Document:

NEITHER
THIS SECURITY NOR THE SECURITIES AS TO WHICH THIS SECURITY MAY BE EXERCISED HAVE BEEN REGISTERED WITH THE SECURITIES AND EXCHANGE
COMMISSION OR THE SECURITIES COMMISSION OF ANY STATE IN RELIANCE UPON AN EXEMPTION FROM REGISTRATION UNDER THE SECURITIES ACT
OF 1933, AS AMENDED (THE “SECURITIES ACT”), AND, ACCORDINGLY, MAY NOT BE OFFERED OR SOLD EXCEPT PURSUANT TO AN EFFECTIVE
REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR PURSUANT TO AN AVAILABLE EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO,
THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND IN ACCORDANCE WITH APPLICABLE STATE SECURITIES LAWS AS EVIDENCED BY A
LEGAL OPINION OF COUNSEL TO THE TRANSFEROR TO SUCH EFFECT, THE SUBSTANCE OF WHICH SHALL BE REASONABLY ACCEPTABLE TO THE COMPANY.
THIS SECURITY AND THE SECURITIES ISSUABLE UPON EXERCISE OF THIS SECURITY MAY BE PLEDGED IN CONNECTION WITH A BONA FIDE MARGIN
ACCOUNT OR OTHER LOAN SECURED BY SUCH SECURITIES.

 

COMMON
STOCK PURCHASE WARRANT

 

IMAGING3,
INC.

 

Warrant
Shares: 8,000,000

Date
of Issuance: May 31, 2019 (“Issuance Date”)

 

This
COMMON STOCK PURCHASE WARRANT (the “Warrant”) certifies that, for value received (in connection with the issuance
of the $600,000.00 convertible promissory note to the Holder (as defined below) of even date) (the “Note”), Auctus
Fund, LLC, a Delaware limited liability company (including any permitted and registered assigns, the “Holder”),
is entitled, upon the terms and subject to the limitations on exercise and the conditions hereinafter set forth, at any time on
or after the date of issuance hereof, to purchase from Imaging3, Inc., a Delaware corporation (the “Company”),
up to 8,000,000 shares of Common Stock (as defined below) (the “Warrant Shares”) (whereby such number may be
adjusted from time to time pursuant to the terms and conditions of this Warrant) at the Exercise Price per share then in effect.
This Warrant is issued by the Company as of the date hereof in connection with that certain securities purchase agreement dated
May 31, 2019, by and among the Company and the Holder (the “Purchase Agreement”).

 

Capitalized
terms used in this Warrant shall have the meanings set forth in the Purchase Agreement unless otherwise defined in the body of
this Warrant or in Section 12 below. For purposes of this Warrant, the term “Exercise Price” shall mean $0.25,
subject to adjustment as provided herein, and the term “Exercise Period” shall mean the period commencing on
the Issuance Date and ending on 5:00 p.m. eastern standard time on the five-year anniversary thereof.

 

1.
EXERCISE OF WARRANT.

 

(a)
Mechanics of Exercise. Subject to the terms and conditions hereof, the rights represented by this Warrant may be exercised
in whole or in part at any time or times during the Exercise Period by delivery of a written notice, in the form attached hereto
as Exhibit A (the “Exercise Notice”), of the Holder’s election to exercise this Warrant. The Holder
shall not be required to deliver the original Warrant in order to effect an exercise hereunder. Partial exercises of this Warrant
resulting in purchases of a portion of the total number of Warrant Shares available hereunder shall have the effect of lowering
the outstanding number of Warrant Shares purchasable hereunder in an amount equal to the applicable number of Warrant Shares purchased.
On or before the second Trading Day (the “Warrant Share Delivery Date”) following the date on which the Holder
sent the Exercise Notice to the Company or the Company’s transfer agent, and upon receipt by the Company of payment to the
Company of an amount equal to the applicable Exercise Price multiplied by the number of Warrant Shares as to which all or a portion
of this Warrant is being exercised (the “Aggregate Exercise Price” and together with the Exercise Notice, the
“Exercise Delivery Documents”) in cash or by wire transfer of immediately available funds, the Company shall
(or direct its transfer agent to) issue and dispatch by overnight courier to the address as specified in the Exercise Notice,
a certificate, registered in the Company’s share register in the name of the Holder or its designee, for the number of shares
of Common Stock to which the Holder is entitled pursuant to such exercise (or deliver such shares of Common Stock in electronic
format if requested by the Holder). Upon delivery of the Exercise Delivery Documents, the Holder shall be deemed for all corporate
purposes to have become the holder of record of the Warrant Shares with respect to which this Warrant has been exercised, irrespective
of the date of delivery of the certificates evidencing such Warrant Shares. If this Warrant is submitted in connection with any
exercise and the number of Warrant Shares represented by this Warrant submitted for exercise is greater than the number of Warrant
Shares being acquired upon an exercise, then the Company shall as soon as practicable and in no event later than three Business
Days after any exercise and at its own expense, issue a new Warrant (in accordance with Section 6) representing the right to purchase
the number of Warrant Shares purchasable immediately prior to such exercise under this Warrant, less the number of Warrant Shares
with respect to which this Warrant is exercised.

 

    	 

     

    

 

If
the Company fails to cause its transfer agent to transmit to the Holder the respective shares of Common Stock by the respective
Warrant Share Delivery Date, then the Holder will have the right to rescind such exercise in Holder’s sole discretion, and
such failure shall be deemed an event of default under the Note.

 

If,
at the time of the Company’s request (each a “Call Notice”), (i) the Warrant Shares are registered for resale
by the Holder at prevailing market prices (and not fixed prices) under an effective non-stale registration statement of the Company,
(ii) the Company is current in its reporting obligations with respect to the SEC, (iii) the volume weighted average price of the
Company’s common stock exceeds 200% of the Exercise Price in effect at that time for five (5) consecutive Trading Days immediately
preceding the date that the Call Notice is given to Holder, (iv) the Holder is not in possession of any information provided by
the Company that constitutes material nonpublic information, (v) the number of shares being called will not result in the Holder
exceeding the Beneficial Ownership Limitation, and (vi) an Event of Default (as defined in the Note) nor an event which with the
passage of time or the giving of notice could become an Event of Default is not pending, then the Company may call for the exercise
of that portion of this Warrant for which an Exercise Notice has not yet been delivered as of the date of the Call Notice. A Call
Notice shall not be given to the Holder (i) with respect to any Warrants which if exercised would cause such Holder to exceed
the Beneficial Ownership Limitation, (ii) if the number of Warrant Shares in the Call Notice exceeds 200% of the average daily
trading volume for the five (5) consecutive Trading Days immediately preceding the date that the Call Notice is given to Holder,
or (iii) if the Aggregate Exercise Price payable pursuant to the Call Notice exceeds $500,000.00. A Call Notice may not be given
later than sixty (60) days before the end of the Exercise Period, nor more often than one time each fifteen (15) Trading Days.

 

(b)
No Fractional Shares. No fractional shares shall be issued upon the exercise of this Warrant as a consequence of any adjustment
pursuant hereto. All Warrant Shares (including fractions) issuable upon exercise of this Warrant may be aggregated for purposes
of determining whether the exercise would result in the issuance of any fractional share. If, after aggregation, the exercise
would result in the issuance of a fractional share, the Company shall, in lieu of issuance of any fractional share, pay the Holder
otherwise entitled to such fraction a sum in cash equal to the product resulting from multiplying the then-current fair market
value of a Warrant Share by such fraction.

 

(c)
Holder’s Exercise Limitations. The Company shall not effect any exercise of this Warrant, and a Holder shall not
have the right to exercise any portion of this Warrant, to the extent that after giving effect to issuance of Warrant Shares upon
exercise as set forth on the applicable Notice of Exercise, the Holder (together with the Holder’s Affiliates, and any other
persons acting as a group together with the Holder or any of the Holder’s Affiliates), would beneficially own in excess
of the Beneficial Ownership Limitation, as defined below. For purposes of the foregoing sentence, the number of shares of Common
Stock beneficially owned by the Holder and its Affiliates shall include the number of shares of Common Stock issuable upon exercise
of this Warrant with respect to which such determination is being made, but shall exclude the number of shares of Common Stock
which would be issuable upon (i) exercise of the remaining, non-exercised portion of this Warrant beneficially owned by the Holder
or any of its Affiliates and (ii) exercise or conversion of the unexercised or non-converted portion of any other securities of
the Company (including without limitation any other Common Stock Equivalents) subject to a limitation on conversion or exercise
analogous to the limitation contained herein beneficially owned by the Holder or any of its Affiliates. Except as set forth in
the preceding sentence, for purposes of this paragraph (d), beneficial ownership shall be calculated in accordance with Section
13(d) of the Exchange Act, it being acknowledged by the Holder that the Company is not representing to the Holder that such calculation
is in compliance with Section 13(d) of the Exchange Act and the Holder is solely responsible for any schedules required to be
filed in accordance therewith. To the extent that the limitation contained in this paragraph applies, the determination of whether
this Warrant is exercisable (in relation to other securities owned by the Holder together with any affiliates) and of which portion
of this Warrant is exercisable shall be in the sole discretion of the Holder, and the submission of a Notice of Exercise shall
be deemed to be the Holder’s determination of whether this Warrant is exercisable (in relation to other securities owned
by the Holder together with any Affiliates) and of which portion of this Warrant is exercisable, in each case subject to the Beneficial
Ownership Limitation, and the Company shall have no obligation to verify or confirm the accuracy of such determination.

 

    	2

     

    

 

For
purposes of this paragraph, in determining the number of outstanding shares of Common Stock, a Holder may rely on the number of
outstanding shares of Common Stock as reflected in (A) the Company’s most recent periodic or annual report filed with the
Commission, as the case may be, (B) a more recent public announcement by the Company or (C) a more recent written notice by the
Company or its transfer agent setting forth the number of shares of Common Stock outstanding. Upon the request of a Holder, the
Company shall within two Trading Days confirm to the Holder the number of shares of Common Stock then outstanding. In any case,
the number of outstanding shares of Common Stock shall be determined after giving effect to the conversion or exercise of securities
of the Company, including this Warrant, by the Holder or its affiliates since the date as of which such number of outstanding
shares of Common Stock was reported. The “Beneficial Ownership Limitation” shall be 4.99% of the number of
shares of the Common Stock outstanding immediately after giving effect to the issuance of shares of Common Stock issuable upon
exercise of this Warrant. The limitations contained in this paragraph shall apply to a successor Holder of this Warrant.

 

2. ADJUSTMENTS.
The Exercise Price and the number of Warrant Shares shall be adjusted from time to time as follows:

 

(a)
Distribution of Assets. If the Company shall declare or make any dividend or other distribution of its assets (or rights
to acquire its assets) to holders of shares of Common Stock, by way of return of capital or otherwise (including without limitation
any distribution of cash, stock or other securities, property or options by way of a dividend, spin off, reclassification, corporate
rearrangement or other similar transaction, but not including a reverse split with respect to the Common Stock) (a “Distribution”),
at any time after the issuance of this Warrant, then, in each such case:

 

(i)
any Exercise Price in effect immediately prior to the close of business on the record date fixed for the determination of holders
of shares of Common Stock entitled to receive the Distribution shall be reduced, effective as of the close of business on such
record date, to a price determined by multiplying such Exercise Price by a fraction (i) the numerator of which shall be the Closing
Sale Price of the shares of Common Stock on the Trading Day immediately preceding such record date minus the value of the Distribution
(as determined in good faith by the Company’s Board of Directors) applicable to one share of Common Stock, and (ii) the
denominator of which shall be the Closing Sale Price of the shares of Common Stock on the Trading Day immediately preceding such
record date; and

 

(ii)
the number of Warrant Shares shall be increased to a number of shares equal to the number of shares of Common Stock obtainable
immediately prior to the close of business on the record date fixed for the determination of holders of shares of Common Stock
entitled to receive the Distribution multiplied by the reciprocal of the fraction set forth in the immediately preceding clause
(i); provided, however, that in the event that the Distribution is of shares of common stock of a company (other than the Company)
whose common stock is traded on a national securities exchange or a national automated quotation system (“Other Shares
of Common Stock”), then the Holder may elect to receive a warrant to purchase Other Shares of Common Stock in lieu of
an increase in the number of Warrant Shares, the terms of which shall be identical to those of this Warrant, except that such
warrant shall be exercisable into the number of shares of Other Shares of Common Stock that would have been payable to the Holder
pursuant to the Distribution had the Holder exercised this Warrant immediately prior to such record date and with an aggregate
exercise price equal to the product of the amount by which the exercise price of this Warrant was decreased with respect to the
Distribution pursuant to the terms of the immediately preceding clause (i) and the number of Warrant Shares calculated in accordance
with the first part of this clause (ii).

 

    	3

     

    

 

(iii)
For the avoidance of doubt, no adjustment shall occur when shares of outstanding Common Stock are merged proportionally across
all stockholders to form a smaller number of outstanding shares of Common Stock.

 

(b)
Anti-Dilution Adjustments to Exercise Price. If the Company or any Subsidiary thereof, as applicable, at any time while
this Warrant is outstanding, shall sell or grant any option to purchase, or sell or grant any right to reprice, or otherwise dispose
of or issue (or announce any offer, sale, grant or any option to purchase or other disposition) any Common Stock or securities
entitling any person or entity to acquire shares of Common Stock (upon conversion, exercise or otherwise) (including but not limited
to under the Note), at an effective price per share less than the then Exercise Price (such lower price, the “Base Share
Price” and such issuances collectively, a “Dilutive Issuance”) (if the holder of the Common Stock
or Common Stock Equivalents so issued shall at any time, whether by operation of purchase price adjustments, elimination of an
applicable floor price for any reason in the future (including but not limited to the passage of time or satisfaction of certain
condition(s)), reset provisions, floating conversion, exercise or exchange prices or otherwise, or due to warrants, options or
rights per share which are issued in connection with such issuance, be entitled or potentially entitled to receive shares of Common
Stock at an effective price per share which is less than the Exercise Price at any time while such Common Stock or Common Stock
Equivalents are in existence, such issuance shall be deemed to have occurred for less than the Exercise Price on such date of
the Dilutive Issuance (regardless of whether the Common Stock or Common Stock Equivalents are (i) subsequently redeemed or retired
by the Company after the date of the Dilutive Issuance or (ii) actually converted or exercised at such Base Share Price), then
the Exercise Price shall be reduced at the option of the Holder and only reduced to equal the Base Share Price, and the number
of Warrant Shares issuable hereunder shall be increased such that the aggregate Exercise Price payable hereunder, after taking
into account the decrease in the Exercise Price, shall be equal to the aggregate Exercise Price prior to such adjustment (for
the avoidance of doubt, the aggregate Exercise Price prior to such adjustment is calculated as follows: the total number of Warrant
Shares multiplied by the initial Exercise Price in effect as of the Issuance Date). Such adjustment shall be made whenever such
Common Stock or Common Stock Equivalents are issued, regardless of whether the Common Stock or Common Stock Equivalents are (i)
subsequently redeemed or retired by the Company after the date of the Dilutive Issuance or (ii) actually converted or exercised
at such Base Share Price by the holder thereof (for the avoidance of doubt, the Holder may utilize the Base Share Price even if
the Company did not actually issue shares of its common stock at the Base Share Price under the respective Common stock Equivalents).
The Company shall notify the Holder in writing, no later than the Trading Day following the issuance of any Common Stock or Common
Stock Equivalents subject to this Section 2(b), indicating therein the applicable issuance price, or applicable reset price, exchange
price, conversion price and other pricing terms (such notice the “Dilutive Issuance Notice”). For purposes of
clarification, whether or not the Company provides a Dilutive Issuance Notice pursuant to this Section 2(b), upon the occurrence
of any Dilutive Issuance, after the date of such Dilutive Issuance the Holder is entitled to receive a number of Warrant Shares
based upon the Base Share Price regardless of whether the Holder accurately refers to the Base Share Price in the Notice of Exercise.

 

3.
FUNDAMENTAL TRANSACTIONS. If, at any time while this Warrant is outstanding, (i) the Company effects any merger of the
Company with or into another entity and the Company is not the surviving entity (such surviving entity, the “Successor
Entity”), (ii) the Company effects any sale of all or substantially all of its assets in one or a series of related
transactions, (iii) any tender offer or exchange offer (whether by the Company or by another individual or entity, and approved
by the Company) is completed pursuant to which holders of Common Stock are permitted to tender or exchange their shares of Common
Stock for other securities, cash or property and the holders of at least 50% of the Common Stock accept such offer, or (iv) the
Company effects any reclassification of the Common Stock or any compulsory share exchange pursuant to which the Common Stock is
effectively converted into or exchanged for other securities, cash or property (other than as a result of a subdivision or combination
of shares of Common Stock) (in any such case, a “Fundamental Transaction”), then, upon any subsequent exercise
of this Warrant, the Holder shall have the right to receive the number of shares of Common Stock of the Successor Entity or of
the Company and any additional consideration (the “Alternate Consideration”) receivable upon or as a result
of such reorganization, reclassification, merger, consolidation or disposition of assets by a holder of the number of shares of
Common Stock for which this Warrant is exercisable immediately prior to such event (disregarding any limitation on exercise contained
herein solely for the purpose of such determination). For purposes of any such exercise, the determination of the Exercise Price
shall be appropriately adjusted to apply to such Alternate Consideration based on the amount of Alternate Consideration issuable
in respect of one share of Common Stock in such Fundamental Transaction, and the Company shall apportion the Exercise Price among
the Alternate Consideration in a reasonable manner reflecting the relative value of any different components of the Alternate
Consideration. If holders of Common Stock are given any choice as to the securities, cash or property to be received in a Fundamental
Transaction, then the Holder shall be given the same choice as to the Alternate Consideration it receives upon any exercise of
this Warrant following such Fundamental Transaction. To the extent necessary to effectuate the foregoing provisions, any Successor
Entity in such Fundamental Transaction shall issue to the Holder a new warrant consistent with the foregoing provisions and evidencing
the Holder’s right to exercise such warrant into Alternate Consideration.

 

    	4

     

    

 

4.
NON-CIRCUMVENTION. The Company covenants and agrees that it will not, by amendment of its certificate of incorporation,
bylaws or through any reorganization, transfer of assets, consolidation, merger, scheme of arrangement, dissolution, issue or
sale of securities, or any other voluntary action, avoid or seek to avoid the observance or performance of any of the terms of
this Warrant, and will at all times in good faith carry out all the provisions of this Warrant and take all action as may be required
to protect the rights of the Holder. Without limiting the generality of the foregoing, the Company (i) shall not increase the
par value of any shares of Common Stock receivable upon the exercise of this Warrant above the Exercise Price then in effect,
(ii) shall take all such actions as may be necessary or appropriate in order that the Company may validly and legally issue fully
paid and non-assessable shares of Common Stock upon the exercise of this Warrant, and (iii) shall, for so long as this Warrant
is outstanding, have authorized and reserved, free from preemptive rights, five times the number of shares of Common Stock that
is actually issuable upon full exercise of the Warrant (based on the Exercise Price in effect from time to time, and without regard
to any limitations on exercise).

 

5.
WARRANT HOLDER NOT DEEMED A STOCKHOLDER. Except as otherwise specifically provided herein, this Warrant, in and of itself,
shall not entitle the Holder to any voting rights or other rights as a stockholder of the Company. In addition, nothing contained
in this Warrant shall be construed as imposing any liabilities on the Holder to purchase any securities (upon exercise of this
Warrant or otherwise) or as a stockholder of the Company, whether such liabilities are asserted by the Company or by creditors
of the Company.

 

6.
REISSUANCE.

 

(a)
Lost, Stolen or Mutilated Warrant. If this Warrant is lost, stolen, mutilated or destroyed, the Company will, on such terms
as to indemnity or otherwise as it may reasonably impose (which shall, in the case of a mutilated Warrant, include the surrender
thereof), issue a new Warrant of like denomination and tenor as this Warrant so lost, stolen, mutilated or destroyed.

 

(b)
Issuance of New Warrants. Whenever the Company is required to issue a new Warrant pursuant to the terms of this Warrant,
such new Warrant shall be of like tenor with this Warrant, and shall have an issuance date, as indicated on the face of such new
Warrant which is the same as the Issuance Date.

 

7.
TRANSFER.

 

(a)
Notice of Transfer. The Holder agrees to give written notice to the Company before transferring this Warrant or transferring
any Warrant Shares of such Holder’s intention to do so, describing briefly the manner of any proposed transfer. Promptly
upon receiving such written notice, the Company shall present copies thereof to the Company’s counsel. If the proposed transfer
may be effected without registration or qualification (under any federal or state securities laws), the Company, as promptly as
practicable, shall notify the Holder thereof, whereupon the Holder shall be entitled to transfer this Warrant or to dispose of
Warrant Shares received upon the previous exercise of this Warrant, all in accordance with the terms of the notice delivered by
the Holder to the Company; provided, however, that an appropriate legend may be endorsed on this Warrant or the certificates for
such Warrant Shares respecting restrictions upon transfer thereof necessary or advisable in the opinion of counsel and satisfactory
to the Company to prevent further transfers which would be in violation of Section 5 of the Securities Act and applicable state
securities laws; and provided further that the prospective transferee or purchaser shall execute the Assignment of Warrant attached
hereto as Exhibit B and such other documents and make such representations, warranties, and agreements as may be required
solely to comply with the exemptions relied upon by the Company for the transfer or disposition of the Warrant or Warrant Shares.

 

    	5

     

    

 

(b)
If the proposed transfer or disposition of this Warrant or such Warrant Shares described in the written notice given
pursuant to this Section 7 may not be effected without registration or qualification of this Warrant or such Warrant Shares,
the Holder will limit its activities in respect to such transfer or disposition as are permitted by law.

 

(c)
Any transferee of all or a portion of this Warrant shall succeed to the rights and benefits of the initial Holder of this
Warrant under Sections 4.1 and 4.3 (subject, however, to the limitations set forth in Section 4.2), 4.4 and 4.5 of the
Purchase Agreement (registration rights, expenses, and indemnity).

 

8.
NOTICES. Whenever notice is required to be given under this Warrant, unless otherwise provided herein, such notice shall
be given in accordance with the notice provisions contained in the Purchase Agreement. The Company shall provide the Holder with
prompt written notice (i) immediately upon any adjustment of the Exercise Price, setting forth in reasonable detail, the calculation
of such adjustment and (ii) at least 20 days prior to the date on which the Company closes its books or takes a record (A) with
respect to any dividend or distribution upon the shares of Common Stock, (B) with respect to any grants, issuances or sales of
any stock or other securities directly or indirectly convertible into or exercisable or exchangeable for shares of Common Stock
or other property, pro rata to the holders of shares of Common Stock or (C) for determining rights to vote with respect to any
Fundamental Transaction, dissolution or liquidation, provided in each case that such information shall be made known to the public
prior to or in conjunction with such notice being provided to the Holder.

 

9.
AMENDMENT AND WAIVER. The terms of this Warrant may be amended or waived (either generally or in a particular instance
and either retroactively or prospectively) only with the written consent of the Company and the Holder.

 

10.
GOVERNING LAW. This Warrant shall be governed by and construed in accordance with the laws of the State of Nevada without
regard to principles of conflicts of laws. Any action brought by either party against the other concerning the transactions contemplated
by this Warrant shall be brought only in the state courts of Massachusetts or in the federal courts located in the Commonwealth
of Massachusetts. The parties to this Warrant hereby irrevocably waive any objection to jurisdiction and venue of any action instituted
hereunder and shall not assert any defense based on lack of jurisdiction or venue or based upon forum non conveniens. THE
BORROWER HEREBY IRREVOCABLY WAIVES ANY RIGHT IT MAY HAVE TO, AND AGREES NOT TO REQUEST, A JURY TRIAL FOR THE ADJUDICATION OF ANY
DISPUTE HEREUNDER OR IN CONNECTION WITH OR ARISING OUT OF THIS WARRANT OR ANY TRANSACTION CONTEMPLATED HEREBY. The prevailing
party shall be entitled to recover from the other party its reasonable attorney’s fees and costs. In the event that any
provision of this Warrant or any other agreement delivered in connection herewith is invalid or unenforceable under any applicable
statute or rule of law, then such provision shall be deemed inoperative to the extent that it may conflict therewith and shall
be deemed modified to conform with such statute or rule of law. Any such provision which may prove invalid or unenforceable under
any law shall not affect the validity or enforceability of any other provision of any agreement. Each party hereby irrevocably
waives personal service of process and consents to process being served in any suit, action or proceeding in connection with this
Agreement or any other Transaction Document by mailing a copy thereof via registered or certified mail or overnight delivery (with
evidence of delivery) to such party at the address in effect for notices to it under this Agreement and agrees that such service
shall constitute good and sufficient service of process and notice thereof. Nothing contained herein shall be deemed to limit
in any way any right to serve process in any other manner permitted by law.

 

    	6

     

    

 

11.
ACCEPTANCE. Receipt of this Warrant by the Holder shall constitute acceptance of and agreement to all of the terms and
conditions contained herein.

 

12.
CERTAIN DEFINITIONS. For purposes of this Warrant, the following terms shall have the following meanings:

 

(a)
“Nasdaq” means www.Nasdaq.com.

 

(b)
“Closing Sale Price” means, for any security as of any date, (i) the last closing trade price for such security
on the Principal Market, as reported by Nasdaq, or, if the Principal Market begins to operate on an extended hours basis and does
not designate the closing trade price, then the last trade price of such security prior to 4:00 p.m., New York time, as reported
by Nasdaq, or (ii) if the foregoing does not apply, the last trade price of such security in the over-the-counter market for such
security as reported by Nasdaq, or (iii) if no last trade price is reported for such security by Nasdaq, the average of the bid
and ask prices of any market makers for such security as reported by the OTC Markets. If the Closing Sale Price cannot be calculated
for a security on a particular date on any of the foregoing bases, the Closing Sale Price of such security on such date shall
be the fair market value as mutually determined by the Company and the Holder. All such determinations to be appropriately adjusted
for any stock dividend, stock split, stock combination or other similar transaction during the applicable calculation period.

 

(c)
“Common Stock” means the Company’s common stock, and any other class of securities into which such securities
may hereafter be reclassified or changed.

 

(d)
“Common Stock Equivalents” means any securities of the Company that would entitle the holder thereof to acquire
at any time Common Stock, including without limitation any debt, preferred stock, rights, options, warrants or other instrument
that is at any time convertible into or exercisable or exchangeable for, or otherwise entitles the holder thereof to receive,
Common Stock.

 

(e)
“Dilutive Issuance” is any issuance of Common Stock or Common Stock Equivalents described in Section 2(b) above;
provided, however, that a Dilutive Issuance shall not include any Exempt Issuance.

 

(f)
“Exempt Issuance” means the issuance of (i) shares of Common Stock or options to employees, officers, or directors
of the Company pursuant to any stock or option plan duly adopted by a majority of the non-employee members of the Board of Directors
of the Company or a majority of the members of a committee of non employee directors established for such purpose, and (ii) shares
of Common Stock issued pursuant to real property leasing arrangement from a bank approved by the Board of Directors of the Company.

 

(g) “Principal Market” means the primary national securities exchange on which the
Common Stock is then traded.

 

(h)
“Trading Day” means (i) any day on which the Common Stock is listed or quoted and traded on its Principal
Market, (ii) if the Common Stock is not then listed or quoted and traded on any national securities exchange, then a day on which
trading occurs on any over-the-counter markets, or (iii) if trading does not occur on the over-the-counter markets, any Business
Day.

 

*
* * * * * *

 

    	7

     

    

 

IN
WITNESS WHEREOF, the Company has caused this Warrant to be duly executed as of the Issuance Date set forth above.

 

	 	IMAGING3,
    INC.
	 	 	 
	 	/s/ John Hollister
	 	Name:	John
    Hollister
	 	Title:	Chief
    Executive Officer

 

    	 

     

    

 

EXHIBIT
A

 

EXERCISE
NOTICE

 

(To
be executed by the registered holder to exercise this Common Stock Purchase Warrant)

 

The
Undersigned holder hereby exercises the right
to purchase ____________ of the shares of Common Stock (“Warrant Shares”) of Imaging3, Inc., a Delaware corporation
(the “Company”), evidenced by the attached copy of the Common Stock Purchase Warrant (the “Warrant”).
Capitalized terms used herein and not otherwise defined shall have the respective meanings set forth in the Warrant.

 

	1.	Form
                                         of Exercise Price. The Holder intends that payment of the Exercise Price shall be
                                         made as (check one):

 

[  ] a
cash exercise with respect to______________ Warrant Shares.

 

	2.	Payment
                                         of Exercise Price. If cash exercise is selected above, the holder shall pay the applicable
                                         Aggregate Exercise
Price in the sum of $_______________ to the Company in accordance with the terms of the Warrant.

 

	3.	Delivery
                                                                                                                                                            of Warrant Shares. The Company shall deliver to the holder _________________ Warrant Shares in accordance
with the terms of the Warrant.

 

Date: ________________________

 

	 	 
	 	(Print Name of Registered Holder)
	 	 	 
	 	By
:	       
	 	Name:	 
	 	Title:GROUND
LEASE AGREEMENT

 

by
and between

 

1COACHILLIN’
HOLDINGS LLC,

a
California limited liability company

(“Landlord”)

 

and

 

GRAPEFRUIT
BLVD INVESTMENTS

a
California company

 

(“Tenant”)

 

1
Coachillin’ Holdings LLC does not engage in the production, manufacture, planting, cultivation, growing, harvesting,
preparation, propagation, compounding, processing, dispensing, delivery, or distribution of any controlled
substance.

 

    	1

    	 

    

 

TABLE
OF CONTENTS

 

	ARTICLE
    1	6
	BASIC
    LEASE TERMS AND DEFINITIONS	6
	1.1
    Basic Lease Terms.	6
	1.2
    Definitions.	8
	1.3
    Exhibits and Attachments.	12
	 	 
	ARTICLE
2	13
	LEASED
PREMISES AND COMMON AREA	13
	2.1
    Lease of Premises.	13
	2.2
    Reservation.	13
	2.3
    Covenants, Conditions and Restrictions.	13
	2.4
    Common Area.	13
	2.5
    Relocation.	14
	 	 
	ARTICLE
3	14
	LEASE
TERM	14
	3.1
    Lease Commencement Date and Initial Term.	14
	3.2
    Options to Extend.	14
	3.3
    Holding Over.	14
	 	 
	ARTICLE
4	15
	CONDITION
OF THE PREMISES	15
	4.1
    Condition of Premises.	15
	4.2
    Disability Access Disclosure Under Section 1938 of the California Civil Code.	15
	 	 
	ARTICLE
5 	16
	RENT	16
	5.1
    Rent.	16
	5.2
    Additional Rent.	17
	5.3
    Late Charges / Default Rate.	17
	5.4
    Security Deposit. [Intentionally Omitted]	17
	5.5
    Prepaid Rent.	17
	5.6
    Electronic Payment.	17
	 	 
	ARTICLE
6	18
	ADDITIONAL
RENT	18
	6.1
    Personal Property, Gross Receipts, Leasing Taxes.	18
	6.2
    Operating Costs.	18

 

    	2

    	 

    

 

	ARTICLE
    7 	20
	INSURANCE
AND INDEMNITIES 	20
	7.1
    Tenant’s Insurance. 	20
	7.2
    Landlord’s Insurance.	21
	7.3
    Waivers.	21
	7.4
    Indemnity.	22
	7.5
    Enforcement of Indemnities.	22
	 	 
	ARTICLE
8	22
	ENVIRONMENTAL	22
	8.1
    Use of Hazardous Substances; Compliance.	22
	8.2
    Inspection and Testing.	22
	8.3
    Indemnity.	23
	 	 
	ARTICLE
9	23
	UTILITIES	23
	9.1
    Utility Services.	23
	9.2
    Interruptions.	23
	 	 
	ARTICLE
10	24
	TENANT’S
    USE 	24
	 	 
	ARTICLE
11	24
	REPAIR,
MAINTENANCE AND REPLACEMENT	24
	11.1
    Landlord’s Obligations.	24
	11.2
    Tenant’s Obligations.	24
	 	 
	ARTICLE
12	25
	ALTERATIONS,
SIGNAGE AND PERSONAL PROPERTY	25
	12.1
    Alterations.	25
	12.2
    Removal of Alterations by Termination Date.	25
	12.3
    Signage.	26
	12.4
    Removal of Personal Property.	26
	12.5
    Landlord’s Lien.	26
	 	 
	ARTICLE
13	27
	ASSIGNMENT
AND SUBLETTING	27
	13.1
    Restrictions.	27
	13.2
    Involuntary Assignments.	27
	13.3
    Process; Landlord Rights.	27

 

    	3

    	 

    

 

	13.4
    Criteria for Consent.	28
	13.5
    Excess Rent.	28
	13.6
    Costs.	28
	13.7
    Acknowledgment and Waiver.	28
	 	 
	ARTICLE
    14 	29
	DAMAGE
AND DESTRUCTION	29
	14.1
    Rights of Termination.	29
	14.2
    Repairs.	29
	14.3
    Repair Costs.	29
	14.4
    Waiver.	30
	14.5
    Landlord’s Election.	30
	14.6
    Damage Near End of Term.	30
	 	 
	ARTICLE
15	30
	CONDEMNATION	30
	15.1
    Effect.	30
	15.2
    Rights to Award.	31
	 	 
	ARTICLE
16	31
	LANDLORD’S
LIABILITY	31
	 	 
	ARTICLE
17	31
	DEFAULT
PROVISIONS AND REMEDIES 	31
	17.1
    Tenant’s Default.	31
	17.2
    Termination and Damages.	32
	17.3
    Personal Property.	33
	17.4
    Recovery of Rent; Reletting.	33
	17.5
    No Waiver.	34
	17.6
    Subleases of Tenant.	34
	17.7
    Cumulative Remedies.	34
	 	 
	ARTICLE
18	 34
	BANKRUPTCY	 34
	 	 
	ARTICLE
19 	 36
	SUBORDINATION
AND ATTORNMENT	 36
	 	 
	ARTICLE
20	 36
	MISCELLANEOUS	 36
	20.1
    Authority to Enter Into Lease.	36

 

    	4

    	 

    

 

	20.2
    Notices.	36
	20.3
    Estoppel Certificates.	37
	20.4
    Landlord’s Access To Premises.	37
	20.5
    Force Majeure.	37
	20.6
    Mechanics’ Liens.	37
	20.7
    Successors and Assigns.	37
	20.8
    Waiver of California Code Sections.	38
	20.9
    Acceptance of Payment.	38
	20.10
    Brokers.	39
	20.11
    No Recordation.	39
	20.12
    Modification to Lease.	39
	20.13
    Governing Law.	39
	20.14
    Attorneys’ Fees.	39
	20.15
    Quiet Enjoyment.	40
	20.16
    Representation.	40
	20.17
    Counterparts.	40
	20.18
    Joint and Several Liability.	40
	20.19
    Triple Net Lease.	40

 

    	5

    	 

    

 

GROUND
LEASE AGREEMENT

 

This
GROUND LEASE AGREEMENT (the “Lease”) is made and entered into as of the “Effective Date” (defined
below), by and between COACHILLIN’ HOLDINGS LLC, a California limited liability company (“Landlord”),
and GRAPEFRUIT BLVD INVESTMENTS a California company (“Tenant”).

 

ARTICLE
1

BASIC
LEASE TERMS AND DEFINITIONS

 

1.1
Basic Lease Terms.

 

This
Section outlines the principal terms of the Lease between the Landlord and the Tenant. Most of these terms are further defined
and explained in subsequent Sections, all of which are intended to be read together to create the agreement between the parties.

 

	 	a.
    Effective Date:	September
    1, 2018
	 	 	 
	 	b.
    Landlord:	Coachillin’
    Holdings LLC,
	 	 	a
    California limited liability company
	 	 	 
	 	    Landlord’s
    Address:	71-713 Highway 111, Suite 100

                                                                              Rancho Mirage, CA 92270

                                                                              Attn: Katherine Dickerson

                                                         Phone 760.775.4000

	 	 	Fax
    760.775.4220
	 	 	 
	 	c.
    Tenant:	GRAPEFRUIT
    BLVD INVESTMENTS,
	 	 	a California company

                                                         (“Tenant”)

	 	 	 
	 	    Tenant’s
    Address:	GRAPEFRUIT
    BLVD INVESTMENTS
	 	 	11111
                                         Santa Monica Boulevard, Suite 100

                                                         Los Angeles, California 90025

                                                         Attn:Bradley Yourist

        Phone:
        310-575-1175

	 	 	 
	 	d.
    Premises:	Approximately
    2,268 square feet (1,134 sf each) of Leasable Area located on Parcel #33 of the Project, as such premises is outlined on Exhibit
    A attached hereto (the “Premises”).
	 	 	 
	 	e.
    Parcels:	The
    parcels of land that make up the Lands, as such parcels are shown on the site plan attached hereto as Exhibit B. The
    Premises are located on Parcel #33 - LL1. The other parcels located on the Lands shall be referred to as the “Other
    Parcels”).

 

    	6

    	 

    

 

	 	f.
    Project:	The
    “Project” means (i) the Premises (ii) the lands legally described on the attached Exhibit C (the
    “Lands”), (iii) the Common Areas (hereinafter defined), (iv) the other buildings located on the Lands (the
    “Other Buildings”), and (v) at Landlord’s discretion, any additional real property, areas, land,
    building or other improvements added thereto outside of the Project.
	 	 	 
	 	g.
    Proportionate Share:	Tenant’s
    initial Proportionate Share is 100% based on the ratio that the square footage of Leasable Area of the Premises bears to the
    square footage of Leasable Area of the Project.
	 	 	 
	 	h.
    Commencement Date:	The
    date that Landlord delivers possession of the Premises to Tenant (the “Commencement Date”). As used herein,
    the “Target Commencement Date” shall mean March 1, 2018.
	 	 	 
	 	i.
    Term:	The
    “Term” shall be three (3) years, following the Commencement Date, plus any partial month for the month
    in which the Commencement Date occurs if the Commencement Date occurs on other than the first day of a calendar month. If
    the Commencement Date is other than the first day of a calendar month, the first month shall include the remainder of the
    calendar month in which the Commencement Date occurs plus the first full calendar month thereafter.
	 	 	 
	 	j.
    Options to Extend:	Annual
    Renewal Option Based on TUP renewal.
	 	 	 
	 	k.
    Permitted Use:	Cannabis
    Cultivation, Manufacturing and Distribution Facilities (the “Permitted Use”).
	 	 	 
	 	l.
    Base Rent:	$0.50
    per square foot of Leasable Area of the Premises per month. See section 5.4 for schedule.
	 	 	 
	 	m.
    Intentionally Deleted.	 
	 	 	 
	 	n.
    Security Deposit:	NA.
	 	 	 
	 	o.
    Non-Refundable Prepaid Rent:	$3,402.00
    (3 months of non-refundable rent due at Lease execution). See Section 5.5.
	 	 	 
	 	p.
    Landlord’s Broker:	None
	 	 	 
	 	q.
    Tenant’s Broker:	None

 

    	7

    	 

    

 

1.2
Definitions.

 

All
capitalized terms used in this Lease have the meanings ascribed in this Section 1.2, or before they are first capitalized elsewhere
in this Lease.

 

Additional
Rent means all charges, fees or other sums of money of any kind other than Base Rent which Tenant becomes obligated to pay
to Landlord under the terms of this Lease or in connection with the Premises, including, without limitation, Tenant’s Proportionate
Share of Operating Costs.

 

Affiliate
means any entity which controls, is controlled by, or is under common control with Tenant.

 

Agents
means officers, directors, shareholders, members, partners, employees, contractors, consultants and other third persons acting
under the direction and control of a party.

 

Applicable
Laws means: (i) all present and future federal, state, county, municipal and other local statutes, laws, codes, ordinances,
administrative and court orders and directives, rules and regulations applicable to the Project or to Tenant’s use and occupancy
of the Premises from time to time; (ii) all material terms of any insurance policy covering the Premises; (iii) all material requirements
of the National Board of Fire Underwriters or any other national board of insurance underwriters which are binding upon Landlord,
Tenant or the Project; (iv) all future amendments, replacements and substitutions for any item described in the preceding phrases,
and (v) all future laws which, when effective, fall within this definition of Applicable Laws.

 

Common
Area means all areas and facilities outside the Premises and within the exterior boundaries of the parcels of the Lands containing
the Project, as provided and designated by Landlord from time to time for the general use and convenience of Tenant and of other
tenants of Landlord having the common use of such areas, and their respective authorized representatives and invitees, including:
(i) any outside plaza areas, walkways, driveways, courtyards, public and private streets, transportation facilitation areas and
other improvements and facilities now or hereafter constructed surrounding and/or servicing the Premises and/or the Other Building,
including any existing Paved Area constructed within the Project, and any other parking structures and/or facilities now or hereafter
constructed by or for Landlord within the Project and servicing the Other Building and any other buildings which may be subsequently
constructed within the Project which are designated from time to time by Landlord as common areas (or parking facilities, as the
case may be) appurtenant to or servicing the Other Building and any such other improvements; (ii) any facilities, parking areas
and structures and common areas which Landlord (and/or any common area association formed by Landlord or Landlord’s predecessor
or assignee for the Project) may add thereto from time to time within or as part of the Project; and (iii) the land upon which
any of the foregoing are situated.

 

    	8

    	 

    

 

Default
means the events defined in Section 17.1.

 

Default
Rate means the prime rate of interest published in the Wall Street Journal as of the date the Default Rate is determined
to apply (or on the next business day after any such date) plus 4%.

 

Effective
Date means the date that this Lease has been signed by both Landlord and Tenant or any later date filled in at the beginning
of Section 1.1.

 

Environmental
Laws means, in addition to the laws referred to in the definition of Hazardous Substances, all local, state and federal laws,
judgments, ordinances, orders, rules, regulations, codes and other governmental restrictions, guidelines and requirements, any
amendments and successors thereto, replacements thereof and publications promulgated pursuant thereto, which deal with or otherwise
in any manner relate to, air or water quality, air emissions, soil or ground conditions or other environmental matters of any
kind.

 

Force
Majeure means regional labor disputes, governmental regulations or controls, civil unrest, war, unseasonable adverse weather
conditions, fire or other casualty, claim adjustments with any insurance company, unavailability of necessary materials or services
and any other causes beyond a party’s control that are typically referred to by the term force majeure.

 

Hazardous
Substances means any wastes, materials or substances (whether in the form of liquids, solids or gases, and whether or not
air-borne), which are or are deemed to be (i) pollutants or contaminants, or which are or are deemed to be hazardous, toxic, ignitable,
reactive, corrosive, dangerous, harmful or injurious, or which present a risk to public health or to the environment, or which
are or may become regulated by or under the authority of any applicable local, state or federal laws, judgments, ordinances, orders,
rules, regulations, codes or other governmental restrictions, guidelines or requirements, any amendments or successor(s) thereto,
replacements thereof or publications promulgated pursuant thereto, including, without limitation, any such items or substances
which are or may become regulated by any of the Environmental Laws (as hereinafter defined); (ii) listed as a chemical known to
the State of California to cause cancer or reproductive toxicity pursuant to the California Health and Safety Code; or (iii) a
pesticide, petroleum, including crude oil or any fraction thereof, asbestos or an asbestos-containing material, a polychlorinated
biphenyl, radioactive material, or urea formaldehyde.

 

Landlord’s
Insurance Costs means all premiums, costs and expenses, and any deductibles for all policies of insurance which may be obtained
by Landlord in its discretion for (a) the Premises and the Project, or any blanket policies which include the Premises or the
Project, covering damage thereto and loss of rents caused by fire and other perils Landlord elects to cover, including, without
limitation, coverage for earthquakes and floods, (b) commercial general liability insurance for the benefit of Landlord and its
designees and (c) such other coverage Landlord elects to obtain for the Premises or the Project, including, without limitation,
coverage for environmental liability and losses.

 

    	9

    	 

    

 

Leasable
Area means with respect to any rentable space, the area expressed in square feet of rentable space within the Project.

 

Operating
Costs means the total amounts paid or payable, whether by Landlord or others on behalf of Landlord, in connection with the
ownership, maintenance, repair, replacement and operations of the Project in accordance with Landlord’s standard operating
and accounting procedures. Since the Project consists of more than one building and Parcel, certain Operating Costs may pertain
to a particular building and other Operating Costs to a Parcel and/or the Project as a whole. As provided in Section 6.2 of this
Lease, Landlord reserve the right to allocate Operating Costs applicable to any particular building within the Project to the
building (including any Alterations) in question whose tenants shall be responsible for payment of their respective proportionate
shares in the pertinent building and other Operating Costs applicable to a Parcel and/or the Project shall be charged to each
building in the Parcel and/or Project (including the Alterations) with the tenants in each such building being responsible for
paying their respective proportionate shares in such building of such costs to the extent required under the applicable leases.
Landlord shall in good faith attempt to allocate such Operating Costs to the buildings (including the Alterations) and such allocation
shall be binding on Tenant. Operating Costs shall include, but not be limited to, the aggregate of the amount paid for the following
costs at the Project:

 

	 	(a)	All
    supplies, materials, management, clerical, labor and equipment, used in or related to the operation and maintenance of the
    Project;
	 	 	 
	 	(b)	All
    utilities, including water, electricity, gas, heating, lighting, waste disposal, sewer, security and all charges relating
    to the use, ownership or operation of the Project;
	 	 	 
	 	(c)	All
    maintenance, janitorial and service agreements related to any Common Area;
	 	 	 
	 	(d)	All
    legal expenses and accounting costs (excluding legal costs of negotiating, terminating or extending leases, or legal costs
    incurred in proceeding against Tenant) incurred by Landlord in the operation of the Project;
	 	 	 
	 	(e)	All
    Landlord Insurance Costs;
	 	 	 
	 	(f)	All
    common area maintenance and repair costs relating to the areas within or around the Project, including without limitation,
    sidewalks, landscaping, service areas, driveways, parking areas, walkways, building exteriors (including painting), including
    for example costs of resurfacing and restriping parking areas, repairing and replacing roofs, walls, etc.;
	 	 	 
	 	(g)	All
    capital improvement costs, provided the same are amortized on a straight line basis over the useful life of the capital item
    being replaced and/or repaired. Amortization (along with reasonable financing charges) of future capital improvements made
    to the Project which may be required by any governmental authority (provided, however, that the amount of such amortization
    for improvements not mandated by government authority shall not exceed in any year the amount of cost reasonably determined
    by Landlord in its sole discretion to have been saved by the expenditure either through the reduction or minimization of increases
    which would have otherwise occurred);

 

    	10

    	 

    

 

	 	(h)	Landlord’s
    costs in managing, maintaining, repairing, operating and insuring the Project, including for example, janitorial services;
	 	 	 
	 	(i)	Real
    Property Taxes;
	 	 	 
	 	(j)	the
    cost of licenses, certificates, permits and inspections, and the cost of contesting the validity or applicability of any governmental
    enactments which may affect Operating Costs, and the costs incurred in connection with implementation and operation of any
    transportation system management program or similar program;
	 	 	 
	 	(k)	the
    amount paid or payable for all labor and/or wages and other payments including cost to Landlord of workers’ compensation
    and disability insurance, payroll taxes, welfare and fringe benefits made to janitors, caretakers, network communication and
    programing personnel and other employees, contractors and subcontractors of Landlord and its property manager involved in
    the management, operation, maintenance and repair of the Project; and
	 	 	 
	 	(l)	fees
    for property management services rendered by either Landlord or a third party manager engaged by Landlord (which may be a
    party affiliated with Landlord), plus charges for office rent for property management, supplies, equipment salaries, wages,
    bonuses and other compensation (including fringe benefits, vacation, holidays and other paid absence benefits) relating to
    employees of Landlord or its property manager or agents engaged in the management, operation, repair, or maintenance of the
    Project.

 

Paved
Area means the driveways, parking areas, and other paved areas on the exterior portions of the Project.

 

Real
Estate Taxes means mean and include all general and special taxes, assessments, fees of every kind and nature, duties and
levies, charged and levied upon or assessed by any governmental authority against the Parcel and all Alterations, including the
various estates in such Parcel and any Alterations thereon, any leasehold improvements, fixtures, installations, additions and
equipment, whether owned by Landlord or Tenant or any other tenant. Real Estate Taxes shall also include the reasonable cost to
Landlord of contesting the amount, validity, or the applicability of any Real Estate Taxes mentioned in this Section. Further
included in the definition of Real Estate Taxes herein shall be general and special assessments, license fees, commercial rental
tax, levy, or tax (other than inheritance or estate taxes) imposed by any authority having the direct or indirect power to tax,
as against any legal or equitable interest of Landlord in the Premises, Alterations, Parcels or in the Project or on the act of
entering into this Lease or, as against Landlord’s right to rent or other income therefrom, or as against Landlord’s
business of leasing the Premises, Alterations, Parcels or the Project, any tax, fee, or charge with respect to the possession,
leasing, transfer of interest, operation, management, maintenance, alteration, repair, use, or occupancy by Tenant, of the Premises,
Alterations, Parcels or any portion thereof or the Project, or any tax imposed in substitution, partially or totally, for any
tax previously included within the definition of Real Estate Taxes herein, or any additional tax, the nature of which may or may
not have been previously included within the definition of Real Estate Taxes. Further, if at any time during the Term of this
Lease the method of taxation or assessment of real estate or the income therefrom prevailing at the time of execution hereof shall
be, or has been altered so as to cause the whole or any part of the Real Estate Taxes now or hereafter levied, assessed or imposed
on real estate to be levied, assessed or imposed upon Landlord, wholly or partially, as a capital levy, business tax, fee, permit
or other charge, or on or measured by the Rents received therefrom, then such new or altered taxes, regardless of their nature,
which are attributable to the Lands, the Alterations or to other improvements on the Lands shall be deemed to be included within
the term “Real Estate Taxes” for purposes of this Section, whether in substitution for, or in addition to any other
Real Estate Taxes, save and except that such shall not be deemed to include any enhancement of said tax attributable to other
income of Landlord. Real Estate Taxes shall also include any governmental or private assessments or the Project’s contribution
towards a governmental or private cost-sharing agreement, such as by way of example only, a business improvement district, for
the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies. Notwithstanding
anything to the contrary contained in the foregoing definition of Real Estate Taxes, Tenant shall not be responsible or liable
for the payment of any state or federal income taxes assessed against Landlord, or any estate, succession or inheritance taxes
of Landlord, or corporation franchise taxes imposed upon the corporate owner(s) of the fee of the Project.

 

    	11

    	 

    

 

Rent
means the Base Rent and any Additional Rent.

 

Tenant’s
Personal Property means all equipment, machinery, racking, furniture, furnishings and other property installed or placed in
the Premises at Tenant’s expense.

 

Term
means the number of months provided in Section 1.1 plus the period through the last day of the calendar month in which the
Term would otherwise expire. The word “Term” will also include any period of holding over authorized pursuant to Section
3.3.

 

Termination
Date means the last day of the Term, regardless of the reason for the termination.

 

1.3
Exhibits and Attachments.

 

The
following Exhibits are attached to and made a part of this Lease. Any Exhibit which is not attached to the Lease on the Effective
Date shall be agreed to by the parties, initialed and attached as promptly as possible after the Effective Date, at which point
it shall be incorporated in the Lease in the same manner as though it was originally attached.

 

	 	Exhibit
    A	Premises
	 	Exhibit
    B	Site
Plan showing Parcels and Project 
	 	Exhibit C	Legal
    Description of Lands
	 	Exhibit
    D	Signage
    Criteria 
	 	Exhibit
    E	Rules
    and Regulations

 

    	12

    	 

    

 

ARTICLE
2

LEASED
PREMISES AND COMMON AREA

 

2.1
Lease of Premises.

 

Landlord
leases the Premises to Tenant, and Tenant rents the Premises from Landlord on the terms and conditions contained in this Lease.

 

2.2
Reservation.

 

Landlord
reserves the area beneath and above the Premises with the right to install, maintain, use, repair and replace pipes, ducts, conduits,
wires, and structural elements leading through the Premises serving other parts of the Project. Such reservation in no way affects
the maintenance obligations imposed herein. Landlord may change the shape, size, location, number and extent of the improvements
to any portion of the Premises or Common Area of the Project and/or the address or name of the Premises without the consent of
Tenant.

 

2.3
Covenants, Conditions and Restrictions.

 

The
parties agree that this Lease is subject to the effect of (a) any covenants, conditions, restrictions, easements, mortgages or
deeds of trust, ground leases, rights of way of record, and any other matters or documents of record (such recorded covenants,
conditions, restrictions and easements of record, as amended, shall be referred to as the “CC&Rs”); (b)
any zoning laws of the city, county and state where the Project is situated; and (c) general and special taxes not delinquent.
Tenant agrees that as to its leasehold estate, Tenant and all persons in possession or holding under Tenant will conform to and
will not violate the terms of any covenants, conditions or restrictions of record which may now or hereafter encumber the Premises
or the Project (hereinafter the “Restrictions”). This Lease is subordinate to the Restrictions and any amendments
or modifications thereto.

 

2.4
Common Area.

 

During
the Term, Tenant shall have the non-exclusive right to use the Common Area. Under no circumstances shall the right herein
granted to use the Common Area be deemed to include the right to store any property, temporarily or permanently, in the
Common Area. Any such storage shall be permitted only by the prior written consent of Landlord or Landlord’s designated
agent, which consent may be revoked at any time. In the event that any unauthorized storage shall occur then Landlord shall
have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and
charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord. Landlord shall have the right, in
Landlord’s sole discretion, from time to time: (i) to make changes and reductions to the Common Area, including,
without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas,
loading and unloading areas, ingress, egress, direction of traffic, landscaped areas and walkways, (ii) to close temporarily
any of the Common Area for maintenance purposes so long as reasonable access to the Premises remains available, (iii) to add
additional improvements to the Common Area, (iv) to use the Common Area while engaged in making additional improvements,
repairs or alterations to the Project, or any portion thereof, and (v) to do and perform such other acts and make such other
changes into or with respect to the Common Area as Landlord may, in the exercise of sound business judgment, deem to be
appropriate.

 

    	13

    	 

    

 

2.5
Relocation.

 

After
60 days’ prior written notice to Tenant at any time during the Term, Landlord may require Tenant to move from the Premises
to other space of comparable size in the Project (the “Substituted Premises”). If Tenant is relocated to the
Substituted Premises under this Section 2.5, Landlord agrees to pay all reasonable expenses of Tenant incidental to Tenant’s
relocation to the Substituted Premises (excluding, without limitation, any loss of business or profits) and that Landlord shall
improve the Substituted Premises for Tenant’s use and occupancy at least to the same extent as the Premises occupied by
Tenant prior to such relocation exclusive of Tenant’s trade fixtures and Tenant’s Personal Property. Landlord and
Tenant shall enter into an amendment of this Lease to reflect the changes required for the Substituted Premises, including, without
limitation, a change in Tenant’s Proportionate Share and the amount the Base Rent to reflect the change in the size of the
Substituted Premises effective as of the date of relocation. There shall be no abatement of any rent payable hereunder on account
of Tenant’s relocation or any inconvenience or business loss caused to Tenant thereby.

 

ARTICLE
3

LEASE TERM

 

3.1
Lease Commencement Date and Initial Term.

 

The
initial Term of this Lease shall commence on the Commencement Date and continue for the Term, unless it is terminated earlier
pursuant to this Lease. Within ten (10) days of Tenant’s receipt of Landlord’s written request, Tenant shall execute
a Declaration of Lease Commencement identifying the Commencement Date, the Termination Date and such other matters reasonably
requested by Landlord.

 

3.2
Options to Extend. 

 

[Intentionally
Omitted]

 

3.3
Holding Over.

 

If
Tenant remains in possession of the Premises after the Termination Date or otherwise fails to surrender the Premises to Tenant
on the Termination Date in the condition required under this Lease, then Landlord may either: (a) declare an Event of Default
and exercise the remedies available under this Lease, including summary proceedings to recover possession of the Premises; or
(b) treat Tenant as a “month-to-month” tenant (subject to the notice requirement in this Section) liable for Rent
at an amount equal to 200% of the Rent due under this Lease, in which case all other covenants of this Lease shall remain in full
force and effect until terminated by written notice from either party to the other. Notices of termination of any such “month-to-month”
tenancy must be delivered at least 60 days before the proposed Termination Date.

 

    	14

    	 

    

 

ARTICLE
4

CONDITION OF THE PREMISES

 

4.1
Condition of Premises.

 

Tenant
hereby accepts the Premises in the condition existing as of the date of occupancy, subject to all applicable zoning, municipal,
county and state laws, ordinances, rules, regulations, orders, restrictions of record, and requirements in effect during the Term
or any part of the Term hereof regulating the Premises, and without representation, warranty or covenant by Landlord, express
or implied, as to the condition, habitability or safety of the Premises, the suitability or fitness thereof for their intended
purposes, or any other matter.

 

4.2
Disability Access Disclosure Under Section 1938 of the California Civil Code.

 

Landlord
makes the following statement in accordance with Section 1938 of the California Civil Code. The Premises have not undergone an
inspection by a Certified Access Specialist to determine if the Premises meet all applicable construction related accessibility
standards pursuant to Section 55.53 of the California Civil Code. Landlord makes no representation or warranty as to whether or
not the Premises comply with the accessibility requirements of the Americans with Disabilities Act, 42 U.S.C. §§ 12101
et. seq. (“ADA”) or any similar California legislation (the ADA and any similar California legislation
shall be referred to as the “Disability Laws”).

 

(a)
Required Statement. Landlord makes the following statement in compliance with the requirements of Section 1938(e) of the
California Civil Code.

 

A
Certified Access Specialist (“CASp”) can inspect the subject Premises and determine whether the subject Premises
comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require
a CASp inspection of the subject Premises, the commercial property owner or lessor may not prohibit the lessee or tenant from
obtaining a CASp inspection of the subject Premises for the occupancy or potential occupancy of the lessee or tenant, if requested
by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection,
the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related
accessibility standards within the subject Premises.

 

If
Tenant desires to obtain such CASp inspection, the CASp party, the scope of the inspection and date such inspection may be performed
shall be subject to the prior written approval of Landlord, which will not be unreasonably withheld. Landlord shall have the right
to have a representative present during such inspection. The cost of such inspection shall be paid by Tenant without reimbursement
or other payment from Landlord. Any work required to be completed as described in the CASp report shall be performed and paid
for by the applicable party designed in paragraph (b) below. Landlord reserves the right to contest the findings in any CASp inspection
report obtained by Tenant by having another CASp inspect the Premises.

 

    	15

    	 

    

 

(b)
Responsible Party for Required Work. Landlord shall be responsible for compliance with the Disability Laws in the Common
Areas, except for changes, improvements or work in the Common Areas required as a result of Tenant’s particular use of the
Premises, or the operation of its business therein, or the construction of any improvements or alterations in the Premises by
Tenant, in which case such changes, improvements and work shall be the sole responsibility of Tenant. The cost of any such work
by Landlord shall be included in Operating Costs under this Lease. Tenant shall perform, at Tenant’s cost work required
by Disability Laws due to improvements or alterations in the Premises by Tenant, or Tenant’s particular use of the Premises,
or the operation of its business therein.

 

(c)
Confidentiality. Any CASp inspection report obtained by or provided to Tenant shall be confidential and Tenant shall not
disclose such report or the findings in such report to any other party without the prior written consent of Landlord in its sole
discretion, except to the extent disclosure is required to parties on a need to know basis only for Tenant to complete repairs
and corrections of violations of construction-related accessibility standard that Tenant agrees or is required to make.

 

ARTICLE
5

RENT

 

5.1
Rent.

 

Commencing
on the Commencement Date and during the Term, Base Rent shall be due and payable as follows:

 

	 
Lease
                                         Period
	 	Base
                                         Rent PSF/Per
 Annum
	 	 	Annual Rent	 	 	Monthly Rent	 	 	Leasable SF	 	 	3 Months Rent	 	 	 
	Year 1-3	 	$	0.50	 	 	$	6,804.00	 	 	$	567.00	 	 	 	1,134	 	 	$	1,701.00	 	 	Pod 53-06
	Year 1-3	 	$	0.50	 	 	$	6,804.00	 	 	$	567.00	 	 	 	1,134	 	 	$	1,701.00	 	 	Pod 53-07
	TOTALS	 	 	 	 	 	$	13,608.00	 	 	$	1,134.00	 	 	 	2,268	 	 	$	3,402.00	 	 	 
	Annual Renewal Option Thereafter	 	 	 	 	 

 

*
One (1) year term shall commence on the Commencement Date and end on the last day of the twelfth 12th) full calendar
month after the Commencement Date.

 

Base
Rent shall payable without prior notice or demand in equal monthly installments due in advance on the Commencement Date and then
on the first day of each month throughout the Term. If the Commencement Date occurs on a day other than the first day of a month,
the first payment shall be prorated for the period from the Commencement Date to the first day of the next month of the Term.
If the Lease does not expire at the end of the Term, and the Termination Date does not occur on the last day of a month, then
the last payment shall be prorated for the period from the first day of the last month through the Termination Date. Tenant shall
pay all Rent due under this Lease to Landlord at the Landlord’s Address. All payments of Rent shall be in lawful money of
the United States, and payable without deduction, offset, counterclaim, prior notice or demand.

 

    	16

    	 

    

 

5.2
Additional Rent.

 

Tenant
shall pay all Additional Rent as and when it becomes due under the terms of this Lease. If no date for payment is specified in
this Lease, then Additional Rent shall be due and payable within 15 days after receipt of Landlord’s invoice.

 

5.3
Late Charges / Default Rate.

 

If
Tenant fails to make any payment of Rent when due, then Tenant shall also pay a late charge to cover Landlord’s additional
administrative costs and loss of use of funds (the “Late Charge”). The Late Charge shall be equal to: (a) 5%
of the amount past due; plus (b) delinquent interest at the Default Rate beginning on the 1st day of the month after
the date the payment was originally due. If any Late Charge or default interest otherwise due under this Lease is determined to
violate any Applicable Laws, then the Late Charge or Default Rate, as the case may be, shall be reduced to the highest rate permitted
by law.

 

5.4
Security Deposit. [Intentionally Omitted]

 

5.5
Prepaid Rent.

 

Upon
the execution of the Lease, Tenant shall pay to Landlord the Prepaid Rent set forth in subpart p. of Section 1.1 hereof, and if
Tenant is not in default of any provisions of this Lease, such prepaid rent shall be applied toward the Base Rent first becoming
due under this Lease. Landlord’s obligations with respect to the Prepaid Rent are those of a debtor and not of a trustee,
and Landlord can commingle the Prepaid Rent with Landlord’s general funds. Landlord shall not be required to pay Tenant
interest on the Prepaid Rent. Landlord shall be entitled to immediately endorse and cash Tenant’s Prepaid Rent, however,
such endorsement and cashing shall not constitute Landlord’s acceptance of this Lease. In the event Landlord does not accept
this Lease Landlord shall return said Prepaid Rent.

 

5.6
Electronic Payment.

 

Landlord
shall have the right, on not less than 30 days prior written notice to Tenant (the “Electronic Payment Notice”),
to require Tenant to make subsequent payments of Base Rent and Additional Rent due pursuant to the terms of this Lease by means
of a federal funds wire transfer or such other method of electronic funds transfer as may be required by Landlord in its sole
and absolute discretion (the “Electronic Payment”). The Electronic Payment Notice shall set forth the proper
bank ABA number, account number and designation of the account to which such Electronic Payment shall be made. Tenant shall promptly
notify Landlord in writing of any additional information that will be required to establish and maintain Electronic Payment from
Tenant’s bank or financial institution. Landlord shall have the right, after at least ten (10) days prior written notice
to Tenant, to change the name of the depository for receipt of any Electronic Payment and to discontinue payment of any sum by
Electronic Payment.

 

    	17

    	 

    

 

ARTICLE
6

ADDITIONAL RENT

 

6.1
Personal Property, Gross Receipts, Leasing Taxes.

 

This
Section 6.1 is intended to deal with impositions or taxes directly attributed to Tenant or this transaction, as distinct from
taxes attributable to the Project, Parcels, and/or Common Area which are to be allocated among various tenants and others. Tenant
shall pay before delinquency any and all taxes, assessments, license fees and public charges levied, assessed or imposed against
Tenant or Tenant’s estate in this Lease or the property of Tenant situated within the Premises which become due during the
Term. On demand by Landlord, Tenant shall furnish Landlord with satisfactory evidence of these payments. If such taxes are included
in the bill for the Real Estate Taxes for the Parcel and/or Project, then Tenant shall pay to Landlord as Additional Rent the
amount of such taxes within 15 days after demand from Landlord. Tenant shall also be responsible for paying all taxes due on Tenant’s
Personal Property.

 

6.2
Operating Costs.

 

(a)
Tenant’s Contribution. Commencing on the Commencement Date, Tenant shall pay to Landlord as Additional Rent, in addition
to the Base Rent required by Section 5.1 hereof, an amount equal to Tenant’s Proportionate Share of the amount of Operating
Costs paid or incurred by Landlord during each calendar year of the Term. In determining the amount of Operating Costs for the
purposes of this Section 6.2, if less than one hundred percent (100%) of the Leasable Area of the Project shall have been occupied
by tenants and fully used by them during the year, Operating Costs shall be deemed for the purposes of this paragraph to be increased
to the amounts that would normally be expected to be incurred had occupancy been one hundred percent (100%) and had full use been
made during the entire period.

 

(b)
Method of Payment. Additional Rent payable by Tenant under this Section 6.2 hereof shall be paid as follows, unless otherwise
provided:

 

(i)
During the Term, Tenant shall pay to Landlord monthly in advance on the first day of each month. NNN expenses will also be billed
monthly for the previous month’s expenses. If at any time during the course of the year, Landlord determines that Operating
Costs are projected to vary from the then estimated costs for such items, Landlord may, by written notice to Tenant, revise the
estimated Additional Rent for the balance of such year, and Tenant’s monthly installments for the remainder of such year
shall be adjusted so that by the end of such year Tenant will have paid to Landlord Tenant’s Proportionate Share of the
such revised expenses for such year.

 

(ii)
Annually, following the expiration of each calendar year, Landlord shall prepare in good faith and deliver to Tenant a comparative
statement, which statement shall be conclusive between the parties hereto, setting forth (1) the Operating Costs for the subject
calendar year, and (2) the amount of Additional Rent as determined in accordance with the provisions of this Article 6. If the
aggregate amount of such estimated Additional Rent payments made by Tenant in any such year should be less than the Additional
Rent due for such year, then Tenant shall pay to Landlord as Additional Rent upon demand the amount of such deficiency. If the
aggregate amount of such Additional Rent payments made by Tenant in any year should be greater than the Additional Rent due for
such year, then should Tenant not be otherwise in default hereunder, the amount of such excess will be applied by Landlord to
the next succeeding installments of such Additional Rent due hereunder; and if there is any such excess for the last year of the
Term, the amount thereof will be refunded by Landlord to Tenant within sixty (60) days of the last day of the Term, provided Tenant
is not otherwise in default under the terms of this Lease.

 

    	18

    	 

    

 

(c) Adjustments.
If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included
in Operating Costs) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by
Landlord, Operating Costs shall be deemed to be increased by an amount equal to the additional Operating Costs which would
reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to
such tenant. The parties acknowledge that (i) the Premises is part of a larger Project consisting of the Other Buildings,
and Other Parcels, and that certain Operating Costs shall be shared among the Premises, Other Buildings, and/or Other Parcels
while certain other Operating Costs may be solely attributable to and shared amongst one or more of the Other Buildings and
Other Parcels, as applicable. Accordingly, Operating Costs are determined annually for the Project as a whole, and a portion
of the Operating Costs, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the
Premises (as opposed to the tenants of the Other Building or Other Parcels), and such portion so allocated shall be the
amount of Operating Costs payable with respect to the Premises upon which Tenant’s Proportionate Share shall be
calculated. Such portion of the Operating Costs allocated to the Premises shall include all Operating Costs which are
attributable solely to the Premises and/or the Alterations, and an equitable portion of the Operating Costs attributable to
the Project as a whole. As an example of such allocation with respect to Real Estate Taxes, it is anticipated that Landlord
may receive separate tax bills which separately assess the improvements component of Taxes for each Parcel in the Project,
and such separately assessed Taxes shall be calculated for and allocated separately to each such applicable building located
on said Parcel. In addition, in the event Landlord elects, at its sole option, to subdivide certain Common Area of the
Project such as landscaping, public and private streets, driveways, walkways, courtyards, plazas, transportation facilitation
areas and/or accessways and/or parking areas into a separate Parcel or Parcels (and/or separately convey all or any of such
Parcels to a common area association to own, operate and/or maintain same), the Operating Costs for such Parcel or
Parcels may be aggregated and then reasonably allocated by Landlord to the Premises and the Other Building on an equitable
basis as Landlord (and/or any applicable covenants, conditions and restrictions for any such common area association) shall
provide from time to time. Landlord shall also have the right, from time to time, to equitably allocate some or all of the
Operating Costs between the Premise and the Other Building and/or among different tenants of the Project depending on the
nature of their respective uses (the “Cost Pools”). Such Cost Pools may include, without limitation, the
office space tenants, manufacturing and/or harvest tenants, and retail space tenants of the Project or of a building or
buildings in the Project. Such Cost Pools may also include an allocation of certain Operating Costs within or under
covenants, conditions and restrictions affecting Project. In addition, Landlord shall have the right from time to time, in
its reasonable discretion, to include or exclude existing or future buildings in the Project for purposes of determining
Operating Costs and/or the provision of various services and amenities thereto, including allocation of Operating Costs in
any such Cost Pools.

 

    	19

    	 

    

 

ARTICLE
7

INSURANCE
AND INDEMNITIES

 

7.1
Tenant’s Insurance.

 

Tenant,
at its sole cost and expense, commencing on the date Tenant takes possession of the Premises or the Commencement Date, whichever
is earlier, and continuing during the Term, shall procure, pay for and keep in full force and effect the following types of insurance,
in such form as used by solvent insurance companies in the State of California and in at least the amounts and in the forms specified
below.

 

(a)
Comprehensive or commercial general liability insurance with coverage limits of not less than the combined single limit for bodily
injury, personal injury, death and property damage at minimum of $2,000,000 liability insuring against all liability of
the insured with respect to the Premises or arising out of the maintenance, use or occupancy of the Premises or related to the
exercise of any rights of Tenant pursuant to this Lease. All such liability insurance shall specifically insure the performance
by Tenant of any Tenant indemnities hereunder as to liability for injury to or death of persons and injury or damage to property.
Further, all such liability insurance shall include, but not be limited to, personal injury, blanket contractual, cross-liability
and severability of interest clauses, broad-form property damage, independent contractors, owned, non-owned and hired vehicles
and, if alcoholic beverages are served, sold, consumed or obtained in the Premises, liquor-law liability.

 

(b)
Worker’s compensation coverage in an amount adequate to comply with law, and employer’s liability coverage with a
limit of not less than $2,000,000.

 

(c)
Plate-glass insurance covering all plate glass on the Premises at full replacement value. Tenant shall have the option either
to insure this risk or to self-insure.

 

(d)
Insurance covering all of Tenant’s leasehold improvements and alterations (including without, limitation, all Alterations),
trade fixtures, merchandise and personal property from time to time in, on or about the Premises, in an amount not less than their
full replacement value from time to time, including replacement cost endorsement, providing protection against any peril included
within the classification Fire and Extended Coverage, sprinkler damage, vandalism, malicious mischief, earthquake and such other
additional perils as covered in an “all risks” standard insurance policy. Any policy proceeds shall be used for the
repair or replacement of the property damaged or destroyed unless this Lease shall cease and terminate under the provisions of
Article 14 hereof.

 

    	20

    	 

    

 

All
policies of insurance required of Tenant herein shall be issued by insurance companies with a general policy holder’s rating
of not less than “A-” and a financial rating of not less than Class “VIII”, as rated in the most current
available “Best’s Key Rating Guide”, and which are qualified to do business in the State of California. All
such policies, except for the Worker’s Compensation coverage, shall name, and shall be for the mutual and joint benefit
and protection of, Landlord, any mortgagee(s) and Tenant, and Landlord and any other party designated by Landlord from time to
time shall be an additional insured. Executed copies of the policies of insurance or certificates thereof shall be delivered to
Landlord before Tenant, its agents or employees, shall enter the Premises for any purpose. Thereafter, executed copies of renewal
policies or certificates thereof shall be delivered to Landlord within 30 days before the expiration of the term of each policy.
All policies of insurance delivered to Landlord must contain a provision that the company writing the policy will give to Landlord
30 days’ prior written notice of any cancellation or lapse, and the effective date of any reduction in the amounts of insurance.
All policies required of Tenant herein shall be endorsed to read that such policies are primary policies and any insurance carried
by Landlord or Landlord’s property manager shall be non-contributing with such policies. No policy required to be maintained
by Tenant shall have a deductible greater than $25,000 unless approved in writing by Landlord. Notwithstanding anything to the
contrary contained in this Section 7.1, Tenant’s obligation to carry insurance may be satisfied by coverage under a so-called
blanket policy or policies of insurance. The coverage afforded Landlord will not, however, be reduced or diminished and the requirements
set forth in this Lease shall otherwise be satisfied by such blanket policy or policies. Landlord may, from time to time, require
that the amount of the insurance to be provided and maintained by Tenant hereunder be increased so that the amount thereof adequately
protects Landlord’s interest. If Tenant refuses or neglects to secure and maintain insurance policies complying with the
provisions of this Section 7.1, or to provide copies of policies or certificates or copies of renewal policies or certificates
within the time provided in this Section 7.1, Landlord may, after providing written notice to Tenant of its intention to do so,
secure the appropriate insurance policies and Tenant shall pay immediately upon demand the cost of same to Landlord, as Additional
Rent.

 

7.2
Landlord’s Insurance.

 

Subject
to Tenant’s payment obligations under Article 8 hereof, Landlord shall procure and maintain such insurance coverages and
policies as it relates to the Project, and/or Premises, and in such amounts, as Landlord may elect in its sole discretion. If,
by reason of a failure of Tenant to comply with the provisions of this Lease, the rate of any insurance carried by Landlord shall
be higher than it otherwise would be, Tenant shall reimburse Landlord, on demand, for that part of the premiums for such insurance
paid by Landlord because of such failure on the part of Tenant. In no event shall Landlord be liable for any damage to any Alterations
or required to maintain any insurance on any Alterations.

 

7.3
Waivers.

 

The
parties intend that whenever possible Damages shall be compensated through the proceeds of insurance carried in compliance with
this Lease. As a result, all insurance relating to the Project and/or the Premises (whether or not the insurance is required under
this Lease) shall contain a waiver of subrogation provision or endorsement. This provision is intended to waive all rights and
claims that might form the basis for a right of subrogation by any insurance carrier. In addition, each party assumes the risk
of the adequacy (or inadequacy) of its own insurance. Accordingly, Landlord and Tenant each waive all rights of recovery against
the other for any losses to property even if the loss or damage is caused by the fault or negligence of the other party or its
Agents.

 

    	21

    	 

    

 

7.4
Indemnity.

 

Tenant
indemnifies Landlord and holds Landlord and its Agents (each, a “Landlord Indemnitee”) harmless from and against
any and all demands, claims, actions, fines, penalties, damages, losses, costs and expenses (including attorneys’ fees and
other professional fees), judgments, settlement payments and other liabilities of any kind or nature (collectively, “Damages”),
to the extent arising in connection with (i) the negligence, willful misconduct or intentional acts or omissions of Tenant or
its Agents, (ii) Tenant’s use of the Premises and/or the Project, (iii) Tenant’s Alterations, or (iv) Tenant’s
failure to perform its obligations under this Lease. This indemnity is in addition to, and not in substitution for, any other
indemnities given by Tenant under this Lease and it shall survive the Termination Date.

 

7.5
Enforcement of Indemnities.

 

In
connection with Tenant’s indemnity obligations: (a) Tenant shall perform its indemnity obligations with counsel selected
by it, subject to prior written approval from Landlord; and (b) Tenant shall not settle any claim subject to indemnification without
the prior written consent of Landlord.

 

ARTICLE
8

ENVIRONMENTAL

 

8.1
Use of Hazardous Substances; Compliance.

 

Tenant
agrees that during the Term of this Lease, there shall be no use, presence, disposal, storage, generation, leakage, treatment,
manufacture, import, handling, processing, release, or threatened release of Hazardous Substances on, from or under the Premises
(individually and collectively, “Hazardous Use”) except to the extent that, and in accordance with such conditions
as, Landlord may have previously approved in writing in its sole and absolute discretion. However, without the necessity of obtaining
such prior written consent, Tenant shall be entitled to use and store only those Hazardous Substances which are (i) typically
used in the ordinary course of business in an office for use in the manner for which they were designed and in such limited amounts
as may be normal, customary and necessary for Tenant’s business in the Premises, and (ii) in full compliance with Environmental
Laws, and all judicial and administrative decisions pertaining thereto. For the purposes of this Article 8, the term Hazardous
Use shall include Hazardous Use(s) on, from or under the Premises by Tenant or any of its Agents, whether known or unknown to
Tenant, and whether occurring and/or existing during or prior to the commencement of the Term of this Lease. Tenant agrees that
during the Term of this Lease Tenant shall not be in violation of any federal, state or local law, ordinance or regulation relating
to industrial hygiene, soil, water, or environmental conditions on, under or about the Premises including, but not limited to,
the Environmental Laws.

 

8.2
Inspection and Testing.

 

Landlord
shall have the right at all times during the term of this Lease to (i) inspect the Premises and to (ii) conduct tests and
investigations to determine whether Tenant is in compliance with the provisions of this Article. Except in case of emergency,
Landlord shall give reasonable notice to Tenant before conducting any inspections, tests, or investigations. The cost of all
such inspections, tests and investigations shall be borne by Tenant if Tenant is in breach of this Article 8 of this Lease.
Neither any action nor inaction on the part of Landlord pursuant to this Article 8 shall be deemed in any way to release
Tenant from, or in any way modify or alter, Tenant’s responsibilities, obligations, and/or liabilities incurred
pursuant to Article 8 hereof.

 

    	22

    	 

    

 

8.3
Indemnity.

 

Tenant
shall indemnify, hold harmless, and, at Landlord’s option (with such attorneys as Landlord may approve in advance and in
writing), defend Landlord and each Landlord Indemnitee from and against any and all “Losses” (hereinafter defined)
arising from or related to: (a) any violation or alleged violation by Tenant or any Tenant’s Agents of any of the requirements,
ordinances, statutes, regulations or other laws referred to in this Article 8, including, without limitation, the Environmental
Laws; (b) any breach of the provisions of this Article 8 by Tenant or any of Tenant’s Agents; or (c) any Hazardous Use on,
about or from the Premises of any Hazardous Substances, whether or not approved by Landlord under this Lease. The term “Losses”
shall mean all claims, demands, expenses, actions, judgments, damages (whether consequential, direct or indirect, known or unknown,
foreseen or unforeseen), penalties, fines, liabilities, losses of every kind and nature (including, without limitation, property
damage, diminution in value of Landlord’s interest in the Premises or the Project, damages for the loss or restriction on
use of any space or amenity within the Project, damages arising from any adverse impact on marketing space in the Project, sums
paid in settlement of claims and any costs and expenses associated with injury, illness or death to or of any person), suits,
administrative proceedings, costs and fees, including, but not limited to, attorneys’ and consultants’ fees and expenses,
and the costs of cleanup, remediation, removal and restoration, that are in any way related to any matter covered by the foregoing
indemnity.

 

ARTICLE
9

UTILITIES

 

9.1
Utility Services.

 

Tenant
will contract directly with appropriate providers of all utilities serving the Premises, including but not limited to gas, electricity,
water, sewer, telephone and other communications services, and Tenant shall be solely responsible for and promptly pay all charges
for utilities consumed at the Premises through the Termination Date, including all taxes, levies or other charges based on the
use of those utilities or services. In the event any such utility is not separately metered, Tenant shall pay its share of the
cost thereof, as equitably determined by Landlord, as Additional Rent.

 

9.2
Interruptions.

 

It
is understood that Landlord does not warrant that any of the utilities services referred to in Section 9.1 above or any other
utility services (whether supplied by Landlord or otherwise) will be free from interruption. Tenant acknowledges that any one
or more such utility services may be suspended or reduced by reason of repairs, alterations or improvements necessary to be made,
by strikes or accidents, by any cause beyond the reasonable control of Landlord, or by orders or regulations of any federal, state,
county or municipal authority. Any such interruption or suspension of services shall not be deemed an eviction (constructive or
otherwise) or disturbance of Tenant’s use and possession of the Premises or any part thereof, nor render Landlord liable
to Tenant for damages by abatement of Rent or otherwise, nor relieve Tenant of performance of Tenant’s obligations under
this Lease.

 

    	23

    	 

    

 

ARTICLE
10

TENANT’S USE

 

Tenant
shall use the Premises for the Permitted Use, in compliance with Applicable Laws. Excepting those activities which are reasonable
and necessary for Tenant to conduct Tenant’s Permitted Use, Tenant shall not do or permit anything to be done in or about
the Premises or bring or keep anything in the Premises that will in any way increase the premiums paid by Landlord on its insurance
related to the Project or which will in any way increase the premiums for fire or casualty insurance carried by other tenants
in the Project. Tenant will not perform any act or carry on any practice that may injure the Premises or all or any part of the
Project that may be a nuisance or menace to other tenants in the Project, or that shall in any way interfere with the quiet enjoyment
of such other tenants. Tenant shall not use the Premises for sleeping or the preparation, manufacture or mixing of anything that
might emit and objectionable odor, noises, vibrations or lights onto such other tenants. If sound insulation is required to muffle
noise produced by Tenant on the Premises, Tenant at its own cost shall provide all necessary insulation. Tenant shall not do anything
on the Premises that will overload any existing parking or service to the Premises. Pets and/or animals of any type shall not
be kept on the Premises. In connection with Tenant’s use of the Premises and the Common Area, Tenant will observe and comply
with, and shall cause Tenant’s Agents to observe and comply with, the rules and regulations set forth in Exhibit E
and with such further reasonable rules and regulations as Landlord may prescribe from time to time. Landlord shall not be responsible
to Tenant for the non-compliance with said rules and regulations by other tenants of the Project.

 

ARTICLE
11

REPAIR,
MAINTENANCE AND REPLACEMENT

 

11.1
Landlord’s Obligations.

 

Subject
to the other provisions of this Lease imposing obligations in this respect upon Tenant, Landlord shall repair, replace and maintain
the Common Area. Landlord shall perform such repairs, replacements and maintenance with reasonable dispatch; provided that Landlord
shall not be liable for any damages, direct, indirect or consequential, or for damages for personal discomfort, illness or inconvenience
of Tenant by reason of failure of such Common Area or reasonable delays in the performance of such repairs, replacements and maintenance,
unless caused by the gross negligence or deliberate misconduct of Landlord. The cost for such repairs, maintenance and replacement
shall be included in Operating Costs. Notwithstanding the foregoing, if the Common Area fall into a state of disrepair or become
damaged or destroyed through the negligence or intentional act of Tenant, its agents, officers, partners, members, employees or
invitees, the cost of the necessary repairs, replacements or alterations shall be borne by Tenant who shall pay the same to Landlord
as additional charges forthwith on demand. Tenant waives all rights it may have under law to make repairs at Landlord’s
expense.

 

11.2
Tenant’s Obligations.

 

Except
to the extent expressly set forth in Section 11.1 as Landlord’s obligation to maintain and repair, Tenant shall maintain
in good order and repair, and perform all such repairs and replacements as may be necessary to, the Premises, including, without
limitation, all leasehold improvements and alterations in the Premises. Landlord may enter and view the state of repair and Tenant
will repair in a good and workmanlike manner according to notice in writing. If Tenant fails to perform its obligations under
this Section 11.2 and such failure continues for ten (10) days after Tenant’s receipt of Landlord’s written notice,
then Landlord shall have the right to enter the Premises perform such obligations, the costs of which shall be borne by Tenant
who shall pay the same to Landlord as additional charges forthwith on demand.

 

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ARTICLE
12

ALTERATIONS,
SIGNAGE AND PERSONAL PROPERTY

 

12.1
Alterations.

 

Tenant
shall not perform any alterations, improvements or modifications to the Premises (“Alterations”) without Landlord’s
prior written consent, which may be withheld in Landlord’s sole discretion. If Tenant proposes to make Alterations, Tenant
shall submit complete plans and specifications to Landlord for approval. As a condition of approval of any Alterations, Landlord
may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal
to the cost of the Alterations guaranteeing the completion of the alteration free and clear of all liens and other charges. Such
bonds shall name Landlord as beneficiary. Following approval of plans and specifications by Landlord, Tenant shall give Landlord
at least ten (10) days’ prior written notice of any commencement of Alterations in the Premises so that Landlord may post
notices of non-responsibility in or upon the Premises as provided by Applicable Laws. Tenant shall obtain all necessary permits
and construct all Alterations in a good and workmanlike manner, and in full compliance with Applicable Laws. In addition, Alterations
shall be constructed in accordance with the plans and specifications approved by Landlord. Tenant shall obtain the prior written
approval from Landlord for Tenant’s contractors before the commencement of any Alterations. Tenant’s contractor for
any Alterations shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial
general liability, builders risk, and workers’ compensation insurance. All Alterations shall remain the property of the
Tenant and Tenant shall be solely liable for all Alterations. Notwithstanding the foregoing, in the event Tenant abandons the
Premises, Landlord may, at its sole discretion, elect that some or all Alterations shall become the property of the Landlord to
the extent permitted by law or restore the Premises to its condition prior to the making of any Alterations (whether or not permitted
hereunder), entirely at Tenant’s sole cost and expense.

 

12.2
Removal of Alterations by Termination Date.

 

Unless
Tenant obtains Landlord’s prior written consent, Tenant shall return the Premises to Landlord at the expiration orearlier
termination of this Lease restored to its condition prior to the making of any Alterations (whether or not permitted hereunder),
entirely at its own expense. All damage to the Premises caused by the removal of the Alterations and/or Personal Property that
Tenant is permitted to remove under the terms of this Lease and/or such restoration shall be repaired by Tenant at its sole cost
and expense prior to the Termination Date.

 

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12.3
Signage.

 

All
signage identifying the Tenant and the Tenant’s Premises shall be permitted by the City of Desert Hot Springs and with the
approval of the content and position thereof by the Landlord; such approval shall not be unreasonably withheld. All costs associated
with the signage including erecting, painting, maintaining shall be the sole responsibility of Tenant. The dimensions, materials
and location of the exterior signage shall be approved by the Landlord and the City of Desert Hot Springs in accordance with the
requirements set forth in Exhibit D. Such sign shall be removed by the Tenant upon termination of its occupancy
of the Premises. All signage must be approved by Landlord and the City of Desert Hot Springs.

 

12.4
Removal of Personal Property.

 

Tenant
agrees that as at the date of termination of this Lease or repossession of the Premises by Landlord, by way of default or otherwise,
it shall remove all of Tenant’s Personal Property to which it has the right to ownership pursuant to the terms of this Lease.
Any and all such property of Tenant not removed by such date shall, at the option of Landlord, irrevocably become the sole property
of Landlord. Tenant waives all rights to notice and all common law and statutory claims and causes of action which it may have
against Landlord subsequent to such date as regards the storage, destruction, damage, loss of use and ownership of Tenant’s
Personal Property affected by the terms of this paragraph. Tenant acknowledges Landlord’s need to relet the Premises upon
termination of this Lease or repossession of the Premises and understands that the forfeitures and waivers provided herein are
necessary to aid said reletting, and to prevent Landlord incurring a loss for inability to deliver the Premises to a prospective
Tenant.

 

12.5
Landlord’s Lien.

 

Tenant
hereby grants to Landlord a lien upon and security interest in all fixtures, goods and Tenant’s Personal Property of every
kind now or hereafter to be placed or installed in or on the Premises and agrees that in the event of any Default on the part
of Tenant, Landlord shall have all the rights and remedies afforded the secured party by the chapter on “Default”
of Division 9 of the Uniform Commercial Code of the state in which the Premises are located and may, in connection therewith,
also (a) enter on the Premises to assemble and take possession of the collateral, (b) require Tenant to assemble the collateral
and make its possession available to Landlord at the Premises, and (c) enter the Premises, render the collateral, if equipment,
unusable and dispose of it in a manner provided by the Uniform Commercial Code of the state in which the Premises are located.

 

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ARTICLE
13

ASSIGNMENT
AND SUBLETTING

 

13.1
Restrictions.

 

Tenant
shall not voluntarily or by operation of law, (1) mortgage, pledge, hypothecate or encumber this Lease or any interest herein,
(2) assign or transfer this Lease or any interest herein, sublet the Premises or any part thereof, or any right or privilege appurtenant
thereto, or allow any other person (the employees, agents and invitees of Tenant excepted) to occupy or use the Premises, or any
portion thereof, without first obtaining the written consent of Landlord, which consent shall not be unreasonably withheld. Any
assignment, encumbrance or sublease without Landlord’s written consent shall be voidable and at Landlord’s election,
shall constitute an immediate Default. Consent by Landlord to one assignment, subletting, concession, or license will not be deemed
to be consent to any subsequent assignment, subletting, concession, or license. Consent to one assignment, subletting, occupation
or use, and consent to any assignment or subletting shall in no way relieve Tenant of any liability under this Lease. If Tenant
is a partnership, a withdrawal or change, voluntary, involuntary or by operation of law of any partner, or the dissolution of
the partnership, shall be deemed a voluntary assignment. If Tenant consists of more than one person, a purported assignment, voluntary
or involuntary or the operation of law from one person to the other shall be deemed a voluntary assignment. If Tenant is a corporation
or limited liability company, any dissolution, merger, consolidation or other reorganization of Tenant, or sale or other transfer
of a controlling percentage of the capital stock or membership interests of Tenant, or the sale of at least Forty Nine Percent
(49%) of the value of the assets of Tenant, shall be deemed a voluntary assignment requiring Landlord’s prior written consent.
The assignment or sublease agreement, as the case may be, after approval by Landlord, shall not be amended without Landlord’s
prior written consent, and shall contain a provision directing the assignee or subtenant to pay the rent and other sums due thereunder
directly to Landlord upon receiving written notice from Landlord that Tenant is in default under this Lease. Landlord’s
collection of such rent and other sums shall not constitute an acceptance by Landlord of attornment by such assignee or subtenant.

 

13.2
Involuntary Assignments.

 

No
interest of Tenant in this Lease shall be assignable by involuntary assignment through operation of law (including without limitation
the transfer of this Lease by testacy or intestacy) except with Landlord’s consent which shall not be unreasonably withheld.
Each of the following acts shall be considered an involuntary assignment: (1) If Tenant is or becomes bankrupt or insolvent, makes
an assignment for the benefit of creditors, or institutes proceedings under the Bankruptcy Act in which Tenant is the bankrupt;
or if Tenant is a partnership or consists of more than one person or entity, if any partner of the partnership or other person
or entity is or becomes bankrupt or insolvent, or makes an assignment for the benefit of creditors; or (2) if a writ of attachment
or execution is levied on this Lease; or (3) if in any proceeding or action to which Tenant is a party and a receiver is appointed
with authority to take possession of the Premises. An involuntary assignment shall constitute an immediate Default by Tenant and
Landlord shall have the right to elect to terminate this Lease, in which case this Lease shall not be treated as an asset of Tenant.

 

13.3
Process; Landlord Rights.

 

When
Tenant requests Landlord’s consent to such assignment or subletting, it shall notify Landlord in writing of the name and
address of the proposed assignee or subtenant and the nature and character of the business of the proposed assignee or subtenant
and shall provide current financial statements for the proposed assignee or subtenant prepared in accordance with generally accepted
accounting principles. Tenant shall also provide Landlord with a copy of the proposed sublet or assignment agreement, including
all material terms and conditions thereof. Landlord shall have the option, to be exercised within 30 days of receipt of the foregoing,
to (1) cancel this Lease as of the commencement date stated in the proposed sublease or assignment in the event of an assignment
of the Lease or a sublease of the entire Premises, (2) acquire from Tenant the interest, or any portion thereof, in this Lease
and/or the Premises that Tenant proposes to assign or sublease, on the same terms and conditions as stated in the proposed sublet
or assignment agreement, (3) consent to the proposed assignment or sublease, or (4) refuse its consent to the proposed assignment
or sublease, providing that such consent shall not be unreasonably withheld. Within five (5) business days after Tenant’s
receipt of Landlord’s notice of recapture, if applicable, Tenant may deliver to Landlord a written revocation of Tenant’s
request for Landlord’s consent to the proposed assignment or sublease, in which event Tenant’s request for consent
shall be deemed to have never been given and Landlord’s recapture right with respect to the proposed assignment or sublease
shall terminate.

 

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13.4
Criteria for Consent.

 

Without
otherwise limiting the criteria upon which Landlord may withhold its consent, Landlord may take into account the reputation and
creditworthiness of the proposed assignee or subtenant, the character of the business proposed to be conducted in the Premises
or portion thereof sought to be subleased, and the potential impact of the proposed assignment or sublease on the economic value
of the Premises. In any event, Landlord may withhold its consent to any assignment or sublease, if (1) the actual use proposed
to be conducted in the Premises or portion thereof conflicts with the Permitted Use or with any other lease to a tenant at the
Project which restricts the use to which any space in the Project may be put, or (2) the proposed assignment or sublease requires
unreasonable alterations, improvements or additions to the Premises or portions thereof.

 

13.5
Excess Rent.

 

If
Landlord approves an assignment or subletting as herein provided, Tenant shall pay to Landlord, as Additional Rent, One Hundred
Percent (100%) of the difference, if any, between (1) the Base Rent plus Additional Rent allocable to that part of the Premises
affected by such assignment or sublease pursuant to the provisions of this Lease, and (2) the rent and any additional rent paid
by the assignee or sublessee to Tenant, after deducting the costs of customary real estate commissions, tenant improvement cost
or allowance, or reasonable attorney’s fees, if any, actually incurred by Tenant in connection with any such assignment
or sublease.

 

13.6
Costs.

 

Tenant
shall reimburse Landlord as additional rent for Landlord’s reasonable costs and attorneys’ fees incurred in conjunction
with the processing and documentation of any proposed assignment of the Lease or sublease of the Premises, whether or not consent
is granted.

 

13.7
Acknowledgment and Waiver.

 

The
restrictions on assignment and sublease described in this Lease are acknowledged by Tenant to be reasonable for all purposes,
including, without limitation, the provisions of California Civil Code (the “Code”) Section 1951.4(b)(2). Tenant
expressly waives any rights which it might otherwise be deemed to possess pursuant to applicable law, including, without limitation,
Section 1997.040 of the Code, to limit any remedy of Landlord pursuant to Section 1951.2 or 1951.4 of the Code by means of proof
that enforcement of a restriction on use of the Premises would be unreasonable.

 

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ARTICLE
14

DAMAGE
AND DESTRUCTION

 

14.1
Rights of Termination.

 

In
the event the Premises suffers (a) an “uninsured property loss” (as hereinafter defined) or (b) a property loss which
cannot be repaired within one hundred twenty (120) days from the date of destruction under the laws and regulations of state,
federal, county or municipal authorities, or other authorities with jurisdiction, Landlord may terminate this Lease as of the
date of the damage within twenty (20) days of written notice from Landlord to Tenant that the damage from the casualty was an
uninsured property loss or that time to restore will exceed such one hundred twenty (120) day period. For purposes of this Lease,
the term “uninsured property loss” shall mean any loss arising from a peril not covered by the standard form
of “All Risk” property insurance policy. In the event this Lease is terminated in accordance with the terms of this
Section 14.1, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant
under Tenant’s insurance covering the leasehold improvements and alterations in the Premises as required under Section 7.1
of this Lease.

 

14.2
Repairs.

 

In
the event of a property loss which may be repaired within one hundred twenty (120) days from the date of the damage, or, in the
alternative, in the event Landlord does not elect to terminate this Lease under the terms of Section 14.1 above, then this Lease
shall continue in full force and effect and Landlord shall forthwith undertake to make such repairs to reconstitute the Premises
to as near the condition as existed prior to the property loss as practicable. Landlord shall not be required to repair or replace
any damage or loss by or from fire or other cause to any panelings, decorations, partitions, additions, railings, ceilings, floor
coverings, office fixtures or any other property or improvements installed on the Premises by, or belonging to, Tenant. Such partial
destruction shall in no way annul or void this Lease except that Tenant shall be entitled to a proportionate reduction of Base
Rent following the property loss and until the time Landlord completes its restoration obligations with respect to the Premises.
Such reduction shall be based on the ratio that the square footage of Leasable Area of the damaged portion of the Premises bears
to the total square footage of Leasable Area of the Premises. Landlord’s obligations to restore shall in no way include
any construction or alterations originally performed by Tenant or subsequently undertaken by Tenant, but shall include solely
that property constructed by Landlord prior to commencement of the Term hereof. Notwithstanding anything to the contrary contained
in this Lease, in the event the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises and/or
Project requires that any insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate
this Lease by delivering written notice of termination to Tenant within fifteen (15) days after such requirement is made by any
such holder, whereupon this Lease shall end on the date of such damage as if the date of such damage was the original Termination
Date.

 

14.3
Repair Costs.

 

The
cost of any repairs to be made by Landlord, pursuant to Section 14.2 of this Lease, shall be paid by Landlord utilizing available
insurance proceeds. Tenant shall reimburse Landlord upon completion of the repairs for any deductible for which no insurance proceeds
will be obtained under Landlord’s insurance policy, or if other premises are also repaired, a pro rata share based on total
costs of repair equitably apportioned to the Premises.

 

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14.4
Waiver.

 

Tenant
hereby waives all statutory or common law rights of termination in respect to any partial destruction or property loss which Landlord
is obligated to repair or may elect to repair under the terms of this Article.

 

14.5
Landlord’s Election.

 

In
the event that the Project is destroyed to the extent of not less than thirty-three and one-third percent (33 1⁄3 %) of the
replacement cost thereof, Landlord may elect to terminate this Lease, whether the Premises be injured or not, in the same manner
as in Section 14.1 above. In all events, a total destruction of the Project shall terminate this Lease.

 

14.6
Damage Near End of Term.

 

If
at any time during the last months of the term of this Lease there is, in Landlord’s sole opinion, substantial damage to
the Premises, whether or not such casualty is covered in whole or in part by insurance, Landlord may at Landlord’s option
cancel and terminate this Lease as of the date of occurrence of such damage by giving written notice to Tenant of Landlord’s
election to do so within thirty (30) days after the date of occurrence of such damage and Landlord shall have no further liability
hereunder.

 

ARTICLE
15

CONDEMNATION

 

15.1
Effect.

 

In
the event all of the Premises, or more than fifty percent (50%) of the parking area on the Project shall be taken by or sold under
threat of condemnation or appropriation by any authority having the power of eminent domain (a “Taking”), then
Landlord may either relocate Tenant pursuant to Section 2.5 of this Lease or terminate this Lease as of the date of such Taking.
In the event a portion of the Premises or less than 50% of the parking area on the Project shall be taken or sold under threat
of condemnation or appropriation by any authority having the power of eminent domain, Landlord, in its discretion, shall have
the option to restore, rebuild, re-configure or repair the Premises or that portion of the Project affected by the taking, or,
in the alternative, to relocate Tenant pursuant to, and in accordance with, Section 2.5 of this Lease.

 

    	30

    	 

    

 

15.2
Rights to Award.

 

The
entire award for any Taking or for any conveyance in lieu of Taking shall belong to and become the sole and exclusive property
of Landlord. Tenant shall have no claim against Landlord arising out of the Taking, or arising out of the cancellation of this
Lease as a result of any Taking, or for any portion of the amount that may be awarded as damages or for the value of any unexpired
portion of the Term. However, Tenant may assert any claim it may have against the Taking authority for compensation for Tenant’s
Personal Property and for any relocation or other similar expenses compensable by statute, so long as those awards are made in
addition to, stated separately from, and in no way reduce, the award made for the Premises. Neither party will have any obligation
to contest any Taking, but Tenant will have the right to contest any proposed Taking, at Tenant’s cost and expense.

 

ARTICLE
16

LANDLORD’S
LIABILITY

 

This
Lease and the obligations of Tenant hereunder shall not in any way be affected because Landlord is unable to fulfill any of its
obligations or to supply any service, by reason of strike or other cause not within Landlord’s control. Landlord shall have
the right, without incurring any liability to Tenant, to stop any service because of accident or emergency, or for repairs, alterations
or improvements, necessary or desirable in the judgment of Landlord, until such repairs, alterations or improvements shall have
been completed. Landlord shall not be liable to Tenant or anyone else, for any loss or damage to person, property or business;
nor shall Landlord be liable for any latent defect in the Premises. Neither the partners, members, shareholders, entities or individuals
comprising Landlord, nor the agents, directors, or officers or employees of any of the foregoing shall be liable for the performance
of Landlord’s obligations hereunder. Tenant agrees to look solely to Landlord’s equity interest in the Premises for
the satisfaction of any right or remedy of Tenant for the collection of a judgment (or other judicial process) requiring the payment
of money by Landlord, and in the event of any liability by Landlord, no other property or assets of Landlord or of any of the
aforementioned parties shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s
remedies under or with respect to this Lease, the relationship of Landlord and Tenant hereunder, or Tenant’s use and occupancy
of the Premises or any other liability of Landlord to Tenant.

 

ARTICLE
17

DEFAULT
PROVISIONS AND REMEDIES

 

17.1
Tenant’s Default.

 

The
occurrence of any of the following shall constitute a “Default” of this Lease by Tenant:

 

(a)
Any failure by Tenant to pay the Rent or to make
any other payment required to be made by Tenant hereunder when due; or

 

(b)
A failure by Tenant to observe and perform any
other provision of this Lease to be observed or performed by Tenant, where such failure continues for ten (10) days after written
notice thereof by Landlord to Tenant; provided, however, that if the nature of the failure is such that the same cannot reasonably
be cured within the ten (10) day period allowed, Tenant shall not be deemed to be in default if Tenant shall, within such ten
(10) day period, commence to cure and thereafter diligently prosecute the same to completion. Notwithstanding the foregoing, any
default by Tenant to comply with the terms and conditions contained in Article 7 and/or Article 13 shall be an immediate default
without benefit of notice or opportunity to cure; or

 

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(c)
Either (i) the appointment of a receiver (except
a receiver appointed at the instance or request of Landlord) to take possession of all or substantially all of the assets of Tenant,
or (ii) a general assignment by Tenant for the benefit of creditors, or (3) any action taken or suffered by Tenant under any insolvency
or bankruptcy act.

 

17.2
Termination and Damages.

 

In
the event of any Default by Tenant, then in addition to any other remedies available to Landlord herein or at law or in equity,
Landlord shall have the immediate option to terminate this Lease and all rights of Tenant hereunder by giving written notice of
such intention to terminate. In the event that Landlord shall elect to so terminate this Lease, then Landlord may recover from
Tenant:

 

(a)
The worth at the time of award of any unpaid
rent which had been earned at the time of such termination; plus

 

(b)
The worth at the time of award of the amount
by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental
loss Tenant proves could have been reasonably avoided; plus

 

(c)
The worth at the time of award of the amount
by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that Tenant
proves could be reasonably avoided; plus

 

(d)
Any other amount necessary to compensate Landlord
for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the
ordinary course of events would be likely to result therefrom; and

 

(e)
At Landlord’s election, such other amounts
in addition to or in lieu of the foregoing as may be permitted from time to time by the applicable law in the state in which the
Premises are located.

 

As
used in subsections 17.2(a) and (b) above, the “worth at the time of award” is computed by allowing interest at the
rate of ten percent (10%) per annum. As used in subsection 17.3(c) above, the “worth at the time of award” is computed
by discounting such amount at the discount rate of the Federal Reserve Bank for the region in which the Project is located at
the time of award plus one percent (1%).

 

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17.3
Personal Property.

 

In
the event of any Default by Tenant, Landlord shall also have the right and option, with or without terminating this Lease, to
do any one or combination of the following:

 

(a) 
to reenter the Premises and remove all persons and property from the Premises;

 

(b)
to have all of Tenant’s fixtures, furniture,
equipment, improvements, additions, alterations and other Personal Property remain upon the Premises during the length of any
default by Tenant or a lesser period; or

 

(c) 
to require Tenant to forthwith remove such property.

 

Landlord
shall have the sole right to take exclusive possession of such property and to use it, rent, or charge free, until all defaults
are cured. If Landlord shall remove property from the Premises, Landlord may, in its sole and absolute discretion, store such
property in the Project, in a public warehouse or elsewhere. All costs incurred by Landlord under this section, including, without
limitation, those for removal and storage (including, without limitation, charges imposed by Landlord for storage within the Project),
shall be at the sole cost of and for the account of Tenant.

 

17.4
Recovery of Rent; Reletting.

 

In
the event of the vacation or abandonment of the Premises by Tenant or in the event that Landlord shall elect to re-enter as provided
in Section 17.3 above, or shall take possession of the Premises pursuant to legal proceeding or pursuant to any notice provided
by Applicable Laws, then if Landlord does not elect to terminate this Lease as provided in Section 17.2 above, this Lease shall
continue in effect for so long as Landlord does not terminate Tenant’s right to possession, and Landlord may enforce all
its rights and remedies under this Lease, including, without limitation, Landlord’s right from time to time, without terminating
this Lease, to either recover all rental as it becomes due or relet the Premises or any part thereof for such term or terms and
at such rental or rentals and upon such other terms and conditions as Landlord, in its sole discretion, may deem advisable with
the right to make alterations and repairs to the Premises. Acts of maintenance or preservation or efforts to relet the Premises
or the appointment of a receiver upon initiation of Landlord or other legal proceeding granting Landlord or its agent possession
to protect Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to possession.
In the event that Landlord shall elect to so relet, then rentals received by Landlord from such reletting shall be applied: first,
to the payment of any indebtedness other than rent due hereunder from Tenant to Landlord; second, to the payment of any cost of
such reletting; third, to the payment of the cost of any alterations and repairs to the Premises; fourth, to the payment of rent
due and unpaid hereunder; and the residue, if any, shall be held by Landlord and applied in payment of future rent as the same
may become due and payable hereunder. Should that portion of such rentals received from such reletting during any month, which
is applied by the payment of rent hereunder, be less than the rent payable during that month by Tenant hereunder, then Tenant
shall pay such deficiency to Landlord immediately upon demand therefor by Landlord. Such deficiency shall be calculated and paid
monthly. Tenant shall also pay to Landlord, as soon as ascertained, any costs and expenses incurred by Landlord in such reletting
or in making such alterations and repairs not covered by the rentals received from such reletting. No reentry or taking possession
of the Premises or any other action under this Section shall be construed as an election to terminate this Lease unless a written
notice of such intention be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction.
Notwithstanding any reletting without termination by Landlord because of any Default by Tenant, Landlord may at any time after
such reletting elect to terminate this Lease for any such Default. Landlord has the remedy described in California Civil Code
Section 1951.4 (Landlord may continue Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes
due, if Tenant has right to sublet or assign, subject only to reasonable limitations).

 

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17.5
No Waiver.

 

Efforts
by Landlord to mitigate the damages caused by Tenant’s default in this Lease shall not constitute a waiver of Landlord’s
right to recover damages hereunder, nor shall Landlord have any obligation to mitigate damages hereunder.

 

17.6
Subleases of Tenant.

 

Whether
or not Landlord elects to terminate this Lease on account of any Default by Tenant, Landlord shall have the right to terminate
any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting
the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions
or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses,
concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or
interest in the rent or other consideration receivable thereunder.

 

17.7
Cumulative Remedies.

 

The
various rights, options, election powers, and remedies of Landlord contained in this Article and elsewhere in this Lease shall
be construed as cumulative and no one of them exclusive of any others or of any legal or equitable remedy which Landlord might
otherwise have in the event of breach or default, and the exercise of one right or remedy by Landlord shall not in any way impair
its right to any other right or remedy.

 

ARTICLE
18

BANKRUPTCY

 

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 or 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 or 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)
At all events any receiver or trustee in bankruptcy
or Tenant as debtor in possession (“debtor”) shall either expressly assume or reject this Lease within the
earlier of one hundred twenty (120) days following the filing of a petition in bankruptcy or entry of an “Order for Relief”
or such earlier period of time provided by law.

 

    	34

    	 

    

 

(b)
In the event of an assumption of the Lease by
a debtor, receiver or trustee, such debtor, receiver or trustee shall immediately after such assumption (i) cure any default or
provide adequate assurances that defaults will be promptly cured; and (ii) compensate Landlord for actual pecuniary loss or provide
adequate assurances that compensation will be made for actual pecuniary loss; and (iii) provide adequate assurance of future performance.

 

(c)
For the purposes of subparagraph (b) above, adequate
assurance of future performance of all obligations under this Lease shall include, but is not limited to: (i) written assurance
that rent and any other consideration due under the Lease shall first be paid before any other of Tenant’s costs of operation
of its business in the Premises is paid; and (ii) written agreement that assumption of this Lease will not cause a breach of any
provision hereof including, but not limited to, any provision relating to use or exclusivity in this or any other Lease, or agreement
relating to the Premises, or if such a breach is caused, the debtor, receiver or trustee will indemnify Landlord against such
loss (including costs of suit and attorneys’ fees), occasioned by such breach.

 

(d)
Where a default exists under the Lease, the party
assuming the Lease may not require Landlord to provide services or supplies incidental to the Lease before its assumption by such
trustee or debtor, unless Landlord is compensated under the terms of the Lease for such services and supplies provided before
the assumption of such Lease.

 

(e)
The debtor, receiver, or trustee may assign this
Lease only if adequate assurance of future performance by the assignee is provided, whether or not there has been a default under
the Lease. Any consideration paid by any assignee in excess of the rental reserved in the Lease shall be the sole property of,
and paid to, Landlord. Upon assignment by the debtor or trustee, the obligations of the Lease shall be deemed to have been assumed,
and the assignee shall execute an assignment agreement on request of Landlord.

 

(f)
Landlord shall be entitled to the fair market
value for the Premises and the services provided by Landlord (but in no event less than the rental reserved in the Lease) subsequent
to the commencement of a bankruptcy event.

 

(g)
Landlord specifically reserves any and all remedies
available to Landlord in Article 17 hereof or at law or in equity in respect of a bankruptcy event by Tenant to the extent such
remedies are permitted by Applicable Laws.

 

    	35

    	 

    

 

ARTICLE
19

SUBORDINATION
AND ATTORNMENT

 

This
Lease is subordinate to any ground lease, mortgage, deed of trust or any other hypothecation for security now or hereafter placed
upon the real property of which the Premises are a part and to any and all advances made on the security thereof and to all renewals,
modifications, consolidations, replacements and extensions thereof. If any mortgagee, trustee or ground lessor shall elect to
have this Lease prior to the lien of its mortgage, deed of trust or ground lease, and shall give written notice thereof to Tenant,
this Lease shall be deemed prior to such mortgage, deed of trust or ground lease, whether this Lease is dated prior or subsequent
to the date of said mortgage, deed of trust or ground lease or the date of recording thereof. Tenant agrees to execute any documents
required to further effectuate such subordination or to make this Lease prior to the lien of any mortgage, deed of trust or ground
lease, as the case may be, within 15 days after receipt of Landlord’s or any lender’s written request. It is understood
by all parties that Tenant’s failure to execute the subordination documents referred to above may cause Landlord serious
financial damage by causing the failure of a financing or sale transaction. If the holder of any ground lease, mortgage, deed
of trust or security described above (or its successor-in-interest), enforces its remedies provided by law or under the pertinent
mortgage, deed of trust or security instrument and succeeds to Landlord’s interest in the Premises, Tenant shall, upon request
of any person succeeding to the interest of such lender as result of such enforcement, automatically become the Tenant of said
successor-in-interest without change in the terms or other provisions of this Lease, provided, however, that said successor-in-interest
shall not be (i) bound by any payment of rent for more than 30 days in advance, except prepayment in the nature of security for
the performance by Tenant of its obligations under this Lease, (ii) liable for any act or omission of any previous landlord (including
Landlord), provided that as successor landlord it shall be obligated to cure any continuing default of the prior landlord of which
it has received prior written notice and shall be liable for acts or omissions accruing or arising after such successor’s
succession to the position of landlord and commencement of control and management of the Project, (iii) subject to any offset,
defense, recoupment or counterclaim that Tenant may have given to any previous landlord (including Landlord), or (iv) liable for
any deposit that Tenant may have given to any previous landlord (including Landlord) that has not, as such, been transferred to
said successor-in-interest. Within 15 days after receipt of request by said successor-in-interest, Tenant shall execute and deliver
an instrument or instruments confirming such attornment, including a non-disturbance, attornment and subordination agreement in
a form required by any such successor-in-interest. In the event of any default by Landlord, Tenant will give notice by registered
or certified mail to any beneficiary of a deed of trust or mortgagee of a mortgage covering the Premises whose address shall have
been published to Tenant, and shall offer such beneficiary of mortgage a reasonable opportunity to cure the default, including
time to obtain possession of the premises by power of sale or a judicial foreclosure, if such should prove necessary to effect
a cure.

 

ARTICLE
20

MISCELLANEOUS

 

20.1
Authority to Enter Into Lease.

 

Each
party represents and warrants to the other that it has full power and authority and the legal right to enter into and perform
each and every provision of this Lease.

 

20.2
Notices.

 

All
notices, demands and requests required under this Lease shall be in writing and shall be delivered in person, or by any generally
available overnight commercial delivery service to the notice addresses set out in Section 1.2 of this Lease, or to any other
addresses modified by written notice delivered as required by this Section. All properly delivered notices shall be effective
upon receipt or on the date that delivery is refused.

 

    	36

    	 

    

 

20.3
Estoppel Certificates.

 

Within
ten (10) days of receipt of Landlord’s written request, Tenant will execute, acknowledge and deliver to Landlord (and to
any mortgagee or other designated recipient), a certificate in the acceptable form with respect to the matters required by Landlord
(or such mortgagee or other designated recipient) and such other matters relating to this Lease or the status of performance of
obligations under this Lease, to the extent reasonably requested.

 

20.4
Landlord’s Access To Premises.

 

Landlord
shall have the following rights on reasonable prior notice to Tenant (except in the case of emergencies, in which case no prior
notice shall be required): (i) to inspect the Premises and to perform alterations, maintenance, repairs, replacements or other
activities or services which Landlord desires and/or is required to perform pursuant to this Lease; (ii) to exhibit the Premises
to prospective purchasers, lenders or tenants.

 

20.5
Force Majeure.

 

Subject
to specific exceptions provided elsewhere in this Lease, each party will be excused for the period of any delay in the performance
of any of its obligations (except the obligation to pay Rent) when the delay is due to Force Majeure; provided that the party
claiming the delay delivers written notice to the other party within 3 business days after it receives notice of the circumstances
creating the Force Majeure, describing the circumstances and estimating the period of the consequent delay.

 

20.6
Mechanics’ Liens.

 

If
any mechanics’ or materialmen’s liens are filed against the Premises for work, labor, services or materials performed
or furnished to Tenant or anyone holding the Premises through or under Tenant, Tenant shall cause the same to be discharged of
record or bonded within 15 days after Tenant receives notice of the filing. If Tenant fails to comply with this requirement, Landlord
may, but shall not be obligated to, discharge the same by paying the amount claimed to be due; and the amount so paid by Landlord,
and all costs and expenses, including reasonable attorney’s fees incurred by Landlord in procuring the discharge of such
lien, shall be immediately due and payable by Tenant to Landlord, as Additional Rent. Notice is hereby given that Landlord shall
not be liable for any labor or materials furnished to Tenant upon credit and that no mechanics’, materialmen’s or
other liens for any such labor or materials shall attach to or affect the estate or interest of Landlord in and to the land and
improvements of which the Premises were a part.

 

20.7
Successors and Assigns.

 

This
Lease and the covenants and conditions in this Lease shall inure to the benefit of and be binding upon the parties and their successors
and assigns. If, during the term of this Lease, Landlord shall sell its interest in the Project or the Premises, 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.

 

    	37

    	 

    

 

20.8
Waiver of California Code Sections.

 

In
this Lease, numerous provisions have been negotiated by the parties, some of which provisions are covered by statute. Whenever
a provision of this Lease and a provision of any statute or other law cover the same matter, the provisions of this Lease shall
control. Therefore, Tenant waives (for itself and all persons claiming under Tenant) the provisions of Civil Code Sections 1932(2)
and 1933(4) with respect to the destruction of the Premises; Civil Code Sections 1941 and 1942 with respect to Landlord’s
repair duties and Tenant’s right to repair; Code of Civil Procedure Section 1265.130, allowing either party to petition
the Superior Court to terminate this Lease in the event of a partial taking of the Premises by condemnation as herein defined;
and any right of redemption or reinstatement of Tenant under any present or future case law or statutory provision (including
Code of Civil Procedure Sections 473 and 1179 and Civil Code Section 3275) in the event Tenant is dispossessed from the Premises
for any reason. This waiver applies to future statutes enacted in addition to or in substitution for the statutes specified herein.

 

20.9
Acceptance of Payment.

 

No
payment by Tenant or receipt by Landlord of a lesser amount of Base Rent or any other sum due hereunder, shall be deemed to be
other than on account of the earliest due rent or payment, nor shall any endorsement or statement on any check or any letter accompanying
any such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice
to Landlord’s right to recover the balance of such rent or payment or pursue any other remedy available in this Lease, at
law or in equity. Landlord may accept any partial payment from Tenant without invalidation of any contractual notice required
to be given herein (to the extent such contractual notice is required) and without invalidation of any notice required to be given
pursuant to California Code of Civil Procedure Section 1161, et seq., or of any successor statute thereto.

 

    	38

    	 

    

 

20.10
Brokers.

 

Landlord
and Tenant have each been represented by the Brokers named in Section 1.1 and Landlord agrees to pay all commissions due to the
Brokers pursuant to a separate agreement. Each party acknowledges, represents and warrants to the other that no other broker,
real estate agent or other similar finder or consultant brought about or was involved in the making of this Lease and that no
brokerage fee or commission is due to any other party as a result of the execution of this Lease. Each party indemnifies and holds
the other harmless against any claim by any broker, agent, finder or consultant based upon the execution of this Lease and predicated
upon a breach of the above representation and warranty.

 

20.11
No Recordation.

 

This
Lease shall not be recorded.

 

20.12
Modification to Lease.

 

A
written amendment signed by both parties shall be the exclusive method for modifying this Lease and no oral agreement or course
of dealing shall be construed to suffice to modify any term of this Lease.

 

20.13
Governing Law.

 

This
Lease shall be construed, governed and enforced in accordance with the laws of the State in which the Premises is located.

 

20.14
Attorneys’ Fees.

 

In
the event of any litigation or arbitration (if each party in its sole and absolute discretion elects to use arbitration) proceeding
between the parties with respect to this Lease, then all costs and expenses, including without limitation, all reasonable professional
fees such as appraisers’, accountants’ and attorneys’ fees, incurred by the prevailing party therein shall be
paid or reimbursed by the other party. The “prevailing party” means the party determined by the court or arbitrator
(if the parties elected to use arbitration) to have most nearly prevailed, even if such party did not prevail in all matters,
not necessarily the one in whose favor a judgment is rendered. If, on account of any breach or default by Tenant in Tenant’s
obligations under the terms and conditions of this Lease, it shall become necessary or appropriate for Landlord to employ or consult
with an attorney or collection agency concerning or to enforce or defend any of Landlord’s rights or remedies arising under
this Lease or to collect any sums due from Tenant, Tenant agrees to pay all costs and fees so incurred by Landlord, including,
without limitation, reasonable attorneys’ fees and costs. Should Landlord be named as a defendant or requested or required
to appear as a witness or produce any documents in any suit brought by Tenant against any other party or against Tenant in connection
with or arising out of Tenant’s occupancy hereunder, Tenant shall pay to Landlord its costs and expenses incurred in such
suit, including without limitation, all reasonable professional fees such as appraisers’, accountants’ and attorneys’
fees. The provisions of this section shall survive the expiration or termination of this Lease.

 

    	39

    	 

    

 

20.15
Quiet Enjoyment.

 

So
long as Tenant pays all of the Base Rent, all Additional Rent and other sums and charges under the Lease and otherwise performs
all of its obligations in the Lease, Tenant shall have the right to possession and quiet enjoyment of the Premises free from any
unreasonable disturbance or interference, subject to the terms and provisions of the Lease.

 

20.16
Representation.

 

Neither
Tenant nor any of its constituent partners, managers, members or shareholders, nor any beneficial owner of Tenant or of any such
partner, manager, member or shareholder (a) is listed on the Specially Designated Nationals and Blocked Persons List maintained
by the Office of Foreign Asset Control, Department of the Treasury (“OFAC”) pursuant to the Executive Order
No. 13224, 66 Fed. Reg. 49079 (Sept. 25, 2001) (“Order”); (b) is listed on any other list of terrorists or
terrorist organizations maintained pursuant to the Order, the rules and regulations of OFAC or any other applicable requirements
contained in any enabling legislation or other Executive Orders in respect of the Order (the Order and such other rules, regulations,
legislation or orders are collectively called the “Orders”); (c) is engaged in activities prohibited in the
Orders; or (d) has been convicted, pleaded nolo contendere, indicted, arraigned or custodially detained on charges involving money
laundering or predicate crimes to money laundering.

 

20.17
Counterparts.

 

This
Lease may be executed in counterparts and, when all counterpart documents are executed, the counterparts shall constitute a single
binding instrument. The delivery of an unexecuted version of this Lease shall not be construed as an offer to lease and this Lease
shall not be binding upon either party until it has been executed and delivered by both parties.

 

20.18
Joint and Several Liability.

 

If
there be more than one Tenant, the liability of all such parties for compliance with and performance of the terms and covenants
of this Lease shall be joint and several, unless otherwise set forth herein. In that regard, each of the parties named as Tenant
shall have equal rights to use and occupy the Premises and the Landlord shall not be obligated to settle or arbitrate any dispute
between such Tenant’s as to their respective use and occupancy rights.

 

20.19
Triple Net Lease.

 

IT
IS INTENDED THAT THIS LEASE BE A “TRIPLE NET LEASE,” AND THAT THE RENT TO BE PAID HEREUNDER BY TENANT WILL BE RECEIVED
BY LANDLORD WITHOUT ANY DEDUCTION OR OFFSET WHATSOEVER BY TENANT, FORESEEABLE OR UNFORESEEABLE. EXCEPT AS EXPRESSLY PROVIDED TO
THE CONTRARY IN THIS LEASE, LANDLORD SHALL NOT BE REQUIRED TO MAKE ANY EXPENDITURE, INCUR ANY OBLIGATION, OR INCUR ANY LIABILITY
OF ANY KIND WHATSOEVER IN CONNECTION WITH THIS LEASE OR THE OWNERSHIP, CONSTRUCTION (EXCEPT TO THE EXTENT SPECIFICALLY AGREED
TO BY LANDLORD AS SET FORTH IN THE WORK LETTER), MAINTENANCE, OPERATION OR REPAIR OF THE PREMISES.

 

SEE
NEXT PAGES FOR SIGNATURES

 

    	40

    	 

    

 

SIGNATURE
PAGE TO GROUND LEASE AGREEMENT FOR LANDLORD

 

Landlord
has executed this Lease
to be effective
as of the 13th day of August,
2018.

 

	 	LANDLORD:
	 	 
	 	COACHILLIN’
    HOLDINGS LLC,
	 	a
    California limited liability company
	 	 	 
	 	By	/s/
    Kenneth R. Dickerson                   
	 	Name:	Kenneth
    R. Dickerson
	 	Title:	Managing
    Member

 

    	41

    	 

    

 

SIGNATURE
PAGE TO GROUND LEASE AGREEMENT TENANT

 

Tenant
has executed this Lease to be effective as of the 15th day of August, 2018.

 

	 	TENANT:
	 	 
	 	GRAPEFRUIT
    BLVD INVESTMENTS
	 	A
    California Corporation
	 	collectively
    (“Tenant” )
	 	 	 
	 	By	/s/
    Bradley J Yourist
	 	Name:	Bradley
    J Yourist
	 	Title:	President

 

    	42

    	 

    

 

Exhibit
A

 

PREMISES

 

 

    	43

    	 

    

 

Exhibit
B

 

SITE
PLAN SHOWING LOCATION OF PARCELS AND PROJECT

 

 

 

    	44

    	 

    

 

Exhibit
C

 

LEGAL
DESCRIPTION OF LANDS

 

PARCEL
NO. 33 of Tract Map No. 37158, in the Northwest quarter ( NW 1⁄4 ) of Section 14, T. 3. S., R. 4. E., S.B.M., city of
Desert Hot Springs, county of Riverside, state of California, as recorded MB 244, pgs. 28-33 on 22 day of December year 2017.

 

    	45

    	 

    

 

Exhibit
D

 

SIGNAGE
CRITERIA

 

In
this Exhibit, the COACHILLIN INDUSTRIAL CULTIVATION & ANCILLARY CANNA-BUSINESS PARK Design Guideline for the design of Signage
and graphics within the Project will be established according to the City of Desert Hot Springs Sign ordinance and Coachillin
Holdings LLC Specific Plan. Signage and graphics should be designed for a sense of continuity as an additional unifying element
within the Premises. All signs are subject to the sole discretion for approval by the Landlord.

 

The
Premises Signage will consist of a combination of letter, logo signs and small projecting security oriented signs along with other
building signs that are architecturally integrated into the existing building and development.

 

Sign
Materials

All
signs shall be of a size and nature to preserve the quality and atmosphere of the COACHILLIN’ INDUSTRIAL CULTIVATION &
ANCILLARY CANNA-BUSINESS PARK.

 

	1.	Design
    attached signs to the building as an integrated part of the building.
	2.	Signs
    may not be of unusual size or shape compare to the building that it’s attached to.
	3.	All
    signage should consider low energy consumption for lighting.
	4.	Backlit
    acrylic or plastic “box” type signs are prohibited.
	5.	Individually
    cut letters with gooseneck lighting fixtures for direct illumination can be visible at a distance.
	6.	Signs
    should be simple and straightforward.
	7.	The
    maximum height of any freestanding sign will be 8-feet above grade.

 

Sign
Number and Area

Limited
numbers of sign which be located in appropriate areas, will help a business be seen better.

 

	1.	Each
    site can only use two signs that identify user, nature of the business, and products.
	2.	All
    signs should be attached at ground level or on the face of the building.
	3.	No
    signs should be permitted to be raised above the roofline of the building or be located in front of the building setback line.
	4.	No
    sign shall be located in or painted on any window without written approval of Indian Canyon and 18th Property
    Owners Association.
	5.	Freestanding,
    ground-mounted signs shall not exceed 25 square feet per face.
	6.	Surface-mounted
    signs shall not exceed 30 square feet of surface area each, nor exceed 80 square feet total.

 

		Location/Placement/Visibility	

Visibility
without becoming a dominant part of the landscape or interfering with vehicular movement along the public streets, should be the
policy for the location and placement of signage.

 

	1.	All
    signage for the building site shall be planned to be carefully integrated into the overall design).
	2.	Signs
    should be perfectly visible from streets and paths without conflicting with vehicular movement visibility.

 

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Sign
Illumination

Illumination
of signage is permitted if the source of light is concealed.

 

	1.	Flashing,
    blinking, intermittent or moving light are not permitted as source of illumination.
	2.	For
    nighttime readability, signs should be illuminated to the minimum level.
	3.	Hide
    the light source from the ‘lines of sight’ of observers, when external light sources are directed at the sign
    surface (Figure 7-4).
	4.	Visible
    neon tubing is not allowed as a method of sign illumination.
	5.	Use
    ground-mounted metal halide fixture to illuminate monument signs.

 

Allowable
Sign Types

Indian
Canyon and 18th Property Owners Association (POA) should review and give permission prior to installation of any
types of signs either temporary or permanent, whether freestanding or affixed to any structure.

 

	1.	Monument
    Signs: Solidly built permanent signs
	2.	Surface-mounted
    Signs on buildings: Wall-mounted.
	3.	Projecting
    Signs are not permitted.
	4.	Pole-mounted
    Signs: Pole-mounted signs are just allowed for public use, and be mounted and maintained by the OA.
	5.	Flashing
    or moving signs are not permitted.

 

Special
Entry Signs

These
signs will be installed and maintained by Indian Canyon and 18th Property Owners Association

 

	1.	Entry
    signage is limited to monument or wall signage consistent with the architectural character of the buildings, with the address
    prominently displayed

 

Building
Identification Sign

Some
businesses have their corporate identities that should be expressed properly in signage, while meet the signage design guideline.

 

	1.	Identification
    sign should provide information not more than the name of the business and the identifying corporate symbol and colors.
	2.	Just
    one identification sign shall be used for the building. An identification sign will be allowed within the setbacks if approved
    by the City of Desert Hot Springs and POA and surrounded by appropriate landscaping.

 

Temporary
Signs and Locations

Temporary
signage, “supergraphics”, and so on are prohibited on the building. Each Tenant may have two signs designated for
company identification.

 

[no
further text on this page]

 

    	47

    	 

    

 

Exhibit
E

 

RULES
AND REGULATIONS

 

	1.	The
    sash doors, sashes, windows, glass doors, lights, and skylights that reflect or admit light into the halls or other places
    of the Project shall not be covered or obstructed, except as designated by Landlord. All doors opening onto public corridors
    shall be kept closed, except when in use for ingress and egress.
	 	 
	2.	No
    sign, nor advertisement, nor notice, shall be inscribed, painted or fixed on or to any part of the Project unless it is of
    such color, size and style, and in such a place upon, as may be designated by Landlord, in its sole discretion. All signs
    on doors or window glass will be painted for tenants by Landlord, but the cost of painting shall be paid by tenant.
	 	 
	3.	Electric
    wiring of any kind shall be introduced and connected as directed by Landlord and no boring, or cutting wires will be allowed
    except with the consent of Landlord.
	 	 
	4.	No
    additional lock or locks shall be placed by tenants on any door in the Premises unless written consent of Landlord shall have
    first been obtained. Two (2) keys will be furnished by Landlord for each suite, and any additional keys required must be obtained
    from Landlord. Tenants shall be charged for additional keys at Landlord’s cost. All keys shall be surrendered to Landlord
    upon termination of the tenancy. Tenant will not change any of his/her/its locks without first notifying Landlord in writing
    of such change.
	 	 
	5.	Landlord
    shall be in no way responsible to any tenant for any loss of property from the leased premises, however occurring, or for
    any damage done to the effects of any tenants by the janitor or any other of Landlord’s employees, or by any other person.
	 	 
	6.	All
    freight must be moved into, within and out of the Project under the supervision of Landlord, and according to such regulations
    as may be posted in the Office of the Project, but Landlord will not be responsible for loss or damage to such freight from
    any cause.
	 	 
	7.	The
    requirements of tenants will be accommodated only upon application at the Office of the Project. Landlord’s employees
    shall not perform any work nor do anything outside of their regular duties unless under special instructions from the Office,
    and no employee shall admit any person (tenant or otherwise) to any office without instructions from the Office of the Project.
	 	 
	8.	Landlord
    reserves the right to change the name of the Premises, and from time to time make such alterations and repairs as deemed advisable
    by Landlord to the Premises and other public areas of which the leased premises are a part.
	 	 
	9.	The
    water and wash closets and other plumbing fixtures shall not be used for any purpose other than those for which they were
    constructed, and no sweeping, rubbish, rags or other substances shall be thrown therein. All damages resulting from any misuse
    of the fixtures shall be borne by the tenant who, or whose servants, employees, agents, visitors, or licensees shall have
    caused the same.

 

    	48

    	 

    

 

	10.	No
    tenant shall mark, paint, drill into, or in any way deface any part of the premises or the Project. No boring, cutting or
    stringing of wires or laying of linoleum or other similar floor coverings shall be permitted, except with the prior written
    consent of Landlord, and as Landlord may direct. Tenant may hang pictures and plaques in the leased premises.
	 	 
	11.	No
    vehicles or animals of any kind shall be brought into or kept in or about the leased premises, and no cooking shall be done
    or permitted by any tenant on the premises, except that the preparation of coffee, tea, hot chocolate and similar items for
    tenants and their employees shall be permitted. No tenant shall cause or permit any unusual or objectionable odors to be produced
    upon or permeate the premises.
	 	 
	12.	The
    leased premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental
    to the use of the premises.
	 	 
	13.	No
    tenant, nor any tenant’s servants, employees, agents, visitors or licensees, shall at any time bring or keep upon the
    leased premises any inflammable, combustible or explosive fluid, chemical or substance, other than chemicals necessary for
    the practice of medicine.
	 	 
	14.	Canvassing,
    soliciting and peddling in the Project are prohibited and each tenant shall cooperate to prevent the same.
	 	 
	15.	At
    any time while a watchman is in charge of the Premises, any person entering or leaving the Premises may be questioned by him
    as to his/her business in the building; and anyone not satisfying the watchman of his/her right to enter the Premises may
    be removed by him.
	 	 
	16.	Landlord
    reserves the right to make such other and further rules and regulations as in its judgment may from time to time be reasonably
    necessary for the safety and cleanliness of and for the preservation of good order in the Premises and leased premises therein.

 

[no
further text on this page]

 

    	49

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