Document:

Exhibit

INDEPENDENT DIRECTOR COMPENSATION PROGRAM

As of September 2019

1. Annual Retainer: $90,000.

2. Committee Fees: audit committee member-$25,000, audit committee chair-$50,000 (inclusive of the audit committee member fee), nominating and corporate governance committee member-$15,000, conflicts committee member-$10,000, conflicts committee chair-$25,000 (inclusive of the conflicts committee member fee).

3. Equity Awards: to be determined from time to time by the board of directors or a committee thereof.Exhibit 10.1

 

LEASE

 

DATED

 

October 30, 2019

 

by and between

 

IIP-IL 3 LLC,

a Delaware
limited liability company

 

and

 

PHARMACANN LLC,

an Illinois limited liability company

 

     

     

    

 

LEASE AGREEMENT

 

This Lease Agreement
(this “Lease“), dated October 30, 2019 (the “Execution Date”), is made between IIP-IL 3 LLC,
a Delaware limited liability company (“Landlord“), and PHARMACANN LLC, an Illinois limited liability company
(“Tenant“).

 

RECITALS

 

A.                 
WHEREAS, reference is made to that certain Purchase and Sale Agreement and Joint Escrow Instructions dated October 28, 2019
(the “Purchase Agreement”), pursuant to which Landlord agreed to purchase from Tenant the property located at
1200 East Mazon, Dwight, Illinois 60420, as more particularly described on Exhibit A attached hereto and incorporated herein
by reference (the “Property”), including the building located thereon (the “Building” and
together with the Property, the “Project”);

 

B.                 
WHEREAS, concurrent with the execution of this Lease, Landlord acquired the Property pursuant to the Purchase Agreement;

 

C.                 
WHEREAS, concurrent with the execution of this Lease, Landlord and Tenant entered into a Development Agreement for the development
of certain improvements on the Property (the “Development Agreement”);

 

D.                 
WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, the Premises (as defined below),
pursuant to the terms and conditions of this Lease, as detailed below; and

 

E.                 
WHEREAS, each of PharmaCann of New York, LLC; PharmaCann DC LLC; PharmaCann Florida LLC; Sunbiz Acquisition, LLC; PharmaCann
New Jersey LLC; PharmaCannis Labs LLC; PharmaCann Holdings LLC; PC 1200 East Mazon LLC; PC 16280 East Twombly LLC; PharmaCann
Mass LLC; Pharmacannis Massachusetts Inc.; PharmaCann Michigan LLC; 1313 Johnson LLC; PCL Management LLC; PharmaCann Penn
LLC; PharmaCann Penn Plant LLC; PharmaCann Ohio LLC; 4104 North Columbus LLC; PC NJ 2 LLC; Midwest Compassion Center Inc.; PC
AU 1, LLC; PC AU 2, LLC; PC AU 3, LLC, and PC AU 4, LLC (each a “Guarantor”) is an affiliate of Tenant
that is deriving a benefit from Landlord and Tenant entering into this Lease, and has agreed to enter into a guaranty in the
form attached as Exhibit D hereto (the “Guaranty”), without which Landlord would not agree to enter
into this Lease.

 

AGREEMENT

 

NOW, THEREFORE, Landlord
and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

 

1.                  
Lease of Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Property, together
with the following (to the extent now existing or hereafter constructed or installed on the Property) improvements, including shafts,
cable runs, mechanical spaces, rooftop areas, landscaping, parking facilities, private drives and other improvements and appurtenances
related thereto (including the Building and any other buildings located on the Property), for use by Tenant in accordance with
the Permitted Use (as defined below) and no other uses (collectively, the “Premises”).

 

2.                  
Basic Lease Provisions. For convenience of the parties, certain basic provisions of this Lease are set forth herein.
The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light
of such remaining terms and conditions.

 

2.1.             
The monthly Base Rent for the first twelve (12) months of the Term of the Lease shall be equal to Three Hundred Two Thousand
Eighty-Three and 33/100 Dollars ($302,083.33) subject to subsequent adjustments under this Lease. 

 

    2

     

    

 

2.2.             
“Security Deposit”: Six Hundred Four Thousand One Hundred Sixty-Six
and 66/100 ($604,166.66) Dollars.

 

2.3.             
“Permitted Use”: Agricultural growth, propagation and processing of
agricultural materials (including cannabis), industrial and office space, in accordance with current zoning for the Premises and
in conformity with all Applicable Laws (as defined below). Permitted Use shall include the cultivation, propagation and processing
of cannabis plant parts and resins into products, the storage of same for transport, and such other related use or uses permitted
under Applicable Laws. As used herein, the term “License” shall mean and refer
to that certain license issued by the applicable governmental agency with jurisdiction over the Permitted Use under which Tenant
is authorized to engage in the agricultural growth, propagation and processing of cannabis. 

 

	2.4.             
    Address for Rent Payment:	IIP-IL
    3 LLC
	 	___________________
	 	___________________
	 	___________________

 

	2.5.              Address for Notices to Landlord:	IIP-IL 3 LLC
	 	11440 West Bernardo Court, Suite 220
	 	San Diego, California  92127
	 	Attn:  General Counsel

 

2.6.              Address for Notices and Invoices to Tenant:  

 

	 	PharmaCann LLC
	 	190 South LaSalle Street, Suite 2950
	 	Chicago, IL 60603
	 	Attn:  Accounts Payable

 

2.7.             
The following Exhibits are attached hereto and incorporated herein by reference:

 

	Exhibit A	Property
	Exhibit B	Tenant’s Personal Property
	Exhibit C	Form of Estoppel Certificate
	Exhibit D	Form of Guaranty
	Exhibit E-1	Tenant Work Insurance Requirements

 

2.8.             
As used herein, “Prior Course of Dealing” shall mean the prior practice
or course of dealing on the projects undertaken by and between affiliates of Landlord and Tenant which are located at 465 Hopping
Brook Road, Holliston, Massachusetts; 10767 Mill Dam Road, Buckeye Lake Village, Ohio; and Lot No. 4, Scott Technology Park, Scott
Township, Pennsylvania. 

 

3.                  
Term and Extension Options. 

 

3.1.             
Term. The initial term of this Lease (as the same may be extended or earlier terminated in accordance with this Lease,
the “Term”) shall commence on the Execution Date (also referred to herein
as the “Commencement Date”) and end on October 29, 2034, subject to extension
or earlier termination of this Lease as provided herein.

 

    3

     

    

 

3.2.             
Options to Extend Term. Tenant shall have two (2) options (each an “Extension Option“)
to extend the Term of this Lease for a period of five (5) years each (each an “Extension Period“),
on the same terms and conditions in effect under this Lease immediately prior to the commencement of the Extension Period, except
that (a) Tenant shall have no further right to extend the Term of this Lease after the second Extension Period, (b) the
Base Rent payable during the Extension Period shall be an amount equal to Base Rent in effect immediately prior to the Extension
Period, increased by three percent (3.0%) on an annual basis. If Tenant exercises an Extension Option, such Extension Option shall
apply to the entire Premises (and no less than the entire Premises). Tenant may exercise an Extension Option only by giving
Landlord irrevocable and unconditional written notice thereof (the “Extension Notice“)
not later than twelve (12) months prior to the commencement date of the Extension Period. Upon delivery of the Extension
Notice, Tenant shall be irrevocably bound to lease the Premises for the Extension Period. Notwithstanding the foregoing, Tenant
shall not have the right to exercise an Extension Option (a) during the time commencing from the date Landlord delivers to Tenant
a written notice that Tenant is in default under any provisions of this Lease and continuing until Tenant has cured the specified
default; (b) at any time after any Default (provided, however, that, for purposes of this Section 3.2, Landlord shall not
be required to provide Tenant with notice of such Default) and continuing until Tenant cures any such Default, if such Default
is susceptible to being cured; or (c) in the event that Tenant has defaulted in the performance of its obligations under this
Lease two (2) or more times during the twelve (12)-month period immediately prior to the date that Tenant intends to exercise
an Extension Option, and such defaults were not cured within the applicable cure period. If Tenant shall fail to timely exercise
the Extension Option in accordance with the provisions of this Section 3.2, then the Extension Option shall terminate,
and shall be null and void and of no further force and effect. If this Lease or Tenant’s right to possession of the Premises
shall terminate in any manner whatsoever before Tenant shall exercise the Extension Option, or if Tenant shall have assigned or
transferred any interest in this Lease or sublet any part of the Premises (except pursuant to a Permitted Transfer, as defined
below), then immediately upon such termination, assignment, transfer or sublease, the Extension Option shall simultaneously terminate
and become null and void. Time is of the essence with regard to this Section 3.2. 

 

3.3.             
The Extension Options are conditioned upon each Guarantor executing an amendment to such Guarantor’s Guaranty that
explicitly extends such Guarantor’s obligations so that each Guarantor guarantees Tenant’s Lease obligations incurred
pursuant to Tenant’s successful exercise of an Extension Option. 

 

4.                  
Possession.

 

4.1.             
Possession. Tenant hereby acknowledges that immediately prior to the Commencement Date, Tenant was in possession
of the Premises, and it is familiar with the condition thereof and accepts the Premises in its “as is” condition with
all faults, and Landlord makes no representation or warranty of any kind with respect the Premises, and Landlord will have no obligation
to improve, alter or repair the Premises. It is understood and agreed that Landlord is not obligated to install any equipment,
or make any repairs, improvements or alterations to the Premises. Tenant’s continued occupancy and possession of the Premises
following the Closing (as defined in the Purchase Agreement) shall conclusively establish that the Premises, the Building and the
Project were at such time in good, sanitary and satisfactory condition and repair. From and after the Commencement Date, Tenant
may access and occupy any portions of the Property. 

 

4.2.              NOTWITHSTANDING
ANYTHING TO THE CONTRARY HEREIN, IT IS EXPRESSLY UNDERSTOOD AND AGREED THAT LANDLORD IS LEASING THE PREMISES “AS
IS” AND “WHERE IS,” AND WITH ALL FAULTS, AND THAT LANDLORD IS MAKING NO REPRESENTATIONS AND WARRANTIES
WHETHER EXPRESS OR IMPLIED, BY OPERATION OF LAW OR OTHERWISE, WITH RESPECT TO THE QUALITY OR PHYSICAL CONDITION OF THE
PREMISES, THE INCOME OR EXPENSES FROM OR OF THE PREMISES, OR THE COMPLIANCE OF THE PREMISES WITH APPLICABLE BUILDING OR FIRE
CODES, ENVIRONMENTAL LAWS OR OTHER LAWS, RULES, ORDERS OR REGULATIONS. WITHOUT LIMITING THE FOREGOING, IT IS UNDERSTOOD AND
AGREED THAT LANDLORD MAKES NO WARRANTY WITH RESPECT TO THE HABITABILITY, SUITABILITY, MERCHANTABILITY OR FITNESS FOR A
PARTICULAR PURPOSE. TENANT AGREES THAT IT ASSUMES FULL RESPONSIBILITY FOR, AND THAT IT HAS PERFORMED EXAMINATIONS AND
INVESTIGATIONS OF THE PREMISES, INCLUDING SPECIFICALLY, WITHOUT LIMITATION, EXAMINATIONS AND INVESTIGATIONS FOR THE PRESENCE
OF ASBESTOS, PCBS AND OTHER HAZARDOUS SUBSTANCES, MATERIALS AND WASTES (AS THOSE TERMS MAY BE DEFINED HEREIN OR BY APPLICABLE
FEDERAL OR STATE LAWS, RULES OR REGULATIONS) ON OR IN THE PREMISES. WITHOUT LIMITING THE FOREGOING, TENANT IRREVOCABLY WAIVES
ALL CLAIMS AGAINST LANDLORD WITH RESPECT TO ANY ENVIRONMENTAL CONDITION, INCLUDING CONTRIBUTION AND INDEMNITY CLAIMS, WHETHER
STATUTORY OR OTHERWISE. TENANT ASSUMES FULL RESPONSIBILITY FOR ALL COSTS AND EXPENSES REQUIRED TO CAUSE THE PREMISES TO
COMPLY WITH ALL APPLICABLE BUILDING AND FIRE CODES, MUNICIPAL ORDINANCES, ENVIRONMENTAL LAWS AND OTHER LAWS,
RULES, ORDERS, AND REGULATIONS.

 

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4.3.             
Holding Over.

 

4.3.1.        
If, with Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the Term,
Tenant shall become a tenant from month-to-month after the expiration or earlier termination of the Term, and in such case Tenant
shall continue to pay (a) Base Rent, as adjusted in accordance with Section 6.5, (b) Additional Rent, and (c) any amounts
for which Tenant would otherwise be liable under this Lease if the Lease were still in effect. Any such month-to-month tenancy
shall be subject to every other term, covenant and agreement contained herein.

 

4.3.2.        
If Tenant retains possession of any portion of the Premises after the Term without Landlord’s prior written consent,
then (a) Tenant shall be a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent
shall be equal to one hundred fifty percent (150%) of the monthly Rent in effect during the last thirty (30) days of the Term,
and (b) Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such holdover, including
any lost rent or consequential, special and indirect damages (in each case, regardless of whether such damages are foreseeable).

 

4.3.3.        
Acceptance by Landlord of Rent after the expiration or earlier termination of the Term shall not result in an extension,
renewal or reinstatement of this Lease. The foregoing provisions of this Section 4.3 are in addition to and do not affect
Landlord’s right of reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws. The provisions
of this Section 4.3 shall survive the expiration or earlier termination of this Lease.

 

5.                  
Intentionally Omitted.

 

6.                  
Rent.

 

6.1.             
Rent. Base Rent and Additional Rent (defined below) shall together be denominated “Rent.”
Rent shall be paid by ACH, wire transfer or check (but in no event may Rent be payable in cash unless Landlord provides its consent
to such form of payment, in Landlord’s sole and absolute discretion) to Landlord, without abatement, deduction or offset
(except as expressly provided in this Lease), in lawful money of the United States of America to the address set forth in Section
2.4 or to such other person or at such other place as Landlord may from time designate in writing. In the event the Term commences
on a day other than the first day of a calendar month or ends on a day other than the last day of a calendar month, then the Rent
for such fraction of a month shall be prorated for such period on the basis of the number of days in the month and shall be paid
at the then-current rate for such fractional month. 

 

6.2.             
Base Rent. Tenant shall pay to Landlord as Base Rent for the Premises, commencing on the Commencement Date, the sums
set forth in Section 2, subject to the rental adjustments provided in Section 6.5. Base Rent shall be paid in equal
monthly installments, subject to the rental adjustments provided in Section 6.5, each in advance on, or before, the first
day of each and every calendar month during the Term. Notwithstanding the foregoing, in the event that (i) there is a Disbursement
Claim (as defined in the Development Agreement) that is submitted to arbitration pursuant to Section 11 of the Development
Agreement, (ii) the Final Arbitration Decision (as defined in the Development Agreement) mandates that Landlord pay any Required
Arbitration Construction Payments (as defined in the Development Agreement) to Tenant, and (iii) Tenant provides Landlord with
written notice and reasonable supporting evidence that Tenant funded such Required Arbitration Construction Payments (the date
of such funding, is referred to herein as the “Funding Date”), then, in addition
to the remedies available to Tenant hereunder and in the Development Agreement, Base Rent shall be adjusted as follows: 

 

		(a)	the Monthly Base Rent Amount shall be reduced by the quotient of: (x) the product of 14.5% multiplied
by the Required Arbitration Construction Payments actually funded by Tenant, which is then (y) divided by twelve (12); and from
and after the Funding Date, Tenant shall pay such adjusted Monthly Base Rent Amount (as such amount may be further adjusted pursuant
to Subsection 6.2 (b), below), subject to the provisions of Section 6.5 [for example,if Tenant funds Required
Arbitration Construction Payments equal to $100,000, then the Monthly Base Rent Amount shall be reduced by $1,208.33 ($100,000
x .145 = $14,500 ÷ 12 = $1,208.33)]; and

 

		(b)	in addition, Tenant shall receive a one-time credit against Rent payable hereunder equal to the
product of (i) the total reduction in Monthly Base Rent Amount calculated in paragraph (a), above, multiplied by (ii) the number
of monthly Base Rent payments actually paid by Tenant prior to the Funding Date [if Tenant funds the payments in the prior example
after paying 5 Base Rent installments at the original Monthly Base Rent Amount, then the one-time credit would equal $6,041.67
($1,208.33 x 5)] (if necessary, the one-time credit may be applied to more than one installment of Rent until the credit has
been fully applied).

 

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In the event that,
following any adjustment to Base Rent as provided in Subsection 6.2(a) above, Landlord reimburses Tenant in full for the
Required Arbitration Construction Payments previously funded by Tenant (the date of such reimbursement is referred to herein as
the “Reimbursement Date”), then from and after the Reimbursement Date, the Monthly Base Rent Amount required
to be paid by Tenant shall revert to the original Monthly Base Rent Amount as provided in Section 2.1 without adjustment
pursuant to Subsection 6.2(a) (but subject to any unapplied credit due to Tenant pursuant to Subsection 6.2(b) above),
and Tenant shall have no obligation to repay or return to Landlord the portion of the original Monthly Base Rent Amount that Tenant
was not required to pay based upon the reduction to the Monthly Base Rent Amount that was calculated pursuant to Section 6.2(a)
above for the time period between the Funding Date and the Reimbursement Date.

 

6.3.             
Additional Rent. In addition to Base Rent, Tenant shall pay to Landlord as additional rent (“Additional
Rent”) at times hereinafter specified in this Lease (a) amounts related to Operating Expenses
and Taxes (each as defined below), unless paid directly by Tenant to third parties to whom such amounts are owed, (b) the Property
Management Fee (as defined below) and (c) any other amounts that Tenant assumes or agrees to pay under the provisions of this Lease
that are owed to Landlord (whether or not such amounts are referred to herein as Additional Rent), including any and all other
sums that may become due by reason of any default of Tenant or failure on Tenant’s part to comply with the agreements, terms,
covenants and conditions of this Lease to be performed by Tenant.

 

6.3.1.        
Operating Expenses. Tenant will pay directly all Operating Expenses of the Premises in a timely manner and prior
to delinquency, unless otherwise specified herein that Landlord shall pay directly such Operating Expenses and receive reimbursement
from Tenant. In the event that Tenant fails to pay any Operating Expense within fifteen (15) days after written notice by Landlord
to Tenant, and without being under any obligation to do so and without hereby waiving any default by Tenant, Landlord may pay any
delinquent Operating Expenses. Any Operating Expense paid by Landlord and any expenses reasonably incurred by Landlord in connection
with the payment of the delinquent Operating Expense may be billed immediately to Tenant, or at Landlord’s option and upon
written notice to Tenant, may be deducted from the Security Deposit. “Operating Expenses”
means all costs and expenses incurred by Landlord with respect to the ownership, maintenance and operation of the Premises including,
but not limited to: insurance, maintenance, repair and replacement of the foundation, roof, walls, heating, ventilation,
air conditioning, plumbing, electrical, mechanical, utility and safety systems, paving and parking areas, roads and driveways;
maintenance of exterior areas such as gardening and landscaping, snow removal and signage; maintenance and repair of roof membrane,
flashings, gutters, downspouts, roof drains, skylights and waterproofing; painting; lighting; cleaning; refuse removal; security;
utilities for, or the maintenance of, outside areas; building personnel costs; personal property taxes; rentals or lease payments
paid by Landlord for rented or leased personal property used in the operation or maintenance of the Premises; and fees for required
licenses and permits. Notwithstanding the foregoing, Landlord may not engage in any activity (including paying any expenses) to
the extent such activity is prohibited by Applicable Law or that could reasonably be expected to endanger Tenant’s maintenance
of the License. 

 

6.3.2.         Taxes.
Tenant will promptly pay to Landlord upon Landlord’s written request the amount of all Taxes levied and assessed for
any such year upon the Premises. “Taxes“ means any and all real estate
taxes, fees, assessments and other charges of any kind or nature, whether general, special, ordinary or extraordinary, that
Landlord shall pay or accrue (without regard to any different fiscal year used by such governmental authority) that are
levied in respect of the Premises, or in respect of any improvement, fixture, equipment or other property of Landlord, real
or personal, located at the Premises, or used in connection with the operation of the Premises, and all fees, expenses, and
costs incurred by Landlord in investigating, protesting, contesting, or in any way seeking to reduce or avoid increases in
any assessments, levies, or the tax rate pertaining to the Taxes. Taxes shall not include Landlord’s corporate
franchise taxes, estate taxes, inheritance taxes or federal or state income taxes. Tenant shall have the right to protest
Taxes, and, if successful, may deduct the reasonable costs of such protest from Rent, and Landlord shall cooperate (at no
cost to Landlord) with any efforts by Tenant in connection therewith.

 

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6.3.3.        
Estimated Costs. If and to the extent applicable, within sixty (60) days
after the Commencement Date, and within sixty (60) days after the beginning of each calendar year, Landlord shall give Tenant
a written estimate, for such calendar year, of the cost of Taxes and Operating Expenses payable by Landlord. Tenant shall pay such
estimated amount to Landlord in equal monthly installments, in advance. Within ninety
(90) days after the end of each calendar year, Landlord shall furnish to Tenant a statement showing in reasonable detail the
cost of Taxes and Operating Expenses paid or payable by Landlord, and any other costs incurred by Landlord for the operation and
maintenance of the Premises during such year (the “Annual Statement”),
and Tenant shall pay to Landlord the cost incurred by Landlord in excess of the payments made by Tenant within ten (10) days
of receipt of such Annual Statement. In the event that the payments made by Tenant to Landlord for the estimated Taxes and Operating
Expenses exceed the aggregate amount set forth in the Annual Statement, such excess amount shall be credited by Landlord to the
Rent or other charges next due and owing, provided that, if the Term has expired, Landlord shall promptly pay such amount to Tenant
along with delivery of the Annual Statement. 

 

6.3.4.        
Property Management Fee. Tenant shall pay to Landlord on, or before, the first day of each calendar month of the
Term, as Additional Rent, the Property Management Fee. The "Property Management Fee"
shall equal one and one-half percent (1.5%) of the then-current Base Rent due from
Tenant. Tenant shall pay the Property Management Fee with respect to the entire Term, including any extensions thereof or any holdover
periods, regardless of whether Tenant is obligated to pay Base Rent or any other Rent with respect to any such period or portion
thereof.

 

6.3.5.        
Absolute Net Lease. This Lease shall be deemed and construed to be an “absolute net lease” and, except
as herein expressly provided, the Landlord shall receive all payments required to be made by Tenant, free from all charges, assessments,
impositions, expenses, deductions of any and every kind or nature whatsoever. Tenant
shall, at Tenant’s sole cost and expense, maintain the landscaping and parking lot, and make all additional repairs and alterations
as required to maintain the Premises consistent with Tenant’s practices at other facilities.

 

6.4.              Security
Deposit. On or before the Execution Date of this Lease, Tenant shall deposit with Landlord the Security Deposit as set
forth in Section 2.2, which sum shall be held by Landlord as security for the faithful performance by Tenant of all of
the terms, covenants and conditions of this Lease to be kept and performed by Tenant during the Term. Interest shall accrue
on the Security Deposit for the benefit of Tenant and shall be paid to Tenant to the extent that Tenant is entitled to the
return of the Security Deposit as provided in this Lease. Landlord shall not be required to maintain a separate account
for the Security Deposit, but may intermingle it with other funds of Landlord; provided however, Landlord shall keep the
Security Deposit in a federally insured, interest-bearing account for the benefit of Tenant. If Tenant Defaults with respect
to any provision of this Lease, then without notice to Tenant, Landlord may (but shall not be required to), apply all or any
part of the Security Deposit for the payment of any Rent or any other sum in Default. If any portion of the Security Deposit
is so used or applied, then Tenant shall, upon demand therefor, restore the Security Deposit to its original amount. So long
as no default has occurred and is continuing, the unapplied portion of the Security Deposit shall be returned to Tenant, or,
at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the
expiration of the Term. Tenant hereby irrevocably waives and relinquishes any and all rights, benefits, or protections, if
any, Tenant now has, or in the future may have under any provision of law which (a) establishes the time frame by which
a landlord must refund a security deposit under a lease, or (b) provides that a landlord may claim from a security
deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by a tenant,
or to clean the subject premises. Tenant acknowledges and agrees that (x) any statutory time frames for the return of a
security deposit are superseded by the express period identified in this Section 6.4, and (y) rather than be
so limited, Landlord may claim from the Security Deposit (i) any and all sums expressly identified in this Section 6.4,
and (ii) any additional sums reasonably necessary to compensate Landlord for any and all losses or damages caused
by Tenant’s default of this Lease, including, but not limited to, all damages or rent due upon termination of this
Lease. In the event of bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed
to be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such
proceedings.

 

6.5.             
Base Rent Adjustments. Base Rent shall be subject to an annual upward adjustment of three percent (3.0%) of the then-current
Base Rent. The first such adjustment shall become effective commencing on the first annual anniversary of the Commencement Date,
and subsequent adjustments shall become effective on every successive annual anniversary for so long as this Lease continues in
effect.

 

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6.6.             
No Discharge of Rent Obligations. Tenant’s obligation to pay Rent shall not be discharged or otherwise affected
by (a) any Applicable Laws now or hereafter applicable to the Premises, (b) any other restriction on Tenant’s use, (c) except
as expressly provided herein, any casualty or taking or (d) any other occurrence; and, except as expressly set forth herein, Tenant
waives all rights now or hereafter existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof,
or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s obligation
to pay Rent with respect to any period or obligations arising, existing or pertaining to the period prior to the date of the expiration
or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided, however, that
nothing in this sentence shall in any way affect Tenant’s obligations with respect to any other period. Except as expressly
provided in this Lease, Tenant, to the extent now or hereafter permitted by Applicable Laws, waives all rights now or hereafter
conferred by statute or otherwise to quit, terminate or surrender this Lease or to any diminution, abatement or reduction of Rent
payable hereunder.

 

7.                  
Use.

 

7.1.             
Use. Tenant shall use the Premises solely for the Permitted Use, and shall not use the Premises, or permit or suffer
the Premises to be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold
in its sole and absolute discretion. Tenant shall comply, and cause Tenant Parties to comply, with all Applicable Laws, zoning
ordinances and certificates of occupancy issued for the Premises or any portion thereof. Tenant shall not commit, or allow Tenant
Parties (as defined below) to commit, any waste of the Premises. Except in connection with the Permitted Use, Tenant shall not
do, or permit Tenant Parties to do, anything on or about the Premises that in any way increases the rate, or invalidates or prevents
the procuring, of any insurance protecting against loss or damage to any portion of the Premises or its contents, or against liability
for damage to property or injury to persons in or about any portion of the Premises. For purposes hereof, the term “Tenant
Parties“ means Tenant’s agents, contractors, subcontractors, employees, customers,
licensees, invitees, assignees and subtenants, and the term “Applicable Laws”
means all federal (to the extent not in direct conflict with applicable state, municipal or local cannabis licensing and program
laws, rules and regulations), state, municipal and local laws, codes, ordinances, rules and regulations of governmental authorities,
committees, associations, or other regulatory committees, agencies or governing bodies having jurisdiction over the Premises or
any portion thereof, Landlord or Tenant, including both statutory and common law, hazardous waste rules and regulations, and state
cannabis licensing and program laws, rules and regulations. Tenant may only place equipment within the Premises with floor loading
consistent with the structural design of the Building or any other applicable building located on the Property unless Tenant obtains
Landlord’s prior written approval. Tenant may place such equipment only in a location designed to carry the weight of such
equipment.

 

7.2.             
Legal Compliance. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for all
improvements or alterations required to be made and all liabilities, costs and expenses arising out of or in connection with the
compliance of the Premises with Applicable Laws including, without limitation, the Americans with Disabilities Act, 42 U.S.C. §
12101, et seq., and any state and local accessibility laws, codes, ordinances and rules (collectively, and together with regulations
promulgated pursuant thereto, the “ADA”), and Tenant shall indemnify, save,
defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless
from and against any Claims arising out of any such failure of the Premises to comply with Applicable Laws including, without limitation,
the ADA.

 

7.3.             
Indemnification. Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable
to Landlord) and hold Landlord and its affiliates, lenders, employees, agents and contractors (collectively, the “Landlord
Indemnitees”) harmless from and against any and all demands, claims, liabilities,
losses, costs, expenses, criminal or civil actions, forfeiture seizures, causes of action, damages, suits or judgments, and all
reasonable expenses (including reasonable attorneys’ fees, charges and disbursements, regardless of whether the applicable
demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the
same (collectively, “Claims”) of any kind or nature that arise before,
during or after the Term as a result of Tenant’s breach of this Section 7.

 

7.4.             
Right to Finance. Tenant shall have the right to obtain leasehold or other financing to finance any improvements,
fixtures, equipment, or inventory at the Property that are owned by the Tenant (collectively, “Tenant Collateral”).
In connection with such financing, Landlord shall, and shall cause its fee mortgagee to execute an agreement, the terms of which
shall be reasonably acceptable to Landlord, pursuant to which Landlord and Landlord’s lender agree to subordinate or waive
any and all security and lien rights in the Tenant Collateral and grant Tenant’s lender the right to access the Property
to inspect, remove, protect, or otherwise exercise its rights with respect to the Tenant Collateral.

 

    8

     

    

 

8.                  
Hazardous Materials. 

 

8.1.             
Tenant shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about
the Premises in violation of Applicable Laws by Tenant or any Tenant Party. If (a) Tenant breaches such obligation, (b) the presence
of Hazardous Materials as a result of such a breach results in contamination of the Premises, any portion thereof, or any adjacent
property, (c) contamination of the Premises otherwise occurs during the Term or any extension or renewal hereof or holding over
hereunder or (d) contamination of the Premises occurs as a result of Hazardous Materials that are placed on or under or are released
into the Premises by a Tenant Party, then Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably
acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, including
(w) diminution in value of the Premises or any portion thereof, (x) damages for the loss or restriction on use of rentable or usable
space or of any amenity of the Premises, (y) damages arising from any adverse impact on marketing of space in the Premises or any
portion thereof and (z) sums paid in settlement of Claims that arise before, during or after the Term as a result of such breach
or contamination. This indemnification by Tenant includes costs incurred in connection with any investigation of site conditions
or any clean-up, remedial, removal or restoration work required by any governmental authority because of Hazardous Materials present
in the air, soil or groundwater above, on, under or about the Premises. Without limiting the foregoing, if the presence of any
Hazardous Materials in, on, under or about the Premises, any portion thereof or any adjacent property caused or permitted by any
Tenant Party results in any contamination of the Premises, any portion thereof or any adjacent property, then Tenant shall promptly
take all actions at its sole cost and expense as are necessary to return the Premises, any portion thereof or any adjacent property
to its respective condition existing prior to the time of such contamination; provided that Landlord’s written approval of
such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall
be reasonable for Landlord to withhold its consent if such actions could have a material adverse long-term or short-term effect
on the Premises, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be limited
by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation
acts, disability benefit acts, employee benefit acts or similar legislation.

 

8.2.             
Landlord acknowledges that it is not the intent of this Section 8 to prohibit Tenant from operating its business
for the Permitted Use, and, in furtherance thereof (and notwithstanding the foregoing), Tenant may handle, use, store, and dispose
of products containing small quantities of Hazardous Materials to the extent customary, required and necessary for the Permitted
Use; subject to the provisions of this Section 8. Tenant may operate its business according to the custom of Tenant’s
industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with Applicable
Laws. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant
agrees to deliver to Landlord the following, to the extent related to Tenant’s operation at the Property (a) a list identifying
each type of Hazardous Material to be present at the Premises that is subject to regulation under any environmental Applicable
Laws in the form of a Tier II form pursuant to Section 312 of the Emergency Planning and Community Right-to-Know Act of 1986 (or
any successor statute) or any other form reasonably requested by Landlord, (b) a list of any and all approvals or permits from
governmental authorities required in connection with the presence of such Hazardous Material at the Premises and (c) correct and
complete copies of notices of violations of Applicable Laws related to Hazardous Materials (collectively, “Hazardous
Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials
Documents, within fourteen (14) days after receipt of a written request therefor from Landlord, not more often than once per year,
unless (m) there are any changes to the Hazardous Materials Documents or (n) Tenant initiates any Improvements (as defined in
the Development Agreement) or Alterations or changes its business, in either case in a way that involves any material increase
in the types or amounts of Hazardous Materials. In the event that a review of the Hazardous Materials Documents indicates non-compliance
with this Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous
Materials into compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review into Tenant’s
Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims
any liability related to Tenant’s or other tenants’ use or disposal of Hazardous Materials, it being acknowledged
by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures.

 

8.3.             
Tenant represents and warrants to Landlord that Tenant is not nor has it been, in connection with the use, disposal or storage
of Hazardous Materials, (a) subject to a material enforcement order issued by any governmental authority or (b) required to take
any remedial action.

 

    9

     

    

 

8.4.             
At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct appropriate
tests of the Premises or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred
due to the acts or omissions of a Tenant Party, the cost of which shall be an Operating Expense. 

 

8.5.             
If underground or other storage tanks storing Hazardous Materials installed or utilized by Tenant are located on the Premises,
or are hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant
shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly close any underground storage
tanks, and take or cause to be taken all other steps necessary or required under the Applicable Laws. 

 

8.6.             
Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the Premises.

 

8.7.             
Tenant’s obligations under this Section 8 shall survive the expiration or earlier termination of the Lease.
During any period of time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises
of any such Hazardous Materials, Tenant shall be deemed a holdover tenant and subject to the provisions of Section 4.3.

 

8.8.             
Tenant acknowledges that Landlord has engaged AEI Consultants to perform a Limited Phase II Subsurface Investigation of
the Property (the “Phase II Testing”), pursuant to that certain proposal dated
as of October 16, 2019 from AEI Consultants addressed to IIP Operating Partnership, LP. Tenant further acknowledges and agrees
that in the event that the Phase II Testing reveals any contamination or potential contamination of the Property with respect to
Hazardous Materials and/or makes any further recommendations for additional testing or other actions to be taken in relation to
the environmental condition of the Property, Tenant shall be responsible for promptly remediating such contamination in accordance
with Applicable Laws and/or conducting such additional testing and complying with the recommendations from AEI Consultants with
regard to the Phase II Testing. All costs, fees and expenses relating to the Phase II Testing and any subsequent remediation, additional
testing and any other actions required to be taken pursuant to this Section shall be paid by Tenant or if paid by Landlord, shall
be reimbursed by Tenant as Operating Expenses. 

 

8.9.             
As used herein, the term “Hazardous Material” means any toxic, explosive,
corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous substance, material or waste that
is or becomes regulated by Applicable Laws or any governmental authority.

 

9.                  
Alterations.

 

9.1.             
Tenant shall not make any alterations, additions or improvements in or to the Premises
or engage in any construction, demolition, reconstruction, renovation or other work (whether major or minor) of
any kind in, at or serving the Premises (“Alterations”),
without obtaining Landlord’s prior written consent, except Tenant may make non-structural Alterations to the interior of
the Building or any other building hereafter located on the Premises (excluding, in each case, the roof) without such consent,
but upon at least five (5) days’ prior notice to Landlord (except with respect to any Emergency Alteration, as defined below),
provided that the cost thereof does not exceed Two Hundred Thousand Dollars ($200,000.00) per occurrence or an aggregate amount
of Five Hundred Thousand Dollars ($500,000.00) annually. Notwithstanding the foregoing, Tenant will not do anything that could
have a material adverse effect on any improvements located on the Property (including
the Building and any other building located thereon) or any life safety systems, without obtaining Landlord’s prior written
consent. Furthermore, notwithstanding the foregoing, in the event that a condition arises which Tenant reasonably believes (a)
will cause or result in imminent damage to property or imminent bodily injury or death to any person(s); and/or (b) will have
an imminent material adverse effect on Tenant’s License and/or operations at the Property (each, an “Emergency
Condition”), unless, in either case, Tenant undertakes certain Alterations (collectively,
 “Emergency Alterations”) to remedy such Emergency Condition, Tenant
shall not be required to provide Landlord with five (5) days’ prior notice of, or obtain Landlord’s prior consent
to, such Emergency Alterations, provided that (i) such Emergency Alterations will not have a material adverse effect on any
improvements located on the Property (including the Building and any other building hereafter
located thereon) or any life safety systems; (ii) Tenant shall promptly notify Landlord (which notice may be telephonic) of such
Emergency Condition and the need for Emergency Alterations as soon as reasonably practicable; (iii) any Emergency Alterations
undertaken by Tenant without such prior notice to or consent from Landlord are (A) limited to those Alterations that are reasonably
necessary or prudent to remedy or alleviate such Emergency Condition, and (B) otherwise performed in accordance with the terms
and conditions of this Section. In the event that Landlord’s prior consent is required for any Alterations, Landlord shall
use its best efforts to respond to a request for such consent as soon as reasonably practicable and in any event within ten (10)
Business Days of Landlord’s receipt of Tenant’s written request. In the event Landlord fails to respond to Tenant’s
request within such ten (10) Business Day period, Landlord shall be deemed to have approved such request. All alterations and
improvements shall be properly permitted and installed at Tenant’s sole cost, by a licensed contractor, in a good and workmanlike
manner, and in conformity with all Applicable Laws. Any Alterations that Tenant shall desire to make and which require the consent
of Landlord shall be presented to Landlord in written form with detailed plans if required in order to obtain governmental permits.
Tenant shall: (a) acquire all applicable governmental permits; (b) furnish Landlord with copies of both the permits and the
plans and specifications at least ten (10) business days before the commencement of the work, and (c) comply with all conditions
of said permits in a prompt and expeditious manner. Any alterations shall be performed in a workmanlike manner with good and sufficient
materials. Upon completion of any Alterations, Tenant shall promptly upon completion furnish Landlord with a reproducible copy
of as-built drawings and specifications for any Alterations. Any proposed Alterations not objected to by Landlord within ten (10)
business days after receipt of notice of such Alterations and such other information as reasonably requested by Landlord with
respect to such Alterations, shall be deemed approved by Landlord. Notwithstanding anything contained in this Lease to the contrary,
Landlord shall not unreasonably withhold its consent to any Alterations that Tenant reasonably deems necessary in order for Tenant
to maintain the License in accordance with the Permitted Use and Applicable Law, even if building or other permits are required
to be issued for completion of such Alterations. 

 

    10

     

    

 

9.2.             
At least twenty (20) days prior to commencing any work relating to any Alterations
requiring the approval of Landlord that have been so approved, Tenant shall notify Landlord in writing of the expected date of
commencement. Prior to commencement of any Alterations, Tenant shall deliver to Landlord certificates of insurance evidencing
Tenant’s compliance with the insurance requirements set forth in Exhibit E-1 of this Lease. Tenant shall pay, when
due, all claims for labor or materials furnished to or for Tenant for use in improving the Premises. Tenant shall not permit any
mechanics’ or materialmen’s liens to be levied against the Premises arising out of work performed, materials furnished,
or obligations to have been performed on the Premises by or at the request of Tenant. Tenant shall indemnify, save, defend
(at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold Landlord Indemnitees from and against
any and all Claims of any kind or nature that arise before, during or after the Term on
account of claims of lien of laborers or materialmen or others for work performed or materials or supplies furnished for Tenant
or its contractors, agents or employees. If Tenant fails to discharge or undertake
to defend against such liability, upon receipt of written notice from Landlord of such failure, Tenant shall have fifteen (15) days
(the “Defense Cure Period”)
to cure such failure by prosecuting such a defense. If Tenant fails to do so within the Defense Cure Period, then Landlord may
settle the same and Tenant’s liability to Landlord shall be conclusively established by such settlement provided that such
settlement is entered into on commercially reasonable terms and conditions, the amount of such liability to include
both the settlement consideration and the costs and expenses (including reasonable attorneys’ fees) incurred by Landlord
in effecting such settlement. In the event any contractor, agent or employee notifies Tenant of its intent to file a mechanics’
or materialmen’s lien against the Premises, Tenant shall immediately notify Landlord of such intention to file a lien or
a lawsuit with respect to such lien.

 

9.3.             
Tenant shall repair any damage to the Premises caused by Tenant’s removal of
any property from the Premises. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if
such space were otherwise occupied by Tenant. The provisions of this Section shall survive the expiration or earlier termination
of this Lease.

 

9.4.             
The Premises plus any Alterations; Improvements, attached equipment, decorations,
fixtures and trade fixtures; movable casework and related appliances; and other additions and improvements attached to or built
into the Premises made by either of the parties (including all floor and wall coverings; paneling; sinks and related plumbing fixtures;
attached benches; production equipment; walk-in refrigerators; ductwork; conduits; electrical panels and circuits; attached machinery
and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless,
prior to such construction or installation, Landlord elects otherwise in writing) at all times remain the property of Landlord,
shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing)
be surrendered to Landlord upon the expiration or earlier termination of this Lease. For the avoidance of doubt, the items listed
on Exhibit B attached hereto (which Exhibit B may be updated by Tenant from and after the Commencement Date, subject
to Landlord’s written consent) constitute Tenant’s property (the “Tenant
Property”) and shall be removed by Tenant upon the expiration or earlier termination of
the Lease.

 

9.5.             
If Tenant shall fail to remove any of its property from the Premises prior to the
expiration of the Term, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such
effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord, upon demand, any costs and
expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property
or any portion thereof at private sale and without legal process for such price as Landlord may obtain and apply the proceeds of
such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage
and sale of such personal property.

 

9.6.             
Tenant shall reimburse Landlord for all third-party costs actually incurred by Landlord in connection with any Alterations,
including Landlord’s third-party costs for plan review, engineering review, coordination,
scheduling and supervision thereof.

 

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9.7.             
Tenant shall require its contractors and subcontractors performing work on the Premises
to name Landlord and its affiliates and any lender as additional insureds on their respective insurance policies.

 

9.8.             
Tenant shall be entitled to install, maintain (and replace, from time to time) illuminated building signage at its sole
cost and expense, subject to approval by any applicable local authorities and conformance with all Applicable Laws. 

 

10.               
Odors and Fumes. Except for odors and fumes that are consistent with the Prior Course of Dealing and which, in any
event, are not otherwise a violation of any Applicable Laws or CC&Rs, Tenant shall not
cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the Premises. Tenant
shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers
and whatever other equipment may in Landlord’s judgment be necessary or appropriate from time to time) to abate any odors,
fumes or other substances in Tenant’s exhaust stream that emanate from Tenant’s Premises to a commercially reasonable
level consistent with the Permitted Use. Any work Tenant performs under this Section shall constitute Alterations. Tenant’s
responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term. 

 

11.               
Repairs and Maintenance. 

 

11.1.           
Care of Premises. This Lease shall be deemed and construed to be an “absolute net lease.” Tenant shall,
at its sole cost and expense, keep the Premises in a working, neat, clean, sanitary, safe condition and repair, and shall keep
the Premises free from trash. Tenant shall make all repairs or replacements thereon or thereto, whether ordinary or extraordinary.
Without limiting the foregoing, Tenant’s obligations hereunder shall include the maintenance, repair and replacement of the
foundation, roof (including roof membrane), walls and all other structural components of the Building and any other building located
on the Property; all heating, ventilation, air conditioning, plumbing, electrical, mechanical, utility and safety systems serving
the Building or any other building located on the Property or Premises; the parking areas, roads and driveways located on the Premises;
maintenance of exterior areas such as gardening and landscaping; snow removal and signage; maintenance and repair of flashings,
gutters, downspouts, roof drains, skylights and waterproofing; and painting. Landlord shall not be required to furnish any services
or facilities or to make any repairs, replacements or alterations of any kind in or on the Premises. Tenant shall receive all invoices
and bills relative to the Premises and, except as otherwise provided herein, shall pay for all expenses directly to the person
or company submitting a bill without first having to forward payment for the expenses to Landlord. Tenant hereby expressly waives
the right to make repairs at the expense of Landlord as provided for in any Applicable Laws in effect at the time of execution
of this Lease, or in any other Applicable Laws that may hereafter be enacted, and waives its rights under Applicable Laws relating
to a landlord’s duty to maintain its premises in a tenantable condition. 

 

11.2.           
Service Contracts and Invoices. Tenant shall, promptly upon Landlord’s written request therefor, provide Landlord
with copies of all service contracts relating to the Tenant’s maintenance of the Premises and invoices received from Tenant
from such service providers. 

 

11.3.           
Action by Landlord if Tenant Fails to Maintain. If Tenant refuses or
neglects to repair or maintain (or commence and pursue the process of repairing or maintaining) the Premises as required hereunder
to the reasonable satisfaction of Landlord, Landlord, at any time following ten (10) business days from the date on which Landlord
shall make written demand on Tenant to affect such repair or maintenance, may, but shall not have the obligation to, make such
repair and/or maintenance (without liability to Tenant for any loss or damage which may occur to Tenant’s merchandise, fixtures
or other personal property, or to Tenant’s business by reason thereof) and upon completion thereof, Tenant shall pay to Landlord
as Landlord Additional Rent Landlord’s costs for making such repairs, plus interest at the Default Rate from the date of
expenditure by Landlord upon demand therefor. Moreover, Tenant’s failure to pay any of the charges in connection with the
performance of its maintenance and repair obligations under this Lease will constitute a material default under the Lease.

 

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11.4.           
No Rent Abatement. There shall be no abatement of Rent and no liability of Landlord by reason of any injury to or
interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion
of the Premises, or in or to improvements, fixtures, equipment and personal property therein, except that any such activity shall
in all events only be undertaken in accordance with this Lease and Applicable Laws. 

 

11.5.           
Right of Entry. Subject to Applicable Laws, Landlord and Landlord’s agents shall have the right to enter upon
the Premises or any portion thereof for the purposes of performing any repairs or maintenance Landlord is permitted to make pursuant
to this Lease, and of ascertaining the condition of the Premises or whether Tenant is observing and performing Tenant’s obligations
hereunder, all without unreasonable interference from Tenant or Tenant Parties. Except for emergency maintenance or repairs, the
right of entry contained in this paragraph shall be exercisable during business hours with not less than 24 hours prior notice,
and subject to Tenant’s authorized personnel accompanying Landlord’s agents in all areas of the Premises.

 

12.                 Liens.
Tenant shall keep the Premises free from any liens arising out of work or services performed, materials furnished to or
obligations incurred by Tenant, or, in the alternative, Tenant may bond over any liens to the reasonable satisfaction
of Landlord. Tenant further covenants and agrees that any mechanic’s or materialman’s lien filed against the
Premises for work or services claimed to have been done for, or materials claimed to have been furnished to, or obligations
incurred by Tenant shall be discharged or bonded by Tenant within twenty (20) days after the filing thereof, at
Tenant’s sole cost and expense. Should Tenant fail to discharge or bond against any lien of the nature described in
this Section, Landlord may, at Landlord’s election, pay such claim or otherwise provide security to eliminate the lien
as a claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional Rent. Tenant
shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold
the Landlord Indemnitees harmless from and against any Claims arising from any such liens, including any administrative,
court or other legal proceedings related to such liens. In the event that Tenant leases or finances the acquisition of office
equipment, furnishings or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s
business, Tenant warrants that any Uniform Commercial Code financing statement shall, upon its face or by exhibit thereto,
indicate that such financing statement is applicable only to removable personal property of Tenant located within the
Premises.

 

13.                
CC&Rs. This Lease is subject to any recorded easements, covenants, conditions and restrictions on the Property
or Premises, as the same may be amended, amended and restated, supplemented or otherwise modified from time to time (the “CC&Rs”).
Tenant shall, at its sole cost and expense, comply with the CC&Rs, including any obligations of Landlord thereunder as the
owner of the Property, and Landlord shall cooperate (at no cost to Landlord) with any efforts by Tenant in connection therewith.
Tenant shall promptly notify Landlord of any alleged defaults under the CC&Rs. For the avoidance of doubt and notwithstanding
any provision herein to the contrary, there shall be no abatement of Rent and no liability of Landlord by reason of any injury
to or interference with Tenant’s business arising from the CC&Rs and/or the exercise of any rights or obligations thereunder.

 

14.                
Utilities and Services. Tenant shall make all arrangements for and pay for
all water, sewer, gas, heat, light, power, telephone service and any other service or utility Tenant requires at the Premises.
Landlord shall not be liable for any failure or interruption of any utility service being furnished to the Premises, and no such
failure or interruption shall entitle Tenant to any abatement or right to terminate this Lease. In the event that any utilities
are furnished by Landlord, Tenant shall pay to Landlord the cost thereof as an Operating Expense.

 

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15.                
Estoppel Certificate. Tenant shall, within ten (10) business days after receipt of written notice from Landlord,
execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit C, or
on any other form reasonably requested by a current or proposed lender or encumbrancer or proposed purchaser, (a) certifying that
this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying
that this Lease as so modified is in full force and effect) and the dates to which rental and other charges are paid in advance,
if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder,
or specifying such defaults if any are claimed, and (c) setting forth such further information with respect to this Lease or the
Premises as may be reasonably requested thereon. Each Guarantor shall, within ten (10) days after receipt of written notice from
Landlord, execute, acknowledge and deliver a statement in writing in the same form. Tenant’s or any Guarantor’s failure
to deliver any such statement within such the prescribed time shall, at Landlord’s option, constitute a Default (as defined
below) under this Lease, and, in any event, shall be binding upon Tenant or such Guarantor (as applicable) that the Lease and such
Guaranty are in full force and effect and without modification except as may be represented by Landlord in any certificate prepared
by Landlord and delivered to Tenant or such Guarantor (as applicable) for execution.

 

16.                
Assignment or Subletting. 

 

16.1.           
None of the following (each, a “Transfer”), either voluntarily or by
operation of Applicable Laws, shall be directly or indirectly performed without Landlord’s prior written consent: (a) Tenant
selling, hypothecating, assigning, pledging, encumbering or otherwise transferring this Lease or subletting the Premises or (b)
a controlling interest in Tenant being sold, assigned or otherwise transferred (other than as a result of shares in Tenant being
sold on a public stock exchange). For purposes of the preceding sentence, “control” means (x) owning (directly or indirectly)
more than fifty percent (50%) of the stock or other equity interests of another person or (y) possessing, directly or indirectly,
the power to direct or cause the direction of the management and policies of such person. 

 

16.2.           
In the event Tenant desires to effect a Transfer, then, at least thirty (30) but not more than ninety (90) days prior to
the date when Tenant desires the Transfer to be effective (the “Transfer Date”),
Tenant shall provide written notice to Landlord (the “Transfer Notice”)
containing information (including references) concerning the character of the proposed transferee, assignee or sublessee; the
proposed Transfer Date; the most recent unconsolidated financial statements of Tenant and of the proposed transferee, assignee
or sublessee (“Required Financials”); any ownership or commercial
relationship between Tenant and the proposed transferee, assignee or sublessee; and the consideration and all other material terms
and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably require. In no event shall Landlord be
deemed to be unreasonable for declining to consent to a Transfer to a transferee, assignee or sublessee of poor reputation, lacking
financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of
Landlord or any of Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986, as amended
from time to time.

 

16.3.           
The following are conditions precedent to a Transfer or to Landlord considering a request by Tenant to a Transfer:

 

16.3.1.      
Tenant shall remain fully liable under this Lease, and each Guarantor shall continue to remain fully liable under such Guarantor’s
Guaranty, including with respect to the Term after the Transfer Date. Tenant agrees that it shall not be (and shall not be deemed
to be) a guarantor or surety of this Lease, however, and waives its right to claim that it is a guarantor or surety or to raise
in any legal proceeding any guarantor or surety defenses permitted by this Lease or by Applicable Laws;

 

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16.3.2.      
Tenant shall reimburse Landlord for Landlord’s actual third-party costs and expenses, including reasonable attorneys’
fees, charges and disbursements incurred in connection with the review, processing and documentation of such request, in an amount
not to exceed Five Thousand Dollars ($5,000.00);

 

16.3.3.      
If Tenant’s transfer of rights or sharing of the Premises provides for the receipt by, on behalf of or on account
of Tenant of any consideration of any kind whatsoever (including a premium rental for a sublease or lump sum payment for an assignment)
in excess of the rental and other charges due to Landlord under this Lease, Tenant shall be entitled to retain one hundred percent
(100%) of all of such excess;

 

16.3.4.      
The proposed transferee, assignee or sublessee shall agree that, in the event Landlord gives such proposed transferee, assignee
or sublessee notice that Tenant is in default under this Lease, such proposed transferee, assignee or sublessee shall thereafter
make all payments otherwise due Tenant directly to Landlord, which payments shall be received by Landlord without any liability
being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee,
assignee or sublessee shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason;
provided, however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment;

 

16.3.5.      
Tenant shall not then be in default hereunder in any respect;

 

16.3.6.      
Such proposed transferee, assignee or sublessee’s use of the Premises shall be the same as the Permitted Use, unless
otherwise approved by Landlord;

 

16.3.7.      
Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for Landlord’s written
consent to the same;

 

16.3.8.      
Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any Transfer;

 

16.3.9.      
Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right to consent or
refuse consent to any later Transfer; and

 

16.3.10.    
Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below), certified by the proposed transferee,
assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the
Premises. Additionally, Tenant shall deliver to Landlord, on or before the date any proposed transferee, assignee or sublessee
takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee
as described in Section 8.

 

16.4.           
Any Transfer that is not in compliance with the provisions of this Section or with respect to which Tenant does not fulfill
its obligations pursuant to this Section shall be void and shall, at the option of Landlord, terminate this Lease.

 

 

16.5.           
Notwithstanding any Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums
due or to become due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed
by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant
or condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this
Lease or a consent to any Transfer.

 

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16.6.           
Notwithstanding anything to the contrary contained herein, Tenant may, at any time and from time to time, without the consent
of Landlord, assign this Lease or any interest hereunder to, or sublease or license the Premises or any part thereof to (each of
the following is referred to herein as a “Permitted Transfer”): (a) any
successor entity of Tenant resulting from a merger, reorganization, or consolidation with Tenant (provided that such merger, reorganization
or consolidation is undertaken primarily for independent business purposes, and not primarily for purposes of transferring this
Lease or any interest in the Premises); (b) any initial public offering by Tenant or any or its affiliates, (c) any entity
succeeding to all or substantially all of the business and assets of Tenant (provided that such transaction is undertaken primarily
for independent business purposes, and not primarily for purposes of transferring this Lease or any interest in the Premises);
(d) any entity that, as of the date of determination, is an Affiliate of Tenant; or (e) any entity that, concurrently with such
Transfer, is acquiring all or substantially all of the business being conducted at the Premises by Tenant or its affiliates, provided
that (i) Tenant shall notify Landlord in writing at least twenty (20) days prior to the effectiveness of such Permitted Transfer,
(ii) Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the Transfer qualifies as a Permitted
Transfer and shall otherwise comply with the requirements of this Lease regarding such Transfer, (iii) the transferee has a net
worth that is equal to or greater than the net worth of the transferring Tenant, and (iv) Tenant and each Guarantor (in accordance
with such Guarantor’s Guaranty) shall remain fully liable for the payment of all Rent and other sums due or to become due
hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. 

 

16.7.           
If Tenant sublets the Premises or any portion thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as
security for Tenant’s obligations under this Lease, all rent from any such subletting, and appoints Landlord as assignee
and attorney-in-fact for Tenant, and Landlord (or a receiver for Tenant appointed on Landlord’s application) may collect
such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default (as
defined below) by Tenant, Tenant shall have the right to collect such rent.

 

17.                
Indemnification and Exculpation. 

 

17.1.           
Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord)
and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, real or alleged, arising
from (a) injury to or death of any person or damage to any property occurring within or about the Premises arising directly or
indirectly out of the presence at or use or occupancy of the Premises or Project by a Tenant Party, (b) an act or omission on the
part of any Tenant Party, (c) a breach or default by Tenant in the performance of any of its obligations hereunder or (d) injury
to or death of persons or damage to or loss of any property, real or alleged, arising from the serving of any intoxicating substances
at the Premises or Project, except to the extent directly caused by Landlord’s gross negligence or willful misconduct. Tenant’s
obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation
or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or
similar legislation. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this
Lease.

 

17.2.           
Notwithstanding anything in this Lease to the contrary, Landlord shall not be liable to Tenant for and Tenant assumes all
risk of the following (except to the extent directly caused by Landlord or Landlord’s agents): (a) damage or losses caused
by fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler
systems, roof leaks or stoppages of lines), and (b) damage to personal property (in each case, regardless of whether such damages
are foreseeable). Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such
damage or destruction of personal property as described in this Section. Notwithstanding anything in the foregoing or this Lease
to the contrary, neither Landlord nor Tenant shall be liable to the other for any form of special, indirect, consequential, or
punitive damages.

 

 

17.3.           
Landlord shall not be liable for any damages arising from any act, omission or neglect of any third party.

 

17.4.           
The provisions of this Section shall survive the expiration or earlier termination of this Lease.

 

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18.                
Insurance; Waiver of Subrogation. 

 

18.1.           
Landlord shall maintain a policy or policies of insurance protecting Landlord against the following (all of which shall
be payable by Tenant as Operating Expenses):

 

18.1.1.      
Fire and other perils normally included within the classification of fire and extended coverage, together with insurance
against vandalism and malicious mischief, to the extent of the full replacement cost of the Premises,
including, at Landlord’s option, earthquake and flood coverage, exclusive of trade fixtures, equipment and improvements insured
by Tenant, with agreed value, full replacement and other endorsements which Landlord may elect to maintain; 

 

18.1.2.      
Twenty-four (24) months of rental loss insurance and to the extent of 100% of the gross rentals from the Premises; 

 

18.1.3.     
Comprehensive general liability insurance with a single limit of not less than $2,000,000 for
bodily injury or death and property damage with respect to the Premises, a general aggregate not less than $2,000,000 for bodily
injury or death and property damage with respect to the Premises, and not less than $4,000,000 of excess umbrella liability insurance;
and 

 

18.1.4.      
At Landlord’s sole option, environmental liability or environmental clean-up/remediation insurance in such amounts
and with such deductibles and other provisions as Landlord may determine in its sole and absolute discretion.

 

18.2.           
Tenant shall, at its own cost and expense, procure and maintain during the Term the following insurance for the benefit
of Tenant and Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business
in the state where the Premises are located:

 

18.2.1.     
Commercial General Liability insurance on a broad-based occurrence coverage form, with coverages including but not limited
to bodily injury (including death), property damage (including loss of use resulting therefrom), premises/operations, personal
 & advertising injury, and contractual liability with limits of liability of not less than $1,000,000 for bodily injury and
property damage per occurrence, $5,000,000 general aggregate, which limits may be met by use of excess and/or umbrella liability
insurance provided that such coverage is at least as broad as the primary coverages required herein.

 

18.2.2.      
Commercial Automobile Liability insurance covering liability arising from the use or operation of any auto, including those
owned, hired or otherwise operated or used by or on behalf of the Tenant. The coverage shall be on a broad-based occurrence form
with combined single limits of not less than $1,000,000 per accident for bodily injury and property damage.

 

18.2.3.      
Commercial Property insurance covering property damage to the full replacement cost value and business interruption. Covered
property shall include all tenant improvements in the Premises (to the extent not insured by Landlord) and Tenant’s property
including personal property, furniture, fixtures, machinery, equipment, stock, inventory and improvements and betterments, which
may be owned by Tenant or Landlord and required to be insured hereunder, or which may be leased, rented, borrowed or in the care
custody or control of Tenant, or Tenant’s agents, employees or subcontractors. Such insurance, with respect only to all
Alterations, Improvements or other work performed on the Premises by Tenant (collectively, “Tenant Work”),
shall name Landlord and Landlord’s current and future mortgagees as loss payees as their interests may appear. Such insurance
shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage,
electrical injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains,
flood, earthquake, terrorism and such other risks Landlord may from time to time designate, for the full replacement cost
value of the covered items with an agreed amount endorsement with no co-insurance. Business interruption coverage shall have limits
sufficient to cover Tenant’s lost profits and necessary continuing expenses, including rents due Landlord under the Lease.
The minimum period of indemnity for business interruption coverage shall be twelve (12) months plus twelve (12) months’
extended period of indemnity.

 

18.2.4.     
Workers’ Compensation insurance as is required by statute or law, or as may be available on a voluntary basis and
Employers’ Liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars ($500,000);
disease, Five Hundred Thousand Dollars ($500,000); disease (each employee), Five Hundred Thousand Dollars ($500,000).

 

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18.2.5.     
Pollution Legal Liability insurance is required if Tenant stores, handles, generates or treats Hazardous Materials, as determined
solely by Landlord, on or about the Premises. Such coverage shall include bodily injury, sickness, disease, death or mental anguish
or shock sustained by any person; property damage including physical injury to or destruction of tangible property including the
resulting loss of use thereof, clean-up costs, and the loss of use of tangible property that has not been physically injured or
destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such compensatory
damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or
escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants
or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided
the policy retroactive date is continuously maintained prior to the commencement date of this Lease, and coverage is continuously
maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than
$1,000,000 per incident with a $2,000,000 policy aggregate and for a period of two (2) years thereafter.

 

18.3.           
During all construction by Tenant at the Premises, with respect to tenant improvements being constructed (including the
Improvements and any Alterations), Tenant shall cause the insurance required in Exhibit E to be in place.

 

18.4.          
The insurance required of Tenant by this Section shall be with companies at all times having a current rating of not less
than A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current edition.
Tenant shall obtain for Landlord from the insurance companies/broker or cause the insurance companies/broker to furnish certificates
of insurance evidencing all coverages required herein to Landlord. Landlord reserves the right to require complete, certified copies
of all required insurance policies including any endorsements. No such policy shall be cancelable or subject to reduction of coverage
or other modification or cancellation except after twenty (20) days’ prior written notice to Landlord from Tenant or its
insurers (except in the event of non-payment of premium, in which case ten (10) days’ written notice shall be given). All
such policies shall be written as primary policies, not contributing with and not in excess of the coverage that Landlord may carry.
Tenant’s required policies shall contain severability of interests clauses stating that, except with respect to limits of
insurance, coverage shall apply separately to each insured or additional insured. Tenant shall, at least twenty-five (25) days
prior to the expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that
if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure such insurance on
Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General Liability, Commercial Automobile
Liability, Umbrella Liability and Pollution Legal Liability insurance as required above shall name Landlord, IIP Operating Partnership,
LP and Innovative Industrial Properties, Inc. and their respective officers, employees, agents, general partners, members, subsidiaries,
affiliates and Lenders (“Landlord Parties”) as additional insureds as respects
liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of Premises, and
ownership, maintenance or use of vehicles by or on behalf of Tenant.

 

18.5.           
Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements,
and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage,
all as more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such insurance
as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption.

 

18.6.            Landlord
and Tenant agree to waive (and Landlord and Tenant shall exercise commercially reasonable efforts to cause their
respective insurers to hereby waive) any and all rights of recovery or subrogation against the parties hereto with respect to
any loss, damage, claims, suits or demands, howsoever caused, that are covered, or should have been covered, by valid and
collectible insurance, including any deductibles or self-insurance maintained thereunder. If necessary, each of Tenant and
Landlord, as applicable, agrees to endorse the required insurance policies to permit waivers of subrogation as required
hereunder and hold harmless and indemnify the parties hereto for any loss or expense incurred as a result of a failure to
obtain such waivers of subrogation from insurers. Tenant, upon obtaining the policies of insurance required or permitted
under this Lease (or Landlord, in the event Landlord procures any applicable insurance required under this Lease), shall give
notice to its insurance carriers that the foregoing waiver of subrogation is contained in this Lease. If such policies shall
not be obtainable with such waiver or shall be so obtainable only at a premium over that chargeable without such waiver, then
Tenant or Landlord, as applicable, shall notify the other party of such conditions.

 

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18.7.           
Landlord may require insurance policy limits required under this Lease to be raised to conform with requirements of Landlord’s
lender, if any.

 

18.8.           
Any costs incurred by Landlord pursuant to this Section shall be included as Operating Expenses payable by Tenant pursuant
to this Lease.

 

18.9.           
The provisions of this Section shall survive the expiration or earlier termination of this Lease.

 

19.                
Subordination and Attornment.

 

19.1.           
This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant
now or hereafter in force against the Premises or any portion thereof and to all advances made or hereafter to be made upon the
security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate
such subordination.

 

19.2.           
Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such further instrument or instruments evidencing
such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is
tenant as may be required by Landlord. If any such mortgagee, beneficiary or landlord under a lease wherein Landlord is tenant
(each, a “Mortgagee”) so elects, however, this Lease shall be deemed prior
in lien to any such lease, mortgage, or deed of trust upon or including the Premises regardless of date and Tenant shall execute
a statement in writing to such effect at Landlord’s request. 

 

19.3.           
In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any
mortgage or deed of trust made by Landlord covering the Premises, Tenant shall at the election of the purchaser at such foreclosure
or sale attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this Lease.

 

19.4.           
Notwithstanding anything herein to the contrary, in no event shall Landlord obtain financing or execute or enter into any
agreement affecting the Property if such action jeopardizes Tenant’s License or otherwise unreasonably interferes with the
Permitted Use in any material respect.

 

20.                
Defaults and Remedies. 20.1.Late payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to
incur costs not contemplated by this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain.
Such costs include processing and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage
or trust deed covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within
three (3) days after the date such payment is due, Tenant shall pay to Landlord (a) an additional sum of ten percent (10%) of
the overdue Rent as a late charge plus (b) interest at an annual rate (the “Default Rate”)
equal to the lesser of (a) fifteen percent (15%) and (b) the highest rate permitted by Applicable Laws. The parties agree that
this late charge represents a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by
Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent. Landlord’s acceptance
of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension of the
date that Rent is due or prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity.

 

20.2.           
No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to
be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check
or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s
right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at law. 

 

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20.3.           
If Tenant fails to pay any sum of money required to be paid by it hereunder or perform any other act on its part to be performed
hereunder, in each case within the applicable cure period (if any) described herein, then Landlord may (but shall not be obligated
to), without waiving or releasing Tenant from any obligations of Tenant, make such payment or perform such act. Notwithstanding
the foregoing, in the event of an emergency, Landlord shall have the right to enter the Premises and act in accordance with its
rights as provided elsewhere in this Lease. Tenant shall pay to Landlord as Additional Rent all sums so paid or incurred by Landlord,
together with interest at the Default Rate, computed from the date such sums were paid or incurred.

 

20.4.           
The occurrence of any one or more of the following events shall constitute a “Default”
hereunder by Tenant:

 

20.4.1.     
Tenant abandons or vacates the Premises while failing to make payments of Rent when due or providing for the on-going maintenance
and repair of the Premises as required pursuant to the terms of this Lease;

 

20.4.2.      
Tenant fails to make any payment of Rent, as and when due, where such failure shall continue for a period of five (5) days
after written notice thereof from Landlord to Tenant;

 

20.4.3.      
Tenant fails to observe or perform any obligation or covenant contained herein (other than those enumerated in this Section
20.4) after the expiration of any applicable notice and cure period or if no such cure period is specified, within thirty (30)
days following Tenant’s receipt of written notice from Landlord advising Tenant of such failure, but if such failure is curable
but cannot reasonably be cured during such thirty (30) day period, and if Tenant has commenced such cure promptly and in any case
within such thirty (30) day period and thereafter has diligently pursued such cure to completion, then such thirty (30) day period
shall be extended to ninety (90) days;

 

20.4.4.     
Tenant makes an assignment for the benefit of creditors, or a receiver, trustee or custodian is appointed to or does take
title, possession or control of all or substantially all of Tenant’s or Guarantor’s assets;

 

20.4.5.      
Tenant or any Guarantor files a voluntary petition under the United States Bankruptcy Code or any successor statute (as
the same may be amended from time to time, the “Bankruptcy Code”) or an order
for relief is entered against Tenant or any Guarantor (as applicable) pursuant to a voluntary or involuntary proceeding commenced
under any chapter of the Bankruptcy Code;

 

20.4.6.      
Any involuntary petition is filed against Tenant or any Guarantor under any chapter of the Bankruptcy Code and is not dismissed
within one hundred twenty (120) days;

 

20.4.7.     
A default exists under any Guaranty executed by a Guarantor in favor of Landlord, after the expiration of any applicable
notice and cure periods; 

 

20.4.8.      
Tenant’s interest in this Lease is attached, executed upon or otherwise judicially seized and such action is not released
within one hundred twenty (120) days of the action;

 

20.4.9.     
A governmental authority seizes any part of the Property seeking forfeiture, whether or not a judicial forfeiture proceeding
has commenced; 

 

20.4.10.    
A final, appealable judgment having the effect of establishing that Tenant’s operation violates Landlord’s contractual
obligations pursuant to any private covenants of record restricting the use of the Premises (including the Building and any other
building or other improvements located thereon), provided such private covenant was not created by Landlord after the Execution
Date without Tenant’s consent (provided, however, that such Default under this Section 20.4.10 shall not be determined
to have occurred until the exhaustion of any appeal from such judgment, on the express conditions that Tenant (i) immediately ceases
operations at the Property following the issuance of the final, appealable judgment; (ii) thereafter is diligently pursuing an
appeal of the judgment; and (iii) otherwise continues to comply with the terms and conditions of the Lease); or 

 

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20.4.11.  
An event occurs that results in any insurance carrier that provides insurance coverage with respect to any aspect of the
Project providing notice to the Landlord of its intent to cancel such insurance coverage, and Landlord, exercising commercially
reasonable efforts, is not able to procure comparable replacement insurance coverage that is reasonably acceptable to Landlord
prior to the actual cancellation date specified in the notice of the cancelling insurance carrier; or

 

20.4.12.  
The occurrence of a default by Tenant under the Development Agreement, after the expiration of any applicable notice and
cure periods.

 

20.5.       
Notices given under this Section shall specify the alleged default and shall demand that Tenant perform the provisions of
this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises.
No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice. 

 

20.6.       
In the event of a Default by Tenant, and at any time thereafter, with or without notice or demand and without limiting Landlord
in the exercise of any right or remedy that Landlord may have under Applicable Laws or this Lease, Landlord has the right to do
any or all of the following:

 

20.6.1.     
Halt any Improvements or Alterations and order Tenant’s contractors to stop work or halt any work being performed
pursuant to the terms of this Lease;

 

20.6.2.     
Terminate Tenant’s right to possession of the Premises by written notice to Tenant or by any lawful means, in which
case Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate
right to re-enter and remove all persons and property (subject to Applicable Laws and excluding any Tenant Collateral), and such
property may be removed and stored elsewhere at the cost and for the account of Tenant, all without service of notice or resort
to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage; and

 

20.6.3.     
Terminate this Lease, in which event Tenant shall immediately surrender possession of the Premises to Landlord. In such
event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed
and stored elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without
being deemed guilty of trespass or becoming liable for any loss or damage. In the event that Landlord shall elect to so terminate
this Lease, then Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s
default, including:

 

20.6.3.1.
The sum of: (i) the worth at the time of award (computed by allowing interest at the Default Rate) of any unpaid Rent that
had accrued at the time of such termination; plus (ii) the worth at the time of award of the amount by which the unpaid Rent
that would have accrued during the period commencing with termination of the Lease and ending at the time of award exceeds
that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s
reasonable satisfaction could have been reasonably avoided; plus; (iii) the worth at the time of award of the amount by which
the unpaid Rent for the balance of the Term after the time of award exceeds that portion of the loss of Landlord’s
rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably
avoided; plus (iv) any other amount necessary to compensate Landlord for all the detriment caused by Tenant’s failure
to perform its obligations under this Lease or that in the ordinary course of things would be likely to result therefrom,
including the cost of restoring the Premises to the condition required under the terms of this Lease, including any rent
payments not otherwise chargeable to Tenant (e.g., during any “free” rent period or rent holiday); plus (v) at
Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time
to time by Applicable Laws; or

 

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20.6.3.2.
At Landlord’s election, as minimum liquidated damages in addition to any (i) amounts paid or payable to Landlord pursuant
to Section 20.6.3.1.(i) prior to such election and (ii) costs of restoring the Premises to the condition required under
the terms of this Lease, an amount (the “Election Amount”) equal to either
(A) the positive difference (if any, and measured at the time of such termination) between (1) the then-present value of the total
Rent and other benefits that would have accrued to Landlord under this Lease for the remainder of the Term if Tenant had fully
complied with the Lease minus (2) the then-present cash rental value of the Premises as determined by Landlord for what would be
the then-unexpired Term if the Lease remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco
at the time of the award plus one (1) percentage point (the “Discount Rate”)
or (B) twelve (12) months (or such lesser number of months as may then be remaining in the Term) of Base Rent and Additional Rent
at the rate last payable by Tenant pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and
Tenant agree that the Election Amount represents a reasonable forecast of the minimum damages expected to occur in the event of
a breach, taking into account the uncertainty, time and cost of determining elements relevant to actual damages, such as fair market
rent, time and costs that may be required to re-lease the Premises, and other factors; and that the Election Amount is not a penalty,
provided the foregoing liquidated damages are not intended to permit Landlord to recover duplicative damages.

 

20.7.       
In addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord may continue
this Lease in effect after Tenant’s Default or abandonment and recover Rent as it becomes due. In addition, Landlord shall
not be liable in any way whatsoever for its failure or refusal to relet the Premises. For purposes of this Section, the following
acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: Acts of maintenance
or preservation or efforts to relet the Premises, including alterations, remodeling, redecorating, repairs, replacements or painting
as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or the appointment of a receiver
upon the initiative of Landlord to protect Landlord’s interest under this Lease or in the Premises.

 

20.8.       
Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease
and to recover damages to which Landlord is entitled.

 

20.9.       
If Landlord does not elect to terminate this Lease as provided in this Section 20, then Landlord may, from time to
time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and
to recover damages to which Landlord is entitled.

 

20.10.     
All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative.
Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with
respect to any default by Tenant, except as required by Applicable Laws. Any such obligation imposed by Applicable Laws upon Landlord
to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to lease
to high quality tenants on such terms as Landlord may from time to time deem appropriate in its discretion. Landlord shall not
be obligated to relet the Premises to any party (a) unacceptable to a Lender, (b) that requires Landlord to make improvements to
or re-demise the Premises, (c) that desires to change the Permitted Use, (e) that desires to lease the Premises for more or less
than the remaining Term or (e) to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project
or at another property owned by Landlord or an affiliate of Landlord.

 

20.11.    
To the extent permitted by Applicable Laws, Tenant waives any and all rights of redemption granted by or under any present
or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises
due to Tenant’s default hereunder or otherwise.

 

20.12.      Landlord
shall not be in default or liable for damages under this Lease unless Landlord fails to perform obligations required of
Landlord within a reasonable time. In no event shall Tenant have the right to terminate or cancel this Lease or to
withhold or abate rent or to set off any Claims against Rent as a result of any default or breach by Landlord of any of its
covenants, obligations, representations, warranties or promises hereunder, except as may otherwise be expressly set forth in
this Lease. Notwithstanding anything to the contrary set forth in this Lease, in the event that (a) a Notice of Demand is
filed with the AAA in connection with a Disbursement Claim (as such terms are defined in the Development Agreement), (b) the
Final Arbitration Decision (as defined in the Development Agreement) requires Landlord to pay any Required
Arbitration Construction Payments or any other monetary damages to Tenant, and (c) Landlord fails to pay such monetary
damages to Tenant within thirty (30) days of the issuance of such decision, then Tenant shall be entitled to offset any
payments of Rent due under this Lease required to be made by Tenant under this Lease until such time as Tenant has been
reimbursed in full for the unpaid amount of such award. To the extent Tenant funds any Required Arbitration Construction
Payments (as defined in the Development Agreement), then, in addition to the foregoing, Base Rent shall be adjusted as
provided for in Section 6.2, above. 

 

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20.13.     
In the event of any default by Landlord, Tenant shall give notice by registered or certified mail to any (a) beneficiary
of a deed of trust or (b) mortgagee under a mortgage covering the Premises or any portion thereof and to any landlord of any lease
of land upon or within which the Premises are located, and shall offer such beneficiary, mortgagee or landlord a reasonable opportunity
to cure the default, including time to obtain possession of the Premises by power of sale or a judicial action if such should prove
necessary to effect a cure; provided that Landlord shall furnish to Tenant in writing, upon written request by Tenant, the names
and addresses of all such persons who are to receive such notices.

 

21.          
Damage or Destruction.

 

21.1.          
Tenant’s Obligation to Rebuild.  If the Premises are damaged or destroyed, Tenant shall immediately provide
notice thereof to Landlord, and shall promptly thereafter deliver to Landlord Tenant’s good faith estimate of the time it
will take to repair and rebuild the Premises (the “Estimated Time For Repair”). Subject to the other provisions
of this Section 21, Tenant shall promptly and diligently repair and rebuild the Premises in accordance Section 21 unless
Landlord or Tenant terminates this Lease in accordance with Section 21.2.

 

21.2.          
Termination. 

 

21.2.1.    
Landlord’s Right to Terminate.

 

21.2.1.1.
Landlord shall have the right to terminate this Lease following damage to or destruction
of all or a substantial portion of the Premises if any of the following occurs (each, a “Termination
Condition”): (i) insurance proceeds, together with additional amounts Tenant agrees
to contribute under this Section 21, are not confirmed to be available to Landlord, within 90 days following the date of
damage, to pay 100% of the cost to fully repair the damaged Premises, excluding the deductible for which Tenant shall also be responsible
for paying as an Operating Expense; (ii) based upon the Estimated Time For Repair, the Premises cannot, with reasonable diligence,
be fully repaired by Tenant within eighteen (18) months after the date of the damage or destruction; (iii) the Premises
cannot be safely repaired because of the presence of hazardous factors, including, but not limited to, earthquake faults, chemical
waste and other similar dangers; (iv) subject to the terms and conditions of Section 21.2.1.1. hereof,
all or a substantial portion of the Premises are destroyed or damaged during the last 24 months of the Term; or (v) Tenant
is in Default at the time of such damage or destruction past any period of notice and cure as elsewhere provided in this Lease.
For purposes of this Section 21.2, a “substantial portion” of the Premises shall be deemed to be damaged
or destroyed if the Premises is rendered unsuitable for the continued use and occupancy of Tenant’s business substantially
in the same manner conducted prior to the event causing the damage or destruction. 

 

21.2.1.2.
If all or a substantial portion of the Premises are destroyed or damaged within the last
twenty-four (24) months of the initial Term, or within the last twenty-four (24) months of the first Extension Period
under this Lease, and Landlord desires to terminate this Lease under Section 21.2.1.1. hereof, Landlord shall
deliver a Termination Notice to Tenant pursuant to Section 21.2.3 below and Tenant shall have a period of thirty (30) days
after receipt of the Termination Notice (“Tenant’s Early Option
Period”) to exercise its option to extend the initial Term or the first Extension Period,
as applicable, by providing Landlord with written notice of Tenant’s exercise of its option prior to the expiration of Tenant’s
Early Option Period. If Tenant exercises its option rights under the immediately preceding sentence, the Termination Notice
shall be deemed rescinded and Tenant shall proceed to repair and rebuild the Premises in accordance with the other provisions of
this Section 21. If Tenant fails to deliver such written notice to Landlord prior to the end of Tenant’s Early Option
Period, then Tenant shall be deemed to have waived its option to extend the Term, and the last day of Tenant’s Early Option
Period shall be deemed to be the date of the occurrence of the Termination Condition under Section 21.2.1.1.

 

21.2.2.     
Tenant’s Right to Terminate. Tenant shall have the right to terminate
this Lease following damage to or destruction of all or a substantial portion of the Premises if the Premises are destroyed or
damaged during the last twelve (12) months of the Term, which termination shall be deemed to constitute a Termination Condition.

 

21.2.3.     
Exercise of Termination Right. If a party elects to terminate this Lease and
has the right to so terminate, such party will give the other party written notice of its election to terminate (“Termination
Notice”) within thirty (30) days after the occurrence of the applicable Termination
Condition, and this Lease will terminate fifteen (15) days after the receiving party’s receipt of such Termination Notice,
except in the case of a termination by Landlord under Section 21.2.1.1, in which case this Lease will terminate
fifteen (15) days after expiration of the Tenant Early Option Period if Tenant timely fails to exercise timely Tenant’s
option to extend the Term. If this Lease is terminated pursuant to Section 21.2, Landlord shall, subject to the
rights of its lender(s), be entitled to receive and retain all the insurance proceeds resulting from such damage, including rental
loss insurance, except for those proceeds payable under policies obtained by Tenant which specifically insure Tenant’s personal
property, trade fixtures and machinery. 

 

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21.3.       
Tenant’s Obligation to Repair. If Tenant is required to repair or rebuild
any damage or destruction of the Premises under Section 21.1, then Tenant shall (a) submit its plans to repair
such damage and reconstruct the Premises to Landlord for review and approval, which approval shall not be unreasonably withheld;
(b) diligently repair and rebuild the Premises in the same or better condition and with the same or better quality of materials
as the condition of the Premises as of the Commencement Date, and in a manner that is consistent with the plans and specifications
approved by Landlord; (c) obtain all permits and governmental approvals necessary to repair or reconstruct the Premises (which
permits shall not contain any conditions that are materially more restrictive than the permits in existence on the date hereof);
(d) cause all work to be performed only by qualified contractors that are reasonably approved by Landlord; (e) allow
Landlord and its consultants and agents to enter the Premises at all reasonable times to inspect the Premises and Tenant’s
ongoing work and cooperate reasonably in good faith with their effort to ensure that the work is proceeding in a manner that is
consistent with this Lease; (f) comply with all applicable laws and permits in connection with the performance of such work;
(g) timely pay all of its consultants, suppliers and other contractors in connection with the performance of such work; (h) notify
Landlord if Tenant receives any notice of any default or any violation of any applicable law or any permit or similar notice in
connection with such work; (i) deliver as-built plans for the Premises within thirty (30) days after the completion of
such repair and restoration; (j) ensure that Landlord has fee simple title to the Premises during such work without any claim
by any contractor or other party; (k) maintain such insurance as Landlord may reasonably require (including insurance in the
nature of builders’ risk insurance) and (l) comply with such other conditions as Landlord may reasonably require. In
addition, Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any alterations installed
by Tenant existing at the time of such damage or destruction. To the fullest extent permitted by law, Tenant shall indemnify, protect,
defend and hold Landlord (and its employees and agents) harmless from and against any and all claims, costs, expenses, suits, judgments,
actions, investigations, proceedings and liabilities arising out of or in connection with Tenant’s obligations under this Section
21, including, without limitation, any acts, omissions or negligence in the making or performance of any such repairs or replacements.
In the event Tenant does not repair and rebuild the Premises pursuant to this Section 21, Tenant shall be in breach,
and Landlord shall have the right to retain all casualty insurance proceeds and condemnation proceeds.

 

21.4.       
Application of Insurance Proceeds for Repair and Rebuilding. Landlord
shall cause the insurance proceeds (the “Insurance Proceeds”)
on account of such damage or destruction to be held by Landlord and disbursed as follows:

 

21.4.1.      Minor
Restorations. If (i) the estimated cost of restoration is less than One Million Dollars ($1,000,000.00), (ii) prior to
commencement of restoration, no Default or event which, with the passage of time, would give rise to a Default shall exist
and no mechanics’ or materialmen’s liens shall have been filed and remain undischarged, (iii) the architects,
contracts, contractors, plans and specifications for the restoration shall have been approved by Landlord (which approval
shall not be unreasonably withheld or delayed), (iv) Landlord shall be provided with reasonable assurance against
mechanics’ liens, accrued or incurred, as Landlord or its lenders may reasonably require and such other documents and
instruments as Landlord or its lenders may reasonably require, and (v) Tenant shall have procured acceptable performance and
payment bonds reasonably acceptable to Landlord in an amount and form, and from a surety, reasonably acceptable to
Landlord, and naming Landlord as an additional obligee; then Landlord shall make available that portion of the
Insurance Proceeds to Tenant for application to pay the costs of restoration incurred by Tenant and Tenant shall promptly
complete such restoration.

 

21.4.2.     
Other Than Minor Restorations. If the estimated cost of restoration is equal
to or exceeds One Million Dollars ($1,000,000.00), and if Tenant provides evidence satisfactory to Landlord that sufficient funds
are available to restore the Premises, Landlord shall make disbursements from the available Insurance Proceeds from time to time
in an amount not exceeding the cost of the work completed since the date covered by the last disbursement, upon receipt of (i) satisfactory
evidence, including architect’s certificates, of the stage of completion, of the estimated cost of completion and of performance
of the work to date in a good and workmanlike manner in accordance with the contracts, plans and specifications, (ii) reasonable
assurance against mechanics’ or materialmen’s liens, accrued or incurred, as Landlord or its lenders may reasonably
require, (iii) contractors’ and subcontractors’ sworn statements, (iv) a satisfactory bring-to-date of title
insurance, (v) performance and payment bonds reasonably acceptable to Landlord in an amount and form, and from a surety, reasonably
acceptable to Landlord, and naming Landlord as an additional obligee, (vi) such other documents and instruments as Landlord
or its lenders may reasonably require, and (vii) other evidence of cost and payment so that Landlord can verify that the amounts
disbursed from time to time are represented by work that is completed, in place and free and clear of mechanics’ lien claims.

 

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21.4.3.     
Requests for Disbursements. Requests for disbursement shall be made no more
frequently than monthly and shall be accompanied by a certificate of Tenant describing in detail the work for which payment is
requested, stating the cost incurred in connection therewith and stating that Tenant has not previously received payment for such
work; the certificate to be delivered by Tenant upon completion of the work shall, in addition, state that the work has been completed
and complies with the applicable requirements of this Lease. Landlord may retain 10% of each requisition until the restoration
is fully completed. In addition, Landlord may withhold from amounts otherwise to be paid to Tenant, any amount that is necessary
in Landlord’s reasonable judgment to protect Landlord from any potential loss due to work that is improperly performed or
claims by Tenant’s contractors and consultants.

 

21.4.4.     
Costs in Excess of Insurance Proceeds. In addition, prior to commencement of
restoration and at any time during restoration, if the estimated cost of restoration, as determined by the evaluation of an independent
engineer acceptable to Landlord and Tenant, exceeds the amount of the Insurance Proceeds, Tenant will provide evidence satisfactory
to Landlord that the amount of such excess will be available to restore the Premises. Any Insurance Proceeds remaining upon completion
of restoration shall be refunded to Tenant up to the amount of Tenant’s payments pursuant to the immediately preceding sentence.
If no such refund is required, any sum of Insurance Proceeds remaining upon completion of restoration shall be paid to Landlord.
In the event Landlord and Tenant cannot agree on an independent engineer, an independent engineer designated by Tenant and an independent
engineer designated by Landlord shall within five (5) business days select an independent engineer licensed to practice in Illinois
who shall resolve such dispute within ten (10) business days after being retained by Landlord. All fees, costs and expenses
of such third engineer so selected shall be shared equally by Landlord and Tenant.

 

21.5.       
Abatement of Rent. In the event of repair, reconstruction and restoration
as provided in this Section, all Rent to be paid by Tenant under this Lease shall be abated proportionately based on the extent
to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless
Landlord provides Tenant with other space during the period of repair, reconstruction and restoration that, in Tenant’s reasonable
opinion, is suitable for the temporary conduct of the Tenant’s business in accordance with Applicable Law; provided,
however, that the amount of such abatement shall be reduced by the amount of Rent that is received by Tenant as part of the business
interruption or loss of rental income with respect to the Premises from the proceeds of business interruption or loss of rental
income insurance. Tenant shall not otherwise be entitled to any compensation or damages from
Landlord for loss of the use of the Premises, damage to Tenant’s personal property or any inconvenience occasioned by such
damage, repair or restoration.  

 

21.6.       
Replacement Cost. The determination in good faith by Landlord of the estimated
cost of repair of any damage, of the replacement cost, or of the time period required for repair shall be conclusive for purposes
of this Section 21.

 

21.7.        This Section
21 sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or
destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor
statutes) permitting the parties to terminate this Lease as a result of any damage or destruction.

 

22.               
Eminent Domain.

 

22.1.       
In the event (a) the whole of the Premises or (b) such part thereof as shall substantially interfere with Tenant’s
use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful power
or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant
or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to such authority, except
with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the
expiration or earlier termination hereof.

 

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22.2.       
In the event of a partial taking of the Premises for any public or quasi-public purpose by any lawful power or authority
by exercise of right of appropriation, condemnation, or eminent domain, or sold to prevent such taking, then, without regard to
whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease (except with regard
to (a) items occurring prior to the taking and (b) provisions of this Lease that, by their express terms, survive the expiration
or earlier termination hereof) as of such taking if such taking is, in Landlord’s sole opinion, of a material nature such
as to make it uneconomical to continue use of the unappropriated portion for the Permitted Use.

 

22.3.       
Tenant shall be entitled to any award that is specifically awarded as compensation for (a) the taking of Tenant’s
personal property or trade fixtures that were purchased or installed at Tenant’s expense, including without limitation, any
crops or inventory at the Property and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence,
any award for such taking shall be the property of Landlord.

 

22.4.        
If, upon any taking of the nature described in this Section, this Lease continues in effect, then Landlord shall promptly
proceed to restore the Premises to substantially their same condition prior to such partial taking. To the extent such restoration
is infeasible, as determined by Landlord in its sole and absolute discretion, the Rent shall be decreased proportionately to reflect
the loss of any portion of the Premises no longer available to Tenant.

 

22.5.       
This Section 22 sets forth the terms and conditions upon which this Lease may terminate in the event of any damage
or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting
the parties to terminate this Lease as a result of any damage or destruction.

 

23.               
Surrender. At least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises,
Tenant shall provide Landlord with a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit
Survey”) prepared by an independent third party state-certified professional with appropriate expertise, which Exit Survey
must be reasonably acceptable to Landlord. In addition, at least ten (10) days prior to Tenant’s surrender of possession
of any part of the Premises, Tenant shall (a) provide Landlord with written evidence of all appropriate governmental releases obtained
by Tenant in accordance with Applicable Laws, including laws pertaining to the surrender of the Premises, and (b) conduct a site
inspection with Landlord. In addition, Tenant agrees to remain responsible after the surrender of the Premises for the remediation
of any recognized environmental conditions set forth in the Exit Survey and comply with any recommendations set forth in the Exit
Survey. Tenant’s obligations under this Section shall survive the expiration or earlier termination of the Lease. The provisions
of this Section shall survive the termination or expiration of this Lease, and no surrender of possession of any part of the Premises
shall release Tenant from any of its obligations hereunder, unless such surrender is accepted in writing by Landlord.

 

24.                Bankruptcy.
In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar rights,
duties and powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this
Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured, (b) Landlord shall be
compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s
obligations under this Lease shall occur, then such adequate assurances shall include any or all of the following, as
designated by Landlord in its sole and absolute discretion: (w) those acts specified in the Bankruptcy Code or other
Applicable Laws as included within the meaning of “adequate assurance,” even if this Lease does not
concern a facility described in such Applicable Laws; (x) a prompt cash payment to compensate Landlord for any monetary
defaults or actual damages arising directly from a breach of this Lease; (y) a cash deposit in an amount at least equal to
the then-current amount of the Security Deposit; or (z) the assumption or assignment of all of Tenant’s interest and
obligations under this Lease.

 

25.               
Brokers. Each of Landlord and Tenant represents and warrants that it has had no dealings with any real estate broker
or agent in connection with the negotiation of this Lease and that it knows of no real estate broker or agent that is or might
be entitled to a commission in connection with this Lease. Tenant agrees to indemnify, save, defend (at Landlord’s option
and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from any and all cost or liability
for compensation claimed by any broker or agent employed or engaged by Tenant or claiming to have been employed or engaged by Tenant.
Landlord agrees to indemnify, save, defend (at Tenant’s option and with counsel reasonably acceptable to Tenant) and hold
the Tenant and its affiliates, lenders, employees, agents and contractors harmless from any and all cost or liability for compensation
claimed by any broker or agent employed or engaged by Landlord or claiming to have been employed or engaged by Landlord. The provisions
of this Section shall survive the expiration or termination of this Lease.

 

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26.               
Definition of Landlord. With regard to obligations imposed upon Landlord pursuant to this Lease, the term “Landlord,”
as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any
transfer, assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold
interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, the subsequent
Landlord) shall be automatically freed and relieved, from and after the date of such transfer, assignment or conveyance, from all
liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord and,
without further agreement, the transferee, assignee or conveyee of Landlord’s in this Lease or in Landlord’s fee title
to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and agreed to observe and perform any
and all covenants and obligations of Landlord hereunder during the tenure of its interest in the Lease or the Property. Landlord
or any subsequent Landlord may transfer its interest in the Premises or this Lease without Tenant’s consent.

 

27.               
Limitation of Landlord’s Liability. If Landlord is in default under this Lease and, as a consequence, Tenant
recovers a monetary judgment against Landlord, the judgment shall be satisfied only out of (a) the proceeds of sale received on
execution of the judgment and levy against the right, title and interest of Landlord in the Premises, (b) rent or other income
from such real property receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing
or other disposition of all or any part of Landlord’s right, title or interest in the Premises. Neither Landlord nor any
of its affiliates, nor any of their respective partners, shareholders, directors, officers, employees, members or agents shall
be personally liable for Landlord’s obligations or any deficiency under this Lease. No partner, shareholder, director, officer,
employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any suit or action. No partner,
shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be required to answer or otherwise
plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director,
officer, employee, member or agent of Landlord or any of its affiliates. Each of the covenants and agreements of this Section
27 shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by Applicable Laws
and shall survive the expiration or earlier termination of this Lease.

 

28.                Control
by Landlord. Landlord reserves full control over the Premises to the extent not inconsistent with
Tenant’s enjoyment of the same as provided by this Lease; provided, however, that such rights shall be exercised
in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the
Permitted Use and Tenant’s access to the Premises. Tenant shall, at Landlord’s request, promptly execute such
further documents as may be reasonably appropriate to assist Landlord in the performance of its obligations hereunder; provided
that Tenant need not execute any document that creates additional liability for Tenant or that deprives Tenant of the quiet
enjoyment and use of the Premises as provided for in this Lease. Landlord may, upon not less than twenty-four (24)
hours’ prior notice (which may be oral or by email to the office manager or other Tenant-designated individual at the
Premises; but provided that no time restrictions shall apply or advance notice be required if an emergency
necessitates immediate entry), enter the Premises to (u) inspect the same and to determine whether Tenant is in compliance
with its obligations hereunder, (v) supply any service Landlord is required to provide hereunder, (w) post notices of
nonresponsibility and (x) show the Premises to prospective tenants during the final year of the Term and current and
prospective purchasers and lenders at any time (in all situations provided that Landlord’s personnel are
accompanied by Tenants’ authorized personnel). In no event shall Tenant’s Rent abate as a result
of Landlord’s activities pursuant to this Section 28; provided, however, that all such activities shall
be conducted in such a manner so as to cause as little interference to Tenant as is reasonably possible, and any access by
Landlord shall be in accordance with Applicable Law and shall be subject to any security procedures established by Tenant
from time to time. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is
necessary to enter the Premises, and any such entry to the Premises shall not constitute a forcible or unlawful entry to the
Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof.

 

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29.               
Joint and Several Obligations. If more than one person or entity executes this Lease as Tenant, then (a) each of
them is jointly and severally liable for the keeping, observing and performing of all of the terms, covenants, conditions, provisions
and agreements of this Lease to be kept, observed or performed by Tenant, and such terms, covenants, conditions, provisions and
agreements shall be binding with the same force and effect upon each and all of the persons executing this Lease as Tenant; and
(b) the term “Tenant,” as used in this Lease, shall mean and include each
of them, jointly and severally. The act of, notice from/to, refund to, or signature of any one or more of them with respect to
the tenancy under this Lease, including any renewal, extension, expiration, termination or modification of this Lease, shall be
binding upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them
had so acted, so given or received such notice or refund, or so signed.

 

30.               
Representations. Each of Tenant and Landlord guarantees, warrants and represents that (a) such party is duly incorporated
or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation,
(b) such party is duly qualified to do business in the state in which the Property is located, (c) such party has full corporate,
partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform its obligations
hereunder, (d) each person (and all of the persons if more than one signs) signing this Lease on behalf of such party is duly and
validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation
of the transactions contemplated hereby will violate or conflict with any provision of documents or instruments under which such
party is constituted or to which such party is a party. In addition, Tenant guarantees, warrants and represents that none of (x)
it, (y) its affiliates or partners nor (z) to the best of its knowledge, its members, shareholders or other equity owners or any
of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities
are restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”)
of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under
any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions
with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action.

 

31.               
Confidentiality. Each of Landlord and Tenant shall keep the terms and conditions of this Lease confidential and shall
not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases,
assignments, work letters, construction contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage
agreements or estoppels) or (b) provide to any third party an original or copy of this Lease (or any Lease-related document). Notwithstanding
the foregoing, confidential information under this Section may be released by Landlord or Tenant under the following circumstances:
(x) if required by Applicable Laws or in any judicial proceeding; provided that the releasing party has given the other
party reasonable notice of such requirement, if feasible, (y) to a party’s (and its affiliate’s) employees, partners,
attorneys, investors, lenders, accountants, brokers, prospective purchasers, and other bona fide consultants or advisers; provided
such third parties agree to be bound by this Section or (z) to bona fide prospective assignees or subtenants of this Lease; provided
they agree in writing to be bound by this Section.

 

32.                Notices.
Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or
permitted to be given hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with
a reputable international overnight delivery service, such as FedEx, or (c) facsimile or email transmission, so long as
such transmission is followed within one (1) business day by delivery utilizing one of the methods described in Subsection
32(a) or (b). Any such notice, consent, demand, invoice, statement or other communication shall be deemed
delivered (x) upon receipt, if given in accordance with Subsection 32(a); (y) one (1) business day after deposit with
a reputable international overnight delivery service, if given if given in accordance with Subsection 32(b); or
(z) upon transmission, if given in accordance with Subsection 32(c). Except as otherwise stated in this Lease, any
notice, consent, demand, invoice, statement or other communication required or permitted to be given pursuant to this Lease
shall be addressed to Tenant at the Premises, or to Landlord or Tenant at the addresses shown in Section 2. Either
party may, by notice to the other given pursuant to this Section, specify additional or different addresses for notice
purposes.

 

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33.               
Guaranties. In the event that any entity becomes an affiliate of Tenant after the Execution Date which entity conducts
business in cannabis industry (each, a “New Guarantor”), Tenant shall promptly
cause such New Guarantor to execute a Guaranty in the form attached hereto as Exhibit D and deliver such executed Guaranty
to Landlord. Any failure by Tenant to provide such Guaranty within thirty (30) days following the formation of such New Guarantor
shall be deemed a material default under this Lease. The obligations of each Guarantor shall be joint and several and Tenant shall
cause each Guarantor to execute and deliver such further documentation as may be reasonably required to confirm such Guarantor’s
full and unconditional guaranty of Tenant’s obligations under this Lease. For purposes of this Section 33, an “entity
affiliated with Tenant” shall mean any entity (a) that is a subsidiary of Tenant, or (b) that Tenant holds an equity interest
in, directly or indirectly; provided that, Landlord shall be entitled to seek recourse only against the interests of Tenant in
any such New Guarantor, and the form of Guaranty shall be conformed accordingly for any such New Guarantor. Notwithstanding anything
in this Lease or the applicable Guaranty to the contrary, Landlord agrees to execute a commercially reasonable form of subordination
agreement that subordinates Landlord’s rights under a Guaranty to an institutional lender’s or third party financing
source’s rights with respect to a contemplated financing by the applicable Guarantor, provided that the following conditions
are satisfied: 1) the subordination of the Guaranty is a requirement of the lender or other third party financing source to provide
the financing to the Guarantor; and 2) at the time of Landlord’s execution of such subordination agreement, (a) neither Tenant
nor any Guarantor is then in default of its obligations under the Lease or any Guaranty; and (b) neither Tenant nor any Guarantor
has defaulted on its obligations under either the Lease or any Guaranty more than two (2) times during the immediately prior six
(6) month period.

 

34.               
Miscellaneous.

 

34.1.       
To induce Landlord to enter into this Lease, Tenant agrees that it shall, (a) within forty-five (45) days after the end
of Tenant’s financial year, furnish Landlord with a draft of Tenant’s unaudited year-end consolidated financial statements
for the previous year; (b) within sixty (60) days after the end of Tenant’s financial year, furnish Landlord with a final
copy of Tenant’s unaudited year-end consolidated financial statements for the previous year and Tenant shall provide an audited
copy of same as soon as reasonably practicable thereafter; (c) as soon as produced after the end of each of the Tenant’s
fiscal first, second and third quarters, and in any event within a reasonable time period before Landlord is required to make any
filings to the SEC requiring such information, furnish Landlord with a copy of Tenant’s unaudited financial statements for
the quarter certified by Tenant’s CFO as being true, correct and complete in all material respects; and (d) provide copies
to Landlord of any budgets, forecasts and investor materials. For the avoidance of doubt, the timeframes indicated in Subsections
34.1(a), (b) and (c) shall apply only to the extent that such financial statements are not required to be included in filings
made by Landlord or Landlord’s affiliates with the U.S. Securities and Exchange Commission (the “SEC”).
Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection
with this Lease are true, correct and complete in all respects. The provisions of this Section shall not apply to Tenant or any
Guarantor (as applicable) during any time period that Tenant or such Guarantor is a corporation whose shares are traded on any
nationally recognized stock exchange. In addition and notwithstanding the foregoing, Tenant agrees to timely provide financial
statements to the Landlord to the extent that such financial statements are required to be included in filings made by Landlord
or Landlord’s affiliates with the SEC, which may include consolidated balance sheets, statements of operations, statements
of cash flows and statements of unitholders equity, and related footnotes, prepared in accordance with U.S. generally accepted
accounting principles or International Financial Reporting Standards (provided that such method of accounting is acceptable to
the SEC and satisfies the Landlord’s and its affiliates’ obligations with respect to required filings with the SEC)
and reviewed (in the case of quarterly financial statements) or audited (in the case of annual financial statements) by Tenant’s
independent auditors (within the requirements of Regulation S-X under the rules and regulations of the SEC, as interpreted by the
staff of the SEC), as reasonably requested by the Landlord. 

 

34.2.        The
terms of this Lease and the Development Agreement are intended by the parties as a final, complete and exclusive
expression of their agreement with respect to the terms that are included herein, and may not be contradicted or
supplemented by evidence of any other prior or contemporaneous agreement.

 

34.3.        
Either party may record a memorandum of this Lease.

 

34.4.        
Landlord and Tenant have each participated in the drafting and negotiation of this Lease, and the language in all parts
of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord
or Tenant.

 

    29

     

    

 

34.5.        
Except as otherwise expressly set forth in this Lease, each party shall pay its own costs and expenses incurred in connection
with this Lease and such party’s performance under this Lease; provided that, if either party commences an action,
proceeding, demand, claim, action, cause of action or suit against the other party arising out of or in connection with this Lease,
then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including
reasonable attorneys’ fees and expenses, incurred by the substantially prevailing party in such action, proceeding, demand,
claim, action, cause of action or suit, and in any appeal in connection therewith (regardless of whether the applicable action,
proceeding, demand, claim, action, cause of action, suit or appeal is voluntarily withdrawn or dismissed).

 

34.6.       
Time is of the essence with respect to the performance of every provision of this Lease.

 

34.7.       
Each provision of this Lease performable by Tenant shall be deemed both a covenant and a condition.

 

34.8.       
Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations under this Lease are independent
and shall not be conditioned upon performance by Landlord.

 

34.9.       
Whenever consent or approval of either party is required, that party shall not unreasonably withhold, condition or delay
such consent or approval, except as may be expressly set forth to the contrary.

 

34.10.     
Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate
any other provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted
as if the invalid, void or illegal provision did not exist.

 

34.11.     
Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be
binding upon the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors
and assigns. This Lease is for the sole benefit of the parties and their respective heirs, legatees, devisees, executors, administrators
and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any
legal or equitable rights. Nothing in this Section shall in any way alter the provisions of this Lease restricting assignment or
subletting.

 

34.12.     
This Lease shall be governed by, construed and enforced in accordance with the laws of the state in which the Premises are
located, without regard to such state’s conflict of law principles.

 

34.13.     
Landlord covenants that Tenant, upon paying the Rent and performing its obligations contained in this Lease, may peacefully
and quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject
to all of the terms and provisions hereof, provisions of Applicable Laws and rights of record to which this Lease is or may become
subordinate. This covenant is in lieu of any other quiet enjoyment covenant, either express or implied.

 

34.14.     
Each of Tenant and Landlord guarantees, warrants and represents to the other party that the individual or individuals signing
this Lease have the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations,
partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual
or individuals have signed.

 

    30

     

    

 

34.15.     
This Lease may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the
same document.

 

34.16.     
No provision of this Lease may be modified, amended or supplemented except by an agreement in writing signed by Landlord
and Tenant.

 

34.17.     
No waiver of any term, covenant or condition of this Lease shall be binding upon Landlord unless executed in writing by
Landlord. The waiver by Landlord of any breach or default of any term, covenant or condition contained in this Lease shall not
be deemed to be a waiver of any preceding or subsequent breach or default of such term, covenant or condition or any other term,
covenant or condition of this Lease.

 

34.18.     
To the extent permitted by Applicable Laws, the parties waive trial by jury in any action, proceeding or counterclaim brought
by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord
and Tenant; Tenant’s use or occupancy of the Premises; or any claim of injury or damage related to this Lease or the Premises.

 

34.19.     
This Lease shall be governed by and construed in accordance with the laws of the State of Illinois, United States of America,
without regard to principles of conflicts of laws. TO THE FULLEST EXTENT PERMITTED BY LAW, EACH PARTY HEREBY UNCONDITIONALLY AND
IRREVOCABLY WAIVES ANY CLAIM TO ASSERT THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS LEASE. EACH PARTY IRREVOCABLY CONSENTS
TO THE JURISDICTION OF THE STATE COURTS SITUATED IN OR HAVING JURISDICTION OVER DWIGHT, ILLINOIS IN ANY ACTION THAT MAY BE BROUGHT
FOR THE ENFORCEMENT OF THIS LEASE (WITH THE EXPRESS AGREEMENT THAT NO ACTION MAY BE BROUGHT IN FEDERAL COURT RELATING IN ANY WAY
TO THIS LEASE).

 

34.20.     
Landlord agrees to reasonably cooperate with Tenant (at no cost to Landlord) regarding any governmental approvals or consents
required in connection with any work to be performed, constructed or installed by Tenant pursuant to this Lease, and in connection
with Tenant’s continued use of the Property in accordance with the Lease. 

 

[The remainder of this page is intentionally
left blank. Signature page follows.]

 

    31

     

    

 

IN WITNESS
WHEREOF, the parties hereto have duly executed this Lease on the day and year first above written.

 

LANDLORD:

 

IIP-IL 3 LLC,

a Delaware limited liability company

 

	By:	/s/ Brian Wolfe	 
	Name:  	Brian Wolfe	 
	Title:  	Vice President, General Counsel and Secretary	 

 

TENANT:

 

PHARMACANN
LLC,

an Illinois limited liability company

 

	By:	/s/ Brett Novey	 
	Name:  	Brett Novey	 
	Title:  	Authorized Signatory	 

 

    32

     

    

 

EXHIBIT A

 

PROPERTY

 

PARCEL I:

 

All that certain lot or parcel of land
situate in the County of Livingston, State of Illinois, and being more particularly described as follows:

 

Lots 1 and 2 of Dwight Industrial Park
Subdivision, Village of Dwight, Livingston County, Illinois.

 

PIN: 05-05-02-300-013

 

AND

 

Lot 102 of Seniw’s Resubdivision
of Lots 9 and 10 of Dwight Industrial Park Subdivision, Village of Dwight, Livingston County, Illinois.

 

PIN: 05-05-02-300-015

 

PARCEL II:

 

Together with the benefits and subject
to the burdens as contained in Easement Agreement by and between Alan G. Seniw and Carol A. Seniw and Pharmacann, LLC, dated 8-22-2018
and recorded 8-27-2018 as Document No. 2018R-03425.

 

     

     

    

 

EXHIBIT B

 

TENANT’S
PERSONAL PROPERTY

 

None.

 

     

     

    

 

EXHIBIT C

 

FORM OF TENANT ESTOPPEL CERTIFICATE

 

	 	To:	IIP-IL 3 LLC
	 	 	11440 West Bernardo Court, Suite 220
	 	 	San Diego, California 92127
	 	 	Attention: General Counsel

 

		Re:	[PREMISES ADDRESS] (the “Premises”) at 1200 East Mazon, Dwight, Illinois 60420
(the “Property”)

 

The undersigned tenant (“Tenant”)
hereby certifies to you as follows:

 

1.            
Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of [_______],
20[__]. The Lease has not been cancelled, modified, assigned, extended or amended [except as follows: [_______]], and there are
no other agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property.
The lease term expires on [_______], 20[__].

 

2.             
Tenant took possession of the Premises, currently consisting of [_______] square feet, on [_______], 20[__], and commenced
to pay rent on [_______], 20[__]. Tenant has full possession of the Premises, has not assigned the Lease or sublet any part of
the Premises, and does not hold the Premises under an assignment or sublease[, except as follows: [_______]].

 

3.             
All base rent, rent escalations and additional rent under the Lease have been paid through [_______], 20[__]. There is no
prepaid rent[, except $[_______]][, and the amount of security deposit is $[_______] [in cash][OR][in the form of a letter of credit]].
Tenant currently has no right to any future rent abatement under the Lease.

 

4.             
Base rent is currently payable in the amount of $[_______] per month.

 

5.             
All work to be performed for Tenant under the Lease has been performed as required under the Lease and has been accepted
by Tenant[, except [_______]], and all allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses
or other items, have been paid.

 

6.             
The Lease is in full force and effect. To the best of Tenant’s knowledge, neither Landlord nor Tenant is currently
in default of its obligations under the Lease and no event has occurred that, with the giving of notice or the passage of time,
could become a default under the Lease. To the best of Tenant’s knowledge, Tenant has no claims against the landlord or offsets
or defenses against rent, and there are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment,
hypothecation or pledge of the Lease or of the rents payable thereunder[, except [_______]].

 

7.             
Tenant has no rights or options to purchase the Property, except as provided in the Lease.

 

8.             
To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of
Tenant in, on or around the Premises in violation of any environmental laws.

 

9.             
The undersigned has executed this Estoppel Certificate with the knowledge and understanding that [INSERT NAME OF LANDLORD,
PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is [acquiring the Property/making a loan secured by the Property] in reliance
on this certificate and that the undersigned shall be bound by this certificate. The statements contained herein may be relied
upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], IIP-IL 3 LLC, IIP Operating Partnership, LP, Innovative Industrial
Properties, Inc., and any [other] mortgagee of the Property and their respective successors and assigns.

 

[Signature page follows]

 

     

     

    

 

Any capitalized terms not defined herein shall
have the respective meanings given in the Lease.

 

Dated this [____] day of [_______], 20[__].

 

[_______],

a [_______]

 

	By:	 	 
	Name: 	 	 
	Title:	 	 

 

     

     

    

 

EXHIBIT D

 

FORM
OF GUARANTY OF LEASE

 

This Guaranty of Lease
(“Guaranty”) is executed effective on the ____ day of [_______], 2019, by [_______], a [_______] (“Guarantor”),
whose address for notices is [________________], in favor of IIP- IL 3 LLC, a Delaware limited liability company (“Landlord”),
whose address for notices is 11440 West Bernardo Court, Suite 220, San Diego, California 92127, Attn: General Counsel.

 

For good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor covenants and agrees as follows:

 

1.                  
Recitals. This Guaranty is made with reference to the following recitals of facts which constitute a material part
of this Guaranty:

 

(a)                
Landlord, as Landlord, and PharmaCann LLC, an Illinois limited liability company, as Tenant (“Tenant”),
entered into that certain Lease dated as of October 30, 2019 (the “Lease”), with respect to the property located
at 1200 East Mazon, Dwight, Illinois 60420, as more particularly described in the Lease (the “Leased Premises”).

 

(b)               
Guarantor is [DESCRIBE RELATIONSHIP OF GUARANTOR TO TENANT] and is therefore receiving a substantial benefit for executing
this Guaranty.

 

(c)                
Landlord would not have entered into the Lease with Tenant without having received the Guaranty executed by Guarantor as
an inducement to Landlord.

 

(d)               
By this Guaranty, Guarantor intends to absolutely, unconditionally and irrevocably guarantee the full, timely, and complete
(i) payment of all rent and other sums required to be paid by Tenant under the Lease and any other indebtedness of Tenant, (ii)
performance of all other terms, covenants, conditions and obligations of Tenant arising out of the Lease (including, without limitation,
reasonable attorneys’ fees and disbursements and all litigation costs and expenses incurred or payable by Landlord or for
which Landlord may be responsible or liable, or caused by any such uncured default), and (iii) payment of any and all expenses
(including reasonable attorneys’ fees and expenses and litigation expenses) incurred by Landlord in enforcing any of the
rights under the Lease or this Guaranty within five (5) days after Landlord’s demand thereafter (collectively, the “Guaranteed
Obligations”).

 

2.                   Guaranty.
From and after the Execution Date (as such term is defined under the Lease), Guarantor absolutely, unconditionally and
irrevocably guarantees, as principal obligor and not merely as surety, to Landlord, the full, timely and unconditional
payment and performance, of the Guaranteed Obligations strictly in accordance with the terms of the Lease, as such Guaranteed
Obligations may be modified, amended, extended or renewed from time to time. This is a Guaranty of payment and performance
and not merely of collection. Guarantor agrees that Guarantor is primarily liable for and responsible for the payment and
performance of the Guaranteed Obligations. Guarantor shall be bound by all of the provisions, terms, conditions, restrictions
and limitations contained in the Lease which are to be observed or performed by Tenant, the same as if Guarantor was named
therein as Tenant with joint and several liability with Tenant, and any remedies that Landlord has under the Lease against
Tenant shall apply to Guarantor as well. If Tenant defaults in any Guaranteed Obligation under the Lease, Guarantor shall in
lawful money of the United States, pay to Landlord on demand the amount due and owing under the Lease. Guarantor waives any
rights to notices of acceptance, modifications, amendment, extension or breach of the Lease. If Guarantor is a natural
person, it is expressly agreed that this guaranty shall survive the death of such guarantor and shall continue in effect. The
obligations of Guarantor under this Guaranty are independent of the obligations of Tenant or any other guarantor. Guarantor
acknowledges that this Guaranty and Guarantor’s obligations and liabilities under this Guaranty are and shall at all
times continue to be absolute and unconditional in all respects and shall be the separate and independent undertaking of
Guarantor without regard to the genuineness, validity, legality or enforceability of the Lease, and shall at all times be
valid and enforceable irrespective of any other agreements or circumstances of any nature whatsoever which might otherwise
constitute a defense to this Guaranty and the obligations and liabilities of Guarantor under this Guaranty or the obligations
or liabilities of any other person or entity (including, without limitation, Tenant) relating to this Guaranty or the
obligations or liabilities of Guarantor hereunder or otherwise with respect to the Lease or to Tenant. Guarantor hereby
absolutely, unconditionally and irrevocably waives any and all rights it may have to assert any defense, set-off (except to
the extent expressly provided for under the Lease), counterclaim or cross-claim of any nature whatsoever with respect to
this Guaranty or the obligations or liabilities of Guarantor under this Guaranty or the obligations or liabilities of any
other person or entity (including, without limitation, Tenant) relating to this Guaranty or the obligations or liabilities of
Guarantor under this Guaranty or otherwise with respect to the Lease, in any action or proceeding brought by the holder
hereof to enforce the obligations or liabilities of Guarantor under this Guaranty. This Guaranty sets forth the entire
agreement and understanding of Landlord and Guarantor, and Guarantor acknowledges that no oral or other agreements,
understandings, representations or warranties exist with respect to this Guaranty or with respect to the obligations or
liabilities of Guarantor under this Guaranty. The obligations of Guarantor under this Guaranty shall be continuing and
irrevocable (a) during any period of time when the liability of Tenant under the Lease continues, and (b) until all of the
Guaranteed Obligations have been fully discharged by payment, performance or compliance. If at any time all or any part of
any payment received by Landlord from Tenant or Guarantor or any other person under or with respect to the Lease or this
Guaranty has been refunded or rescinded pursuant to any court order, or declared to be fraudulent or preferential, or are set
aside or otherwise are required to be repaid to Tenant, its estate, trustee, receiver or any other party, including as a
result of the insolvency, bankruptcy or reorganization of Tenant or any other party (an
 “Invalidated Payment”), then Guarantor’s obligations under the Guaranty shall, to the extent of such
Invalidated Payment be reinstated and deemed to have continued in existence as of the date that the original payment
occurred. This Guaranty shall not be affected or limited in any manner by whether Tenant may be liable, with respect to the
Guaranteed Obligations individually, jointly with other primarily, or secondarily.

 

     

     

    

 

3.                  
No Impairment of Guaranteed Obligations. Guarantor further agrees that Guarantor’s liability for the Guaranteed
Obligations shall in no way be released, discharged, impaired or affected or subject to any counterclaim, setoff or deduction by
(a) any waiver, consent, extension, indulgence, compromise, release, departure from or other action or inaction of Landlord under
or in respect of the Lease or this Guaranty, or any obligation or liability of Tenant, or any exercise or non-exercise of any right,
remedy, power or privilege under or in respect to the Lease or this Guaranty, (b) any change in the time, manner or place of payment
or performance of the Guaranteed Obligations, (c) the acceptance by Landlord of any additional security or any increase, substitution
or change therein, (d) the release by Landlord of any security or any withdrawal thereof or decrease therein, (e) any assignment
of the Lease or any subletting of all or any portion of the Leased Premises (with or without Landlord’s consent), (f) any
holdover by Tenant beyond the term of the Lease (g) any termination of the Lease, (h) any release or discharge of Tenant in any
bankruptcy, receivership or other similar proceedings, (i) the impairment, limitation or modification of the liability of Tenant
or the estate of Tenant in bankruptcy or of any remedy for the enforcement of Tenant’s liability under the Lease resulting
from the operation of any present or future provisions of any bankruptcy code or other statute or from the decision in any court,
or the rejection or disaffirmance of the Lease in any such proceedings, (j) any merger, consolidation, reorganization or similar
transaction involving Tenant, even if Tenant ceases to exist as a result of such transaction, (k) the change in the corporate relationship
between Tenant and Guarantor or any termination of such relationship, (l) any change in the direct or indirect ownership of all
or any part of the shares in Tenant, or (m) to the extent permitted under applicable law, any other occurrence or circumstance
whatsoever, whether similar or dissimilar to the foregoing, which might otherwise constitute a legal or equitable defense or discharge
of the liabilities of Guarantor or which might otherwise limit recourse against Guarantor. Guarantor further understands and agrees
that Landlord may at any time enter into agreements with Tenant to amend and modify the Lease, and may waive or release any provision
or provisions of the Lease, and, with reference to such instruments, may make and enter into any such agreement or agreements as
Landlord and Tenant may deem proper and desirable, without in any manner impairing or affecting this Guaranty or any of Landlord’s
rights hereunder or Guarantor’s obligations hereunder, unless otherwise agreed in writing thereunder or under the Lease.

 

4.                  
Remedies.

 

a)
              If Tenant defaults with respect to the
Guaranteed Obligations, and if Guarantor does not fulfill Tenant’s obligations within thirty (30) days following its
receipt of written notice of such default from Landlord, Landlord may at its election proceed immediately against Guarantor,
Tenant, or any combination of Tenant, Guarantor, and/or any other guarantor. It is not necessary for Landlord, in order to
enforce payment and performance by Guarantor under this Guaranty, first or contemporaneously to institute suit or exhaust
remedies against Tenant or other liable for any of the Guaranteed Obligations or to enforce rights against any
collateral securing any of it. Guarantor hereby waives any right to require Landlord to join Tenant in any action brought
hereunder or to commence any action against or obtain any judgment against Tenant or to pursue any other remedy or enforce
any other right. If any portion of the Guaranteed Obligations terminates and Landlord continues to have any rights that it
may enforce against Tenant under the Lease after such termination, then Landlord may at its election enforce such rights
against Guarantor. Unless and until all Guaranteed Obligations have been fully satisfied, Guarantor shall not be released
from its obligations under this Guaranty irrespective of: (i) the exercise (or failure to exercise) by Landlord of any of
Landlord’s rights or remedies (including, without limitation, compromise or adjustment of the Guaranteed Obligations or
any part thereof); or (ii) any release by Landlord in favor of Tenant regarding the fulfillment by Tenant of any obligation
under the Lease.

 

b)             Notwithstanding
anything in the foregoing to the contrary, Guarantor hereby covenants and agrees to and with Landlord that Guarantor may be joined
in any action by or against Tenant in connection with the Lease. Guarantor also agrees that, in any jurisdiction, it will be conclusively
bound by the judgment in any such action by or against Tenant (wherever brought) as if Guarantor were a party to such action even
though Guarantor is not joined as a party in such action.

 

     

     

    

 

5.                  
Waivers. With the exception of the defense of prior payment, performance or compliance by Tenant or Guarantor of
or with the Guaranteed Obligations which Guarantor is called upon to pay or perform, or the defense that Landlord’s claim
against Guarantor is barred by the applicable statute of limitations, Guarantor hereby waives and releases all defenses of the
law of guaranty or suretyship to the extent permitted by law.

 

6.                  
Rights Cumulative. All rights, powers and remedies of Landlord under this Guaranty shall be cumulative and in addition
to all rights, powers and remedies given to Landlord by law.

 

7.                  
Representations and Warranties. Guarantor hereby represents and warrants that (a) Landlord has made no representation
to Guarantor as to the creditworthiness or financial condition of Tenant; (b) Guarantor has full power to execute, deliver and
carry out the terms and provisions of this Guaranty and has taken all necessary action to authorize the execution, delivery and
performance of this Guaranty; (c) Guarantor’s execution and delivery of, and the performance of its obligations under, this
Guaranty does not conflict with or violate any of Guarantor’s organizational documents, or any contract, agreement or decree
which Guarantor is a party to or which is binding on Guarantor; (d) the individual executing this Guaranty on behalf of Guarantor
has the authority to bind Guarantor to the terms and conditions of this Guaranty; (e) Guarantor has been represented by counsel
of its choice in connection with this Guaranty; (f) this Guaranty when executed and delivered shall constitute the legal, valid
and binding obligations of Guarantor enforceable against Guarantor in accordance with its terms; and (g) there is no action, suit,
or proceeding pending or, to the knowledge of Guarantor, threatened against Guarantor before or by any governmental authority which
questions the validity or enforceability of, or Guarantor’s ability to perform under, this Guaranty.

 

8.                  
Subordination. In the event of Tenant’s insolvency or the disposition of the assets of Tenant, through bankruptcy,
by an assignment for the benefit of creditors, by voluntary liquidation, or otherwise, the assets of Tenant applicable to the payment
of all claims of Landlord and/or Guarantor shall be paid to Landlord and shall be first applied by Landlord to the Guaranteed Obligations.
Any indebtedness of Tenant now or hereafter held by Guarantor, whether as original creditor or assignee or by way of subrogation,
restitution, reimbursement, indemnification or otherwise, is hereby subordinated in right of payment to the Guaranteed Obligations.
So long as an uncured event of default exists under the Lease, (a) at Landlord’s written request, Guarantor shall cause Tenant
to pay to Landlord all or any part of any funds invested in or loaned to Tenant by Guarantor which Guarantor is entitled to withdraw
or collect and (b) any such indebtedness or other amount collected or received by Guarantor shall be held in trust for Landlord
and shall forthwith be paid over to Landlord to be credited and applied against the Guaranteed Obligations. Subject to the foregoing,
Guarantor shall be entitled to receive from Landlord any amounts that are, from time to time, due to Guarantor in the ordinary
course of business. Until all of Tenant’s obligations under the Lease are fully performed, Guarantor shall have no right
of subrogation against Tenant by reason of any payments, acts or performance by Guarantor under this Guaranty.

 

9.                   Governing
Law. This Guaranty shall be governed by and construed in accordance with the laws of the State of Illinois, United States
of America, without regard to principles of conflicts of laws. TO THE FULLEST EXTENT PERMITTED BY LAW, GUARANTOR HEREBY
UNCONDITIONALLY AND IRREVOCABLY WAIVES ANY CLAIM TO ASSERT THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS GUARANTY. EACH
PARTY IRREVOCABLY CONSENTS TO THE JURISDICTION OF THE STATE COURTS SITUATED IN OR HAVING JURISDICTION OVER DWIGHT,
ILLINOIS IN ANY ACTION THAT MAY BE BROUGHT FOR THE ENFORCEMENT OF THIS GUARANTY (WITH THE EXPRESS AGREEMENT THAT NO ACTION
MAY BE BROUGHT IN FEDERAL COURT RELATING IN ANY WAY TO THIS GUARANTY OR THE LEASE).

 

     

     

    

 

10.               
Attorneys’ Fees. In the event any litigation or other proceeding (“Proceeding”) is initiated
by any party against any other party to enforce this Guaranty, the prevailing party in such Proceeding shall be entitled to recover
from the unsuccessful party all costs, expenses, and actual reasonable attorneys’ fees relating to or arising out of such
Proceeding.

 

11.               
Modification. This Guaranty may be modified only by a contract in writing executed by Guarantor and Landlord.

 

12.               
Invalidity. If any provision of the Guaranty shall be invalid or unenforceable, the remainder of this Guaranty shall
not be affected by such invalidity or unenforceability. In the event, and to the extent, that this Guaranty shall be held ineffective
or unenforceable by any court of competent jurisdiction, then Guarantor shall be deemed to be a tenant under the Lease with the
same force and effect as if Guarantor were expressly named as a co-tenant therein with joint and several liability.

 

13.               
Successors and Assigns. Unless otherwise agreed in writing or under the Lease, this Guaranty shall be binding upon
and shall inure to the benefit of the successors-in-interest and assigns of each party to this Guaranty.

 

14.               
Notices. Any notice, consent, demand, invoice, statement or other communication required or permitted to be given
hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with a reputable international
overnight delivery service, such as FedEx, or (c) facsimile or email transmission, so long as such transmission is followed within
one (1) business day by delivery utilizing one of the methods described in subsections (a) or (b). Any such notice, consent, demand,
invoice, statement or other communication shall be deemed delivered (x) upon receipt, if given in accordance with subsection (a);
(y) one business (1) day after deposit with a reputable international overnight delivery service, if given if given in accordance
with subsection (b); or (z) upon transmission, if given in accordance with subsection (c). Except as otherwise stated in this Guaranty,
any notice, consent, demand, invoice, statement or other communication required or permitted to be given pursuant to this Guaranty
shall be addressed to Guarantor or Landlord at the address set forth above in the introductory paragraph of this Guaranty. Either
party may, by notice to the other given pursuant to this Section, specify additional or different addresses for notice purposes.

 

15.               
Waiver. Any waiver of a breach or default under this Guaranty must be in a writing that is duly executed by Landlord
and shall not be a waiver of any other default concerning the same or any other provision of this Guaranty. No delay or omission
in the exercise of any right or remedy shall impair such right or remedy or be construed as a waiver.

 

16.               
Withholding. Unless otherwise agreed in the Lease, any and all payments by Guarantor to Landlord under this Guaranty
shall be made free and clear of and without deduction for any and all present or future taxes, duties, levies, imposts, deductions,
assessments, fees, withholdings or similar charges, and all liabilities with respect thereto (collectively, “Taxes”).
If Guarantor shall be required by any applicable laws to deduct any Taxes from or in respect of any sum payable under this Guaranty
to Landlord: (a) the sum payable shall be increased as necessary so that after making all required deductions, the Landlord receives
an amount equal to the sum it would have received had no such deductions been made; (b) Guarantor shall make such deductions; and
(c) Guarantor shall pay the full amount deducted to the relevant taxation authority or other authority in accordance with applicable
laws.

 

17.                 Financial
Condition of Tenant. Landlord shall have no obligation to disclose or discuss with Guarantor Landlord’s assessment
of the financial condition of Tenant. Guarantor has adequate means to obtain information from Tenant on a continuing basis
concerning the financial condition of Tenant and its ability to perform its Guaranteed Obligations, and Guarantor
assumes responsibility for being and keeping informed of Tenant’s financial condition and of all circumstances bearing
upon the risk of Tenant’s failure to perform the Guaranteed Obligations.

 

     

     

    

 

18.               
Bankruptcy. So long as the Guaranteed Obligations remain outstanding, Guarantor shall not, without Landlord’s
prior written consent, commence or join with any other person in commencing any bankruptcy or similar proceeding of or against
Tenant. Guarantor’s obligations hereunder shall not be reduced, limited, impaired, discharged, deferred, suspended or terminated
by any bankruptcy or similar proceeding (voluntary or involuntary) involving Tenant or by any defense that Tenant may have by reason
of an order, decree or decision of any court or administrative body resulting from any such proceeding. To the fullest extent permitted
by law, Guarantor will permit any trustee in bankruptcy, receiver, debtor in possession, assignee for the benefit of creditors
or similar person to pay to Landlord or allow the claim of Landlord in respect of any interest, fees, costs, expenses or other
Guaranteed Obligations accruing or arising after the date on which such case or proceeding is commenced.

 

19.               
Conveyance or Transfer. Without Landlord’s written consent, Guarantor shall not convey, sell, lease or transfer
any of its properties or assets to any person or entity to the extent that such conveyance, sale, lease or transfer could have
a material adverse effect on Guarantor’s ability to fulfill any of the Guaranteed Obligations.

 

20.               
[NOTE: ONLY WHERE GUARANTOR IS NOT A DIRECT OR INDIRECT PARENT OF TENANT: [Limitation on Obligations Guaranteed. 

 

(a)       Notwithstanding
any other provision hereof, the right of recovery against Guarantor under Section 2 shall not exceed $1.00 less than the
lowest amount that would render Guarantor’s obligations under Section 2 void or voidable under applicable law, including,
without limitation, the Uniform Fraudulent Conveyance Act, Uniform Fraudulent Transfer Act or any similar foreign, federal or state
law to the extent applicable to the guaranty set forth herein and the obligations of Guarantor hereunder. To effectuate the foregoing,
the Guaranteed Obligations in respect of the guarantee set forth in Section 2 at any time shall be limited to the maximum amount
as would result in the Guaranteed Obligations with respect thereto not constituting a fraudulent transfer or conveyance after giving
full effect to the liability under such guarantee set forth in Section 2 and its related contribution rights, but before taking
into account any liabilities under any other guarantee by Guarantor. For purposes of the foregoing, all guarantees of Guarantor
other than the guarantee under Section 2 will be deemed to be enforceable and payable after the guaranty under Section 2. To the
fullest extent permitted by applicable law, this Section shall be for the benefit solely of creditors and representatives of creditors
of Guarantor and not for the benefit of Guarantor or the holders of any equity interest in Guarantor.

 

(b)       Guarantor
agrees that obligations may at any time and from time to time be incurred or permitted in an amount exceeding the maximum liability
of Guarantor under Section 2 without impairing the guarantee contained in Section 2 or affecting Landlord’s rights and remedies
hereunder.]]

 

21.               
Financials. To induce Landlord to enter into the Lease, Guarantor shall, (i) within forty five (45) days after
the end of Guarantor’s financial year, furnish Landlord with a draft of Guarantor’s year-end unaudited unconsolidated
financial statements for the previous year, (ii) within sixty (60) days after the end of Guarantor’s financial year, furnish
Landlord with a final copy of Guarantor’s year-end unaudited unconsolidated financial statements for the previous year, and
furnish Landlord with an audited copy of same as soon as reasonably practicable thereafter. If audited financial statements are
not otherwise prepared, then Guarantor may satisfy the requirement to provide audited financial statements by providing in lieu
thereof unaudited financial statements prepared in accordance with GAAP and certified by the chief financial officer of Guarantor
as correct and complete copies of such financial statements, fairly presenting Guarantor’s financial condition as of the
time set forth therein and having been prepared in accordance with GAAP. Guarantor also acknowledges and agrees to comply with
the financial reporting requirements set forth in Section 34.1 of the Lease.

 

22.               
Joint and Several Liability. Guarantor’s liability under this Guaranty shall be joint and several with
any and all other Guarantors in accordance with the terms and conditions of the Lease.

 

[REMAINDER OF THIS PAGE IS INTENTIONALLY
LEFT BLANK]

 

     

     

    

 

IN WITNESS WHEREOF,
Guarantor has caused this Guaranty to be signed by its respective officer thereunto duly authorized, all as of the date first written
above.

 

GUARANTOR

 

[_______],

a [_______]

 

	By:	 	 
	Name: 	 	 
	Title:	 	 

 

     

     

    

 

EXHIBIT E-1

 

TENANT WORK INSURANCE SCHEDULE

 

Tenant shall be responsible for requiring
all of Tenant contractors doing construction or renovation work to purchase and maintain such insurance as shall protect it from
the claims set forth below which may arise out of or result from any Tenant Work whether such Tenant Work is completed by Tenant
or by any Tenant contractors or by any person directly or indirectly employed by Tenant or any Tenant contractors, or by any person
for whose acts Tenant or any Tenant contractors may be liable:

 

		2.	Claims under workers’ compensation, disability benefit and other similar employee benefit
acts which are applicable to the Tenant Work to be performed.

 

		3.	Claims for damages because of bodily injury, occupational sickness or disease, or death of employees
under any applicable employer’s liability law.

 

		4.	Claims for damages because of bodily injury, or death of any person other than Tenant’s or
any Tenant contractors’ employees.

 

		5.	Claims for damages insured by usual personal injury liability coverage which are sustained (a)
by any person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant
contractors or (b) by any other person.

 

		6.	Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of
tangible property, including loss of use therefrom.

 

		7.	Claims for damages because of bodily injury or death of any person or property damage arising out
of the ownership, maintenance or use of any motor vehicle.

 

Tenant contractors’ Commercial General
Liability Insurance shall include premises/operations (including explosion, collapse and underground coverage if such Tenant Work
involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual
liability on all written contracts, all including broad form property damage coverage.

 

Tenant contractors’ Commercial General,
Automobile, Employers and Umbrella Liability Insurance shall be written for not less than limits of liability as follows:

 

	
        a.       Commercial
        General Liability:

        Bodily Injury and Property Damage

        
	
        Commercially reasonable amounts, but in
        any event no less than $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations
        aggregate.

         

	
        b.       Commercial
        Automobile Liability:

        Bodily Injury and Property Damage
	$1,000,000 per accident
	
        c.       Employer’s
        Liability:

        Each Accident

        Disease – Policy Limit

        Disease – Each Employee
	
         

        $500,000

        $500,000

        $500,000

	
        d.       Umbrella
        Liability:

        Bodily Injury and Property Damage
	
        Commercially reasonable amounts (excess
        of coverages a, b and c above), but in any event no less than $3,000,000 per occurrence / aggregate.

         

 

     

     

    

 

All subcontractors for Tenant
contractors shall carry the same coverages and limits as specified above, unless different limits are reasonably approved by
Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled
or not renewed until at least thirty (30) days’ prior written notice has been given to the Landlord. Certificates of
insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the
commencement of any Tenant Work and prior to each renewal. Coverage for completed operations must be maintained for the
lesser of ten (10) years and the applicable statue of repose following completion of the Tenant Work, and certificates
evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s rating of each insurer shall be A- VII.
Landlord and its mortgagees shall be named as an additional insureds under Tenant contractors’ Commercial General
Liability, Commercial Automobile Liability and Umbrella Liability Insurance policies as respects liability arising from work
or operations performed, or ownership, maintenance or use of autos, by or on behalf of such contractors. Each contractor and
its insurers shall provide waivers of subrogation with respect to any claims covered or that should have been covered by
valid and collectible insurance, including any deductibles or self-insurance maintained thereunder.

 

If any contractor’s work involves
the handling or removal of asbestos (as determined by Landlord in its sole and absolute discretion), such contractor shall also
carry Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or mental anguish
or shock sustained by any person; property damage, including physical injury to or destruction of tangible property (including
the resulting loss of use thereof), clean-up costs and the loss of use of tangible property that has not been physically injured
or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such damages.
Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of
smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants
or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided
the policy retroactive date is continuously maintained prior to the Commencement Date, and coverage is continuously maintained
during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000
per incident with a $2,000,000 policy aggregate.

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