Document:

EXHIBIT 10.1

 

[*] Certain information in this document has
been omitted from this exhibit because it is both (i) not material and (ii) is the type that the registrant treats as private or confidential

 

AMENDMENT NO. 1 TO ANNEX
I.A. TO MASTER REPURCHASE AGREEMENT AND FEE LETTER

 

This
AMENDMENT NO. 1 (this “Amendment”), is made as of January 27, 2022, by and between BARCLAYS BANK PLC (“Buyer”)
and PEACHTREE MORTGAGE SPV, LLC (“Seller”) to (i) the Annex I.A. (“Annex I.A.”) to that certain
Master Repurchase Agreement, dated as of September 20, 2021, between Buyer and Seller (the “Repurchase Agreement”)
and (ii) that certain Fee Letter, dated as of September 20, 2021, between Buyer and Seller (the “Fee Letter”).

 

WHEREAS,
Buyer and Seller have agreed to amend Annex I.A. and the Fee Letter as more particularly set forth herein;

 

NOW,
THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, it is mutually covenanted
and agreed, as follows:

 

1.             Defined
Terms. All capitalized terms not otherwise defined herein shall have the respective meanings assigned thereto in Annex I.A., the
Repurchase Agreement or the Fee Letter, as applicable.

 

2.             Amendments.
Buyer and Seller hereby agree, effective as of the date set forth above, Annex I .A. and the Fee Letter are hereby amended (a) to delete
the stricken text (indicated textually in the same manner as the following example: stricken text)
and (b) to add the bold and double-underlined text (indicated textually in the same manner as the following example: bold
and double-underlined text), in each case, as set forth on the pages of Annex I.A. and the Fee Letter attached as Exhibit
A and Exhibit B hereto, respectively.

 

3.             Fees
and Expenses. Seller agrees to pay to Buyer all reasonable and documented fees and out- of-pocket expenses incurred by Buyer in connection
with this Amendment, including all reasonable and documented fees and out-of-pocket costs and expenses of the legal counsel to Buyer
incurred in connection with this Amendment.

 

4.             Conditions
to Effectiveness of this Amendment. This Amendment shall become effective on the day first written above when Seller shall have paid
or delivered, as applicable, to Buyer all of the following fees, expenses, documents and instruments, each of which shall be in form
and substance acceptable to Buyer:

 

		(a)	all accrued and unpaid
                                            fees and expenses owed to Buyer in accordance with the Program Documents, in each case, in
                                            immediately available funds, and without deduction, set-off or counterclaim;

 

		(b)	a copy of this Amendment
                                            duly executed and delivered by each party hereto; and

 

		(c)	any other documents
                                            reasonably requested by Buyer on or prior to the date hereof.

 

     

     

    

 

5.             Limited
Effect. Except as amended hereby, each of Annex I.A., the Repurchase Agreement and the Fee Letter shall continue in full force and
effect in accordance with its respective terms. Reference to this Amendment need not be made in Annex I.A., the Repurchase Agreement
or the Fee Letter or any other instrument or document executed in connection therewith, or in any certificate, letter or communication
issued or made pursuant to, or with respect to, Annex I.A., the Repurchase Agreement or the Fee Letter, any reference in any of such
items to Annex I.A., the Repurchase Agreement or the Fee Letter being sufficient to refer to Annex I.A. and the Fee Letter as amended
hereby.

 

6.             Representations
of Seller. In order to induce Buyer to execute and deliver this Amendment, Seller hereby represents to Buyer that as of the date
hereof, (i) Seller is in full compliance with all of the terms and conditions of the Program Documents and remains bound by the terms
thereof, and (ii) no Default or Event of Default has occurred and is continuing under the Program Documents.

 

7.             Representations,
Warranties and Acknowledgements of Guarantor. On and as of the date hereof, Angel Oak Mortgage, Inc. (“Guarantor”)
hereby represents and warrants to Buyer that (i) it is in full compliance with all the terms and provisions set forth in the Guaranty
on its part to be observed or performed and (ii) the representations and warranties made by Guarantor in the Guaranty are true and correct
in all material respects (or in all respects for such representations and warranties that are by their terms already qualified as to
materiality) as though made on such date (except for any such representation or warranty that by its terms refers to a specific date
other than the date first above, in which case it shall be true and correct in all material respects (or in all respects for such representations
and warranties that are by their terms already qualified as to materiality) as of such other date). Guarantor hereby acknowledges the
execution and delivery of this Amendment and agrees that it continues to be bound by the Guaranty, notwithstanding the execution and
delivery of this Amendment and the impact of the changes set forth herein and therein.

 

8.             Governing
Law. THIS AMENDMENT SHALL BE CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS OF THE STATE OF NEW YORK APPLICABLE TO AGREEMENTS MADE
AND TO BE PERFORMED IN SUCH STATE (WITHOUT REGARD TO CONFLICT OF LAWS PRINCIPLES), AND THE OBLIGATIONS, RIGHTS AND REMEDIES OF THE PARTIES
HEREUNDER SHALL BE DETERMINED IN ACCORDANCE WITH SUCH LAWS.

 

     

     

    

 

9.             Counterparts.
This Amendment may be executed simultaneously in any number of counterparts, each of which shall be deemed to be an original, and all
such counterparts shall constitute but one and the same instrument. Delivery of an executed counterpart of a signature page of this Amendment
by telecopy, e-mail, .pdf or any other electronic means (e.g. “pdf”, Docusign or “tif”) shall be as effective
as delivery of a manually executed original counterpart of this Amendment. The words “delivery,” “execute,” “execution,”
 “signed,” “signature,” and words of like import in any document executed in connection herewith shall be deemed
to include electronic signatures, the electronic matching of assignment terms and contract formations on electronic platforms, or the
keeping of records in electronic form, each of which shall be of the same legal effect, validity or enforceability as a manually executed
signature, physical delivery thereof or the use of a paper-based recordkeeping system, as the case may be, to the extent and as provided
for in any applicable law, including the Federal Electronic Signatures in Global and National Commerce Act, the New York State Electronic
Signatures and Records Act, or any other similar state laws based on the Uniform Electronic Transactions Act; provided, that, notwithstanding
anything contained herein to the contrary, the parties hereto are under no obligation to agree to accept electronic signatures in any
form or in any format unless expressly agreed to by the parties hereto pursuant to procedures approved by the parties hereto; provided,
further, that, without limiting the foregoing, upon the request of either party hereto, any electronic signature shall be promptly followed
by such manually executed counterpart.

 

     

     

    

 

IN
WITNESS WHEREOF, the parties have caused this Amendment to be duly executed by their respective officers, thereunto duly authorized,
as of the date first above written.

 

	BARCLAYS BANK PLC	 	PEACHTREE MORTGAGE SPV, LLC

 

	By:	/s/ Xiao Huang	 	By:	/s/ Brandon Filson

 

	 	Name:	Xiao Huang	 	 	Name:	Brandon Filson
	 	Title:	Director	 	 	Title:	Treasurer

 

Signature Page to Amendment
No. 1 to MRA Annex I.A. and Fee Letter

 

     

     

    

 

Exhibit A

[See attached]

 

     

     

    

 

 

“Asset
Tape”: A computer tape or other electronic medium generated by Seller, and delivered to Buyer and Custodian, which provides
information for the Underlying Assets, in a format reasonably acceptable to Buyer.

 

“ATR
Rules”: The “ability to repay” rules specified in the federal Truth-in-Lending Act of 1968, as amended, pursuant
to rulemaking authority provided under the Dodd-Frank Act which require lenders make a reasonable, good-faith determination that a borrower
has an ability to repay the loan as determined by the following eight (8) underwriting factors as set forth in 12 CFR 1026.43(c): (i)
current or reasonably expected income or assets (other than the value of the property that secures the loan) that the mortgagor will
rely on to repay the loan, (ii) current employment status (if the originator relies on employment income when assessing the mortgagor’s
ability to repay), (iii) monthly mortgage payment for the loan, (iv) monthly payment on any simultaneous loans secured by the same property,
(v) monthly payments for property taxes and required insurance, and certain other costs related to the property such as homeowners association
fees or ground rent, (vi) debts, alimony, and child-support obligations, (vii) monthly debt-to-income ratio or residual income, calculated
using the total of all of the mortgage and nonmortgage obligations listed above, as a ratio of gross monthly income and (viii) credit
history.

 

“Bankruptcy
Code”: Title 11 of the United States Code, 11 U.S.C. § 101 et seq, as amended.

 

“Benchmark”:
Initially, LIBORTerm
SOFR; provided that if a replacementBenchmark
Transition Event has occurred pursuant to Section 12with
respect to Term SOFR or the then-current Benchmark, then “Benchmark” means the applicable Benchmark
Replacement to the extent that such Benchmark Replacement has replaced thesuch
prior benchmark rate. Any reference to “Benchmark” shall include, as applicable,
the published component used in the calculation thereof pursuant
to Section 12.

 

“Benchmark
Replacement”: The
sum of:

 

(a) 
For purposes of Section 12(a)(1), the first alternative set forth below that can be determined
by the Calculation Agent:

 

               (1)           
the sum of: (i) Term SOFR and (ii) 0.11448 % (11.448 basis points) for a tenor of one-month’s duration, or

 

              (2)           
the sum of: (i) Daily Compounded SOFR and (ii) the spread adjustment selected or recommended by the Relevant Governmental Body
for the replacement of LIBOR with a SOFR-based rate having approximately the same length as the Pricing Period; and

 

(a)              
(b) For purposes of Section 12(a)(2), the sum of
(a) the alternate benchmark rate and (b) an adjustment (which
may be a positive or negative value or zero), in each case, that has been
selected by the Calculation Agent and Buyer as the replacement for the relevant tenor of such Benchmark
giving due consideration to:

 

    2

     

    

 

(1)              
any selection or recommendation of a replacement rate or the mechanism for determining such a rate by the Relevant Governmental Body
at such time, or

 

(2)
             any evolving or then-prevailing market convention,
including any applicable recommendations made by the Relevant Governmental Body, for U.S.for
determining a rate of interest for dollar-denominated syndicated or bilateral credit facilities at such time; and

 

(b)
        the
Benchmark Replacement Adjustment,

 

provided
that, if at
any time, the Benchmark Replacement as so
determined pursuant to clause (a) or (b) above would be less than zero, the Benchmark Replacement will be deemed to be
zero for the purposes of this Annexthe
Agreement and the other Program Documents.

 

“Benchmark
Replacement Adjustment”: For each applicable Pricing Period, the spread adjustment, or method for calculating or determining such
spread adjustment, (which
may be a positive or negative value or zero) that
has been selected by Buyer giving due consideration to the factors set forth in clauses (a)(1) and (a)(2) in the definition of Benchmark
Replacement.

 

“Benchmark
Replacement Conforming Changes”: With respect to any Benchmark Replacement, any technical, administrative or operational changes
(including changes to the definition of “Pricing Period,” timing and frequency of determining rates and making payments of
interest, timing of seller requests or repurchaserepurchases,
the applicability and length of lookback periods and other technical, administrative or operational matters) that the Calculation Agent
decides may be appropriate to reflect the adoption and implementation of such Benchmark Replacement and to permit the administration
thereof by the Calculation Agent in a manner substantially consistent with market practice (or, if the Calculation Agent decides that
adoption of any portion of such market practice is not administratively feasible or if the Calculation Agent determines that no market
practice for the administration of the Benchmark Replacement exists, in such other manner of administration as the Calculation Agent
decides is reasonably necessary in connection with the administration of this Annex).

 

“Benchmark
Replacement Date”: The earlier to occur of the following events with respect to the then-currentdate
on which a Benchmark: Replacement
becomes effective pursuant to Section 12.

 

(a)  
in the case of clause (a) of the definition of “Benchmark Transition Event,” the later of (i) the date of
the public statement or publication of information referenced therein and (ii) the date on which the administrator of the Benchmark permanently
or indefinitely ceases to provide the Benchmark;

 

(b) 
in the case of clause (b) of the definition of “Benchmark Transition Event,” the date of the public statement or publication
of information referenced therein; or

 

(c)  
in the case of an Early Opt-in Election, the first Business Day after the Rate Election Notice is provided to each of the other
parties hereto. For the avoidance of doubt, if the event giving rise to the Benchmark Replacement Date occurs on the same day as, but
earlier than, the Reference Time in respect of any determination, the Benchmark Replacement Date will be deemed to have occurred prior
to the Reference Time for such determination.

 

    3

     

    

 

“Benchmark
Transition Event”: With respect to any then-current Benchmark other than LIBOR,
the occurrence of a public statement or publication of information by or on behalf of the administrator of the then-current Benchmark,
the regulatory supervisor for the administrator of such Benchmark, the Board of Governors of the Federal Reserve System, the Federal
Reserve Bank of New York, an insolvency official with jurisdiction over the administrator for such Benchmark, a resolution authority
with jurisdiction over the administrator for such Benchmark or a court or an entity with similar insolvency or resolution authority over
the administrator for such Benchmark, announcing or stating that (a) such administrator has ceased or will cease on a specified date
to provide all applicable tenors of such Benchmark, permanently or indefinitely, provided that, at the time of such statement or publication,
there is no successor administrator that will continue to provide any applicable tenor of such Benchmark or (b) all applicable tenors
of such Benchmark are or will no longer be representative of the underlying market and economic reality that such Benchmark is intended
to measure and that representativeness will not be restored.

 

“
Benchmark Unavailability Period ”: If a Benchmark Transition Event and its related Benchmark
Replacement Date have occurred with respect to the then-current Benchmark and solely to the extent that the then-current Benchmark has
not been replaced with a Benchmark Replacement pursuant to clause (a) or (b) of the definition of “Benchmark Replacement Date,”
the period (x) beginning at the time that such Benchmark Replacement Date pursuant to clauses (a) or (b) of that definition has occurred
if, at such time, no Benchmark Replacement has replaced the then-current Benchmark for all purposes hereunder or under any Program Document
in accordance with Section 12 and (y) ending at the time that a Benchmark Replacement has replaced
the then- current Benchmark for all purposes hereunder pursuant to Section 12 hereof.

 

“Borrowing
Base”: As of any date of determination, an amount equal to the sum, for all Eligible Underlying Assets, of the product of (i)
in respect of an Eligible Underlying Asset, the lesser of (A) the Total Principal Balance and (B) the Fair Market Value and (ii) the
Loan Level Advance Rate with respect to such Eligible Underlying Asset.

 

“Business
Day” or “business day”: Any day other than (a) a Saturday or a Sunday, (b) a day on which banks in the State
of New York are authorized or obligated by law or executive order to be closed, (c) any day on which the New York Stock Exchange, the
Federal Reserve Bank of New York or the Custodian is authorized or obligated by law or executive order to be closed, or (d) if
the termwith
respect to any calculation of Term SOFR, “Business Day” is used
in connection with the determination of LIBOR, a day on which dealings in Dollar deposits are not carried on in the London interbank
marketshall
mean a U.S. Government Securities Business Day.

 

“Buyer”:
Barclays Bank PLC.

 

    4

     

    

 

“Calculation
Agent”: Barclays Bank PLC.

 

“Capital
Lease Obligations”: With respect to any Person, the amount of all obligations of such Person to pay rent or other amounts under
a lease of property to the extent and in the amount that such obligations are required to be classified and accounted for as a capital
lease on a balance sheet of such Person.

 

“Cash”:
Coin or currency of the United States of America or immediately available federal funds, including such funds delivered by wire transfer.

 

“Cash
Equivalents”: Any of the following, to the extent owned free and clear of all Liens (a)  
securities with maturities of ninety (90) days or less from the date of acquisition issued or fully guaranteed or insured by the
United States government or any agency thereof, (b) certificates of deposit and eurodollar time deposits with maturities of ninety (90)
days or less from the date of acquisition and overnight bank deposits of any commercial bank having capital and surplus in excess of
Five Hundred Million Dollars ($500,000,000), (c) repurchase obligations of any commercial bank satisfying the requirements of clause
(b) of this definition, having a term of not more than seven (7) days with respect to securities issued or fully guaranteed or insured
by the United States government, (d) commercial paper of a domestic issuer rated at least A-1 or the equivalent thereof by S&P or
P-1 or the equivalent thereof by Moody’s and in either case maturing within ninety (90) days after the day of acquisition, (e)
securities with maturities of ninety (90) days or less from the date of acquisition issued or fully guaranteed by any state, commonwealth
or territory of the United States, by any political subdivision or taxing authority of any such state, commonwealth or territory or by
any foreign government, the securities of which state, commonwealth, territory, political subdivision, taxing authority or foreign government
(as the case may be) are rated at least A by S&P or A by Moody’s, (f) securities with maturities of ninety (90) days or less
from the date of acquisition backed by standby letters of credit issued by any commercial bank satisfying the requirements of clause
(b) of this definition or (g) shares of money market mutual or similar funds which invest exclusively in assets satisfying the requirements
of clauses (a) through (f) of this definition.

 

“Certificate
Principal Balance”: The meaning assigned to such term in the Trust Agreement.

 

“Closing
Date”: September 20, 2021.

 

“Custodial
Agreement”: That certain Custodial Agreement, dated as of September 20, 2021, among Buyer, Seller, the Custodian and the Trust,
as the same may be amended, modified or supplemented from time to time.

 

“Custodian”:
U.S. Bank National Association.

 

“Daily
Compounded SOFR” means, for any day, SOFR, with interest accruing on a compounded
daily basis, with the methodology and conventions for this rate (which will include compounding in arrears with a lookback) being established
by the Calculation Agent in accordance with a methodology and the conventions for this rate selected or recommended by the Relevant Governmental
Body for determining “Daily Compounded SOFR” for syndicated or bilateral business loans; provided that, if the Calculation
Agent decides that any such convention is not administratively feasible for the Calculation Agent, then the Calculation Agent may establish
another convention in its reasonable discretion.

 

    5

     

    

 

“Default
Rate”: As defined in the Fee Letter.

 

“Dodd-Frank
Act”: The Dodd-Frank Wall Street Reform and Consumer Protection Act of 2010, as amended.

 

“Early
Opt-in Effective Date” means, with respect to any Early Opt-in Election, the sixth (6th) Business Day after the date notice of
such Early Opt-in Election is provided to Buyer and Seller, so long as the Calculation Agent has not received, by 5:00 p.m. (New York
City time) on the fifth (5th) Business Day after the date notice of such Early Opt-in Election is provided to Buyer and Seller, written
notice of objection to such Early Opt-in Election from Buyer.

 

“Early
Opt-in Election”: The occurrence of:

 

(a) 
(i) a determination by the Calculation Agent or (ii) a notification by Buyer to the Calculation Agent (with a copy to Seller)
that Buyer has determined that U.S. dollar-denominated syndicated or bilateral credit facilities being executed at such time, contain
(as a result of amendment or as originally executed) a SOFR-based rate (including SOFR, a Term SOFR or any other rate based on SOFR)
as a benchmark rate, and

 

(b) 
(i) the election by the Calculation Agent or (ii) the election by Buyer to declare that an Early Opt-in Election has occurred
and the provision, as applicable, by the Calculation Agent of written notice of such election to Seller and Buyer or by Buyer of written
notice of such election to Seller (the “Rate Election Notice”).

 

“Eligible
Underlying Asset”: Any Underlying Asset that is a Product Type and is not an Ineligible Underlying Asset.

 

“Escrow
Payments”: With respect to a Mortgage Loan, the amounts constituting ground rents, taxes, assessments, water charges, sewer
rents, municipal charges, mortgage insurance premiums, fire and hazard insurance premiums, condominium charges and other payments as
may be required to be escrowed by the mortgagor with the mortgagee pursuant to the terms of the Mortgage or any other document.

 

“Facility
Termination Date”: September 20, 2022.

 

“Fair
Market Value”: As of any date of determination, with respect to an Underlying Asset, the bid-side fair market value of such
Underlying Asset as determined by the Calculation Agent in good faith; provided that Seller may challenge the determination of the Fair
Market Value by the Calculation Agent by delivery to the Calculation Agent of up to three (3) dealer quotations for such Underlying Asset
within three (3) Business Days of Buyer’s determination; provided further that the Calculation Agent shall review such quotations
and may revise the Fair Market Value of such Underlying Asset to reflect such quotations, in its good faith discretion, and the Calculation
Agent’s determination of the Fair Market Value shall thereafter be final. The Value by the Calculation Agent by delivery to the
Calculation Agent of up to three (3) dealer quotations for such Underlying Asset within three (3) Business Days of Buyer’s determination;
provided further that the Calculation Agent shall review such quotations and may revise the Fair Market Value of such Underlying Asset
to reflect such quotations, in its good faith discretion, and the Calculation Agent’s determination of the Fair Market Value shall
thereafter be final. The Fair Market Value of an Underlying Asset that is an Ineligible Underlying Asset may be deemed by Calculation
Agent to be $0.

 

    6

     

    

 

“Fannie Mae Guide”: The Fannie
Mae MBS Selling and Servicing Guide, as such guide may hereafter from time to time be amended.

 

“FCA”:
The Financial Conduct Authority.

 

“FDIA”: As defined in Section
13(b).

 

“FDICIA”: As defined in Section
13(c).

 

“Federal Funds Rate”:
For any day, the rate per annum equal to the greater of (x) zero and (y) the weighted average of the rates on overnight federal funds
transactions, as published by the Federal Reserve Bank of New York on such day; provided that (a) if such day is not a Business Day,
the Federal Funds Rate for such day shall be such rate on such transactions on the immediately preceding Business Day as so published,
and (b) if no such rate is so published on such immediately preceding Business Day, the Federal Funds Rate for such day shall be the
average rate (rounded upward, if necessary, to a whole multiple of 1/100 of 1%) charged to BBPLC on such day on such transactions as
determined by the Calculation Agent.

 

“Federal
Reserve Bank of New York’s Website”: The website of the Federal Reserve Bank of New York, currently
at http://www.newyorkfed.org (or any successor source for the secured overnight financing rate identified as such by the administrator
of the secured overnight financing rate from time to time).

 

“Fee Letter”:
That certain Fee Letter Agreement, dated as of the date hereof, between Buyer and Seller.

 

“First
Amendment Date”: January 27, 2022.

 

“Freddie Mac Guide”:
The Freddie Mac Sellers’ and Servicers’ Guide, as such guide may hereafter from time to time be amended.

 

“GAAP”
shall mean United States Generally Accepted Accounting Principles in effect from time to time.

 

“Governing Documents”:
With respect to any Person, its articles or certificate of incorporation or formation, by-laws, memorandum and articles of association,
partnership, limited liability company, operating or trust agreement and/or other organizational, charter or governing documents.

 

    7

     

    

 

a recourse or partial recourse basis by such
Person; (h) all obligations incurred in connection with the acquisition or carrying of fixed assets; (i) indebtedness of general partnerships
of which such Person is a general partner; and (j) any other known or contingent liabilities of such Person required to be shown on the
balance sheet of such Person as a liability under generally accepted accounting principles.

 

“Ineligible Underlying
Assets”: Any Mortgage Loan for which the representations and warranties set forth in the related Schedule II-A, Schedule II-B
(in the case of any Non-QM Loans), or Schedule II-C (in the case of any GSE Eligible Investor Loan) to this Annex are incorrect or untrue
in any material respect when made or repeated or when deemed to have been made or repeated or any Mortgage Loan that is 60 days or more
delinquent (as determined using the MBA method). For the avoidance of doubt, the representations and warranties set forth in Schedules
II-A, II-B and II-C shall not be deemed to be representations and warranties made pursuant to Paragraph 10 of the Agreement or
subject to Paragraph 11(vi) of the Agreement.

 

“Insolvency Laws”:
The Bankruptcy Code and all other applicable liquidation, conservatorship, bankruptcy, moratorium, rearrangement, receivership, insolvency,
reorganization, suspension of payments and similar debtor relief laws from time to time in effect affecting the rights of creditors generally.

 

“Insolvency Proceeding”:
Any case, action or proceeding before any court or other Governmental Authority relating to any Act of Insolvency.

 

“Interest Only Loan”:
A Mortgage Loan which only requires payments of interest for a period of time specified in the related Mortgage Note.

 

“Investment Company Act”: The
Investment Company Act of 1940, as amended.

 

“IBA”:
The ICE Benchmark Administration.

 

“LIBOR”:
For each day during any Pricing Period, (a) the rate (adjusted for statutory reserve requirements for eurocurrency liabilities) for eurodollar
deposits for a period equal to one month appearing on Bloomberg Screen US 0001M Page or if such rate ceases to appear on Bloomberg Screen
US 0001M Page, or any other service providing comparable rate quotations at approximately 11:00 a.m., London time, on the applicable
date of determination or (b) as otherwise specified in the related Confirmation; provided, however,
that on any date during which a Benchmark Unavailability Period is continuing, “LIBOR”
shall mean the Federal Funds Rate for such date, and, provided, further,
however, LIBOR for any such day shall not be less than 0.00% per annum.

 

“Lien”:
Any mortgage, statutory or other lien, pledge, charge, right, claim, adverse claim, attachment, levy, hypothecation, assignment, deposit
arrangement, security interest, UCC financing statement or encumbrance of any kind on or otherwise relating to any Person’s assets
or properties in favor of any other Person or any preference, priority or other security agreement or preferential arrangement of any
kind.

 

    8

     

    

 

“Liquidity”:
With respect to any Person as of any date of determination, the sum of unrestricted Cash and Cash Equivalents held by such Person.

 

“Loan Level Advance
Rate”: With respect to an Eligible Underlying Asset, has the meaning set forth in the Fee Letter.

 

“Market Value”:
For any Purchased Security as of any date the value ascribed to a Purchased Security based upon the value of the related Underlying Assets,
determined by Buyer or Calculation Agent in its sole discretion exercised in good faith. For any Mortgage Loan constituting an Underlying
Asset, a Fair Market Value, expressed as a dollar amount, of such Mortgage Loan. The value of an Underlying Asset that is an Ineligible
Underlying Asset may be deemed by Buyer to be $0.

 

“Material Adverse
Effect”: A material adverse effect on or material adverse change in or to (a) the business, operations or financial condition
of Seller or the Guarantor and their respective Subsidiaries, taken as a whole, (b) the combined ability of Seller and the Guarantor
to pay and perform the Obligations, (c) the validity, legality, binding effect or enforceability of any of the related Program Document
or security interest granted hereunder or thereunder, (d) the rights and remedies of Buyer under any related Program Document, or (e)
the perfection or priority of any Lien granted under any related Program Document; provided that, for the avoidance of doubt,
with respect to clause (a), the voluntary dissolution, refinancing or transfer of property by a Subsidiary of the Guarantor as a result
of customary non-default events shall not constitute a Material Adverse Effect.

 

“Maximum Purchase
Price”: An uncommitted amount equal to (i)
from and after the First Amendment Date, $550,000,000 and (ii) from and after the Maximum Purchase Price Reduction
Event, $400,000,000.

 

“Maximum
Purchase Price Reduction Event”: The earlier to occur of: (i) the issuance of securities pursuant to a securitization in respect
of any portion of the Underlying Assets by an Affiliate of Guarantor and (ii) March 30, 2022.

 

“Moody’s”:
Moody’s Investors Service, Inc.

 

“Mortgage”:
A mortgage, deed of trust, or other security instrument, evidencing a first lien on real property (or leasehold estate, if applicable).

 

“Mortgage File”:
As defined in the related Custodial Agreement.

 

“Mortgage Loan”:
Any fixed-rate or adjustable-rate one- to four-family residential mortgage loan or line of credit that is current (including modified
loans), delinquent, and/or in the process of foreclosure and secured by a first lien mortgage.

 

“Mortgage Note”:
A promissory note or other evidence of indebtedness of the obligor thereunder, evidencing a Mortgage Loan, and secured by the related
Mortgage.

 

    9

     

    

 

“Mortgaged Property”:
The real property (or leasehold estate, if applicable) securing repayment of the debt evidenced by a Mortgage Note.

 

“Non-QM Loan”:
A Mortgage Loan which does not have the benefit of the safe harbor from liability under the ATR Rules or a rebuttable presumption for
such liability and which satisfies the Guidelines.

 

“Obligations”:
All obligations of Seller to pay the Repurchase Price on the Repurchase Date and all other obligations and liabilities of Seller to Buyer
arising under the Program Documents, whether now existing or hereafter arising, and all interest and fees that accrue thereunder after
the commencement by or against Seller of any Insolvency Proceeding naming such Person as the debtor in such proceeding, regardless of
whether such interest and fees are allowed claims in such proceeding (in each case, whether due or accrued).

 

“Payment Date”:
The 28th day of each calendar month (or the next succeeding Business Day if the 28th is not a Business Day, unless the next succeeding
Business Day is in the following calendar month in which case the Payment Date shall be the preceding Business Day), commencing with
the first such Business Day following the applicable Closing Date, unless otherwise agreed to between Seller and Buyer.

 

“Person”:
Any individual, corporation, company, voluntary association, partnership, joint venture, limited liability company, trust, unincorporated
association or government (or any agency, instrumentality or political subdivision thereof).

 

“Pricing Margin”:
With respect to an Eligible Underlying Asset, has the meaning set forth in the Fee Letter.

 

“Pricing Period”:
For the Purchased Security, (a) in the case of the first Payment Date, the period from the first Purchase Date for the Purchased Security
to but excluding such Payment Date, and (b) in the case of any subsequent Payment Date, the one-month period commencing on and including
the prior Payment Date and ending on but excluding such Payment Date; provided that the Pricing Period for the Purchased Security
shall end on the day immediately after the Repurchase Date for the Purchased Security.

 

“Pricing Rate”:
For any Pricing Period, an amount equal to the sum of LIBORthe
Benchmark for such Pricing Period plus the applicable Pricing Margin, which shall be subject to adjustment and/or conversion
as provided in Section 12 of this Annex; provided that, in
respect of
the Pricing Period ending on but excluding the Payment Date in January 2022, the Pricing Rate shall be 2.10188% and further provided
that, during the continuance of any Event of Default, the Pricing Rate shall be increased by the Default Rate.

 

“Product Type”:
A Non-QM Loan or GSE Eligible Investor Loan.

 

“Program Documents”:
Collectively, this Agreement, the Guaranty, the Fee Letter, all Confirmations, the Trust Certificate, the Trust Agreement, the Custodial
Agreement, the Servicing Agreement, the Servicer Acknowledgment, all UCC financing statements, amendments and continuation statements
filed pursuant to any other Program Document, and all additional documents, certificates, agreements entered into in connection with
this Agreement or any other Program Document.

 

    10

     

    

 

“Property”:
Any right or interest in or to property of any kind whatsoever, whether real, personal or mixed and whether tangible or intangible.

 

“Purchase Price”:
In respect of any Transaction, as of the Purchase Date set forth in a Confirmation and subject to Section 6, the United States
dollar amount set forth in a Confirmation. In no event shall the Purchase Price of the relevant Purchased Securities exceed the Maximum
Purchase Price.

 

“Purchased Security”:
The Trust Certificate.

 

“Records”:
All instruments, agreements and other books, records, and reports and data generated by other media for the storage of information maintained
by Seller or any Servicer with respect to the related Underlying Assets.

 

“Reference
Time”: With respect to any determination of the Benchmark means (a) if the Benchmark is LIBOR, 11:00 a.m.
(London time) on the day that is two London banking days preceding the date of such determination, and (b) if the Benchmark is not LIBOR,
the time determined by the Calculation Agent in accordance with the Benchmark Replacement Conforming Changes.

 

“Relevant Governmental
Body”: The Federal Reserve Board and/or the Federal Reserve Bank of New York, or a committee officially endorsed or convened
by the Federal Reserve Board and/or the Federal Reserve Bank of New York or any successor thereto.

 

“Remittance Date”:
The date on which collections with respect to the Underlying Assets are required to be remitted by the Servicer to the Trust Account.

 

“Repurchase Price”:
As of any date, an amount equal to the sum of (a) the outstanding Purchase Price for the Purchased Security as of such date, (b) the
accrued and unpaid Price Differential for the Purchased Security as of such date, (c) all other amounts due and payable with respect
to the Purchased Security under this Agreement or any other Program Document as of such date of determination (including, without limitation,
reasonable accrued, invoiced and unpaid fees and expenses due hereunder).

 

“Requirements of
Law”: As to any Person, any law, treaty, rule or regulation or determination of an arbitrator or a court or other Governmental
Authority, in each case applicable to or binding upon such Person or any of its Property or to which such Person or any of its Property
is subject.

 

“Responsible Officer”:
With respect to any Person, the chief executive officer, the chief financial officer, the chief accounting officer, the treasurer or
the chief operating officer of such Person or such other officer designated as an authorized signatory in such Person’s Governing
Documents.

 

    11

     

    

 

“S&P”: Standard and Poor’s
Ratings Group. “Seller”: Peachtree Mortgage SPV, LLC.

 

“Servicer”:
Select Portfolio Servicing, Inc., or any other servicer approved by the Administrator in its sole discretion exercised in good faith
to service Underlying Assets.

 

“Servicer Acknowledgment”:
Servicer Acknowledgement, entered into on September 20, 2021, by the Seller, the Trust, the Trustee and the Administrator, and acknowledged
and agreed to by the Servicer and the Buyer, as the same may be amended, modified or supplemented from time to time.

 

“Servicing Agreement”:
Servicing Agreement, dated as of July 23, 2021, between the Trust and Servicer, as the same may be amended, modified or supplemented
from time to time.

 

“SOFR”:
A rate per annum equal toWith
respect to any day, the secured overnight financing rate for such Business Day published
by published
for such day by the SOFR Administrator on the SOFR Administrator’s website, currently at http://www.newyorkfed.org, or any successor
source identified by the SOFR Administrator from time to time.

 

“SOFR
Administrator” means the Federal Reserve Bank of New York,
as administrator of SOFR (or a successor administrator of
the secured overnight financing rate) on the Federal Reserve Bank of New York’s Website).

 

“Solvent”:
With respect to any Person at any time, having a state of affairs such that all of the following conditions are met at such time: (a)
the fair value of the assets and property of such Person is greater than the amount of such Person’s liabilities (including disputed,
contingent and unliquidated liabilities) as such value is established and liabilities evaluated for purposes of Section 101(32) of the
Bankruptcy Code, (b) the present fair salable value of the assets and property of such Person in an orderly liquidation of such Person
is not less than the amount that will be required to pay the probable liability of such Person on its debts as they become absolute and
matured, (c) such Person is able to realize upon its assets and property and pay its debts and other liabilities (including disputed,
contingent and unliquidated liabilities) as they mature in the normal course of business, (d) such Person does not intend to, and does
not believe that it will, incur debts or liabilities beyond such Person’s ability to pay as such debts and liabilities mature,
and (e) such Person is not engaged in a business or a transaction, and is not about to engage in a business or a transaction, for which
such Person’s assets and property would constitute unreasonably small capital.

 

“Strict Compliance”:
Compliance of Seller and the GSE Eligible Investor Loan with the requirements of the applicable Agency Guide.

 

“Term
SOFR”: With respect to any date of determination, the forward-looking term rate based on SOFR, for a corresponding tenor of one
month, as of two (2) Business Days prior to the first day of the corresponding Pricing Period containing such date of determination,
as such rate is published by the Term SOFR Administrator; provided, however, that if
as of 5:00 p.m. (New York City time) on any such date Term SOFR has not been published by the Term SOFR Administrator and a Benchmark
Replacement Date with respect to Term SOFR has not occurred, then Term SOFR will be the Term SOFR as published
by the Term SOFR Administrator on the first preceding Business Day for which such Term SOFR was published by the Term SOFR Administrator
so long as such first preceding Business Day is not more than three (3) Business Days prior to such determination
date.

 

    12

     

    

 

“Term SOFR”:
The Administrator”:
The CME Group Benchmark Administration Limited (or any successor administrator of a forward-looking term rate based on
SOFR that has been selected or recommended by the Relevant Governmental Bodyrate
approved by Buyer in its sole discretion).

 

“Total Principal Balance”:
The aggregate of the interest-bearing unpaid principal balance of each Underlying Asset.

 

“Trust”: Peachtree Mortgage
Trust.

 

“Trust Account”: The meaning
assigned to such term in the Trust Agreement.

 

“Trust Agreement”:
The Trust Agreement, dated as of July 23, 2021, by and among the Trustee, Seller, in its capacity as depositor and the initial beneficial
owner of the Trust, and the Administrator, as the same may be further amended, modified or supplemented from time to time.

 

“Trust Certificate”: The meaning
assigned to the term Certificate in the Trust Agreement.

 

“Trustee”: U.S. Bank Trust
National Association.

 

“Underlying Assets”: The Mortgage
Loans owned by the Trust.

 

“U.S.
Government Securities Business Day”: Any day except for (a) a Saturday, (b) a Sunday or (c) a day on which the U.S. Securities
Industry and Financial Markets Association recommends that the fixed income departments of its members be closed for the
entire day for purposes of trading in United States government securities.

 

3.     
Voting Rights. So long as the Purchased Security is subject to the Agreement, Buyer, as holder of the Purchased Security (“Holder”),
hereby grants to Seller a revocable license to exercise all voting and direction rights inuring to Holder under the Program Documents;
provided, however, that no vote shall be cast or direction right exercised or other action taken which would impair the
Purchased Security, Buyer’s rights thereto or thereunder or the Underlying Assets or which would be inconsistent with, or result
in a violation of, any provision of the Agreement or the Program Documents. Notwithstanding the foregoing, the license granted by Buyer
pursuant to the prior sentence is revocable by Buyer upon the occurrence and during the continuance of an Event of Default.

 

(ii) The Seller shall deliver,
or caused to be delivered each of the reports delivered by a Servicer pursuant to the applicable Servicing Agreement or any other report
reasonably requested by Buyer promptly following the delivery of such report to Seller pursuant to the Servicing Agreement.

 

    13

     

    

 

 

 

(e)        
Guarantor Information. The Seller shall provide the following information with respect to the Guarantor to Buyer within
ten (10) Business Days from the date such information was made available to the Guarantor’s investors:

 

(i)    Notice
of the occurrence of any “Key Man Event” (or such similar term as may be used) as defined in the Governing Documents of the
Guarantor.

 

(ii)  
Notice of the occurrence of any “Financial Default” (or such similar term as may be used) as defined in the Governing
Documents of the Guarantor.

 

(iii) 
Notice of any amendment or modification to the terms of the “Investment Management Agreement” (or such similar term
as may be used) as defined in the Governing Documents of the Guarantor.

 

(iv) Copies
of any audited and unaudited financial statements and reports of the Guarantor.

 

(f)          Financial
Reporting. The Seller shall provide the following financial reporting information:

 

(i)  
for each calendar month, by no later than the 45th calendar day following the month’s end, a certificate of the secretary, an assistant
secretary or other authorized person (“Officer’s Certificate”) of the Guarantor, with evidence demonstrating that no
Guarantor Financial Covenant Breach has occurred or is continuing.

 

            (ii) 
as soon as available and in any event within forty five (45) calendar days following the end of the first three fiscal quarters of Guarantor,
the unaudited, consolidated balance sheet of the Guarantor and its consolidated subsidiaries and the related unaudited, consolidated
statements of income, retained earnings and cash flows for such fiscal quarter, accompanied by an Officer’s Certificate of the
Guarantor, which shall state that said financial statements fairly represent the financial condition and results of operations of the
Guarantor and its consolidated subsidiaries in accordance with GAAP, consistently applied, as at the end of, and for, such fiscal quarter.
It is understood and agreed that the foregoing delivery requirement may be satisfied with respect to any financial statements by furnishing
to Buyer (1) the applicable financial statements or (2) Guarantor’s Form 10-Q for such fiscal quarter timely filed with the SEC.

 

    14

     

    

 

           (iii)
as soon as available and in any event within one hundred twenty (120) days after the end of each fiscal year of Guarantor (commencing
with the fiscal year ended December 31, 2021), the audited, consolidated balance sheet of Guarantor and its consolidated subsidiaries,
as at the end of such fiscal year and the related audited, consolidated statements of income, retained earnings and cash flows for such
fiscal year, accompanied by (x) an opinion thereon of an independent certified public accountant of recognized national standing, which
opinion shall not be qualified as to scope of audit or going concern and shall state that said financial statements fairly present the
consolidated financial condition and results of operations of the Guarantor and its consolidated subsidiaries as at the end of and for
such fiscal year in accordance with GAAP and (y) an Officer’s Certificate of the Guarantor, which shall state that said financial
statements fairly present the consolidated financial condition and results of operations of the Guarantor and its consolidated subsidiaries
as at the end of and for such fiscal year in accordance with GAAP. It is understood and agreed that the foregoing delivery requirement
may be satisfied with respect to any financial statements by furnishing to Buyer (1) the applicable financial statements or (2) Guarantor’s
Form 10-K for such fiscal year timely filed with the SEC.

 

Notwithstanding
the
foregoing, if, at any time, Seller or Guarantor agrees to provide financial information to any other Person in any repurchase agreement
or financing arrangement that is more favorable to such Person than those set forth above (including, without limitation, any monthly
financial statements), Seller or Guarantor shall provide notice to Buyer and Seller and Guarantor agree that this clause (f) shall be,
without any further action by any party hereto, deemed amended and modified in an economically and legally equivalent manner such that
Buyer shall receive the benefit of the more favorable financial reporting requirements contained in such arrangement.

 

    15

     

    

 

	 	11.	Remedies upon an Event of Default.
                                            In addition to the remedies provided in Paragraph 11 of the Agreement, upon the occurrence
                                            and during the continuance of an Event of Default following notice to Seller, Buyer shall
                                            have all the rights of the Beneficial Owner under the Trust Agreement and shall have the
                                            right to direct the Trustee in accordance with the terms of the Trust Agreement.

 

		12.	Effect
                                            of Benchmark Transition
                                            EventReplacement.
                                            The
                                            Pricing Rate used to calculate the Price Differential is determined by reference to LIBOR.
                                            LIBOR is intended to represent the rate at which contributing banks may obtain short-term
                                            borrowings from each other in the London interbank market. On March 5, 2021, the FCA, the
                                            regulatory supervisor of LIBOR’s administrator, IBA, publicly announced the future
                                            cessation or loss of representativeness after June 30, 2023, of LIBOR. There is no assurance
                                            that the date announced by the FCA will not change or that the IBA, FCA or other regulators
                                            will not take further action that could impact the availability, composition, or characteristics
                                            of LIBOR or the currencies and/or tenors for which LIBOR is published. Each party to this
                                            Agreement should consult its own advisors to stay informed of any such developments. In light
                                            of this eventuality, public and private sector industry initiatives are currently underway
                                            to identify new or alternative reference rates to be used in place of LIBOR. Under the circumstances
                                            set forth in this Section 12, this Section 12 provides a mechanism for determining the Benchmark
                                            Replacement. The Calculation Agent will notify Buyer and Seller as required by this Section
                                            12. However, the Calculation Agent does not warrant or accept any responsibility for, and
                                            shall not have any liability with respect to, the administration, submission or any other
                                            matter related to LIBOR or other rates in the definition of LIBOR or with respect to any
                                            alternative or successor rate thereto, or replacement rate thereof (including, without limitation,
                                            any Benchmark Replacement or Benchmark Replacement Conforming Changes implemented pursuant
                                            to this Section 12, whether the composition or characteristics of any such alternative, successor
                                            or replacement reference rate will be similar to, or produce the same value or economic equivalence
                                            of, the LIBOR or have the same volume or liquidity as did the LIBOR prior to its discontinuance
                                            or unavailability).Term
                                            SOFR.

 

		(a)	Benchmark
                                            Replacement.

 

(1)  
Notwithstanding anything to the contrary herein or in any other Program Document but subject to Section 12(d) below, if the then-current
Benchmark is LIBOR, notwithstanding anything to the contrary herein or in any other Program Document, on the earlier of (i) the date
that LIBOR has either permanently or indefinitely ceased to be provided by IBA or has been announced by the FCA pursuant to public statement
or publication of information to be no longer representative and (ii) the Early Opt-in Effective Date, the Benchmark Replacement will
replace such Benchmark for all purposes hereunder and under any Program Document in respect of any setting of such Benchmark on such
day and all subsequent settings without any amendment to, or further action or consent of any other party to the Agreement or any other
Program Document.

 

    16

     

    

 

		(a)	(2)
                                            If the then-current Benchmark is a rate other than LIBOR, uponUpon
                                            the occurrence of a Benchmark Transition Event, the Benchmark Replacement
                                            will replace the then-current Benchmark for all purposes hereunder and under any Program
                                            Document in respect of any Benchmark setting at or after 5:00 p.m. (New York time) on the
                                            fifth (5th) Business Day after the date notice of such Benchmark Replacement is provided
                                            to Buyer and Seller without any amendment to, or further action or consent of any other party
                                            to, the Agreement or any other Program Document so long as the Calculation Agent has not
                                            received, by such time, written notice of objection to such Benchmark Replacement from Buyer
                                            or Seller. At any time that the administrator of the then-current Benchmark has permanently
                                            or indefinitely ceased to provide such Benchmark or such Benchmark has been announced by
                                            the regulatory supervisor for the administrator of such Benchmark pursuant to public statement
                                            or publication of information to be no longer representative of the underlying market and
                                            economic reality that such Benchmark is intended to measure and that representativeness will
                                            not be restored, Seller may revoke any request for a Transaction to be made or continued
                                            that would bear interest by reference to such Benchmark until Seller’s receipt of notice
                                            from the Calculation Agent that a Benchmark Replacement has replaced such Benchmark.

 

		(b)	Benchmark
                                            Replacement Conforming Changes.
                                            In connection with the implementation and administration of a
                                            Benchmark Replacement, the Calculation Agent will have the right to make Benchmark Replacement
                                            Conforming Changes from time to time and, notwithstanding anything to the contrary herein
                                            or in any other Program Document, any amendments implementing such Benchmark Replacement
                                            Conforming Changes will become effective without any further action or consent of any other
                                            party to the Agreement.

 

		(c)	Notices;
                                            Standards for Decisions and Determinations.
                                            The Calculation Agent will promptly notify Seller and Buyer of
                                            (i) the implementation of any Benchmark Replacement and (ii) the effectiveness of any Benchmark
                                            Replacement Conforming Changes.

 

		(d)	Any
                                            determination, decision or election that may be made by the Calculation Agent or Buyer pursuant
                                            to this Section 12, including any determination with respect to a tenor, rate or adjustment
                                            or of the occurrence or non-occurrence of an event, circumstance or date and any decision
                                            to take or refrain from taking any action, will be conclusive and binding absent manifest
                                            error and may be made in its or their sole discretion and without consent from any other
                                            party hereto, except, in each case, as expressly required pursuant to this Section 12.

 

		13.	Intent.
                                            For
                                            purposes of the Transactions contemplated by this Annex, the Agreement is hereby amended
                                            by adding the following as Paragraph 21:

 

    17

     

    

 

ANNEX II

 

Names and Addresses for
Communications Between Parties

 

BARCLAYS BANK PLC

For all legal notices under
this Agreement:

BARCLAYS BANK PLC

5 The North Colonnade

Canary Wharf

London E14 4BB

Legal Director

+44 (0) 20 7773 0188

+44 (0) 20 7773 4932

ldnrepo@barclays.com

 

 

Peachtree Mortgage SPV., LLC

c/o Angel Oak Capital Advisors,
LLC

3344 Peachtree Road NE,
Suite 1725

Atlanta, Georgia 30326

Attention: Ashish Negandhi

Email: ashish.negandhi@angeloakcapital.com

 

With copies to:

 

Angel Oak Mortgage, Inc.

c/o Angel Oak Capital Advisors,
LLC

3344 Peachtree Road NE,
Suite 1725

Atlanta, Georgia 30326

Attention: David Gordon

Email: David.Gordon@angeloakcapital.com

 

Angel Oak Mortgage, Inc.

3344 Peachtree Road NE,
Suite 1725

Atlanta, Georgia 30326

Attention: Brandon Filson

Email: Brandon.Filson@aoreit.com

 

     

     

    

 

Exhibit B

 

[See attached]

 

     

     

    

 

“Leverage
Ratio”: The quotient
of a Person’s Indebtedness divided by Tangible Net Worth.

 

“Loan
Level Advance Rate”: WithAs
of any date of determination, with respect to an Eligible Underlying Asset, [*].

 

“Minimum
Liquidity Amount”:
The greater of (a) four (4) percent of the Repurchase Price and (b) $3,000,000.

 

“Pricing
Margin”: With respect
to an Eligible Underlying Asset [*].

 

“Tangible
Net Worth”: The excess
of total assets over total liabilities, determined in accordance with generally accepted accounting principles, excluding however all
assets which would be classified as intangible assets under generally accepted accounting principles.

 

Section 2.        Fees.

 

Upon
the sale or disposition of any Underlying Assets, Seller shall pay Buyer the Exit Fee on the date of such sale or disposition; provided
that any underwriting fees paid to Buyer or its Affiliates in connection with a securitization of such Underlying Assets shall be creditable
towards the payment of such Exit Fees.

 

Section 3.        Amendment.

 

This
Fee Letter may not be amended nor any provision hereof waived or modified except by an instrument in writing signed by Seller and Buyer.

 

Section 4.        GOVERNING
LAW.

 

THIS
FEE LETTER SHALL BE CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK, AND THE OBLIGATIONS, RIGHTS, AND REMEDIES OF THE
PARTIES HEREUNDER SHALL BE DETERMINED IN ACCORDANCE WITH SUCH LAWS WITHOUT REGARD TO THE CONFLICT OF LAWS DOCTRINE APPLIED IN SUCH STATE
(OTHER THAN SECTION 5-1401 AND 5-1402 OF THE GENERAL OBLIGATIONS LAW OF THE STATE OF NEW YORK).

 

Section 5.        Severability.

 

Each
provision of this Fee Letter shall be interpreted in such manner as to be effective and valid under applicable law, but if any provision
of this Fee Letter shall be prohibited by or be invalid under such law, such provision shall be ineffective to the extent of such prohibition
or

 

    2EX-10.12

 Exhibit 10.12 

SUBLEASE AGREEMENT 
 THIS
SUBLEASE AGREEMENT (the “Sublease” or “Sublease Agreement”) is entered into on this 29th day of July 2021 (the “Effective Date”) by and between ENGIE HOLDINGS INC., a Delaware corporation
(“Sublandlord”), having an address at 1360 Post Oak Blvd, Suite 400, Houston, TX 77056 and THE TOMORROW COMPANIES INC. (“Subtenant”), having an address of 25 Dorchester Ave, Rm 52150, Boston, MA 02205. 

WHEREAS, Sublandlord entered into a Lease dated January 9, 2019, by and between Sublandlord and 9 Channel Center MT LLC
(“Landlord”), a partially redacted copy of which is attached as Exhibit A hereto (“Master Lease”), under which Sublandlord leases the entire rentable area of the sixth (6th) floor and seventh (7th) floor being shown on Exhibit A of the Master Lease comprised of approximately 21,170 rentable square feet (hereinafter collectively called the “Master Premises”) at 9 Channel
Center, Boston, Massachusetts (the “Building”) together with certain appurtenant rights. 
 WHEREAS, Sublandlord desires to
sublease to Subtenant and Subtenant desires to sublease from Sublandlord the entire rentable area of the 7th floor portion of the Master Premises comprised of approximately 10,585 rentable square
feet identified on Exhibit A of Master Lease hereto (the “Subleased Premises”) on the terms and conditions hereinafter provided. 

NOW, THEREFORE, in consideration of the foregoing and the covenants and promises herein provided, the parties agree as follows: 

1. Subleased Premises and Sublease Term. Sublandlord hereby subleases the Subleased Premises to Subtenant and Subtenant hereby subleases
the Subleased Premises from Sublandlord. Subject to the terms and conditions of the Master Lease, Subtenant shall have the non-exclusive right to use the common areas and facilities of the Building as set
forth in Section 2.2 of the Master Lease. Subtenant shall lease the Subleased Premises, upon and subject to the covenants, agreements, terms and conditions herein provided and in the Master Lease as more fully set forth herein, for an initial
term commencing on the later to occur of (a) August 30, 2021 provided that if the planning and preparation pursuant to Section 2 below are in Subtenant’s determination complete prior to August 30, 2021, the initial term may
start as early as August 23, 2021, and (b) the date that the Landlord grants its consent to this Sublease Agreement, but no later than August 30, 2021 (the “Commencement Date”) and expiring on December 29, 2025,
(the “Sublease Term”). The provisions of the Master Lease are incorporated herein by reference; capitalized terms used but not defined herein shall have the meanings ascribed to them in the Master Lease. Through the Term of the
Master Lease (through April 30, 2030) Subtenant shall have one (1) extension option for the Subleased Premises (“Option”). The Rent for the Option shall be ninety-five percent (95%) of the then-market gross rent. 

  
 1 

 2. Base Rent. Beginning on December 31, 2021, but subject to adjustment depending on
the Commencement Date (the “Rent Commencement Date”), subtenant covenants and agrees to pay monthly base rent to Sublandlord for the Sublease Term due and payable in advance on the first day of each month, as follows: 

 

													
	 Period
	  	Annual/RSF	 	  	Annual	 	  	Monthly	 
	 December 30, 2021 — December 29, 2022
	  	$	43.00	 	  	$	455,155.00	 	  	$	37,929.58	 
	 December 30, 2022 — December 29, 2023
	  	$	44.00	 	  	$	465,740.00	 	  	$	38,811.67	 
	 December 30, 2023 — December 29, 2024
	  	$	45.00	 	  	$	476,325.00	 	  	$	39,693.75	 
	 December 30, 2024 — December 29, 2025
	  	$	46.00	 	  	$	486,910.00	 	  	$	40,575.83	 

 Subject to prior notice to Sublandlord and solely during regular business hours, Sublandlord shall grant
Subtenant reasonable access to the Subleased Premises for the purposes of planning and preparation to the Subleased Premises beginning on August 1, 2021 until the Commencement Date. 

Payments shall be made by electronic funds transfer to Sublandlord in accordance with the account information set forth on Attachment 1 (as
may be updated by Sublandlord from time to time as set forth therein). 
 Subtenant shall pay for all telephone and data communication
charges incurred by Subtenant directly to the provider(s) of such services. Base Rent for the first month shall be paid upon the execution of this Sublease Agreement and be applied accordingly. 

3. Sublease Additional Rent. Subtenant shall reimburse Sublandlord for Subtenant’s Pro Rata Share of the Operating Expenses payable
by Sublandlord during the Sublease Term, pursuant to and calculated in accordance with Section 8.2 of the Master Lease, over Base Operating Expenses payable by Sublandlord for Calendar Year 2022. Subtenant shall reimburse Sublandlord for
Subtenant’s Pro Rata Share of the Taxes payable by Sublandlord during the Sublease Term, pursuant to and calculated in accordance with Section 8.1 of the Master Lease, over the Base Tax Amount payable by Sublandlord for fiscal year 2022.
For the avoidance of doubt, Subtenant shall not be required to make any payments on account of accrued Operating Expenses prior to January 1, 2023 or any payments on account of accrued Taxes prior to July 1, 2022. Such reimbursement
amounts shall be paid to Sublandlord at the times and in the manner provided in such provisions of the Master Lease and Sublandlord shall promptly provide to Subtenant any notices or correspondence received from Master Landlord regarding Operating
Expenses and Taxes under the Master Lease. As used herein, Subtenant’s Pro Rata Share shall mean fifty percent (50%) which represents the Subleased Premised over the total square footage leased by Sublandlord under the Master Lease. 

4. Use. The Subleased Premises shall be primarily used for general office use and subject to Quiet Enjoyment each per the Master Lease.

  
 2 

 5. Incorporation of Master Lease. 

a. Sublandlord represents and warrants to Subtenant that (i) the Master Lease is in full force and effect, (ii) the copy of the
Master Lease attached hereto as Exhibit A is true, correct, and complete (other than the partial redactions), and (iii) to the best of Sublandlord’s knowledge, neither Sublandlord nor Landlord is in default thereunder and there are
no facts or circumstances that could give rise to a default. Except with respect to Sublandlord’s obligation to pay Fixed Rent and Additional Rent due and owing under the Master Lease which provision is expressly excluded from this Sublease,
all of the covenants, agreements, terms and conditions of the Master Lease relating to or applicable to the tenant under the Master Lease are incorporated herein and made a part hereof with respect to the Subleased Premises only with the same force
and effect as if set forth at length herein, except to the extent the same are modified or amended by this Sublease, it being understood and agreed that said provisions shall fix the obligations of the Subtenant with the same effect as if the
Subtenant were the tenant named in the Master Lease. Except as otherwise provided herein, Subtenant agrees that Sublandlord shall have all of the rights and remedies of the Landlord under the Master Lease relating to the Subleased Premises with
respect to Subtenant as if such rights and remedies were fully set forth herein. To the extent there is a conflict between the provisions of the Master Lease which are hereby incorporated and the express provisions of this Sublease, the express
provisions of this Sublease shall prevail to the extent Landlord’s rights under the Master Lease are not affected. Notwithstanding the foregoing, the following provisions of the Master Lease are excluded and not incorporated herein: Article VI;
Sections 13.26, 13.27, 13.28 and 13.29. 
 b. Sublandlord shall not amend or modify the terms of the Master Lease in any manner during the
Sublease Term which decreases Subtenant’s rights or benefits under this Sublease or increases Subtenant’s obligations, without Subtenant’s prior written consent. Sublandlord shall pay all rental due under the Master Lease on or before
the date due and otherwise perform all obligations under the Master Lease that are not the obligations of Subtenant as occupant of the Subleased Premises under this Sublease. If Master Landlord shall default in the performance of its obligations
under the Master Lease (including those rights accruing to the benefit of the Subtenant and the Subleased Premises), Sublandlord shall use commercially reasonable efforts promptly and timely and in consultation with Subtenant to cause Master
Landlord to perform its obligations under the Master Lease and to enforce the terms thereof (“Enforcement”). Sublandlord shall not take any action or do or permit to be done on its behalf anything which (i) will result in a
violation of or default under any of the terms, covenants, conditions, or provisions of the Master Lease or any other instrument to which this Sublease is subordinate, or (ii) will result in any additional cost or other liability to Subtenant
unless paid for by Sublandlord. 
 6. Condition of Subleased Premises. Sublandlord will deliver the Subleased Premises vacant and free
and clear of all Sublandlord’s furniture, fixtures, and equipment, except as provided in Section 29 below. Except for the foregoing, Subtenant has inspected the Subleased Premises and agrees to accept possession of the Subleased Premises
in their present condition, “as-is”, without any representations or warranties (express, implied or otherwise) and without any obligation on the part of Sublandlord to make any alterations,
decorations, installations or improvements. Subtenant may not make alterations and improvements to the Subleased Premises without the express written consent of the Sublandlord, such consent not to be unreasonably 

  
 3 

 
withheld, conditioned or delayed and, to the extent required under Master Lease, Landlord. At Sublandlord’s request, to be made at the time when Subtenant requests consent for any alteration
or improvement, Subtenant shall remove any such alteration and improvement and restore the Subleased Premises (subject to ordinary wear and tear) upon the expiration or earlier termination of this Sublease Agreement solely if and to the extent
required by Landlord under the Master Lease. 
 7. Adherence to Master Lease. Subtenant covenants and agrees (a) to perform and
observe all of the agreements, covenants, terms and conditions of the Master Lease (except for the payment of Rent by Sublandlord (including both Fixed and Additional) under the Master Lease) with respect to the Subleased Premises (and the buildings
and common areas, to the extent applicable) to the extent that the same are not modified or amended by this Sublease, and (b) that it shall not do or suffer or permit anything to be done which would constitute a default under the Master Lease
with respect to the Subleased Premises, and (c) that notwithstanding any other provision of this Sublease to the contrary, any act or omission by Subtenant which constitutes a default under the Master Lease with respect to the Subleased
Premises also constitutes a default hereunder. Subtenant agrees that in the event it enters into any sublease or license (or any other transaction allowing another entity to use the Subleased Premises for compensation) it shall abide by all the
provisions of Master Lease, including but not limited to the sharing with the Landlord of rents received in excess of the rent paid under the Master Lease. Subject to Subtenant’s performance of its obligations hereunder, Sublandlord shall not
default the Master Lease, or perform any act which would constitute a violation or default thereunder, or result in a forfeiture or termination of the Master Lease or render Sublandlord liable for damages, fines, or penalties payable to Master
Landlord. Notwithstanding anything in this Sublease to the contrary, if the rent due under the Master Lease with respect to the Subleased Premises is abated in whole or in part during the Sublease Term pursuant to any applicable provision of the
Master Lease relating to interruption, curtailment, fire, damage, hazard or otherwise, then all rents due under this Sublease shall abate for the same period and to the same extent as the rent for the Premises is abated pursuant to the Master Lease.

 8. Default. If Subtenant (i) fails or neglects to make any payment of rent or any other sum owed by Subtenant within five
(5) business days of written notice that such payment is past due (and such failure will not constitute a Default of Subtenant unless such failure to pay is not cured within seven (7) Business Days), or (ii) fails to perform any of
Subtenant’s other covenants, agreements or obligations under this Sublease or the Master Lease (except to the extent arising from the error or omission from Sublandlord) and such default shall not be cured within twenty (20) days of
written notice thereof, Sublandlord may immediately or at any time thereafter while such default remains uncured upon notice to Subtenant terminate this Sublease and take any and all actions permitted to be taken by the Landlord under the Master
Lease in respect of a default by the tenant thereunder or any termination as a result thereof. 
 9. Indemnity. Subtenant shall
indemnify, defend and hold harmless Sublandlord and Landlord from and against any and all claims, cost, expense or liability (including reasonable attorneys’ fees) asserted by or on behalf of any person and incurred on account of
(i) Subtenant’s willful misconduct and negligent acts or omissions and the willful misconduct and negligent acts or omissions of its employees, agents, contractors or invitees on or about the Subleased Premises, or the Building, or
(ii) on account of any breach or violation by Subtenant of this Sublease or the 

  
 4 

 
Master Lease, except to the extent such breach or violation arises from the act or omission of Sublandlord, or (iii) any accident, injury or damage to any person or property which occurs on
or about the Subleased Premises, or (iv) Subtenant’s failure to comply with the requirements of any governmental authority. Notwithstanding the foregoing in no event shall this Section require Subtenant to indemnify or defend Sublandlord
or Landlord against any claims, cost, expense or liability to the extent arising out of the negligence or willful misconduct of Sublandlord or Landlord (including their respective employees, agents, contractors or invitees). 

Sublandlord shall indemnify and hold harmless Subtenant from and against any and all claims, cost, expense or liability (including reasonable
attorneys’ fees) incurred (i) on account of any breach or violation by Sublandlord of this Sublease or the Master Lease or (iii) Sublandlord’s failure to comply with the requirements of any governmental authority. 

The parties hereto hereby release and waive any right or claim against the other for loss of business, loss of profits, inconvenience, or for
any other incidental or consequential damages. In no event shall the partners, principals, members, officers, stockholders, directors, employees or agents of either party be personally liable for the performance of such party’s obligations
under this Sublease. 
 10. Assignment. Except in the case of a Permitted Transferee, Subtenant shall not, by the sale of all or
substantially all of its assets, operation of law or otherwise, assign, sell, mortgage, pledge or in any other manner transfer or encumber this Sublease or any interest therein, or sublet the Subleased Premises or any part or parts thereof, or grant
any concession or license or otherwise permit occupancy of all or any part of the Subleased Premises by any person, without the prior written consent of Sublandlord, which consent shall not be unreasonably withheld, conditioned or delayed, and
Landlord’s consent to the extent required under the Master Lease. Except in the case of a Permitted Transferee, neither the consent of transfer, concession, license or use, nor any references in this Sublease to assignees, subtenants,
mortgagees, pledgees, transferees, concessionaires, licensees, or users, shall in any way be construed to relieve Subtenant of the requirement of obtaining the prior written consent of Sublandlord and Landlord to any further assignment, subletting
or use or to the making of any assignment, subletting, mortgage, pledge, transfer, concession or license with respect to this Sublease or all or any part of the Subleased Premises. If Sublandlord consents to any assignment of this Sublease, the
assignee shall execute and deliver to Sublandlord an agreement in form and substance reasonably satisfactory to Sublandlord whereby the assignee shall assume all of Subtenant’s obligations under this Sublease. Notwithstanding any assignment,
subletting or transfer including, without limitation, any assignment, subletting, transfer or use permitted or consented to by Sublandlord, the original Subtenant named herein and any other person who at any time was Subtenant shall remain fully
liable under this Sublease. In the event of any assignment or transfer of the leasehold estate under the Master Lease, the transferor or assignor, as the case may be, shall be and hereby is entirely relieved and freed of all obligations under this
Sublease from the date of the transfer forward, provided that the transferee and assignee has assumed the transfer or assignor’s obligations as of the date of such transfer. 

11. Authority. Subtenant represents and warrants that it has all requisite corporate power and authority to enter into this Sublease.
Sublandlord represents and warrants that it has all requisite corporate power and authority to enter into this Sublease. 

  
 5 

 12. Late Charges. Any payment not received within seven (7) days of the date it
was due shall automatically be subject to a late payment fee in the amount of five percent (5%) of the amount overdue, which fee is a service charge intended to compensate Sublandlord for the additional administrative and other costs and expenses it
incurs by reason of such late payment. Furthermore, any payment not received within fifteen (15) days of the date it was due shall accrue interest at an annual rate of twelve percent (12%). Notwithstanding the foregoing, as to the first such
late payment in any calendar year, Subtenant shall not be required to pay such late charge unless Subtenant fails to pay the amount due within seven (7) days after Sublandlord gives Subtenant notice of such late payment. 

13. Insurance. During the term of this Sublease Agreement, Subtenant shall maintain public liability and property damage insurance of
the types and in the amounts required by the Master Lease, except that combined commercial general liability and umbrella insurance coverage shall be no less than $7 million in the aggregate. Subtenant shall name Sublandlord and Landlord as
additional insureds on its commercial general liability insurance policy as outlined in the Master Lease and shall provide Sublandlord and Landlord with a Certificate of Insurance evidencing said coverage as well as Certificates of Insurance for all
other insurance required under this Section prior to taking possession of the Subleased Premises. 
 14. Waiver of Subrogation.
Insofar as, and to the extent that, this Section 14 may be effective without invalidating or making it impossible to secure insurance coverage obtainable from responsible insurance companies doing business in the locality in which the
Subleased Premises are located (even though extra premium may result therefrom): To the fullest extent permitted by law, the parties hereto waive and release any and all rights of recovery against the other, and agree not to seek to recover from the
other or to make any claim against the other, and in the case of Sublandlord, against all Subtenant Parties, and in the case of Subtenant, against all Sublandlord Parties, for any loss or damage incurred by the waiving/releasing party to the extent
such loss or damage is insured under any property insurance policy required by this Sublease or which would have been so insured had the party carried the insurance it was required to carry hereunder. Subtenant shall obtain from its subtenants and
other occupants of the Subleased Premises a similar waiver and release of claims against any or all of Subtenant or Sublandlord. Any subtenant or assignee of Subtenant shall have the benefit of Sublandlord’s waiver contained herein. In
addition, the parties hereto (and in the case of Subtenant, its subtenants and other occupants of the Subleased Premises) shall procure an appropriate clause in, or endorsement on, any insurance policy required by this Sublease pursuant to which the
insurance company waives subrogation. The insurance policies required by this Sublease shall contain no provision that would invalidate or restrict the parties’ waiver and release of the rights of recovery in this Section. The parties hereto
covenant that no insurer shall hold any right of subrogation against the parties hereto by virtue of such insurance policy. 
 15.
Sublandlord Parties and Subtenant Parties. The term “Sublandlord Party” or “Sublandlord Parties” shall mean Sublandlord, any affiliate of Sublandlord, and each of their respective direct or indirect partners, officers,
shareholders, directors, members, trustees, beneficiaries, servants, employees, principals, contractors, licensees, agents or representatives. For the purposes of this Sublease, the term “Subtenant Party” or “Subtenant Parties”
shall mean Subtenant, any affiliate of Subtenant, any permitted subtenant or any other permitted occupant of the Subleased Premises, and each of their respective direct or indirect partners, officers, shareholders, directors, members, trustees,
beneficiaries, servants, employees, principals, contractors, licensees, agents, invitees or representatives. 

  
 6 

 16. Services and Repairs. Subtenant shall be entitled to all those services and
utilities which Landlord is required to provide under the Master Lease. It is understood that all work, services, insurance, ADA compliance, repairs, restorations, equipment and access which are required to be provided and made by Sublandlord
hereunder or by Landlord under the Master Lease, will, in fact, be provided by the Landlord under the Master Lease, and Sublandlord shall have no obligation during the term of this Sublease Agreement to do any such work, to provide any such
services, equipment or access, or to make any such repairs or restorations or otherwise perform any obligations or observe any conditions required to be observed or performed by Landlord under the Master Lease, and Subtenant agrees to look solely to
the Landlord under the Master Lease for the performance and observance of the same. Sublandlord shall in no event be liable to Subtenant nor shall Subtenant’s obligations hereunder be impaired or the performance thereof excused because of any
failure or delay on the part of the Landlord under the Master Lease in performing or observing the obligations of the Landlord under the Master Lease, provided, however, that in the event of such failure or delay by the Landlord under the Master
Lease, Subtenant shall notify Sublandlord in writing, and Sublandlord shall promptly notify Landlord and shall use reasonable efforts to cause the Landlord under the Master Lease to promptly correct the delay or failure, provided that Sublandlord
shall not incur any liability, including the expenditures of funds, with respect thereto, and nothing contained herein shall obligate Sublandlord to institute legal proceedings against Landlord. 

17. Access. Subject to the terms and conditions of the Master Lease, Subtenant shall have access to the Subleased Premises twenty-four
(24) hours per day, seven (7) days per week. Subtenant agrees to allow Sublandlord and its agents access to the entire Subleased Premises at any time, with reasonable advance notice, except in the event of emergency, accident, Force
Majeure, or Landlord shut down whereupon no notice shall be required, to inspect Subtenant’s compliance with the terms of this Sublease. Sublandlord will use reasonable efforts to minimize disruption to Subtenant’s business in connection
with any such access. 
 18. Surrender of Subleased Premises. Subtenant agrees that time shall be of the essence with respect to
Subtenant’s obligation to surrender, subject to reasonable wear and tear, possession of the Subleased Premises to Sublandlord upon the termination of the term of this Sublease, and further agrees that in the event that Subtenant does not
promptly surrender possession of the Subleased Premises to Sublandlord upon such termination, Subtenant shall pay Sublandlord the existing rent and any additional rent at the rate of 200% of the then current rent thereafter, prorated on a daily
basis. Sublandlord, in addition to any other rights and remedies Sublandlord may have against Subtenant for such holding over, shall be entitled to bring summary proceedings against Subtenant, and Subtenant agrees to reimburse Sublandlord for
Sublandlord’s out-of-pocket damages reasonably sustained by reason of such holding over including, without limitation, Sublandlord’s actual damages incurred
under the Master Lease and reasonable attorneys’ fees and disbursements incurred in connection with the exercise by Sublandlord of its remedies against Subtenant. 

  
 7 

 19. Notices. Any notice, approval, consent or election made pursuant to this Sublease
or the Master Lease shall be in writing and shall be deemed duly delivered upon receipt (or the first date such delivery is attempted and refused) if delivered personally or if mailed by registered or certified mail, return receipt requested, or by
a reputable nationally recognized overnight carrier, addressed: 
  

			
	 if to Sublandlord:
	  	 ENGIE Holdings Inc.
 1360 Post Oak Blvd, Suite
400
 Houston, TX 77056
 Attn:

 
 With a copy to:

ENGIE Holdings Inc.
 Attn: Legal Counsel

		
	 if to Subtenant:
	  	 prior to the Commencement Date:
  

Tomorrow.io
 25 Dorchester Ave, Rm 52150

Boston, MA 02205
 Attn: Chief Operating Officer

	
	 And after the Commencement Date to the address of the Subleased Premises herein,

		
		  	 Attn:
 With a copy to:

 
 Tomorrow.io

9 Channel Center
 Boston, MA
                    
 Attn: Chief Operating
Officer

 Either party may, by notice as aforesaid, direct that future notices be sent to a different address. Any
notice given by an attorney of a party shall be deemed notice by such party. Each party to this Sublease shall send to the other party copies of any and all notices and other communications it shall send to and receive from Master Landlord relating
to the Subleased Premises. 
 20. Security Deposit. Upon Subtenant’s execution of this Sublease Agreement, Subtenant will deliver
to Sublandlord a security deposit, which will be in the form of cash in the amount of One Hundred Sixty-two Thousand, Three Hundred Three Dollars and Thirty-two Cents
($162,303.32) (as may be reduced as set forth below, the “Security Deposit”), to be held by Sublandlord without interest as security for the full and timely performance of Subtenant’s obligations hereunder. Notwithstanding
anything to the contrary contained in this Sublease, and provided that (i) this Sublease is in full force and effect, and (ii) Subtenant shall not then be in default of this Sublease beyond any applicable notice or cure period, then 

  
 8 

	 	(A)	 upon the twelfth (12th) month of the Sublease Term, (the
“First Anniversary Security Deposit Reduction Date”), Sublandlord shall release to Subtenant such amount as required to reduce the Security Deposit to One Hundred Twenty One Thousand Seven Hundred Twenty-Seven Dollars and Forty-nine
Cents ($121,727.49) in the form of either a credit against Rent due or next becoming due, or a payment to Subtenant on the First Anniversary Security Deposit Reduction Date, at the election of Subtenant; and 

 

	 	(B)	 upon the twenty-fourth (24th) month of the Sublease Term
(the “Second Anniversary Security Deposit Reduction Date”), Sublandlord shall release to Subtenant such amount as required to reduce the Security Deposit to Eighty-one Thousand One Hundred Fifty-one and Sixty-six Cents ($81,151.66) in the form of either a credit against Rent due or next becoming due, or a payment to Subtenant on the Second Anniversary Security
Deposit Reduction Date, at the election of Subtenant. 

 The Security Deposit may be
co-mingled with other deposits of Sublandlord. Within thirty (30) days from the expiration or earlier termination of this Sublease, and the Subtenant’s surrender of the Subleased Premises in
accordance with the terms of this Sublease, Sublandlord shall return the remaining amounts of the Security Deposit, or so much thereof as shall not have been applied (provided that the Security Deposit may only be applied following a default by
Subtenant, as set forth in Section 10 above), to Subtenant. In the event Sublandlord applies any portion of the Security Deposit pursuant to this section, Subtenant shall immediately pay Sublandlord such amounts necessary to restore the
Security Deposit to the required amount as set forth herein. 
 21. Entire Agreement. All prior understandings and agreements between
the parties with respect to the subject matter hereof are merged within this Sublease. The covenants and agreements herein contained shall bind and inure to the benefit of Sublandlord, Subtenant, and their respective successors and assigns. 

22. Consents and Approvals. Subtenant shall seek Sublandlord’s consent in any instance where the Landlord’s consent would have
been required for the Sublandlord under the Master Lease (such as a modification to the Subleased Premises). Sublandlord shall use commercially reasonable and good faith efforts to acquire Landlord consent but shall have no responsibility or
liability to Subtenant for any refusal by Landlord to grant such consent. 
 Termination of Master Lease. If the term of the Master
Lease shall terminate prior to the expiration of this Sublease, this Sublease shall thereupon be terminated and, except as set forth herein or in the case of an error or omission by Sublandlord or by reason of a default by Sublandlord that is not
attributable to a default by Subtenant hereunder, Sublandlord shall not be liable to Subtenant by reason thereof. Sublandlord shall refund to Subtenant any prepaid rent, prorated to the date of termination, and any security deposit held by
Sublandlord. Sublandlord shall do nothing to cause the Master Lease to terminate prior to the scheduled termination of this Sublease, other than pursuant to Sublandlord’s rights, as tenant under the Master Lease, to terminate the Master Lease
in the event of casualty or condemnation, and Sublandlord shall indemnify Subtenant for any damages sustained by Subtenant due to a breach of this obligation. 

  
 9 

 1. Brokerage. Sublandlord and Subtenant each represents and warrants to the other
that it has dealt with no broker or finder in connection with this transaction other than JLL and Newmark Knight Frank, and each party agrees to indemnify, defend and save the other harmless from any loss, cost or damages which such party may pay or
incur, including reasonable attorney’s fees and expenses, by reason of any claim for payment in the nature of a broker’s commission or finder’s fee or other similar fee which may be made by reason of contact by such party with any
such broker or finder other than the above named brokers or any breach of the foregoing representation and warranty. Sublandlord shall pay any commissions owed to JLL in connection with this Sublease Agreement pursuant to a separate agreement. 

2. No Waiver. Sublandlord’s receipt and acceptance of Rent or additional rent, or Sublandlord’s acceptance of performance of
any other obligation by Subtenant, with knowledge of Subtenant’s breach of any provision of this Sublease, shall not be deemed a waiver of such breach. No waiver by either party of any term, covenant or condition of this Sublease shall be
deemed a waiver of any other term, covenant or condition hereof or of any subsequent breach by the breaching party of the same or any other term, covenant or condition. 

3. Landlord’s Consent. This Sublease (and any transfer thereof) is contingent upon the receipt of Landlord’s written consent.
Promptly following the full execution of this Sublease, Sublandlord shall diligently pursue Landlord’s consent. In the event Sublandlord has not obtained Landlord’s consent to this Sublease within thirty (30) days following the date
hereof, Subtenant may, at any time thereafter prior to the receipt of Landlord’s consent, terminate this Sublease in which event this Sublease shall be void ab initio and shall have no further force or effect and Sublandlord shall promptly
return the security deposit and any pre-paid rent to Subtenant. 
 4. Furniture. During the
Sublease Term Subtenant shall have the right to use the furniture located in the Subleased Premises and listed on Exhibit B (the “Furniture”). Subtenant shall be responsible for the cost of any repair or replacements of the
Furniture damaged or destroyed during the Sublease Term or otherwise not returned to Sublandlord at the end of the Sublease Term, reasonable wear and tear excepted. Subtenant agrees to accept the Furniture in
“as-is” condition and agrees to return the same in such condition at the end of the Sublease Term, subject only to reasonable wear and tear. Subtenant shall indemnify, defend and hold harmless
Sublandlord from all loss, claim, liability, damage or cost arising out of damage to person or property related to the use, condition or repair of the Furniture. 

5. HVAC. HVAC shall be provided during Normal Building Operating Hours pursuant to the Master Lease. To the extent a charge is levied
for after-hours HVAC, Subtenant shall pay Sublandlord for Subtenant’s after-hours use, without markup or increase of any kind, pursuant to the Master Lease. 

6. Signage. At Subtenant’s sole cost and expense, Subtenant shall have building standard signage in the building lobby directory
and entrance to the Subleased Premises, pursuant to the Master Lease, which signage shall contain Subtenant’s name and/or logo. 
 7.
Parking. Subtenant shall not have any rights to any parking rights of Sublandlord pursuant to the Master Lease. 

  
 10 

 8. Electricity. [Electricity consumption in the Sublease Premises shall be separately
metered. During the Sublease Term Subtenant shall pay Sublandlord, or at Sublandlord’s direction, Landlord, within ten (10) days after invoicing, for electricity charges incurred within the Subleased Premises as measured by said meter or
check meter.] [TO BE CONFIRMED] 
 9. Miscellaneous. 

a. Except as otherwise expressly set forth herein, the covenants of Subtenant pursuant this Sublease are independent covenants and Subtenant
shall have no right to withhold or abate any payment of Base Rent, Additional Rent or any other payment, or to set off any amount against Base Rent, Additional Rent or any other payment then due and payable, or to terminate this Sublease, because of
any breach or alleged breach by Sublandlord or Landlord of this Sublease or because of the condition of the Sublease Premises, or because of any event of force majeure. Without limiting the foregoing, and to the extent permitted by law, Subtenant
hereby waives any claim to withhold or abate Base Rent, Additional Rent or other payment hereunder or to terminate this Sublease (whether under common law theories of dependent covenants, impracticability, impossibility, or otherwise), in the event
access to or use of the Sublease Premises is limited, restricted or suspended by reason of strikes, lockouts, unavailability of materials, failure of power, restrictive governmental laws, regulations or orders (including health related stay-at-home orders), pandemics (including the COVID-19 pandemic), epidemics, riots, insurrections, war or other reasons beyond
Sublandlord’s control. 
 a. If either party shall commence an action or proceeding against the other to enforce an obligation under
this Sublease and shall obtain a final non-appealable judgment in such action or proceeding after all appeals, the prevailing party shall be entitled to receive, in addition to any damages or other relief
awarded, reasonable attorney fees and court costs. 
 b. This Sublease shall be governed by and interpreted under and construed and enforced
in accordance with the laws of the Commonwealth of Massachusetts. 
 c. No modification, change or amendment of this Sublease shall be
binding upon either party unless such modification, change or amendment is in writing, duly authorized and signed by Sublandlord and Subtenant. 

d. This Sublease shall be effective only when executed by Sublandlord and Subtenant and a fully executed counterpart of this Sublease has been
delivered to each party. 
 e. At the end of the Sublease, Subtenant, at its sole cost and expense, shall be responsible for the
installation, maintenance, repair, replacement and removal of any internet, phones, cabling, wiring installed by it. 
 {signature page
follows} 

  
 11 

 IN WITNESS WHEREOF, the parties hereto have caused this Sublease Agreement to be executed
under seal by an officer duly authorized, as of the day and year first above written. 
  

			
	SUBLANDLORD:
	
	ENGIE Holdings Inc.
		
	By:	 	 /s/ Paula Sacks

	Name: Paula Sacks
	Its: Vice President
	
	SUBTENANT:
	
	The Tomorrow.io Companies Inc.
		
	By:	 	 /s/ Leigha Kemmett

	Name: Leigha Kemmett
	Its: Chief Operating Officer

  
 12

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