Document:

Exhibit 10.19

 

BUSINESS LEASE

 

This
Lease is made on 6/11/15 (date), between Bill & Bonnie Holland (the “Lessor”)and
Grow Generation Pueblo Corp, (the “Lessee”).

 

In consideration of the
payment of the rent and the performance of the covenants and agreements by the Lessee set forth below, the Lessor does hereby
lease to the Lessee the following described property situate in the County of Jefferson, in the State of Colorado, the street
address of which is 26591 Main Street, Conifer, CO 80433.

 

TO
HAVE AND TO HOLD the same with all the appurtenances unto the said Lessee from June 11, 2015 or date of actual possession (date),
and until April 30, 2019 (date), First month’s rent to be pro-rated to actual possession time for June. Rental rate is $
2,400.00 per month from July 1, 2015 through April 30, 2017 and $ 2,500 per month from May 1, 2017 through April 30, 2019. This
is a total amount of $112,800, plus June pro-rated amount. Rent is due and payable on the first of each month during the term
of this lease at the office of the Lessor at 23286 Valley High Rd., Morrison, CO 80465, without notice.

 

The Lessee, in consideration
of the leasing of the premises agrees as follows:

 

	 	1.	To pay the rent for the premises above-described.
	 	 	 
	 	2.	To pay to the Lessor those items listed below, or the Lessee’s proportional share thereof,
	 	 	 
	 	 	which for the purposes of this lease is deemed to be 100%, which amount shall be considered as additional rent, and shall be due on the presentation of the appropriate bill to the Lessee:
	 	 	 
	 	 	(a)	All increased taxes, or insurance which are assessed during the term of this Lease. (Tax bills are paid by owner directly, only the increased amounts will be assessed as additional rent).
	 	 	 	 
	 	 	(b)	All premiums for fire and extended coverage insurance, property damage, and liability insurance in such amounts as the Lessor may reasonably require. Lessor shall be named as additional insured. Lessee to obtain & pay for their own insurance & give certificate.
	 	 	 	 
	 	 	(c)	All costs and expenses of minor maintenance of the building, including land surrounding the building. The yard maintenance, parking lot and gutter cleaning are the main outdoor items, along with snow clearing of walkways and parking lot. Light ballasts and bulbs, and cleaning of the interior are the main indoor items. Tenant to keep plumbing unclogged, and change water filter monthly.
	 	 	 	 
	 	3.	To keep the improvements upon the premises, including plumbing, wiring, glass and parking lot in good repair, ail at Lessee’s expense, and at the expiration of this lease to surrender the premises in as good a condition as when the Lessee entered the premises, loss by fire, inevitable accident, and ordinary wear excepted. To keep all sidewalks on and around the premises free and clear of ice and snow, and to keep the entire exterior premises free from all litter, dirt, debris and obstructions; to keep the premises in a clean and sanitary condition as required by the ordinances of the city and county in which the property is situate.
	 	 	 	 
	 	4.	To sublet no part of the premises, and not to assign the lease or any interest therein without the written consent of the Lessor.

 

     

     

    

 

Business Lease, Page 2

 

	 	5.	To use the premises only as Gardening
    Supplies and related activities, and to use the premises for no purposes prohibited by the laws of the United States or the
    State of Colorado, or Jefferson County, or of the ordinances of the city or town in which said premises are located, and for
    no improper or questionable purposes whatsoever, and to neither permit nor suffer any disorderly conduct, noise or nuisance
    having a tendency to annoy or disturb any persons occupying adjacent premises.
	 	 	 
	 	6.	To neither hold nor attempt to hold the Lessor liable for any injury or damage, either proximate or remote, occurring through or caused by the repairs, alterations, injury or accident to the premises, or adjacent premises, or other parts of the above premises not herein demised, or by reason of the negligence or default of the owners or occupants thereof or any other person, nor to hold the Lessor liable for any injury or damage occasioned by the defective electric wiring, or the breakage or stoppage of plumbing or sewerage upon said premises or upon adjacent premises, whether breakage or stoppage results from freezing or otherwise, to neither permit nor suffer said premises, or the walls or floors thereof, to be endangered by overloading, nor said premises to be used for any purpose which would render the insurance thereon void or the insurance risk more hazardous, nor make any alterations in or changes in, upon, or about said premises without first obtaining the written consent of the Lessor therefore, but to permit the Lessor to place “For Rent” card or sign upon the leased premises at any time after (60) days before the end of this lease.
	 	 	 
	 	7.	To allow the Lessor to enter upon the premises at any reasonable hour, with notice, unless emergency.
	 	 	 
	 	8.	To pay all charges for water and water rents, and for heating and lighting of the building in which said premises are located. The utilities will be transferred to tenant name and paid directly, propane tank rental to be reimbursed to landlord or transferred to Lessee. Propane to be ordered and paid for by Tenant.
	 	 	 
	 	IT IS EXPRESSLY UNDERSTOOD AND AGREED BETWEEN LESSOR AND LESSEE AS FOLLOWS:
	 	 
	 	9.	No assent, express or implied, to any breach of any one or more of the agreements hereof shall be deemed or taken to be a waiver of any succeeding or other breach. Any payment by Lessee, or acceptance by Lessor, or a lesser amount than due shall be treated only as a payment on account. Further, failure of the Lessor to timely bill for taxes, insurance or repairs, as required herein, shall not be deemed a waiver of the Lessee’s liability to pay same.
	 	 	 
	 	10.	If, after the expiration of this lease, the Lessee shall remain in possession of the premises and continue to pay rent without a written agreement as to such possession, then such tenancy shall be regarded as a month-to-month, tenancy, at a monthly rental, payable in advance, equivalent to the last month’s rent paid under this lease, and subject to all the terms and conditions of this lease.
	 	 	 
	 	11.	H. If the premises are left vacant and any part of the rent reserved hereunder is not paid, then the Lessor may, without being obligated to do so, and without terminating this lease, retake possession of the said premises and rent the same for such rent, and upon such conditions as the Lessor may think best, making such changes and repairs, and the Lessees shall be liable for the balance of the rent herein reserved until the expiration of the term of this lease.

 

     

     

    

 

Business Lease, Page 3

 

	 	12.	The Lessor acknowledges receipt of
    a deposit in the amount of $2,500.00 to be held by the Lessor for the faithful performance of all of the terms, conditions
    and covenants of this lease. The Lessor may apply the deposit to cure any default under the terms of this lease and shall
    account to the Lessee for the balance. The Lessee may not apply the deposit hereunder to the payment of the rent reserved
    hereunder or the performance of other obligations.
	 	 	 
	 	13.	If any part of the rent provided to be paid herein is not paid when due, or if any default is made in any of the agreements by the Lessee contained herein, it shall be lawful for the Lessor to declare the term ended, and to enter into the premises, either with or without legal process, and to remove the Lessee or any other person occupying the premises, using such force as may be necessary, without being liable to prosecution, or in damages therefor, and to repossess the premises free and clear of any rights of the Lessee. If, at any time, this lease is terminated under this paragraph, the Lessee agrees to peacefully surrender the premises to the Lessor immediately upon termination, and if the Lessee remains in possession of the premises, the Lessee shall be deemed guilty of forcible entry and detainer of the premises, and, waiving notice, shall be subject to forcible eviction with or without process of law.
	 	 	 
	 	14.	In the event of any dispute arising under the terms of this lease, or in the event of nonpayment of any sums arising under this lease and in the event the matter is turned over to an attorney, the party prevailing in such dispute shall be entitled, in addition to other damages or costs, to receive reasonable attorney’s fees from the other party.
	 	 	 
	 	15.	In the event any payment required hereunder is not made within (5) days after the payment is due, a late charge in the amount of five percent (5%) of the payment will be paid by the Lessee.
	 	 	 
	 	16.	In the event of a condemnation or other taking by any governmental agency, all proceeds shall be paid to the Lessor hereunder, the Lessee waiving all right to any such payments.
	 	 	 
	 	17.	This lease is made with the express understanding and agreement that, in the event the Lessee becomes insolvent, or is declared bankrupt, then, in either event, the Lessor may declare this lease ended, and all rights of the Lessee hereunder shall terminate and cease.

 

THIS LEASE shall be binding on the parties, their personal representatives, successors and assigns.

 

ADDITIONAL
PROVISIONS

 

120 days written and verbal notice to be given if lease
is not to be renewed or extended when due. Property can be shown to prospective new tenants if necessary. Property can be shown
to prospective buyers if applicable, with notice.

 

Tenant has the first option to buy if and when the property
is put up for sale. Lease to go with property if sold.

 

	Bill and Bonnie Holland	 	Grow generation Pueblo Corp
	Lessor	 	Lessee
	 	 	 
	Signed:	 	 
	Bonnie Holland, Bill Holland	 	/s/ Darren Lampert
	Owners	 	CEO-Darren LampertExhibit 10.20

 

 

 

 

 

 

 

 

 

SHOPPING
CENTER LEASE

BY AND BETWEEN

 

COLORADO
PLACE CENTER

as
“Landlord”

 

AND

 

GROWGENERATION
PUEBLO, CORP.

as
“Tenant”

	 	 	 	NAI
                                         Highland, LLC

Two
North Cascade Avenue, Suite 300 

Colorado Springs, Colorado 80903-1618

719577.0044

	 	Direct Line	 	719.667.6888
    • Cell 719.510.6033
	 	FAX	 	719.577.0048
	 	EMAIL	 	colvert@highlandcommercial.com
	 	 	 	www.highlandcommercial.com
     

    www.tiffanycolvert.com

 

 

 

 

 

 

 

 

 

     

     

    

 

 

SHOPPING
CENTER LEASE

 

THIS
LEASE is entered into as of the 7th day of August, 2015, in Colorado Springs, Colorado, by and between Jong H.
Kim (d.b.a. Colorado Place Center, hereinafter referred to as “Landlord”) and GrowGeneration Pueblo, Corp.
(hereinafter referred as “Tenant”), whose address is 503 N. Main St. Suite 740, Pueblo, CO 81003.

 

WITNESSETH:

 

In
consideration of the mutual covenants and agreements herein contained, Landlord and Tenant hereby agree as follows:

 

ARTICLE
I 

LEASED
PREMISES

 

Section
1. Landlord hereby lets and demises to Tenant and Tenant hereby leases from Landlord for the “Lease Term” (as that
term is defined in Article II) and upon the terms and conditions set forth in this Lease, 310-H/I South 8th Street,
Colorado Springs, CO, with approximately 3,360 square feet of floor space (the “Leased Premises”), located in a building
(the “Building”), constructed on a portion of that certain real property located in the City of Colorado Springs,
El Paso County, Colorado, the exact legal description of which is set forth on Exhibit “A” (the “Property”)
attached hereto. The Building and Property together with the surrounding “Common Areas” (as that term below), and
other buildings may be referred to hereafter as the “Shopping Center.” Other than as specified in this Lease and the
exhibits attached hereto, Tenant hereby accepts the Leased Premises on an as-is, where-as basis. The Additional Provisions
set forth in Exhibit B attached hereto are hereby incorporated into this Lease.

 

ARTICLE
II 

TERM

 

Section
1.The term of this Lease (the “Lease Term”) shall be for a period of sixty four (64) months beginning at
twelve o’clock noon on the “Lease Commencement Date” (as defined below); provided, however, if the Lease
Commencement Date occurs on a day other than the first day of a month, the Lease Term shall be measured from the first day of
the month next following the month in which the Lease Commencement Date occurs, In this event, Minimum Rent, at the rate hereinafter
provided, shall be prorated for any partial month, on a per diem basis, and shall be due and payable on the Lease Commencement
Date.

 

Section
2. The “Lease Commencement Date” shall be: September 1, 2015.

 

ARTICLE
III 

MINIMUM RENT

 

Section
1. Tenant covenants and agrees to pay a reserved base rent (“Minimum Rent”) for the Leased Premises for
the full Lease Term in the amount as set forth in Exhibit H attached hereto, plus rental payments for any partial month
and any Additional Rent (and any other amounts due hereunder, collectively “Rent”), without setoff, counterclaim,
or deduction, without notice or demand, in advance and without demand, on or before the first day of each month during the Lease
Term at the address of Landlord first written above or at such other address or addresses as Landlord may hereafter determine
by notice to Tenant. For the purposes of this Lease, the term “Lease Year” shall mean each twelve (12) consecutive
month period starting with the first day of the Lease Term and from each anniversary date thereafter. The parties hereto hereby
represent and warrant that rent increases provided for herein during the Lease Term and any extensions thereof have been negotiated
at arm’s length and were prompted solely by legitimate business and economic concerns of both parties.

 

    	 	- 2 -	 

     

    

 

ARTICLE
IV 

PERCENTAGE
RENT 

 

* This Article is deleted in entirety.

 

ARTICLE
V 

DEFINITION
OF GROSS REVENUES

 

*
This Article is deleted in entirety.

 

ARTICLE
VI 

REAL
ESTATE TAXES AND ASSESSMENTS

 

Section
1. In addition to the rent set forth above, Tenant shall pay to Landlord as Additional Rent, at the same time and in the same
manner as provided for payment of Minimum Rent in Article III hereof, its estimated pro rata share of all of the real property
taxes or any tax levied in lieu thereof or in addition thereto, or due to the ownership or operations of, the Shopping Center,
levied, assessed or allocated (including any special assessments in any other manner) for any period included in the Lease Term
or any extensions thereof.

 

Section
2. Tenant’s pro rata share of the real estate taxes and assessments on the land comprising the Shopping Center shall be equal
to the number of square feet included in the Leased Premises divided by the total number of square feet included in buildings
built on land which is owned by Landlord in the Shopping Center (at the time such buildings are completed) and which land is included
in such tax bill, times the amount of real estate taxes and assessments to be paid by Landlord for land included in the Shopping
Center. Tenant’s pro rata share of the improvement taxes for the Building shall be equal to the number of square feet included
in the Leased Premises, divided by the total number of square feet included in the Building or portion thereof included in the
tax bill, times the amount of real estate taxes and assessments to be paid by Landlord for the Building.

 

Section
3. For the tax years in which this Lease commences and terminates, Tenant’s obligations pursuant to this Article shall be
apportioned on a per diem basis in such proportion as Tenant’s tenancy of the Leased Premises bears to 365 days. Tenant’s pro
rata share shall be based upon estimates made by Landlord of projected taxes due for the subject calendar year. The difference
between the estimated taxes and assessments and the actual taxes and assessments due shall be accounted for by Landlord within
ninety (90) days following notice to Landlord of the actual charges for the subject year, and the necessary refund by Landlord
(or credit to be applied to rent due hereunder) or additional payment by Tenant in the amount of the difference shall be paid
within thirty (30) days following notice to Tenant of the amount due; provided, however, no refund shall be paid Tenant should
Tenant be in default on any of its leasehold obligations hereunder. Tenant shall not be responsible for a pro rata share of taxes
or assessments for time periods prior to Tenant taking possession of the premises. To the actual knowledge of Landlord, as of
the date of this Lease there are no current or proposed special assessments to be levied on the Shopping Center.

 

ARTICLE
VII 

CONSTRUCTION
AND ACCEPTANCE OF PREMISES

 

Section
1. All initial construction to be completed in the Leased Premises by Tenant, pursuant to Article XIV hereof
(“Tenant’s Work”), must be approved by Landlord prior to commencement of construction. Within ten (10) business
days after execution of this Lease by Tenant, Tenant shall deliver to Landlord for approval, all its drawings, plans, and
specifications for Tenant’s Work. If Tenant’s drawings, plans and specifications for Tenant’s Work are not approved
by Landlord, such approval not to be unreasonably withheld, Landlord shall provide notice of said disapproval to Tenant. Tenant
shall deliver to Landlord for further consideration and approval of Landlord acceptable drawings, plans and specifications within
ten (10) days of being provided notice of disapproval.

 

Section
2. Upon delivery of the Leased Premises, Tenant agrees to accept delivery of the Leased Premises as delivered, to enter upon
them, to promptly and diligently thereafter install its furniture, fixtures and equipment, and to perform Tenant’s Work as described
on Exhibit “C” contemporaneously with the remaining Landlord’s Work, if any.

 

    	 	- 3 -	 

     

    

 

Section
3. Landlord shall not be responsible nor have any liability whatsoever at any time for loss or damage to Tenant’s
Work or to fixtures, equipment or other property of Tenant installed or placed Tenant on the Leased Premises. Any
occupancy Tenant prior to the Lease Commenceme Date, even though rent free (if applicable) or for Tenant’s Work
build-out purposes, shall in all respects be the same as that of a Tenant under this Lease; in addition, Tenant shall not,
during any such occupancy, interfere with Landlord’s Work either to the Leased Premises or to the Building. By
occupying the Leased Premises as a Tenant or to complete Tenant’s Work and install fixtures, facilities or equipment,
Tenant shall be deemed conclusively to have accepted the same and to have acknowledged that the Leased Premises are in the
condition required by Landlord’s covenants described hereinabove. In no event shall Landlord be liable to Tenant for
latent defects more than one year after the Lease Commencement Date. In the event of any dispute, the certificate of
Landlord’s architect or engineer shall be conclusive that the Leased Premises are in the condition required by this
Lease.

 

ARTICLE
VIII 

PARKING
AND COMMON AREAS

 

Section
1. Landlord shall provide a reasonable area for off-street parking and other “Common Areas” for the nonexclusive
use of Tenant, its employees, agents, and other invitees, in common with Landlord, other tenants of the Shopping Center, and their
respective employees, agents, and invitees, except when such are being repaired, altered or reconstructed, and except as provided
hereafter. Landlord shall be deemed to have provided a reasonable area for off-street parking if the number of parking spaces
in the Shopping Center satisfies the requirements of applicable governmental authorities. As the term is used herein, “Common
Areas” or “Common Area” shall mean all those areas of the Shopping Center on which buildings have not been built,
including, but not limited to, parking areas; Common Areas shall not include, however, any drive-through lanes or outside sales
areas which are segregated from the rest of the Shopping Center or used exclusively by any one tenant. Tenant shall not at any
time interfere with the rights of Landlord and others entitled to similar use of Common Areas. Tenant warrants that it has inspected
the area and size of the parking areas and that they are sufficient for its needs. An excessive use of parking areas by another
tenant which cannot reasonably be controlled by Landlord shall not be a default or breach of the Lease, and shall in no way suspend
or terminate any of Tenant’s obligations under this Lease. Landlord and Tenant hereby grant to each other nonexclusive cross easements
for vehicular parking and pedestrian ingress and egress to and from the Leased Premises to the Shopping Center, over upon and
across the parking areas and driveways, exits and entrances of the Shopping Center and the Leased Premises.

 

Section
2. All Common Areas furnished by Landlord shall be subject to the reasonable control and management of Landlord who shall
have the right, but not the obligation, from time to time to establish, modify and enforce reasonable rules and regulations with
respect thereto. Tenant agrees to abide by all rules and regulations with regard to its occupancy of the Leased Premises and its
use of the Common Areas. Landlord further reserves the right to change the areas, to rearrange the areas, and to restrict or eliminate
the use of any Common Areas, and do such other acts in and to Common Areas to change the location of building areas in the Shopping
Center as Landlord shall determine, provided that the number of parking spaces as required hereunder shall remain substantially
the same. Such actions may not be deemed an eviction of Tenant or a disturbance of Tenant’s use of the Leased Premises. Landlord
may, at its sole and exclusive discretion, designate areas for parking by Tenant’s employees, and Tenant shall thereafter be responsible
to insure that its employees park in the designated areas.

 

Section
3. No merchandise and/or services shall be displayed, sold, leased, stored or offered for sale or lease within the Common
Area unless first approved in writing by Landlord, in its sole discretion. No signed vehicle shall be parked in the Common Area
(except in any service area) for longer than two hours, except for loading or unloading purposes. The foregoing provision shall
not prohibit the temporary parking of any delivery vehicles (including trailers) within the designated service area (provided,
however, no trailer shall be left in any service area for a period in excess of 48 hours).

 

    	 	- 4 -	 

     

    

 

Section
4. Tenant covenants and agrees to pay as Additional Rent a pro rata share of all costs and expenses incurred by
Landlord in operating and maintaining the Common Areas and other areas actually used or available for use by Tenant and its
employees, agents, and other invitees, including,  but not by way of limitation, costs of gardening and maintaining the
landscaping, the cost of replacement of plants and planters, the cost of fire, casualty, public liability and property damage
insurance, repairs, replacements, line painting, sealing, resurfacing, lighting, all repair and replacement costs relating to
any utility service lines, which utility service lines do not service the Leased Premises exclusively, sanitary
control, clearing, removal of snow, trash, rubbish, garbage and other refuse, the cost of personnel to implement such
services to provide security and to police the Common Areas and parking areas, any management fees incurred by Landlord in
connection with the management the Shopping Center, plus fifteen percent (15%) of all of the foregoing costs to compensate
Landlord for its administrative and overhead expenses (excluding from such fifteen percent (15%) management fees, interest,
costs of acquiring equipment or other capital assets, all costs of administration by Landlord, except as expressly provided
above and items of expenses commonly known and designated as “carrying charges”). The liability of Tenant for the
payment of such costs shall commence on the Lease Commencement Date. Said costs shall be paid as Additional Rent in advance
on the first day of the Minimum Rent. Tenant’s pro rata share of costs and expenses may be adjusted when actual
expenses incurred by Landlord are determined for each calendar year.

 

Section
5. Tenant’s pro rata share shall be based on Landlord’s estimates of said costs, and shall be equal to the number of square
feet included in the Leased Premises divided by the total number of square feet included in buildings built on land which is owned
by Landlord in the Shopping Center (at the time such buildings are completed) to the extent the premises within such buildings
are using the services described herein, times the amount of the above-described costs to be paid by Landlord for the Shopping
Center. The difference between the estimated costs and the actual costs shall be accounted for by Landlord at Landlord’s office,
within ninety (90) days following the end of Landlord’s fiscal year or within ninety (90) days following the termination of, or
Tenant’s default under the provisions of, this Lease, and the necessary refund by Landlord or additional payment by Tenant in
the amount of the difference shall be paid within thirty (30) days following notice to Tenant of the amount due; provided, however,
no refund shall be paid Tenant should Tenant be in default on its leasehold obligations.

 

Section
6. Once per calendar year, Tenant shall have the right to request such reasonable books and records of the Landlord related
to any costs or expenses which are passed through to Tenant, upon fifteen (15) business days advance written notice by Tenant
to Landlord. Landlord shall cooperate with Tenant in providing Tenant reasonable access to its books and records at principal
place of business of Landlord during normal business hours for this purpose. Landlord shall credit or refund to Tenant any overcharge
of such items as disclosed by such audit within thirty (30) days following completion of such audit. In the event that the audit
discloses an undercharge of such items as billed to Tenant, Tenant shall pay Landlord the amount of such undercharge within thirty
(30) days following completion of the audit. Tenant shall be responsible for its own costs incurred in conduction any such audit.

 

    	 	- 5 -	 

     

    

 

ARTICLE
IX 

MAINTENANCE
OF THE BUILDING AND REPAIRS 

 

Section
1. Landlord shall keep the roof, foundation, the four outer walls (excluding all glass windows, window frames, doors and
door frames), gutters and downspouts of the Building in reasonably good repair; provided, however, that if Landlord shall be
called upon to make any such repairs occasioned by the negligent act or omission of Tenant, its employees, agents, or other
invitees, the total cost and expense of such repairs shall be borne by Tenant, and such costs shall not be prorated among
other tenants of the Shopping Center. Subject to the previous sentence, Tenant shall pay its pro rata share of all costs of
roof repairs and maintenance. Landlord shall be paid fifteen percent (15%) of such costs to compensate Landlord for its
“administrative and overhead expenses”) (“AOE”). Landlord may enter into a mechanical system inspection
service contract with a reputable service company, and Tenant shall pay its pro rata share of the costs of said service
contract plus fifteen percent (15%) of said costs to compensate Landlord for its AOE. Landlord may enter into contracts for
the cleaning of all windows in the Shopping Center and for sweeping of and removal of snow from sidewalks adjacent to the
Leased Premises, for which Tenant shall similarly pay its pro rata share of the costs thereof plus fifteen percent (15%) of
said costs to compensate Landlord for its AOE. Tenant shall pay its pro rata share of all costs of any replacements or
repairs resulting from determinations made by the inspection service (plus fifteen percent (15%) of said costs to
compensate Landlord for its AOE. Tenant’s pro rata share of costs due under this Article shall be equal to the number of
square feet in the Leased Premises divided by the total number of square feet included in the buildings built on land which
is owned by Landlord in the Shopping Center to the extent the premises in such buildings are using the services described
herein; however, Tenant’s pro rata share of costs for roof maintenance and repair shall be equal to the number of square feet
in the Leased Premises divided by the total number of square feet in the Building, times the amount of the above-described
costs. Tenant shall, at its expense, maintain, replace, repair and keep all parts of the interior of the Leased Premises
(which include but are not limited to, interior wall surfaces, doors, door hardware, plumbing, electrical,
mechanical, heating and ventilating equipment within or servicing the Leased Premises) and any HVAC installed on the exterior
of the building providing service to the Leased Premises, in reasonably good order, operating condition and repair. Tenant
shall, at its expense, comply with and also keep the Leased Premises in a clean, sanitary and safe condition in accordance
with all directions, rules and regulations that affect the Leased Premises and of any health officers, building inspectors or
other proper officers of the governmental agencies having jurisdiction. Tenant shall, at its own cost and expense, replace
with glass of the same quality any damaged or broken glass, including plate glass or other breakable materials used in
structural portions of any interior or exterior windows and doors on the Leased Premises. At the expiration of the Lease
Term, Tenant shall surrender the Leased Premises broom cleaned and walls, floor and ceiling repaired to reasonable order, in
as good order as the same is on the day Tenant first opened for business to the public, reasonable wear and tear
excepted.

 

ARTICLE
X

UTILITIES

 

Section
1. From the earlier of (a) the date upon which the Leased Premises are delivered to Tenant or (b) the Lease Commencement Date,
and at all times during the Lease Term, Tenant, in addition to the rents required hereunder, shall pay, prior to delinquency,
the costs of all utilities, including but not limited to gas, propane, electricity, water and sewer used and consumed by Tenant
in the Leased Premises, and to the extent possible shall contract for the same in its own name and on separate meters. Throughout
the duration of Tenant’s occupancy of the Leased Premises, Tenant shall keep such meters and installation equipment in good working
order and repair at Tenant’s sole cost and expense. Failure to do so may allow Landlord to cause such meters and equipment to
be replaced or repaired, and to collect the cost thereof from Tenant as Additional Rent. If such utility charges cannot be separately
metered or separately determined, Tenant agrees to pay its pro rata share thereof, which shall be equal to the number of square
feet included in the Leased Premises divided by the total number of square feet included in that portion of the Building utilizing
such utilities, times the cost of utilities for that Building, all which shall be paid on the first day of the month at the same
time and place stated in Article III hereof for the payment of Minimum Rent.

 

Section
2. Landlord does not warrant or guarantee the continued availability of any or all of the utility services necessary or desirable
for the use of the Leased Premises by Tenant. In no event shall the interruption, diminution or cessation of such availability
be construed as an actual or constructive eviction of Tenant, nor shall Tenant be entitled to any abatement of its rent obligations
under this Lease on account thereof. Landlord shall not be liable in damages or otherwise if the furnishing by Landlord or by
any utility or other service to the Leased Premises shall be interrupted or impaired by fire, repairs, accident, or by any cause
beyond Landlord’s reasonable control. In the event that a deposit is required by a public or quasi-public organization in order
to furnish or agree to furnish any service to the Leased Premises, Tenant agrees and covenants to pay such deposit. Any money
so paid shall not entitle Tenant to an offset or reduction of its rent liability under this Lease, nor shall Landlord be obligated
to repay or credit Tenant for any money so paid.

 

Section
3. Landlord reserves the right to stop the service of any or all of the utilities hereinabove described when, in Landlord’s
sole discretion, such stoppage is necessitated by reason of accident, repairs, inspections, alterations or improvements, until
any of the same have been completed. In such event, Landlord shall not be deemed guilty of a breach of this Lease, nor shall Tenant
be entitled to any abatement of its rent obligations under this Lease on account thereof. Landlord shall not unreasonably stop
the service of any or all of the utilities.

 

    	 	- 6 -	 

     

    

 

ARTICLE
XI 

CARE
OF LEASED PREMISES

 

Section
1. Tenant agrees to keep the Leased Premises well-lighted and in a neat and clean condition; not to conduct any auction, fire,
bankruptcy, liquidation or going-out-of-business sales thereon without the prior written consent of Landlord; and to operate its
business thereon continuously during the Lease Term at substantially the same hours as the other tenants. Tenant shall keep the
Leased Equipment in reasonably good condition and repair, and shall perform reasonable or required maintenance and repair on the
Leased Equipment. Tenant also agrees not to open or operate, directly or indirectly, any other stores substantially like the store
being operated on the Leased Premises within a distance of three (3) mile from the boundaries of the Property; should Tenant violate
this covenant, Landlord may, in addition to all other remedies available pursuant to this Lease, at law or in equity, include
the Gross Revenues from any such violating stores within the definition of “Gross Revenues” pursuant to Article V.

 

ARTICLE
XII 

SIGNS
AND ADVERTISING

 

Section
1. Tenant shall be obligated to install and maintain a sign in accordance with Exhibit “D” attached hereto. Tenant
shall not erect or install any type of store front, any exterior or interior window or door signs, any paper signs or advertising
signs painted on windows, or other types of signs, placards, or window blinds, or place or utilize in the store front area any
trade fixtures, displays, merchandise and equipment without first having obtained the prior written consent and approval of Landlord.
All signs, placards, fixtures, displays, merchandise and equipment shall conform to the criteria set forth in Exhibit “D”.
Tenant shall pay all costs of causing its signs to be erected and maintained. A diagram of Tenants signage is attached hereto
in Exhibit D and is hereby approved by Landlord.

 

Section
2. Tenant agrees that it may insert the address and telephone number of the Leased Premises in any advertising media it may
use and, so far as possible.

 

ARTICLE
XIII 

USE
OF LEASED PREMISES

 

Section
1. The Lease Premises shall be used and occupied by Tenant only as set forth in Exhibit B attached hereto and for no
other uses. Tenant further acknowledges and hereby accepts without complaint, now or hereafter, all current and future
tenants of the Shopping Center and those tenants’ permitted uses. Tenant expressly acknowledges hereby that it has not relied
on representations that may have been made as to other tenants in deciding to enter into this Lease.

 

Section
2. Tenant shall not burn any trash or garbage at any time in or about the Shopping Center.

 

Section
3. Landlord reserves the right, without liability owed to Tenant, to refuse admission to the Shopping Center and the Leased
Premises outside ordinary business hours to any person not known or properly identified to any watchman in charge, to eject any
person from the Shopping Center whose conduct may tend to be harmful to the safety and interest of Shopping Center tenants or
to close any part of the Shopping Center during any riot or other commotion where person or property may be imperiled.

 

Section
4. Tenant shall not: (a) do, or permit to be done, anything in or about the Leased Premises or the Shopping Center which will
in any way obstruct or interfere with the rights of other tenants or occupants of the Shopping Center, or injure or annoy them;
(b) cause, maintain or permit any nuisance in, on or about the Leased Premises; (c) commit, or suffer the commission of, any waste
in, on or about the Leased Premises; (d) use the Leased Premises for any objectionable or immoral purpose, including, but not
limited to sale adult/erotic materials. This obligation of Tenant is only for the benefit of Landlord and no other party, and
shall only be enforceable by Landlord, its authorized representatives, successors and assigns.

 

    	 	- 7 -	 

     

    

 

Section
5. The purpose of this Lease is to transfer possession of the Leased Premises to the Tenant for Tenant business use, in
return for certain benefits, including rent and other charges, to be transferred to Landlord. Tenant acknowledges that it has
not entered into this Lease for the purpose of obtaining the right to convey the leasehold or the Leased Premises to
others.

 

ARTICLE
XIV

ALTERATIONS
AND ADDITIONS

 

Section
1. Tenant shall not, under any circumstances, make alterations or additions to the exterior of the Building. Tenant shall
make no alterations or additions to the interior of the Leased Premises, including equipment or appliances installed in connection
with the transmission or delivery of the utilities, without first procuring Landlord’s written consent, after delivering to Landlord
the plans and specifications therefor, which Landlord shall not unreasonably withhold so long as it doesn’t damage or alter structural
or load bearing parts of the Building. Tenant shall promptly pay for the costs of all Tenant Work regardless of the cost, and
shall indemnify Landlord against liens, costs, damages and expenses incurred by Landlord in connection therewith, including any
attorney’s fees incurred by Landlord, if Landlord shall be joined in any action or proceeding involving such work. Landlord may,
at its option, pay sums due in order to release such liens, in which event any such sums paid by Landlord shall be due to Landlord
by Tenant, as Additional Rent, upon demand. Under no circumstances shall Tenant commence any such work until Landlord has been
provided with certificates evidencing that all the contractor and subcontractor performing such work have in full force and effect
adequate workmen’s compensation insurance as required by the laws of the State of Colorado, and public liability and builder’s
risk insurance in such amounts and according to terms satisfactory to Landlord.

 

Section
2. Within five (5) days after notifying Landlord of any planned erection, construction, alteration, removal, addition, repair
or other improvement (“Tenant’s Work”), Tenant shall post and keep posted until completion of Tenant’s Work, in a conspicuous
place upon the doors providing entrance of the Leased Premises, and shall personally serve upon such contractors or subcontractors
performing Tenant’s work, a notice stating that Landlord’s interest in the Shopping Center shall not be subject to any lien for
Tenant’s Work.

 

Section
3. All alterations, additions, improvements, fixtures, and other personal property, excluding all equipment, which may be
made or installed by, for and on behalf of Tenant upon the Leased Premises and which in any manner are attached to the floors,
walls, or ceilings shall become the property of Landlord at the time of installation and shall remain upon and be surrendered
with the Leased Premises at the time of termination of this Lease as a part of the Leased Premises, without disturbance, molestation
or injury. During the Lease Term, Tenant shall not remove or damage the above described Tenant’s Work and fixtures without the
prior written consent of Landlord.

 

ARTICLE
XV

INSURANCE

 

Section
1. Commencing with the Lease Commencement Date and continuing through the Lease Term, and any extensions thereof, Tenant shall
pay to Landlord its pro rata share of estimated insurance premiums for an “all risk” insurance policy, with an endorsement
insuring against loss of both Minimum Rent and Percentage Rent (including Extended Period of Recovery, if applicable) which Landlord
shall obtain, insuring the buildings and improvements of the Shopping Center for one hundred percent (100%) of their replacement
value, and premiums for any other policy of insurance which Landlord or Landlord’s mortgagee for the Shopping Center requires
to be kept in force. Tenant’s pro rata share shall be based upon actual insurance premiums for the prior 12-month period, if any,
or if none, based upon Landlord’s estimate thereof, and shall be equal to the number of square feet included in the Leased Premises
divided by the total number of square feet included in buildings built and owned by Landlord in the Shopping Center, which buildings
are covered by such insurance, times the amount of said premiums paid by Landlord for the Shopping Center. Tenant’s pro rata share
shall be payable, at Landlord’s option, either: (ii) one-twelfth (1/12) of Tenant’s pro rata share paid monthly through the Lease
Term in the same manner at Addition Rent; or (ii) Tenant’s pro rata share paid annually, in advance, on each anniversary of the
Lease Commencement Date.

 

    	 	- 8 -	 

     

    

 

Section
2. Tenant shall, in addition, at its sole cost and expense, maintain the following insurance or pay the following premiums
with respect to the Leased Premises, including any equipment or fixtures in place as of the Commencement Date: (a) fire and extended
coverage insurance insuring all alterations and additions made by Tenant to the Leased Premises and all of its fixtures, inventory,
furniture and equipment for the full replacement value thereof with the broadest possible coverage (“all risk”) on a
100% co-insurance form insuring against all risks of direct physical loss and excluding only such unusual perils as nuclear attack,
earth movement, flood and war; (b) public liability, bodily injury and property damage comprehensive insurance coverage insuring
against claims of any and all personal injury, death or damage occurring in or about the Leased Premises or the sidewalks adjacent
thereto, with a combined single limit coverage of not less than $2,000,000.00; (c) plate glass insurance sufficient to discharge
Tenant’s obligations as above provided; and (d) in the event liquor is sold on the Leased Premises in any form, Liquor Legal Liability
or similar insurance. If the Tenant utilizes, produces or stores any hazardous materials, Tenant shall maintain such insurance
as necessary to cover any risk of loss or damage arising therefrom. Landlord or Landlord’s mortgagee may reasonably require increases
in the above-described coverage from time to time, in which event Tenant shall obtain the same and pay the costs thereof.

 

Section
3. Each such insurance policy shall be issued by an insurance company of recognized standing, authorized to do business in
the State of Colorado and satisfactory to Landlord. The policies required in the above paragraph shall name Landlord and Tenant
as parties, insured-loss payees, and where applicable, be payable to Landlord and Tenant as their interest may appear. If required
by Landlord, such policies shall also contain a loss payable endorsement in favor of the holder of any first mortgage on the Property
or portion thereof. All such policies shall provide that no cancellation or termination thereof or any material modification thereof
shall be effective except on thirty (30) days prior written notice to Landlord, said mortgagee. All liability insurance required
to be carried by Tenant hereunder shall state that Landlord is entitled to recovery for the negligence of Tenant even though Landlord
is a named insured. Certificates evidencing such insurance shall be delivered to Landlord upon the Lease Commencement Date and
each anniversary thereof.

 

Section
4. Without landlord’s prior written consent, Tenant shall not stock or store any hazardous materials or do anything in or
about the Leased Premises which would in any way tend to increase rates or invalidate any policy on the Leased Premises or the
Building in which the same are located or carried on Landlord’s operation of the Building. Materials typically used in the operation
of tenant’s business are deemed acceptable; provided, however, that any dangerous or hazardous materials are stored in such manner
to prevent any leaks or emissions. If Landlord shall consent to such use, Tenant agrees to pay as Additional Rent any increase
in premiums for insurance against loss by standard fire and extended coverage resulting from the business carried on in the Leased
Premises by Tenant. If Tenant installs any electrical equipment that overloads the power lines to the Building, Tenant shall at
its expense make whatever changes are necessary to comply with the requirements of insurance underwriter insurance rating bureaus
& government authorities having jurisdiction.

 

Section
5. The obligations of Tenant, as contained in this Article, shall inure directly to Landlord’s first mortgagee and shall not
be invalidated by any act, neglect or default of Landlord, nor by any foreclosure or other similar proceeding, nor by any change
in title or ownership of the Leased Premises.

 

ARTICLE
XVI 

WAIVER
OF SUBROGATION 

 

Section
1. Landlord and Tenant agree that, if the interests of which they are required to obtain insurance in connection with the transaction
contemplated hereby shall be damaged or destroyed during the Lease Term by a peril insurable under a standard fire and extended
coverage policy and whether or not such damage or destruction was caused by the neglect of the other party, neither party shall
have any liability to the other or to any insurer of the other (provided the terms of this Article are approved by said insurers)
for, or in respect of, such damage or destruction to the extent covered by such insurance; and each party shall attempt to require
all policies of material damage insurance carried by such party during the Lease Term to be endorsed with a provision in and by
which the insurer designated therein shall waive its right of subrogation
against the other. The waiver of subrogation hereby required shall extend only to the risks insured by the policies required hereby.

    	 	- 9 -	 

     

    

 

ARTICLE
XVII 

DESTRUCTION
OF OR DAMAGE TO LEASED PREMISES

 

Section
1. In case the Leased Premises or the Building in which the Leased Premises are situated shall be partially or totally destroyed
by fire or other peril insurable under standard fire and extended coverage insurance so as to become partially or totally untenantable,
the same shall be repaired as speedily as possible at the expense of the Landlord, to the extent of insurance proceeds available,
unless Landlord shall elect not to rebuild as hereinafter provided; or, if the remainder of the Lease Term is less than twenty-four
(24) months, Landlord shall not be required to rebuild if Tenant fails to exercise (within fifteen (15) days following notice
from Landlord of demand to do so) the next option, if any, to extend the Lease Term which may be available, and if no such option
is available, Landlord may terminate this Lease upon the date of the damage of destruction.

 

Section
2. In case the Leased Premises or the Building in which the Leased Premises are situated shall be destroyed or so damaged
by fire or other peril insurable under standard fire and extended coverage insurance as to render more than thirty-three percent
(33%) of the Leased Premises or thirty-three percent (33%) of the said Building untenantable, Landlord may, at its election to
be exercised by notice given to Tenant not more than thirty (30) days after the occurrence of the damage, terminate this Lease,
but if Landlord shall not so elect, Landlord shall, as promptly as may be reasonable, repair, rebuild or restore any such damage
suffered in the Leased Premises as in this Article provided; however, Landlord’s obligation shall be limited to restore the Leased
Premises to a condition sufficient to enable Tenant to operate and use immediately preceding any such destruction or damage, but
only to the extent allowed by available insurance proceeds.

 

Section
3. In case of casualty to the Leased Premises resulting in damage or destruction which casualty is not insured against, Landlord
shall be under no obligation to restore, replace, or rebuild the Leased Premises, and this Lease shall be deemed terminated on
the 30th day after such casualty and of no further force and effect as of the date of such casualty, unless Landlord elects to
restore, repair, replace and rebuild the Leased Premises and so notifies Tenant in writing within thirty (30) days after such
casualty; in that event, this Lease shall continue in full force and effect during the period of such restoration, replacing or
rebuilding. Furthermore, if Landlord so elects to restore, repair, replace or rebuild the Leased Premises, Landlord shall proceed
with reasonable diligence to do so and place the Leased Premises in substantially the same condition as of the date they are declared
Ready of Occupancy.

 

Section
4. If such damage or destruction as described in this Article occurs, and this Lease is not so terminated by Landlord, this
Lease shall remain in full force and effect, and the parties waive the provisions of any law to the contrary. Tenant shall in
the event of any such damage or destruction, unless the Lease shall be terminated as provided in this Article, forthwith replace
or fully repair all exterior signs, trade fixtures, equipment, display cases and other installations originally installed by Tenant.
Landlord shall have no interest in the proceeds of any insurance carried by Tenant, and Tenant shall have no interest in the proceeds
of any insurance carried by Landlord. Tenant’s Minimum Rent shall abate in that same proportion as the number of square
feet rendered untenantable bears to the total number of square feet in the Leased Premises. Tenant agrees during any period of
reconstruction, restoration or repair of the Leased Premises and/or of the Building to continue the operation of its business
in the Leased Premises to the extent reasonably practicable from the standpoint of good business.

 

    	 	- 10 -	 

     

    

 

ARTICLE
XVIII

EMINENT DOMAIN

 

Section
1. In case the Leased Premises or any part thereof shall be taken by the exercise of the right of eminent domain, then
the Landlord or Tenant shall have the option to terminate this Lease, provided the taking is of such character as to
seriously prevent the Tenant from conducting the Tenant’s business in substantially the same manner as prior to the taking
and provided said election shall be made within sixty (60) days of said taking. Tenant hereby assigns to Landlord all of
its right, title and interest in and to any condemnation award payable to Tenant by the condemning authority as damages
for the complete or partial taking of the estate vested in Tenant by this Lease. All other damages arising out of a complete
or partial taking of the Leased Premises which are sustained by Tenant and to which Tenant is legally entitled including,
without limitation, moving expenses and damages of dislocation of Tenant’s business, shall be paid to Tenant. Notwithstanding
anything to the contrary above, if any part of the Common Area should be taken for any public or quasi-public use under any
governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase under threat thereof, this
Lease shall not terminate, nor shall any Minimum Rent, Percentage Rent or Additional Rent payable hereunder be reduced, nor
shall Lessee be entitled to any part of the award made for such taking.

 

ARTICLE
XIX 

INDEMNIFICATION

 

Section
1. Tenant shall indemnify Landlord and save it harmless from and against any and all suits, actions, damages, claims, liability
and expense, including reasonable attorney fees, in connection with loss of life, bodily or personal injury, or any other type
of damages or injury arising from or out of any breach of this lease or occurrence in, upon, at or from the Premises, or the occupancy
or use by Tenant of the Leased Premises or any part thereof, or occasioned wholly or in part by any act or omission of Tenant,
its agents, contractors, employees, servants, invitees, licensees or concessionaires, including acts or omissions relating to
the sidewalks and common areas within the Shopping Center. Tenant shall store its property in and shall use and enjoy the Leased
Premises and all other portions of the Shopping Center at its own risk, and hereby releases Landlord, to the full extent permitted
by law, from all claims of every kind resulting in loss of life, personal or bodily injury, or property damage, and Tenant, on
behalf of its issuing company or companies insuring its property against any loss, waives any right of subrogation that it may
have against Landlord. Tenant shall give prompt notice to Landlord in case of fire or accident in the Leased Premises or in the
building of which the Premises are a part or of defects therein or in any fixtures or equipment. In case Landlord shall be made
a party to any litigation commenced by or against Tenant, then Tenant shall protect and hold Landlord harmless and shall pay all
costs, expenses, and reasonable attorneys’ fee.

 

Section
2. Landlord shall not be responsible to Tenant, nor required to save Tenant harmless form any loss or damage which may be
occasioned by or through the acts or omissions of persons occupying portions of the Shopping Center or any invitees of coming
onto the Shopping Center. In addition, and notwithstanding anything to the contrary hereunder, Tenant shall not hold or attempt
to hold Landlord liable for any injury or damage, either proximate or remote, occurring through or caused by fire, water, or any
repairs or alterations to the Leased Premises or otherwise; or liable for any injury or damage occasioned by defective wiring
or breakage or stoppage of plumbing or sewage upon the Leased Premises, whether said breakage or stoppage results from freezing,
or otherwise. All property kept, stored or maintained in the Leased Premises shall be so kept, stored or maintained at the risk
of Tenant only.

 

ARTICLE
XX

ASSIGNMENT
AND SUBLETTING 

 

Section
1. Tenant shall not assign, sell, pledge, mortgage, encumber or in any manner transfer this Lease or any interest
therein, nor sublet the Leased Premises or any part or parts thereof, nor permit occupancy by anyone with, through or under
it, nor allow the sale or transfer of any of its capital stock (in the case of a corporation) or partnership interests (in
the case of a partnership) to the extent that Tenant loses voting control of the entity existing upon execution of this
Lease, nor transfer all or substantially all of Tenant’s assets without the prior written consent of the Landlord, which
consent shall be allowed only in Landlord’s sole discretion. Landlord and Tenant hereby acknowledge that this provision
regarding assignment and subletting and Landlord’s discretion there over has been fully and freely negotiated. Tenant shall
pay to Landlord a fee of Five Hundred Dollars ($500.00) to compensate Landlord for the time and expense of reviewing any
request and documentation regarding assignment or subletting and pay any out of pocket legal fees incurred by Landlord.
Landlord shall have ten (10) business day from the date of receipt of the written request of Tenant, together with
reasonable information relating to the financial condition, business operations and experience of any assignee or sub-lessee,
in which to determine whether or not Landlord’s consent shall be granted. Notwithstanding the foregoing, the Landlord shall
not unreasonably withhold its consent to Tenant’s request to sublet the Leased Premises. Landlord shall have no liability of
any kind for not consenting to an assignment or subletting.

 

    	 	- 11 -	 

     

    

 

Section
2. Any sublease of the Leased Premises executed by Tenant shall incorporate this Lease (the “Underlying Lease”)
in its entirety and be subject to its terms. The sublease shall also require the sublessee to attorn to Landlord at Landlord’s
option in the Event of Default by Tenant under the terms of the Underlying Lease, and Tenant does hereby grant Landlord the irrevocable
power of attorney to effect the same. Consent by Landlord to one or more assignments of this Lease or to one or more sublettings
of the Leased Premises shall not operate as a waiver of Landlord’s rights under this Article as to any guarantor of Tenant or
any of its obligations under this Lease, nor be construed or taken as a waiver of any of Landlord’s rights or remedies under this
Lease.

 

Section
3. No assignment or subletting shall release Tenant of any of its obligations under this Lease nor be construed or taken as a
waiver of any of Landlord’s rights hereunder unless specifically agreed to by Landlord in in writing at the time of assignment
or sublease. In the event Landlord allows assignment or subletting hereunder, neither Tenant, assignee of Tenant, nor the sublessee
of Tenant shall have any option to extend the Lease Term, notwithstanding anything contained in this Lease to the contrary. In
the event Tenant assigns or sublets its space or a portion thereof, Tenant shall pay a fee of $500.00 to be paid to Landlord plus
any out of pocket expenses, including reasonable attorney fees, incurred by Landlord relative to the assignment or sublease.

 

Section
4. No interest in this Lease shall pass to any trustee or receiver in bankruptcy, to any estate of Tenant, to any assignee of
Tenant for the benefit of creditors, or to any other party by operation of law or otherwise without Landlord’s consent.

 

Section
5. No consent to assignment or subletting shall be granted if Tenant is then in default under this Lease.

 

Section
6. Landlord shall receive (a) all increases in Minimum Rent, and (b) all increases in Percentage Rents resulting from increases
of the percentage ratio paid by an assignee or sublessee. Tenant shall not share to any extent in such rents.

 

ARTICLE
XXI 

EFFECT
OF LANDLORD’S CONVEYANCE

 

Section
1. If, during the term of this Lease, Landlord shall sell its interest in the Center of which the Leased Premises forms a
part, or the Leased Premises, or any portion of the Center (including land contiguous to it) which may not include the Leased
Premises, including sales by foreclosure or a deed in lieu thereof, all of which is hereby permitted and which Landlord shall
be allowed to advertise for at any time, then from and after the effective date of the sale or conveyance, Landlord shall be released
and discharged from any and all obligations and responsibilities under this Lease, except those already accrued, provided the
successor Landlord accepts the assignment of this lease and bound thereby. To clarify, any subsequent holder of legal title to
the Leased Premises shall be bound by all the terms of this Lease so long as Tenant is not in default thereof, and Tenant shall
remain bound by all its covenants and agreements throughout the Lease Term. In the event of any such sale, Tenant agrees to attorn
to and become Tenant of Landlord’s successor-in-interest. If any security be given by Tenant to secure the faithful performance
of all or any of the covenants of this Lease on the part of Tenant, Landlord may transfer and/or deliver the security, as such,
to the purchaser and thereupon Landlord shall be discharged from any further liability in reference thereto. Landlord shall give
immediate notice of such sale and assignment of Lease upon its occurrence.

 

    	 	- 12 -	 

     

    

 

 

ARTICLE XXII

DEFAULT 

 

Section 1. Any one of the following
events shall be deemed to be an event of default by Tenant under was Lease:

 

(a)
Tenant shall have failed to pay any installment of rent, Additional Rent or other charge or pecuniary obligation provided
for herein (all of which is due on the first of each month), or any portion thereof, within seven days of when the same is
due;

 

(b) Tenant shall have failed to comply
with any other provisions of this Lease and shall not cure such failure within fifteen (15) days after Landlord, by written notice,
has informed Tenant of such noncompliance; unless the breach or failure shall be such that it would cause immediate damage to Landlord
or the Shopping Center, in which event the default shall be immediate;

 

(c) If any of the following occurs with respect to Tenant
or any guarantor of Tenant’s obligations under this Lease:

 

(i) A voluntary
petition for relief pursuant to the bankruptcy or insolvency laws of the United States or of any state is filed by Tenant or guarantor;

 

(ii)  An involuntary petition for
relief pursuant to the bankruptcy or insolvency laws of the United States or of any state is filed against Tenant or guarantor;

 

(iii) The attachment,
seizure, levy upon or taking possession by any receiver, custodian, or assignee for the benefit of creditors of any portion of
the property of Tenant or guarantor;

 

(iv) Tenant or guarantor makes an assignment
for the benefit of creditors; liquidates, winds down or closes its business; or

 

(d) Tenant shall do or permit to be
done anything which creates a lien upon the Leased Premises or the Center which is not paid or discharged promptly. A lien shall
be deemed to have been discharged promptly if it has been removed no later than thirty (30) days after the lien was created. If
said lien is not discharged on or before thirty (30) days after being created, Tenant shall be considered in default of Lease.

 

Section 2. In the event of a
default pursuant to Section 1 of this Article, Landlord may, by serving ten (10) days written notice upon Tenant, elect either
to:

 

(a)         Cancel
and terminate this Lease, or

 

(b)        Terminate Tenant’s
rights to possession only withoutterminatingthis Lease.

 

If Landlord gives Tenant notice of Tenant’s
default and/or delivers to Tenant a Notice of Demand for Payment or Possession pursuant to the applicable statute (either of which
shall hereinafter to referred to as a “Notice of Default”), the Notice of Default will not constitute an election to
terminate the Lease unless Landlord expressly states in the Notice of Default that it is exercising its right to terminate the
Lease.

 

Section 3.
Upon any termination of this Lease, the Landlord may enter upon the Leased Premise and repossess the same (including all fixtures
and equipment therein), and expel the Tenant and those claiming under it, without being guilty of any manner of trespass, and without
prejudice to any remedies which might otherwise be used for the event of default in question. In the case of any such termination,
Tenant will indemnify the Landlord against all loss or damage suffered by reason of the termination, including loss of rentals
which would have otherwise been payable hereunder for the balance of the Lease Term had such termination not occurred.

 

    	 	- 13 -	 

     

    

 

Section
4. In the event of default by Tenant pursuant to this Article XXII, Landlord may, with ten (10) days prior written
notice and without terminating the Lease, re-enter and take possession of the Leased Premises, or any part thereof, and
repossess the same as Landlord’s former estate, and expel Tenant and those claiming through or under Tenant, and remove
the personal property and effects of either or both (forcibly, if necessary) without being deemed guilty of any manner
trespass and without prejudice to any remedies  for arrears of rent or preceding breach of covenants. Upon any such
re-entry Landlord shall be entitled to sell the personal property and effects of the Tenant, or any of it, pursuant to the
terms of this Lease. Should Landlord elect to re-enter as provided in this Article XXII, or should Landlord take possession
pursuant to legal proceedings or any notice provided for by law, Landlord may, from time to time, without terminating this
Lease, relet the Leased Premises, or any part thereof, on behalf of Tenant for such term or terms, and at such rent or rents,
and upon such other terms and conditions as Landlord may deem advisable (which may include concessions and free rent) with
the right to make alterations and repairs to the Leased Premises. No such re-entry or taking of possession of the Leased
Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease, unless a written
notice of termination, specifically stating Landlord’s intention to terminate, be given to Tenant.

 

Section 5.
In the event Landlord does not terminate this Lease, but on the contrary, elects to take possession, then such repossession shall
not relieve Tenant of its obligations and liability under this Lease, all of which shall survive such repossession.

 

Section 6.
No right or remedy herein conferred upon or reserved to the Landlord is exclusive of any other right or remedy herein or by law
or equity provided or permitted; but each shall be cumulative of every other right or remedy given hereunder. The rights and remedies
provided hereof shall survive the termination of this Lease.

 

Section 7.
Should Landlord be in default under the terms of this Lease, Landlord shall have reasonable and adequate time in which to cure
the same after written notice to Landlord by Tenant.

 

Section 8.
In the event that Landlord commences summary proceedings in the nature of a forcible entry and detainer or unlawful detention for
nonpayment of Minimum Rent, Percentage Rent, Additional Rent, or for Tenant’s failure to perform its other obligations hereunder,
Tenant agrees not to file a counterclaim against Landlord in the summary proceedings, not to consolidate claims against Landlord
in said proceedings; however, Tenant does not waive its right hereunder to bring any later action against Landlord for damages.
The commencement of such proceedings (including but not limited to the delivery of notice and process thereof) regardless of whether
such proceedings are actually commenced, shall not be deemed to terminate this Lease, If Tenant should contest such summary proceedings,
it shall post a bond in favor of Landlord for the amount of rent due and for future damages upon termination of this Lease.

 

Section 9.
If the amount in controversy in any dispute between Landlord and Tenant is $25,000 or less and possession of the Leased Premises
is not an issue, the parties agree to submit the dispute to the Judicial Arbiter Group for binding arbitration in accordance with
its arbitration rules. If litigation is commenced between the parties when the matter is subject to this Section, then upon motion
of either party, the litigation shall be stayed and the dispute submitted to arbitration. If the amount in controversy is alleged
to exceed $25,000 and the court in which the litigation is commenced determines that the amount in controversy has been stated
to exceed $25,000 to avoid arbitration, the court, on its own motion or by motion of a party, shall have the right to stay the
litigation and require that the dispute be submitted to arbitration pursuant to this Section.

 

ARTICLE XXIII 

LATE RENT PAYMENT

 

Section
1. Notwithstanding anything to the contrary hereof, all payments of Minimum Rent, Percentage Rent, Additional Rent and
all other pecuniary obligations of Tenant to Landlord, all of which are payable on demand if not otherwise required due on
the first of each month, shall bear interest at the rate of twenty percent (20%) per annum from the date due until paid.
Tenant acknowledges that late payments by Tenant to Landlord of such rent and other charges will cause Landlord to incur
costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impracticable to fix.
Therefore, if any installment of rent due from Tenant is not received by Landlord within five (5) days from when due, Tenant
shall pay to Landlord an additional sum of One Hundred Dollars ($100.00) as a late charge. The parties agree that this late
charge represents a fair and reasonable estimate of the costs that Landlord with incur by reason of late payment by Tenant.
Additionally, Tenant shall pay a Twenty-Five Dollar ($25.00) charge for any checks written to Landlord which are returned due
to insufficient funds.

 

    	 	- 14 -	 

     

    

 

 

ARTICLE XXIV

[removed]

 

ARTICLE XXV 

NONDISTURBANCE AND SUBORDINATION

 

Section 1.This
Lease shall be subject and subordinate to: (a) any reciprocal easement agreements or any other easements and (b) the liens of any
mortgages or deeds of trust which Landlord may now or hereafter place upon the Leased Premises and the Shopping Center, and to
all terms, conditions and provisions thereof, to all advances made, and to any renewals, extensions, modifications or replacements
thereof. Provided, however, that if this Lease is in full force and effect, and provided Tenant is not in default thereunder, the
right of possession of Tenant to the Leased Premises and Tenant’s right arising out of this Lease shall not be affected or disturbed
by any mortgagee in the exercise of any of its rights under the mortgage or the note secured thereby, nor shall Tenant be named
as a party defendant to any foreclosure of the lien of mortgage, nor in any other way be deprived of its rights under this Lease.
In the event that any mortgagee shall agree to the sale of the Leased Premises pursuant to the exercise any of any rights and remedies
under any mortgage, or otherwise, such sale shall be made subject to this Lease and the rights of Tenant hereunder. Tenant agrees
to attorn to the mortgagee or such person who may acquire title as its new Landlord, and the Lease shall continue in full force
and effect as a direct lease between Tenant and mortgagee or such other person, upon all the terms, covenants and agreements set
forth in this Lease. Tenant shall, without further negotiation, execute or obtain execution of such instruments as may be necessary
to effectuate said subordination, sale, foreclosure, and attornment; should Tenant fail to execute same, Tenant hereby appoints
Landlord as its attorney-in-fact to execute such documents in Tenant’s place. Such instruments may require Tenant to notify the
mortgagee of defaults by Landlord hereunder, to make rental payments to the mortgagee upon proper notice, and to allow the mortgagee
a reasonable time to cure defaults hereunder, if Landlord has not done so. Tenant agrees to execute along with this Lease the Subordination
and Estoppel Agreement which is attached hereto as Exhibit “L” and is incorporated herein by this reference.

 

ARTICLE XXVI 

NOTJCES 

 

Section 1.
All notices to be given hereunder by either of the parties shall be in writing. Any notice may be served by Landlord upon Tenant
personally be delivering the same to an employee of Tenant, or to Tenant directly. Any notice shall also be deemed duly served
by either party if mailed by registered or certified mail, return receipt requested, with proper postage prepaid, addressed to
each party at its address first written above. Either party may change the address to which notices may be sent by delivering a
copy thereof to the other party in the manner aforesaid. If service shall be made by registered or certified mail, such service
shall be complete as of the next day following the mailing of such notice in the manner aforesaid.

 

ARTICLE XXVII

DEPOSIT

 

Section
1. Concurrently with the execution of this Lease, Tenant will or has deposited with Landlord, and will keep on deposit at
all times during the Lease Term, the sum of specified in Exhibit B attached hereto as security for the payment by
Tenant of the rents herein agreed to be paid. If, at any time during the Lease Term, Tenant shall be in default in the
performance of any provision of this Lease, Landlord shall have the right to use said deposit, or so much thereof as
necessary, in payment of any rent in default as aforesaid, in reimbursement of any expenses incurred by Landlord and in
payment of any damages incurred by Landlord by reason of Tenant’s default, or at the option of Landlord, the same may
be retained by Landlord. In such event, Tenant shall, within fifteen (15) days of written demand of Landlord, forthwith remit
to Landlord sufficient amount of cash to restore said deposit to its original amount. In the event said deposit has not been
utilized as aforesaid, said deposit or as much thereof as has not been utilized is said purposes, shall be refunded to
Tenant, without interest, upon full performance of this Lease by Tenant. Landlord shall have the right to commingle said
deposit with other funds of Landlord. Landlord may deliver the funds deposited herein by Tenant to the purchaser of
Landlord’s interest in the Leased Premises in the event such interest be sold, and, thereupon, Landlord shall be
discharged form further liability with respect to such deposit. Said deposit shall not be considered as liquidated
damages, and if claims of Landlord exceed said deposit, Tenant shall remain liable for the balance of such claims.

 

    	 	- 15 -	 

     

    

 

ARTICLE XXVIII

MISCELLANEOUS

 

Section 1. Liens.
Tenant shall not permit mechanics’, materialmen’s, or other liens against the Shopping Center in connection with any labor, materials,
equipment, or services furnished, or claimed to have been furnished. If any such lien shall be filed against the Shopping Center,
Tenant shall cause it to be discharged at its sole cost and expense no later than thirty (30) days after said lien has been filed;
provided, however, that if Tenant desires to contest any such lien, it may do so, so long as the enforcement thereof is stayed.
In the event such a stay is obtained, Tenant shall obtain title insurance in the amount of the lien or liens (including interest
and costs) for the benefit of Landlord should Landlord desire the same for any period during which a lien or liens exist on the
Shopping Center. In such event Tenant shall, if necessary, pay required title insurance premiums, post bond sufficient to satisfy
the title insurer’s requirements, pay escrow costs and fees, pay the attorney’s fees of Landlord, and sign indemnity agreements
in favor of the title insurer.

 

Section
2. Relationship of Parties. Nothing contained herein shall be deemed or construedby the parties hereto, nor by any
third party, as creating the relationship of principal and agent or a partnership or a joint venture between the parties
hereto, it being agreed that neither the method of computation of rents or any other provisions set forth herein nor any acts
of the parties herein shall be deemed to create any relationship between the parties hereto other than the relationship of
Landlord and Tenant.

 

Section 3. Representations.
Tenant acknowledges and agrees that it has not relied upon any statements, representations, agreements or warranties, except those
expressed in this Lease.

 

Section 4. Amendments
or Modifications. No amendment or modification of this Lease or any approvals or permissions of Landlord required under this
Lease shall be valid or binding unless reduced to writing and executed by the parties hereto in the same manner as the execution
of this Lease.

 

Section 5, Grammatical
Changes. Wherever the words “Landlord” and “Tenant” are used in this Lease, they shall include “Landlords”
and “Tenants” and shall apply to persons, both men and women, companies, partnerships and corporations. Wherever the
words “mortgage” or “mortgages” are used herein, the same shall be deemed to include a deed of trust or trust
deed, and the word “lender” shall include a mortgagee of a mortgage or a beneficiary of a deed of trust or trust deed.
All references to the Lease Term shall include any extension of the Lease Term, except as otherwise provided. All references to
Tenant shall include Tenant’s guarantors, assignees or sublessees. All references to the singular shall include the plural, and
vice versa.

 

Section 6. Section
Headings. The section headings are inserted herein only for convenience of reference and shall in no way define, limit or describe
the scope of intent of any provisions of this Lease.

 

Section 7. Binding
Effect. Subject to the provisions hereof, the benefits of this Lease and the burdens hereunder shall respectively inure to
and be binding upon the heirs, successors, personal representatives and assigns of the parties.

 

Section 8. Force
Maieure. Whenever a period of time is herein provided for either party to do or perform any act or thing, except for the payment
of monies or obtaining proper insurance by Tenant, there shall be excluded from the computation of such time period any delays
due to strikes, riots, acts of God, shortages of labor or any cause(s), whether or not similar to those enumerated, beyond
the parties’ reasonable control or the reasonable control of their agents, servants, employees and any contractor engaged by them
to perform work in connection with this Lease.

 

    	 	- 16 -	 

     

    

 

Section 9. Personal
Property Taxes. Tenant shall pay before delinquency any personal property taxes attributable to the furniture, fixtures, merchandise,
equipment, or other personal property situated on the Leased Premises. If any such personal property taxes are levied against Landlord
or Landlord’s property, and if Landlord pays the same (which Landlord shall have the right to do) or if the assessed value of Landlord’s
premises is increased by the inclusion therein of a value placed on such property, and if Landlord pays the taxes based on such
increased assessment (which Landlord shall have the right to do), Tenant upon demand shall repay to Landlord the taxes so levied
against Landlord or the proportion of such taxes resulting from such increase in assessment.

 

Section 10.
Nonwaiver. No waiver of condition or covenant of this Lease by either party hereto shall be deemed to imply or constitute a
further waiver by such party of the same or any other condition or covenant. The consent or approval by either party to or of any
act by the other party of a nature requiring consent or approval shall not be deemed to waive or render unnecessary consent to
approval of any subsequent similar act. No act or thing done by Landlord or Landlord’s agents during the Lease Term shall be deemed
an acceptance of a surrender of the Leased Premises, and no agreement to accept such surrender shall be valid unless signed in
writing by Landlord. The delivery of Tenant keys to any employee or agent of Landlord shall not constitute a termination of this
Lease unless a written agreement has been entered into with Landlord to this effect. No payment by Tenant, nor receipt from Landlord,
of a lesser amount than the Minimum Rent herein stipulated shall be deemed to be other than on an account of the earliest stipulated
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 shall accept such check for payment without prejudice to Landlord’s right to recover the
balance of such rent or pursue any other remedy available to Landlord. If this Lease be assigned, or if the Leased Premises or
any part thereof be sublet or occupied by anyone other than Tenant, Landlord may collect rent from the assignee, subtenant or occupant
and apply the net amount collected to the rent herein reserved, but no such collection shall be deemed a waiver of the covenant
herein against assignment and subletting, or the acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant
from the complete performance by Tenant of the covenants herein contained on the part of Tenant to be performed.

 

Section 11.
Reimbursement of Attorney’s Fees and Costs. In the event Landlord takes any action and prevails against Tenant in order to
enforce the terms of this Lease or in any collection action, Landlord shall be entitled to recover from Tenant its costs and expenses,
including reasonable attorney’s fees and costs.

 

Section 12.
Short Form Lease and Notice to Mortgagee. Landlord and Tenant agree not to place this Lease of record, but agree upon the request
of either party to execute and acknowledge so the same may be recorded a short form lease indicating the names and respective addresses
of Landlord and Tenant, the Leased Premises, the Lease Term, the dates of the commencement and termination of this Lease Term and
options for renewal, if any, but omitting rent and other terms of this Lease. Tenant agrees to an assignment by Landlord of rents
and of Landlord’s interest in this Lease to a mortgagee, if the same be made by Landlord. Tenant further agrees that Tenant will
give to said mortgagee a copy of any request for performance by Landlord or notice of default by Landlord; and in the event Landlord
fails to cure such default, Tenant will give said mortgagee a reasonable period in which to cure the same before Tenant exercises
any remedy by reason of such default. Said period shall begin on the last day on which Landlord could cure such default.

 

Section 13.
[removed].

 

Section 14.
Liquor License. Tenant agrees not to protest any application by Landlord or any other tenants who may apply for a liquor license
for use within the Shopping Center.

 

Section
15. Status Statement of Lease. Tenant agrees within five (5) days of request by Landlord from time to time, to execute,
acknowledge and deliver to Landlord a status statement of Lease sequentially in the form attached hereto as Exhibit’s and
incorporated herein by this reference, to the extent that the facts set forth therein are true.

 

    	 	- 17 -	 

     

    

 

Section 16.Enlarging the Shopping
Center.As provided aforesaid, Tenant acknowledges that Landlord hereby reserves the right from time to time to
enlarge the Shopping Center by constructing other buildings on portions of the Property with or without any new Common Areas,
and by including within the existing Shopping Center other properties now or hereafter owned by Landlord adjacent to the
Property, and construction on such additional property buildings and Common Areas.

 

Section 17.
Easements. Landlord shall have the right to grant any easements on, over, under and above the Leased Premises for such proposes
as Landlord determines, provided that such easements will not materially interfere with Tenant’s business. Notwithstanding the
foregoing, as of the date of this Lease, Landlord has no current plans or on-going discussions to grant any easements over the
Leased Premises.

 

Section 18.
Holding Over. In the event that Tenant remains in possession after the expiration of this Lease, without execution of a new
Lease, Tenant shall be deemed to occupy the Leased Premises as a tenant from month to month, subject to all conditions, provisions
and obligations set forth herein insofar as the same are applicable to a month to month tenancy, except that Minimum Rent shall
increase to two hundred percent (200%) of the Minimum Rent that was in effect the last year of the Lease Term or any extension
thereof. In addition, Tenant shall pay any damages and hold Landlord harmless from any liability incurred in connection with any
claims made by any succeeding occupant based on delay of possession.

 

Section 19.
Time of the Essence. Time is of the essence hereof, and each party shall perform its obligations and conditions hereunder
within the time hereby required.

 

Section 20.
Unenforceability. If any cause or provision of this Lease is illegal, invalid or unenforceable under present or future laws
effective during the Lease Term, then and in that event it is the intention of the parties hereto that the remainder of this Lease
shall not be affected thereby, and it is also the intention of the parties to this Lease that in lieu of each clause or provision
of this Lease that is illegal, invalid or unenforceable, there be added as a part of this Lease a clause or provision as similar
in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.

 

Section 21.
Corporate Authority. If Tenant is a corporation, Tenant represents that it has full corporate power and authority to enter
into this Lease Agreement and has taken all corporate action necessary to carry out the transaction contemplated hereby so that
when executed this Lease Agreement constitutes a valid and binding obligation enforceable in accordance with its terms.

 

Section 22.
Financial Statements. This Lease and Landlord’s obligations hereunder are also expressly contingent on Landlord’s review and
approval of Tenant’s financial statements and other financial information. Tenant will provide Landlord with true and complete
financial statements and other financial information regarding Tenant’s financial strength and creditworthiness. In the event Landlord
finds such information, or such additional guaranties, unacceptable, all as determined in Landlord’s sole discretion, then this
Lease shall be deemed terminated with no further obligations by Landlord or Tenant.

 

Tenant and any guarantors of Tenant’s
obligations hereunder shall provide their most recent financial statement(s) including statements of income and expense and statements
of net worth within fifteen (15) days following the request of Landlord. Landlord may request said statements once during any year.
Said statements shall be verified as being true and correct. The Landlord has reviewed Tenants financial statements and hereby
approves said statements.

 

Section
23. Limitations of Landlord Liability. In no event shall Landlord be liable to Tenant for any failure of any other tenant
in the Shopping Center to operate its business. Notwithstanding anything to the contrary provided in this Lease, it is
specifically understood and agreed, such agreement being a primary consideration for the execution of this Lease by Landlord,
that there shall be absolutely no personal liability on the part of Landlord, or any owners of an interest in Landlord’s
business, their successors, assigns, legally appointed representatives, ormortgagee in possession (for the purposes of
this paragraph collectively referred to as “Landlord”) with respect to any of the terms, covenants and conditions
of this Lease.

 

    	 	- 18 -	 

     

    

 

Section 24.
Interpretation and Venue. The terms and enforcement of this Lease shall be interpreted according to the laws of the State of
Colorado. Venue and jurisdiction for enforcement of this Lease shall be exclusively to the County or District Court in El Paso
County, Colorado.

 

Section 25.
Exhibits and Addenda. The following Exhibits and Addenda attached to this Lease are incorporated herein and made a part hereof
by this reference:

 

Exhibits:

 

A. Legal Description of Shopping
Center

B. Additional Provisions

C. Work letter

D. Sign Criteria

E. Tenants in Shopping Center
(removed)

F. Tenant Estoppel and Status Statement
of Lease

G. Corporate Resolution (removed)

H. Rent Payment Schedule

I.   Confirmation of Lease Commencement
and Termination Dates (removed)

J.  Guaranty (removed)

K. Rules and Regulations

L. Subordination and Estoppel Agreement

 

Note: Should any
Exhibits or Addenda mentioned in this Lease not be attached hereto, the intention to omit them shall be conclusively presumed and
their absence shall not vitiate this Lease.

 

Section 26.
Tenant Representations. In the event Tenant is a corporation, the officers executing this Lease on behalf of Tenant hereby
covenant that they are duly authorized by the corporation to execute this Lease, that the corporation is duly organized under the
laws of its State of incorporation, and that the corporation has the full right and authority to enter into this Lease for the
full term hereof.

 

In the event Tenant
is a general or limited partnership, the general partner(s) executing this Lease on behalf of Tenant hereby covenant(s) that he
(they) is (are) duly authorized by the partnership to execute this Lease, that the partnership is duly organized under the laws
of the State in which it was formed and that the partnership has the full right and authority to enter into this Lease for the
full term hereof.

 

Section 27.
Joint Liability. If two or more individuals, corporations, partnership or other entities (or any combination of two or more
thereof) shall sign this Lease Agreement as Tenant, the liability of each such individual, corporation, partnership or other entity
to perform all obligations hereunder shall be deemed to be join and several. In like manner, if Tenant shall be a partnership or
other business association, the members of which are, by virtue of state or general law, subject to personal liability, then and
in that event, the liability of each such members shall be deemed to be joint and several.

 

    	 	- 19 -	 

     

    

 

ARTICLE XXIX

BANKRUPTCY

 

Section 1.
If at any time during the term of this Lease there shall be filed by or against Tenant in any court pursuant to any statute either
of the United States or of any State a petition in bankruptcy of insolvency or for reorganization or for the appointment of a receiver
or trustee of all or a portion of Tenant’s property, or if a receiver of trustee takes possession of any of the assets of Tenant,
or if the leasehold interest herein passes to a receiver, or if Tenant makes an assignment for the benefit of creditors or petitions
for or enters into an arrangement (any of which are referred to herein as a “Bankruptcy Event”), then the following provisions
shall apply:

 

(a)  In all
events any receiver or trustee in bankruptcy shall either expressly assume or reject this Lease within the earlier of forty-five
(45) days following the entry of an “Order of Relief” or as provided by the 1984 Amendments to the Bankruptcy Reform
Act of 1978,

 

(b)  Landlord
specifically reserves any and all remedies available to Landlord in Article XXII hereof or at law or in equity in respect of a
Bankruptcy Event by Tenant to the extent such remedies are permitted by law.

 

Section 2.
The bankruptcy of the Landlord shall not affect the validity of this Lease, nor shall the quiet enjoyment and peaceful possession
of the Tenant be interrupted so long as Tenant is not in default hereunder.

 

ARTICLE XXX 

COMPLIANCE WITH GOVERNMENTAL REGULATIONS

 

Section 1.
Tenant warrants that it will comply at all times with, and be responsible for, the compliance of its personal property, equipment,
employees, processes, assigns, agents, subcontractors and any others acting for it with all applicable federal, state and local
laws, regulations, permits, licenses, certificate and any approvals of any type relative to any and all of the operations Tenant
will conduct at or upon the Leased Premises. Tenant shall immediately notify Landlord of any reports, complaints, or asserted violations
made to any environmental agency arising in connection with the operation to be performed at the Leased Premises. Tenant further
warrants that to the best of its knowledge, no substance regarded as hazardous under the Comprehensive Environmental Response,
Compensation and Liability Act (CERCLA), 42 USC Section 9601 et seq., will be stored or treated, nor will any hazardous substance
be released or disposed of, on the Leased Premises or the Shopping Center. Upon the expiration of the Term, Tenant warrants that
the Leased Premises and the Shopping Center shall be free of contamination from any substance regarded as hazardous under CERCLA,
that has been in the possession of the Tenant.

 

Section 2.
Tenant shall, at its sole cost and expense, be solely obligated and responsible to ensure that all its activities performed and
possessions maintained on the Leased Premises shall comply with EPA and all other applicable governmental standards and requirements;
and further, that Tenant shall be solely responsible for any noncompliance or violation of governmental regulations.

 

Section 3.
Tenant accepts the Leased Premises in the condition existing as of the date of occupancy, as is, subject to all applicable zoning,
municipal, county and state laws, ordinances, rules, regulations, order, restrictions and requirements in effect during the term
or any part of the terms of this Lease regulating the Leased Premises.

 

ARTICLE XXXI

ABANDONMENT

 

Section 1.
Tenant shall not vacate nor abandon the Leased Premises at any time during the life of this Lease, not permit the Leased Premises
to remain unoccupied for a period longer than ten (10) consecutive days during the Lease Term.

 

ARTICLE XXXII

ENTRY BY LANDLORD

 

Section 1.
Tenant shall permit Landlord and Landlord’s agents to enter the Leased Premises at all reasonable times for the purpose of inspecting
the same or for the purpose of maintaining or repairing the Building or the Leased Premises, without any rebate of rent and without
any liability to Tenant for any loss of occupation or quiet enjoyment of the Leased Premises thereby occasioned. Tenant shall permit
Landlord, at any time within ninety (90) days prior to the expiration of this Lease or termination of Tenant’s possession thereof,
to place upon the Leased Premises any usual or ordinary “to let” or “to lease” signs. This Section in no way
affects the maintenance obligations of the parties hereto.

 

***

[SIGNATURE PAGE FOLLOWS]

 

    	 	- 20 -	 

     

    

 

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

 

	 	LANDLORD:
	 	 	 
	 	Colorado Place Center
	 	 	 
	 	/s/ Jong H. Kim
	 	Jong H. Kim
	 	 	 
	 	TANANT:
	 	 
	 	GrowGeneration Pueblo, Corp.
	 	 
	 	By:	/s/  Darren Lampert
	 	 	Name: Darren Lampert
	 	 	Title:   C.E.O

 

    	 	- 21 -	 

     

    

 

EXHIBIT A

 

LEGAL DESCRIPTION

 

LOTS 1 & 2 BLOCK, STONEBRIDGE MIDLAND SUBDIVISION NO.
2

 

    	 	- 22 -	 

     

    

 

 

EXHIBIT B

 

Additional Provisions

 

The following additional provisions are hereby
made a part of that certain Lease (the "Lease") dated August ___, 2015, between Colorado Place Center, LLC ("Landlord")
and GrowGeneration Pueblo, Corp. ("Tenant"). In the event of any conflict between the Lease and these Additional Provisions,
the provisions hereinafter shall govern.

 

		1.	The
                                         permitted use of the Premises under this Lease shall for the operation of gardening supply
                                         store.

 

		2.	Concurrently
                                         with the execution of this Lease, Tenant shall pre-pay the first month of rent in the
                                         amount of $3,780.00 which shall be applied to the first month of rent. In addition, Tenant
                                         shall at all times during the Term of this Lease maintain a security deposit of equal
                                         to two full months of Rent.

 

		3.	Notwithstanding
                                         anything to the contrary in the Lease, the first four (4) months of the Lease shall be
                                         rent free. In the event delivery of the Leased Premises to Tenant is after September
                                         1, 2015, the free rent period of 4 months specified in this Section 3 shall begin on
                                         the date of such delivery.

 

		4.	So
                                         long as Tenant is not in breach of the Lease, Tenant shall have one (1) option to extend
                                         the Term of the Lease for an additional sixty (60) months by providing written notice
                                         to Landlord of the exercise of such option no later than one hundred twenty (120) days
                                         before the expiration of the then current term. The Minimum Rent shall increase three
                                         percent (3%) per annum.

 

		5.	Landlord
                                         shall remove all non-structural interior demising walls (not including the wall separating
                                         Unit H and I or the walls around the restrooms) and repair any large holes or cracks
                                         in the concrete floor. Landlord shall paint the interior walls of the Leased Premises
                                         white, egg shell or similar color chosen by Tenant. At the time the Leased Premises is
                                         delivered to Tenant, the Leased Premises shall be broom swept with existing lighting
                                         and HVAC units in reasonably good working order.

 

		6.	The
                                         Landlord believes that the $3.50 per square foot annually is reasonably sufficient to
                                         cover common area maintenance ("CAM"), taxes and insurance related to the operations
                                         of the Shopping Center for the 2015 calendar year. The Landlord represents that in the
                                         last five years (i) Additional Rent charged to tenants for CAM, taxes and insurance have
                                         not risen more than 5% from year to year and (ii) there has been no special assessments
                                         on the Leased Premises in excess of $1,000 for any calendar year, in the last five years.

 

		7.	Subject
                                         to Tenant obtaining all required permits and licenses, Tenant may install a loading door
                                         not to exceed six feet in width; provided, however, that such work shall not damage any
                                         structural or load bearing part of the building and that the work be performed in a professional
                                         manner.

 

		8.	Subject
                                         to reasonable delays, the Landlord hereby agrees to deliver the Leased Premises and the
                                         worked specified in Section 5 above within thirty (30) days of execution and delivery
                                         of this Lease.

 

		9.	Tenant
                                         shall not have to pay as Additional Rent, a pro rata share of any major capital improvements
                                         to replace the parking lot, roof or facade remodels.

 

    	 	- 23 -	 

     

    

 

EXHIBIT C

WORK LETTER

 

	Tenant:	GrowGeneration Pueblo, Corp.
	 	 
	Leased Premises:	Colorado Place Center, 310-H/I South 8th Street,
	 	Colorado Springs, CO 80905
	 	 
	Landlord:	Colorado Place Center

 

Concurrently herewith, Tenant and Landlord
have executed a Lease (the "Lease") covering the Premises. This Work Letter is hereby attached to and made part of that
Lease as Exhibit C and terms used herein shall have the same meaning as set forth in the Lease. In consideration of the execution
of the Lease, Landlord and Tenant mutually agree as follows:

 

Tenant shall occupy the space "AS
IS" condition other than Landlord, at its own expense, shall complete the work specified in Exhibit B, Section 5. 

 

PROCEDURES AND SCHEDULES FOR COMPLETION

OF TENANT FINISH WORK BY TENANT

 

Tenant and Tenant Finish Work contractors
and the contracts between Tenant and Tenant's contractors, to be entered into in connection with the performance of Tenant Finish
Work, shall conform to the following rules, regulations and requirements, which shall be incorporated into such contracts. In
the event of any conflict between any other terms or provisions of Tenant's Tenant Finish Work Contracts and the terms and provisions
set forth below, the terms and provisions set forth below shall control.

 

		1.	Commencement
                                         of Construction. Tenant shall start construction of Tenant Finish Work in the Premises
                                         within ten (10) days after the construction permit is issued. Tenant shall file for construction
                                         permit within five (5) days after Landlord approves final space plans. Tenant will not
                                         start construction until Landlord has substantially completed any of the work on the
                                         shell or surrounding areas to be performed by Landlord (other than such work which cannot
                                         be performed by Landlord until Tenant makes the Leased Premises ready for the performance
                                         thereof) and that the Premises are ready for Tenant's Work and Tenant shall carry such
                                         construction to completion with all due diligence.

 

		2.	General
                                         Requirements.

 

		A.	Tenant shall submit to Landlord, in writing, at least ten
(10) days prior to the commencement of construction, the following information:

 

	 	(i)	The names and addresses of the general, mechanical and electrical contractors Tenant intends to engage in the construction of
Tenant Finish Work and copies of proposed contracts executed by Tenant. (The term "Contractor" as used hereinafter shall
mean Tenant's general contractor or, if Tenant does not use a general contractor, then all contractors with whom Tenant contracts
directly for Tenant Finish Work. The term "Subcontractors" shall mean and refer to all entities contracting with the
Contractor to complete Finish Work.)

 

		(ii)	A
                                         schedule setting forth the commencement date of construction of Tenant Finish Work and
                                         the date of completion of construction of Tenant Finish, fixturing work, and date of
                                         projected opening.

 

		(iii)	Copies
                                         of performance and/or labor and material bonds, if so required by Tenant from the Contractor
                                         and Subcontractors.

 

		(iv)	Itemized
                                         statement of estimated construction costs, architectural, engineering and contracting fees.

 

    	 	- 24 -	 

     

    

 

		(v)	Evidence of insurance as called for herein. Tenant shall
secure, pay for and maintain, or cause its contractor(s) to secure, pay for and maintain, during the continuance of construction
and fixturing work within Tenant's Leased Premises, all insurance policies required and in the amounts as set forth herein. Tenant
shall not permit, and Tenant's Tenant Finish contracts shall prohibit its Contractor to commence any work until all required insurance
has been obtained and certified copies of policies have been delivered to Landlord.

 

		B.	Insurance: Tenant shall secure, pay for and maintain, or
cause its Contractor to secure, pay for and maintain, during the continuance of construction and fixturing work within Tenant's
Leased Premises, the following insurance and in the amounts as set forth below:

 

		i)	Tenant's Contractor's and Subcontractor's Required Minimum
Coverages and Limits of Liability:

 

		(a)	Workmen's
                                         Compensation, Employer's Liability Insurance with limits of not less than $100,000.00
                                         and as required by state law and any insurance required by any Employee by state law
                                         and any insurance required by any Employee Benefit Acts or other statutes applicable
                                         where the work is to be performed as will protect the Contractor and Subcontractors from
                                         any and all liability under the aforementioned acts.

 

		(b)	Comprehensive
                                         General Liability Insurance (including Contractor's Protective Liability) in an amount
                                         not less than $500,000.00 per person and $1,000,000.00 per occurrence whether involving
                                         personal injury liability (or death resulting therefrom) or property damage liability
                                         or a combination thereof with a minimum aggregate limit of $1,000,000.00, Such insurance
                                         shall provide for explosion and collapse coverage, if applicable, and contractual liability
                                         coverage and shall insure the Contractor and/or Subcontractors against any and all claims
                                         for personal injury, including death resulting therefrom and damage to the property of
                                         others and arising from his operations under the Contract and whether such operations
                                         are performed by the Contractor, Subcontractors, and any of their subcontractors, or
                                         by anyone directly or indirectly employed by any of them.

 

		(c)	Comprehensive
                                         Automobile Liability Insurance, including the ownership, maintenance and operation of
                                         any automotive equipment owned, hired, and non-owned in the following minimum amounts:

 

		(1)	Bodily injury, each person ($500,000);

 

		(2)	Bodily injury, each occurrence ($1,000,000);

 

		(3)	Property damage liability ($100,000).

 

Such insurance shall insure the
Contractor and/or Subcontractors against any and all claims for bodily injury, including death resulting therefrom and damage
to the property of others arising from his operations under the Contract and whether such operations are performed by the Contractor,
Subcontractors, or anyone directly or indirectly employed by any one of them.

 

    	 	- 25 -	 

     

    

 

		(ii)	Tenant's Protective Liability Insurance:

 

Tenant or Tenant's Contractor shall
provide Owner's Protective Liability Insurance as will insure against any and all liability (or death resulting therefrom) and
property damage liability of others or a combination thereof which may arise from work in the completion of the Leased Premises,
and any other liability for damages which the Contractor and/or Subcontractors are required to insure under any provisions herein.

 

Landlord shall be named as
additional insured. Said insurance shall be provided in minimum amounts as follows:

 

		(a)	Bodily injury, each person ($500,000);

		 	 

		(b)	Bodily injury, each occurrence ($1,000,000);

		 	 

		(c)	Property damage, each occurrence ($250,000);

		 	 

		(d)	Property damage, aggregate ($250,000). 

 

Tenant's Builder's
Risk Insurance:

 

Tenant shall provide a complete
Value Form "All Physical Loss" Builder's Risk coverage on its work in the Leased Premises as it relates to the building
within which the Leased Premises is located, naming the interests of Landlord, the Contractor and all Subcontractors, as their
respective interests may appear, within a radius of 100 feet of the Leased Premises.

 

		(iii)	Insurance policies shall name Landlord as additional insured.
Certificates of Insurance shall provide that no change or cancellation of such insurance coverage shall be undertaken without
thirty (30) days' written notice to Landlord. Tenant's Contractor shall deliver the necessary insurance certificates to Landlord
prior to commencing work.

 

		C.	As
                                         provided above, Tenant shall notify Landlord of the names of the proposed Tenant Finish
                                         Work general, mechanical and electrical contractors and such contractors shall be subject
                                         to prior written approval of Landlord which approval shall not be unreasonably withheld.
                                         All Contractors and Subcontractors engaged by Tenant shall be bondable, licensed contractors,
                                         possessing good labor relations, capable of performing quality workmanship and working
                                         in harmony with Landlord's general contractor and other contractors on the job. All work
                                         shall be coordinated with the general project work. Landlord shall have the right to
                                         require Tenant's Contractors and Subcontractors to provide payment and performance bonds
                                         for any or all Tenant Finish Work, such bonds to be provided at Tenant's sole cost and
                                         expense. Any bond shall be requested and provided prior to the commencement of Tenant
                                         Finish Work.

 

		D.	Tenant's
                                         Contractor and Tenant Finish Work construction shall comply in all respects with applicable
                                         federal, state, county and/or local statutes, ordinances, regulations, laws and codes.
                                         All required building and other permits in connection with the construction and completion
                                         of the Leased Premises shall be obtained and paid for by Tenant.

 

		E.	All
                                         Tenant Finish Work contracts shall be in writing and no Tenant Finish Work shall be done
                                         except pursuant to such contracts. All Tenant Finish Work contracts shall be subject
                                         to Landlord's prior written consent. Any approved Tenant Finish Work contracts (hereinafter
                                         "Contract") shall not be amended or modified without approval by Landlord.
                                         Tenant Finish Work Contract shall conform with the provisions of the Lease, including
                                         all provisions herein, and shall obligate Tenant's Contractor to complete Tenant Finish
                                         Work in accordance with the schedule referred to in Paragraph 1.B above.

 

		F.	Landlord
                                         shall have the right to perform on behalf of and for the account of Tenant, subject to
                                         reimbursement by Tenant, any of Tenant's work which Landlord determines shall be so performed.
                                         In order to maintain Landlord's warranties and guaranties for the mechanical, electrical,
                                         safety, and fire protection systems, all Tenant Finish Work affecting these systems shall
                                         be completed by Landlord's shell subcontractors performing the respective shell work
                                         items; provided, however, at Landlord's sole option, Landlord shall have the right to
                                         allow other subcontractors to perform work on special systems which may require connection
                                         into the foregoing systems. Other work which Landlord shall have the right to have performed
                                         on behalf of and for the benefit of Tenant shall be limited to work which Landlord deems
                                         necessary to be done on an emergency basis and which pertains to structural components,
                                         the general utility systems for the project, and the erection of temporary barricades
                                         and temporary signs, per standard project details and criteria, during construction and/or
                                         the period following the opening of the center for business.

 

    	 	- 26 -	 

     

    

 

		G.	Tenant's
                                         Work shall be subject to the inspection and approval of Landlord, Landlord's architect
                                         and general contractor. Tenant should warrant that all work performed and material and
                                         equipment installed meet or exceed those standards or qualities approved by Landlord
                                         and Tenant on final plans and specifications. Landlord shall have the right at any time
                                         during the performance of Tenant Finish Work or thereafter to require replacement and
                                         reconstruction at Tenant's expense of Tenant Finish Work not conforming to these standards
                                         or to Tenant Finish Work Contract.

 

		H.	Tenant
                                         shall apply and pay for all utility meters except where metered service is provided by
                                         Landlord or public service agency.

 

		I.	The
                                         Tenant Finish Work Contract shall include a statement requiring the Contractor and all
                                         Subcontractors, laborers and materialmen to execute a lien waiver for any interim and
                                         final payments. A copy of the executed waiver or notice of refusal is to be immediately
                                         forwarded to Landlord.

 

		J.	Prior
                                         to commencement of any Tenant Finish Work in the premises, Tenant shall obtain from Landlord
                                         Landlord's notice which provides that Landlord is not responsible for the payment of
                                         such work and setting forth such other information as Landlord may deem necessary. Tenant
                                         shall post copies of the notice in the Premises in locations which will be visible by
                                         parties performing any work on the Premises and Tenant shall provide evidence of posting,
                                         including a photograph and a notarized statement confirming such posting. Tenant and
                                         Tenant's Contractor shall not remove, destroy, deface or otherwise modify the notice.

 

		K.	Tenant's
                                         Contractor shall indemnify and hold harmless Landlord and Landlord's representatives,
                                         agents and employees from and against all claims, damages, losses and expenses, including,
                                         but not limited to, reasonable attorney's fees arising out of or resulting from the performance
                                         of Tenant Finish Work which are: (I) caused in whole or in part by any negligence or
                                         omission of Tenant's Contractors, Subcontractor or anyone directly or indirectly employed
                                         by any of them or anyone for whose acts any of them may be liable, regardless of whether
                                         or not such claim, loss, damage or expense is caused in part by a party indemnified hereunder;
                                         and (ii) attributable to bodily Injury, sickness, disease or death, or the destruction
                                         of tangible property, including loss of use resulting from any of the foregoing acts.
                                         In any and all claims against Landlord or its representatives or any of their agents
                                         or employees or by an employee of Tenant's Contractor, any Subcontractor, anyone directly
                                         or indirectly employed by any of them, or anyone for whose acts any of them may be liable,
                                         the indemnification obligation under this Paragraph K not be limited in any way by any
                                         limitation on the amount or type of damages, compensation or benefits payable by or for
                                         Tenant's Contractor or any Subcontractor under Worker's Compensation Act, disability
                                         benefit acts, or other employee benefits acts.

 

    	 	- 27 -	 

     

    

 

		L.	In
                                         the event a Subcontractor or materialman files a mechanic's lien as a result of performing
                                         Tenant Finish Work pursuant to Tenant's Tenant Finish Contract, then provided Tenant's
                                         Contractor has been paid for such work, Tenant's Contractor shall indemnify Tenant and
                                         Landlord from said lien and shall, when requested by Tenant and/or Landlord and within
                                         thirty (30) days from said request, furnish Tenant and Landlord (as Landlord or Tenant
                                         may specify) either a bond sufficient to discharge the lien, deposit in an escrow approved
                                         by Landlord and Tenant a sum equal to 150% of the amount of such lien or obtain for Landlord
                                         an endorsement through Landlord's title insurance commitment or policy insuring against
                                         loss or damage resulting from such lien. Subject to any restrictions thereon imposed
                                         by Landlord's Mortgagee on the Building, Tenant's Contractor shall the right and opportunity,
                                         in cooperation with Landlord and tenant, to contest the validity of any such mechanics,
                                         lien by such legal means as are available, Including the right to prosecute any appeals
                                         which may be permitted by law so long as during the pendency of any contest or appeal,
                                         Tenant's Contractor shall effectively stay or prevent any official or judicial sale of
                                         any of the real property or improvements comprising the building, upon execution or otherwise,
                                         and so long as Tenant's Contractor pays any final judgment entered with respect to any
                                         such mechanic's lien and thereafter procures, within a reasonable time, record satisfaction
                                         thereof. In the event Tenant and Landlord shall be a party to any such contest or appeal,
                                         or any other action resulting from work or arising out of the performance of Tenant Finish
                                         Work by Tenant's Contractor (or any of its subcontractors, agents or employees), Tenant's
                                         Contractor shall be responsible for all legal fees and other costs and expenses incurred
                                         by Landlord and Tenant in any such action. Landlord and Tenant shall have the right to
                                         obtain separate counsel of their choice at Tenant's Contractor's expense. In the event
                                         that Tenant's Contractor fails to provide a bond, cash escrow or title endorsement, or
                                         otherwise fails to fully satisfy and obtain the release of any lien or claim in accordance
                                         with the provisions hereof, Tenant's Contractor shall be obligated to refund Tenant or
                                         Landlord, as the case may be, all monies that the latter may pay in discharging any such
                                         lien including all costs and reasonable attorney's fees incurred by Landlord or Tenant
                                         in settling, defending against, appealing or in any other dealing with any such lien.

 

		M.	Tenant shall agree to be responsible for all costs directly
and indirectly related to Tenant Finish Work which have been previously approved by Tenant. This also includes any fees for architecture,
engineering and administration as incurred by Landlord in relation to Tenant Finish Work performed by Tenant.

 

    	 	- 28 -	 

     

    

 

EXHIBIT D

 

SIGN CRITERIA

 

		1.	Tenant
                                         shall be responsible to install and maintain its own signage. Any change in the existing
                                         signage will conform to the City of Colorado Springs signage ordinance and also shall
                                         be approved by both the Tenant and Landlord.

 

		2.	Sign
                                         shall be a single lettered on a raceway and be illuminated at night.

 

 

 

    	 	- 29 -	 

     

    

 

EXHIBIT
F

 

TENANT ESTOPPEL AND STATUS STATEMENT
OF LEASE

 

TO:

 

Re: _________________________________________
("Tenant")

 

       __________________________________
(the "Premises")

 

Gentlemen:

 

The undersigned is the
[check one] _____ Tenant ______ Guarantor under that certain Lease of the Leased Premises (the "Lease") dated as of
_________, 20__, covering __________ square feet in the building located at ________________________, as the Landlord and
record owner of the follows: Property. The undersigned hereby certifies, as the date hereof, as

 

	1.	TheLeaseidentifiedaboveistheLeasewith ___________________________________, as Landlord.A true,
correct and complete copy of the Lease and all amendments, guaranties, security agreements, subleases and other related documents
are attached hereto as Schedule 1 and incorporated herein by this reference. Said Schedule 1 consists of the following [describe
documents and set forth number of pages]: 

There are not other documents and understandings between such Landlord and Tenant and/or
Guarantor which relate to the Property.

 

	2.	The
                                         Lease sets forth the entire agreement between the undersigned Tenant and Landlord with
                                         respect to the leasing of the Leased Premises, including but not limited to all understandings
                                         and agreements relating to the construction or installation of any leasehold improvements
                                         by the Landlord and to the conditions precedent to occupancy
of the Premises of            the            undersigned.

  

	3.	Tenant
                                         entered into occupancy of the Premises described in the Lease on _________, 20__,and
is in possession of and occupies those Leased Premises for purposes permitted under the Lease.

 

	4.
	The commencement date under the Lease
    was__________20__.
	 	 
	5.	The Lease Term will expire on_____________________. Tenant has
        no rights to renew or extend the Term of the Lease or any expansion
        rights under the Lease, except hose (if any) set forth in the Lease.

  

	6.	Tenant has deposited with Landlord the sum of _________Dollars ($_____) [in cash] as security deposit or for other
purposes stated in the Lease.

 

	7.	No rents or charges have been paid in advance, except for the following rents or charges which have been paid to the date specified:
_________________________________________Dollars ($___________) paid to ________________,20___.

 

	8.	The
                                         current Minimum Rent is _______________ Dollars ($___________).

  

	9.	Landlord
                                         has not, as an inducement, assumed any of Tenant's Lease obligations and has made no
                                         agreements with Tenant covering fee rent, partial rent, rebate of rental payments or
                                         any other type ofrentalconcession,exceptasfollows:
	 	_____________________________________________________
	 	_____________________________________________________
	 	_____________________________________________________.

  

	10.	The
                                         undersigned certifies that Tenant is required to pay its pro rata share of operating
                                         expenses as set forth in the Lease. The undersigned certifies that
this pro rata share is _____. In 20__, the Tenant paid to landlord $______for real
property taxes and $_______for operating expenses. Moreover,
Tenant is required to pay for all utilities, including water and sewer, used in and upon the Premises and
is responsible for all repairs and maintenance to the HVAC/mechanical system.

 

    	 	- 30 -	 

     

    

 

	11.	All Minimum Rent, Percentage Rent, and other rentals under the Lease including the payment of any taxes, utilities, common area
maintenance payments or other charges that are currently due havebeenpaid,except ____________________________________
___________; all such rentals are being paid on a current basis without any claims
for offsets or deductions.

 

	12.	The
                                         Lease (including all exhibits) and all related agreements and documents listed above
                                         are duly authorized, executed and delivered by Tenant and/or Guarantor and are in full
                                         force and effect and have not been assigned, modified, supplemented or amended except
                                         as indicated in Paragraph 1 above; not have the undersigned Tenant's rights in or under
                                         such Lease been assigned.

 

	13.	The
                                         Lease and the other agreements listed above represent the entire agreement between the
                                         parties as to the Premises.

 

	14.	No
                                         person or firm other than the undersigned is in possession of the Premises and to the
                                         best of the undersigned's knowledge, no person or firm other than the Landlord has a
                                         future right to the Premises.

 

	15.	The
                                         undersigned is not the subject of any pending bankruptcy, insolvency, debtor's relief,
                                         reorganization, receivership, or similar proceedings, nor the subject of a ruling with
                                         respect to any of the foregoing.

 

	16.	Except
                                         as may be specifically set forth in the Lease, Tenant does not have any right to renew
                                         or extend the Lease Term nor any option or preferential right to purchase all or any
                                         part of the Property or all or any part of the building of which the Premises are a part,
                                         nor any right, title or interest with respect to the Property other than as Tenant under
                                         the Lease.

 

	17.	There
                                         are no uncured defaults by Landlord under the Lease or any of the related agreements
                                         described above, and Tenant knows of no events or conditions which if uncured shall with
                                         the passage of time or notice or both, constitute a default by Landlord under the Lease
                                         or any of the related agreements described above. There are no existing defenses or offsets
                                         which the undersigned has against the enforcement of the Lease by Landlord.

 

	18.	The
                                         undersigned represents that the improvements and space required to be furnished according
                                         to the Lease have been duly delivered by the Landlord and accepted by the Tenant and
                                         the Premises are in good condition and not in need of repair as of the date of this Certificate.

 

	19.	All
                                         conditions of the Lease to be performed by Landlord and necessary to the enforceability
                                         of the Lease have, to the undersigned Tenant's knowledge, been satisfied.

 

	20.	As
                                         of the date hereof, the condition of the Premises is satisfactory and adequate.

 

	21.	The
                                         undersigned represents that the Landlord has not guaranteed the Lease or any of Tenant'
                                         obligations thereunder or otherwise provided Tenant with inducement that the Landlord
                                         will pay for Tenant's obligation(s) in the event that Tenant fails to pay for any obligation
                                         that Tenant is required to pay under the terms of the Lease.

 

	22.	The undersigned has been advised that_______________ intends to sell the Property, including the building in which the
Premises are located, to __________________________________or its assignee ("Purchaser"), and that in connection
with such sale transaction Purchaser intends to enter into a mortgage loan with ___________________________________ ("Lender"),
or another reputable lending institution, which loan will be secured by the Property, including the building, all associated real
estate and all tenant leases in the building. Accordingly, Tenant understands that this Certificate shall be relied upon by Purchaser
and by Lender, or by such other lending institution as may be involved in the mortgage loan transaction.

 

	23.	The
                                         undersigned has not dumped, spilled or in any other manner deposited any hazardous waste
                                         substances on the Property. The undersigned has received no notice of and has no knowledge
                                         of any violation or claimed violation of any law, rule or regulation relative to hazardous was substances.
The undersigned has not used, and the undersigned has no knowledge of any use of, the project for the storage of oils, other products
of petroleum distillation or other hazardous material.

 

    	 	- 31 -	 

     

    

 

It is understood that you require
this Certificate from the undersigned as a condition to the purchase of the Property from the Landlord, and that you are relying
on this Certificate. After receipt of notice from Landlord that the sale has been completed, the undersigned will honor the assignment
of Landlord's interest in the Lease.

 

Dated
_________________________, ____________.
             __________ TENANT:   [check one]

                                                                                                                                                                 ____
GUARANTOR:

 

By: _____________________________________________

 

Its: _____________________________________________

 

	STATE OF COLORADO	)	 
	 	 	) ss.
	COUNTY OF EL PASO	)	 

 

The foregoing instrument
was acknowledged before me this ___ day of ___________, 20__, by ______________________ as ______________________ of _______________.

 

Witness my hand and
official seal.

 

	 	My Commission expires:	 	 	 
	 	 	 	 	 
	 	(SEAL)	 	 	 
	 	 	Notary Public	 	 
	 	 	 	 	 
	 	 	Address:	 	 
	 	 	 	 	 
	 	 	 	 	 

 

    	 	- 32 -	 

     

    

 

EXHIBIT H

 

Tenant shall pay the following amounts in Base Minimum
Rent:

 

	Month/Year	 	Base Monthly Rent	 	Sqm	 	Rate
	 	 	 	 	 	 	 
	09/1/15 - 12/31/15	 	Rent Free	 	-0-	 	Na
	01/1/16 - 10/31/16	 	$2,800.00	 	980	 	3780
	11/1/16 - 10/31/17 	 	$2,800.00	 	980	 	3780
	11/1/17 - 10/31/18 	 	$2,940.00 	 	980	 	3920
	11/1/18 - 10/31/19 	 	$3,080.00 	 	980	 	4060
	11/1/19 - 10/31/20	 	$3,220.00	 	980	 	4200

 

In addition to the monthly Base Minimum Rent set
forth above, Tenant shall its pro rata share of Additional Rent as set forth in the Lease (such as common area maintenance expenses,
taxes, insurance, common area lighting maintenance, common area water and sewage charges, snow removal, parking lot maintenance
and other common area maintenance in connection with the operation of the Shopping Center) which is currently estimated at $3.50
per square feet per annum (or $980 per month).

 

    	 	- 33 -	 

     

    

 

EXHIBIT K

 

RULES AND REGULATIONS

 

		A.	The
                                         sidewalks, entrances, halls, passages, elevators and stairways shall not be obstructed
                                         by any of the tenants or used by them for any other purpose than for ingress and egress
                                         to and from their respective Leased Premises.

 

		B.	Tenants,
                                         their agents, employees or visitors, shall not make or commit any improper noises or
                                         disturbances of any kind in the Project, or mark or defile the water closets, toilet
                                         rooms, windows, elevators or doors of the Project or interfere in any way with other
                                         tenants or those having business with them.

 

		C.	The
                                         toilet rooms, water closets, and other water apparatus shall not be used for any purpose
                                         other than those for which they were constructed, and no sweepings, rubbish, rags, ashes,
                                         chemicals or the refuse from electrical batteries or other unsuitable substances, shall
                                         be thrown therein. Any damage from such misuse or abuse shall be borne by the tenant
                                         by whom or by whose employees or visitors it shall be caused.

 

		D.	No
                                         carpet, rug or other article shall be hung or shaken out of any window or placed in corridors
                                         as a door mat, and nothing shall be thrown or allowed to drop by the tenants, their agents,
                                         employees or visitors out of the windows or doors, or down the passages or shafts of
                                         the Project, and no tenants shall sweep or throw or permit to be thrown from the Leased
                                         Premises, any dirt or other substance into any of the corridors or halls, elevators,
                                         shafts or stairways of said Project.

 

		E.	No
                                         linoleum or oil cloth, or rubber or other airtight coverings shall be laid on the floors,
                                         nor shall articles (except for interior artwork or store fixtures) be fastened to or
                                         holes drilled or nails or screws driven into walls, windows, partitions, nor shall the
                                         walls or partitions be painted, papered or otherwise covered, or in any way marked or
                                         broken, without the prior written consent of the Landlord.

 

		F.	Nothing
                                         shall be placed on the outside of the Project, or on the windows, window sills or projections.

 

		G.	The
                                         only window treatment permitted for the windows in the Leased Premises is that approved
                                         in writing by the Landlord.

 

		H.	No
                                         sign, advertisement or notice shall be inscribed, painted or affixed on any part of the
                                         outside or inside of said Project except those approved in writing by Landlord. Landlord
                                         shall have the right to remove all nonpermitted signs without notice to Tenant, at the
                                         expense of Tenant.

 

		I.	After
                                         permission to install telephones, call boxes, telegraph wires or other electric wires
                                         shall have been granted, Landlord shall approve their location before installation. No
                                         wires shall be run in any part of the Project excepting by or under the direction of
                                         Landlord. Attaching of wires to the outside of the Project is absolutely prohibited.
                                         It is understood that telephones are installed solely for the use and benefit of Tenant
                                         and accordingly, Tenant will defend and save Landlord harmless from any damages thereto.

 

		J.	The
                                         Landlord shall in all cases have the right to prescribe the weight and proper position
                                         of safes or other heavy objects in the Project; and the bringing in of said safes, all
                                         furniture, fixtures or supplies, the taking out of said articles and moving about of
                                         said articles within the Project, shall only be at such times and in such manner as the
                                         Landlord shall designate; and any damage caused by any of the before-mentioned operations
                                         or by any of the said articles during the time they are in the Project, shall be repaired
                                         by Tenant at Tenant's expense.

 

		K.	No
                                         animals or birds shall be brought into or kept upon the Project.

 

    	 	- 34 -	 

     

    

 

		L.	No
                                         Tenant shall do or permit anything to be done in said Project, or bring or keep anything
                                         therein which will in any way increase the rate of fire insurance on the Project
                                         or on property kept therein, or obstruct or interfere with the rights of other tenants,
                                         or in any way injure or annoy them, or conflict with the laws relating to fires, or with
                                         the regulations of the Fire Department or with any insurance policy upon said Project
                                         or any part thereof, or conflict with any of the rules and ordinances of the Department
                                         of Health. Tenants understand and agree that the vehicle of any tenant, its employees,
                                         agents or guests, parked in an unauthorized area, and particularly in areas designated
                                         by signs or specially painted curbs as fire lane areas, handicapped or visitor parking,
                                         may be towed away at vehicle owner's risk and expense.

 

		M.	Landlord
                                         shall not be responsible to tenants for loss of property or for any damage done to the
                                         furniture or other effects of tenants by the Landlord or any of its employees or agents
                                         or any other persons or firms unless proof of Landlord's gross negligence for such damage
                                         or loss of property is established.

 

		N.	Tenants
                                         shall see that windows are closed and the doors securely locked before leaving the Project.

 

	O.	No machinery of any kind, other than normal office machines (i.e., electric typewriters, dictating or adding machines, or similar
desk-type equipment only), shall be allowed to be operated on the Leased Premises without prior written consent of Landlord.

 

		P.	No
                                         interference with the heating apparatus will be permitted. Tenants shall maintain minimum
                                         heating requirements.

 

		Q.	The
                                         use of the Leased Premises as sleeping apartments, for the preparation of foods, or for
                                         any immoral or illegal purpose is absolutely prohibited.

 

		R.	No
                                         tenant shall conduct, or permit any other person to conduct, any auction upon its Leased
                                         Premises, or store goods, wares, or merchandise upon its Leased Premises without the
                                         prior written approval of the Landlord except for the usual supplies and inventory to
                                         be used by the tenant in the conduct of its business.

 

		S.	All
                                         glass, locks and trimmings, in or about the doors and windows of the Leased Premises
                                         and all electric fixtures on the Leased Premises which belong to the Project shall be
                                         kept whole, and whenever broken by tenants or tenants' employees, agents, guests, invitees
                                         or licensees, tenants shall immediately notify Landlord of such breakage. All such breakage
                                         shall be repaired by Landlord at tenants' expense or may be repaired by tenant at tenants'
                                         own expense at the option of the Landlord.

 

		T.	Any
                                         and all damage to floors, walls or ceilings due to tenant or tenants' employees' failure
                                         to shut off running water or other liquid, shall be paid by tenant.

 

		U.	All
                                         furniture or fixtures in carpeted areas shall have carpet casters, carpet shields, or
                                         other similar protective devices.

 

		V.	No
                                         additional locks shall be placed upon any doors without the written consent of the Landlord.

 

		W.	If
                                         tenants do not keep their Leased Premises in a good state of preservation and cleanliness
                                         during the continuance of this Lease, the Superintendent of Landlord or contractor designated
                                         by Landlord may take charge of and clean the said Premises at tenants' costs.

 

		X.	Tenants
                                         will not conduct any auction, fire, bankruptcy or close-out sales without first obtaining
                                         Landlord's written consent; or utilize any unethical method of business operation, provided,
                                         however, that this provision shall not preclude the conduct of periodic season, promotional
                                         or clearance sales; will not use or permit the use of any apparatus for sound reproduction
                                         or transmission of any musical instrument or device in such manner that the sounds so
                                         reproduced, transmitted or produced shall be audible beyond the interior of the Leased
                                         Premises; will not cause or permit objectionable odors to emanate or be unreasonably
                                         dispelled from the Leased Premises; and will not load or unload or permit the loading
                                         or unloading of merchandise, supplies or other property outside the areas designated
                                         therefor and will comply with Landlord's reasonable rules for the delivery and shipping
                                         of merchandise; and will use its best efforts to prevent the parking or standing outside
                                         of said area, of trucks, trailers or other vehicles or equipment engaged in such loading
                                         or unloading; and will not solicit business in parking lots or other Common Areas or
                                         distribute handbills or other advertising matter in said areas.

 

	Y.	Smoking in the building is permitted in designated areas only. Tenants are responsible for posting the appropriate smoking areas
within their leased premises and complying with all statutes and ordinances pertaining thereto.

 

    	 	- 35 -	 

     

    

 

EXHIBIT L

 

SUBORDINATION AND ESTOPPEL AGREEMENT

 

THIS SUBORDINATION AND
ESTOPPEL AGREEMENT (the "Agreement") is entered into this _______ day of ________________, ___, by and between _____________
("Borrower"), ________________("Tenant"), and________________("Lender").

 

RECITALS

 

WHEREAS, Tenant, by
virtue of a certain lease ("Lease") with Borrower, as landlord, dated ______, has leased that certain parcel of
real property located in the City of Colorado Springs, County of El Paso, State of Colorado, more particularly described in
Exhibit A, attached hereto and incorporated by reference herein (the "Property" or the "Premises"), a
copy of which Lease together with all amendments and modifications thereto is attached as Exhibit B;

 

WHEREAS, Borrower has
an existing mortgage loan with Lender or Borrower has requested that the Lender make a mortgage loan (collectively, the "Loan")
which is or shall be secured by a deed of trust (the "Deed of Trust") and other security documents (the "Loan.
Documents") from the Borrower to the Lender, which Deed of Trust encumbers the Property; and

 

WHEREAS, the Lender has
required as a condition for the maintaining of the existing Loan or the making of the Loan that a Subordination and Estoppel Agreement
be executed by the Tenant.

 

AGREEMENT

 

NOW, THEREFORE, in consideration
of the mutual covenants and agreements set forth below and in order to induce Lender to maintain the existing Loan or to make
the Loan to Borrower, the parties do hereby agree and covenant as follows:

 

A.     The Tenant hereby certifies,
represents, warrants, confirms, covenants and agrees for the benefit of Lender as follows:

 

1.      Tenant is the "tenant" or "lessee"
under the Lease.

 

2.      The lease is in
full force and effect and has not been modified, altered, amended, changed, supplemented, terminated or superseded in any manner,
except as reflected in Exhibit B.

 

3.      The
Lease constitutes a complete statement of the agreements, covenants, terms and conditions by and between Tenant and Borrower with
respect to the Premises, and there are no other agreements or understandings, oral or written, between Borrower and Tenant with
respect to the Premises or the Lease.

 

    	 	- 36 -	 

     

    

 

4.     The Lease and all rights of Tenant thereunder are
now and shall at all times continue to be subject and subordinate in all respects to the terms and provisions of the Loan, the
Deed of Trust and Loan Documents, and to all renewals, modifications and extensions thereof, subject to the terms and conditions
set forth in the Agreement.

 

5.       The
primary term of the Lease is for ____ (  ) years, commencing on ___________, and ending on____________. Tenant
has ___________ ( ) option(s) to renew and extend the term of the Lease.

 

6.       The
current monthly rental__________________________Dollars ($________) per month, which rental
rate shall increase as provided in Exhibit H of the Lease.

 

7.       The
monthly rental installment has been paid through _____________, 20___ [to be completed by Tenant].

 

8.      All agreements
and conditions of the Lease to be performed or complied with relating to the improvement of the Premises by Borrower or the use
of the Premises have been satisfied. The improvements to the Premises have been fully completed and have been approved and accepted
by Tenant.

 

9.     The Tenant
has accepted possession and is in actual occupancy of the Premises and there are, as of the date of this Agreement, no defenses
to Borrower's enforcement of its rights under the Lease.

 

10.   The Tenant
has no charges, liens, claims, credits or offsets against Borrower with respect to the Lease.

 

11.   The
Borrower is holding_________________ Dollars ($___________) bond as security to secure Tenant's obligations, and no rents have been prepaid and there are no periods of free rentals applicable to the term of the Lease.
The Tenant will, in no event, look to Lender for the return of any security deposit under the Lease.

 

12.   Upon request, the Tenant
will, in the future, timely execute and deliver Estoppel Letters, in form and substance satisfactory to Lender or Lender's designees
or assigns.

 

13.   The Tenant
has not subleased any portion of the Premises and has not assigned, whether outright or by collateral assignment, all or any portion
of the Tenant's rights under the Lease.

 

14.   The Tenant
acknowledges and agrees that by reason of the execution of this Agreement, no duty or responsibility is imposed upon Lender to
perform or comply with any of the terms, provisions or conditions of the Lease to be performed by the Borrower thereunder.

 

15.   In the event
the Deed of Trust is foreclosed and the Lender succeeds to the interest of the Landlord under the Lease and further, so long as
the Tenant is not in default in the payment of rent or in the performance of any of the terms of the Lease, the Tenant's possession
of the Premises shall not be diminished or interfered with by the Lender; provided, however, that Lender shall not be obligated
to (I) construct or complete construction of any improvements to the Premises; (ii) repair or reconstruct the Premises as required
under the Lease in the event of damage or destruction to or condemnation of the Property; or (iii) grant Tenant the option to
purchase the Premises, if such option is contained in the Lease. Tenant agrees to attorn to Lender, but notwithstanding such attornment
Lender shall not assume or be held liable for any obligations, duties or liabilities of landlord under the Lease which arose prior
to the date ("Acquisition Date") of (I) Lender's acquisition of fee simple title to the Premises, and (ii) Lender's
written notification to Tenant that it has so acquired fee simple title and has succeeded to the interest of Landlord named in
the Lease. Further, Tenant agrees that Lender shall only be deemed to be acting as Landlord under the Lease during the period
commencing on the Acquisition Date and terminating on the date Lender conveys the Property to any third party.

 

    	 	- 37 -	 

     

    

 

16.   This Agreement may be
modified only in writing signed by the parties of their respective successors in interest. This Agreement shall inure to the benefit
of and be binding upon the parties, their respective heirs, successors and assigns, it being expressly understood that all references
to "Lender" shall be deemed to include not only the Lender but also its successors and assigns, including any purchaser
at a foreclosure sale.

 

IN WITNESS WHEREOF, the
parties have executed this Agreement on the date set forth above.

 

	 	BORROWER:
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	By:	 
	 	 	 	 
	 	 	Its:	 
	 	 	 	 
	 	TENANT:
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	By:	 
	 	 	 	 
	 	 	Its:	 
	 	 	 	 
	 	LENDER:
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	By:	 
	 	 	 	 
	 	 	Its:	 

 

 

 

- 38 -

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