Document:

Exhibit 10.3

 

ADVISORY AGREEMENT

 

This Advisory Agreement
(the “Agreement”) is made as of October ___, 2019 (the “Effective
Date”), between Green Stream Holdings, Inc., a Wyoming business corporation (the “Company”) and Anthony
Morali (“Advisor”).

 

WHEREAS, the
Company is engaged in providing next-generation solar energy solutions to underrepresented and/or growing market segments to homeowners,
landowners, commercial building owners (collectively, the “Field”); and

 

WHEREAS, Advisor
wishes to provide consulting and advisory services to the Company within the Company’s scope of the Field.

 

NOW, THEREFORE,
in consideration of the mutual covenants contained herein, and other good and valuable consideration the receipt and legal sufficiency
of which is acknowledged, the parties hereto agree as follows:

 

1.               
Advisory Services. Advisor agrees to perform consulting and advisory services by providing the Company with Advisor’s
best efforts in delivering expertise in advising with respect to all matters relating to or affecting the Field or otherwise connected
with the Company’s business and is hereby engaged by the Company on a non-exclusive basis to advise the Company with respect
to matters related to the Field at such times as are mutually agreed upon, with due regard for Advisor’s other commitments.
As a part of Advisor’s services, Advisor shall suggest to directors, officers, or employees of the Company and review their
findings concerning the Field and make suggestions thereon. Advisor shall provide such other related services as may be requested
of Advisor by the Company and as are not inconsistent with the provisions of this Agreement.

 

2.               
Standard of Performance. Advisor agrees to perform the services in connection with the Agreement under the “best
efforts” standard with care, skill, and diligence, in accordance with the applicable professional and industry standards
currently recognized by Advisor’s profession and industry, and shall be responsible for the quality, technical accuracy,
completeness, and coordination of all reports, information, specifications, and other items and services furnished under this Agreement.

 

3.               
Service Records. Advisor shall truthfully and accurately make, maintain and preserve all records and reports
that the Company may, from time to time, request or require, and shall fully account for all money, records, equipment, materials
or other property belonging to the Company of which Advisor may have custody and shall pay over and deliver same promptly whenever
and however Advisor may be directed to do so.

 

4.               
Information Control and Intellectual Property.

 

4.1.          
Advisor shall make available to the Company any and all information of which Advisor has knowledge that is relevant to the
Company’s business or the Field, but is not otherwise prohibited from disclosing, and make all suggestions and recommendations
which Advisor believes will be of benefit to the Company.

 

4.2.          
At all time during Advisor’s interactions with third parties on behalf of the Company and/or during the course of
the performance of services under this Agreement together with matters reasonably related to such services, Advisor shall use solely
the e-mail, messengers (such as Skype, Telegram, WhatsApp etc.), social media accounts, and other and further media created by
the Company for Advisor or created by Advisor during the course of the services for the benefit of the Company with full disclosure
of passwords and all access codes for all such accounts. Any and all back-up, restoration, or account-related e-mails used for
any and all Internet or third-party media or services in connection with this Agreement shall be solely the e-mails designated
by the Company.

 

4.3.          
Any and all social media accounts, other digital assets, any protectable information or data created, obtained, or lawfully
received by Advisor in connection with the Services is the intellectual property of the Company. More specifically, even if registered
in the name of Advisor (which is a material breach of this Agreement) such social media accounts, other digital assets, any protectable
information or data is the Company’s property and/or intellectual property. Advisor appoints and constitutes the Company
as attorney-in-fact for Advisor respect to the transfer of title of any of each and every item of said intellectual property. Company’s
authority under this Agreement shall include, without limitation, the authority to execute and receive any certificate of ownership
or another document to transfer title to any copyrighted works, inventions, any other intellectual property, and to take any other
actions necessary or incident to the powers granted to Company under this Agreement, including but not limited to restoration of
social media accounts or transfer of ownership of social media accounts, e-mails, messengers’ s accounts etc. It is the intent
of this Agreement that in the event Advisor elects to use his/her pre-existing social media account or e-mail for the purposes
of providing services under this Agreement, such account, together with goodwill, customer lists, trademarks, and any and all intellectual
property in connection therewith, shall become an intellectual property of the Company without any further notice or agreement.

 

 

 

    	 	1	 

     

    

 

4.4.          
In the event of termination of this Agreement for any reason, Advisor shall transfer to Company forthwith any and all intellectual
property and other digital assets received by Advisor in the course of rendering services under this Agreement, whether specified
in this Agreement or not, including but not limited to: (i) all right, title and exclusive interest to all trademarks, trade names,
technical processes, know-how or other intellectual property associated with the business of the Company, whether registered or
not; (ii) all tangible and intangible property related to business of the Company including customer lists, records, goodwill and
other intangible assets; (iii) all contracts for purchases from suppliers or deliveries to customers; (iv) all domain names, accounts,
blockchain addresses and websites, if any; (v) all website traffic, analytics software and accounts, graphics, content, databases,
forms, internal search engines, advertising on or relating to the websites, data, programming code, user and customer lists, consumer
data and all other information and property as it pertains to the Company’s business or the operation thereof, including,
all social media accounts, including, but, not limited to, Facebook, Twitter, Pinterest, Google Plus, YouTube, Myspace, etc., comparison
shopping accounts, Google AdWords accounts, Google Merchant Center accounts, Webmaster Tools accounts, Google Analytics accounts,
Bing AdCenter accounts, and any other similar accounts, services or websites used in and for business of the Company (and all information
regarding users/customers/followers thereof), blogs, e-mail accounts, servers, host accounts, applications, software and platforms
used in connection with the business of the Company or its blog(s), and any other accounts, tools, extensions, APIs, EDIs or third
party relationships or software used by the Company to operate the Website, if such Company is the owner of such software, or a
licensor of said software under a transferable license(s), or that has been collected or used during the operation of the Business;
(vi) all third party relationships, contracts and arrangements with vendors, suppliers, customers, companies, persons or any other
relationships having any effect whatsoever on the Business; and (vii) any other assets of any nature whatsoever that are related
to or used in connection with the Business of the Company and its goodwill.

 

4.5.          
“Intellectual Property,” for the purposes of this Agreement, whether capitalized or not, means all intellectual
property and industrial property rights and assets, and all rights, interests and protections that are associated with, similar
to, or required for the exercise of, any of the foregoing, however arising, pursuant to the Laws of any jurisdiction throughout
the world, whether registered or unregistered, including any and all: (a) trademarks, service marks, trade names, brand names,
logos, trade dress, design rights and other similar designations of source, sponsorship, association or origin, together with the
goodwill connected with the use of and symbolized by, and all registrations, applications and renewals for, any of the foregoing
(“Trademarks”); (b) internet domain names, whether or not Trademarks, registered by any authorized private registrar
or Governmental Authority, web addresses, web pages, websites and related content, accounts with Twitter, Facebook and other social
media companies and the content found thereon and related thereto, and URLs; (c) works of authorship, expressions, designs and
design registrations, whether or not copyrightable, including copyrights, author, performer, moral and neighboring rights, and
all registrations, applications for registration, and renewals for any of the foregoing (“Copyrights”); (d) inventions,
discoveries, trade secrets, business and technical information and know-how, databases, data collections and other confidential
and proprietary information and all rights therein (“Trade Secrets”); (e) patents (including all reissues, divisionals,
provisionals, continuations and continuations-in-part, re-examinations, renewals, substitutions and extensions thereof), patent
applications, and other patent rights and any other Governmental Authority-issued indicia of invention ownership (including inventor's
certificates, petty patents and patent utility models) (“Patents”); (f) software and firmware, including data files,
source code, object code, application programming interfaces, architecture, files, records, schematics, computerized databases
and other related specifications and documentation (“Software”); (g) semiconductor chips and mask works; (h) royalties,
fees, income, payments and other proceeds now or hereafter due or payable with respect to any and all of the foregoing; and(i)
claims and causes of action, with respect to any of the foregoing, whether accruing before, on or after the date hereof, including
all rights to and claims for damages, restitution and injunctive relief for infringement, dilution, misappropriation, violation,
misuse, breach or default, with the right but no obligation to sue for such legal and equitable relief, and to collect, or otherwise
recover, any such damages.

 

5.               
Place of Work. It is understood that Advisor’s services shall be rendered principally at the address of
a choice of Advisor, but Advisor shall, on request, come to the Company’s offices from time to time, or such other places
as designated by the Company in the ordinary course of business.

 

6.               
Time Devoted to Work. In the performance of the services, the services and the hours Advisor is to work on any
given day will be entirely within Advisor’s control and the Company will rely upon Advisor to put in such number of hours
as is reasonably necessary to fulfill the spirit and purpose of this Agreement.

 

7.               
Work Product. All items, in any medium, prepared or originated in connection with the services under this Agreement
shall be the exclusive property of the Company and shall be deemed to work for hire, and to the extent they may not be works for
hire, Advisor assigns to the Company all rights, title and interest in and to such items (“work products”),
including but not limited to rights to copyright. If work products include items previously developed or copyrighted by Advisor,
Advisor hereby grants to the Company an unrestricted, royalty-free, perpetual license to copy, use, disclose and sublicense such
work products for any lawful purpose.

 

 

 

    	 	2	 

     

    

 

		8.	Compensation.

 

As consideration for
the services to be provided by Advisor to the Company under this Agreement, Advisor shall be awarded as follows:

 

		(i)	100,000 restricted shares of the Company’s common stock (the “Shares”)
issued over the term of this Agreement according to the following schedule:

 

		(ii)	A one-time consulting fee in the amount of $30,000 dollars (“Consulting Fee”).

 

Advisor acknowledges
that both the Shares and the Consulting Fee shall vest upon the approval of the Company’s Reg-A Offering filed with the SEC
on September 29, 2019.

 

Advisor acknowledges
that this Agreement must be in full force and effect with the Company in order to earn any Shares scheduled to be issued above.
In the event this Agreement is terminated, whether voluntary or involuntary, with cause or without cause, the Company shall have
an option to repurchase any unissued Shares for the price of $1.00 per share. Said option shall be exercised by sending a written
notice in accordance with Section 20, with payment made within thirty (30) calendar days thereafter.

 

		9.	Confidentiality.

 

(a) Advisor recognizes
and acknowledges that by reason of Advisor’s retention by and service to the Company before, during and, if applicable, after
the term of this Agreement, Advisor will have access to certain confidential and Confidential Information relating to the Company’s
business, which may include, but is not limited to, trade secrets, trade “know-how,” product development techniques
and plans, formulas, customer lists and addresses, financing services, funding programs, cost and pricing information, marketing
and sales techniques, strategy and programs, computer programs and software and financial information (collectively referred to
as “Confidential Information”). Advisor acknowledges that such Confidential Information is a valuable and unique
asset of the Company and Advisor covenants that he will not, unless expressly authorized in writing by the Company, at any time
during the term of this Agreement, use any Confidential Information or divulge or disclose any Confidential Information to any
person, firm or corporation, other than Advisor’s attorneys, agents or other business advisors, except in connection with
the performance of Advisor’s duties for the Company and in a manner consistent with the Company’s policies regarding
Confidential Information. Advisor also covenants that at any time after the termination of this Agreement, directly or indirectly,
he will not use any Confidential Information or divulge or disclose any Confidential Information to any person, firm or corporation,
unless such information is in the public domain through no fault of Advisor or except when required to do so by a court of law,
by any governmental agency having supervisory authority over the business of the Company or by any administrative or legislative
body (including a committee thereof) with apparent jurisdiction to order Advisor to divulge, disclose or make accessible such information.

 

(b) Confidential Information
does not include information that: (i) is or later becomes available to the public through no breach of this Agreement by Advisor;
(ii) is at any time obtained by Advisor from a third party who had the legal right to disclose the information to Advisor;
(iii) is already in the possession of Advisor on the Effective Date; (iv) is independently developed by Advisor and disclosed
to the Company; or (v) is required to be disclosed by law, government regulation, or court order. Unless otherwise provided by
law, Confidential Information does include information generated by Advisor, alone or with others, unless the information is generated
solely as a direct result of the performance of advisory services under this Agreement; provided, however, that in no case will
Confidential Information include information or materials generated by Advisor separate from the performance of Advisor’s
services which are incorporated in the services provided by Advisor hereunder.

 

(c) Prior to the oral
public disclosure and/or submission to any outside person of a manuscript or other paper describing or relating to the Company’s
products or Field, or otherwise involving the Company, Advisor will disclose and send to the Company a copy of the manuscript or
other paper to be submitted and shall allow the Company at least (30) days to determine whether such disclosure or manuscript or
paper contains subject matter for which patent protection should be sought prior to publication. If the oral presentation or manuscript
or paper contains material that consists of patentable subject matter for which patent protection should be sought, then Advisor
will withhold the proposed public disclosure for a maximum of three (3) months from the date of receipt of such notice from the
Company in order to permit the Company to file patent applications directed to the patentable subject matter contained in the proposed
disclosure. After the filing of a patent application by the Company, Advisor will be free to submit the manuscript and/or make
public the disclosures. Notwithstanding this Section, the Company shall not file any patent application or assert any claim, and
nothing shall be deemed to create any license, in or with respect to any ideas, information or materials developed, invented or
created by Advisor separate from the performance of Advisor’s services and contributed to or incorporated in Advisor’s
services.

 

 

 

    	 	3	 

     

    

 

(d) For the purposes
of this Agreement, “Confidential Information” shall mean and include any and all Information (as defined in
this Agreement) of the following types: (i) business or financial information, financial statements, projections, business plans,
or strategic or marketing plans, market studies, or analyses; (ii) cost and expense information, pricing and discount information,
gross or net profit margins, or analyses; (iii) technical data, specifications, computer software (including both source code and
object code or “executable” software), databases, and database designs; (iv) processes, transactions, and transaction
procedures; (v) production data, shop drawings, engineering studies or reports, feasibility studies or manufacturing studies, parts
lists, product specifications, identity of suppliers or terms of supply agreements or arrangements, production procedures, trade
secrets, or secret or proprietary processes and formulae; (vi) marketing and customer data (including, but not limited to, identity
or demographic analyses of customers), focus group reports, “shopping” reports, and marketing or advertising studies;
(vii) terms, conditions, provisions, or obligations of any contracts or agreements to which the Company is a party or to which
any of its assets are subject, or the identity of any person who is a party to any contract or agreement with the Company; (viii)
procedural or operational manuals, employee manuals, training manuals, or programs; (ix) site selections or review reports, site
selection criteria, demographic analyses of or regarding any locations of retail outlets of the Company, the terms of any lease
for any such retail outlet, or any summary thereof; (x) the identity of any employee of the Company, and the compensation, benefits,
or terms of employment of any such employee; and (xi) such other information of or regarding the Company that the Company actually
maintains as confidential or proprietary; provided, however, that such information shall be deemed confidential only to the extent
that it (a) has not been previously disclosed to the public, or (b) is not ascertainable from public or published information or
trade sources, or (c) is not subsequently publicly disclosed (other than by a violation of this Agreement). Any Information that
is marked or otherwise identified as “Confidential Information” at the time of disclosure shall be presumed to be Confidential
Information for the purposes of this Agreement. “Information” shall mean and include any data or information
Disclosed (as defined in this Agreement) in the form of (i) any written information, reports, documents, books, notebooks, memoranda,
charts, or graphs; (ii) computer tapes, disks, CD-ROM, files, or other mechanical or electronic media; (iii) oral statements, representations,
or presentations; (iv) audio, visual, or audio-visual materials or presentations, including audiotapes, videocassettes, laser discs,
or CDs; and (v) any other documentary, written, magnetic, or other permanent or semi-permanent form.

 

		10.	Return of Materials.

 

All Confidential Information
in tangible format (including, without limitation, in any computer or other electronic format), which comes into Advisor’s
possession during the term of this Agreement, shall remain the property of the Company. Except as required in the performance of
Advisor’s duties for the Company, or unless expressly authorized in writing by the Company, Advisor shall not remove any
written Confidential Information from the Company’s premises, except in connection with the performance of Advisor’s
duties for the Company and in a manner consistent with the Company’s policies regarding Confidential Information. Upon termination
of this Agreement, Advisor agrees to return all written Confidential Information in Advisor’s possession immediately to the
Company except that Confidential Information in any computer or other electronic format may be retained by Advisor in accordance
with backup, retention and security policies but will continue to be kept confidential.

 

		11.	Compliance with Law. 

 

Advisor will comply
with all laws, rules, and regulations related to his/her/its activities on behalf of the Company pursuant to this Agreement.

 

		12.	Independent Contractor.

 

Advisor is engaged
in an independent business and will perform the Services as an independent contractor, and Advisor is not the agent, employee,
or servant of the Company. Advisor cannot act for or bind the Company or incur any debts or liabilities in the name of the Company.
All persons furnished by Advisor, if any, without the privity of contract with the Company, shall be solely the employees or agents
of Advisor under its sole and exclusive direction, supervision and control. Advisor's employees or agents shall not be considered
employees of the Company for any purpose. Advisor shall be solely responsible for all matters relating to compliance with Social
Security, withholding, worker's compensation, unemployment taxes, self-employment taxes, and other governmentally imposed responsibilities,
as applicable. Advisor and its employees and agents are not entitled to unemployment insurance benefits unless unemployment compensation
coverage is provided by Advisor or another entity. Advisor is obligated to pay any applicable federal and state income tax on all
amounts paid under this Agreement. Advisor shall indemnify and hold the Company harmless from any claims or causes of action arising
out of Advisor's liability to its employees or agents, or Advisor's failure to comply with this Section.

 

 

 

    	 	4	 

     

    

 

13.            
No Partnership or Joint Venture. Nothing herein contained shall constitute a partnership between or joint venture
by the parties hereto or constitute any party the agent of the others. No party shall hold itself out contrary to the terms of
this Section and no party shall become liable by any representation, act or omission of the other contrary to the provisions hereof.
This Agreement is not for the benefit of any third party and shall not be deemed to give any right or remedy to any such party
whether referred to herein or not.

 

		14.	Competition.

 

(a)        Advisor
represents to the Company that he does not have any agreements to provide advisory or consulting services to any other party, firm,
or company with regard to matters relating to the Field and that, during the term of this Agreement, Advisor will not enter into
any agreements to provide advisory or consulting services to any other party, firm, or company with regard to matters relating
to the Field. This shall be limited to only relationships that are in conflict to the consulting services provided by Advisor to
the Company. Advisor is allowed relationships with other companies that are not directly competitive to the Company.

 

(b)        If
any provision of this Agreement or the services to be provided by Advisor hereunder at any time are in conflict with the provisions
of any agreements Advisor has entered into with his other employers, or there otherwise develops a conflict of interest regarding
the services to be performed hereunder by Advisor, he shall disclose the conflict to the Company (without violating any nondisclosure
provisions of such agreements).

 

		15.	Restrictive Covenants.

 

(a)             
Advisor agrees that for so long as this Agreement is in effect and for one year thereafter (such period is referred to as
the “Restricted Period”) Advisor shall not solicit or attempt to solicit the business of any customers or clients
of the Company with respect to services that the Company performs for such customers or clients. This Section shall not be applicable
to the persons or entities with which Advisor has maintained relationships with prior to signing this Agreement, or with whom Advisor
introduced to the Company through Advisor’s own independent efforts. Advisor agrees that in the event of a dispute regarding
this Section, Advisor has the burden of proof in establishing that Advisor had a pre-existing relationship or introduced the client
or customer to the Company through his own independent efforts.

 

(b)            
During the Restricted Period, Advisor agrees not to directly or indirectly, by sole action or in concert with others, induce
or influence, or seek to induce or influence any person who is engaged by the Company to leave the employ of the Company or any
successor or assign, or to hire any such person.

 

		16.	Remedies for Breach of Covenants.

 

(a)       In
the event that a covenant in this Agreement shall be deemed by any court to be unreasonably broad in any respect, it shall be modified
by the Company in order to make it reasonable and shall be enforced accordingly; provided, however, that in the event that any
court shall refuse to enforce any of the covenants contained in this Agreement, then the unenforceable covenant shall be deemed
eliminated from this Agreement for the purpose of those proceedings to the extent necessary to permit the remaining covenants to
be enforced so that the validity, legality or enforceability of the remaining provisions of this Agreement shall not be affected
thereby.

 

(b)       Advisor
acknowledges that any breach of the covenants contained in this Agreement may cause irreparable harm to the Company which will
be difficult if not impossible to ascertain, and the Company shall be entitled to seek equitable relief, including injunctive relief,
against any actual or threatened breach hereof, without bond. Neither the right to obtain such relief nor the obtaining of such
relief shall be exclusive of or preclude the Company from any other remedy the Company may have hereunder or at law or equity.

 

		17.	Term and Termination.

 

(a)             
The parties hereto contemplate that this Agreement runs for ___ years from
the Effective Date.

 

(b)            
Unless terminated by either party, the term of this Agreement shall be automatically renewed each for one year following
the expiration of the original term and following the expiration of each consecutive term following the original term.

 

 

 

    	 	5	 

     

    

 

(c)             
Without limiting any rights which either party to this Agreement may have by reason of any default by the other party, each
party reserves the right to terminate this Agreement at any time, with or without cause, upon fourteen (14) calendar days prior
written notice to the other party.

 

(b)        Termination
of this Agreement shall not affect the obligations to defend and indemnify the Company, or Advisor’s continuing obligations
by their nature.

 

18.            
Advisor’s Liability. Indemnification. Except to the extent of the Company's negligence, Advisor
shall indemnify the Company, its officers, directors and employees from any and all claims, demands, litigation, expenses or liabilities
(including costs and attorneys’ fees) of every kind and character arising from or incident to the performance of services
under this Agreement; the work products resulting from the services under this Agreement and/or the use thereof; the presence of
Advisor’s employees or agents on the Company’s premises or offices; Advisor’s actions or omissions of any sort
or kind; or Advisor's breach of this Agreement. This includes but is not limited to indemnification relating to infringement of
copyright, trademark, patent or other intellectual property rights.

 

19.            
Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the respective heirs,
executors, successors, representatives, and assigns of the parties, as the case may be, provided however, the obligations hereunder
of each party to the other are personal and may not be assigned without the express written consent of the other party.

 

20.            
Notices. Notice given by one party to the other hereunder shall be in writing and deemed to have been properly
given upon personal delivery three (3) business days after deposited with the United States Postal Service, registered or certified
mail, electronic mail, or upon delivery if sent by overnight mail, or nationally recognized courier, addressed as follows:

 

If to the Company:

 

Green Stream Holdings,
Inc.

22809 Pacific Coast
Highway

Malibu, CA 90265

E-mail: info@greenstreamholdings.com

Attention: Madeline
Cammarata

 

With a courtesy copy
to:

Ross D. Carmel, Esq.

Carmel, Milazzo &
DiChiara LLP

55 West 39th Street,
18th Floor

New York, NY 10018

E-mail: rcarmel@cmdllp.com

 

If to the Advisory:

 

Anthony Morali

 

_____________________________

_____________________________

E-mail:
______________________

 

21.            
Entire Agreement. This Agreement supersedes all previous agreements and discussions relating to the subject matter
hereof and constitutes the entire agreement between the Company and Advisor with respect to the subject matters of this Agreement.
This Agreement may not be modified in any respect by any verbal statement, representation, or agreement made by any employee, officer,
or other representative of the Company, or by any written documents unless it is signed by an officer of the Company and by Advisor.

 

 

 

    	 	6	 

     

    

 

22.            
Severability. If any provision of this Agreement is adjudicated to be invalid, unenforceable, contrary to, or
prohibited under applicable laws or regulations of any jurisdiction, this Agreement shall terminate as of the date such adjudication
is effective. If any other provision of this Agreement is adjudicated to be invalid, unenforceable, contrary to, or prohibited
under applicable laws or regulations of any jurisdiction, such provision shall be severed and the remaining provisions shall continue
in full force and effect.

 

23.            
Governing Law. Venue. This Agreement shall be governed by the law of the State of New York (without giving effect
to choice of law principles thereof). The parties agree that irreparable damage would occur in the event that any of the provisions
of this Agreement were not performed in accordance with their specific terms or were otherwise breached. It is accordingly agreed
that the parties shall be entitled to an injunction or injunctions to prevent breaches of this Agreement and to enforce specifically
the terms and provisions of this Agreement in any court having jurisdiction in this matter. The parties hereby consent to the concurrent
exclusive jurisdiction of the courts of the State of New York and the United States courts located in New York County, New York
in connection with any suit, action or proceeding arising out of or relating in any manner to this Agreement, and each of the Parties
further irrevocably agrees to waive any objection to the venue of any such suit or proceeding in either court, or to in personam
jurisdiction.

 

24.            
Waiver of Jury Trial. BOTH PARTIES AGREE TO WAIVE ANY RIGHT TO HAVE A JURY PARTICIPATE IN THE RESOLUTION OF ANY
DISPUTE OR CLAIM, WHETHER SOUNDING IN CONTRACT, TORT OR OTHERWISE, BETWEEN ANY OF THE PARTIES OR ANY OF THEIR RESPECTIVE AFFILIATES
ARISING OUT OF, CONNECTED WITH, RELATED TO OR INCIDENTAL TO THIS AGREEMENT.

 

25.            
Counterparts. This Agreement may be executed in counterparts, each of which shall be considered one and the same agreement
and shall become effective when both counterparts have been signed by each of the parties and delivered to the other party, it
being understood that both parties need not sign the same counterpart.

 

[Signature Page
Follows]

 

 

 

 

 

 

 

 

 

 

 

    	 	7	 

     

    

 

IN WITNESS WHEREOF,
the parties have executed this Agreement effective the date first stated above.

 

Green Stream Holdings, Inc.

 

 

By: /s/ Madeline Cammarata

Name: Madeline Cammarata

Title: President

 

Advisor

 

 

By: /s/ Anthony Morali

Name: Anthony Morali

 

 

 

 

 

 

 

 

 

    	 	8Exhibit 10.4

 

SOLAR ROOF LEASE

 

This SOLAR ROOF LEASE
(“Lease”) is entered into as of the Effective Date by and between Landlord and Tenant (defined below).

 

In consideration of
the mutual promises of the parties herein contained and other good and valuable consideration, the receipt and sufficiency of which
is hereby acknowledged, Tenant and Landlord hereby agree as follows:

 

BASIC LEASE PROVISIONS

 

EFFECTIVE DATE:^

 

LANDLORD:Vison Downtown Urban Renewal, LLC, a New
Jersey limited liability company.

 

TENANT: Green Stream Holdings, Inc., a ^ corporation.

 

PROPERTY: 325 Ferry Street, Newark, New Jersey and designated
as Lot 2.01 in Block 2046 on the municipal tax map.

 

LEASED PREMISES:Landlord leases to Tenant, and Tenant
hires from Landlord approximately 12,685 square feet of roof space (“Leased Premises”) on the building (“Building”)
on the Property, to be used solely for the siting, installation, inspection, operation, maintenance, repair and replacement of
the Solar Facility (as defined in Section 6 below), as more particularly shown on the site plan attached on Exhibit A
annexed (“Site Plan”).

 

BASIC RENT:Commencing on the sooner of the commencement
of construction of the Solar Facility at the Leased Premises or expiration of the Feasibility Period as defined herein, and continuing
for the remainder of the Initial Term (“Rent Commencement Date”), Tenant shall pay to Landlord Basic Rent in an amount
equal to $25,200.00 per year, which shall be payable in equal monthly installments of $2,100.00 pursuant to Section 4 below.

 

TERM: The period commencing on the Effective Date and
expiring on the date that is twenty (20) years after the Effective Date (“Term”).

 

SECURITY DEPOSIT: TBD

 

ACCESS LICENSE: Tenant shall have a non-exclusive right,
in common with others, for ingress and egress to the Leased Premises, Monday through Friday, 8 AM to 6 PM, or, on an emergency
basis with reasonable notice to Landlord, to access the Leased Premises to site, install, operate, maintain, repair and replace
the Solar Facility. Tenant acknowledges that in order to gain access to the Leased Premises, Tenant shall need to install, at its
own expense, a locked external ladder, that Tenant shall maintain, repair and replace as necessary, throughout the Term, at Tenant’s
own expense, and Tenant shall remove at Tenant’s own expense at the expiration or earlier termination of this Lease.

 

TRANSMISSION LICENSE: A
non-exclusive right, in common with others, all at no cost to Landlord, for constructing, placing, operating, maintaining, reconstructing,
replacing, rebuilding, upgrading, removing, inspecting, modifying and/or repairing above ground electrical transmission lines,
and a line or lines of poles or towers, together with such wires and cables and communications lines as from time to time are suspended
therefrom, and/or underground wires and cables, for the transmission of electrical energy purposes, and all necessary and proper
anchors, support structures, foundations, footings, cross arms and other appliances and fixtures for use in connection with said
towers, wires and cables, in each case upon, through, over, across and/or under, as applicable, the Property in the location more
particularly described on Exhibit B annexed (the “Transmission Area License”). All installations by or on behalf
of Tenant shall be removed by Tenant at its own expense at the expiration or earlier termination of this Lease.

 

 

 

    	 	1	 

     

    

 

LANDLORD’S ADDRESS FOR NOTICES: 

 

Vison Downtown Urban Renewal, LLC

^

 

With a copy to:

 

David C. Scalera, Esq.

PO Box 24

Brookside, NJ 07926

david@davidscaleralaw.com

 

TENANT’S ADDRESS FOR NOTICES:

 

Green Stream Holdings, Inc.

^

 

With a copy to:

^

 

LIST OF EXHIBITS

 

EXHIBIT A – Leased Premises

 

EXHIBIT B – Transmission Area License

 

EXHIBIT C – Solar Facility Description

 

 

 

 

 

    	 	2	 

     

    

 

1.               
Basic Lease Provisions. The Basic Lease Provisions set forth above and the Exhibits attached to this Lease
are each incorporated into the body of this Lease as if set forth in full.

 

2.               
Leased Premises.

 

(a)       Landlord
hereby leases to Tenant and Tenant agrees to and does hereby lease from Landlord, subject to the terms and conditions of this Lease,
the Leased Premises. Landlord is leasing the Leased Premises to Tenant and Tenant is leasing the Leased Premises from Landlord
for the sole purpose of constructing, placing, operating, maintaining, reconstructing, replacing, rebuilding, upgrading, removing,
inspecting, modifying and/or repairing a solar electric generating facility, which includes all photovoltaic solar panels, mounting
systems, inverters, transformers, integrators, battery storage units, all electrical lines and conduits required to collect and
transmit electrical energy and such related wires, meters, monitoring equipment, and other necessary equipment common to such a
facility (“Solar Facility”), all as more particularly described in the Solar Facility description attached hereto as
Exhibit C. In no event shall any portion of the Solar Facility be affixed to or penetrate the roofing system of the Building.
In no event shall Tenant’s constructing, placing, operating, maintaining, reconstructing, replacing, rebuilding, upgrading,
removing, inspecting, modifying and/or repairing of the Solar Facility interfere with use of and operations at the Building or
Property by Landlord or others, including, without limitation, any tenants of Landlord now or in the future, or either of their
respective guests or invitees, and in no event shall the foregoing involve any installations on the interior of the Building or
a piercing of the roof on the Building. All access to or use of the Leased Premises and other areas of the Building and Property
shall be subject to reasonable security and safety procedures established from time to time by Landlord, if any. Tenant acknowledges
having examined the Leased Premises and the Property, takes the Leased Premises and all other areas on the Property as may be used
by Tenant pursuant to this Lease, on an as-is, where-is basis, subject to such facts as a current accurate survey may disclose,
easements, covenants, rights of way, restrictions and any other matters of record, and such facts as an inspection of the Leased
Premises and the Property may disclose. Except as expressly set forth in this Lease, Tenant takes the Leased Premises and all other
areas on the Property as may be used by Tenant pursuant to this Lease, without reliance on any representation or warranty of Landlord
whatsoever, regarding the construction, fitness, condition or suitability of the Leased Premises or the Property for Tenant's purpose.
Tenant shall be responsible, at Tenant’s own expense, to obtain all Governmental Approvals (as defined herein) required for
the installation and operation of the Solar Facility, installation and operation of any such installations under the Transmission
Area License, and the external ladder referred to in the Basic Lease Provisions (Access License) above, including, without limitation,
any certificate of occupancy, certificate of continued occupancy, zoning certificate or any similar type certificate that may be
required.

 

(b)       Landlord
reserves the right to use the remainder of the Building and the Property for any other purpose, including, without limitation,
to make alterations and perform maintenance, repairs and replacements thereto, to construct buildings and other improvements, to
grant easements and leases in favor of third persons and for any other lawful purpose permitted under Legal Requirements (as defined
below), so long as any such uses, alterations, maintenance, repairs, replacements, easements or leases or the construction of buildings
or other improvements does not cast shadows, block or restrict access to direct sunlight for the Solar Facility or otherwise unreasonably
interfere with any of Tenant’s rights under this Lease, including the right, as provided for in this Lease, to construct,
use or operate the Solar Facility to generate electricity, as provided for in this Lease. Tenant acknowledges that the Property
currently is leased by certain tenants, and that such tenants and their uses do not cast shadows, block or restrict access to direct
sunlight for the Solar Facility or otherwise unreasonably interfere with any of Tenant’s rights under this Lease, including
the right, as provided for in this Lease, to construct, use or operate the Solar Facility to generate electricity, as provided
for in this Lease. In no event shall Tenant interfere with the use of or operations conducted at the Property by Landlord, any
tenant or licensee of Landlord now or in the future, or any of their respective guests or invitees, and Tenant shall not initiate,
conduct or permit activities on the Property, including, without limitation, the Leased Premises and the Building, that have a
reasonable likelihood of causing damage, impairment or otherwise adversely affecting the Property or the Building.

 

3.               
Term of Lease. The term of this Lease shall be the period described in the Basic Lease Provisions above. Notwithstanding
the foregoing, Tenant may terminate this Lease at any time prior to the Rent Commencement Date for any reason or no reason whatsoever,
without penalty, by providing written notice to Landlord prior to the Rent Commencement Date.

 

4.               
Rent. Tenant covenants and agrees to pay Landlord during the Term the amount of the “Basic Rent”
described in the Basic Lease Provisions above. Basic Rent shall be payable in advance in monthly installments (i.e., one twelfth
of the applicable annual total per month), and shall be due on the first (1st) day of each month, in advance. Basic
Rent shall be prorated with respect to the first and last monthly payments for each applicable period based on the number of calendar
days in the applicable month. All sums due from Tenant to Landlord under this Lease shall be deemed Additional Rent. Basic Rent
and Additional Rent shall be collectively referred to as “Rent.” Rent shall be paid to Landlord without notice or demand
and without deduction, abatement or set-off of any kind, except as expressly provided in this Lease. No payment by Tenant or receipt
by Landlord of an amount less than the Rent and Additional Rent due under this Lease shall be deemed anything other than a payment
on account of the earliest of those sums due from Tenant under this Lease. No endorsement or statement on any check or any letter
accompanying any check for the payment of Rent or Additional Rent shall be deemed an accord and satisfaction by Landlord, and Landlord
may accept any payment from Tenant without prejudice to Landlord’s right to recover the balance due, and without prejudice
to Landlord to pursue any right or remedy provided to Landlord under this Lease or by law or in equity.

 

 

 

    	 	3	 

     

    

 

5.               
Construction, Installation & Operation of Solar Facility.

 

(a)             
Solar Facility Installation. Tenant shall have the right to install the Solar Facility and other improvements expressly
set forth herein and approved by Landlord in writing in advance of the installation, all on the Leased Premises and such other
areas of the Building and the Property as is expressly provided for in this Lease, all at Tenant’s own cost and expense.
Tenant shall be responsible for all local electric utility approvals, and interconnection and metering arrangements and costs,
including, without limitation, any upgrades that may be required in connection with the Building switchgear, and the electric distribution
system of the local electric utility. Tenant shall conduct, at its expense, such testing and commissioning of the Solar Facility
as may be required by the local electric utility and Legal Requirements, as defined herein, and perform all other work as may be
required in order for the Solar Facility to achieve commercial operation in a timely manner.

 

(b)            
Requirements for Installation, Maintenance, etc. All work performed by or on behalf of Tenant pursuant to this Lease,
including, without limitation, initial installation and all subsequent maintenance, repairs, replacements, upgrading, modifying,
and removing, shall be subject to the following: (i) the proper functioning of the systems at the Property, including, without
limitation, the mechanical, electrical, plumbing, heating, air-conditioning (if any), ventilation, sanitary, sprinkler and other
mechanical and other systems of the Building, or any part of the Property, shall not be adversely affected; (ii) the work shall
be of a non-structural nature, and the structural integrity of the Property, including, without limitation, the Building, shall
not be affected; (iii) the Solar Facility shall only be installed at those locations shown on the Site Plan; (iv) the exterior
of the Building, including, without limitation, the roof, and the Property shall not be pierced; (v) Tenant shall cause those contractors,
materialmen and suppliers engaged to perform the work to deliver to Landlord certificates of insurance (in a form and content reasonably
acceptable to Landlord) evidencing policies of commercial general liability insurance (providing the same coverages as required
of Tenant by this Lease) and workers’ compensation and employer’s liability ($1,000,000) insurance, which insurance
policies shall satisfy the insurance obligations imposed on Tenant under this Lease; (vi) the work shall be performed in compliance
with all applicable Governmental Approvals required by any Governmental Authority for the performance of the work, all Legal Requirements,
and all plans and specifications (that shall be approved by Landlord in advance of the performance of any work, such approval not
to be unreasonably withheld, conditioned or delayed); (vii) the work shall be performed continuously and diligently, without interfering
with the use and operations conducted at the Property by Landlord, any tenant or licensee of Landlord now or in the future, or
any of their respective guests or invitees, and in a good and workmanlike manner; (viii) the work shall be paid for in full by
Tenant free and clear of all construction, mechanics and any and all other liens and encumbrances; (ix) Tenant shall coordinate
with the roof installer and roof manufacturer, and shall cause all contractors and subcontractors to comply with the roof warranty
so that the roof warranty is not voided, and upon completion of the installation shall deliver to Landlord evidence reasonably
satisfactory to Landlord that the roof warranty issued by the roof manufacturer and roof installer shall continue in full force
and effect; and (x) Tenant shall provide Landlord with “as built” plans, and interim and final lien waivers in form
and substance satisfactory to Landlord.

 

(c)             
Temporary Construction Lay-Down Area. Landlord and Tenant shall coordinate with one another so that Tenant shall
have sufficient space on the Property designated by Landlord from time to time (and to the extent available) for the temporary
storage, laydown and staging of tools, materials and equipment, the parking of construction crew vehicles and temporary construction
trailer and rigging.

 

(d)            
 Operation. Tenant, at its sole cost and expense, shall operate and maintain the Solar Facility throughout the Term,
including, without limitation, making all necessary repairs and replacements to the Solar Facility and other Improvements, as determined
by Tenant in its reasonable discretion.

 

(e)             
No Attachment. The parties agree that the Solar Facility is hereby severed by agreement and intention of the parties
and shall remain severed from the Property, and shall be considered with respect to the interests of the parties hereto as the
property of Tenant (or, if applicable, Tenant’s permitted assign(s)) or a Financing Party (defined below) designated by Tenant,
and, even though attached or affixed to or installed upon the Leased Premises, shall not be considered to be fixtures or a part
of the Property and shall not be or become subject to the lien of any mortgage or deed of trust heretofore or hereafter placed
on the Property by Landlord. Landlord waives any rights it may have under the laws of the State of New Jersey to file a Landlord’s
lien or otherwise to distrain or attachment upon, or any other interest in, any item constituting part of the Solar Facility or
any other Improvements; however the foregoing shall not be deemed a waiver by Landlord or any rights Landlord may obtain with respect
to a judgment lien. The parties further agree that all Environmental Attributes (defined below) and Solar Incentives (defined below)
belong solely to Tenant (and/or upon assignment consistent with the provisions of this Lease, to any persons/entities listed as
Tenant’s permitted assigns below) and shall remain the personal property of Tenant (and/or upon assignment consistent with
the provisions of this Lease, of any persons/entities listed as Tenant’s permitted assigns in Section 15(a)) and shall
not attach to or be deemed a part of, or fixture to, the Premises; however the foregoing shall not be deemed a waiver by Landlord
or any rights Landlord may obtain with respect to a judgment lien. The Solar Facility and other Improvements shall at all times
retain the legal status of personal property as defined under Article 9 of the New Jersey Uniform Commercial Code. “Environmental
Attributes” shall mean, without limitation, carbon trading credits, renewable energy credits or certificates, emissions reduction
credits, emissions allowances, green tags, tradable renewable credits, or Green-e® products attributable to the Solar Facility.
“Solar Incentives” include, without limitation, any accelerated depreciation, installation or production-based incentives,
investment tax credits and subsidies attributable to the Solar Facility.

 

 

 

    	 	4	 

     

    

 

(f)             
 Definitions. “Legal Requirements” shall mean all laws, statutes, ordinances, orders, rules, regulations
and requirements of all Governmental Authorities (defined below), and the appropriate agencies, offices, departments, boards and
commissions thereof, whether now or hereafter in force, applicable to the Leased Premises or the Property, or any part thereof,
as to the manner of use or occupancy of or the maintenance, repair or condition of the Leased Premises or the Property, or any
part thereof, including without limitation Environmental Laws (defined below). “Governmental Authorities” shall mean
the federal, State of New Jersey, county and municipal government, and any unit or subdivision thereof, and any board, bureau,
commission, department or body of any municipal, county, State of New Jersey or federal government having or acquiring jurisdiction
over the Solar Facility or other Improvements, the Leased Premises or the use and improvement thereof.

 

(g)            
Landlord Alterations. During the Term, Landlord may request that Tenant remove (i.e., disassemble and move) equipment
that is part of the Solar Facility (e.g., solar panels) and if other sections of the roof are available and safe for the relocation
of the section removed, then to relocate and reassemble such portion of the Solar Facility, as permitted by applicable Legal Requirements.
This provision is subject to the provisions concerning casualty (Section 10 below) and condemnation (Section 11 below).

 

6.               
Roof Condition. 

 

(a)             
Roof Repairs. If at any time during the Term, a roof leak or other roof issue is discovered and Landlord reasonably
determines that some portion or all of the Solar Facility must be temporarily removed in order to locate and repair the leak or
otherwise fix the roof issue, Landlord shall notify Tenant immediately. Within one (1) Business Day of Tenant receiving such notice,
Tenant shall commence the removal of such portion of the Solar Facility as is reasonably necessary for Landlord to locate and repair
the leak or otherwise to fix the roof issue, and Landlord shall arrange for a certified roofer to be present during such removal,
so that the leak or other roof issue can be fixed and the Solar Facility can be fully re-installed immediately upon Landlord’s
completion of the work. If Tenant does not respond within the one (1) Business Day period set forth above, then Tenant shall pay
to Landlord, as Additional Rent, a daily fee of $1,000.00 for each day until Tenant commences and diligently, continuously and
in good faith proceeds to complete the removal of such portion of the Solar Facility as is reasonably necessary for Landlord to
locate and repair the leak or otherwise to fix the roof issue.

 

7.               
Insurance and Waiver of Subrogation.

 

(a)               
Tenant Insurance. Tenant shall obtain, maintain and keep
in force during the Term, including any extension thereof, at least the following types and amounts of insurance: (i) Workers’
compensation insurance complying with applicable State law and employers’ liability insurance with limits of at least $1,000,000;
(ii) Commercial general liability insurance for bodily injury, death and property damage claims with limits of $1,000,000 per occurrence
and $2,000,000 policy aggregate. Such insurance shall be written on an occurrence basis, and will include, but not necessarily
be limited to, contractual liability coverage, personal injury liability, independent contractor liability, explosion and collapse
hazard coverage and products and completed operations liability. The aggregate must apply on a per project basis. Coverage shall
be primary and non-contributory in favor of Landlord, and shall name Landlord and its lender as additional insureds; (iii) Commercial
auto liability insurance with combined single limits of $1,000,000 each accident, covering all owned, hired and non-owned vehicles,
shall be written on an occurrence basis, and shall name Landlord and its lender as additional insureds; (iv) Excess liability insurance
with limits of $5,000,000 each accident and annual aggregate, which policy shall be written on a follow form basis, and shall name
Landlord and its lender as additional insureds; (v) From and after the Effective Date and continuing until the Solar Facility achieves
commercial operation, Tenant shall obtain and maintain Builders' Risk insurance, on an “all-risk” replacement cost
basis in a completed value form with extended coverage providing, among other customary items, property coverage for all equipment
to be installed at the Property, with a deductible of no greater than $10,000.00. During the said period, Tenant shall be responsible
for payment of the deductible. The coverage shall include, without limitation, property of others in Tenant’s care, custody
or control, and a waiver of subrogation in favor of Landlord and its lender; and (vi) Following the date that the Solar Facility
achieves commercial operation, Tenant shall obtain and maintain property loss insurance on the Solar Facility on a full replacement
cost basis, with a deductible of no greater than $10,000.00, and with a waiver of subrogation in favor of Landlord and its lender.
Tenant shall deliver to Landlord a certificate of insurance evidencing the foregoing insurance, along with an additional insured
endorsement and a waiver of subrogation endorsement reasonably satisfactory to Landlord. Such insurance shall provide that Landlord
shall be given at least ten (10) days’ notice prior to any material modification, cancellation or termination of coverage.
All insurance shall be written by carriers licensed to do business in the State of New Jersey that shall be rated A:VII or better
by the A.M. Best’s Key Rating Guide. Tenant shall also cause all contractors and subcontractors to maintain the insurance
referred to in subsections (i) – (iv) above, consistent with the terms hereof, and shall cause them to deliver to Landlord
a certificate of insurance evidencing the foregoing insurance. Landlord may request an increase in the limits of the insurance,
if in Landlord’s reasonable opinion circumstances at the time warrant an increase.

 

 

 

    	 	5	 

     

    

 

(b)               
Landlord Insurance. Landlord shall obtain, maintain and keep in force during the Term, including any extension thereof
(unless some other period of coverage is specified herein), at least the following types and amounts of insurance: (i) commercial
general liability insurance, on an occurrence basis against claims for bodily injury, death, property damage, and premises/operations
liability, providing coverage for property damage and bodily injury occurring at the Property and in connection with this Lease
with limits of not less than $1,000,000 per occurrence and $2,000,000 policy aggregate; and (ii) insurance covering “all
risks” of physical loss or damage to the Property. The insurance shall not contain any endorsements or any other form designed
to limit and restrict any action by an additional insured against the insurance coverage in regard to the obligations of the insured
Party hereunder and otherwise consistent with this Agreement. Landlord shall deliver to Tenant certificates of insurance evidencing
the existence of insurance required hereunder.

 

(c)               
Waiver of Subrogation. Landlord
and Tenant each hereby waive and release any and all rights of action for negligence against Tenant or Landlord, as the case may
be, which may hereafter arise on account of damage to the Property or the Improvements, including without limitation, the Solar
Facility, as the case may be, resulting from any fire or other casualty of the kind covered by property insurance policies with
extended coverage, regardless of whether or not, or in what amounts, such insurance is now or hereafter carried by Landlord or
Tenant, as the case may be. The provisions of this subparagraph shall survive the expiration or earlier termination of this Lease.

 

8.               
 Taxes and Assessments.

 

(a)             
Taxes and Assessments. “Taxes and Assessments” shall mean all taxes, assessments or other impositions,
general or special, ordinary or extraordinary, of every kind or nature, which may be levied, assessed or imposed upon or with respect
to the Property or any part thereof, including the Leased Premises, or upon any buildings, improvements, fixtures, equipment or
personal property at any time situated thereon.

 

(b)            
Landlord’s Taxes. Landlord shall pay all Taxes and Assessments which accrue during the Term, other than Taxes
and Assessments pertaining to the Improvements (including, without limitation, the Solar Facility). Landlord shall pay such Taxes
and Assessments prior to delinquency and shall provide proof of payment to Tenant promptly following written request.

 

(c)             
Tenant’s Taxes. Throughout the Term, Tenant shall
pay all Taxes and Assessments that may be imposed on the Improvements (including, without limitation, the Solar Facility. Tenant
shall also pay all personal property taxes that arise out of or are attributable to the Improvements, including, without limitation,
the Solar Facility, and any sales, use, excise, transfer or other similar taxes or assessments levied or imposed with respect to
Tenant’s acquisition of, installation of, or sale of electricity from, the Solar Facility, and any income tax imposed with
respect to the sale of electricity from the Solar Facility. Payment shall be made prior to delinquency and Tenant shall provide
proof of such payment to Landlord promptly upon request. Tenant shall promptly file all documents required in order that the Solar
Facility shall not be subject to tax for real estate tax purposes. Landlord shall promptly forward to Tenant all notices, bills
or other statements received by Landlord concerning any such Taxes and Assessments. To the extent that any of the Taxes and Assessments
payable by Tenant are jointly assessed with Landlord’s real estate taxes, assessments and other impositions, the parties
shall cooperate in a good faith effort to cause such Taxes and Assessments to be separately assessed. Tenant shall pay all such
Taxes and Assessments directly to the taxing authority as the same become due and payable and shall provide proof thereof within
three (3) Business Days after payment.

 

(d)            
Tax Appeal. Tenant shall not have the right to contest the validity or amount, in whole or in part, of any imposition
associated with the Solar Facility by appropriate proceedings timely instituted, if such imposition is assessed in conjunction
with any imposition jointly assessed with Landlord or such contest by Tenant could result in any official or judicial sale of the
Leased Premises or any part thereof, or the Property. Tenant shall hold Landlord harmless from any costs and expenses related to
any such contest. Any refund of real estate taxes or other impositions payable or paid by Tenant as a result of any such proceedings
attributable to a period of time during the Term shall be the property of Tenant.

 

(e)             
Survival. The provisions of this Section 10 shall survive the expiration or earlier termination of this Lease.

 

9.               
Use of Leased Premises, Compliance with Legal Requirements.

 

(a)             
Use. Subject to the right of Landlord to access the roof to inspect, and undertake maintenance, repairs and replacements
to the roof and equipment located on the roof, and except as may be set forth otherwise in this Lease, Tenant shall have exclusive
use of the Leased Premises during the Term. Tenant shall use the Leased Premises for the sole purpose of constructing, placing,
operating, maintaining, reconstructing, replacing, rebuilding, upgrading, removing, inspecting, modifying and/or repairing the
Solar Facility and the other Improvements only, and for no other purpose, all in accordance with and subject to the terms and conditions
set forth in this Lease.

 

 

 

    	 	6	 

     

    

 

(b)            
Compliance with Law. Tenant shall, throughout the Term, promptly comply with all Legal Requirements now or hereafter
applicable to Tenant, the Solar Facility and the other Improvements, and/or Tenant’s occupation and use of the Property,
including, without limitation, the Americans with Disabilities Act and access to the roof. Landlord shall, throughout the Term,
promptly comply with all Legal Requirements now or hereafter applicable to the Property and not the obligation of Tenant; however,
only to the extent impacting the operation of the Solar Facility. Each of Landlord and Tenant shall, however, have the right to
contest any such Legal Requirements, and if compliance therewith may legally be held in abeyance during such contest Landlord and
Tenant may postpone compliance until the final determination of such contest, provided, however, Tenant may not hold compliance
in abeyance if doing so may result in the imposition of any lien on the Property, subject Landlord to a default under any mortgage
lien on the Property, a fine or penalty, prosecution for a criminal act, or to cause the Property, or any part thereof, to be condemned
or vacated. Any contest shall be prosecuted diligently, continuously and in good faith.

 

10.            
 Repairs, Maintenance, Damage or Destruction of the Premises.

 

(a)             
General. During the Term, but only to the extent affecting the Solar Facility, Landlord will maintain the Property
including, but not limited to, the structural integrity of the Building, but not access to the roof, as Tenant shall have control
over the roof access. Landlord shall not be obligated to maintain, repair or replace the Solar Facility or other Improvements
installed by Tenant, except to the extent of any damage caused by Landlord its employees, contractors, subcontractors, or tenants,
but then only to the extent not otherwise covered by insurance. Landlord shall not be obligated to affect any maintenance at the
Property unless and until Landlord has received Tenant’s written notice of the need for maintenance. Tenant
hereby assumes the full and sole responsibility for the condition, operation, repair, replacement, maintenance and management of
the Improvements, including, without limitation, the Solar Facility (including any repairs or reconstruction as a result of damage
or destruction due to casualty or condemnation), provided that Tenant shall have no obligation to construct or reconstruct any
Improvements or to maintain the Improvements in any particular condition or state of repair so long as the Improvements comply
with Legal Requirements and are not otherwise causing or potentially may cause damage to the Property (including, without limitation,
the Building and/or the roof), potential bodily injury to any person, or interference with the use or operation of the Property
or any part thereof by any tenant or licensee, or any of their respective guests or invitees. 

 

(b)            
Emergency. Landlord and Tenant each shall notify the other promptly following their discovery of any material malfunction
or emergency condition affecting the Property, including, without limitation, the Solar Facility and related improvements. If an
emergency condition exists as a result of a condition at the Property that adversely affects the Improvements, including, without
limitation, the Solar Facility, and is not as a result of the Improvements, including, without limitation the Solar Facility, Landlord
shall promptly dispatch the appropriate personnel to perform the necessary repairs and corrective action in an expeditious and
safe manner. If an emergency condition exists as a result of a condition of the Improvements, including, without limitation the
Solar Facility, that adversely affects the Property or its operation, or any tenant at the Property, then except as for the timing
requirement set forth in Section 7 above, Tenant shall promptly dispatch the appropriate personnel to perform the necessary repairs
and corrective action in an expeditious and safe manner.

 

(c)             
Casualty - Building. If the Building is damaged by reason of fire or other casualty, such that the time to repair
the damage or rebuild may reasonably be expected to take more than ninety (90) days, or the insurance proceeds including deductible
amounts, if any, are insufficient to pay the entire cost of the rebuilding, provided that Landlord is maintaining the insurance
required by this Lease, then Landlord shall have the right to either (i) rebuild as soon as reasonably possible after receipt of
insurance proceeds, in which event the Lease shall remain in full force and effect, provided, however, Tenant shall have the right
to terminate the Lease if the rebuilding is not substantially completed within 365 days following Landlords’ receipt of insurance
proceeds (the “Rebuilding”), provided that Tenant gives notice of termination within thirty (30) days after the Rebuilding
deadline, or (ii) terminate this Lease effective as of the date of the fire or other casualty, and in such event Landlord shall
notify Tenant of this decision within forty-five (45) days after the later of the fire or other casualty or learning of the fact
that the insurance proceeds, if any, are insufficient to pay the entire cost of the Rebuilding. If the Building is damaged by reason
of fire or other casualty, such that the time to repair the damage or rebuild is not expected to take more than ninety (90) days,
and the insurance proceeds including deductible amounts, if any, are sufficient to pay the entire cost of the rebuilding, then
Landlord shall repair the damage promptly following the receipt of any insurance proceeds, subject to delays caused by force majeure.
The Rebuilding shall be deemed complete when Landlord notifies Tenant that Tenant can once again use and occupy the damaged area
of the Building and Landlord has delivered to Tenant a temporary or permanent certificate of occupancy, if required due to the
extent of the damage sustained by the Building. No damages, compensation, or claim shall be payable to Tenant for any inconvenience,
loss of business or profit, or annoyance of Tenant arising from any fire or other casualty, or any related repair, rebuilding,
remodeling or restoration of the Building. Except with respect to obligations that expressly survive a termination, upon a termination
of this Lease, this Lease shall be of no further force or effect, all rights, duties and obligations of Landlord and Tenant shall
terminate, and neither party shall be under any obligation to the other under this Lease or with respect to the Leased Premises
or the Building or the Property.

 

 

 

    	 	7	 

     

    

 

(d)               
Casualty – Solar Facility. If the Building or the Solar Facility are damaged by reason of fire or other casualty,
such that the Solar Facility is not able to produce to its capacity and the time to repair the damage or rebuild may reasonably
be expected to take more than ninety (90) days, then Tenant may thereafter terminate this Lease by notice given to Landlord within
one hundred twenty (120) days following the fire or other casualty, in which event, except with respect to obligations that expressly
survive a termination, upon a termination of this Lease, this Lease shall be of no further force or effect, all rights, duties
and obligations of Landlord and Tenant shall terminate, and neither party shall be under any obligation to the other under this
Lease or with respect to the Leased Premises or the Building or the Property. If Tenant does not terminate the Lease as a result
of a fire or other casualty, this Lease shall remain in full force and effect.

 

11.            
Condemnation.

 

(a)               
Taking. If the whole or any part of the Leased Premises shall be acquired or condemned for any public or quasi-public
use or purpose, then either Landlord or Tenant may, upon prior written notice to the other given within thirty (30) days following
notice by Landlord to Tenant of the taking. In the event of a termination of this Lease, then except with respect to obligations
that expressly survive a termination, upon a termination of this Lease, this Lease shall be of no further force or effect, all
rights, duties and obligations of Landlord and Tenant shall terminate, and neither party shall be under any obligation to the other
under this Lease or with respect to the Leased Premises or the Building or the Property.

 

(b)               
Awards. All condemnation awards payable in connection with the taking of all or any portion of the Property shall
belong to Landlord, provided, however, that Tenant shall be entitled to make a separate claim for the Solar and related improvements,
provided further, that any award to be made to Landlord is not reduced.

 

(c)               
Repairs. If this Lease is not terminated as a result of condemnation, this Lease shall remain in full force and effect
as to the portion of the Leased Premises remaining and Landlord shall promptly repair any damage resulting from the condemnation
to the extent of the award collected by Landlord.

 

12.            
Assignment and Subletting.

 

(a)             
Tenant shall not have the right to assign any of its rights, duties or obligations under this Lease without the prior consent
of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, provided
that there is not then an Event of Default on the part of Tenant or an event with respect to which a notice of default has been
given that remains uncured, then Tenant may, without Landlord’s consent but upon prior written notice to Landlord, in its
sole discretion assign all of its rights, duties, or obligations under this Lease (i) to an entity which controls, is controlled
by or under common control with Tenant (the “Affiliate Parties”), (ii) to a Financing Party as collateral security,
(iii) to any person or entity purchasing or otherwise succeeding by reason of a reorganization, merger or consolidation to all
or substantially all of the assets of Tenant, provided it includes the Improvements, including, without limitation, the Solar Facility,
or (iv) to a purchaser of the Improvements, including, without limitation, the Solar Facility. Prior to any assignment: (i) Tenant
and the entity to whom the assignment shall be made, shall contemporaneously with the assignment, execute and deliver to Landlord
an original executed Assignment and Assumption Agreement in form and content satisfactory to Landlord; and (ii) Tenant shall provide
Landlord with reasonable evidence that the assignee fits within one of (i) through (iv) above. For the avoidance of doubt, any
collateral assignment to a Financing Party shall not require any such collateral assignee to assume the obligations of Tenant under
this Lease unless and until a foreclosure on the collateral assignment. Landlord agrees that upon the written request of Tenant,
and at no expense to Landlord, Landlord shall sign a separate written consent for any of the assignments listed in subsections
(i) through (iv) of this Section 15(a), in form and content satisfactory to Landlord.

 

(b)            
Tenant shall not have a right to sublet all or any portions of the Leased Premises.

 

13.            
Default Provisions.

 

(a)             
Default. The following events shall be deemed to be events of default (each an “Event of Default” and
collectively the “Events of Default”):

 

(i)                   
Failure to pay any payment required to be made hereunder as the same shall become due and payable, and such failure shall
continue for five (5) days after written notice of such failure has been received by the defaulting party. Notwithstanding the
foregoing cure periods, if Tenant fails to timely pay any Base Rent or Additional Rent, then Tenant shall also pay a late fee of
five (5%) percent of the amount that is not timely paid, which amount shall be due as Additional Rent upon demand.

 

 

 

    	 	8	 

     

    

 

(ii)                   
Failure to comply in any material respect with any material term, provision or covenant of this Lease, other than payment
of monetary sums, and such failure continues for a period of thirty (30) days after written notice specifying such failure has
been received by the defaulting party, or in the case of any such failure which cannot with due diligence and in good faith be
cured within thirty (30) days, within such additional period as may be reasonably required to cure such failure with due diligence
and in good faith provided that the defaulting party commences to cure such failure within thirty (30) days after written notice.

 

(iii)                   
In addition to the foregoing, the following shall also be deemed an Event of Default: (A) proceedings are instituted by or against
Landlord or Tenant, as the case may be, under the existing or any future federal Bankruptcy Code, as amended or modified, or any
insolvency or receivership laws; (B) Landlord or Tenant, as the case may be, makes an assignment for the benefit of the creditors.

 

(b)  
Remedies. Upon the occurrence of any Event of Default, the non-defaulting party may, at its option, and in addition
to and cumulatively of any other rights it may have at law or in equity or under this Lease (i) cure the Event of Default on the
defaulting party’s behalf, in which event the defaulting party shall reimburse the non-defaulting party for all sums so expended;
(ii) terminate this Lease by notice to the defaulting party and in conformity with the procedures required herein and by applicable
law; or (iii) enforce, by all proper and legal suits and other means, its rights hereunder, including, without limitation, pursuing
injunctive or other equitable relief as a remedy. Landlord expressly reserves a right of entry to repossess the Leased Premises
if there is an Event of Default by Tenant. The rights, remedies, options or elections of the Parties in the Lease are cumulative,
and the failure of a Party to enforce performance by the other of any provision of the Lease applicable to the other Party, or
to exercise any right, remedy, option or election, or the acceptance by Landlord of Base Rent or Additional Rent from Tenant after
any Event of Default by Tenant, in any one or more instances, shall not act as a waiver or a relinquishment at the time or in the
future, by Landlord of such provisions of the Lease, or of such rights, remedies, options or elections, and they shall continue
in full force and effect, a waiver by Landlord or Tenant, as the case may be, only being effective if in writing, expressly setting
forth the waiver.

 

14.            
Surrender of Possession.

 

(a)             
Tenant Property. On the expiration or earlier termination of this Lease, title to all Improvements located at the
Leased Premises shall continue to be the property of Tenant, its successors or assigns.

 

(b)            
Delivery of Leased Premises. In accordance with the foregoing, Tenant shall, on or before the last day of the Term,
or upon the earlier termination of this Lease, peaceably and quietly leave, surrender and yield up to Landlord the Leased Premises,
free of all occupants and all property of Tenant, including, without limitation, the Solar Facility and related improvements.

 

(c)             
Removal of Solar Facility and other Improvements. Promptly after the expiration or earlier termination of the Term,
Tenant shall decommission, dismantle and remove the Solar Facility and all other Improvements, returning the Leased Premises and
the Property to its condition as of the Effective Date to the extent reasonably practical (reasonable wear and tear, casualty and
condemnation excepted). All electric current shall be terminated in accordance with all Legal Requirements and in a manner that
shall not interfere with the use of or operation of the Property by any then current or future tenants licensees of the Property,
and in no event shall removal affect the integrity of the roof on the Building, which shall be as leak proof as it was immediately
prior to the removal of the Solar Facility. Landlord hereby grants to Tenant and its successors and assigns a license to enter
upon the Premises to perform the activities required to be performed by Tenant pursuant to this Section, which license shall be
effective commencing upon the date of termination or expiration of the Term and shall continue for sixty (60) days thereafter.
Tenant shall also repair or replace, as the case may be, any damage to the Property, including, without limitation, the
Building, resulting from such removal, all to Landlord’s reasonable satisfaction. Tenant shall
commence work to remove the Solar Facility promptly upon the termination or expiration and shall complete the removal sixty (60)
days thereafter. If any or all of the Solar System and all related improvements are not removed per the terms of this Section,
then in addition to such condition being deemed an Event of Default, and Landlord having all rights and remedies provided for in
this Lease, at law and in equity, the Solar System and other Improvements shall be deemed abandoned by Tenant, and in such case,
such items may be retained by Landlord, at no expense to Landlord, or be disposed of by Landlord, in Landlord’s sole and
absolute discretion, without accountability to Tenant, and all at Tenant’s sole cost and expense. The provisions of this
Section shall survive the expiration or earlier termination of this Lease. Tenant shall continue to comply and cause all contractors
and subcontractors to comply with the insurance requirements and indemnification requirements of this Lease during the period of
removal and restoration.

 

 

 

    	 	9	 

     

    

 

15.            
Indemnification.

 

(a)             
Tenant. Except as may be set forth otherwise in this Lease, Tenant shall indemnify, defend and hold harmless Landlord
from and against any claim, loss, expense, including reasonable attorneys’ fees, demand, lawsuit, or action (collectively,
“Losses”), to the extent resulting from the material breach by Tenant of any obligation, representation or warranty
arising under the Lease.

 

(b)            
Landlord. Except as may be set forth otherwise in this Lease, Landlord shall indemnify, defend and hold harmless
Tenant from and against any Losses, to the extent resulting from the material breach by Landlord of any obligation, representation
or warranty arising under the Lease.

 

(c)             
Consequential Damages. Neither party shall be liable to the other for incidental, consequential, special, punitive
or indirect damages, including but not limited to loss of use or loss of profit or revenue.

 

(d)            
Survival. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

 

16.            
Quiet Enjoyment; Conveyance by Landlord. As long as no Event of Default by Tenant has occurred, Landlord covenants
that subject to the terms and conditions of this Lease, Tenant shall and may peacefully and quietly have, hold, occupy and enjoy
the Leased Premises for the entire Term, without hindrance by Landlord or any party claiming under or through Landlord.

 

17.            
Brokerage Commission. Landlord and Tenant have dealt directly as principals and neither Party has knowledge
of any brokerage commission claimed or payable as a result of the execution of this Lease. Each Party hereby agrees to indemnify,
defend and hold harmless the other Party from and against claims for brokerage commissions asserted by any third party as a result
of actions by the indemnifying Party claimed to give rise to brokerage commissions payable as a result of the execution of this
Lease, which indemnification shall survive the expiration or earlier termination of this Lease.

 

18.            
OFAC Compliance. Landlord and Tenant each represents and warrants that (a) Landlord or Tenant, as the case
may be, and each person or entity owning an interest in Landlord or Tenant, as the case may be, is (i) not currently identified
on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of
the Treasury (“OFAC”) and/or on any other similar list maintained by OFAC pursuant to any authorizing statute, executive
order or regulation (collectively, the “List”), and (ii) not a person or entity with whom a citizen of the United
States is prohibited to engage in transactions by any trade embargo, economic sanction, or other prohibition of United States law,
regulation, or Executive Order of the President of the United States, (b) none of the funds or other assets of Landlord or Tenant,
as the case may be, constitute property of, or are beneficially owned, directly or indirectly, by any “Embargoed Person”
(as hereinafter defined), (c) no Embargoed Person has any interest of any nature whatsoever in Landlord or Tenant, as the case
may be, (whether directly or indirectly), and (d) none of the funds of Landlord or Tenant, as the case may be, have been derived
from any unlawful activity with the result that the investment in Landlord or Tenant, as the case may be, is prohibited by Law
or that the Lease is in violation of Law. The term “Embargoed Person” means any person, entity or government subject
to trade restrictions under U.S. law, including but not limited to, the International Emergency Economic Powers Act, 50 U.S.C.
§1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations
promulgated thereunder with the result that the investment in Landlord or Tenant, as the case may be, is prohibited by Law or Tenant
is in violation of Law. Landlord and Tenant, as the case may be, each covenants and agrees (A) to comply with all Applicable Laws
relating to money laundering, anti-terrorism, trade embargos and economic sanctions, and (B) to immediately notify the other in
writing if any of the representations, warranties or covenants set forth in this section are no longer true or have been breached
or if Landlord or Tenant, as the case may be, has a reasonable basis to believe that they may no longer be true or have been breached.
Tenant covenants not to use funds from any “Prohibited Person” (as such term is defined in the September 24, 2001 Executive
Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism) to make
any payment due to the Landlord under the Lease. Tenant acknowledges that Tenant’s inclusion on the List during the Term,
or any renewal thereof, as the case may be, of the Lease shall be an Event of Default (without the need for any notice and with
no opportunity to cure), thereby entitling Landlord to the exercise of any and all rights and remedies provided for under this
Lease, under Applicable Law and in equity. Tenant covenants that Tenant shall not permit the Leased Premises or any portion thereof
to be used or occupied by any person or entity on the List or by any Embargoed Person (on a permanent, temporary or transient basis),
and any such use or occupancy of the Leased Site by any such person or entity shall be an Event of Default (without the need for
any notice and with no opportunity to cure), thereby entitling Landlord to the exercise of any and all rights and remedies provided
for under this Lease, under Legal Requirements and in equity.

 

 

 

    	 	10	 

     

    

 

19.            
Landlord’s Representations, Warranties and Covenants. Landlord hereby represents, warrants and covenants
to Tenant as of the Effective Date (a) that Landlord has not received any written notice of a pending or threatened suits affecting
the Property; (b) the execution and performance of this Lease by Landlord does not violate any contract, agreement or instrument
to which Landlord is a party; (c) the execution, delivery and performance by Landlord under this Lease have been duly authorized
by all necessary limited liability company action by Landlord and do not violate any provision of any current law applicable to
Landlord or the Property or any order, judgment or decree of any court or other agency presently binding on Landlord. Landlord
represents and warrants that, as of the Effective Date; (i) Landlord has received no written notice that there are any Hazardous
Substances (defined below) affecting the Leased Premises, or any outstanding written notice requiring a cleanup at the Property
and affecting the Leased Premises; and (ii) Landlord has not received any written notice of any violations by any Governmental
Authorities with respect to the Leased Premises alleging a violation of applicable Legal Requirements. Landlord shall indemnify,
defend and hold harmless Tenant from and against any and all Losses to the extent resulting from any cleanup obligation imposed
on Tenant, except to the extent resulting from any Hazardous Substances brought to the Property by, stored, handled, used, transported,
treated, disposed of, or discharged by Tenant or any of Tenant’s employees, agents, representatives, contractors, subcontractors,
suppliers, guests, licensees and/or invitees (“Tenant Entities”); however, the foregoing is not a grant of permission
for Tenant or any Tenant Entities to bring any Hazardous Substances onto or to store, handle, use, transport, treat, dispose of
or discharge any Hazardous Substances in, on, at or under the Property, and such event automatically shall be deemed an Event of
Default. The provisions of this Section 23 shall survive the expiration or earlier termination of this Lease. The term “Hazardous
Substance” as used in this Lease shall mean any hazardous or toxic material, substance, or waste, pollutant or contaminant,
or infectious or radioactive material, which is regulated now or in the future under any Legal Requirement, including but not limited
to any material, substance, or waste, which is: (i) defined as a solid waste, hazardous substance, toxic substance or hazardous
waste under any Environmental Laws; (ii) a petroleum hydrocarbon, including crude oil or any fraction thereof and all petroleum
products, and wastes; (iii) polychlorinated biphenyls; (iv) trichloroethylene, tetrachloroethylene, perchloroethylene and other
chlorinated solvents; (v) lead; or (vi) defined or regulated as a hazardous substance or hazardous waste under any rules or regulations
promulgated under any Environmental Law. “Environmental Laws” means any federal, state or local laws, ordinances, statutes,
codes, rules, regulations, orders, directives or decrees now or hereinafter in effect relating to Hazardous Substances.

 

20.            
Estoppel Certificates. Either party agrees, at any time and from time to time upon not less than ten (10)
Business Days’ prior notice by the other party, to execute, acknowledge and deliver to the other party, or to any person
designated by the other party, a written estoppel certificate certifying: (i) that this Lease is unmodified and in full force and
effect (or, if there have been modifications, that the Lease is in full force and effect as modified and stating the modifications);
(ii) the dates to which the Base Rent and Additional Rent required of Tenant under the Lease has been paid; (iii) whether any Event
of Default exists in the performance of any of the provisions of the Lease applicable to Landlord or Tenant, as the case may be,
and if so, specifying the Event of Default; (iv) the Lease Effective Date and the Solar Facility achieved commercial operation;
and (v) any other information either party may reasonably request, it being intended that any such statement delivered pursuant
to this Section 24 may be relied upon by the other party, or any prospective purchaser, lender, auditor or creditor. Any
party’s failure to execute, acknowledge, and deliver, on request, such an estoppel within the specified time shall constitute
acknowledgment by such party to all persons entitled to rely on the estoppel certificate that the information contained in the
form of estoppel certificate provided with the request is true and accurate in all respects. Such failure to execute, acknowledge,
and deliver, on request, such an estoppel within the specified time shall also constitute a waiver, with respect to all persons
entitled to rely on the estoppel certificate (other than Landlord or Tenant, as the case may be), of any defaults that may exist
as of the outside date for return of the requested estoppel certificate. The foregoing notwithstanding, the acknowledgments and
waivers addressed in the immediately preceding two sentences shall not apply to the extent such acknowledgment or waiver is inconsistent
with any statement or information set out in a written notice provided by such party to the requesting party within the specified
time.

 

21.            
Notices. All notices, approvals, disapprovals or elections required or permitted to be given under this Lease
shall be in writing and shall be (i) delivered personally; (ii) mailed, certified or registered mail, return receipt requested;
(iii) sent by email transmission, so long as on the same day such notice or other communication also is sent by Federal Express
or other professional carrier, for next Business Day delivery; or (iv) sent by Federal Express or other professional carrier for
next Business Day delivery, to the parties at the addresses described in the Basic Lease Provisions or at such other addresses
as shall be designated by Tenant or Landlord in writing. Except as expressly set forth in this Lease, notices shall be deemed given
upon delivery or refusal; provided that notice sent by email shall only be deemed received when the sender has electronic confirmation
that it was sent to all parties (and has retained a printed confirmation of the delivery to the applicable email address).

 

 

 

    	 	11	 

     

    

 

22.            
Ownership of Facility. For the avoidance of doubt, Landlord acknowledges and agrees that Tenant shall be the
legal and beneficial owner of the Solar Facility at all times, including all Environmental Attributes, Solar Incentives, and any
other tax attributes, and the Solar Facility shall remain the personal property of Tenant and shall not attach to or be deemed
a part of, or fixture to, the Property. The Solar Facility shall at all times retain the legal status of personal property as defined
under Article 9 of the Uniform Commercial Code. Landlord covenants that it will use commercially reasonable efforts to place all
parties having a mortgage of the Property on notice of the ownership of the Solar Facility and the legal status or classification
of the Solar Facility as personal property. If there is any mortgage or fixture filing against the Property, which could reasonably
be construed as prospectively attaching to the Solar Facility as a fixture of the Property, Landlord shall provide a disclaimer
or release from such lienholder.

 

23.            
Tenant Representations and Warranties. In order to induce Landlord to enter into this Lease, Tenant represents
and warrants, as of the Effective Date, as follows:

 

(a)             
Due Organization. Tenant is duly organized, validly existing and in good standing under the laws of the State
of New Jersey, has the full power, right and authority to execute and deliver this Lease and perform its obligations hereunder.
Tenant has taken all limited liability company action required to execute, deliver and perform this Lease and has obtained all
required consents, approvals and authorizations required for the execution, delivery and performance of this Lease.

 

(b)            
Insolvency. Tenant has not filed any petition seeking or acquiescing in any reorganization, arrangement, composition,
readjustment, liquidation, dissolution or similar relief under any law relating to bankruptcy or insolvency, nor has Tenant received
written notice that such a petition has been filed against Tenant No general assignment of Tenant’s property has been made
for the benefit of creditors, and neither Tenant have received any written notice that a receiver, master, liquidator or trustee
has been appointed for Tenant or any of their property. Neither Tenant is insolvent.

 

(c)             
No Pending Litigation. Tenant has not received any written notice of a claim, litigation, proceeding or governmental
investigation pending or threatened against or relating to Tenant, Tenant’s properties or business or the Solar Facility
or its construction which is in conflict with this Lease or which could have a material adverse impact upon this Lease.

 

24.            
Force Majeure. If performance of this Lease or of any obligation hereunder (other than a monetary obligation)
is prevented or substantially restricted or interfered with by reason of an event of Force Majeure (as defined below), the affected
party, upon giving notice to the other party, shall be excused from such non-monetary performance to the extent of and for the
duration of such prevention, restriction or interference. The affected party shall use reasonable efforts to avoid or remove such
causes of nonperformance and shall continue performance hereunder whenever such causes are removed. “Force Majeure”
means any act or event that prevents the affected Party from performing its non-monetary obligations in accordance with this Lease,
if such act or event is beyond the reasonable control and not the result of the fault or negligence of the affected Party and such
Party could not have overcome such act or event with the exercise of due diligence (including the expenditure of reasonable sums).
Subject to the foregoing, Force Majeure may include without limitation the following acts or events: (i) Acts of God, including
hurricanes, floods, earthquakes, and any other adverse weather conditions that are out of the ordinary for the geographic area
of the Property, and which directly result in a party’s inability to perform its obligations, (ii) acts of civil disorder
including acts of sabotage, acts of war, lockouts, insurrection, riots, mass protests or demonstrations, and police action in connection
with or in reaction to any such acts of civil disorder, when any such acts of civil disorder directly result in a Party’s
inability to perform its obligations and are not a result of such Party’s breach of any agreement, and (iii) failures resulting
from fires, mechanical breakdowns of or necessities for making repairs or alterations to transformers, power lines, switching equipment,
inverters, machinery, cables, meters or any of the equipment therein or thereon, when any such failure directly results in a Party’s
inability to perform its non-monetary obligations.

 

		28.	Feasibility Period.

 

(a)             
Tenant shall have four (4) months from the Effective Date in which to secure Governmental Approvals and to secure an Engineering
Report, as set forth below (“Feasibility Period”). 

 

 

 

    	 	12	 

     

    

 

(b)            
Governmental Approvals. It is understood and agreed that
Tenant’s ability to use the Leased Premises is expressly contingent upon its ability to obtain all material permits, licenses,
certificates, authorizations and other approvals (collectively the “Governmental Approvals”) that may be required by
any federal, state, or local authorities, including without limitation, the New Jersey Board of Public Utilities and the local
electric distribution company, for the installation and operation of the Solar Facility. Landlord shall reasonably cooperate with
Tenant in Tenant’s effort to obtain such Governmental Approvals, at no cost to Landlord. Tenant shall have a right to terminate
this Lease in the event that any Governmental Approvals required for the installation of the Solar Facility are not secured by
Tenant within the Feasibility Period, or the Governmental Approvals are unreasonably conditioned and therefore deemed unacceptable
to Tenant. Tenant shall promptly apply for and diligently pursue all Governmental Approvals required by Tenant for the installation
of the Solar Facility, shall report no less than quarterly to Landlord on the status of all Governmental Approvals required and
the application therefore, and shall notify Landlord of the grant or denial of any Governmental Approvals and, if granted, if any
such Governmental Approval is unreasonably conditioned and therefore deemed unacceptable to Tenant. If Tenant elects to terminate
this Lease because it is denied a Governmental Approval or a Governmental Approval is unreasonably conditioned and therefore deemed
unacceptable to Tenant, it shall do so on notice to Landlord given within fifteen (15) Business Days of the denial or grant of
the Governmental Approval that is unreasonably conditioned, as the case may be, but in any event no later than the end of the Feasibility
Period. Following a termination, and except with respect to obligations that survive the expiration or earlier termination of this
Lease, neither party shall have any further obligation to the other with respect to this Lease or the Property. Tenant acknowledges
that because of the importance to Landlord knowing whether Tenant shall terminate this Lease no later than the date specified,
the failure to timely notify Landlord will conclusively be presumed an election by Tenant not to terminate this Lease. Furthermore,
Tenant acknowledges that the Leased Site and the Property are owned by Landlord as a real estate investment and failure
by Tenant to give timely notice of a termination as provided for in this Section, regardless of whether the result of accident,
surprise, neglect or mistake, shall not in any way entitle Tenant to give the termination notice after the specified time period.
Tenant shall deliver to Landlord promptly after filing, a copy of all filings with the local electric utility, as well as a copy
of the interconnection agreement.

 

(c)               
Engineering Report. Within sixty (60) days following
the commencement of the Feasibility Period, Tenant shall, at Tenant’s own cost and expense, cause to be prepared an engineering
report that shall be certified to Landlord by a New Jersey licensed professional engineer, in form and substance reasonably satisfactory
to Landlord (the “Engineering Report”), which report shall be for the benefit of and shall confirm to Landlord and
Tenant that the Solar Facility not affect the structural integrity of the Building, including, without limitation, the roof of
the Building, nor interfere with the load capacity of the roof, including, without limitation, the load capacity of the roof with
respect to the day to day operations and snow load, and that the Building infrastructure and roof structure can support the Solar
Facility. If the Engineering Report does not confirm the foregoing, then Landlord shall have the right to terminate this Lease
on notice to Tenant, in which event, except with respect to obligations that survive the expiration or earlier termination of this
Lease, neither party shall have any further obligation to the other with respect to this Lease or the Property.

 

		29.	Miscellaneous Provisions.

 

(d)            
Waiver of Jury Trial. EACH PARTY HERETO WAIVES, TO THE FULL EXTENT PERMITTED BY LAW, THE RIGHT TO A JURY TRIAL IN
ANY LITIGATION CONCERNING THIS LEASE OR ANY DEFENSE, CLAIM, COUNTERCLAIM, OR SIMILAR CLAIM OF ANY NATURE.

 

(e)             
Counterparts. This Lease may be executed in counterparts. All executed counterparts shall constitute one agreement,
and each counterpart shall be deemed an original. The parties hereby agree signatures transmitted by facsimile or email (including
electronic signatures) shall be legal and binding and shall have the same full force and effect as if an original of this Lease
had been delivered and hereby waive any defenses to the enforcement of the terms of this Lease based on the foregoing forms of
signature.

 

(f)                
Time Periods. If any date for exercise of any right, giving of any notice, or performance of any provision of this
Lease falls on a Business Day, then the time for performance will be extended to the next Business Day. Business Day shall mean
a day other than a Saturday, Sunday and days that are federal or State of New Jersey holidays such that the federal or State of
New Jersey governments are closed for business and the following Jewish holidays: The two days of Rosh Hashanah, Yom Kippur, the
first two days of Sukkot, Shemini Atzeret, Simchat Torah, the first two and last two days of Passover and Shavuot. Any time period
provided for in this Lease that ends on a Saturday, Sunday or legal holiday shall extend to 5:00 p.m. New York time on the next
full Business Day.

 

 

 

    	 	13	 

     

    

 

(g)            
No Waiver. The failure of either party to require strict performance by the other party of any provision of this
Lease will not be considered a waiver of any other provision, nor prevent any party from enforcing that or any other performance
at any time thereafter. Neither the acceptance of keys to the Leased Premises nor any other act or thing done by Landlord or any
agent or representative of Landlord shall be deemed to be an acceptance of a surrender of the Leased Premises, excepting only an
agreement in writing signed by both parties, accepting or agreeing to accept a surrender of the Leased Premises.

 

(h)            
Further Assurances. The parties shall at their own cost and expense execute and deliver such further documents and
instruments and shall take such other actions as may be reasonably required or appropriate to carry out the intent and purposes
of this Lease.

 

(i)              
Governing Law & Jurisdiction. This Lease is made pursuant to, and shall be construed and enforced in accordance
with, the laws of the State of New Jersey, without giving effect to its conflict of laws provisions. Furthermore, the parties irrevocably
submit to the jurisdiction of the Superior Court of the State of New Jersey, Essex County Vicinage and the United States District
for the District of New Jersey, in the event of a dispute arising from this Lease.

 

(j)              
Amendments; Entire Agreement. This Lease contains the entire agreement between the Parties and is intended by the
Parties to set forth their entire agreement with respect to the subject matter hereof, and any agreement hereafter made shall be
ineffective to change, modify or discharge this Lease, in whole or in part, unless such agreement is in writing and signed by both
parties to this Lease. Landlord and Tenant agree that all prior or contemporaneous oral or written agreements between or amongst
themselves or their agents are merged in or revoked by this Lease. The individuals signing this Lease, by signing this Lease, individually
represent and warrant that they have the authority to sign this Lease on behalf of the Party for whom they are signing and to bind
such Party to the terms and conditions of this Lease. In no event shall any member, shareholder, officer or director of either
Landlord or Tenant have any personal liability under this Lease. Words of any gender in this Lease shall be held to include any
other gender and words in the singular number shall be held to include the plural as the sentence requires; and visa-versa.

 

(k)            
Partial Invalidity. If any term or provision of this Lease is, to any extent, determined by a court of competent
jurisdiction to be invalid or unenforceable, the remainder of this Lease shall not be affected thereby, and each remaining term
and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.

 

(l)              
Successors and Assigns. This Lease, and the rights and obligations of the Parties hereto, shall be binding upon and
inure to the benefit of the parties and their respective successors, heirs, executors, administrators and permitted assigns.

 

(m)           
Interpretation. The parties acknowledge that their attorneys have reviewed and revised this Lease and that any rule
of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation
of this Lease or any amendments or exhibits hereto. Each party was represented by legal counsel in the negotiation of this Lease.

 

(n)            
Headings. The headings herein are inserted only for convenience and shall have no effect in interpreting the meaning
of any provision.

 

(o)            
No Third Party Beneficiaries. This Lease and each of the provisions hereof are solely for the benefit of Landlord
and Tenant and their permitted assigns. No provisions of this Lease, or of any of the documents and instruments executed in connection
herewith, shall be construed as creating in any person or entity other than Landlord and Tenant any rights of any nature whatsoever.

 

(p)            
Financial Statements. Tenant, for the reliance of Landlord, any lender holding or anticipated to acquire a lien upon
the Property or any portion thereof, or any prospective purchaser of the Property or any portion thereof, within ten (10) Business
Days after Landlord's request therefor, shall deliver to Landlord, not more than once per year, the then current financial statements
of Tenant (including interim periods following the end of the last fiscal year for which annual statements are available, which
statements shall be prepared or compiled by and signed by a certified public accountant) that shall present fairly the financial
condition of Tenant at such dates and the result of its operations and changes in its financial positions for the periods ended
on such dates.

 

 

[Signature Page to Follow]

 

 

    	 	14	 

     

    

 

IN WITNESS WHEREOF,
Landlord and Tenant have executed this Lease as of the Effective Date.

 

 

LANDLORD:

 

VISON DOWNTOWN URBAN RENEWAL, LLC

 

By: _______________

Name: _____________

Title: ______________

 

 

 

TENANT:

 

GREEN STREAM HOLDINGS, INC.

 

By: _______________

Name: _____________

Title: ______________

 

 

 

 

    	 	15

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00314-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00314-of-00352.parquet"}]]