Document:

Exhibit
10.45

 

PROMISSORY
NOTE

 

	$60,000.00	June
    8, 2022 

 

FOR
VALUE RECEIVED, RIVULET MEDIA, INC., a Delaware corporation with an address of 1206 E. Warner Rd, Suite 101-I, Gilbert, AZ 85296
(“Maker”), agrees and promises to pay to the order of Daniel Crosser (“Holder”) or his
designee (“Holder”), the sum of Sixty Thousand Dollars ($60,000).

 

1.       Interest.
This promissory note (this “Note”) bears simple interest at the rate of ten percent (10%) per annum.

 

2.       Payments.
The entire balance of this Note is due and payable on or before November 30, 2022 (the “Maturity Date”). Maker may
prepay all or any portion of this Note at any time without penalty.

 

3.       Security.
This Note is unsecured.

 

4.       Default.
The existence or occurrence of any one or more of the following will constitute an “Event of Default” under this Note:

 

4.1
       Non-Performance. Maker’s failure to comply timely and fully with any of the terms
or provisions of this Note, including, without limitation, the failure to pay all amounts due within ten (10) days after the due date.

 

4.2
       Bankruptcy; Insolvency. Maker being insolvent by being unable to pay debts when due
or by having liabilities in excess of assets; or Maker committing an act of bankruptcy, making a general assignment for the benefit of
creditors, or the filing by or against Maker of a voluntary or involuntary petition in bankruptcy or for the appointment of a receiver
(and any involuntary petition is not dismissed within thirty (30) days from the filing thereof); or if there commences under any law
relating to bankruptcy, insolvency, reorganization or relief of debtors, proceedings affecting any significant part of Maker’s
property or for the composition, extension, arrangement, or adjustment of any of their respective obligations; or if a writ of attachment,
execution, or any similar process is issued or levied against any significant part of Maker’s property that is not released, stayed,
bonded, or vacated within a reasonable time after its issue or levy.

 

5.
      Default Interest. Upon the occurrence of an Event of Default, Holder shall be entitled to receive and Maker shall pay interest
on the entire unpaid principal balance at a rate (the “Default Rate”) equal to fifteen percent (15%) per annum. The
Default Rate shall be computed from the occurrence of the Event of Default until payment in full. This clause, however, shall not be
construed as an agreement or privilege to extend the Maturity Date, nor as a waiver of any other right or remedy accruing to Holder by
reason of the occurrence of any Event of Default.

 

6.       Acceleration.
In addition to all other rights and remedies at law and/or equity Holder may have if an Event of Default occurs, Holder, at its option
without further notice to Maker, may declare immediately due and payable the unpaid principal balance of this Note together with all
other sums owed by Maker under this Note.

 

7.
     Notices. All notices that Holder or Maker is required or permitted to give under this Note shall be delivered to the addresses
of Maker and Holder as set forth in the opening paragraph.

     

     

    

8.
     Severability. If any term or provision of this Note is, to any extent, determined by a court of competent jurisdiction to be invalid
or unenforceable, the remainder of this Note will not be affected, and the invalid or enforceable term or provision will be reduced or
otherwise modified by the court or authority only to the minimum extent necessary to make it valid and enforceable. If any term or provision
cannot be reduced or modified to make it reasonable and permit its enforcement, it will be severed from this Note and the remaining terms
will be interpreted in a way as to give maximum validity and enforceability to this Note. It is the intention of Maker that, if any provision
of this Note is capable of two constructions, one of which would render the provisions void and the other of which would render the provisions
valid, then the provision will have the meaning that renders it valid.

 

9.       Time of the Essence. Time is of the essence of this Note. Whenever notice must be given, payment
made, document delivered, or an act done under this Note on a day that is not a Business Day, the notice may be given, payment made,
document delivered, or act done on the next following day that is a Business Day. “Business Day” means a day other
than a Saturday, Sunday, or a day observed as a legal holiday by the United States government or the State of Arizona.

 

10.      Governing Law; Jurisdiction and Venue. This Note is to be governed by and interpreted in accordance
with the laws of the State of Arizona. Any legal action or proceeding with respect to this Note or any document related hereto shall
be brought in Maricopa County, Arizona in any court of competent jurisdiction, and, by execution and delivery of this Note, Maker and
the Holder hereby accept the jurisdiction and venue of such courts.

 

11.      Successors
and Assigns. This Note shall be binding upon and inure to the benefit of Maker and Holder and their respective successors and permitted
assigns. Maker may not voluntarily or involuntarily transfer, convey, or assign this Note, or any of its duties or obligations hereunder,
without Holder’s prior written consent, which may be withheld for any reason, or for no reason at all. As used herein, the term
“Holder” means and includes the successors and permitted assigns of the Holder. 

 

12.     Absolute Obligation. Except as expressly provided herein, no provision of this Note shall alter or
impair the obligation of Maker, which is absolute and unconditional, to pay the principal amount and accrued interest of this Note at
the time, place, and rate, and in the currency, herein prescribed. This Note is a direct debt obligation of Maker.

 

13.     Attorneys’ Fees and Costs. Each party shall bear its own expenses in connection with the issuance
of this Note; provided, however, that if any action at law or in equity is necessary to enforce or interpret the terms of this Note,
the prevailing party shall be entitled to its reasonable attorneys’ fees, costs, and disbursements in addition to any other relief
to which such party may be entitled.

 

14.     No Waiver by Holder. No delay or failure of Holder in exercising any right hereunder shall affect
such right, nor shall any single or partial exercise of any right preclude further exercise thereof.

 

	 	MAKER  
	 	Rivulet
    Media, Inc., a Delaware corporation 
	 	 
	 	By:	/s/
    Mike Witherill	 
	 	 	Mike
    Witherill, PresidentExhibit
10.46

 

Lease
Agreement

 

This
Lease Agreement (the “Lease”) is entered into as of June 8, 2022, by and between Restart Western Skies, L.P., a Delaware
LLC (and any successor or assign, hereafter called “Landlord”) and Rivulet Media, Inc., a Delaware corporation (hereafter called
the “Tenant”).

 

		1.	Description
of Premises

 

Landlord
hereby leases to Tenant and Tenant leases from Landlord on the terms, covenants and conditions set forth herein, Suite 113 (the “Premises”)
of 1176 E. Warner Road, Gilbert, Arizona (the “Building”). Landlord leases the Premises to Tenant in its “as is”
condition. The Building is part of a larger three building project (“Property”).

 

		2.	Term

 

The
term of this Lease shall be from June 20, 2022 to June 30, 2025.

 

		3.	Rent

 

3.01         
Commencing on the first day of the term of this Lease, and on the first day of each calendar month thereafter during the term of this
Lease, Tenant agrees to pay Landlord on a monthly basis. Check shall be made out to: Restart Western Skies, L.P., and the suite number
shall be noted in the bottom left corner of the check. Rent per month for the said Premises shall be per the schedule below:

 

	Months
    1-12	$1,945.00
	Months
    13-24	$2,003.00
	Months
    25-36	$2,063.00

 

The
rental payments above do not include rental taxes that may be charged by the city, county or State of Arizona, which will be charged
to the Tenant. The amount of $1,945.00, the first months’ full rent, is paid herewith to Landlord upon execution of the Lease,
along with a security / damage deposit of $2,200.00. So long as the Premises are returned to Landlord upon the expiration or termination
of this Lease, in a good and clean condition (allowing for reasonable wear and tear), said security deposit shall be promptly returned
to Tenant.

 

3.02         
If the commencement date is a date other than the first day of a month, rent shall be prorated based on the number of days left in the
month bears to the total monthly rent due and payable for such month.

 

3.03         
N/A

     

     

    

3.04         
Tenant agrees that Tenant will make no alterations to the Premises or the Property without the prior written consent of the Landlord.
Any additions or improvements installed by the Tenant upon the interior of the Premises shall, upon the expiration or earlier termination
of this Lease, become the property of Landlord at Landlord’s option. Otherwise, Tenant shall be responsible for the full cost of
removing such additions or improvements and restoring the space to its original condition.

 

3.05         
Tenant, Tenant’s clients, vendors and visitors shall be entitled to park in common with other tenants of the Landlord on a first come,
first serve basis, provided that the use does not exceed four (4) spaces. Tenant shall have and pay for zero (0) covered, reserved parking
spaces during the term of the Lease at a cost of $0 per space per month. Covered parking fees will be due to Landlord at such time as
monthly rent is due hereunder.

 

		4.	Use
of Premises

 

The
Premises may be used and occupied for general office purposes. Tenant shall promptly comply with all laws, ordinances, and regulations
affecting the Premises and Property and their cleanliness, safety, occupation and use. Tenant shall not do or permit anything to be done
in or about the Premises, or bring or keep anything in the Premises that will in any way increase the casualty or other insurance on
the Building and Property or cause a termination of any insurance policy. Tenant will not be a nuisance or menace to other tenants of
the Property. Tenant shall not cause, maintain or permit any outside storage on the Property.

 

		5.	Utilities
& Facility Expenses

 

Utilities
(including, without limitation, gas, water, electric & sewer), HVAC, janitorial, property taxes, shell insurance, common area landscaping,
maintenance and property management expenses shall be paid for by Landlord.

 

		6.	Acceptance
of Premises; Peaceful Possession

 

6.01         
By execution of this Lease, Tenant acknowledges that it has examined the Premises and accepts the same as being in the condition called
for by this Lease.

 

6.02         
After entry hereunder, and so long as Tenant is not in default, Tenant shall have quiet and peaceful possession of the Premises, subject
to all of the terms and conditions set forth in this Lease.

 

		7.	Mechanics
Liens

 

Tenant
shall not permit any mechanics’ liens, material liens or other liens for labor or service to attach to the Premises or the real
property on which the Premises is located.

 

		8.	Liability,
Hazards Insurance

 

Tenant
agrees to procure and maintain, or cause to be procured and maintained, beginning on the term of this Lease and during the entire term
of this Lease, at its own expense, the following types of insurance, in the forms and amounts specified:

    2

     

    

		(a)	Commercial
general liability insurance covering losses from bodily injury or death, personal injury and loss or damage to property occurring at
or about the Property, with blanket contractual liability, premises and operations, products and completed operations and advertising
coverage, having limits of liability of One Million and no/100 Dollars ($1,000,000.00) per occurrence and Two Million and no/100 Dollars
($2,000,000.00) general aggregate.

 

		(b)	Special
form (formerly known as “all risk”) property insurance, including coverage for vandalism and malicious mischief, with business
income, boiler and machinery and legal liability endorsements, in an amount equal to one hundred percent (100%) of the full replacement
value without depreciation of Tenant’s improvements, trade fixtures, equipment, inventory and other personal property located on
or used in connection with business conducted at the Premises together with such other insurance as may be reasonably required by Landlord’s
lender. Such insurance shall cover the plate glass, doors, casements and hardware at the Premises (or Tenant may self-insure these items).
Landlord will not carry insurance on Tenant’s possessions. Tenant shall be solely responsible for insurance of its own property, fixtures
and equipment, and in no way shall Landlord incur any liability whatsoever because of Tenant’s failure to do so.

 

All
policies required under the lease shall be issued in the name of Tenant, and shall also name Landlord, and Landlord’s property
manager for the building as additional insureds or loss payees as their interests may appear. Executed copies of the policies of insurance
or certificates thereof shall be delivered to Landlord within ten (10) days prior to the date of this Lease (or any earlier entry by
Tenant) and thereafter, executed copies of renewal policies or certificates thereof shall be delivered to Landlord within thirty (30)
days prior to the expiration of the term of each such policy. No policy shall be cancelable or subject to modification without 10 days’
prior written notice to Landlord. All commercial general liability and property policies shall be written as primary policies, not contributing
with, and not in excess of coverage that Landlord may otherwise carry.

 

		9.	Indemnification
by Tenant

 

Except
for Landlord’s gross negligence or willful misconduct, Tenant shall indemnify, protect, and hold harmless, the Premises, Landlord
and its agents, lenders and partners, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties,
attorneys’ and consultants’ fees, expenses and liabilities arising out of, involving, or in connection with, the use and/or
occupancy of the Premises or the conduct of Tenant’s business, or Tenant’s breach or default in the performance of any obligation
on Tenant’s part to be performed under the terms of this Lease. Tenant, as a material part of the consideration of Landlord, hereby assumes
all risk of damage to property or injury to persons in, or about, the Premises from any cause whatsoever, except that which is caused
by the failure of Landlord.

    3

     

    

		10.	Repairs

 

Landlord
agrees, at its expense, to make all necessary repairs to the Building, including, but not limited to, exterior walls, roofs, exterior
doors, exterior painting, windows, landscaping, HVAC and building electrical, and to keep and maintain the common facilities to a standard
consistent with buildings of this type. Tenant agrees to make all repairs to the Premises not required to be made by Landlord, including
without limitation unclogging the sink or similar internal plumbing repairs, and to maintain the Premises in a safe, clean, and sanitary
condition.

 

Tenant
shall pay for any repairs to the Premises or the Property made necessary by the negligent act or omission of Tenant.

 

		11.	Signs

 

Landlord
will provide building standard signage on the suite entry door and all directories at no charge. Tenant shall not display anything in
its windows, including signage, and shall not paint or affix anything to its interior or exterior doors without Landlord’s prior
written consent, which may be withheld in Landlord’s sole and absolute discretion. Landlord shall have the right to control and
approve the placement of signs and the size and quality of the same.

 

Landlord
may immediately remove any signs not in conformity with this Lease or the Town of Gilbert requirements.

 

		12.	Entry
by Landlord

 

Tenant
shall permit Landlord to enter the Premises at all reasonable times for the purpose of maintaining the Building, or for the purpose of
making repairs, alterations and maintenance related to the Premises or other parts of the Building and Property, or within 3 months of
the end of term for showing the Premises to prospective tenants. The Tenant shall not alter any lock or install a new or additional lock
or bolt on any exterior door of the Premises without prior written consent of the Landlord.

 

		13.	Financial
Review

 

If
Tenant is in default under this Lease, Tenant agrees to provide Landlord with financial information on Tenant and any updated financial
information in the future, if requested.

 

		14.	Abandonment

 

Tenant
shall not vacate nor abandon the Premises at any time during the term of this Lease.

 

		15.	Destruction

 

15.1    
If the Premises or any part of the Building are damaged by fire or other casualty not due to the fault or negligence of Tenant, its employees,
invitees, agents, contractors or servants, the damage to the Building and/or the Premises shall be repaired by and at the expense of
Landlord to the extent of any insurance proceeds received by Landlord, excluding any alterations or improvements made by Tenant, unless
this Lease is terminated in accordance with the provisions of below. Until such repairs by Landlord are completed, Rent shall be abated
in proportion to the part of the Premises that is unusable by

    4

     

    

Tenant
in the conduct of its business. If, however, such damage is due in whole or in part to the fault or neglect of Tenant or any of its agents,
employees, servants, contractors or invitees, there shall be no abatement of Rent and Tenant shall be required to repair all such damage
at its sole cost and expense. There shall be no abatement of Rent on account of damage to the Building or the Property unless there is
also damage to the Premises. Tenant hereby waives any statute now or subsequently in effect which grants to Tenant the right to terminate
this Lease or which provides for an abatement of rent on account of damage or destruction, including, without limitation, A.R.S. §
33-343.

 

15.2    
If the damage is not fully covered by Landlord’s insurance, or if Landlord determines in good faith that the cost of repairing
the damage is more than one-third of the then replacement cost of the Building, or if Landlord has determined in good faith that the
required repairs to the Building cannot be made within a one hundred twenty (120) day period without the payment of overtime or
other premiums, or in the event a holder of a mortgage or a deed of trust against the Building or the Property requires that all or
any portion of the insurance proceeds be applied in reduction of the mortgage debt, or if such damage occurs during the last 6
months of the Lease Term, then Landlord may, by written notice to Tenant within sixty (60) days after the occurrence of such damage,
terminate this Lease as of the date set forth in Landlord’s notice to Tenant. If Landlord does not elect to terminate this
Lease, Landlord shall, at its sole cost and expense, repair the Building and the Premises, excluding any alterations or improvements
made by Tenant, and while such repair work is being performed, the Rent shall be abated as provided above. Nothing in this Section
15 shall be construed as a limitation of Tenant’s liability for any such damage, should such liability otherwise
exist.

 

		16.	Assignment
and Subletting

 

Without
Landlord’s consent, which may be withheld in Landlord’s sole discretion, Tenant shall not assign this Lease, or any interest in
this lease, or permit the use of the Premises by any person or persons other than Tenant. Any transfer of this Lease from the Tenant
by merger, consolidation or liquidation, partial or whole, shall constitute an assignment for purposes of this Lease. Any attempted assignment
or subletting without Landlord’s written consent shall be a violation of the Lease and could lead to a termination of the Lease. No approved
assignment or sublease of this Lease shall release Tenant of its obligations set forth herein.

 

		17.	Insolvency
of Tenant

 

Either
(a) the appointment of a Receiver to take possession of all or substantially all of the assets of Tenant, or (b) a general assignment
by Tenant under any insolvency or bankruptcy act shall, if any such appointments, assignments or action continues for a period of thirty
(30) days, constitute a breach of this Lease. Upon insolvency, the Landlord shall have the option to terminate this Lease and in that
event, be entitled to immediate possession of the Premises and damages as provided below.

 

		18.	Default

 

The
occurrence of any one or more of the following events shall constitute a default

    5

     

    

and
breach of this Lease by Tenant:

 

A.      The vacating or abandonment of the Premises by Tenant;

 

B.       The failure by Tenant to make any payment due hereunder either to Landlord or to any third party, as and when due.

 

C.       The failure by Tenant or any guarantor of Tenant’s obligation hereunder to observe or perform any of the obligations of Tenant
described herein including but not limited to any covenants, conditions or provisions of this Lease to be observed or performed by Tenant,
other than described in Paragraph (B) above, where such failure shall continue for a period of ten (10) days after written notice hereof
from Landlord to Tenant; provided, however, that if the nature of Tenant’s default is such that more than ten (10) days are reasonably
required for its cure, then Tenant shall not be deemed to be in default if Tenant commenced such cure within said 10-day period and thereafter
diligently prosecutes such cure to completion.

 

D.       The making by Tenant or any guarantor of Tenant’s obligation hereunder of any general assignment or general arrangement for the
benefit of creditors; (ii) the filing by or against Tenant of a petition under Title 11 of the United States Code; (iii) the appointment
of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s
interest in this Lease where possession is not restored to Tenant within thirty (30) days; or (iv) the attachment, execution or other
judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease where
such seizure is not discharged within thirty (30) days; or

 

E.        The discovery by Landlord that any financial statement or information given to Landlord by Tenant, any assignee of Tenant, any subtenant
of Tenant, any successor in interest of Tenant or any guarantor of Tenant’s obligation hereunder, was materially false.

 

Remedies:
In the event of any such default or breach by Tenant, Landlord may, at any time thereafter, with notice or demand pursuant to Arizona
law and without limiting Landlord in the exercise of any right or remedy which Landlord may have by reason of such default or breach:

 

A.      Terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant
shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall be entitled to recover from Tenant
all damages incurred by Landlord by reason of Tenant’s default including, but not limited to, the cost of recovering possession
of the Premises, expenses of re-letting, including necessary renovation and alteration of the Premises, reasonable attorneys fees, and
any real estate commission actually paid; the worth, at the time of award by the court having jurisdiction thereof, of the amount by
which the unpaid rent for the balance of the term, after the time of such award, exceeds the amount of such rental loss for the same
period that Tenant provides which could be reasonably avoided and

    6

     

    

that
portion of the leasing commission paid by Landlord applicable to the unexpired term of this Lease; and/or

 

B.     Maintain Tenant’s right to possession, in which case this Lease shall continue in effect whether or not Tenant shall have abandoned
the Premises. In such event, Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including
the right to recover the rent as it becomes due hereunder; and/or

 

C.     Notify any subtenants or any third parties occupying any portion of the Premises to pay all sums payable to Tenant or any third party
on account of such occupancy directly to Landlord with such sums to be then retained by Landlord free and clear of an right title or
interest on the part of Tenant: and /or

 

D.     Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state of Arizona.

 

E.      The acceptance of payment of any sums by Landlord or its agent shall not be deemed to be a waiver by or of any breach by Tenant of any
covenants herein contained or the right of Landlord to re-enter for breach of condition.

 

		19.	Modification
and Cure Rights of Landlord’s Mortgagees & Lessors Tenant, within ten (10) days after request therefore, agrees to execute any
reasonable estoppel certificates or amendments to this Lease which may be requested by any lender or ground lessor of the Premises, provided
that any such amendment does not increase the obligations of Tenant, under this Lease or adversely affect the leasehold estate created
by this Lease. In the event of any default on the part of Landlord, Tenant will give notice by registered or certified mail to any beneficiary
of a deed of trust or mortgage covering the Premises or ground lessor of Landlord whose address has been furnished to Tenant, and Tenant
agrees to offer such beneficiary, mortgagee or ground lessor a reasonable opportunity to cure the default (including with respect to
any such beneficiary or mortgagee, time to obtain possession of the Premises, subject to this Lease and Tenant’s rights hereunder, by
power of sale or a judicial foreclosure, if such should prove necessary to effect a cure). If Landlord fails to cure such default within
the time provided for in this Lease, such mortgagee or beneficiary shall have an additional thirty (30) days to cure such default; provided
that if such default cannot reasonably be cured within that thirty (30) day period, then such mortgagee or beneficiary shall have such
additional time to cure the default as is reasonably necessary under the circumstances.

 

		20.	Eminent
Domain. If the Premises or any part thereof shall be taken by the exercise of the right of eminent domain, then Tenant shall have
the option to terminate this Lease if the taking is of such character as to impair or prevent Tenant from conducting its business substantially
as theretofore conducted, provided said election shall be made within ninety (90) days after the receipt of notice of said taking. If
Tenant shall not so elect to terminate this Lease, then a just proportion of rent and any other charges due under this Lease shall be

    7

     

    

abated
according to the nature and extent of the taking or damage or destruction until the Premises or what may remain thereof have been put
by Landlord in the proper condition for use and occupation by Tenant. If this Lease shall not be so terminated and Tenant shall remain
in occupation hereunder then there shall be a permanent reduction of rent and any other charges due under this Lease according to the
nature and extent of the deprivation to Tenant of the Premises as previously constituted. Subject to the provisions of any deed of trust,
mortgage or similar instrument recording against the Premises securing Landlord’s indebtedness, Landlord shall be entitled to the
entire award or compensation from the condemning authority, whether awarded as compensation for the taking of the fee interest, diminution
in value of the leasehold interest or as severance damages, and Landlord shall be entitled to apply for, negotiate, transfer and receive
an award or compensation from the condemning authority with respect to Tenant’s legal estate in the Premises; and Tenant’s
rights shall be limited to a separate award or compensation for moving and relocation benefits and the unamortized cost of trade fixtures,
which Tenant shall initiate and pursue at Tenant’s sole cost and expense, as long as no such action diminishes the award payable
to Landlord.

 

		21.	Notices

 

All
notices, statements, demands, requests, consents, approvals, authorizations, offers, agreements, appointments or designations under this
Lease by either party to the other shall be in writing at the addresses first set forth below and shall be sufficiently given and served
upon the other party personally or via either overnight delivery by a nationally recognized courier or via US Mail, certified, return
receipt requested.

 

Tenant:

 

Rivulet
Media, Inc.

1176
E. Warner Road, Suite 113

Gilbert,
AZ 85296

 

Landlord:

 

Restart
Western Skies, L.P. 

1166 E Warner Road, Suite 101

Gilbert,
AZ 85296

 

		22.	Waiver

 

The
waiver by Landlord of any breach of any term, covenant, or condition herein contained shall not be deemed to be a waiver of such term,
covenant, or condition, or any subsequent breach of the same or any other term, covenant, or condition herein contained.

 

		23.	Effect
of Holding Over

 

Any
occupancy of the Premises after the expiration of the Lease term shall not operate to renew or extend the Lease term and shall be construed
as a tenancy

    8

     

    

at
will at a daily rental equal to 1/30th of the rent payable during the last month prior to the expiration of the term multiplied
by 135%. Such tenancy shall be subject to all other terms and provisions of this Lease except any right of renewal.

 

		24.	Subordination

 

This
Lease, without any further action by the parties, shall be subordinate to any ground lease, mortgage, deed of trust, or any other hypothecation
for security now or hereafter placed upon the real property of which the Premises are a part.

 

		25.	Late
Fee, Returned Checks, Interest

 

Tenant
hereby acknowledges that if any monthly payment of rent or any monies due hereunder from Tenant are not received by Landlord or its
agent within five (5) days after such payment is due, then Tenant shall pay a late charge equal to ten percent (10%) of such
delinquent amount. Any amounts payable hereunder by Tenant to Landlord which are not paid on or before the date due as provided in
this Lease shall bear interest at the rate of one and one-half percent (1 1⁄2 %) per month from said due date until paid.
Tenant shall be charged the sum of forty dollars ($40.00) for any check returned to Landlord by Tenant’s bank for non- payment
of funds or any other reason whatsoever. Landlord may after two (2) such returned checks during the term of this Lease, at its sole
option, insist upon payment of any sums due hereunder (including, without limitation, monthly rent) by cashier’s check or
certified funds only.

 

		26.	Miscellaneous
Provisions

 

		A)	This
instrument contains all of the agreements and conditions made between the parties to this Lease and may not be modified orally or in
any other manner than by agreement in writing signed by all parties to this Lease.

 

		B)	Time
is of the essence of each term and provision of this Lease.

 

		C)	Except
as otherwise expressly stated, each payment Tenant is required to make shall be in addition to and not in substitution for other payments
to made by Tenant.

 

		D)	Subject
to Paragraph 16, the terms and provisions of this Lease shall be binding upon and inure to the benefit of the heirs, executors, administrators,
successors, and assigns of Landlord and Tenant.

 

		E)	All
covenants and agreements to be performed by Tenant under any of the terms of this Lease shall be performed by Tenant at Tenant’s sole
cost and expense and without abatement of rent.

 

		F)	While
the approximate square footage of the Premises may have been used in the marketing of the Premises for purposes of comparison, the Rent
set forth above is not tied to square footage and is not subject to adjustment should the actual size be determined to be different.

 

		G)	Tenant
acknowledges receipt of and has read the rules and regulations relating to use as a tenant at Western Skies Business Center and agrees
to comply with the terms of such rules, as they may be amended from time to time. Failure to comply with the rules and regulations of
the Property shall

    9

     

    

			constitute
a material breach of the lease with all remedies available to the Landlord for remedy applying.

 

		H)	Tenant
shall not use any draperies or other window coverings Instead of or in addition to the Building standard window coverings designated
and approved by Landlord for exclusive use throughout the Building.

 

		I)	Tenant
agrees that It shall not allow more than six (6) persons to occupy the Premises on a regular basis (Occupancy Capa). If Tenant desires
a higher occupancy level, Tenant must seek Landlord’s prior written approval. If Landlord consents to allow occupancy in excess of the
Occupancy Cap, it shaft not be unreasonable for Landlord to condition such consent upon the payment of increased monthly rent

 

		27.	Deposit
Agreement

 

Landlord
and Tenant hereby agree that Landlord shall be entitled to immediately endorse and cash the Tenant’s good faith security check accompanying
this Lease.

 

It
is further agreed and understood that such action shall not guarantee acceptance of this Lease by Landlord, but. in the event Landlord
does not accept this Lease, such payments shall be refunded in full to Tenant. This Lease shall be effective only after Tenant has received
a copy fully executed by Landlord.

 

In
witness hereof, Landlord and Tenant have executed this Lease as of the day and year first written above. Individuals signing on behalf
of a principal warrant that they have the authority to bind their principals.

 

	Tenant:	Landlord:
	 	 
	Rivulet Media, Inc.	Restart Western Skies, LP.
	 	 
	By /s/Michael Witherill	By/s/Kent Rowett
	Title: President	Managing Member
	 	Restart Investments, LLC, its GP

10

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00346-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00346-of-00352.parquet"}]]