Document:

Greenbriar Capital Corp.: Exhibit 4.3 - Filed by newsfilecorp.com

    

    [Certain portions of this exhibit have been redacted as they are both not material and are of the type of information that the Company treats as private or confidential. The Company agrees to furnish supplementally an unredacted copy of the exhibit to the SEC upon its request.]

    

    GREENBRIAR- WEST LAKE RESOURCES BINDING AGREEMENT
November 16, 2021

    The Following Key Items (Schedule "1") comprises the binding financial terms and commitment between Greenbriar Alberta Holdco Inc ("Greenbriar") and West Lake Energy Corp ("West Lake"), together ("the Parties"). Both Parties hereby agree that the key terms set out in the Schedule "1" terms below in this Agreement will be set forth in a Power Purchase Agreement ("PPA") within 90 days of the date of this Agreement, and unless both Parties acting together agree to any specific change(s), the Parties shall hereby work together in good faith on the completion of a PPA incorporating industry standard PPA language. Such PPA must be fully acceptable to both West Lake and Greenbriar and their respective lenders and capital partners. Both parties will act in good faith to execute a PPA that satisfies each of West Lake and Greenbriar, and, as required, the lenders and capital providers of West Lake and Greenbriar, in their individual sole and separate discretion. If after 90 days a PPA is not completed, both Parties will continue to work together in good faith to complete a PPA that is acceptable to West Lake, Greenbriar and, as required, the lenders and capital providers of West Lake and Greenbriar. In all circumstances, the terms of Schedule 1 will, unless otherwise agreed to by the Parties, be reflected in the PPA and both parties will remain exclusive to each other in their joint commitment to have a PPA completed that is acceptable to West Lake and Greenbriar. For greater certainty, neither West Lake nor Greenbriar is required to consent or agree to any changes to the key terms set out in Schedule "1" below, including as requested or required from any lender or capital provider, and to the extent any changes are required or necessary to complete a PPA, neither party shall be under any obligation to agree to the same. In the event a PPA is not entered into on or before April 30, 2022, this Agreement shall automatically terminate and have no force or effect, other than the following sentence which shall survive termination. Each party will bear its own legal cost.

    Both of the Parties may issue a public news release after the signing of this Agreement The news release will make sure the price will remain confidential, unless required by law at a later date. The press releases shall be reviewed and approved by the other Party 24 hours prior to issuance to the public. The Parties have agreed to the initial joint news release hereby attached as Schedule "B" below.

    This Agreement is governed by the Laws of Alberta. Schedule "1" below forms the binding financial terms of the committed aspects that will be incorporated into a PPA, subject to terms of this agreement

    	 
	
	
                ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

            

    

    SCHEDULE "1"

    BINDING AGREEMENT KEY ITEMS

    	
                TRANSACTION DETAILS

            
	
                Parties

            	
                Buyer: West Lake Energy Corp. 
Seller: Greenbriar Alberta Holdco Inc

            
	
                Project

            	
                Project Name:  Lethbridge One

                Project Technology Type:  Solar Tracker

                Project Location:  Lethbridge 

                Interconnection Point:  Lethbridge City Grid

                Project Nameplate Capacity:  30MWac

            
	
                Term

            	
                How long:  10 Years
Starting when: No later than end of 2023

            
	
                Purchased Energy Volume

            	
                Any/all generation: Take or Pay

                Generation percentage: 100% of Nameplate

                Fixed #kWh per year: up to 115% of AEO

                Minimum Volumes: 20% price discount below 85% of AEO over two-year average period

                Maximum Volumes: 20% price discount above 115% AEO over two-year period if elected to be taken by purchaser

                Guaranteed Volumes: Never below 70% of AEO over two-year period
Expected or Target Volumes: 66 million kWh per year Excess Volumes: Purchaser may purchase excess above 115% of AEO at 20% discount with 5-day notice, If declined by purchaser, Seller is free to sell on spot market.

            
	
                Environmental Attributes

            	
                Purchaser has the exclusive right, but not the obligation, to:

                All Renewable Energy Certificates

                Any and all CO2 and NOx credits if available

                Any and all other environmental attributes that the project generates. All of the above to be certified by accredited agency and registered by Seller

                All of the above as a bundled product with the energy generation purchased

                Buyer anticipates that it will purchase a minimum of 35% of the Green Credits. Seller is free to sell the remaining credits unpurchased by the Buyer.

            
	
                PPA type

            	
                Physically settled: Yes, if applicable

                Financially settled: Yes
Contract for Differences: Yes

            
	
                Pricing

            	
                1) $[REDACTED] per kWh;

                2) Green (Carbon) Credit pricing based on attached Schedule A and adjusted to kWh

            
	
                Invoicing and Payment Terms

            	
                Who prepares: Greenbrier Alberta Holdco Inc

                What details: Actual metered kWh generation and corresponding Green Credits

                Invoice timing: Monthly

                Payment timing: Net 10 days

                Late Payment: 1% per month

                Billing Errors: Adjust either way based on third party meter validation

                Set-off: On next invoice

            

    

    
        	- 2 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    	
                Settlement Mechanism

            	
                The parties agree to use the Contract for Differences mechanism to settle the power usage between the two parties where Greenbrier Alberta Holdco Inc. sells power into the grid and then pays to (or receives from) West Lake the difference between the power price received by Greenbrier and the agreed to Pricing. Greenbrier to provide total transparency when reconciling the power usage and differences.

            
	
                Credit Support?

            	
                Credit enhancement premium added if necessary up to $0.01 per kwh

            
	
                CONSTRUCTION DETAILS

            
	
                Construction/COD Timing

            	
                Deadlines: COD no later than June 30th, 2023

                Excuses for missing deadlines: Force Majeure, Regulatory Delays, System Operator Delay, Covid delays in construction

                Impact of missing deadlines: No penalties if for Force Majeure. Contract cancellation if otherwise but a 180-day grace period

                Procurement of Power/EAs from 3rd parties: Contract of Differences

                Termination rights: Bankruptcy or financial insolvency

            
	
                Permitting & Licensing

            	
                What is required: Standard approvals customary in Alberta for a large-scale solar project

                Whose responsibility: Seller
Whose cost: Seller

            
	
                Land

            	
                What is required: Lease obtained

                Conditions: Current

                Whose responsibility: Seller

                Whose cost: Seller

            
	
                Changes during construction (e.g. to capacity, technology, certification, operations, etc.)

            	
                What is allowed: Changes in any equipment
What is not allowed: Change in new nameplate

            
	
                Notice to Proceed or Pre-Construction Walk-away rights

            	
                For Seller if regulatory permits denied

            
	
                Commercial Operation

            	
                What are the requirements: Substantial Completion

                How is it determined: Energization at 50% of initial nameplate

            
	
                Early COD

            	
                Obligation to purchase: Anytime before COD deadline

            

    

    
        	- 3 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    	
                OPERATIONS

            
	
                Permitted Outages

            	
                For what purpose: Catastrophic Electrical System Failure. Routine maintenance not above 5 days per year

                How long, how often: Not above 5 days per year for routine maintenance
Advance notice: 14 days for routine maintenance

            
	
                Availability Guarantee?

            	
                Not less than 70% over two years

            
	
                Curtailment

            	
                None by Purchaser, See outages above for Seller

            
	
                Consequences of generation shortfall

            	
                Guaranteed 20% price discount below 85% but above 115% if elected by purchaser

            
	
                Generation Reporting

            	
                Generation detail provided by Seller

            
	
                Metering

            	
                Equipment: Industry standard calibrated meters

                Access to data: Anytime by purchaser 

                Maintenance/Calibration: Monthly

                Verification/Inspection: Monthly or anytime by Purchaser with five days of notice. Cost borne by purchaser if meters are correct

                Errors: Reconciliation of invoices either up or down on next invoice

            
	
                End of Term

            	
                What happens: Option for 5-year extension if exercised before end of eighth year
Who owns what: Seller owns entire facility

            
	
                DEFAULT AND TERMINATION

            
	
                Buyer Defaults and Cure Periods

            	
                15-day cure

            
	
                Seller Termination Rights

            	
                Bankruptcy by Seller

            
	
                Seller Defaults and Cure Periods

            	
                15-day cure period

            
	
                Buyer Termination Rights

            	
                Failure by seller to meet COD deadline plus 180 grace period

            
	
                OTHER TERMS

            
	
                Financing/Lender Rights

            	
                Bank Lender can step in as Seller

            
	
                Assignment

            	
                No consent required for an assignment to an affiliate. Assignment to a third party requires consent of the non-assigning party, not to be unreasonably withheld.

            
	
                Dispute Resolution

            	
                Courts in Alberta

            
	
                Confidentiality

            	
                Greenbriar can publish binding deal without pricing

            
	
                ROFO

            	
                Additional 60 MWac from Seller to Purchaser over two-year period

            
	
                Insurance

            	
                Project Insurance for 70% equipment costs

            
	
                Governing Law

            	
                Alberta

            

    

    
        	- 4 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    	WEST LAKE ENERGY CORP	 	GREENBRIAR ALBERTA HOLDCO INC
	 	 	 
	 	 	 
	/s/ Bruce McDonald	 	/s/ Devon Sandford
	Bruce McDonald, President and CEO	 	Devon Sandford, President
	 	 	 
	 	 	 
	
                GREEN BRIAR CAPITAL CORP

                (Parent Company of Greenbriar Alberta Holdco Inc)

            	 	 
	 	 	 
	 	 	 
	/s/ Jeff Ciachurski	 	 
	Jeff Ciachurski, CEO	 	 

     

     

    
        	- 5 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    SCHEDULE"A"

    NEXT PAGE

     

     

     

     

     

     

     

     

     

     

    
        	- 6 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    Schedule A

Schedule of escalating carbon credits

    	
                Year

            	
                Proposed Carbon Tax/Ton

            	
                Pro-rata Offset Carbon Credit 
Rate for the Carbon Credits 
Agreement

            
	
                2021

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2022

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2023

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2024

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2025

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2026

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2027

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2028

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2029

            	
                $[REDACTED]

            	
                $[REDACTED]

            
	
                2030

            	
                $[REDACTED]

            	
                $[REDACTED]

            

    

    
        	- 7 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    Schedule "B"

News Release

    NEXT PAGE

     

     

     

     

     

     

     

     

     

     

    
        	- 8 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    

    NEWS RELEASE

    Greenbriar Capital Corp Executes Binding Solar Energy Agreement and Forms a
Strategic Relationship with West Lake Energy Corp

    	November 16, 2021	Trading Symbol:
	 	Toronto Venture Exchange: GRB
	 	US OTC Market. GEBRF

     

    
November 16, 2021 - Coquitlam, BC - Greenbriar Capital Corp ("Greenbriar") is pleased to announce that it has executed an agreement for long-term solar energy supply with West Lake Energy Corp ("West Lake"), a leading privately owned independent Canadian oil and gas producer based in Calgary, Alberta Under the agreement's terms Greenbriar will build, own and operate 9OMWac of solar energy production with the first solar site having a capacity for 30MWac West Lake agrees to purchase all solar power generated from the project and has the option to purchase from the second site which will provide the remaining 6OMWac.

    West Lake intends to become a leader within the Canadian oil and gas industry by being one of the first pure upstream oil and gas producers taking the significant step towards carbon neutrality As part of this goal, West Lake is working towards having a significant portion of its electricity needs met through clean energy.

    "This relationship represents a very exciting step for West Lake, says Bruce McDonald, CEO of West Lake. In addition to providing a secure, low-cost power supply for our operations and carbon credits from the project, our agreement creates a strong partnership with Greenbriar, leveraging their experience in the renewable sector in North America and providing a model for future renewable projects. We intend to bolster participation in renewable energy sources as part of our journey towards carbon neutrality. becoming a leader in the renewable energy transition".

    Greenbriar and West Lake have agreed to a framework to work together in future solar production facilities With the goal of' increasing capacity to 400MW over the next several years, the two companies intend on being the premier solar energy provider to other independent upstream oil and gas producers who do not have the capacity and expertise to build and own their own renewable energy facilities.

    Greenbriar's award-winning and experienced management, board and advisory team, has built, financed, owned or operated over 50,000 MW of renewable energy facilities totaling over US $180 Billion of' capital expenditures.

    
        	- 9 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRF 

                

    

    

    The projections for 90MWac of solar energy generation facilities should have an approximate 10-year annual levelized EBITDA of CDN $19,500,000 and a CAPEX of approximately CDN $105 to $120 Million CAPEX will vary subject to changes in equipment, interconnection and construction costs Greenbriar has engaged Nu-E Corp for the construction of the solar energy facilities Nu-E is a proven leader in the renewable energy construction industry.

    Jeff Ciachurskt, the CEO of Greenbriar states:  "We are excited about the leadership and vision from West Lake Energy Corp To be part of a first-class upstream oil and gas producer's primary energy needs and assist them in their transition to carbon neutrality, speaks volumes to their exemplary leadership for the environment, social practises and governance This is a major milestone in the upstream oil and gas business".

    About West Lake Energy Corp:

    West Lake Energy Corp is an intermediate privately held Calgary-based oil and natural gas producer focused on development and exploration in western Canada with annual revenues greater than $200 million per year West Lake's operations are focused in the Provost medium oil region, the Lloydminster heavy oil region, and the Brazeau area of West Central Alberta.  These three core areas contain over 90% of West Lake's production Committed to sustainability, West Lake is implementing a growth strategy of selective acquisitions and exploration and development of its core areas through a combination of primary, secondary and enhanced oil recovery techniques to increase reserves, production and cash flows at attractive returns on capital.  At the same time, West Lake is dedicated to strong environmental, social and governance practices, including potential future energy transition opportunities.  Additional information about West Lake can he found on the company's website at www.westlakeenergy.ca.

    About Greenbriar Capital Corp:

    Greenbriar is a leading developer of renewable energy and sustainable real estate.  With long-term, high impact, contracted sales agreements in key project locations and led by a successful, industry-recognized operating and development learn, Greenbriar targets deep valued assets directed at accretive shareholder value.

    ON BEHALF OF THE BOARD OF DIRECTORS

     

    Jeffrey J. Ciachurski
Chief Executive Officer and Director
Greenbriar Capital Corp

    For information please contact
E: info@greenbriarcapitalcorp.ca
P: 949 903 5906
www.greenbriarcapitalcorpr.ca

    The TSX Venture Exchange has not reviewed and does not accept responsibility for the accuracy or adequacy of this release.  Neither the TSX Venture Exchange nor its Regulation Service Provider (as that term is defined in the policies of the TSX Venture Exchange) accepts responsibility for the adequacy or accuracy of this release.  This press release may contain forward-looking statements".  All statements, other than statements of historical fact, constitute "forward-looking statements" and include any information that addresses activities, events or developments that the Company believes, expects or anticipates will or may occur in the future including the Company's strategy, plans or future financial or operating performance and other statements that express management's expectations or estimates of future performance.

    
         

    

    
        	- 10 -
	
	
                    ”Greenbriar Capital Corp. was recognized as a TSX Venture 50® company in 2014.
TSX Venture SO is a trade-mark of TSX Inc. and is used under license."
Toronto Venture Exchange Symbol: GRB I US OTC Symbol: GEBRFExhibit 10.18

 

 

 

 

 

LEASE

 

DGE
ALHAMBRA, LP,

 

Landlord,

 

and

 

APPGATE
CYBERSECURITY, INC.,

 

Tenant

 

 

 

 

 

 

     

     

    

 

TABLE OF CONTENTS

 

	1.	USE AND RESTRICTIONS ON USE
	2.	TERM
	3.	RENT
	4.	RENT ADJUSTMENTS
	5.	SECURITY DEPOSIT
	6.	ALTERATIONS
	7.	REPAIR
	8.	LIENS
	9.	ASSIGNMENT AND SUBLETTING
	10.	INDEMNIFICATION
	11.	INSURANCE
	12.	WAIVER OF SUBROGATION
	13.	SERVICES AND UTILITIES
	14.	HOLDING OVER
	15.	SUBORDINATION
	16.	RULES AND REGULATIONS
	17.	REENTRY BY LANDLORD
	18.	DEFAULT
	19.	REMEDIES
	20.	TENANT’S BANKRUPTCY OR INSOLVENCY
	21.	QUIET ENJOYMENT
	22.	CASUALTY
	23.	EMINENT DOMAIN
	24.	SALE BY LANDLORD
	25.	ESTOPPEL CERTIFICATES
	26.	SURRENDER OF PREMISES
	27.	NOTICES
	28.	TAXES PAYABLE BY TENANT
	29.	RELOCATION OF TENANT
	30.	PARKING
	31.	RENEWAL OPTION
	32.	EARLY TERMINATION
	33.	DEFINED TERMS AND HEADINGS
	34.	AUTHORITY
	35.	FINANCIAL STATEMENTS AND CREDIT REPORTS

 

    i

     

    

 

TABLE OF CONTENTS

(continued)

 

	36.	COMMISSIONS
	37.	TIME AND APPLICABLE LAW
	38.	SUCCESSORS AND ASSIGNS
	39.	ENTIRE AGREEMENT
	40.	EXAMINATION NOT OPTION
	41.	RECORDATION
	42.	COUNTERPARTS
	43.	LIMITATION OF LANDLORD’S LIABILITY
	44.	RADON GAS
	EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES
	EXHIBIT B – INITIAL ALTERATIONS
	EXHIBIT C – COMMENCEMENT DATE MEMORANDUM
	EXHIBIT D – RULES AND REGULATIONS
	EXHIBIT E – EXISTING FURNITURE

 

[REMAINDER
OF THE PAGE INTENTIONALLY LEFT BLANK]

 

    ii

     

    

 

GROSS
(BY) OFFICE LEASE

 

REFERENCE
PAGES

 

	BUILDING:
	Alhambra
    Plaza – 2 Alhambra Plaza

     

	LANDLORD:	DGE
    Alhambra, LP, a Delaware limited partnership

     

	LANDLORD’S
    ADDRESS:	DGE
    Alhambra, LP

    c/o
    DWS

    RREEF
    Management L.L.C.

    3414
    Peachtree Road, NE, Suite 950

    Atlanta,
    Georgia 30326

    Attention:
    Scott Bodin

     

    with
    a copy to:

     

    DGE
    Alhambra, LP

    c/o
    DWS

    222
    S. Riverside Plaza

    Chicago,
    IL 60606

    Attention:
    Managing Director

     

    with
    a copy to:

     

    Transwestern
    Commercial Services Florida, L.L.C.

    100
    SE 2nd Street, Suite 3100

    Miami,
    Florida 33131

    Attention:
    Walter Byrd - Managing Director

     

	WIRE
    INSTRUCTIONS AND/OR ADDRESS FOR RENT PAYMENT:	Via
    ACH/Wire:

    Capital
    One, National Association

    ABA
    No.:               021407912

    Account
    Name:      DGE Alhambra, LP

    Account
    No.:          7527650938

     

    Via
    Lockbox:

    DGE
    Alhambra, LP

    P.O.
    Box 2180

    Hicksville,
    NY 11802

    Attention:
    Lockbox Department

     

	LEASE
    REFERENCE DATE:	November
    19, 2021

     

	TENANT:	Appgate
    Cybersecurity, Inc.,

    a
    Delaware corporation

     

	TENANT’S
    NOTICE ADDRESS:	Appgate
    Cybersecurity, Inc.

    2
    Alhambra Plaza, Suite PH-1-B

    Coral
    Gables, Florida 33134

    Attention:
    Jeremy M. Dale

    General
    Counsel

     

	PREMISES
    ADDRESS:	2
    Alhambra Plaza, Suite PH-1-B, Coral Gables, FL 33134

     

	PREMISES
    RENTABLE AREA:	Approximately
    5,898 sq. ft. (for outline of Premises see Exhibit A)

 

	 	/s/
RAR

                                                                                                                                                                      
	/s/
                                            SB
	 	Initials

 

    iii

     

    

 

	BUILDING
    RENTABLE AREA:	Approximately
    231,632 sq. ft.

     

	COMMENCEMENT
    DATE:	The
    later of (i) December 1, 2021, and (ii) the date that is thirty (30) days after the Possession Date (See Article 2)

     

	TERM
    OF LEASE:	Approximately
    five (5) years and two (2) months beginning on the Commencement Date and ending on the Termination Date.  The period from
    the Commencement Date to the last day of the same month is the “Commencement Month.”  If the Commencement Date
    falls on a day other than the first day of a calendar month, the applicable Monthly Installment of Rent will be apportioned pro rata
    for the resulting Commencement Month.
	 	 
	TERMINATION
    DATE:	The
    last day of the sixty-second (62nd) full calendar month after (if the Commencement Month is not a full calendar month),
    or from and including (if the Commencement Month is a full calendar month), the Commencement Month.
	 	 
	ANNUAL
    RENT and MONTHLY INSTALLMENT OF RENT (Does Not Include Sales Tax) (Article 3):	

                                                                                 

                                                                                 

 

	Period	Rentable	Annual Rent	Annual Base	Monthly 
	from	through	Square Footage	Per Square Foot	Rental	Installment of Rent
	Month 1 *	Month 12	5,898	$48.00	$283,104.00	$23,592.00 **
	Month 13	Month 24	5,898	$49.44	$291,597.12	$24,299.76
	Month 25	Month 36	5,898	$50.92	$300,345.00	$25,028.75
	Month 37	Month 48	5,898	$52.45	$309,344.44	$25,779.62
	Month 49	Month 60	5,898	$54.02	$318.363.00	$26,553.00
	Month 61	Month 62	5,898	$55.65	$328,195.08	$27,349.59

 

	*	Plus the prorated amount for the Commencement Month, if applicable.
	 	 

		**	Notwithstanding anything in this Lease to the contrary, Landlord
agrees to provide Tenant an abatement of the Monthly Installments of Rent due and payable hereunder for the first two (2) calendar months
of the Term (the “Rent Abatement Period”) in the amount of $23,592.00 per month for a total of $47,184.00 (the “Abated
Rent”).  Upon the occurrence of an Event of Default by Tenant under the Lease, the Abated Rent shall be revoked, null and
void, and in addition to any other remedies under this Lease, the unamortized portion of the Abated Rent as of the date of such Event
of Default shall become immediately due and payable to Landlord.

 

	 	/s/ RAR

                                                                                                                                 

                                                                                
	/s/ SB
	 	Initials

 

    iv

     

    

 

	BASE
    YEAR (EXPENSES):	2022

                                                                                 

	BASE
    YEAR (TAXES):	2022

                                                                                 

	TENANT’S
    PROPORTIONATE SHARE:	2.55%

                                                                                 

	SECURITY
    DEPOSIT:	$23,592.00

                                                                                                     

	ASSIGNMENT/SUBLETTING
    FEE:	$1,000.00

                                                                                 

	AFTER-HOURS
    HVAC COST:	$50.00 per hour, subject to change at any time

                                                                                 

	PARKING:	Two
    (2) passes per 1,000 rentable square feet of the Premises for non-reserved parking spaces (See Article 30 - Parking). Based on the
    foregoing formula, as of the Commencement Date, Tenant shall lease twelve (12) non-reserved parking passes.

     

	REAL
    ESTATE BROKER:	Jones
    Lang LaSalle Brokerage, Inc. (Landlord)

     

    Jones
    Lang LaSalle Brokerage, Inc. (Tenant)

     

	TENANT’S
    NAICS CODE:	511210
	 	 
	BUILDING
    BUSINESS HOURS:	Monday
    through Friday from 8:00 a.m. to 6:00 p.m.

    Saturday
    from 9:00 a.m. to 1:00 p.m.

     

	AMORTIZATION
    RATE:	8%

 

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

 

[REMAINDER
OF THE PAGE INTENTIONALLY LEFT BLANK]

 

	 	/s/ RAR

                                                                                
	/s/ SB

                                                                                 

	 	Initials

 

    v

     

    

 

LEASE

 

By
this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the Building as set forth and described on the Reference
Pages. The Premises are depicted on the floor plan attached hereto as Exhibit A. The Reference Pages, including all terms defined
thereon, are incorporated as part of this Lease.

 

1. USE
AND RESTRICTIONS ON USE.

 

1.1 The
Premises are to be used solely for general office purposes and uses reasonably incidental thereto. Tenant shall not do or permit anything
to be done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the
Building or injure, annoy, or disturb them, or allow the Premises to be used for any improper, immoral, unlawful, or objectionable purpose,
or commit any waste. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic liquor without the
written consent of Landlord first obtained. Tenant shall comply with all federal, state and city laws, codes, ordinances, rules and regulations
(collectively, “Regulations”) applicable to the use of the Premises and its occupancy and shall promptly comply with all
governmental orders and directions for the correction, prevention and abatement of any violations in the Building or appurtenant land,
caused or permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at Tenant’s
sole expense. Tenant shall not do or permit anything to be done on or about the Premises or bring or keep anything into the Premises
which will in any way increase the rate of, invalidate or prevent the procuring of any insurance protecting against loss or damage to
the Building or any of its contents by fire or other casualty or against liability for damage to property or injury to persons in or
about the Building or any part thereof. Tenant shall not bring upon the Premises or any portion of the Building or use the Premises or
permit the Premises or any portion thereof to be used for the growing, manufacturing, administration, distribution (including without
limitation, any retail sales), possession, use or consumption of any cannabis, marijuana or cannabinoid product or compound, regardless
of the legality or illegality of the same. Subject to emergency, compliance with all applicable governmental requirements, laws and ordinances
and the terms of this Lease, compliance with all Rules and any and all causes outside of the reasonable control of Landlord, Tenant shall
have access to the Premises, the Building and the Parking Facility (as defined in Section 30.1) on a twenty-four (24) hours per day,
seven (7) days per week, fifty-two (52) weeks per year throughout the Term. Landlord has not received written notice from any governmental
authority that the Building or the Premises is in violation of any applicable Regulations as of the date of this Lease.

 

1.2 Tenant
shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees (collectively, the
“Tenant Entities”) to at any time handle, use, manufacture, store or dispose of in or about the Premises or the Building
any (collectively “Hazardous Materials”) flammables, explosives, radioactive materials, hazardous wastes or materials, toxic
wastes or materials, or other similar substances, petroleum products or derivatives or any substance subject to regulation by or under
any federal, state and local laws and ordinances relating to the protection of the environment or the keeping, use or disposition of
environmentally hazardous materials, substances, or wastes, presently in effect or hereafter adopted, all amendments to any of them,
and all rules and regulations issued pursuant to any of such laws or ordinances (collectively “Environmental Laws”), nor
shall Tenant suffer or permit any Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in
the Premises or the Building and appurtenant land. Notwithstanding the foregoing, Tenant may handle, store, use or dispose of products
containing small quantities of Hazardous Materials (such as aerosol cans containing insecticides, toner for copiers, paints, paint remover
and the like) to the extent customary and necessary for the use of the Premises for general office purposes; provided that Tenant shall
always handle, store, use, and dispose of any such Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials
to contaminate the Premises, Building and appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each
and all of the Landlord Entities (as hereinafter defined) harmless from and against any and all loss, claims, liability or costs (including
court costs and attorney’s fees) incurred by reason of any failure of Tenant to fully comply with all applicable Environmental
Laws, or the presence, handling, use or disposition in or from the Premises of any Hazardous Materials by Tenant or any Tenant Entity
(even though permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason of any failure of Tenant
to keep, observe, or perform any provision of this Section 1.2. Landlord has not received written notice from any governmental authority
that the Building or the Premises is in violation of any Environmental Laws as of the date of this Lease.

 

1.3 Tenant
and the Tenant Entities will be entitled to the non-exclusive use of the common areas of the Building as they exist from time to time
during the Term, including the parking facilities, subject to the Rules (as defined in Section 16) and the Parking Rules (as defined
in Section 30.1.2) regarding such use. However, in no event will Tenant or the Tenant Entities park more vehicles in the parking facilities
than in the number and type of parking spaces set forth on the Reference Pages of this Lease. The foregoing shall not be deemed to provide
Tenant with an exclusive right to any particular parking spaces.

 

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1.4 Subject
to the terms and conditions of this Section 1.4, Tenant shall have the exclusive right to use the balcony immediately adjacent and connected
to the Premises (the “Balcony”). For all purposes under this Lease, with the exception of the square footage of the Premises
and the payment of Annual Rent, the Premises shall be deemed to include the Balcony and all provisions of the Lease, including, without
limitation, the indemnification provisions set forth in Article 10, the insurance provisions set forth in Article 11 and the Rules, shall
apply to Tenant’s use and occupancy of the Balcony. Tenant shall not use the Balcony as a designated outdoor smoking area or for
the storage of Tenant’s personal property. Tenant shall not permit to occur on the Balcony: (i) smoking or other odor-causing activities
or the use of cigarettes or other odor-causing devices, (ii) the playing of music or the use of sound amplification devices, or (iii)
the use of lights or other light-generating devices, except that Tenant shall have the right to use lights or other light generating
devices (including, without limitation, landscape lighting) that (x) comply with applicable Regulations and (y) do not generate beams
of light other effects intended to be observed from outside of the Building. Tenant shall, at Tenant’s sole cost and expense, be
responsible for keeping the Balcony in a clean, neat and sanitary condition reasonably acceptable to Landlord. Tenant shall not use the
Balcony in a manner that unreasonably interferes with the use and occupancy of other tenants or occupants of the Building, and, in the
event of such unreasonable interference, Tenant shall, promptly following written notice from Landlord (which notice may be provided
by email), cease such activities causing the unreasonable interference. Tenant shall be entitled to install and maintain during the Term,
at Tenant's cost, planters and exterior furniture for use by the Tenant Entities. Any planters or exterior furniture to be installed
by Tenant in the Patio Area shall be subject to Landlord’ prior written approval, which approval shall not be unreasonably withheld.
Tenant shall, at Tenant's sole cost and expense, be solely responsible for the use, the maintenance and repair of any such planters or
exterior furniture, and Landlord shall have no responsibility therefor. All planters must be kept watertight, and none of the planters
or exterior furniture shall be allowed to be visible from the street outside the Building. During any period of severe wind conditions,
Tenant shall take all reasonable steps to cause any such planters and exterior furniture to be adequately secured or placed inside of
the Premises. Except to the extent caused by the gross negligence or willful misconduct of Landlord or any Landlord Entities, Tenant
hereby expressly acknowledges and agrees that Landlord shall not be liable to Tenant or any of the Tenant Entities for injuries received
while using the Balcony, and Tenant hereby expressly assumes the risk thereof as to all Tenant Entities and their respective guests and
invitees. The failure of Tenant to comply with the terms and provisions of this Section 1.4 shall entitle Landlord to, promptly following
written notice to Tenant, terminate Tenant’s right to use the Balcony, and, upon such termination, Tenant shall immediately cease
all such use.

 

1.5 Notwithstanding
anything in this Lease to the contrary, Landlord, for valuable consideration, receipt of which is hereby acknowledged, does hereby sell,
assign, and transfer unto Tenant, all of Landlord’s right, title and interest in and to the furniture located in the Premises as
of the Possession Date and being more particularly described on Exhibit E attached hereto (collectively, the “Existing Furniture”).
This conveyance is made by Landlord and accepted by Tenant without any warranty whatsoever, either express or implied, other than Landlord’s
warranty with respect to title, relating to the Existing Furniture including, without limitation, any warranties as to condition, merchantability
or fitness for any particular use or purpose. Tenant hereby expressly acknowledges and agrees that Tenant shall be responsible, at its
sole cost and expense, for the maintenance, repair, replacement and/or disposition of the Existing Furniture during the Term, to the
extent desired by Tenant, and shall remove all of the Existing Furniture from the Premises on or prior to the expiration or earlier termination
of the of the Term.

 

2. TERM.

 

2.1 Landlord
shall tender possession of the Premises to Tenant on or before December 1, 2021 (the “Possession Date”) in broom clean condition
with all of the prior tenant’s personal effects other than the Existing Furniture removed. Tenant shall have the right to enter
and occupy the Premises for the period between the Possession Date and the Commencement Date in order to install the tenant improvements
and otherwise prepare the Premises for occupancy all pursuant to and in accordance with the terms and provisions set forth in said Exhibit B.
Tenant and Landlord acknowledge and agree that the Premises are in all respects being leased by Landlord to Tenant, and shall be accepted
by Tenant, in their current “AS IS/WHERE IS” condition as of the Possession Date and that Landlord has and shall have no
obligation or duty whatsoever to make any alterations, repairs or improvements of any kind or nature in or to the Premises in order to
prepare same for Tenant’s occupancy. By taking possession of the Premises, Tenant accepts them as being in good order, condition
and repair and in the condition in which Landlord is obligated to deliver them. It is hereby understood and agreed that no representations
respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this
Lease.

 

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

 

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2.3 Tenant
agrees that in the event of the inability of Landlord to deliver possession of the Premises on the Possession Date for any reason, Landlord
shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any rent until the time when Landlord
delivers possession of the Premises to Tenant. No such failure to give possession on the Possession Date shall affect the other obligations
of Tenant under this Lease, except that the actual Commencement Date shall be adjusted to reflect such delay in delivery of possession
of the Premises. Notwithstanding the foregoing, in the event that Landlord is unable to deliver possession of the Premises on or before
January 15, 2022 (as such date is extended by Delay (as hereinafter defined)), Tenant may, at its option and as its sole remedy, terminate
this Lease upon thirty (30) days prior written notice to Landlord; provided, however, that such termination notice shall be null and
void in the event that Landlord delivers possession of the Premises prior to the expiration of such thirty (30) day period (as such period
may be extended due to the occurrence of any additional Delay). In the event that this Lease terminates pursuant to the terms of this
Section 2.3, from and after the effective date of such termination neither Landlord nor Tenant shall have any further obligation hereunder
except that Landlord shall promptly return to Tenant the Security Deposit and any other rent prepaid by Tenant to Landlord pursuant to
the terms of this Lease. For purposes hereof, “Delay” shall mean, collectively, delays due to (1) any acts or omission
of Tenant or any Tenant Entity; and/or (2) strikes, lockouts, casualties, acts of God, war, material or labor shortages, permitting
delays, government regulation or control, pandemics, civil disturbances and other causes beyond the reasonable control of Landlord.

 

3. RENT.

 

3.1 Tenant
agrees to pay to Landlord the Annual Rent in effect from time to time by paying the Monthly Installment of Rent (together with any sales
tax imposed on rent by the State of Florida or any local unit of government) then in effect on or before the first day of each full calendar
month during the Term, except that the first full month’s rent (together with any sales tax imposed on rent by the State of Florida
or any local unit of government) due and payable after the expiration of the Rent Abatement Period shall be paid upon the execution of
this Lease. The Monthly Installment of Rent in effect at any time shall be one-twelfth (1/12) of the Annual Rent in effect at such time.
Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly Installment of Rent based
upon the number of days in such month. Said rent shall be paid to Landlord, without deduction or offset and without notice or demand.
All such rent amounts shall be paid in lawful money of the United States of America and shall be paid to Landlord by Electronic Funds
Transfer (“EFT”), Automated Clearing House (“ACH”) or wire transfer to the bank account specified by Landlord,
or to such other person or at such other place and/or by such other methods as Landlord may from time to time designate in writing. Upon
Lease execution, Tenant agrees to cooperate with Landlord to complete all necessary forms in order to accomplish such method of payment.
If Landlord agrees to accept payment of rent by means other than EFT, ACH or wire transfer, and if an Event of Default occurs during
the Term, Landlord may require by notice to Tenant that all subsequent rent payments be made by EFT, ACH or wire transfer, without cost
to Landlord. Tenant must implement such automatic payment system prior to the next scheduled rent payment or within ten (10) days after
Landlord’s notice, whichever is later. Notwithstanding anything to the contrary, Landlord may, in its sole discretion, allocate
any rent or monies Tenant pays to Landlord to any sums then due and payable hereunder and in any order or priority including first to
the most delinquent sums then due and payable hereunder. Unless specified in this Lease to the contrary, all amounts and sums payable
by Tenant to Landlord pursuant to this Lease shall be deemed additional rent.

 

3.2 Tenant
recognizes that late payment of any rent or other sum due under this Lease will result in administrative expense to Landlord, the extent
of which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or
any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed in an amount equal to the greater
of: (a) Fifty Dollars ($50.00), or (b) five percent (5%) of the unpaid rent or other payment. Notwithstanding the foregoing, Landlord
shall not charge Tenant a late charge on a late payment so long as (i) Tenant was not late with the payment of any rent or other
sum due under this Lease during the preceding twelve (12) month period, and (ii) Landlord receives the rent or other sum due that
is late within five (5) days of the original due date. The amount of the late charge to be paid by Tenant shall be reassessed and added
to Tenant’s obligation for each successive month until paid. The provisions of this Section 3.2 in no way relieve Tenant of the
obligation to pay rent or other payments on or before the date on which they are due, nor do the terms of this Section 3.2 in any way
affect Landlord’s remedies pursuant to Article 19 of this Lease in the event said rent or other payment is unpaid after date due.

 

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4. RENT
ADJUSTMENTS.

 

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

 

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

 

4.1.2 Expenses:
All costs of operation, maintenance, repair, replacement and management of the Building (including the amount of any credits which
Landlord may grant to particular tenants of the Building in lieu of providing any standard services or paying any standard costs described
in this Section 4.1.2 for similar tenants), as determined in accordance with generally accepted accounting principles, including the
following costs by way of illustration, but not limitation: water and sewer charges; insurance charges of or relating to all insurance
policies and endorsements deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation,
or operation of the Building or any part thereof; utility costs, including, but not limited to, the cost of heat, light, power, steam,
gas and energy for the Building; waste disposal; recycling costs; the cost of janitorial services; the cost of security and alarm services
(including any central station signaling system); costs of cleaning, repairing, replacing and maintaining the common areas, including
parking and landscaping, window cleaning costs; labor costs; costs and expenses of managing the Building including management fees; air
conditioning maintenance costs; elevator maintenance fees and supplies; deferred maintenance costs; material costs; equipment costs including
the cost of maintenance, repair and service agreements and rental and leasing costs; purchase costs of equipment; current rental and
leasing costs of items which would be capital items if purchased; tool costs; licenses, permits and inspection fees; wages and salaries;
employee benefits and payroll taxes; accounting and legal fees; any sales, use or service taxes incurred in connection therewith. In
addition, Landlord shall be entitled to recover, as additional rent (which, along with any other capital expenditures constituting Expenses,
Landlord may either include in Expenses or cause to be billed to Tenant along with Expenses and Taxes but as a separate item), Tenant’s
Proportionate Share of: (i) an allocable portion of the cost of capital improvement items which are reasonably calculated to reduce operating
expenses or enhance the environmental sustainability of the property’s operations; and (ii) other capital expenses which are
required under any Regulations which were not applicable to the Building as of the date of this Lease (collectively, “Permitted
Capital Expenditures”); but the costs of such Permitted Capital Expenditures shall be amortized over the reasonable life of such
expenditures in accordance with such reasonable life and amortization schedules as shall be determined by Landlord in accordance with
generally accepted accounting principles, with interest on the unamortized amount at one percent (1%) in excess of the Wall Street Journal
prime lending rate announced from time to time, and only the amortized amount applicable to each Lease Year shall be the amount included
in Expenses with respect to such Permitted Capital Expenditure for the applicable Lease Year. Expenses shall not include: (a) depreciation
or amortization of the Building or equipment in the Building except as provided herein; (b) loan principal payments, interest on
debt or payments on any mortgage; (c) rental under any ground or underlying leases; (d) allowances, concessions or other costs
and expenses of improving, renovating or decorating any leasable space in the Building; (e) leasing commissions and other costs
incurred in leasing, advertising for the Building, or other marketing or promotional activity specifically and primarily designed for
marketing space in the Building; (f) interest expenses on long-term borrowings; (g) attorney’s fees, costs and disbursements
and other expenses incurred in connection with negotiations or disputes with tenants, other occupants, or prospective tenants or occupants
of the Building; (h) capital improvement costs other than Permitted Capital Expenditures; (i) costs of Landlord’s general
corporate and/or partnership overhead; (j) all items and services for which Tenant is expressly required under this Lease to pay
to third persons; (k) amounts paid to persons or entities affiliated with Landlord to the extent such amounts are greater than would
have been charged by an unaffiliated third party in an arms-length transaction; (l) costs to the extent that they are actually reimbursed
out of insurance, warranty or condemnation proceeds, or to the extent which they are actually reimbursed by any third parties; (m) costs
or expenses (including fines, interest, penalties and legal fees) arising out of Landlord’s failure to timely pay Expenses or Taxes;
(n) expenses in connection with services or other benefits which are not offered to Tenant or for which Tenant is charged directly but
which are provided to another tenant or occupant of the Building; (o) property management fees in excess of the rates then customarily
charged for building management by property managers with equal or better qualifications for buildings of like class and character located
in the metropolitan area in which the Building is located; (p) wages, costs, salaries and other benefits associated with home office,
or other off-site employees of Landlord or wages, costs, salaries and other benefits attributable to persons above the level of property
manager; (q) correcting defects in the initial construction of the Building; (r) costs for acquiring and installing sculptures, paintings
or other art objects (but routine cleaning and maintenance costs related thereto may be included in Expenses); (s) charitable contributions;
(t) costs associated with Landlord’s (or its agents’, employees’ or contractors’) negligence, willful misconduct
or Landlord’s breach of this Lease; (u) reserves, or (v) any costs incurred to remove, cleanup, remediate or otherwise treat any
Hazardous Materials.

 

4.1.3 Taxes:
Real estate taxes and any other taxes, charges and assessments which are levied with respect to the Building or the land appurtenant
to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located
in the Building and used in connection with the operation of the Building and said land, any payments to any ground lessor in reimbursement
of tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting, contesting or
in any way seeking to reduce or avoid increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord
in any Lease Year. Taxes shall be determined without regard to any “green building” credit and shall not include any corporate
franchise, or estate, inheritance or net income tax, or documentary transfer tax imposed upon any transfer by Landlord of its interest
in this Lease or any taxes to be paid by Tenant pursuant to Article 28.

 

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4.2 If
in any Lease Year, (i) Expenses paid or incurred shall exceed Expenses paid or incurred in the Base Year (Expenses) and/or (ii) Taxes
paid or incurred by Landlord in any Lease Year shall exceed the amount of such Taxes which became due and payable in the Base Year (Taxes),
Tenant shall pay as additional rent for such Lease Year Tenant’s Proportionate Share of such excess.

 

4.3 The
annual determination of Expenses shall be made by Landlord and shall be binding upon Landlord and Tenant, subject to the provisions of
this Section 4.3. Landlord may deliver such annual determination to Tenant via regular U.S. mail. During the Term, Tenant may review,
at Tenant’s sole cost and expense, the books and records supporting such determination in an office of Landlord, or Landlord’s
agent located in the metropolitan area in which the Building is located, during normal business hours, upon giving Landlord five (5)
days advance written notice within ninety (90) days after receipt of such determination, but in no event more often than once in any
one (1) year period, subject to execution of a confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes
an independent accountant to perform such review it shall be one of national standing which is reasonably acceptable to Landlord, is
not compensated on a contingency basis and is also subject to such confidentiality agreement. If Tenant fails to object to Landlord’s
determination of Expenses within ninety (90) days after receipt, or if any such objection fails to state with specificity the reason
for the objection, Tenant shall be deemed to have approved such determination and shall have no further right to object to or contest
such determination. If Landlord’s calculation of Tenant's share of Expenses for the inspected calendar year resulted in an overpayment
by more than ten percent (10%) of Tenant's actual share, Landlord shall also pay the reasonable fees and expenses (not to exceed $2,5000.00)
of Tenant's independent professionals, if any, conducting said inspection. In the event that during all or any portion of any Lease Year
or Base Year, the Building is not fully rented and occupied Landlord shall make an appropriate adjustment in occupancy-related Expenses
for such year for the purpose of avoiding distortion of the amount of such Expenses to be attributed to Tenant by reason of variation
in total occupancy of the Building, by employing consistent and sound accounting and management principles to determine Expenses that
would have been paid or incurred by Landlord had the Building been at least ninety-five percent (95%) rented and occupied, and the amount
so determined shall be deemed to have been Expenses for such Lease Year. For the avoidance of doubt, Tenant shall also have the right
to audit the Expenses for the Base Year.

 

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

 

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

 

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

 

4.5.2 If
the total additional rent Tenant actually paid pursuant to Section 4.4 on account of Expenses and/or Taxes for the Lease Year is more
than Tenant’s liability for Expenses and/or Taxes, then Landlord shall credit the difference against the then next due payments
to be made by Tenant under this Article 4, or, if this Lease has terminated, refund the difference in cash. Tenant shall not be
entitled to a credit by reason of actual Expenses and/or Taxes in any Lease Year being less than Expenses and/or Taxes in the Base Year
(Expenses and/or Taxes).

 

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

 

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4.7 For
the purposes of calculating Expenses, beginning in calendar year 2023, the portion of Expenses attributable to Controllable Expenses
(as hereinafter defined) for any calendar year during the Term shall not increase by more than five percent (5%) per annum on a cumulative
basis. “Controllable Expenses” shall mean costs and expenses within the direct contractual control of Landlord or otherwise
related to the operation of the Building which Landlord can reasonably influence and control. Controllable Expenses shall expressly exclude
utilities, insurance costs, Taxes, security costs, charges assessed against or attributed to the Building pursuant to any applicable
easement or declaration (provided, however, that if any such assessment or special assessment relates to a underlying capital expenditure,
the amount of such assessment shall be amortized over the reasonable life of the underlying capital expenditure in accordance with generally
accepted accounting principles and only the amortized amount applicable to each Lease Year shall be the amount included in Expenses with
respect to the applicable Lease Year), costs of storm cleanup, expenses in any year that increase due to state or federally mandated
minimum wage increases and the cost of Permitted Capital Expenditures (to the extent such Permitted Capital Expenditures are allowed
to be included in Expenses pursuant to Section 4.1.2 above).

 

5. SECURITY
DEPOSIT.
Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security
for the faithful performance by Tenant of all the terms, covenants and conditions of this Lease to be kept and performed by Tenant and
not as an advance rental deposit or as a measure of Landlord’s damage in case of an Event of Default. If an Event of Default occurs
with respect to any provision of this Lease, Landlord may use any part of the Security Deposit for the payment of any rent or any other
sum in default, or for the payment of any amount which Landlord may spend or become obligated to spend by reason of such Event of Default,
or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of such Event of Default. If any portion is
so used, Tenant shall within five (5) business days after written demand therefor, deposit with Landlord an amount sufficient to restore
the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such
extent, if any, as shall be required by law, Landlord shall not be required to keep the Security Deposit separate from its general funds,
and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease
to be performed by it, the Security Deposit or any balance thereof shall be returned to Tenant within thirty (30) days after the termination
or expiration of this Lease.

 

6. ALTERATIONS.

 

6.1 Except
for those, if any, specifically allowed under Exhibit B to this Lease and except for Cosmetic Alterations (as defined below),
Tenant shall not make or suffer to be made any alterations, additions, or improvements, including, but not limited to, the attachment
of any fixtures or equipment in, on, or to the Premises or any part thereof or the making of any improvements as required by Article
7, without the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. When applying for such
consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements.
Notwithstanding the foregoing, Landlord’s consent shall not be required for alterations , additions or improvements made to the
Premises by or on behalf of Tenant which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii)
do not affect or require modification of the Building’s electrical, mechanical, plumbing, HVAC or other systems, (iv) do not require
a building permit, and (v) in aggregate do not cost more than $5.00 per rentable square foot of that portion of the Premises affected
by the alterations in question (collectively, “Cosmetic Alterations”); provided, however, that Tenant shall provide Landlord
with at least fifteen (15) days’ prior written notice prior to making any Cosmetic Alteration and such notice shall contain sufficient
information and documentation to enable Landlord to confirm that all of the foregoing requirements regarding Cosmetic Alterations have
been satisfied.

 

6.2 In
the event Landlord consents to the making of any such alteration, addition or improvement by Tenant and in the event of all Cosmetic
Alterations, the same shall be made by using either Landlord’s contractor or a contractor reasonably approved by Landlord, in either
event at Tenant’s sole cost and expense. If Tenant shall employ any contractor other than Landlord’s contractor and such
other contractor or any subcontractor of such other contractor shall employ any non-union labor or supplier, Tenant shall be responsible
for and hold Landlord harmless from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with
any labor unions concerning the wage, hours, terms or conditions of the employment of any such labor. In any event (and other than with
respect to Cosmetic Alterations) Landlord may charge Tenant a construction management fee not to exceed three percent (3%) of the cost
of such work to cover its overhead as it relates to such proposed work, with all such amounts being due five (5) business days after
Landlord’s demand; provided, however, that notwithstanding the foregoing, Exhibit B attached hereto sets forth the construction
management fee due and payable by Tenant with respect to Major Refurbishment Items performed as part of the Refurbishment. In the event
Landlord is going to require that any alteration made by the Tenant pursuant to the terms of this Article 6 which requires Landlord’s
prior consent is to be removed from the Premises by Tenant at the Tenant's cost upon the expiration of the Term of this Lease, or any
renewal thereof, Landlord must notify Tenant accordingly when it gives Tenant its consent to such alteration and, in the event Landlord
is going to require that a Cosmetic Alteration be removed, Landlord must notify Tenant accordingly within thirty (30) days after Landlord’s
receipt of notice of such Cosmetic Alteration pursuant to this Article 6.

 

    6

     

    

 

6.3 All
alterations, additions or improvements proposed by Tenant (including, without limitation, Cosmetic Alterations) shall be constructed
in accordance with all Regulations, and with Landlord’s Building construction standards (if any) from time to time to the extent
applicable (which standards shall be made available to Tenant by Landlord’s Building manager upon request). Tenant shall use Building
standard materials where applicable, and Tenant shall, prior to construction, provide the additional insurance required under Article
11 in such case, and also all such assurances to Landlord as Landlord shall reasonably require to assure payment of the costs thereof,
including but not limited to, notices of non-responsibility, waivers of lien, surety company performance bonds and funded construction
escrows and to protect Landlord and the Building and appurtenant land against any loss from any mechanic’s, materialmen’s
or other liens. Tenant shall pay in addition to any sums due pursuant to Article 4, any increase in real estate taxes attributable to
any such alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord’s election
said sums shall be paid in the same way as sums due under Article 4.

 

7. REPAIR.

 

7.1 Subject
to the terms of this Lease, Landlord shall perform all maintenance and shall make all repairs and replacements reasonably necessary to
keep the following areas in good working order and repair (the cost of which shall be included in Expenses, except as otherwise expressly
provided in this Lease), consistent with other comparable office buildings in the same rental market, subject to ordinary wear and tear,
casualty and condemnation: (a) the common areas of the Building, (b) all mechanical, electrical, plumbing, HVAC, life safety systems
and other utility systems servicing the Building and the Premises (except, in each case, to the extent Tenant is responsible therefor
as provided in this Lease), (c) the Building's structure, roof, floors, sub-floors, structural perimeter walls, curtain wall and exterior
plate glass, and (d) all machinery and equipment necessary to provide the services required to be provided by Landlord pursuant to the
terms of this Lease.

 

7.2 Tenant
shall, at all times during the Term, keep the interior portions of the Premises in good condition and repair excepting ordinary wear
and tear and damage by fire, or other casualty, and in compliance with all applicable Regulations, promptly complying with all governmental
orders and directives for the correction, prevention and abatement of any violations or nuisances in or upon, or connected with, the
Premises as a result of (i) the specific use of the Premises by Tenant (as opposed to general office use in which case the Landlord is
responsible for such compliance); (ii) any special requirements relating to accommodations for individual employees, invitees and/or
guests of Tenant; and (iii) any improvements or alterations made to the Premises by Tenant after the commencement Date, all at Tenant’s
sole expense. Tenant shall at all times keep and maintain the Premises in a clean, safe and sanitary condition in accordance with applicable
local and state guidelines. Repair and maintenance work shall be undertaken in compliance with Landlord's Building construction standards
(if any) from time to time to the extent applicable (which standards shall be made available to Tenant by Landlord's Building manager
upon request).

 

7.3 Landlord
shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable
time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant.

 

7.4 Except
as provided in Article 22, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference
with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Building
or the Premises or to fixtures, appurtenances and equipment in the Building. Except to the extent, if any, prohibited by law, Tenant
waives the right to make repairs at Landlord’s expense under any law, statute or ordinance now or hereafter in effect.

 

8. LIENS.

 

8.1 Tenant
shall keep the Premises, the Building and appurtenant land and Tenant’s leasehold interest in the Premises free from any liens
arising out of any services, work or materials performed, furnished, or contracted for by Tenant, or obligations incurred by Tenant.
In the event that Tenant fails, within twenty (20) days following the imposition of any such lien, to either cause the same to be released
of record or provide Landlord with insurance against the same issued by a major title insurance company or such other protection against
the same as Landlord shall accept (such failure to constitute an Event of Default), Landlord shall have the right to cause the same to
be released by such means as it shall deem proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord
and all expenses incurred by it in connection therewith shall be payable to it by Tenant within five (5) business days of Landlord’s
demand.

 

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8.2 In
accordance with the applicable provisions of the Florida Construction Lien Law and specifically Florida Statutes, Section 713.10, no
interest of Landlord in the Building, the Premises, the land on which the Building is located, or this Lease shall be subject to liens
for improvements or alterations made by Tenant or caused to be made by Tenant hereunder. With respect to improvements or alterations
made by Tenant or caused to be made by Tenant hereunder, Tenant shall promptly notify the contractor making such improvements to the
Premises of this provision. Tenant shall not have any authority to create any liens for labor or material in Landlord’s interest
in the Premises and all persons contracting with Tenant for the destruction or removal of any facilities or other improvements or for
the erection, installation, alteration, or repair of any facilities or other improvements on or about the Premises, and all materialmen,
contractors, mechanics, and laborers, are hereby charged with notice that they must look only to Tenant and to Tenant’s interest
in the Premises to secure the payment of any bill for work done or material furnished at the request or instruction of Tenant.

 

9. ASSIGNMENT
AND SUBLETTING.

 

9.1 Tenant
shall not have the right to assign or pledge this Lease or to sublet the whole or any part of the Premises whether voluntarily or by
operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer or permit such
assignment, subleasing or occupancy without the prior written consent of Landlord, such consent not to be unreasonably withheld, conditioned
or delayed, and said restrictions shall be binding upon any and all assignees of this Lease and subtenants of the Premises. In the event
Tenant desires to sublet, or permit such occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant shall give
written notice thereof to Landlord at least thirty (30) days but no more than one hundred twenty (120) days prior to the proposed commencement
date of such subletting or assignment, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms
of any sublease or assignment and copies of financial reports and other relevant financial information of the proposed subtenant or assignee.

 

9.2 Notwithstanding
any assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible and
liable for the payment of the rent specified in this Lease and for compliance with all of its other obligations under the terms, provisions
and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet,
Landlord, in addition to any other remedies provided in this Lease or provided by law, may, at its option, collect directly from such
assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and apply such rent against any sums
due to Landlord from Tenant under this Lease, and no such collection shall be construed to constitute a novation or release of Tenant
from the further performance of Tenant’s obligations under this Lease.

 

9.3 In
addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall have the option, in its sole discretion, in
the event of any proposed subletting of the entire Premises or assignment, to terminate this Lease as of the date the subletting or assignment
is to be effective. The option shall be exercised, if at all, by Landlord giving Tenant written notice within thirty (30) days following
Landlord’s receipt of Tenant’s written notice as required above. However, if Tenant notifies Landlord, within five (5) days
after receipt of Landlord’s termination notice, that Tenant is rescinding its proposed assignment or sublease, the termination
notice shall be void and this Lease shall continue in full force and effect. If this Lease shall be terminated with respect to the entire
Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant’s notice as the effective date
of the sublease or assignment as if that date had been originally fixed in this Lease for the expiration of the Term. Tenant shall, at
Tenant’s own cost and expense, discharge in full any outstanding commission obligation which may be due and owing as a result of
any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 9.3 and rented by Landlord
to the proposed tenant or any other tenant.

 

9.4 In
the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as additional rent an amount equal
to fifty percent (50%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when and as such Increased
Rent is received by Tenant. As used in this Section, “Increased Rent” shall mean the excess of (i) all rent and other consideration
which Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise
payable by Tenant under this Lease at such time. For purposes of the foregoing, any consideration received by Tenant in form other than
cash shall be valued at its fair market value as determined by Landlord in good faith. The “Costs Component” is that amount
which, if paid monthly, would fully amortize on a straight-line basis, over the entire period for which Tenant is to receive Increased
Rent, the reasonable and customary costs incurred by Tenant for such assignment or subletting, including without limitation, leasing
commissions and tenant improvements in connection with such sublease, assignment or other transfer.

 

    8

     

    

 

9.5 Notwithstanding
any other provision hereof, it shall be considered reasonable for Landlord to withhold its consent to any assignment of this Lease or
sublease of any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the
proposed commencement date thereof, there shall exist any uncured Event of Default, or if the proposed assignee or sublessee is an entity:
(a) with which Landlord is already in negotiation; (b) is already an occupant of the Building unless Landlord is unable to provide the
amount of space required by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building;
(e) with which the payment for the sublease or assignment is determined in whole or in part based upon its net income or profits; or
(f) would subject the Premises to a use which would: (i) involve a material increase in personnel or wear upon the Building; (ii)  violate
any exclusive right granted to another tenant of the Building; (iii) require any addition to or modification of the Premises or the Building
in order to comply with building code or other governmental requirements; or (iv) involve a violation of Section 1.1 or Section
1.2. Tenant expressly agrees that for the purposes of any statutory or other requirement of reasonableness on the part of Landlord, Landlord’s
refusal to consent to any assignment or sublease for any of the reasons described in this Section 9.5, shall be conclusively deemed to
be reasonable.

 

9.6 Upon
any request to assign or sublet, Tenant will pay to Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all of Landlord’s
costs, including reasonable attorney’s fees (not to exceed $2,000.00 per request), incurred in investigating and considering any
proposed or purported assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent
to, refuse consent, or determine that Landlord’s consent is not required for, such assignment, pledge or sublease. Any purported
sale, assignment, mortgage, transfer of this Lease or subletting which does not comply with the provisions of this Article 9 shall be
void.

 

9.7 If
Tenant is a corporation, limited liability company, partnership or trust, any transfer or transfers of or change or changes within any
twelve (12) month period in the number of the outstanding voting shares of the corporation or limited liability company, the general
partnership interests in the partnership or the identity of the persons or entities controlling the activities of such partnership or
trust resulting in the persons or entities owning or controlling a majority of such shares, partnership interests or activities of such
partnership or trust at the beginning of such period no longer having such ownership or control shall be regarded as equivalent to an
assignment of this Lease to the persons or entities acquiring such ownership or control and shall be subject to all the provisions of
this Article 9 to the same extent and for all intents and purposes as though such an assignment.

 

9.8 Notwithstanding
anything in this Article 9 to the contrary, provided that there then exists no Event of Default under this Lease which remains uncured,
Tenant shall have the right, upon thirty (30) days’ prior written notice to Landlord, but without Landlord’s consent, to
assign this Lease or sublet the Premises to (a) any entity which controls Tenant, is controlled by Tenant or is under common control
with Tenant, (b) a successor entity into which or with which Tenant is merged or consolidated or (c) an entity which acquires substantially
all of Tenant's assets, provided that, in any such case, such entity assumes all of the obligations and liabilities of Tenant arising
under this Lease and, after such transaction, shall have a tangible net worth and creditworthiness at least equal to the tangible net
worth and creditworthiness of Tenant as of the date of this Lease as determined by generally accepted accounting principles (a “Permitted
Transfer”). For the purposes hereof, (i) “control” shall mean ownership of not less than fifty percent (50%) of all
the voting stock or legal and equitable interest in such entity, and (ii) “tangible net worth” shall mean the excess of the
value of tangible assets (i.e. assets excluding those which are intangible such as goodwill, patents and trademarks) over liabilities
as calculated in accordance with generally accepted accounting principles. The written notice given by Tenant to Landlord pursuant to
this Section 9.8 must contain sufficient information and documentation to enable Landlord to confirm that all of the requirements
of this Section 9.8 have been satisfied. Any such Permitted Transfer shall not relieve Tenant of its obligations under this Lease.
Nothing in this Section 9.8 is intended to nor shall permit Tenant to transfer its interest under this Lease as part of a fraud or subterfuge
to intentionally avoid its obligations under this Lease (for example, transferring its interest to a shell corporation that subsequently
files a bankruptcy), and any such transfer shall constitute an immediate Event of Default hereunder.

 

10. INDEMNIFICATION.
Except to the extent caused by the gross negligence or willful misconduct
of Landlord or any Landlord Entities, and subject to the provisions of Section 12 below, neither Landlord nor any of the Landlord Entities
shall be liable and Tenant hereby waives all claims against them for any damage to any property or any injury to any person in or about
the Premises or the Building by or from any cause whatsoever (excluding any and all consequential and punitive damages but including
without limiting the foregoing, rain or water leakage of any character from the roof, windows, walls, basement, pipes, plumbing works
or appliances, the Building not being in good condition or repair, gas, fire, oil, electricity or theft). Tenant shall protect, indemnify
and hold the Landlord Entities harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s
fees) incurred by reason of (a) any damage to any property (including but not limited to property of any Landlord Entity) or any injury
(including but not limited to death) to any person occurring in, on or about the Premises or the Building to the extent that such injury
or damage shall be caused by or arise from any actual or alleged act, neglect, fault, or omission by or of Tenant or any Tenant Entity
to meet any standards imposed by any duty with respect to the injury or damage; (b) the conduct or management of any work or thing whatsoever
done by the Tenant in or about the Premises or from transactions of the Tenant concerning the Premises; (c) Tenant’s actual or
asserted failure to comply with any and all Regulations applicable to the condition or use of the Premises or its occupancy; or (d) any
breach or default on the part of Tenant in the performance of any covenant or agreement on the part of the Tenant to be performed pursuant
to this Lease. Except to the extent caused by the negligence or willful misconduct of Tenant or any Tenant Entity, and subject to the
provisions of Section 12 below, Landlord will indemnify and hold harmless Tenant of and from any and all loss, claims, liability or costs
(excluding any and all consequential and punitive damages but including court costs and attorney’s fees), for any loss of life,
injury to person or damage to or loss of property on or about the Building or the Premises caused by the gross negligence or willful
misconduct of Landlord or any Landlord Entities. The provisions of this Article shall survive the termination of this Lease with respect
to any claims or liability accruing prior to such termination.

 

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11. INSURANCE.

 

11.1 Tenant
shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect against an accident
occurring in or upon the Premises with a limit of not less than $1,000,000 per occurrence and not less than $2,000,000 in the annual
aggregate, covering bodily injury and property damage liability and $1,000,000 products/completed operations aggregate; (b) Business
Auto Liability covering non-owned and hired vehicles with a limit of not less than $1,000,000 per accident; (c) Worker’s Compensation
Insurance with limits as required by statute and Employers Liability with limits of $500,000 each accident, $500,000 disease policy limit,
$500,000 disease--each employee; (d) All Risk or Special Form coverage protecting Tenant against loss of or damage to Tenant’s
alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal
property situated in or about the Premises to the full replacement value of the property so insured; and (e) Business Interruption Insurance
with limit of liability representing loss of at least approximately six (6) months of income.

 

11.2 The
aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the Landlord Entities as additional insureds (General Liability)
and, to the extent Landlord has an insurable interest, loss payee (Property—Special Form); (c) be issued by an insurance company
with a minimum Best’s rating of “A-:VII” during the Term; and (d) provide that said insurance shall not be canceled
unless thirty (30) days prior written notice (ten days for non-payment of premium) shall have been given to Landlord; a certificate of
Liability insurance on ACORD Form 25 and a certificate of Property insurance on ACORD Form 28 shall be delivered to Landlord by Tenant
upon the Commencement Date and within fifteen (15) days after each renewal of said insurance.

 

11.3 Whenever
Tenant shall undertake any alterations, additions or improvements in, to or about the Premises (“Work”) the aforesaid insurance
protection must extend to and include injuries to persons and damage to property arising in connection with such Work, without limitation
including liability under any applicable structural work act, and such other insurance as Landlord shall require; and the policies of
or certificates evidencing such insurance must be delivered to Landlord prior to the commencement of any such Work. This requirement
can also be met by placing separate insurance policies for the Work.

 

11.4 At
all times during the Term, Landlord will maintain in full force and effect (i) all-risk “special perils” insurance insuring
the Building in an amount equal to not less than its full replacement value (excluding the foundation and any and all improvements to
be insured by tenants or other occupants of the Building), and (ii) comprehensive general liability insurance, including, without limitation,
limits of at least $1,000,000.00 per occurrence and $2,000,000.00 general aggregate.

 

12. WAIVER
OF SUBROGATION.
Tenant and Landlord hereby mutually waive their respective rights of recovery against each other for any loss insured (or required to
be insured pursuant to this Lease) by fire, extended coverage, All Risks or other insurance now or hereafter existing for the benefit
of the respective party. Each party shall obtain any special endorsements required by their insurer to evidence compliance with the aforementioned
waiver.

 

13. SERVICES
AND UTILITIES.

 

13.1 Provided
no Event of Default is continuing under this Lease, and subject to the other provisions of this Lease, Landlord agrees to furnish to
the Premises during Building Business Hours (specified on the Reference Pages) on generally recognized business days (but exclusive in
any event of Sundays and national and local legal holidays), the following services and utilities subject to the Rules: (a) water suitable
for normal office use of the Premises; (b) heat and air conditioning required in Landlord’s reasonable judgment for the use and
occupation of the Premises during Building Business Hours; (c) cleaning and janitorial service; (d) elevator service by non-attended
automatic elevators; and, (e) equipment to bring to the Premises electricity for lighting, convenience outlets and other normal office
use. To the extent that Tenant is not billed directly by a public utility, Tenant shall pay, within five (5) days of Landlord’s
demand, for all electricity used by Tenant in the Premises. The charge shall be at the rates charged for such services by the local public
utility. Alternatively, Landlord may elect to include electricity costs in Expenses. In the absence of Landlord’s gross negligence
or willful misconduct, Landlord shall not be liable for, and Tenant shall not be entitled to, any abatement or reduction of rental by
reason of Landlord’s failure to furnish any of the foregoing, unless such failure shall persist for an unreasonable time after
written notice of such failure is given to Landlord by Tenant and provided further that Landlord shall not be liable when such failure
is caused by accident, breakage, repairs, labor disputes of any character, energy usage restrictions or by any other cause, similar or
dissimilar, beyond the reasonable control of Landlord. Landlord shall use reasonable efforts to remedy any interruption in the furnishing
of services and utilities.

 

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13.2 Should
Tenant require any additional work or service, as described above, including services furnished outside ordinary business hours specified
above, Landlord may, on terms to be agreed, upon reasonable advance notice by Tenant, furnish such additional service and Tenant agrees
to pay Landlord such charges as may be agreed upon, including any tax imposed thereon, but in no event at a charge less than Landlord’s
actual cost plus overhead for such additional service and, where appropriate, a reasonable allowance for depreciation of any systems
being used to provide such service. The current charge for after-hours HVAC service, which is subject to change at any time, is specified
on the Reference Pages.

 

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

 

13.4 Tenant
will not, without the written consent of Landlord, use any apparatus or device in the Premises, including but not limited to, electronic
data processing machines and machines using current in excess of 2000 watts and/or 20 amps or 120 volts, which will in any way increase
the amount of electricity or water usually furnished or supplied for use of the Premises for normal office use, nor connect with electric
current, except through existing electrical outlets in the Premises, or water pipes, any apparatus or device for the purposes of using
electrical current or water. If Tenant shall require water or electric current in excess of that usually furnished or supplied for use
of the Premises as normal office use, Tenant shall procure the prior written consent of Landlord for the use thereof, which Landlord
may refuse, and if Landlord does consent, Landlord shall, at Tenant’s sole cost and expense, cause a water meter or electric current
meter to be installed so as to measure the amount of such excess water and electric current. The cost of any such meters shall be paid
for by Tenant. Tenant agrees to pay to Landlord within five (5) days of Landlord’s demand, the cost of all such excess water and
electric current consumed (as shown by said meters, if any, or, if none, as reasonably estimated by Landlord) at the rates charged for
such services by the local public utility or agency, as the case may be, furnishing the same, plus any additional expense incurred in
keeping account of the water and electric current so consumed. In addition, Landlord may install and shall have access to the Premises,
subject to the terms of this Lease, to monitor a separate meter (or submeter) to determine the actual use of any utility in the Premises
or any shared common area and may make available and share actual whole-project energy and water usage data as necessary to maintain
the Building's "green building" certification, if any. If there is no meter or submeter in the Premises, then, upon request,
Tenant shall provide monthly utility usage to Landlord in electronic or paper format or provide permission for Landlord to request information
regarding Tenant's utility usage directly from the utility company.

 

13.5 Tenant
will not, without the written consent of Landlord, contract with a utility provider to service the Premises with any utility, including,
but not limited to, telecommunications, electricity, water, sewer or gas, which is not previously providing such service to other tenants
in the Building. Subject to the Rules and the provisions of Articles 6 and 26, Tenant shall be entitled to the use of wiring (“Communications
Wiring”) from the existing telecommunications nexus in the Building to the Premises, sufficient for normal general office use of
the Premises. Tenant shall not install any additional Communications Wiring, nor remove any Communications Wiring, without in each instance
obtaining the prior written consent of Landlord, which consent may be withheld in Landlord’s sole and absolute discretion. Landlord
shall in no event be liable for disruption in any service obtained by Tenant pursuant to this paragraph.

 

14. HOLDING
OVER.
Tenant shall pay Landlord for each day Tenant retains possession of the Premises or part of them after termination of this Lease by lapse
of time or otherwise at the rate (“Holdover Rate”) which shall be (a) One Hundred Fifty Percent (150%) of the amount
of the Annual Rent for the last period prior to the date of such termination plus Tenant’s Proportionate Share of Expenses and
Taxes under Article 4 for the first one (1) month of any such holdover, and (b) Two Hundred Percent (200%) of the amount of the
Annual Rent for the last period prior to the date of such termination plus Tenant’s Proportionate Share of Expenses and Taxes under
Article 4 for any subsequent holdover, in either case, prorated on a daily basis, and, in the event Tenant holds over for more than thirty
(30) days after Landlord provides written notice to Tenant that Landlord has entered or is entering into a lease with third party tenant
for all or any portion of the Premises, Tenant shall also pay all damages, including, without limitation consequential damages, sustained
by Landlord by reason of such retention. If Landlord gives notice to Tenant of Landlord’s election to such effect, such holding
over shall constitute renewal of this Lease for a period from month to month at the Holdover Rate, but if the Landlord does not so elect,
no such renewal shall result notwithstanding acceptance by Landlord of any sums due hereunder after such termination; and instead, a
tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall
be deemed to waive Landlord’s right of reentry or any other right under this Lease or at law.

 

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15. SUBORDINATION.
Without the necessity of any additional document being executed by
Tenant for the purpose of effecting a subordination, this Lease shall be subject and subordinate at all times to ground or underlying
leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building, Landlord’s
interest or estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or
holder of any such mortgage or deed of trust elects to have Tenant’s interest in this Lease be superior to any such instrument,
then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said instrument. Notwithstanding
the foregoing, Tenant covenants and agrees to execute and deliver within ten (10) days of Landlord’s request such further instruments
evidencing such subordination or superiority of this Lease as may be required by Landlord.

 

16. RULES
AND REGULATIONS.
Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to this Lease (the “Rules”)
and all reasonable, customary and non-discriminatory modifications of and additions to them from time to time put into effect by Landlord
after written notice of such modifications and additions are provided to Tenant. Landlord shall not be responsible to Tenant for the
non-performance by any other tenant or occupant of the Building of any such Rules.

 

17. REENTRY
BY LANDLORD.

 

17.1 Landlord
reserves and shall at all times have the right to re-enter the Premises following at least twenty-four (24) hours’ prior notice
to Tenant (which notice may be provided verbally or by email but is not required in the event of an emergency and/or in connection with
the provision of routine services to or within the Premises) to inspect the same, to supply janitor service and any other service to
be provided by Landlord to Tenant under this Lease, to show said Premises to prospective purchasers or mortgagees or, during the last
nine (9) months of the Term, to prospective tenants, and to alter, improve or repair the Premises and any portion of the Building, without
abatement of rent, and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open
any wall, ceiling or floor in and through the Building and Premises where reasonably required by the character of the work to be performed,
provided entrance to the Premises shall not be blocked thereby, and further provided that except in the case of an emergency, Landlord
shall make commercially reasonable efforts to minimize any interference with the business of Tenant in the Premises. Landlord shall have
the right at any time to change the arrangement and/or locations of entrances, or passageways, doors and doorways, and corridors, windows,
elevators, stairs, toilets or other public parts of the Building and to change the name, number or designation by which the Building
is commonly known. In the event that Landlord damages any portion of any wall or wall covering, ceiling, or floor or floor covering within
the Premises, Landlord shall repair or replace the damaged portion to match the original as nearly as commercially reasonable but shall
not be required to repair or replace more than the portion actually damaged. Except to the extent caused by the gross negligence or willful
misconduct of Landlord, Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s
business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized
by this Article 17. Landlord shall use commercially reasonable efforts to schedule and conduct any such entry into and work in the Premises
in such a manner as to not unreasonably interfere with Tenant’s business operations in the Premises. Notwithstanding anything to
the contrary contained in this Lease, Tenant shall have the right to have any authorized employee present during any entry into the Premises
by Landlord or its agents or representatives which requires prior notice under this Section 17.1. During any entry on to the Premises
as permitted under this Section 17.1, Landlord and Landlord’s agents and representatives shall comply with Tenant’s customary
security procedures and shall use good faith efforts to minimize any interference with Tenant’s operations at the Premises.

 

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

 

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18. DEFAULT.

 

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

 

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

 

18.1.2 Tenant
shall fail to comply with any term, provision or covenant of this Lease which is not provided for in another Section of this Article
and shall not cure such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written notice
of such failure to Tenant provided, however, that such failure shall not be an Event of Default if such failure could not reasonably
be cured during such twenty (20) day period, Tenant has commenced the cure within such twenty (20) day period and thereafter is diligently
pursuing such cure to completion, but the total aggregate cure period shall not exceed one hundred twenty (120) days.

 

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

 

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

 

18.1.5 A
court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver of Tenant,
or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant
seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in effect or hereafter amended,
or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within ninety (90) days from the
date of entry thereof.

 

18.2 Landlord
shall not be in default under this Lease unless Landlord fails to perform obligations required of Landlord within thirty (30) days after
written notice by Tenant to Landlord and to the holder of any mortgage or deed of trust encumbering the Building whose name and address
shall have theretofore been furnished to Tenant in writing, specifying wherein Landlord has failed to perform such obligation; provided,
however, that if the nature of Landlord's obligation is such that more than thirty (30) days are required for its cure, then Landlord
shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently pursues the same
to completion. Tenant hereby waives its right to recover consequential damages (including, but not limited to, lost profits) or punitive
damages arising out of a Landlord default.

 

19. REMEDIES.

 

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

 

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

 

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

 

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19.1.3 Upon
any termination of this Lease, whether by lapse of time or otherwise, Landlord shall be entitled to recover as damages, all rent, including
any amounts treated as additional rent under this Lease, and other sums due and payable by Tenant on the date of termination, plus as
liquidated damages and not as a penalty, an amount equal to the sum of: (a) an amount equal to the then present value of the rent reserved
in this Lease for the residue of the stated Term of this Lease including any amounts treated as additional rent under this Lease and
all other sums provided in this Lease to be paid by Tenant, minus the fair rental value of the Premises for such residue; (b) the value
of the time and expense necessary to obtain a replacement tenant or tenants, and the estimated expenses described in Section 19.1.4 relating
to recovery of the Premises, preparation for reletting and for reletting itself; and (c) the cost of performing any other covenants which
would have otherwise been performed by Tenant.

 

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

 

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

 

19.1.4.2 Landlord
shall use commercially reasonable efforts to relet the Premises or portions thereof to the extent required by applicable law. Landlord
and Tenant agree that nevertheless Landlord shall at most be required to use only the same efforts Landlord then uses to lease premises
in the Building generally and that in any case that Landlord shall not be required to give any preference or priority to the showing
or leasing of the Premises or portions thereof over any other space that Landlord may be leasing or have available and may place a suitable
prospective tenant in any such other space regardless of when such other space becomes available and that Landlord shall have the right
to relet the Premises for a greater or lesser term than that remaining under this Lease, the right to relet only a portion of the Premises,
or a portion of the Premises or the entire Premises as a part of a larger area, and the right to change the character or use of the Premises.
In connection with or in preparation for any reletting, Landlord may, but shall not be required to, make repairs, alterations and additions
in or to the Premises and redecorate the same to the extent Landlord deems necessary or desirable, and Tenant shall pay the cost thereof,
together with Landlord’s expenses of reletting, including, without limitation, any commission incurred by Landlord, within five
(5) days of Landlord’s demand. Landlord shall not be required to observe any instruction given by Tenant about any reletting or
accept any tenant offered by Tenant unless such offered tenant has a credit-worthiness acceptable to Landlord and leases the entire Premises
upon terms and conditions including a rate of rent (after giving effect to all expenditures by Landlord for tenant improvements, broker’s
commissions and other leasing costs) reasonably acceptable to Landlord, nor shall Landlord be required to make or permit any assignment
or sublease for more than the current term or which Landlord would not be required to permit under the provisions of Article 9.

 

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

 

19.2 Upon
the occurrence of an Event of Default by Tenant, Landlord may (but shall not be obligated to) cure such Event of Default at Tenant’s
sole expense. Without limiting the generality of the foregoing, Landlord may, at Landlord’s option, enter into and upon the Premises
if Landlord determines in its sole discretion that Tenant is not acting within a commercially reasonable time given the circumstances
(which, in the event of an emergency, may in Landlord’s sole discretion, be immediate entry without notice) to maintain, repair
or replace anything for which Tenant is responsible under this Lease or to otherwise effect compliance with its obligations under this
Lease and correct the same, without being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without
incurring any liability for any damage or interruption of Tenant’s business resulting therefrom and Tenant agrees to reimburse
Landlord within five (5) days of Landlord’s demand as additional rent, for any expenses which Landlord may incur in thus effecting
compliance with Tenant’s obligations under this Lease, plus interest from the date of expenditure by Landlord at a rate of ten
percent (10%) per annum but in no event in excess of the maximum rate permitted by law.

 

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

 

19.4 If,
on account of any breach or default by Tenant in Tenant’s obligations under the terms and conditions of this Lease, it shall become
necessary or appropriate for Landlord to employ or consult with an attorney or collection agency concerning or to enforce or defend any
of Landlord’s rights or remedies arising under this Lease or to collect any sums due from Tenant, Tenant agrees to pay all reasonable
and actual costs and fees so incurred by Landlord, including, without limitation, reasonable attorneys’ fees and costs. TENANT
EXPRESSLY WAIVES ANY RIGHT TO: (A) TRIAL BY JURY; AND (B) SERVICE OF ANY NOTICE REQUIRED BY ANY PRESENT OR FUTURE LAW OR
ORDINANCE APPLICABLE TO LANDLORDS OR TENANTS BUT NOT REQUIRED BY THE TERMS OF THIS LEASE. Tenant hereby waives and agrees not to
pursue or claim any excuse or offset to Tenant’s obligations under this Lease based on the doctrines of impossibility, impracticality,
frustration of contract, frustration of purpose, or other similar legal principals.

 

19.5 Pursuit
of any of the foregoing remedies shall not preclude pursuit of any of the other remedies provided in this Lease or any other remedies
provided by law (all such remedies being cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture
or waiver of any rent due to Landlord under this Lease or of any damages accruing to Landlord by reason of the violation of any of the
terms, provisions and covenants contained in this Lease. Except for damages related to a holdover by Tenant (as set forth in Article
14 above), Landlord hereby waives its right to recover consequential damages (including, but not limited to, lost profits) or punitive
damages arising out of an Event of Default.

 

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

 

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19.7 Landlord
waives any statutory lien rights on Tenant’s personal property located within the Premises.

 

19.8 Any
and all property which may be removed from the Premises by Landlord pursuant to the authority of this Lease or of law, to which Tenant
is or may be entitled, may be handled, removed and/or stored, as the case may be, by or at the direction of Landlord but at the risk,
cost and expense of Tenant, and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof. Tenant
shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against such property so long
as the same shall be in Landlord’s possession or under Landlord’s control. Any such property of Tenant not retaken by Tenant
from storage within thirty (30) days after removal from the Premises shall, at Landlord’s option, be deemed conveyed by Tenant
to Landlord under this Lease as by a bill of sale without further payment or credit by Landlord to Tenant. BY SIGNING THIS RENTAL
AGREEMENT, THE TENANT AGREES THAT UPON SURRENDER OR ABANDONMENT, AS DEFINED BY CHAPTER 83, FLORIDA STATUTES, THE LANDLORD SHALL NOT BE
LIABLE OR RESPONSIBLE FOR STORAGE OR DISPOSITION OF THE TENANT’S PERSONAL PROPERTY.

 

19.9 If
more than two (2) monetary Events of Default occur within any twelve (12) month period during the Term or any renewal thereof, at Landlord’s
option, Tenant’s renewal options, expansion options, purchase options and rights of first offer and/or refusal, if any, provided
for in this Lease, shall be null and void.

 

20. TENANT’S
BANKRUPTCY OR INSOLVENCY.

 

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

 

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

 

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

 

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

 

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

 

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

 

21. QUIET
ENJOYMENT.
Landlord represents and warrants that it has full right and authority to enter into this Lease and that Tenant, while paying the rental
and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises
for the Term without hindrance or molestation from Landlord or anyone claiming by, through or under Landlord, subject to the terms and
provisions of this Lease. Landlord shall not be liable for any interference or disturbance by other tenants of the Building, nor shall
Tenant be released from any of the obligations of this Lease because of such interference or disturbance; provided, however, that to
the extent such interference or disturbance by another tenant of the Building materially and adversely affects Tenant’s right to
quiet enjoyment of the Premises, Landlord shall, upon receipt of written notice to that affect from Tenant, use commercially reasonable
efforts to enforce the terms and provisions of the lease of such other tenant in an effort to address such interference or disturbance.

 

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22. CASUALTY

 

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

 

22.2 If
such repairs cannot, in Landlord’s reasonable estimation, be made within one hundred eighty (180) days following commencement of
restoration, Landlord and Tenant shall each have the option of giving the other, at any time within thirty (30) days after Landlord’s
notice of estimated restoration time, notice terminating this Lease as of the date of such damage. In the event of the giving of such
notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as if such
date had been originally fixed in this Lease for the expiration of the Term. In the event that neither Landlord nor Tenant exercises
its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing in full force and effect,
and the rent hereunder shall be proportionately abated as provided in Section 22.1.

 

22.3 Landlord
shall not be required to repair or replace any damage or loss by or from fire or other cause to any panelings, decorations, partitions,
additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed on the Premises by, or
belonging to, Tenant. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or Premises shall
be for the sole benefit of the party carrying such insurance and under its sole control.

 

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

 

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

 

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

 

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23. EMINENT
DOMAIN.
If all or any substantial part of the Premises or the Building (including the Parking Facility) shall be taken or appropriated by any
public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this
Lease shall have the right, at its option, of giving the other, at any time within thirty (30) days after such taking, notice terminating
this Lease, except that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall
be so substantial as to materially interfere with Tenant’s use and occupancy of the Premises or the Building (including the Parking
Facility); provided, however, that a regulatory action, ordinance or Regulation limiting or temporarily prohibiting Tenant’s right
to enter or use the Premises or the Building shall not be construed as a taking or appropriation hereunder and Tenant shall have no right
to rent abatement or termination right as a result thereof. If neither party to this Lease shall so elect to terminate this Lease, the
rental thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the rights of Landlord
above, if any substantial part of the Building shall be taken or appropriated by any public or quasi-public authority under the power
of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any part thereof are so taken or appropriated,
Landlord shall have the right, at its sole option, to terminate this Lease. Any award for the taking of all or any part of the Premises
or the Building under the power of eminent domain or any payment made under threat of the exercise of such power shall be the property
of Landlord, whether such award shall be made as compensation for diminution in value of the leasehold, for good will, for the taking
of the fee, as severance damages, or as damages for tenant improvements; provided, however, that Tenant shall be entitled to any separate
award for loss of or damage to Tenant's removable personal property, trade fixtures and for moving expenses, provided it does not reduce
the amount payable to Landlord.

 

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

 

25. ESTOPPEL
CERTIFICATES.
Within ten (10) business days following any written request which Landlord may make from time to time, Tenant shall execute and deliver
to Landlord or mortgagee or prospective mortgagee a written statement certifying: (a) the date of commencement of this Lease; (b) the
fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease, that this Lease
is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the date to which the rent and
other sums payable under this Lease have been paid; (d) the fact that there are no current Events of Default under this Lease by Tenant
or defaults by Landlord except as specified in Tenant’s statement; and (e) such other matters as may be requested by Landlord.
Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may be relied upon by any mortgagee, beneficiary
or purchaser. Tenant irrevocably agrees that if Tenant fails to execute and deliver such certificate within such ten (10) day period
Landlord or Landlord’s beneficiary or agent may execute and deliver such certificate on Tenant’s behalf, and that such certificate
shall be fully binding on Tenant.

 

26. SURRENDER
OF PREMISES.

 

26.1 All
alterations, additions, and improvements in, on, or to the Premises made or installed by or for Tenant, including, without limitation,
carpeting (collectively, “Alterations”), shall be and remain the property of Tenant during the Term. Upon the expiration
or sooner termination of the Term, all Alterations shall become a part of the realty and shall belong to Landlord without compensation,
and title shall pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any renewal of the Term or other sooner
termination of this Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with all Alterations by
whomsoever made, in the same conditions received or first installed, broom clean and free of all debris, excepting only ordinary wear
and tear and damage by fire or other casualty. Notwithstanding the foregoing, if Landlord elects by notice given to Tenant at the time
of Landlord’s approval of the Alterations pursuant to Article 6 or within thirty (30) days after Landlord’s receipt of notice
of a Cosmetic Alteration pursuant to Article 6, Tenant shall, at Tenant’s sole cost, remove any Alterations and/or Cosmetic Alterations,
including carpeting, so designated by Landlord’s notice, and repair any damage caused by such removal. Tenant must, at Tenant’s
sole cost, remove upon the expiration or sooner termination of this Lease, any and all of Tenant’s furniture, furnishings, equipment,
movable partitions of less than full height from floor to ceiling and other trade fixtures and personal property, as well as all data/telecommunications
cabling and wiring installed by or on behalf of Tenant, whether inside walls, under any raised floor or above any ceiling (collectively,
“Personalty”). Personalty not so removed shall be deemed abandoned by the Tenant and title to the same shall thereupon pass
to Landlord under this Lease as by a bill of sale, but Tenant shall remain responsible for the cost of removal and disposal of such Personalty,
as well as any damage caused by such removal.

 

    18

     

    

 

26.2 All
obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination of the Term shall survive the
expiration or earlier termination of the Term

 

27. NOTICES.
Any notice or document required or permitted to be delivered under
this Lease shall be addressed to the intended recipient, by fully prepaid registered or certified United States Mail return receipt requested,
or by reputable independent contract delivery service furnishing a written record of attempted or actual delivery, and shall be deemed
to be delivered when tendered for delivery to the addressee at its address set forth on the Reference Pages, or at such other address
as it has then last specified by written notice delivered in accordance with this Article 27.

 

28. TAXES
PAYABLE BY TENANT.
In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any excise
tax levied by the State, any political subdivision thereof, or the Federal Government with respect to the receipt of the gross or net
rent payable under this Lease, and specifically including any sales tax imposed on base rent, additional rent and late fees by the State
of Florida or any local unit of government. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes
levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture, fixtures
and other personal property of Tenant located in the Premises.

 

29. RELOCATION
OF TENANT.
At any time after the twenty-fourth (24th) month of the Term of this Lease, but no more than one (1) time during the initial
Term, Landlord, at its sole expense, on at least ninety (90) days prior written notice, may require Tenant to move from the Premises
to other space of comparable size and decor located on or above the tenth (10th) floor of the Building in order to permit
Landlord to consolidate the space leased to Tenant with other adjoining space leased or to be leased to another tenant. In the event
of any such relocation, Landlord will pay all expenses of preparing and decorating the new premises so that they will be substantially
similar to the Premises from which Tenant is moving, and Landlord will also pay the expense of moving Tenant’s furniture and equipment
to the relocated premises. In such event this Lease and each and all of the terms and covenants and conditions hereof shall remain in
full force and effect and thereupon be deemed applicable to such new space except that revised Reference Pages and a revised Exhibit A
shall become part of this Lease and shall reflect the location of the new premises. Notwithstanding anything herein to the contrary,
if the relocated premises is larger than the existing Premises, Tenant shall pay the same Annual Rent for the relocated premises as Tenant
was paying for the existing Premises. Notwithstanding anything herein to the contrary, if the relocated premises is smaller than the
existing Premises, (a) Tenant shall pay reduced Annual Rent for the relocated premises on a pro-rata basis and (b) Tenant shall continue
to have the right to use the same number of parking spaces as if the relocated premises were the exact size as the Premises. Landlord
shall use commercially reasonable efforts to schedule any such relocation at night and/or over a weekend to minimize the inconvenience
to Tenant’s business operations and following any such relocation, Landlord shall provide Tenant with an allowance of $1,000.00
to compensate Tenant for the cost of replacing business cards, stationery and other related materials on hand at the time of such relocation.

 

30. PARKING.

 

30.1 During
the Term of this Lease, Tenant agrees to lease from Landlord and Landlord agrees to lease to Tenant, the number and type of parking passes
as set forth on the Reference Pages of this Lease. This right to park in the Building’s parking facilities (the “Parking
Facility”) shall be on an unreserved, nonexclusive, basis, provided that at all times the number and type of parking spaces set
forth on the Reference Pages of this Lease shall be available for use by Tenant, and shall be for passenger-size automobiles and is subject
to the following terms and conditions:

 

30.1.1 Tenant
shall pay to Landlord, or Landlord’s designated parking operator, the Building’s prevailing monthly parking charges (together
with any sales tax imposed on charges by the State of Florida or any local unit of government), without deduction or offset, on the first
day of each month during the Term of this Lease. As of the execution of this Lease, the monthly parking charge for non-reserved spaces
is $100.00 (plus applicable taxes). Landlord will notify Tenant upon not less than thirty (30) days’ notice of any increases in
the monthly parking charges prior to billing Tenant any increases; provided, however, that such parking rates shall not increase by more
than seven percent (7%) per year on a cumulative basis. No deductions from the monthly charge shall be made for days on which the Parking
Facility is not used by Tenant.

 

30.1.2 Tenant
shall at all times abide by and shall cause each of Tenant’s employees, agents, customers, visitors, invitees, licensees, contractors,
assignees and subtenants (collectively, “Tenant’s Parties”) to abide by any rules and regulations (“Parking Rules”)
for use of the Parking Facility that Landlord or Landlord’s garage operator reasonably establishes from time to time, and otherwise
agrees to use the Parking Facility in a safe and lawful manner. Landlord reserves the right to adopt, modify and enforce the Parking
Rules governing the use of the Parking Facility from time to time including any key-card, sticker or other identification or entrance
system and hours of operation. Landlord may refuse to permit any person who violates such Parking Rules to park in the Parking Facility,
and any violation of the Parking Rules shall subject the car to removal from the Parking Facility.

 

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30.1.3 Landlord
reserves the right to assign specific spaces, and to reserve spaces for visitors, small cars, disabled persons or for other tenants or
guests, and Tenant shall not park and shall not allow Tenant’s Parties to park in any such assigned or reserved spaces. Landlord
may, in its discretion, elect to establish preferred parking programs for hybrid alternative fuel vehicles. Tenant may validate visitor
parking by such method as Landlord may approve, at the validation rate from time to time generally applicable to visitor parking. Tenant
acknowledges that the Parking Facility may be temporarily closed entirely or in part in order to make repairs or perform maintenance
services, or to alter, modify, re-stripe or renovate the Parking Facility (collectively, “Landlord Parking Facility Repairs”),
or if required by casualty, strike, condemnation, act of God, governmental law or requirement or other reason beyond the operator’s
reasonable control. In the event that Landlord elects to entirety close the Parking Facility in order to perform Parking Facility Repairs,
Landlord shall provide alternate parking spaces to Tenant during the period of such entire closure of the Parking Facility.

 

30.1.4 Tenant
acknowledges that to the fullest extent permitted by law, Landlord shall have no liability for any damage to property or other items
located in the parking areas of the Building (including without limitation, any loss or damage to tenant's automobile or the contents
thereof due to theft, vandalism or accident), nor for any personal injuries or death arising out of the use of the Parking Facility by
Tenant or any Tenant’s Parties, whether or not such loss or damage results from Landlord's active negligence or negligent omission.
The limitation on Landlord's liability under the preceding sentence shall not apply however to loss or damage arising directly from Landlord's
gross negligence or willful misconduct. Without limiting the foregoing, if Landlord arranges for the parking areas to be operated by
an independent contractor not affiliated with Landlord, Tenant acknowledges that Landlord shall have no liability for claims arising
through acts or omissions of such independent contractor.

 

30.1.5 In
the event any surcharge or regulatory fee is at any time imposed by any governmental authority with reference to parking, Tenant shall
(commencing after two (2) weeks’ notice to Tenant) pay, per parking pass, such surcharge or regulatory fee to Landlord in advance
on the first day of each calendar month concurrently with the monthly installment of rent due under this Lease. Landlord will enforce
any surcharge or fee in an equitable manner amongst the Building tenants.

 

30.2 If
any employee of Tenant violates any of the terms and conditions of this Article, the operator of the Parking Facility shall have the
right to remove from the Parking Facility any vehicles hereunder which shall have been involved or shall have been owned or driven by
parties involved in causing such violation, without liability therefor whatsoever. In addition, Landlord or the operator of the Parking
Facility shall have the right to cancel the right of such employee of Tenant to use the Parking Facility pursuant to this Article upon
ten (10) business days' written notice, unless within such ten (10) business day period, such employee of Tenant cures such default.

 

31. RENEWAL
OPTION. Tenant shall, provided the Lease is in full
force and effect and there is no existing Event of Default under any of the other terms and conditions of the Lease at the time of notification
or commencement, have one (1) option to renew this Lease for a term of five (5) years (the “Renewal Term”) for the portion
of the Premises being leased by Tenant as of the date the Renewal Term is to commence, on the same terms and conditions set forth in
the Lease, except as modified by the terms, covenants and conditions as set forth below:

 

31.1 If
Tenant elects to exercise said option, then Tenant shall provide Landlord with written notice no earlier than the date which is twelve
(12) months prior to the expiration of the then current term of the Lease but no later than the date which is nine (9) months prior to
the expiration of the then current term of this Lease. If Tenant fails to provide such notice, Tenant shall have no further or additional
right to extend or renew the term of the Lease.

 

31.2 The
Annual Rent and Monthly Installment in effect at the expiration of the then current term of the Lease shall be adjusted to reflect the
current fair market rental for comparable space in the Building and in other similar buildings in the same rental market as of the date
the Renewal Term is to commence, taking into account tenant improvements and market inducements and concessions for renewing tenants
and the specific provisions of the Lease which will remain constant. Landlord shall advise Tenant of the new Annual Rent and Monthly
Installment for the Premises no later than thirty (30) days after receipt of Tenant’s exercise its option for the Renewal Term.
Tenant shall notify Landlord in writing of any objection to Landlord’s determination of the new of the Annual Rent and Monthly
Installment for the Renewal Term within fifteen (15) days after Tenant’s receipt of Landlord’s notice. If Tenant timely objects,
Landlord and Tenant shall promptly commence negotiations in good faith to attempt to agree upon the fair market rent within thirty (30)
days after Landlord’s receipt of Tenant’s written objection notice. If the parties cannot agree, each acting in good faith
but without any obligation to agree, then Tenant shall by written notice given within fifteen (15) days after the end of such thirty
(30) day period either (i) accept Landlord’s determination of fair market rent constituting the Annual Rent and Monthly Installment
for the Premises for the Renewal Term, (ii) rescind Tenant’s election to exercise the renewal option afforded herein for the
Renewal Term and elect to allow the Term to expire as of the scheduled expiration date of the Term, or (iii) elect to determine
the fair market rental (the “Prevailing Market Rate”) pursuant to and in accordance with the procedures set forth below in
Section 31.3 below. If Tenant fails to so notify Landlord within said fifteen (15) day period, then Tenant shall be deemed to have elected
option (iii) and the Prevailing Market Rate for the Premises for the renewal term shall be determined pursuant to and in accordance with
the procedures set forth below in Section 31.3 below.

 

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31.3 In
the event that Tenant notifies Landlord that Tenant elects to determine the Prevailing Market Rate, then Tenant shall specify, in such
notice to Landlord, Tenant’s selection of a real estate appraiser who shall act on Tenant’s behalf in determining the Prevailing
Market Rate for the Renewal Term. Within twenty (20) days after Landlord’s receipt of Tenant’s selection of a real estate
appraiser, Landlord, by written notice to Tenant, shall designate a real estate appraiser, who shall act on Landlord’s behalf in
the determination of the Prevailing Market Rate for the Renewal Term. Within twenty (20) days of the selection of Landlord’s appraiser,
the two (2) appraisers shall render a joint written determination of the Prevailing Market Rate for the Renewal Term, which determination
shall take into account tenant improvements and market inducements and concessions for renewing tenants and the specific provisions of
the Lease which will remain constant. If the two (2) appraisers are unable to agree upon a joint written determination within said twenty
(20) day period, then, within ten (10) days after the expiration of such twenty (20) day period, the two appraisers shall select a third
appraiser. Within twenty (20) days after the appointment of the third appraiser, the third appraiser shall render a written determination
of the Prevailing Market Rate by selecting, without change, the determination of one (1) of the original appraisers as to the Prevailing
Market Rate and such determination shall be final, conclusive and binding. All appraisers selected in accordance with this subparagraph
shall have at least ten (10) years prior experience in the commercial leasing market in the metropolitan area in which the Building is
located and shall be members of the American Institute of Real Estate Appraisers or similar professional organization. If either Landlord
or Tenant fails or refuses to select an appraiser, the other appraiser shall alone determine the Prevailing Market Rate. Landlord and
Tenant agree that they shall be bound by the determination of Prevailing Market Rate pursuant to this subsection. Landlord shall bear
the fee and expenses of its appraiser; Tenant shall bear the fee and expenses of its appraiser; and Landlord and Tenant shall share equally
the fee and expenses of the third appraiser, if any.

 

31.4 This
renewal option is not transferable; the parties hereto acknowledge and agree that they intend that the aforesaid option to renew this
Lease shall be "personal" to Tenant as set forth above and that in no event will any assignee (other than (i) an assignee pursuant
to a Permitted Transfer made in accordance with Section 9.8 above, or (ii) an assignee which is an entity controlled by Manuel D. Medina)
or sublessee have any rights to exercise the aforesaid option to renew.

 

32. EARLY
TERMINATION. Tenant shall have a one-time right to terminate the Lease (the “Termination Option”) effective on the date
which is the last day of the forty-second (42nd) full month of the Term (the “Early Termination Date”), if and
only if Tenant delivers prior written notice to Landlord on or before the last day of the thirty-sixth (36th) full month of
the Term (the “Trigger Date”), and delivers to Landlord the Termination Fee (as hereinafter defined) on or before the Trigger
Date. Time is of the essence with respect to the foregoing. If Tenant fails to timely and properly deliver such notice and such Termination
Fee (provided that Landlord has timely delivered its calculation of the Termination Fee to Tenant in accordance with the terms hereof),
this Termination Option shall lapse and be of no further force and effect. If Tenant timely and properly delivers such notice and such
Termination Fee, the Lease shall terminate effective as of the Early Termination Date and Tenant shall be obligated to surrender the
Premises unto Landlord on the Early Termination Date in the condition required by the Lease and thereafter neither party shall owe any
further obligation one to the other except to the extent of obligations under the Lease which are intended to survive the expiration
or earlier termination of the Lease. Tenant shall be entitled to exercise this Termination Option only if as of the Trigger Date and
as of the Early Termination Date, no default has occurred and continued beyond the expiration of any applicable notice and cure period
and no facts or circumstances exist which, with the giving of notice or the passage of time, or both, would constitute a default. The
term “Termination Fee” shall be an amount calculated by Landlord equal to: (i) the then unamortized portion of all leasing
commissions incurred by Landlord in connection with this Lease, plus (ii) the then unamortized portion of any rental concessions/rental
abatements provided in connection with this Lease, including, without limitation, the Abated Rent, plus (iii) the then unamortized portion
of all construction/tenant improvement allowances provided in connection with this Lease, including, without limitation, the Allowance
(as defined in Exhibit B to this Lease), plus (iv) an amount equal to one (1) month of the Annual Rent in effect as of the Early
Termination Date, plus (v) an amount equal to one (1) month of Tenant’s Proportionate Share of Expenses and Taxes due under the
Lease as of the Early Termination Date. The term “unamortized portion” used above shall mean that portion of the costs outlined
in items (i), (ii) and (iii) above which, based on a full amortization of such costs over the Term at 8.0% interest per annum, remains
unamortized as of the Early Termination Date. At any time no earlier than ninety (90) days prior, and no later than forty-five (45) days
prior, to the Trigger Date, Tenant may request in writing that Landlord calculate the Termination Fee, and Landlord agrees to deliver
to Tenant a written calculation of the Termination Fee within thirty (30) days of Landlord’s receipt of such request, which calculation
shall be deemed to be the Termination Fee for purposes of this Article 32. In the event Landlord and Tenant amend the Lease in the future
and Landlord incurs additional fees of the type described in (i), (ii) and/or (iii) above, the Termination Fee to be paid in connection
with the aforesaid Termination Option shall be appropriately adjusted, with the parties agreeing to document such adjustment in such
amendment. This termination option is not transferable; the parties hereto acknowledge and agree that they intend that the aforesaid
option to terminate this Lease shall be “personal” to Tenant as set forth above and that in no event will any assignee (other
than an assignee pursuant to a Permitted Transfer made in accordance with Section 9.8 above) or sublessee have any rights to exercise
the aforesaid termination option.

 

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33. DEFINED
TERMS AND HEADINGS. The Article headings shown in this Lease are for convenience of reference and shall in no way define,
increase, limit or describe the scope or intent of any provision of this Lease. Any indemnification or insurance of Landlord shall apply
to and inure to the benefit of all the following “Landlord Entities”, being Landlord, Landlord’s investment manager,
and the trustees, boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents of each of them.
Any option granted to Landlord shall also include or be exercisable by Landlord’s trustee, beneficiary, agents and employees, as
the case may be. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be joint and several.
The terms “Tenant” and “Landlord” or any pronoun used in place thereof shall indicate and include the masculine
or feminine, the singular or plural number, individuals, firms or corporations, and their and each of their respective successors, executors,
administrators and permitted assigns, according to the context hereof. The term “rentable area” shall mean the rentable area
of the Premises or the Building as calculated by the Landlord on the basis of the plans and specifications of the Building including a
proportionate share of any common areas which Landlord represents have been calculated using the Building Owners and Managers Association
International Modified Standard Method for Measuring Floor Area in Office Buildings, ANSI/BOMA Z65.1-1996.. Tenant hereby accepts and
agrees to be bound by the figures for the rentable square footage of the Premises and Tenant’s Proportionate Share shown on the
Reference Pages; however, Landlord may adjust either or both figures if there is manifest error, addition or subtraction to the Building
or other circumstance reasonably justifying adjustment. The term “Building” refers to the structure in which the Premises
are located and the common areas (parking lots, sidewalks, landscaping, etc.) appurtenant thereto. If the Building is part of a larger
complex of structures, the term “Building” may include the entire complex, where appropriate (such as shared Expenses or Taxes)
and subject to Landlord’s reasonable discretion.

 

34. AUTHORITY.

 

34.1 Tenant
represents and warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity
has full right and authority to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by
appropriate actions. Landlord represents and warrants that Landlord has been and is qualified to do business in the state in which the
Building is located, that the entity has full right and authority to enter into this Lease, and that all persons signing on behalf of
the entity were authorized to do so by appropriate actions.

 

34.2 Tenant
hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal or beneficial interest whatsoever in
Tenant, are (i) the target of any sanctions program that is established by Executive Order of the President or published by the Office
of Foreign Assets Control, U.S. Department of the Treasury (“OFAC”); (ii) designated by the President or OFAC pursuant to
the Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06,
the Patriot Act, Public Law 107-56, Executive Order 13224 (September 23, 2001) or any Executive Order of the President issued pursuant
to such statutes; or (iii) named on the following list that is published by OFAC: “List of Specially Designated Nationals and Blocked
Persons.” If the foregoing representation is untrue at any time during the Term, an Event of Default will be deemed to have occurred,
without the necessity of notice to Tenant.

 

35. FINANCIAL
STATEMENTS AND CREDIT REPORTS. Tenant shall furnish to Landlord, at Tenant's sole cost and expense, upon not less than ten (10) business
days advance written notice from Landlord, an updated current financial statement for Tenant. Unless an Event of Default by Tenant is
continuing under the Lease, or Landlord has reason to believe there has been a material reduction in the financial worth of the Tenant,
or unless requested by a prospective lender or purchaser of the Building, such financial statement shall not be required to be furnished
more than once in any calendar year. Landlord agrees to keep Tenant’s financial statements confidential and furnish them only to
its accountants, attorneys. lenders and prospective purchasers of the Building. Landlord acknowledges that Tenant’s financial statements
may be internally generated and not audited or certified, in which event an officer of Tenant will certify the statement to be true and
correct. Notwithstanding the foregoing, Tenant shall not be required to provide financial statements hereunder so long as Tenant’s
parent company’s financial statements are publicly available at the time of such request.

 

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36. COMMISSIONS.
Each of the parties represents and warrants to the other that it has not dealt with any broker or finder in connection with this Lease,
except as described on the Reference Pages. Landlord shall be responsible for payment of any commissions owed to the brokers described
on the Reference Pages. Landlord hereby agrees to indemnify Tenant against any third party (including Landlord’s and Tenant’s
broker as described on the Reference Pages) claiming a fee or commission by or through Landlord in connection with this Lease. Tenant
hereby agrees to indemnify Landlord against any third party (other than Landlord’s or Tenant’s broker as described on the
Reference Pages) claiming a fee or commission by or through Tenant in connection with this Lease

 

37. TIME
AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects
be governed by the laws of the state in which the Building is located. Whenever a period of time is prescribed for the taking of an action
by Landlord or Tenant hereunder (other than the payment of rent of any other sum due and payable hereunder by Tenant to Landlord), the
period of time for the performance of such action shall be extended by the number of days that the performance is actually delayed due
to strikes, acts of God, shortages of labor or materials, war, terrorist acts, pandemics, civil disturbances and other causes beyond the
reasonable control of the applicable party.

 

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

 

39. ENTIRE
AGREEMENT. This Lease, together with its exhibits, contains all agreements of the parties to this Lease and supersedes
any previous negotiations. There have been no representations made by the Landlord or any of its representatives or understandings made
between the parties other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a written instrument
duly executed by the parties to this Lease.

 

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

 

41. RECORDATION.
Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord, and then
shall pay all charges and taxes incident such recording or registration.

 

42. COUNTERPARTS.
This Lease may be executed in any number of counterparts, each of which shall be an original and all of which shall be deemed to be one
and the same Lease. In order to expedite the transaction contemplated herein, telecopied signatures or signatures transmitted by electronic
mail in so-called “pdf” format may be used in place of original signatures on this Lease.  Landlord and Tenant intend
to be bound by the signatures on the telecopied or e-mailed document, are aware that the other party will rely on the telecopied or e-mailed
signatures, and hereby waive any defenses to the enforcement of the terms of this Lease based on such telecopied or e-mailed signatures. 
Promptly following transmission of the telecopied or e-mailed signatures, Tenant shall promptly deliver to Landlord’s property manager
the original signatures of this Lease.

 

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

 

44. RADON
GAS. As required by §404.056(5), Florida Statutes, the following notification is made regarding radon gas: Radon
is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks
to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida.
Additional information regarding radon and radon testing may be obtained from your county health department.

 

[REMAINDER
OF THE PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, Landlord and Tenant have executed
this Lease as of the Lease Reference Date set forth in the Reference Pages of this Lease.

 

	 	LANDLORD:
	 	 
	 	DGE ALHAMBRA, LP,
	 	a Delaware limited partnership
	 	 
	 	By:	DGE Alhambra GP, LLC, a Delaware limited liability company, its general partner and manager
	 	 	 
	 	By:	DWS Alternatives GmbH, a German limited liability company, its sole member
	 	 	 
	 	By:	/s/ Scott Bodin
	 	 	 
	 	Name:	Scott Bodin
	 	 	 
	 	Title:	VP
	 	 	 
	 	Dated:	22 November 2021
	 	 	 
	 	By:	/s/ Dave Crane
	 	 	 
	 	Name:	Dave Crane
	 	 	 
	 	Title:	VP
	 	 	 
	 	Dated: 	22 November 2021

 

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	 	TENANT:
	 	 
	 	APPGATE CYBERSECURITY, INC.,
	 	a Delaware corporation
	 	 	 
	 	By:	/s/ Rene A. Rodriguez
	 	 	 
	 	Name:	Rene A. Rodriguez
	 	 	 
	 	Title:	CFO
	 	 	 
	 	Dated: 	22 November 2021

 

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EXHIBIT A – FLOOR PLAN DEPICTING THE
PREMISES

 

attached to and made a part of the Lease bearing
the

Lease Reference Date of November 19, 2021
between

DGE Alhambra, LP, as Landlord and

Appgate Cybersecurity, Inc., as Tenant

 

Exhibit A is intended only to show the general
layout of the Premises as of the beginning of the Term of the Lease. It does not in any way supersede any of Landlord’s rights set
forth in Article 17 of the Lease with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements
and/or locations. It is not to be scaled; any measurements or distances shown should be taken as approximate.

 

 

	 	/s/ RAR
 
	/s/ SB

	 	Initials

 

    A-1

     

    

 

EXHIBIT B – INITIAL ALTERATIONS

 

attached to and made a part of the Lease bearing
the

Lease Reference Date of November 19, 2021
between

DGE Alhambra, LP, as Landlord and

Appgate Cybersecurity, Inc., as Tenant

 

1. Premises
Leased “As Is”. Tenant and Landlord agree and Tenant acknowledges that the Premises are in all respects being leased by
Landlord to Tenant, and shall be accepted by Tenant, in their current “AS IS/WHERE IS” condition and that Landlord has and
shall have no obligation or duty whatsoever to make any alterations or improvements of any kind or nature in or to the Premises in order
to prepare same for Tenant’s occupancy.

 

2. Allowance.
So long as the Lease is in full force and effect and no Event of Default has occurred and is continuing, Landlord shall provide Tenant
with an allowance (the “Allowance”) of up to the amount of $117,960.00 ($20.00 per rentable square foot of the Premises)
to be used for the refurbishment of the Premises (the “Refurbishment”). Tenant hereby expressly acknowledges and agrees
that Tenant shall be responsible for any and all Refurbishment costs in excess of the Allowance.

 

3. Refurbishment.

 

(a) For
any items of the Refurbishment which require a permit (“Major Refurbishment Items”), Tenant shall, at its sole cost
and expense, prepare and submit to Landlord for Landlord's written approval or disapproval (which approval will not be unreasonably withheld
or conditioned) a complete set of plans and specifications and construction drawings, including, without limitation, MEP plans to be prepared
by Landlord’s Base Building MEP Engineer (collectively, the “Plans and Specifications”) for the Major Refurbishment
Items. The Plans and Specifications shall be in such detail as Landlord may reasonably require and shall be in compliance with all applicable
statutes, ordinances and regulations; provided, however, that Landlord’s approval of the Plans and Specifications shall not be deemed
to be a warranty or representation that the Plans and Specifications comply with all applicable statutes, ordinances and regulations.
Landlord shall review the Plans and Specifications and indicate requested changes, if any, by written notice to Tenant, within ten (10)
days after receipt of the Plans and Specifications by Landlord. If Landlord fails to indicate such requested changes to the Plans and
Specifications by such date, the Plans and Specifications shall be deemed approved. Thereafter, any changes to the Plans and Specifications
shall be subject to Landlord's written approval (which approval will not be unreasonably withheld or conditioned) in accordance with the
procedure set forth above, except that the foregoing ten (10) day period shall be reduced to five (5) days. Tenant’s contractor
shall be subject to Landlord’s prior written approval (which approval will not be unreasonably withheld, conditioned or delayed).
Tenant or its contractor shall use reasonable speed and diligence to complete the Major Refurbishment Items in a good, first-class, workmanlike
and timely manner and in accordance with the Plans and Specifications and all applicable statutes, ordinances and regulations. Tenant
shall carry, or cause its contractor to carry, insurance reasonably satisfactory to Landlord throughout the completion of the Refurbishment.
Upon the substantial completion of the Major Refurbishment Items by Tenant or Tenant’s contractor, if any, a representative of Landlord
and a representative of Tenant together shall inspect the Premises and confirm that the Major Refurbishment Items were completed in accordance
with the Plans and Specifications and generate a punchlist of defective or uncompleted items relating to the completion of the Major Refurbishment
Items. Tenant shall, within a reasonable time after such punchlist is prepared and agreed upon by Landlord and Tenant, complete such incomplete
work and remedy such defective work as are set forth on the punchlist.

 

(b) For
any items of the Refurbishment which do not require a permit, such as repainting, recarpeting or other cosmetic changes (“Initial
Cosmetic Alterations”), Tenant shall not be required to prepare plans and specifications or construction drawings for such Initial
Cosmetic Alterations; provided, however, that all such Initial Cosmetic Alterations shall require Landlord's prior written approval (which
approval will not be unreasonably withheld, conditioned or delayed) and which will be given by Landlord in the same manner and time frames
as required for the Plans and Specifications as set forth in Section 3 above.

 

(c) Except
as expressly set forth herein, the Refurbishment (inclusive of all Major Refurbishment Items and Initial Cosmetic Alterations) shall be
performed by or on behalf of Tenant in compliance with the terms and provisions of the Lease, including, without limitation, Article 6
and Article 8 thereof.

 

 

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4. Payment
of Allowance.

 

(a) The
Allowance shall be payable to Tenant by Landlord only upon the submission by Tenant to Landlord on or before the date that is twelve (12)
months after the Commencement Date (the “Outside Date”) of (i) copies of third party invoices paid by Tenant in connection
with the Refurbishment, (ii) copies of canceled checks or other proof of payment reasonably acceptable to Landlord to evidence the payment
by Tenant of said third party invoices, (iii) terminations of any notices of commencement (in recordable form) filed against the Building
or the Premises in connection with the completion of the Refurbishment, and (iv) final lien waivers on a form reasonably acceptable to
Landlord from all contractors providing $5,000.00 or more in work in connection with the Refurbishment.

 

(b) The
Allowance may be applied to all costs incurred by Tenant in connection with the Refurbishment, including but not limited to costs for
preparation of the Plans and Specifications, architectural and engineering fees, and hard and soft costs of any Major Refurbishment Items
and Initial Cosmetic Alterations. Landlord shall be entitled to deduct a construction management fee in the amount of three percent (3%)
of the total cost of the Major Refurbishment Items from the Allowance. Notwithstanding the foregoing, upon receipt of an invoice for such
costs, Landlord shall reimburse Tenant up to a maximum of $884.70 ($0.15 per rentable square foot of the Premises) for the cost of the
test fit prepared by Tenant’s architect and such amount shall not be deducted from the Allowance.

 

(c) Tenant
may elect by written notice provided to Landlord on or before the Outside Date to apply up to a maximum of $29,490.00 ($5.00 per rentable
square foot of the Premises) of the unused portion of the Allowance as a credit against the Annual Rent due and payable under the Lease.
Tenant hereby expressly acknowledges and agrees that if the entire amount of the Allowance has not been applied to the cost of the Refurbishment
and/or elected to be applied as a credit against Annual Rent before the Outside Date, then the unused portion of the Allowance shall be
forfeited by Tenant as of the Outside Date.

 

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EXHIBIT C – COMMENCEMENT DATE MEMORANDUM

 

attached to and made a part of the Lease bearing
the

Lease Reference Date of November 19, 2021
between

DGE Alhambra, LP, as Landlord and

Appgate Cybersecurity, Inc., as Tenant

 

COMMENCEMENT DATE
MEMORANDUM

 

THIS MEMORANDUM, made as of _______, 20__, by and
between DGE Alhambra, LP (“Landlord”) and ______________ (“Tenant”).

 

Recitals:

 

		A.	Landlord and Tenant are parties
to that certain Lease, dated for reference _____, 20__ (the “Lease”) for certain premises (the
“Premises”) consisting of approximately _____ square feet at the building commonly known
as _____.

 

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

 

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

 

NOW, THEREFORE, Landlord and Tenant agree as follows:

 

1. The
actual Commencement Date is _____.

 

2. The
actual Termination Date is ______.

 

3. The
schedule of the Annual Rent and the Monthly Installment of Rent set forth on the Reference Pages is deleted in its entirety, and the following
is substituted therefor:

 

[insert rent schedule]

 

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

 

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

 

	
    LANDLORD:
	TENANT:
	 	 
	DGE ALHAMBRA, LP,

a Delaware limited partnership	__________________,

a _________________
	 	 
	
    By: DGE Alhambra GP, LLC, a Delaware limited liability company, its
    general partner

     

    By: DWS Alternatives GmbH, a German limited liability company, its
    sole member

     
	 
	By: _______DO_NOT_SIGN______________	By: _______DO_NOT_SIGN______________
	Name:  ________________________________	Name:  ________________________________
	Title:  _________________________________	Title:  _________________________________
	Dated: _________________________________	Dated: _________________________________

 

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EXHIBIT D – RULES AND REGULATIONS

 

attached to and made a part of the Lease bearing
the

Lease Reference Date of November 19, 2021
between

DGE Alhambra, LP, as Landlord and

Appgate Cybersecurity, Inc., as Tenant

 

1. No
sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside or inside of the Building
without the prior written consent of the Landlord, which may be given or withheld in Landlord’s reasonable discretion. Landlord shall
have the right to remove, at Tenant’s expense and without notice, any sign installed or displayed in violation of this rule. All
approved signs or lettering on doors and walls shall be printed, painted, affixed or inscribed at Tenant’s expense by a vendor designated
or approved by Landlord. Landlord agrees to provide, at Landlord’s sole cost and expense, the initial building standard suite signage
adjacent to the Premises, provided, however, that Landlord reserves the right to charge for subsequent changes to Tenant’s suite
signage. In addition, Landlord reserves the right to change from time to time the format of the signs or lettering and to require previously
approved signs or lettering to be appropriately altered.

 

2. If
Landlord objects in writing to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window or
door of the Premises, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of the Premises. Tenant
shall not place anything or allow anything to be placed against or near any glass partitions or doors or windows which may appear unsightly,
in the opinion of Landlord, from outside the Premises.

 

3. Tenant
shall not obstruct any sidewalks, halls, passages, exits, entrances, elevators, or stairways of the Building. No tenant and no employee
or invitee of any tenant shall go upon the roof of the Building.

 

4. Any
directory of the Building, if provided, will be exclusively for the display of the name and location of tenants only and Landlord reserves
the right to exclude any other names. Tenant’s initial directory listing shall be provided by Landlord at Landlord’s sole
cost and expense, provided, however, that Landlord reserves the right to charge for subsequent changes to Tenant’s directory listing.

 

5. All
cleaning and janitorial services for the Building and the Premises shall be provided exclusively through Landlord. Tenant shall not cause
any unnecessary labor by carelessness or indifference to the good order and cleanliness of the Premises. Landlord shall not in any way
be responsible to any Tenant for any loss of property on the Premises, however occurring, or for any damage to any Tenant’s property
by the janitor or any other employee or any other person.

 

6. The
toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed.
No foreign substance of any kind whatsoever shall be thrown into any of them, and the expense of any breakage, stoppage or damage resulting
from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees, shall have caused it.

 

7. Tenant
shall store all its trash and garbage within its Premises. Tenant shall not place in any trash box or receptacle any material which cannot
be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance
with directions issued from time to time by Landlord. Tenant will comply with any and all reasonable and customary recycling procedures
designated by Landlord.

 

8. Landlord
will furnish Tenant two (2) keys free of charge to each door in the Premises that has a passage way lock. Landlord may charge Tenant a
reasonable amount for any additional keys, and Tenant shall not make or have made additional keys on its own. Tenant shall not alter any
lock or install a new or additional lock or bolt on any door of its Premises. Tenant, upon the termination of its tenancy, shall deliver
to Landlord the keys of all doors which have been furnished to Tenant, and in the event of loss of any keys so furnished, shall pay Landlord
therefor.

 

9. If
Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and maintaining such service shall
be borne solely by Tenant. No boring or cutting for wires will be allowed without the prior written consent of Landlord.

 

10. No
equipment, materials, furniture, packages, bulk supplies, merchandise or other property will be received in the Building or carried in
the elevators except between such hours and in such elevators as may be designated by Landlord. The persons employed to move such equipment
or materials in or out of the Building must be acceptable to Landlord.

 

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11. Tenant
shall not place a load upon any floor which exceeds the load per square foot which such floor was designed to carry and which is allowed
by law. Heavy objects shall stand on such platforms as determined by Landlord to be necessary to properly distribute the weight. Business
machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to the structure of the Building
or to any space in the Building to such a degree as to be objectionable to Landlord or to any tenants shall be placed and maintained by
Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate the noise or vibration. Landlord
will not be responsible for loss of or damage to any such equipment or other property from any cause, and all damage done to the Building
by maintaining or moving such equipment or other property shall be repaired at the expense of Tenant.

 

12. Landlord
shall in all cases retain the right to control and prevent access to the Building of all persons whose presence in the judgment of Landlord
would be prejudicial to the safety, character, reputation or interests of the Building and its tenants, provided that nothing contained
in this rule shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business,
unless such persons are engaged in illegal activities. Landlord reserves the right to exclude from the Building between the hours of 6:00
p.m. and 7:00 a.m. the following day, or such other hours as may be established from time to time by Landlord, and on Sundays and legal
holidays, any person unless that person is known to the person or employee in charge of the Building and has a pass or is properly identified.
Tenant shall be responsible for all persons for whom it requests passes and shall be liable to Landlord for all acts of such persons.
Landlord shall not be liable for damages for any error with regard to the admission to or exclusion from the Building of any person.

 

13. Tenant
shall not use any method of heating or air conditioning other than that supplied or approved in writing by Landlord. Tenant shall not
permit space heaters in the Premises.

 

14. Tenant
shall not waste electricity, water or air conditioning. Tenant shall keep corridor doors closed. Tenant shall close and lock the doors
of its Premises and entirely shut off all water faucets or other water apparatus and electricity, gas or air outlets before Tenant and
its employees leave the Premises. Tenant shall be responsible for any damage or injuries sustained by other tenants or occupants of the
Building or by Landlord for noncompliance with this rule.

 

15. Tenant
shall not install any radio or television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls of the Building
without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole discretion, and which consent may
in any event be conditioned upon Tenant’s execution of Landlord’s standard form of license agreement. Tenant shall be responsible
for any interference caused by such installation.

 

16. Tenant
shall not mark, drive nails, screw or drill into the partitions, woodwork, plaster, or drywall (except for pictures, tackboards and similar
office uses) or in any way deface the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering
to the floor of the Premises in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance
with this rule.

 

17. Tenant
shall not install, maintain or operate upon the Premises any vending machine without Landlord’s prior written consent, except that
Tenant may install food and drink vending machines solely for the convenience of its employees.

 

18. Regarding
all water supply lines that are used to provide a supplementary water source to Tenant fixtures (toilet and sinks) and equipment, such
as and not limited to, coffee makers, water filters, refrigerators, etc., such supplementary supply lines and connections shall consist
of either flex copper or stainless steel braided lines. Polyethylene tubing (usually white) is not permitted to be used on the property.
All wall angle stops shall solely consist of quarter turn valves. Water heaters shall incorporate a Smitty Pan that is plumbed per code
(appropriate drainage for the Smitty Pan). All tenant equipment requiring connection to water shall require Landlord’s prior written
approval.

 

19. No
cooking shall be done or permitted by any tenant on the Premises, except that Underwriters’ Laboratory approved microwave ovens
or equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted provided that such equipment and use is in
accordance with all applicable Regulations.

 

20. Tenant
shall not use in any space or in the public halls of the Building any hand trucks except those equipped with the rubber tires and side
guards or such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the
Building.

 

21. Tenant
shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to be performed in any parking lot.

 

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22. Tenant
shall not use the name of the Building or any photograph or likeness of the Building in connection with or in promoting or advertising
Tenant’s business, except that Tenant may include the Building name in Tenant’s address. Landlord shall have the right, exercisable
without notice and without liability to any tenant, to change the name and address of the Building.

 

23. Tenant
requests for services must be submitted to the Building office by an authorized individual. Employees of Landlord shall not perform any
work or do anything outside of their regular duties unless under special instruction from Landlord, and no employee of Landlord will admit
any person (Tenant or otherwise) to any office without specific instructions from Landlord.

 

24. Tenant
shall not permit smoking or carrying of lighted cigarettes or cigars other than in areas designated by Landlord as smoking areas.

 

25. Canvassing,
soliciting, distribution of handbills or any other written material in the Building is prohibited and each tenant shall cooperate to prevent
the same. No tenant shall solicit business from other tenants or permit the sale of any good or merchandise in the Building without the
written consent of Landlord.

 

26. Tenant
shall not permit any animals (including birds and other fowl), reptiles, amphibians or fish (including fish tanks), other than service
animals, e.g. seeing-eye dogs, to be brought or kept in or about the Premises or any common area of the Building.

 

27. Tenant
shall reasonably comply with Landlord’s recycle policy for the Building, including, without limitation, Tenant shall sort and separate
its trash into separate recycling containers as required by law or which may be furnished by Landlord and located in the Premises. Tenant
shall comply with all Regulations regarding the collection, sorting, separation, and recycling of garbage, waste products, trash and other
refuse at the Building. Landlord reserves the right to refuse to collect or accept from Tenant any trash that is not separated and sorted
as required by law or pursuant to Landlord’s recycling policy, and to require Tenant to arrange for such collection at Tenant’s cost,
utilizing a contractor reasonably satisfactory to Landlord.

 

28. Tenant
acknowledges that the Building, at Landlord’s option, may be operated in accordance with standards for the certification of environmentally
sustainable, high performance buildings or aspects of their performance, including the U.S. EPA’s Energy Star® rating and, U.S. Green
Building Council’s Leadership in Energy and Environmental Design program’s standards, as the same are amended or replaced from time to
time and similar “green building” standards (hereinafter collectively referred to as “Green Building Standards”).
To support Landlord’s sustainability practices, Tenant is encouraged to use reasonable efforts to use proven energy, water carbon reduction,
and other sustainable measures, such as for example using energy efficient bulbs in task lighting, installing lighting controls, such
as automatic sensors; turning off lights at the end of the work day; and utilizing water filtration systems to avoid the use of bottled
water.

 

29. These
Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms, covenants,
agreements and conditions of any lease of any premises in the Building. Landlord may waive any one or more of these Rules and Regulations
for the benefit of any particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations
in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or
all of the tenants of the Building.

 

30. Tenant
shall be responsible for the observance of all of the rules set forth herein by Tenant’s employees, agents, clients, customers,
invitees and guests.

 

31. During
the continuance of any invasion, mob, riot, public excitement, “shelter in place” or similar governmental order, or other
circumstance rendering such action advisable in Landlord’s opinion or as required by Regulations, Landlord reserves the right (but
shall not be obligated) to prevent or limit access to the Building during the continuance of that event by any means it considers appropriate
for the safety of tenants and protection of the Building, property in the Building or otherwise as required by Regulations and in no event
shall the same render Landlord liable to Tenant, constitute a constructive eviction, or excuse Tenant from any obligation under the Lease.

 

32. Tenant
shall not fly or operate or permit its employees to fly or operate drones on the property for recreational or any other purposes.

 

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33. In
the event the Building contains a general use conference center for use by the tenants of the Building (the “Conference Center”)
and Tenant elects to use such Conference Center, the use of the Conference Center by Tenant shall be subject to compliance with Landlord’s
reasonable policies, procedures, rules and regulations with respect to the use of such Conference Center (which may include reasonable
clean-up fees).

 

34. In
the event the Building contains a general use fitness center for use by the tenants of the Building (the “Fitness Center”)
and Tenant’s employees elect to use the Fitness Center, the use of the Fitness Center by Tenant’s employees shall be subject
to compliance with Landlord’s reasonable policies, procedures, rules and regulations with respect to the use of such Fitness Center.

 

SUPPLEMENTAL COVID-19 RULES AND REGULATIONS

 

		1.	All tenants, and their employees, agents, vendors, contractors, guests and invitees (collectively, the
“Tenant Parties”) shall comply with all applicable city, county, state and federal requirements for workplace operations and
safety, including, but not limited to, those related to COVID-19 other pandemics or similar crises.

 

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EXHIBIT E – EXISTING FURNITURE

 

attached to and made a part of the Lease bearing
the

Lease Reference Date of November 19, 2021
between

DGE Alhambra, LP, as Landlord and

Appgate Cybersecurity, Inc., as Tenant

 

EXISTING FURNITURE

 

	 	Location:
	Description
    and Quantity	 
	 	Conf.
    Room	 	 
	 	 	Table	 
	 	 	12
    Conf Room Chairs	 
	 	 	White
    Board	 
	 	 	TV	 
	 	#1
    Office	Desk	 
	 	 	Side
    Table	 
	 	 	3
    Side Chairs	 
	 	 	1
    Desk Chair	 
	 	#2
    Office	Desk	 
	 	 	1
    Desk Chair	 
	 	 	3
    Side Chairs	 
	 	#
    3 Assistant	Desk	 
	 	#
    3 Spare Desk	Desk
    (disassembled)	 
	 	#
    4 Office	TV	 
	 	 	Couch	 
	 	 	Conf.
    Table	 
	 	 	6
    brown chairs	 
	 	 	1 Floor Lamp	 
	 	 	2 White Boards	 
	 	 	Coat
    Rack	 
	 	Lobby	Reception
    Desk	 
	 	 	1
    Chair	 
	 	 	Reception
    Couch	 
	 	 	2
    Reception Chairs	 
	 	 	Coffee
    Table	 
	 	 	Side
    Table	 
	 	#5
    Office	Desk	 
	 	 	Round
    Side Table	 
	 	 	4
    Chairs	 
	 	 	1
    Desk Chair	 
	 	 	1
    Floor Lamp	 
	 	#6
    Office	Desk	 
	 	 	Side
    Table	 
	 	 	2
    Chairs	 

 

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	 	#7 Office	Desk	 
	 	 	1 chair	 
	 	#8 Open Space Cubicles	 	 
	 	 	10 work space cubicles	 
	 	 	3 work space cubicles w/overhead	 
	 	 	3 work space cubicles w/out overhead	 
	 	 	6 desk chairs	 
	 	#9 Open Space Outside of IT	1 overhead cabinet	 
	 	 	2 long file cabinets	 
	 	#10 Office	Desk	 
	 	 	1 Chair	 
	 	 	2 Side Chairs	 
	 	 	2 Black Filing Cabinets	 
	 	 	1 Floor Lamp	 
	 	Kitchen	Microwave	 
	 	 	2 Mini Frig (under counter & under table)	 
	 	 	Black Lunch Round Table (located in Space #8)	 
	 	 	Mahogany Round Table by Window (located in Space #8)	 
	 	 	Desk used for counter 	 

 

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E-3

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