Document:

Exhibit 10.3

 

LEASE AGREEMENT
FOR A GAMMA KNIFE UNIT

 

THIS
AGREEMENT FOR A GAMMA KNIFE UNIT on April 10, 1997 (hereinafter referred to as the “Agreement”)
is entered into between GK FINANCING, LLC, a California Limited Liability Company (hereinafter referred to as “GKF”)
and YALE-NEW HAVEN AMBULATORY SERVICES CORPORATION, a Connecticut Corporation (hereinafter referred to as “Yale”).

 

RECITALS

 

WHEREAS, Yale
wants to lease a Leksell Stereotactic Gamma Unit, also known as the Leksell Gamma Knife Model 23004 (B-type) which is technically
specified in “Exhibit A” to the LGK Agreement (hereinafter defined) which is “Exhibit A” to this Lease
Agreement, all of which technical specifications are incorporated herein and referred to collectively as the “Equipment”
from GKF and further desires from GKF certain marketing support related to promotion and utilization of said Equipment; and

 

WHEREAS, GKF
is willing to purchase the Equipment distributed by Elekta, Inc., a Georgia corporation (hereinafter referred to as “Elekta”)
and lease the Equipment to Yale pursuant to the terms and conditions of this Agreement and is further willing to provide to Yale
marketing support.

 

NOW
THEREFORE, in consideration of the promises contained herein,
the parties hereto hereby agree as follows:

 

1.          Execution
of LGK Agreement by and between Yale and Elekta. Yale agrees that simultaneously with the execution of this Agreement it shall
enter into that certain LGK Agreement with Elekta and GKF (hereinafter referred to as the “LGK Agreement”), a copy
of which is attached hereto as “Exhibit A” and incorporated herein by reference. Yale agrees to fulfill all of its
obligations under the LGK Agreement and acknowledges that GKF is a third party beneficiary of the LGK Agreement.

 

2.          Certificate
of Need. The parties hereto acknowledge that the installation and use of the Equipment by Yale is conditional upon the issuance
of a Certificate of Need (hereinafter “CON”) by the Connecticut Commission on Hospitals and Health Services. Yale
will use all reasonable efforts to obtain a CON, however, in the event a CON is denied or its issuance is conditioned upon circumstances
or events beyond Yale1s reasonable control, then in such
event this Agreement shall be rendered null and void and all parties shall thereafter be excused from performing any obligation
or duty hereunder.

 

     

     

    

  

3.          Delivery
of the equipment and Site Preparation. GKF shall arrange to have the Equipment delivered to Yale and installed at Temple Medical
Center, New Haven, Connecticut (the “Site”) in coordination with Elekta. Elekta shall
be responsible for transporting the Equipment from F.O.B. loading dock to the Site and the subsequent positioning of the Equipment,
as well as, construction of the temporary hot cell to facilitate charging of the Equipment with its cobalt supply.
Elekta has provided Yale with a written estimate for the costs associated with transporting,
installing and positioning the Equipment on Site, as well as, construction of the temporary hot cell to facilitate charging of
the Equipment with its cobalt supply. Actual costs of transporting, installing and positioning the Equipment shall be reimbursed
by Yale. GKF shall use its best faith efforts to expedite the delivery of the Equipment in accordance with the terms and conditions
of the Purchase Agreement for the Equipment by and between
GKF and Elekta. Notwithstanding the preceding sentence, it is understood and agreed that GKF has made no representations or warranties
to Yale concerning actual delivery dates or schedules for the Equipment at the Site. GKF shall coordinate with Yale the estimated
delivery date of Equipment.

 

Yale shall
prepare and provide the Site, at its own expense, in accordance with Elekta's Site Planning Criteria (which Site Planning Criteria
are attached to the LGK Agreement as “Exhibit B”
thereto and incorporated herein by reference) pursuant to site plans and specifications to
be prepared by Yale and submitted to Elekta and GKF for prior written approval.

 

Yale shall
obtain, in a timely manner, a User License from the Nuclear Regulatory Commission and/or appropriate
state agency authorizing it to take possession of the Cobalt Supply and obtain such other licenses, permits, approvals, consents
and authorizations, which may be required by local governmental or other regulatory agencies for the Site, its preparation, the
charging of the Equipment with its Cobalt Supply, the conduct of Acceptance tests, and the use of the Equipment all as more fully
set forth in Article 2.1 of the LGK Agreement.

 

4.          Term.
The term of this Agreement (the “Term”) shall commence as of the date hereof and unless earlier terminated in
accordance with the provisions of this Agreement, shall continue for the period of ten (10) years following the date of performance
of the first billed Gamma Knife procedure at the Site (the “First Procedure Date”). Yale shall become liable to GKF
for the GKF monthly reimbursement as hereinafter defined in paragraph 7 upon the First Procedure Date.

 

5.          Costs
of Site Preparation: Costs of Installation. Yale shall, at its own expense, prepare,
construct and make ready the Site in accordance with the Site plans previously
approved by Elekta and GKF pursuant to paragraph 3 hereof, for the installation of the Equipment.

 

Yale
shall, at its own expense, select, purchase, install and
maintain all radiation monitoring equipment and devices, safety circuits and radiation warning signs required at the Site in connection
with the use and operation of the Equipment, all in accordance
with the Site Planning Criteria and the applicable federal, state
and local laws and regulations.

 

     

     

    

  

Yale
warrants that upon completion of the Site, it will comply with the Site Planning Criteria and the
site plans and specifications referred
to in paragraph 3 above.

 

Yale shall be liable for any damages
to the Equipment caused by:

 

(a)          Its
failure to construct the Site in accordance with the plans and specifications referred to in paragraph 3 above and the Site Planning
Criteria; or

 

(b)          Negligent
or intentional acts of omission or commission by Yale or any of its officers, agents, physicians or employees in connection with
the construction of the Site.

 

Yale shall utilize
its best efforts to fulfill on an expeditious basis its obligations under this paragraph 5, and keep GKF informed of Yale's progress
in fulfilling its obligations pursuant to this paragraph 5. Should Yale not have all Site preparations complete by the mutually
agreed upon delivery date specified by a separate agreement between the parties, plus a sixty (60) day grace period such that the
Site is acceptable for positioning and installation of the Equipment, Yale shall reimburse GKF at an interest rate of Bank of America's
prime rate plus two percent (2%) on GKF's equipment cost from such agreed delivery date until the Site is prepared to allow positioning
and installation of the Equipment. Should GKF not deliver the Equipment to Yale on the later of the above scheduled delivery date
plus a sixty (60) day grace period or when Site is ready to accept the Equipment, GKF shall reimburse Yale at an annual interest
rate of Bank of America's prime rate plus two percent (2%) on its actual cost expended to prepare the Site until the Equipment
is installed at the Site.

 

6.          Marketing
Support. GKF will provide marketing support for the Gamma Knife service in coordination with Yale.

 

7.          Reimbursement
to GKF. As its sole consideration for the Lease of the Equipment and GKF's provision of certain marketing and administrative
support service, Yale shall pay GKF as follows:

 

GKF shall receive
a pro-rata share of net technical component revenues associated with Gamma Knife treatment less Direct Operating Expenses associated
with providing Gamma Knife treatment. All Direct Operating Expenses incurred by GKF and Yale shall be paid from the net technical
component revenues prior to any reimbursement distributions to GKF hereunder. Direct Operating Expenses shall include the following
expenses incurred by Yale: fees payable to a consulting physicist, professional fees, management
fees directly related to the operation of the Equipment, space rent, utilities, Registered Nurse cost allocation, insurance, billing
cost allocation, direct support staff cost allocation, marketing costs and direct sundry expenses. Direct Operating Expenses shall
also include the following expenses incurred by GKF: maintenance and repairs, personal property taxes, sales and use tax, insurance
and direct sundry expenses.

 

     

     

    

  

The amount
due to GKF hereunder shall be determined and paid on a monthly basis throughout the initial Te1m and any successive Terms, and
thereafter to the extent any technical component revenues associated with Gamma Knife treatments during the Term or any successive
Term of the Lease are received subsequent to termination of the Lease. Within ten days after the last day of each calendar month
of the initial Term and any successive terms (and upon the te1mination or expiration of the initial Term or any subsequent term
with respect to a period shorter than a calendar month)
each party shall submit to the other a statement setting forth such party's portion of the Direct Operating Expenses, and the parties
shall calculate the Direct Operating Expenses with respect to such month (or portion thereof). The parties shall also calculate
the net technical component of revenues (determined on a cash basis) with respect to cash receipts for Gamma Knife treatments paid
in such month; and within ten days after the conclusion of such month or p01tion thereof Yale shall provide to GKF all revenue
data necessary to perform such calculation. The GKF shares of such revenues for such month (or portion thereof) is referred to
herein as the 11GKF Monthly Reimbursement”.

 

The
pro-rata share of net technical component revenues less Direct Operating Expenses due GKF (The GKF Monthly Reimbursements) shall
be computed as a percentage of GKF's equipment acquisition cost (Equipment cost, sales tax and customs and duty) to the total project
cost (GKF's equipment cost plus Yale's cost to prepare the Site and install the Equipment in accordance with paragraph 5 plus Yale's
cost to obtain the CON and any other needed regulatory approval for the Gamma Knife) plus Yale's pre-opening marketing costs, after
Elekta's Fifty Thousand and 00/100 ($50,000.00) Dollar marketing contribution to this project (refer to Section 8.5
of “Exhibit A”). The GKF Monthly Reimbursement shall be due and payable by Yale fifteen (15) days after GKF submits
to Yale its statement setting forth its portion of Direct Operating Expenses for such month.

 

On
or before the First Procedure Date, the parties shall execute a preliminary amendment to this paragraph 7 setting
forth GKF's equipment cost, Yale's cost to install the Equipment and Yale's cost to obtain
the CON for the Gamma Knife and Yale's pre-opening marketing costs. Each party shall first
provide to the other documentary proofs of expenditure to justify the amounts claimed for such costs. A final cost accounting of
these aforementioned costs shall be completed and documented in a final amendment to this paragraph 7 no later than
six months after the First Procedure Date.

 

The
technical fees to be billed for Gamma Knife procedures performed from time to time during the term of this Agreement shall be an
amount which is economically justifiable based upon each party's Direct Operating Expenses (as described hereinabove), the total
project costs (as described hereinabove) together with a return thereon, utilization of the Equipment and payments made by third
party payers to Yale from time to time for Gamma Knife procedures. Yale shall consult with
GKF from time to time regarding the amount of the technical foes to be billed by Yale for Gamma Knife procedures and any revisions
thereto; however, subject to compliance with the standard described in the preceding sentence, Yale shall not be required to obtain
the consent of GKF to set or revise the amount of the technical fees.

 

     

     

    

  

With respect
to any period for which net technical component revenues associated with Gamma Knife treatment are equal to or less than Direct
Operating Expenses associated with providing Gamma Knife treatment, GKF shall be entitled to
no reimbursement other than for Direct Operating Expenses incurred by GKF, to the extent available. Further, the excess of Direct
Operating Expenses over net technical component revenues for any such period shall be paid when incurred by Yale to the extent
of the Yale Percentage, as hereinafter defined in paragraph 11 and by GKF to the extent of the GKF Percentage as hereinafter defined
in paragraph t 1.

 

Throughout the
initial Term and any successive terms, and thereafter until final settlement of all amounts owed to or claimed by either party
under this Agreement, each party shall have the right to inspect, audit and copy the other party's books and records which relate
to the accounting for and calculation of revenues from the provision of Gamma Knife procedures, Direct Operating Expenses, project
cost, Yale's cost to install the Equipment and Yale's cost to obtain the CON for the Gamma Knife and GKF's equipment acquisition
cost.

 

8.          Use
of the Equipment. The Equipment may be used by Yale only at the Site and shall not be removed therefrom. Yale shall not assign
or sublease the Equipment or its rights hereunder without
the prior written consent of GKF, which consent shall not be unreasonably withheld. No permitted assignment or sublease shall
relieve Yale of any of its obligations hereunder. Yale shall not use nor permit the Equipment to be used in any manner nor for
any purpose for which the Equipment is not designed or reasonably suitable. Yale shall not permit any liens whether voluntary
or involuntary, to attach to the Equipment, without the
prior written consent of GKF. Yale shall have no interest in the Equipment other than the rights acquired as a lessee hereunder
and the Equipment shall remain the property of GKF regardless of the manner in which it may be installed or attached at the Site.
Yale shall at GKF's request, affix to the Equipment tags, decals, or plates furnished by GKF, indicating GKF's ownership of the
Equipment.

 

9.          Additional
Covenants of Yale. In addition to the other covenants made by Yale, Yale shall, at its own cost and expense:

 

		(a)	Provide properly trained professional, technical and support
personnel and supplies required for the proper performance of medical procedures utilizing the Equipment.

 

		(b)	Monitor all patients' condition and treatment.

 

		(c)	Fully comply with all of its obligations under the LGK
Agreement.

 

		(d)	To the extent any loss realized by GKF is not fully covered
by insurance, indemnify GKF as herein provided:

 

     

     

    

 

		(i)	Yale shall indemnify, hold
harmless and/or reimburse GKF on a prompt basis for any and all damage to the Equipment, reasonable wear and tear excepted (including
any dan1age relating to or arising out of violations by Yale, its agents, officers, physicians, employees, successors and assigns
of the Services Agreement described in paragraph 16 hereof), together with reasonable attorney fees incurred by GKF to establish
or enforce its right to indemnity hereunder, to the extent the damage (or a portion thereof) is caused by the negligent or wrongful
acts or omissions of Yale, its agents, officers, directors, physicians, employees, successors or assigns. Yale shall not be obligated
to indemnify GKF hereunder to the extent the damage (or a portion thereof) is caused by the negligent or wrongful acts or omissions
of GKF or its agents, officers, directors, employees, successors or assigns. In the event the Equipment is
destroyed or rendered unusable, this indemnification shall extend up to the full replacement
value of the Equipment at the time of its destruction less salvage value, if
any.

 

		(ii)	Yale
                                         shall indemnify, hold harmless and/or reimburse GKF for any loss,
                                         claim, liability or damage (collectively “damages”) which GKF may suffer
                                         or incur, and for reasonable attorneys fees incurred by GKF to defend itself against
                                         such damages or to establish or enforce its rights to indemnity hereunder with respect
                                         to the events or occurrences described in Section 7.3 of the LGK Agreement to the same
                                         extent that Yale agrees to indemnify Elekta thereunder. Notwithstanding the foregoing
                                         in no event shall liability of Yale hereunder cause or result in a recovery in favor
                                         of GKF which is duplicative of any damages paid directly to Elekta.

 

		(iii)	Yale
                                         shall indemnify, hold harmless and/or reimburse GKF for any damages (as defined in sub-part
                                         (ii) above) and for reasonable attorneys fees incurred by GKF to defend itself against
                                         such damages or to establish or enforce its right to indemnity hereunder which GKF may
                                         suffer or incur as a result of Yale's breach of the LGK Agreement. Notwithstanding the
                                         foregoing in no event shall liability of Yale hereunder cause or result in a recovery
                                         in favor of GKF which is duplicative of any damages paid directly to Elekta.

 

		(e)	Provide reasonable and customary marketing materials (i.e.
brochures, announcements, etc.) and marketing support.

 

10.         Additional
Covenants, Representations and Warranties of GKF. In addition to the other covenants, representations and warranties, made
by GKF in this Agreement:

 

		(a)	GKF represents and warrants that GKF has full power and
authority to enter into this Agreement, and that this Agreement does not and will not violate any agreement, contract or instrument
binding upon GKF.

 

     

     

    

  

		(b)	GKF represents and warrants
to Yale that, upon delivery of the Equipment to Yale, GKF shall use its best faith efforts to require that Elekta places the Equipment
in service, as soon as possible, consistent with all reasonable
safety precautions, in accordance with the manufacturer's specifications, guidelines and field modification instructions.

 

		(c)	GKF represents and warrants that throughout the term of
this Agreement, Yale shall peaceably enjoy the use of the Equipment, free of the rights of any other persons except for those
rights reserved by GKF in this Agreement or granted to Elekta under the LGK Agreement or
under Elekta's Purchase Agreement with GKF, a full and complete copy of which has been provided to Yale and incorporated as an
exhibit to the LGK Agreement.

 

		(d)	During the entire term of this Agreement and subsequent
extensions thereof: GKF shall maintain at its sole cost the Equipment to Elekta's specifications and shall maintain in full force
and effect: (1) the Service Agreement referenced in paragraph 16 hereof and (2) any other service or other agreements required
to fulfill GKF's obligations to Yale pursuant to this paragraph 10(d). Unless Yale elects in its sole discretion to pursue any
warranty claim directly against Elekta, GKF represents and warrants that during the entire term of this agreement and any subsequent
extensions hereof, that it will fully pursue any and all remedies it may have against Elekta under the Service Agreement to insure
that the Equipment will be in conformity with Elekta's warranties so that it is free from defects in design, materials, and workmanship
which result in noncompliance with the Equipment's specifications and/or Elekta's warranties to GKF. In no event, however, shall
the warranty obligation of GKF to Yale with respect to the Equipment be greater or more extensive than Elekta’s warranty
obligations to GKF with respect to the Equipment.

 

11.         Ownership
/ Title.
Except as hereinafter provided, it is expressly understood that Yale shall acquire no right, title or interest in or to the Equipment,
other than the right to quietly and peacefully possess and use the same in accordance with the terms of the Agreement. Upon termination
of this Agreement (whether by expiration or early termination) Yale shall be granted a percentage ownership interest in the Equipment
equal to the percentage that Yale's cost to install the
Equipment at the Site, Yale's cost to obtain the CON for the Gamma Knife and Yale's preopening marketing costs is to the total
project cost (the “Yale Percentage”). Upon termination of this Agreement, GKF shall be granted an ownership interest
in those leasehold improvements at the Site which can be removed on termination of this Agreement without any damage to the Site
equal to the percentage that GKF’s equipment cost is to the total project cost (the “GKF Percentage”). The total
project cost for the purposes of this paragraph shall be equal to GKF's equipment cost (equipment acquisition cost, sales tax
and customs and duty) plus Yale's cost to install the Equipment at the Site, its cost to obtain the CON for the Gamma Knife and
Yale's pre-opening marketing costs. The grant of an ownership interest to Yale under this paragraph shall be subject to the condition
that, at the termination of the Agreement, Yale must pay
a percentage of the total cost to relocate the Equipment equal to the Yale percentage. Yale's ownership interest in the Equipment
shall be subject to a security interest in the Equipment of any and all entities that provide financing to GKF with respect to
the Equipment.

 

     

     

    

  

The
Equipment may be subject to a security interest in favor of Elekta to secure the purchase price for the Equipment due to Elekta.
Upon payment of the full purchase price to Elekta and release of its security interest, GKF may in its sole discretion finance
the Equipment. Financing may be in the form of an installment loan or a capitalized lease or other commercially available debt
instrument. Should GKF finance the Equipment through an installment loan, GKF
shall be required to provide the Equipment as collateral against the loan. Should GKF finance the Equipment through a capitalized
lease title shall vest with the lessor until GKF exercises its buy-out option. Yale's interest shall be subject to the interests
of Elekta and thereafter any financing entity. GKF, as
a condition of this Agreement, shall provide to Yale complete copies of all financing documents prior to execution and shall cause
Elekta and any subsequent financing entity to notify Yale within ten (10) business days of any payment defaults on the loan/lease
agreement for the Equipment installed at the Yale Site (Payment Default). In the event of a
Payment Default by GKF, GKF's Monthly Reimbursement shall not be paid to GKF until the Payment Default is
cured. Unless Yale exercises its right of assumption of the GKF financing as hereinafter provided, Yale shall pay all withheld
Monthly Reimbursement payments to GKF forthwith upon receiving written notice from the secured party that Payment Default has been
cured by GKF. In the event a Payment Default remains uncured by GKF for a period of thirty (30) days after written notice thereof
is received by Yale, Yale in its sole discretion, may cure the Payment Default by paying the amount owing to the holder of any
security interest in the Equipment (“Secured Party”), and assuming and agreeing to be bound by all terms and covenants
of the financing: provided that (i) in the event GKF's financing covers Leksell Gamma Knife units other than the Equipment that
is the subject of this Agreement, the financing assumed by Yale shall be limited to the portion thereof that relates to the Equipment;
(ii) the amount of the financing assumed by Yale shall not exceed the amount of the original purchase price of the Equipment as
set forth in Elekta's Purchase Agreement with GKF (exclusive of any interest, late fees or other costs or charges that may have
been imposed by the Secured Party and added to the outstanding principal balance thereunder); (iii) such
financing assumed by Yale shall not be cross-defaulted with any other collateral security other
than the Equipment, this Agreement or any property or other interests related thereto; and (iv) Yale shall give written notice
to GKF and the Secured Party upon the exercise of its election to satisfy the Payment Default and assume the financing. The Secured
Party must enter into an estoppel and subordination agreement with Yale at or prior to the time GKF enters into any financing of
the Equipment (other than with respect to Elekta which shall enter into such estoppel and subordination agreement with Yale within
sixty (60) days following the execution of this Agreement by the parties) wherein the Secured Party's rights in the Equipment shall
be fully subordinate and subject to the rights of Yale to cure any such default and assume GKF's obligations under the financing
as set forth above (subject to the reasonable approval by the Secured Party of Yale's financial status); provided that, in the
event Yale does not elect to cure such default and assume and agree to be bound by all terms and covenants of such financing within
thirty (30) days after notice of a Payment Default is received by Yale as set forth above, the Secured Party shall thereupon be
entitled to exercise all of its 1ights as a secured party
pursuant to the terms and provisions of its financing documents. In the event Yale exercises its right of assumption upon default
by GKF, all rights of redemption in and to the Equipment shall thereafter vest solely in Yale, and GKF shall
have no further right to any payments under paragraph 7 hereof. Further, in the event of default
by GK.F and the exercise by Yale of its right of assumption of the GKF financing as hereinabove provided, GKF shall have waived
all right, title and interest in and to the GKF Percentage and to any and all equity it may have previously had in and to the Equipment,
and Yale shall have no obligation to resell the Equipment or take any action to preserve or protect such equity in the Equipment
as GKF may have. The exercise by Yale of any rights or remedies it may have hereunder shall be deemed to be commercially reasonable.

 

     

     

    

  

11.1.          Right
of First Refusal. If, at any time or from time to time during the terms of this Agreement, Yale desires to purchase, lease
or otherwise acquire one or more additional Leksell Gamma Knife units for use or operation within the State of Connecticut,
Yale shall provide to GKF no less than sixty (60)
days prior written notice of its intended purchase, lease or acquisition (the “Option Notice”). In the event Yale's
desire is to lease any such Leksell Gamma Knife, for sixty (60) days following GKF's receipt of the Option Notice, GKF shall have
the exclusive option and right to purchase, lease or acquire such Leksell Gamma Knife and to lease such Leksell Gamma Knife to
Yale on the same terms and conditions as are set forth in this Agreement. In the event Yale's desire is to acquire any such Leksell
Gamma Knife other than by lease, for sixty (60) days following GK.F's receipt of the Option Notice, GKF shall have the exclusive
option and right to so acquire such Leksell Gamma Knife jointly with Yale. Exercise of the foregoing option by GKF shall be accomplished
by giving written notice of exercise (the “Exercise Notice”) to Yale dated on or before the expiration of sixty (60)
days following receipt of the Option Notice by GKF. Within ninety (90) days following receipt of the Exercise Notice by Yale, (i)
with respect to the lease of such Leksell Gamma Knife by Yale, GKF and Yale shall enter into a lease agreement on the same terms
and conditions as are set forth in this Agreement, or (ii) with respect to the acquisition of such Leksell Gamma Knife other than
by lease, GKF and Yale shall enter into such other agreement pertaining to such acquisition on terms and conditions as shall be
mutually agreed upon between GKF and Yale, provided that in the event the parties are unable to agree upon the terms and
conditions of such other agreement within such 90-day period, the pa1iies shall submit the matter to arbitration as set forth in
Section 29(e) below. In the event GKF fails to exercise its option within such sixty (60) day period, Yale may purchase, lease
or acquire such Leksell Gamma Knife independent of GKF, provided
that such purchase, lease or acquisition shall be limited only to the Leksell Gamma Knife unit referenced in the Option Notice.
The parties agree that a violation of the terms of this Section 11.1 may be enforced by way
of an action for preliminary and permanent injunctive relief since monetary damages may be difficult to ascertain.

 

     

     

    

  

12.         Cost
of Use of the Equipment. Except as is otherwise provided herein and subject to Yale's 1ight to charge Direct Operating Expenses
against technical component revenues under paragraph 7 above, Yale shall bear the entire cost of the operation of the Equipment
during the Term of this Agreement. This shall include,
but not be limited to, providing trained professionals, technical and support personnel and supplies to properly operate the Equipment.
Yale shall be fully responsible and liable for all acts and/or omissions of such professional, technical and support personnel.

 

13.         Taxes.
GKF shall pay any personal property taxes levied against the Equipment and any other taxes or governmental fees or assessments,
however denoted, including sales and use tax, whether of the federal government, any state government or any local government,
levied or based on this Agreement or the use of the Equipment except for those taxes, if any, pertaining to the gross income or
gross receipts of Yale.

 

14.         Maintenance
and Inspections. GKF agrees to exercise due and proper care in the maintenance of the Equipment and to keep the Equipment
in a good state of repair consistent with Elekta's specifications and the intended use of the Equipment, reasonable wear and tear
excepted. Yale shall be liable to GK.F for all damage to the Equipment caused by the misuse, negligence, improper use or other
intentional or negligent acts or omissions of Yale's employees, officers, agents and physicians (not employed by GKF or Elekta).

 

GKF
(and Elekta) shall have the right of access to the Equipment for the purpose of inspecting same at all reasonable times and upon
reasonable notice and with a minimum of interference to Yale's operations. In the event the Equipment is improperly used by Yale
or its employees, agents, officers and physicians, GKF
may service or repair the same as needed and such expense shall be paid by Yale, unless the repair is covered by the Service Agreement
described in paragraph 16 hereof.

 

15.         Equipment
Modifications / Additions / Upgrades.
The parties agree that the necessity and financial responsibility for modifications / additions
/ upgrades to the Equipment, including the reloading
for the Cobalt-60 source, shall be discussed and mutually decided by GKF and Yale. If GKF and Yale agree to reload the Cobalt-60
source (in approximately Year 8 of the initial Term), GKF and Yale shall share in the expenses of this Cobalt-60 reload in the
same proportions as they share in revenues and expenses as calculated under paragraph 7. If a reloading of the
Equipment occurs, the original term shall be extended by eight (8) years less the number of
years remaining in the original term.

 

     

     

    

 

16.         
Service Agreement. GKF warrants that it shall simultaneously with the execution of this Agreement
enter into and be solely
responsible for the costs of a Service Agreement with Elekta (the “Service Agreement”), a copy of which is annexed
to Elekta's Purchase Agreement with GKF as “Exhibit F11 GKF shall obtain from Elekta the right to assign GKF's rights under
the Service Agreement to Yale, which assignment shall be made upon Yale's written request
for the same. In no event shall
such assignment relieve GKF
from its obligation to pay all costs associated with the Service Agreement.

 

17.         Termination.
The Agreement may be terminated after the initial eighteen (18) month period of service, and after each subsequent twelve (12)
month period of service, upon mutual agreement by the parties.

 

18.         Options
to Extend Agreement.

 

(a)          Yale
shall have the option at the end of the ten (10) year initial Term to:

 

(1)         Extend
the term of the lease under this Agreement for

an additional
term of five (5) years under the same terms and conditions as are set forth herein.

 

(2)         Terminate
this Agreement. If Yale terminates this Agreement at the end of the initial Tem1, GKF shall remove the Gamma Knife within an agreed
upon period of time after the expiration of the (10) year initial Term.

 

Yale shall exercise
one (1) of the two (2) options referred to above, by mailing an irrevocable written notice
thereof to GKF at Four Embarcadero Center, Suite 3620, San Francisco, California 94111, by certified
mail, postmarked on or before the end of the ninth (9th) year of the initial Term of this Agreement. Any
such notice shall be sufficient if it states in substance that Yale elects to exercise its option and states which of the
two (2) options referred to above Yale is exercising.

 

19.         No
Warranties by GKF.
As of the First Procedure Date, Yale shall have thoroughly inspected the Equipment. Provided that all manufacturer's warranties
are assigned to Yale with the written consent of Elekta and without waiving any rights Yale has under this Agreement to
require GKF to provide a Service Agreement to service and maintain the Equipment, Yale
agrees to look solely to the manufacturer (Elekta) or to suppliers of the Equipment (and its software) for any and all warranty
claims. Any and all warranties made by Elekta will be
enforced by GKF in its good faith best efforts on behalf of Yale during the ten ( 10) year initial Term hereof.

 

GKF SUPPLIES
THE EQUIPMENT “AS IS” AND NOT BEING THE MANUFACTURER OF THE EQUIPMENT OR THE MANUFACTURER'S AGENT, MAKES NO WARRANTY
OR REPRESENTATION, EITHER EXPRESS OR IMPLIED, AS TO THE EQUIPMENTS MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, DESIGN, CONDITION,
DURABILITY, CAPACITY, MATERIAL OR WORKMANSHIP OR THE LIKE.

 

     

     

    

  

GKF shall not
be liable for any direct, indirect or consequential losses or damages resulting from operation or use of the Equipment by Yale.

 

20.         Events
of Default by Yale and Remedies.
The occurrence of any one of the following shall constitute an Event of Default hereunder:

 

		(a)	Yale fails
to make payment required pursuant to Paragraph 7 when due and such default continues for a period of thirty (30)
days after written notice thereof from GKF or its assignee
is given to Yale.

 

		(b)	Yale attempts to remove, sell,
transfer, encumber, sublet or part with possession of
the Equipment or any items thereof, except as expressly permitted herein.

 

		(c)	Yale shall fail to observe
or perform any of the other obligations required to be observed or performed by Yale hereunder and such failure shall continue
uncured for twenty (20) days after the expiration of a reasonable time necessary to cure such
default has lapsed and written notice thereof has been received by Yale;

 

		(d)	Yale ceases
doing business, makes an assignment for the benefit of creditors, admits in writing its inability to pay its debts as
they become due, files a voluntary petition in bankruptcy, is adjudicated a bankrupt or an insolvent, files a petition seeking
for itself any reorganization, arrangement, composition, readjustment,
liquidation, dissolution or similar arrangement under any present or future statute, law or regulation or files an answer admitting
the material allegations of a petition filed against it in any such proceeding, consents to or acquiesces in the appointment of
a trustee, receiver, or liquidator of it or of all or any substantial part
of its assets or properties, or it or its shareholders shall take any action looking to its dissolution or liquidation.

 

		(e)	Within sixty
(60) days after the commencement of any proceedings against Yale seeking reorganization, arrangement, readjustment, liquidation,
dissolution or similar relief under m1y present or future statute, law or regulation, such proceedings shall not have been dismissed,
or if within thirty (30) days after the appointment without
Yale's consent or acquiescence of any trustee, receiver or liquidator of it or of all
or any substantial part of its assets and properties, such appointment shall not be vacated.

 

     

     

    

  

Upon
the occurrence of an Event of Default, GKF may, at its option, do any or all of the following: (i) by notice to Yale, terminate
this Agreement as to the Equipment in default, wherever situated, and for such purposes, enter upon the Site without liability
for so doing or GKF may cause Yale and Yale hereby agrees to return the Equipment to GKF at Yale's sole cost and expense; (ii)
recover from Yale, as liquidated damages for the loss of the bargain and not as a penalty, an amount equal to the present value
of the unpaid estimated future lease payments by Yale to GKF through the end of the then current Agreement term less the reasonable
salvage value of the Equipment discounted at the rate of nine percent (9%), which payment shall become immediately due and payable.
Unpaid estimated future lease payments shall be based on the prior twelve (12) months' lease
payments with an annual five percent (5%) increase; (iii) sell, dispose of, hold, use or lease the Equipment in default, as GKF
in its sole discretion may determine (and GKF shall not be obligated to give preference to the sale, lease or other disposition
of the Equipment over the sale, lease or other disposition of similar Equipment owned or leased by GKF). In any event, Yale shall,
without further demand, pay to GKF an amount equal to all sums due and payable for all periods up to and including the date on
which GKF had declared this Agreement to be in default.

 

In the event
that Yale shall have paid to GKF the liquidated damages referred to in (ii) above, GKF hereby agrees to pay to Yale promptly after
receipt thereof, all rentals or proceeds received from the reletting or sale of the Equipment during the balance of the initial
Term (after deduction of all expenses incurred by GKF; said amount never to exceed the amount of the liquidated damages paid by
Yale). Yale agrees that GKF shall have no obligation to sell the Equipment. Yale shall, in any event, remain fully liable for reasonable
damages as provided by law for all costs and expenses incurred by GKF on account of such default, including but not limited to
all court costs and reasonable attorney's fees.

 

21.         Events
of Default by GKF and Remedies. The occurrence of any one of the following shall constitute an Event of Default hereunder:

 

		(a)	GKF fails to enter
into and maintain in force the Service Agreement as required under paragraph 16 hereof.

 

		(b)	Elekta or
any successor Secured Party declares GKF in default of any financing agreements entered
into by GKF to finance the acquisition
of the Equipment.

 

		(c)	GKF fails to observe or perform
any other obligation required to be observed or performed by GKF hereunder and such failure
shall continue uncured for twenty days after the expiration of a reasonable time necessary to cure such default has lapsed
and written notice thereof has been received by GKF.

 

     

     

    

  

		(d)	GKF ceases
doing business, makes an assignment for the benefit of creditors, admits in writing its inability to pay its debts as
they become due, files a voluntary petition in bankruptcy, is adjudicated a bankrupt or an insolvent, files a petition seeking
for itself any reorganization, arrangement, composition, readjustment, liquidation, dissolution
or similar arrangement under any present or future statute, law or regulation or files an answer admitting the material allegations
of a petition filed against it in any such proceeding,
consents to or acquiesces in the appointment of a trustee, receiver, or liquidator of it or of all or any substantial part of
its assets or properties , or it or its shareholders shall
take any action looking to its dissolution or liquidation.

 

		(e)	Within sixty
(60) days after the commencement of any proceedings against GKF seeking reorganization, arrangement, readjustment, liquidation,
dissolution or similar relief under any present or future statute, law or regulation, such proceedings shall not have been dismissed,
or if within thirty (30) days after the appointment without GKF's consent or acquiescence of any trustee,
receiver or liquidator of it or of all
or any substantial part of its assets and properties, such appointment shall not be vacated.

 

Upon
the occurrence of an Event of Default described in subparagraph (b) above, Yale's exclusive remedy shall be that described in paragraph
11 above. Upon the occurrence of any other Event of Default,
Yale may, at its option, do any or all of the following: (i) by notice to
GKF terminate this Agreement as to the Equipment and, in
such event, GKF shall remove the Equipment at GKF's sole cost and expense or, in the absence of removal by GKF within a reasonable
period of time after written request therefor, Yale may remove the Equipment with all due care and store the Equipment at GKF's
sole cost and expense; and (ii) recover from GKF such reasonable damages as may be realized by Yale as a result of such breach
or default. GKF shall also be liable for all costs and
expenses incurred by Yale on account of any such default, including but not limited to all court costs and reasonable attorney's
fees. Except as provided in the first sentence of this paragraph, the rights afforded Yale hereunder shall not be deemed to be
exclusive, but shall be in addition to any other rights or remedies provided by law.

 

		22.	Insurance.

 

(a)          During
the initial Term (and any successive terms) GK.F shall, at
its own cost and expense, keep in effect an all risk and hazard insurance policy covering the Equipment. The all risk and hazard
insurance policy shall be for an amount not less than the replacement cost of the Equipment. During the
initial Term of this Agreement (and any successive terms), Yale shall, at its own cost and
expense, keep in effect public liability and professional liability insurance policies concerning the operation of the Equipment
by Yale. Said policies shall be in the amounts of not less than $1,000,000.00 per occurrence and $5,000,000.00 in aggregate per
year. Yale and GKF, their successors and assigns, shall be named as additional insureds and/or loss payees on the insurance policies
maintained hereunder by the other party. All policies shall provide for a waiver of the right of subrogation as to each additional
insured. Evidence of such insurance coverages shall be furnished by both parities to the other party upon written request, by no
later than the First Procedure Date.

 

     

     

    

  

(b)          If
the Equipment is rendered unusable as a result of any physical damage to, or destruction of, the Equipment, Yale shall give to
GKF immediate notice. GKF shall determine, within thirty (30) days after the date of occurrence of such damage or destruction,
whether the Equipment can be repaired. In the event GK.F determines that the Equipment cannot be repaired, GKF,
at its sole cost and expense (subject to Yale's obligations
elsewhere in this Agreement) shall promptly replace the Equipment. This Agreement shall continue in full force and effect as though
such damage or destrncti9n had not occurred. In the event GKF determines that the Equipment can be repaired, GKF shall cause the
Equipment to be promptly repaired.

 

23.         Notices.
Any notices required under this Agreement shall be sent in writing and shall be deemed to have been duly given if delivered by
hand or mailed by certified or registered mail to the following addresses:

 

		To GKF:	Craig K. Tagawa, C.E.O.

Four Embarcadero Center, Suite
3620

San Francisco, CA 94111

 

		To Yale:	Alvin Greenberg, M.D., Administrator

Yale New Haven
Ambulatory Services Corporation 229 George Street

New Haven, CT 06510

 

or to such other
addresses as either party may specify for the reception of notice from time to time in writing to the other party. Any such notice
shall be effective only when actually received by the party to whom addressed.

 

     

     

    

 

24.         Integration
/ Supersedure. This Agreement contains the full and entire Agreement between the
parties hereto, and no oral or written understanding is of any force or effect whatsoever unless expressly contained in a writing
executed subsequent to the date of this Agreement.

 

25.         Waivers.
To the extent that GKF fails or chooses not to pursue any of its remedies under this Agreement or pursuant to applicable law,
such shall not prejudice GKF's rights to pursue any of those remedies at any future time and shall not constitute a waiver of
GKF's rights.

 

26.         Assignments.
This Agreement is binding upon and shall inure to the benefit of the permitted successors or assigns of the respective parties
hereto, except that neither party may assign its rights or obligations under this agreement without the express written consent
of the other (which consent shall not be unreasonably withheld).

 

27.         Amendments.
This Agreement shall not be amended or altered in any manner unless such amendment or alteration is in a writing signed by both
parties.

 

28.         Record
Keeping Requirements. To the extent required by the regulations promulgated by the Health Care Financing Administration pursuant
to Section 952 of the Omnibus Reconciliation Act of 1980, GKF shall:

 

(a)          Until
the expiration of four (4) years following the furnishing of services pursuant to this Agreement, GKF agrees to make available
upon written request of the Secretary of Health and Human Services or the U.S. Comptroller General or any of their duly authorized
representatives, this Agreement, any books, documents and records necessary to verify the nature and extent of costs incurred by
Yale by reason of the activities of GKF under this Agreement; and

 

(b)          If
GKF elects to delegate any of its duties under this Agreement (which have a cost or value of Ten Thousand and 00/100 [$10,000.00]
Dollars or more over a twelve (12) month period) to a related organization, GKF may do so only through a subcontractor which is
consented to by Yale, it being understood that, inasmuch as Yale is entering into this Agreement
in reliance on GKF’s reputation and expertise, that Yale shall be the sole judge of the reputation and expertise of the proposed
delegatee, and only through a subcontractor which provides that, until the expiration of four
(4) years following the furnishing of services under such subcontract, the related organization shall make available, on request
of the Secretary of Health and Human Services or the U.S. Comptroller General or any of their authorized representatives,
the subcontract, and books, documents and records of the nature and extent of costs incurred by Yale
by reason of activities of such related organization under such subcontract. No delegation by GKF of its duties hereunder shall
relief GKF from liability hereunder.

 

     

     

    

  

29.         Miscellaneous
Provisions.

 

(a)          The
invalidity or unenforceability of any portion or provision of this Agreement shall not effect the validity or enforceability of
any other portion, nor shall either party's implied or express consent to the breach or waiver of any provision of this Agreement
constitute a waiver of such provision as to any subsequent breach.

 

(b)          In
the event of any claim or controversy arising hereunder, the prevailing party in such claim or controversy shall be entitled to
a reasonable attorneys' fee in addition to whatever other relief said party would be otherwise entitled.

 

(c)          Force
Majeure. Failure to perform by either party will be excused in the event of any delay or inability to perform its duties under
this Agreement directly or indirectly caused by conditions beyond its reasonable control including
without limitation, fires, floods, earthquakes, snow, ice, disasters, Acts of God, accidents,
riots, wars, operation of law, strikes, governmental
action or regulations, shortages of labor, fuel, power, materials,
manufacturer delays or transportation problems.

 

(d)          Choice
of Law. This Agreement shall be governed by, and construed, enforced and interpreted in accordance with the laws of the State of
Connecticut and the laws of the United States of America applicable to transactions within the State of Connecticut.

 

(e)          Any
controversy or claim arising out of or relating to this contract, or the breach thereof, shall be settled by arbitration to be
conducted in Atlanta, Georgia in accordance with the Commercial Arbitration Rules of the American Arbitration Association,
and Judgment upon the award rendered by the arbitrators may be entered in any Court having
jurisdiction thereof.

 

IN WITNESS WHEREOF,
the parties have signed this Agreement on the day and year first above written.

 

     

     

    

  

	
        YALE – NEW HAVEN AMBULATORY

        SERVICES CORPORATION
	GK FINANCING, LLC
	BY: /s/ Bart Price	BY: /s/ Craig K. Tagawa
	 	CRAIG K. TAGAWA
	Its: President	Chief Executive OfficerExhibit 10.3a

 

ADDENDUM TO

LEASE AGREEMENT FOR A GAMMA KNIFE UNIT

 

This ADDENDUM TO LEASE AGREEMENT FOR A GAMMA
KNIFE UNIT (the “Addendum”) is made effective as of October 25, 2005 (the “Effective Date”), and is entered
into by and between YALE-NEW HAVEN AMBULATORY SERVICES CORPORATION, a Connecticut corporation (“Yale”), and GK FINANCING,
LLC, a California limited liability company (“GKF”), with reference to the following recitals.

 

RECITALS

 

A. On
April 10, 1997, GKF and Yale entered into a Lease Agreement For A Gamma Knife Unit (the “Lease”).

 

B. Section
15 of the Lease provides that the parties may discuss and mutually agree upon the upgrading or reloading of the Equipment.

 

C. The
parties have agreed to upgrade and reload the Equipment, and desire to amend the terms of the Lease to set forth the terms and
conditions of such upgrading and reloading of the Equipment.

 

NOW, THEREFORE, in consideration of the
mutual covenants and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties agree as follows:

 

AGREEMENT

 

1.     Defined
Terms. Unless otherwise defined herein, the capitalized terms used herein shall have the same meanings set forth in the Lease.

 

2.    Extension
of Lease Term. Notwithstanding Section 15 of the Lease, in consideration for the “Upgrade and Reload” (as defined
below), the Term of the Lease is hereby extended to the earlier to occur of the following dates: (a) the date on which the Equipment
is ready to be accepted for installation at the new Yale-New Haven Cancer Center currently being planned for construction (which
acceptance date is anticipated to be July 1, 2009) ; or (b) January 1, 2010; provided that in no event shall GKF
have any obligation to remove, relocate and/or reinstall the Equipment and/or the leasehold improvements to or at the new Yale-New
Haven Cancer Center and/or to repair or restore the existing Site. All references in the Lease to the “Term” shall
be deemed to refer to the Term as extended hereby.

 

3.    Upgrade
and Cobalt Reload of the Equipment. Subject to the terms and conditions set forth below, GKF shall upgrade the Equipment to
a Leksell Gamma Knife Model 4C (the “Model 4C”) and reload the Equipment (as upgraded) with new cobalt-60 (the “Upgrade
and Reload”), which Upgrade and Reload shall be performed at the Site and shall include any required installation and rigging.
The Upgrade and Reload shall be subject to the following:

 

a.           All
actual costs and expenses (without markup or inclusion of administrative overhead) pertaining to the upgrade of the Equipment to
the Model 4C shall be paid and/or reimbursed solely by Yale as and when incurred, including, without limitation, any costs and
expenses pertaining to Site preparation, installation, rigging and/or obtaining of “Permits” (as defined below), irrespective
of whether incurred in connection with the upgrade and/or the reloading of the Equipment. Yale shall be solely responsible for
obtaining all licenses, permits, approvals, consents and authorizations necessary and appropriate for the Upgrade and Reload, including,
without limitation, the proper handling of the cobalt-60 (collectively, the “Permits”). It is acknowledged that, as
of October 13, 2005, GKF has paid $58, 352 toward the costs of the upgrade, which amount shall be refunded by Yale to GKF within
ten (10) days following the execution of this Addendum.

 

     

     

    

  

b.           Except
as provided in subsection 3.a above, all actual costs and expenses incurred by the parties (without markup or inclusion of administrative
overhead) pertaining to the reloading of the Equipment shall be borne by GKF and Yale as and when incurred, in the same proportions
as net technical revenues are currently allocated under the Lease as in effect immediately prior to the execution of this Addendum,
i.e.: seventy-four and eighty-one hundredths percent (74.81%) by GKF and twenty-five and nineteen hundredths percent (25,19%)
by Yale. It is acknowledged that, as of October 13, 2005, GKF and Yale have paid $58,856 and $19,144, respectively, toward the
costs of reloading.

 

c.           If
applicable, a party shall pay or reimburse any amount owed to the other party in accordance with the foregoing allocations within
ten (10) days following receipt of a written statement from the other party. Each party shall have the right to inspect, audit
and copy the other party’s books and records pertaining to the costs and expenses incurred in connection with the Upgrade
and Reload.

 

d.           Yale,
at Yale’s sole cost and expense, shall provide GKF with Yale personnel (including Yale physicists) and services upon request
and as required by GKF, among other things, to oversee, supervise and assist with construction and compliance with local, state
and federal regulatory requirements and with nuclear regulatory compliance issues and the calibration of the Model 4C.

 

e.           The
Upgrade and Reload shall be performed by GKF as soon as practical after the Permits have been obtained. The timing and procedure
for the Upgrade and Reload shall be as mutually agreed upon between the parties which is anticipated but not guaranteed to be performed
in or around December 2005.

 

f.            Immediately
following the Upgrade and Reload, all references in the Lease to the “Equipment” shall be deemed to mean the Model
4C. Notwithstanding anything to the contrary contained herein, GKF makes no representation or warranty to Yale concerning the Upgrade
and Reload, and GKF shall have no obligation to pay any damages to Yale resulting therefrom.

 

4.     Lease
Payment to GKF.

 

a.           In
consideration for the payment by Yale of all costs and expenses pertaining to the upgrade of the Equipment as set forth above,
effective from and after the date on which the first billed Procedure is performed using the Model 4C (as reloaded) (the “New
First Procedure Date”) through the duration of the Term of the Lease (as extended), GKF’s pro-rata share of net technical
component revenues associated with Gamma Knife treatment less Direct Operating Expenses associated with providing Gamma Knife treatment
(the “GKF Percentage”), as set forth in Section 7 of the Lease, shall be amended to equal approximately sixty-four
and thirty-five hundredths percent (64.35%), subject to adjustment for actual installation costs incurred by Yale in connection
with the upgrade of the Equipment (without markup or inclusion of administrative overhead), as reasonably approved by both parties.

 

b.           Notwithstanding
the New Procedure Date, the compensation payable to GKF for the lease of the Equipment pertaining to Procedures performed prior
to the New First Procedure Date, shall be calculated and paid in accordance with the same GKF Percentage in effect immediately
prior to this Addendum (i.e., 74.81%), irrespective of whether the technical component revenues or Direct Operating Expenses pertaining
to such Procedures are collected or paid after the New First Procedure Date.

 

c.           Notwithstanding
anything to the contrary set forth in the Lease, following the termination or expiration of the Lease, and within ten (10) days
following the end of each month (or portion thereof) thereafter, Yale shall continue to pay compensation to GKF for Procedures
performed during the Term of the Lease until all technical fees billed for all such Procedures have been collected by Yale, its
agents, representatives or affiliates or until the date that is eighteen

 

(18) months following the termination or
expiration of the Lease (as extended), whichever occurs first (the “Post- Termination Period”) ; provided that,
for purposes of calculating the compensation to be paid to GKF during the Post- Termination Period, no Direct Operating Expenses
shall be deemed to have been incurred by either party during such period.

 

     

     

    

  

5.    No
Responsibility for Additional Upgrades or Reloading. It is understood by the parties that GKF is not responsible for any additional
upgrades, hardware, cobalt reloading, software changes and/or other modifications to the Model 4C except as expressly set forth
herein or otherwise agreed upon in writing by Yale and GKF.

 

6.    Option
To Purchase GKF’s Ownership Interest In The Equipment.

 

a.           Upon
the expiration of the Term of the Lease (as extended), Yale shall have the option to purchase GKF’s ownership interest in
the Equipment (the “Purchase Option”) for a purchase price of One Million Dollars ($1,000,000) (the “Option Purchase
Price”). The Option Purchase Price shall be paid in full in cash to GKF upon the expiration of the Term of the Lease (as
extended), upon which GKF shall quitclaim all of its right, title and interest to Yale, on an “as is, where is” basis,
without representation or warranty, with all faults. Upon the expiration or termination of the Lease, it is understood that GKF
shall have no obligation with respect to the removal, relocation, reinstallation and/or repair of the Equipment and/or the leasehold
improvements.

 

b.           The
Purchase Option may be exercised by Yale by giving GKF written notice thereof, which notice shall be received by GKF not less than
ninety (90) days prior to the expiration of the Term of the Lease (as extended). Such written notice may be delivered by hand or
sent by certified mail, return receipt requested to GKF at the following address: GK Financing, LLC, Four Embarcadero Center, Suite
3700, San Francisco, CA 94111, Attn: Mr. Craig K. Tagawa, Chief Executive Officer.

 

c.           Concurrently
with the execution of this Addendum, Yale shall deposit with GKF the sum of (One Hundred Thousand Dollars ($100,000) (the “Deposit”),
which Deposit shall be credited towards the payment of the Option Purchase Price, if applicable. If the Purchase Option is not
exercised by Yale, then, within ten (10) days following the expiration of the Lease, GKF shall return the Deposit to Yale. The
Deposit shall not bear interest and may be commingled with GKF’s general funds.

 

7.     Captions.
The captions and paragraph headings used herein are for convenience only and shall not be used in construing or interpreting this
Addendum.

 

8.    Full
Force and Effect. Except as amended and/or supplemented by this Addendum, all of the terms and provisions of the Lease shall
remain in full force and effect.

 

IN WITNESS WHEREOF, the parties have executed
this Addendum effective as of the date first written above.

  

	GK FINANCING, LLC	 	YALE-NEW HAVEN AMBULATORY 

SERVICES CORPORATION
	 	 	 	 	 
	By:	/s/ Craig K. Tagawa	 	By:	/s/ Marna Borgstrom
	Name: 	Craig K. Tagawa	 	Name:	Marna Borgstrom 
	Title:	Chief Executive Officer	 	Title:	President/CEO

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