwise extracted from the Properties shall be eight (8%) percent of the gross
sales revenue received by Lessee from the sale of such Bitumen Oil Product, less actual transportation costs incurred
post-processing to the point of sale to a third party unrelated to and unaffiliated with Lessee. As used herein, the term
“Bitumen Oil Product” means natural occurring oil in the Tar Sands that is sold in whatever form, including
run-of-mine, screened or processed, or after the addition of any additives and/or the upgrading of, Bitumen Oil Product; it
being the intent of the parties hereto that calculation of Production Royalty for the Bitumen Oil Product sold shall be
determined solely by the actual number of tons, cubic yards, or barrels of Bitumen Oil Product produced and sold from the Tar
Sands deposits contained within the Properties.

 

It
is the intention of the Parties that the Production Royalty payable to Lessor on any Bitumen Oil Product, or other products
or by-products (see paragraph 4 c) (iii)) that have been generated, processed or extracted from deposits of Tar Sands mined
or otherwise extracted from the Properties shall be based upon the gross sales price. Adjustments for diluent shall be made
if properly accounted for and verified to Lessor. No deduction may be made for any process chemicals, including but’
not limited to the 15% condensate component. Example: If 80% of the “Bitumen Oil Product” sold is diluent
(condensate or other blending agent), 65% (80% -15%) shall be deductible from the gross sales price. Likewise, if 40% is
diluent, 25% (40%-15%) shall be deductible from the gross sales price.

 

    	 	5	 

     

    

 

Third
Amendment

February 21, 2018

 

A
division order, or similar agreement or contract may be entered into from time to time by (i) Lessor, Lessee and other future
owners of working interests or royalty interests under other leases, and (ii) the buyer of Bitumen Oil Product or an independent
person or entity retained by Lessee for the purpose of calculating the payment of Production Royalties hereunder, in each case
for the purpose of directing the buyer or such independent person or entity, as the case may be, to (A) calculate Production Royalties
in accordance with the provisions hereof based on information and data provided by Lessee and reviewed by Lessors and such other
future owners of interests, and then (B) disburse Production Royalties to all persons entitled thereto.

 

Effective
with the Lease Year commencing July 1, 2020 and for each successive Lease Year thereafter, the rate for determining Production
Royalties payable under this Paragraph 4(c)(i) shall be subject to adjustment based on changes in the average monthly “spot”
price for West Texas Intermediate Crude Oil as specified in Table 1 below. In each case and for each such royalty payment period,
the royalty rate used in determining or calculating Production Royalties for such period shall be the applicable percentage rate
specified in Table 1.

 

	TABLE
    1
	CRUDE
    OIL PRICE 

    Quoted Average 

    Monthly West Texas Intermediate 

    Crude (WTI)1	PRODUCTION
    ROYALTY 

    (PR%) Percentage
	$60.00
    and below	8%
	$60.01
    to$65.00	9%
	$65.01
    ‘to$70.00	10%
	$70.01
    to$75.00	11%
	$75.01
    to$80.00	12%
	$80.01
    to$85.00	13%
	$85.01
    to$90.00	14%
	$90.01
    to$95.00	15%
	$95.01
    and Above	16%

 

 

1
The average monthly WTI “Spot Price”, FOB Cushing, OK (in U.S. Dollars per barrel) as reported by the U.S. Energy Information
Administration.

 

    	 	6	 

     

    

 

(ii) Lessee
shall be required to pay Production Royalties on any Minerals used or consumed by Lessee in the conduct of its operations. The
purchase price shall be based upon the market price for screened cold asphalt road mix.

 

(iii) The
Production Royalty for all other Minerals produced from the Bitumen Oil Products taken from the Properties and sold shall be five
percent (5%) of the amount received by Lessee. Subject to the provisions of Paragraph 1(a) wherein sales of products and byproducts
are wholly accounted for, should sales occur to a third party purchaser that is engaged in marketing a variety of products or
by-products and payments to Lessee are measurably greater than comparable sales by others (this may be due to the variety of high
end by-products such as frac sands produced by the third party), the Production Royalty to Lessor shall be the greater of a 5%
royalty on the gross value of the product and by-products sold by the third party or 50% of the gross revenue received by the
Lessee from the sale of such products or byproducts, as the case may be.

 

(iv) Subject
to the provisions contained in Paragraph 3(c), all Minerals shall be deemed sold at the time payment is actually received by Lessee
but not more than 60 days after the minerals leave the Property.

 

(v) Should
oil and gas be discovered and subject to being produced using standard oil and gas recovery techniques within and above 3000 feet
above Mean Seal Level (MSL), Lessee shall have the exclusive right during the Term of this Lease (which right may not be assigned
without prior written consent of Lessor) to produce, market and sell all such oil and gas existing or discovered within the Lease
boundaries upon the condition that the Production Royalty payable to Lessor for all such oil and gas produced, saved and sold
shall be 1/6 of the gross market value thereof.

 

(vi) In
order to avoid potential conflicts, unnecessary or burdensome calculations and misunderstandings, Lessee shall not assign, convey
or otherwise transfer to any third person or entity, whether by assignment, sublease, merger or otherwise, any right, title or
interest in and to the Leases, place a burden on any potential third party, sub-lessee, merger party, or any other form of assignment
of Lessee’s interest in this Lease wherein the actual retained interest of whatever nature exceeds 2% gross royalty/overriding
royalty during the period when any third party is recovering their capital, thereafter, the burden shall, not exceed a 4% gross
royalty. This interest of whatever nature will be subject to the split (80% Lessee and 20% Lessor) as provided for in Paragraph
7 — Assignment of the Lease.

 

d) Production
Royalty Payments. All payments of Production Royalty shall! e made no later than forty-five (45) days after the end of
each calendar month in which Bitumen Oil Product or any byproducts or other Minerals have been sold. Such payment shill be
accompanied by a royalty settlement statement that will show the mathematical calculation of how the payment amount was
calculated, including the credit for Advance Royalties paid, and will be accompanied by appropriate documentation, including
copies of sales records, monthly mining and processing records, actual transportation costs to third party buyers, and annual
summaries. If Lessor does not give’ Lessee written notice objecting to any Production Payment within six months of receipt of
the statement, it shall be conclusively deemed correct except if during the quarterly measurement of mined Minerals there is
a discrepancy between what was stockpiled, processed, or sold, the review period is extended to obtain the correct balance
(See Section f(i)). All royalty settlement statements shall be delivered to Lessor and payments to the designated Depository
Agent.

 

    	 	7	 

     

    

 

e) Depository
Agent. All payments due under the terms of this Lease shall be made by Lessee to Wells Fargo Bank, NA, 1200 Disc Drive, Sparks,
NV 89436, (“Agent”), which Lessor hereby appoints as Lessor’s agent for the receipt of such payments, or to such other
organization as Lessor may from time to time designate by written notice to Lessee. All payments made to Agent shall be considered
to have been made to Lessor and, upon making payment to such Agent, Lessee shall be relieved of all responsibility or liability
for the’ isbursement thereof. In the event that payments should be made to a transferee because of any transfer of Lessor’s interest
in this Lease or the Properties, payments tendered to the Agent shall conclusively be deemed payment to such transferee until
Lessee receives notice and sufficient documentation from both Agent and Lessor that Lessor’s interest has been transferred and
that payments should be made to any such transferee. Documentation of payments shall be sent directly to Lessor.

 

f) Commingling
and Area of Mutual Interest. Lessee shall have ‘the right to commingle Minerals removed from the Properties or products derived
therefrom after treatment, with other minerals or products from other properties, before or after processing. Consequently, Lessor
acknowledges that part or all of Lessee’s Gross Revenue may come from minerals extracted from other properties and not from Minerals
subject to this Lease.

 

		(i)	In
                                         order to determine the split of Production Royalties to be paid to Lessor and to other
                                         lessors of other properties, aerial photographic and photogrammetric techniques combined
                                         with other methods for determining volume and grade to be agreed upon by Lessor and Lessee
                                         will be used by Lessee to calculate ore volumes processed from the various properties.
                                         The Production Royalty paid to Lessor shall be based on the proportionate volume and
                                         grade of ore calculated to have come from Lessor’s Properties. ‘Calculations shall be
                                         performed a minimum of once per calendar quarter and ore removal volumetric and grade
                                         calculations shall be performed monthly by a land surveyor licensed in the State of Utah.
                                         Techniques used may include photogrammetry, lidar or other techniques which meet National
                                         Mapping Standards to measure quantities (not quality) of material mined, stockpiled,
                                         and removed from the Properties as a secondary and supportive measure.

 

Currently,
there is no adequate measure of the resources (minerals) removed from the Properties. Immediate measures must be taken to
satisfactorily quantify the tonnage and grade of all minerals removed from the Property. The Lessee shall provide a summary
of current and future techniques to accomplish this goal within the next 30 days and notify Lessor of any changes’
thereafter to any established and approved protocol. Additionally, the Lessee shall engage an independent third party to
further validate an accurate measurement of all minerals/resources so removed.

 

		(ii)	The
                                                                                                                                                                                                                                                                                            Area of Mutual Interest is defined as that property ‘which may be currently controlled by or subsequently acquired by
                                                                                                                                                                                                                                                                                            either
                                                                                                                                                                                                                                                                                            Lessor, Lessee, tor their agents, affiliates, subsidiaries, divisions, or any person or entity under common control that
                                                                                                                                                                                                                                                                                            lies
                                                                                                                                                                                                                                                                                            within one mile of the external boundary (perimeter) of the Leased Properties. Lessee agrees to pay Lessor a one and one
                                                                                                                                                                                                                                                                                            half
                                                                                                                                                                                                                                                                                            percent (1 1/2%) production royalty, as defined above, on all Minerals produced from the Area of Mutual Interest. Lessor
                                                                                                                                                                                                                                                                                            owns
                                                                                                                                                                                                                                                                                            other properties not described in Exhibit A which are excluded from the Lease. Any properties subsequently acquired by
                                                                                                                                                                                                                                                                                            Lessor
                                                                                                                                                                                                                                                                                            within the “Area of Mutual Interest” for which Lessee has not reimbursed Lessor for the cost of the acquisition
                                                                                                                                                                                                                                                                                            and subsequent assignment to Lessee are also excluded from the “Area of Mutual Interest”. Upon any
                                                                                                                                                                                                                                                                                            termination,
                                                                                                                                                                                                                                                                                            Lessee shall reassign to Lessor any properties acquired after the Effective Date.

 

    	 	8	 

     

    

 

Third
Amendment

February 21, 2018

 

g)
Minimum Expenditures. During the Lease Year commencing July 1, 2020 plus the Extension Period, and each year thereafter
in which Lessee fails to achieve (or exceed) an ADQ of at least 3,000 bbls/day during a 180-day period, Lessee shall make expenditures
(which shall include operational costs but shall not include depreciation or corporate overhead) for the benefit of the Properties
of not less than $2,000,000 per year. Expenditures in excess of those stated above in or cluring any Lease Year may be carried
forward to the next Lease Year. The term “benefit’ shall mean expenditures for exploration, mapping, developing or acquiring
water rights (Any acquisition of water rights shall be made in the name of the Lessor with Lessee’s right to utilize said water
rights during the Term of the Lease. Lessee is responsible for maintaining and/or perfecting any newly acquired water rights and
the existing Water Right in Exhibit B.), assaying, metallurgical testing, permitting, preparing feasibility studies, and construction
of plant and surface facilities, including facilities constructed and/or operated on property located near the Properties. Lessee
will provide Lessor with copies of all acquired data relating to such expenditures, other than data considered proprietary to
Lessee or that are or include the trade secrets of. Lessee, which shall become the sole property of the Lessor on termination
for any reason including copies of expenditures made for those qualifying categories above.

 

3.
EFFECT OF THIRD AMENDMENT. Except as amended by this. Third Amendment, the terms of the Lease shall continue in full force
and effect in accordance with the terms thereof.

 

IN
WITNESS WHEREOF, the Parties have executed this Third Amendment as of the date(s) written below.

 

ASPHALT
RIDGE, INC.

 

	 	By:	/s/ Sam Arentz, III
	 	Name: 	Sam Arentz, III
	 	Title:	President
	 	Date:	February 16, 2018

 

TMC CAPITAL, LLC

 

	 	By:	/s/ Aleksandr Blyumkin
	 	Name: 	Aleksandr Blyumkin
	 	Title:	Manager
	 	Date:	February 20, 2018

 

    	 	9	 

     

    

 

Third
Amendment

February 21, 2018

 

ACKNOWLEDGEMENTS

 

STATE
OF NEVADA             )

                                                   )
ss

COUNTY
OF                           )

 

The
foregoing instrument was acknowledged before me on the 16th day of February, 2018, by Sam S. Arentz, III, the
President of Asphalt Ridge, Inc., a Utah corporation.

 

	 	 	/s/ Ginger k. Leeper
	 	 	Notary Public
	My commission expires on 11/13/18.	 	 
	 	 	 
	 	 	

 

STATE
OF CALIFORNIA      )

                                                    )
ss

COUNTY
OF LOS ANGELES )

 

On February 20,
2018, before me, RAFFI DILSIZIAN NOTRARY PUBLIC personally appeared ALEKSANDR BLYUMKIN, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(S) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the
instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

 

I
certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

 

WITNESS
my hand and official seal.

 

	[Seal]	 	 
	 	 	 
	RAFFI DILSIZIAN	 	 
	Notary Public’s Name	 	 
	 	 	Notary Public, State of California 
	 	 	 
	 	 	My commission expires on November 10, 2019.

 

 

    	 	10	 

     

    

 

Third
Amendment

February 21, 2018

 

Exhibit
A

 

PROPERTIES

 

Township
5South. Ranae2l East, SLM. Uintah County. Utah

 

	 	Section
                                         25:	SW4
	 	 	(Cameron No. 7 patented mining claim)
	 	 	 
	 	Section
                                         25:	Lots 9 & 10, W1/2SE4
	 	 	(Cameron
        No. 5 patented mining claim)
	 	 	 
	 	Section
                                         25:	Lots
        4 &5, S1/2NW4
	 	 	(Cameron
        No. 8  patented mining claim)

 

Township5
South. Range 22 East. SLM. Uintah County. Utah

 

	 	Section
    31:	Lot 3, SW4SE4, E1/2SW4
	 	 	 
	 	Section 31:	N1/2SE4, SE4SE4
	 	 	(Cameron No. 1 patented
    mining claim)
	 	 	 
	 	Section 32:	SW4

 

(containing
916.15 acres, more or less)

 

    	 	11	 

     

    

 

Third
Amendment

February 21, 2018

 

EXHIBIT
B

 

WATER
RIGHTS

 

Asphalt
Ridge, Inc. has a 100% interest in the following Water Rights as denoted by the Utah Division of Water Rights indicating that
the Type of Right is an Adjudicated Right dating back to 1871. The Water Right identification numbers are:

 

45-1421

45-1426

45-1718

 

Each
is for Equivalent Animal Unit (ELU), Equivalent Domestic Unit (EDU)

 

    	 	12

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