Document:

Exhibit 10.1

 

COMMERCIAL LEASE

 

THIS LEASE made the
1st day of January, 2012 between BML HOLDINGS, LLC, a Massachusetts Limited Liability Company with a principal
place of business located at 134 Avocado Street, Springfield, Massachusetts (hereinafter referred to as the “LANDLORD”),
and LANSAL, INC., a Massachusetts corporation with a principal place of business located at 99 Industrial Drive, Northampton,
Massachusetts (hereinafter referred to as the "TENANT").

 

WITNESSETH:

 

ARTICLE I

 

DEMISED PREMISES -
LANDLORD hereby leases to TENANT, and TENANT hereby leases from LANDLORD, upon and subject to the terms and provision of this
lease, the following described premises (sometimes hereinafter referred to as the "Demised Premises"):

 

Landlord is the owner
of the premises known as 134 Avocado Street, Springfield, Massachusetts, consisting of 2.713 acres of land, which land is more
especially described as .713 acres and designated as Parcel No. 11 on a plan by Tighe & Bond, Inc., Consulting Engineers,
Holyoke, Massachusetts, dated October 1973 and recorded in Hampden County Registry of Deeds, in Book of Plans 148, Page 22; and
2.000 acres and designated as Parcel No. 8 on a plan by Tighe & Bond, Inc., Consulting Engineers, Holyoke, Massachusetts,
dated October 1970 and recorded in Hampden County Registry of Deeds, in Book of Plans 125, Page 76., (collectively the “Land”).
A free standing industrial facility (the “Building”) is located on the Land containing approximately 23,760 square
feet on the Land, which Building and Land is sometimes hereafter referred to as the “Premises.” Tenant desires to
lease the Premises all as more described on Exhibit “A” attached hereto.

 

ARTICLE II

 

TERM OF LEASE
- The initial term of this lease shall be for a period of three (3) years, beginning on January 1, 2012 and terminating
on the December 31, 2014, (the “Initial Term”), subject to extension as set forth below. LANDLORD hereby grants to
the TENANT, so long as TENANT is not in default of any of the terms and conditions of this Lease, one (1) additional four (4)
year term as hereafter provided for.

 

ARTICLE III

 

RENT -
TENANT agrees to pay to LANDLORD at such place or places as LANDLORD may by notice in writing to TENANT from time to time direct,
rent at the following rate:

 

Initial Term

 

$9,000.00 (Nine Thousand
Dollars US) per month or at a minimum, an amount equal to the LANDLORD’S debt service associated with its mortgage obligations
in favor of The Bank of Western Massachusetts during the term of the aforementioned debt.

 

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In the event that
Tenant renews and extends this lease by giving written notice of its desire to do so to LANDLORD at least six (6) months prior
to its expiration date, then this lease shall be extended for an additional four (4) year term, and such extension shall be on
the same terms and conditions as provided herein, except for rent. The rent shall be renegotiated between LANDLORD and TENANT,
and, in the event that LANDLORD and TENANT are unable to agree upon a new rental within three (3) months prior to the expiration
date of the initial term of this lease, then the amount of the rent to be paid during the four (4) year renewal term shall be
submitted to arbitration, with LANDLORD and TENANT each naming one arbitrator and the two arbitrators thus selected shall choose
a third. The three arbitrators shall then determine the fair market rental for the Demised Premises within thirty (30) days after
their selection. Each party shall bear the expense of the arbitrator named by it and they shall jointly bear the expense of the
third arbitrator.

 

ARTICLE IV

 

ADDITIONAL RENT

 

		(a)	It is the intention of the LANDLORD
                                                               and the TENANT that all costs, expenses, and obligations of every
                                                               kind relating to the leased property (except as otherwise specifically
                                                               provided in this lease) which may arise or become due during the
                                                               term of this lease, excepting payments of principal and interest
                                                               on any mortgage, shall be paid by the TENANT, and that the LANDLORD
                                                               shall be indemnified by the TENANT against such costs, expenses
                                                               and obligations. The TENANT shall pay any and all expenses which
                                                               affect the Demised Premises generally as set forth herein. Any
                                                               expenses which directly affect only the portion of the Demised
                                                               Premises leased to TENANT and any expenses which result solely
                                                               from acts or omissions of TENANT shall be payable by TENANT. The
                                                               rent shall be paid to the LANDLORD without notice or demand and
                                                               without abatement, deduction, or setoff (except as otherwise specifically
                                                               provided for in this Lease). The rent shall be paid in equal monthly
                                                               installments in advance on the first day of each calendar month
                                                               during the term of this Lease. The following costs, expenses, and
                                                               obligations shall be deemed to be additional rent payable according
                                                               to the terms of this paragraph (a).

 

		(i)	The TENANT shall pay all assessments,
                                                             water and sewer charges, and other governmental levies against the
                                                             leased property, including any and all fees levied against the Demised
                                                             Premises by the City of Springfield. In the event TENANT fails to
                                                             pay any of the aforesaid when due, the LANDLORD shall have the right
                                                             to make such payment(s) on behalf of the TENANT and thereafter deem
                                                             any such payment made as additional rent payable in accordance with
                                                             paragraph (a).

 

		(ii)	The TENANT shall furnish to the
                                                              LANDLORD official receipts or other satisfactory proof of payment
                                                              for all items required to be paid within a reasonable time after
                                                              demand by the LANDLORD.

 

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		(iii)	All sums (other than the fixed
                                                               rent) which may be due and payable or are to be deposited by the
                                                               LANDLORD under this Lease shall be payable on demand and shall
                                                               be deemed to be additional rent hereunder.

 

		(iv)	The LANDLORD appoints the TENANT
                                                              the attorney-in-fact of the LANDLORD for any purpose of making all
                                                              payments to be made by the TENANT pursuant to any of the provisions
                                                              of this Lease to persons other than the LANDLORD. In case any person
                                                              to whom any sum is directly payable by the TENANT under any of the
                                                              provisions of this Lease shall refuse to accept payment of such
                                                              sum from the TENANT, the TENANT shall thereupon give written notice
                                                              of such fact to the LANDLORD and shall pay such sum directly to
                                                              the LANDLORD, who shall thereupon pay such sum to such person.

 

		(b)	In the event that the TENANT shall
                                                               fail to deliver to the LANDLORD certificates of insurance as so
                                                               ordered in Article IX herein, the LANDLORD may cause such insurance
                                                               to be issued and bills for the premiums therefor shall be rendered
                                                               by the LANDLORD to the TENANT at such times as the LANDLORD may
                                                               elect, and shall be due from and payable by the TENANT when rendered
                                                               and the amount thereof shall be deemed to be, and paid as, additional
                                                               rent.

 

		(c)	All taxes, charges, costs and expenses
                                                               which the TENANT is required to pay hereunder, together with all
                                                               interest and penalties that may accrue thereon in the event of
                                                               the TENANT’S failure to pay such amounts, and all damages,
                                                               costs and expenses which the LANDLORD may incur by reason of any
                                                               default of the TENANT or failure on the TENANT’S part to
                                                               comply with the terms of this Lease, shall be deemed to be additional
                                                               rent and, in the event of nonpayment by the TENANT, the LANDLORD
                                                               shall have all the rights and remedies with respect thereto as
                                                               the LANDLORD has for the nonpayment of the fixed rent.

 

ARTICLE V

 

UTILITIES,
REPAIRS AND ALTERATIONS

 

		(a)	TENANT agrees to furnish and pay
                                                               all charges for heat, air conditioning, gas, electricity, power
                                                               and other utilities used by the Demised Premises.

 

		(b)	The TENANT shall, at all times
                                                               during the term and any period of extension at its own expense,
                                                               put and maintain in thorough repair and in good and safe condition
                                                               all leased property, and their equipment and appurtenances, both
                                                               inside and outside. LANDLORD shall be responsible for structural
                                                               and extraordinary repairs. The TENANT shall assume the risk of
                                                               breakage of any plate glass being a part of the Demised Premises
                                                               unless the replacement of same is covered by the normal fire and
                                                               extended coverage policy carried by LANDLORD. The TENANT shall
                                                               also, at its own expense, put and maintain in thorough repair and
                                                               in good and safe condition, and free from dirt, snow, ice, rubbish,
                                                               and other obstructions or encumbrances, the sidewalks, area, railings,
                                                               gutters, driveways, parking areas, curbs and planted areas on the
                                                               leased property. All repairs and replacements shall be in quality
                                                               and class at least equal to the original work. On default of the
                                                               TENANT in making such repairs or replacements, the LANDLORD may,
                                                               but shall not be required to, make such repairs and replacements
                                                               for the TENANT'S account, and the expense thereof shall constitute
                                                               and be collectible as additional rent in accordance with the provisions
                                                               of Article IV herein.

 

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		(c)	The TENANT shall have the right,
                                                               from time to time, to make all such alterations and improvements
                                                               to, and decoration of, the interior and exterior of the leased
                                                               property as shall be reasonably necessary or appropriate in the
                                                               TENANT'S judgment for the TENANT'S conduct thereon of its business,
                                                               provided that prior to the commencement of any such alterations
                                                               or improvements the LANDLORD shall in each case have approved in
                                                               writing the plans and specifications thereof. If within thirty
                                                               (30) days after such plans and specifications are submitted by
                                                               the TENANT to the LANDLORD for such approval the LANDLORD shall
                                                               not have given the TENANT notice of disapproval thereof, stating
                                                               the reason for such disapproval, such plans and specifications
                                                               shall be considered approved by the LANDLORD.

 

		(d)	At the time TENANT shall vacate
                                                               the Demised Premises, all fixtures installed by TENANT, either
                                                               now or hereafter, shall remain TENANT’S property and it shall
                                                               have the right to remove same at any time prior to or upon vacating
                                                               the Demised Premises, subject to repairing any damage to the Demised
                                                               Premises that may be done as a result of such removal. All other
                                                               leasehold improvements shall be the property of the LANDLORD.

 

		(e)	All alterations and new construction
                                                               shall be performed in accordance with the provisions of this lease.

 

In any case where any alteration
would require the consent of the holder of any mortgage or deed of trust, the TENANT shall procure such consent before undertaking
such alteration.

 

		(f)	TENANT agrees that it will procure
                                                               all necessary permits before making any repairs, installations,
                                                               alterations, additions, improvements or removals. LANDLORD agrees
                                                               it will cooperate with TENANT in obtaining such permits. TENANT
                                                               agrees that all repairs, installation, alterations, improvements
                                                               and removals done by it or anyone claiming under it shall be done
                                                               in a good and workmanlike manner, that the same shall be done in
                                                               conformity with all laws, ordinances and regulations of all public
                                                               authorities and all insurance inspection or rating bureaus having
                                                               jurisdiction, that the structure of the Demised Premises will not
                                                               be endangered or impaired and that TENANT will repair any and all
                                                               damage caused by or resulting from any such repairs, installations,
                                                               alterations, additions, improvements or removals, including, but
                                                               without limitation, the filling of holes. TENANT agrees to pay
                                                               promptly when due all charges for labor and materials in connection
                                                               with any work done by TENANT or anyone claiming under TENANT upon
                                                               the Demised Premises so that the Demised Premises shall at all
                                                               times be free of liens. TENANT agrees to save LANDLORD harmless
                                                               from, and indemnify LANDLORD against, any and all claims for injury,
                                                               loss or damage to person or property caused by or resulting from
                                                               the doing of any such work.

 

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ARTICLE VI

 

REAL ESTATE
TAXES – TENANT agrees that during the term of this lease, the TENANT shall be responsible for the payment of all
real estate taxes assessed against the Demised Premises, which shall be deemed additional rent in accordance with the terms hereof.

 

ARTICLE VII

 

USE OF PREMISES
- TENANT agrees that during the term of this lease the Demised Premises will be used and occupied for the use of maintaining
office space/ manufacture of food products and not for any other purpose without the written consent of the LANDLORD which consent
shall not be unreasonably withheld or delayed.

 

ARTICLE VIII

 

RECORDING

 

INTENTIONALLY OMITTED.

ARTICLE IX

 

INSURANCE 

 

		(a)	The TENANT shall keep the leased
                                                               property insured throughout the term of this Lease against the
                                                               following:

 

		(i)	Claims for personal injury or property
                                                             damage, under a policy of general public liability insurance, with
                                                             such limits as may reasonably be requested by the LANDLORD from time
                                                             to time, but not less than $1,000,000.000 per occurrence.

 

		(ii)	Loss or damage by fire and such
                                                              other risks as may be included in the broadest form of extended
                                                              coverage insurance from time to time available in amounts sufficient
                                                              to prevent LANDLORD or TENANT from becoming a co-insurer within
                                                              the terms of the applicable policies, and in any event in an amount
                                                              not less than eight percent (80%) of the then full insurable value
                                                              (which shall mean the actual replacement cost, excluding foundation
                                                              and excavation costs).

 

		(iii)	All insurance procured by the TENANT
                                                               pursuant to this Article shall name the LANDLORD and any mortgagee
                                                               as their respective interests may appear.

 

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		(b)	All insurance provided for in this
                                                               lease shall be effected under enforceable policies issued by insurers
                                                               of recognized responsibility licensed to do business in this state.
                                                               At least fifteen (15) days prior to the expiration date of any
                                                               policy, the original renewal policy for such insurance shall be
                                                               delivered by the TENANT to the LANDLORD. Within fifteen (15) days
                                                               after the premium on any policy shall become due and payable, the
                                                               LANDLORD shall be furnished with satisfactory evidence of its payment.

 

		(c)	All policies of insurance shall
                                                               name the LANDLORD and the TENANT as the insureds, as their respective
                                                               interests may appear. At the request of the LANDLORD, any insurance
                                                               policy shall be made payable to the holder of any mortgage to which
                                                               this lease is at any time subordinate, as the interest of such
                                                               holder may appear, pursuant to a standard clause for holders of
                                                               mortgages. To the extent obtainable, all policies shall contain
                                                               an agreement by the insurers (1) that any loss shall be payable
                                                               to the LANDLORD or the holders of any such mortgage or deed of
                                                               trust, notwithstanding any act or negligence of the TENANT which
                                                               might otherwise result in forfeiture of such insurance, (2) that
                                                               such policies shall not be canceled except upon twenty (20) days
                                                               prior written notice to the LANDLORD and to the holders of any
                                                               mortgage to whom loss may be payable, and (3) that the coverage
                                                               afforded thereby shall not be affected by the performance of any
                                                               work in or about the leased property.

 

		(d)	If the TENANT provides any insurance
                                                               required by this lease in the form of a blanket policy, the TENANT
                                                               shall furnish satisfactory proof that such blanket policy complies
                                                               in all respects with the provisions of this lease, and the coverage
                                                               thereunder is at least equal to the coverage which would be provided
                                                               under a separate policy covering only the leased property.

 

		(e)	TENANT agrees to save LANDLORD harmless from, and indemnify
LANDLORD against, to the extent permitted by law, any and all injury, loss or damage and any and all claims for injury, loss or
damage, of whatever nature (1) caused by or resulting from any act, omission or negligence of TENANT or anyone claiming under
TENANT (including, but not without limitation subtenants and concessionaires of TENANT and employees while in the course of their
employment), or (2) occurring upon the Demised Premises. This indemnity and hold harmless agreement shall include indemnity against
all costs, expenses, and liabilities incurred in connection with any such injury, loss or damage or any such claim, or any proceeding
brought thereon or the defense thereof.

 

If TENANT or anyone claiming
under TENANT or the whole or any part of the property of TENANT or anyone claiming shall be injured, lost or damaged by theft,
fire, in any other way or manner, whether similar or dissimilar to the foregoing, no part of said injury, loss or damage is to
be borne by LANDLORD or its agents unless the same shall be caused by or result from the fault or negligence of LANDLORD or its
agents. TENANT agrees that LANDLORD shall not be liable to TENANT or anyone claiming under TENANT for any injury, loss or damage
that may be caused by or result from the fault or negligence of any persons occupying adjoining premises or any other part of
the Demised Premises.

 

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ARTICLE X

 

WAIVER OF SUBROGATION
- TENANT hereby releases LANDLORD, to the extent of TENANT'S insurance coverage from any and all liability for any loss
or damage caused by fire or any of the extended coverage casualties, even if such fire or other casualty shall be brought about
by the fault or negligence of LANDLORD or its agents, provided, however, this release shall be in force and effect only with respect
to loss or damage occurring during such time as TENANT'S policies of fire and extended coverage insurance shall contain a clause
to the effect that this release shall not affect said policies or the right of TENANT to recover thereunder. TENANT agrees that
its fire and extended coverage insurance policies will include such a clause so long as the same is includable without extra cost,
or if extra cost is chargeable therefor, so long as LANDLORD pays such extra cost. If extra cost is chargeable therefor, TENANT
will advise LANDLORD thereof and of the amount thereof. LANDLORD at its election may pay the same, but shall not be obligated
to do so.

 

ARTICLE XI

 

ACCESS TO
PREMISES - LANDLORD shall have the right to enter upon the Demised Premises or any part thereof without charge at all
reasonable times and in case of emergency, at any time, to inspect the same, to show the Demised Premises to prospective
purchasers or tenants, to make or facilitate any repairs, alterations, additions or improvements to the Demised Premises (but
nothing in this Article IX contained shall obligate LANDLORD to make any repairs, alterations, additions or improvements);
and TENANT shall not be entitled to any abatement or reduction of rent or damages by reason of any of the foregoing. Nor
forcible entry shall be made by LANDLORD unless such entry shall be reasonably necessary to prevent serious injury, loss or
damage to person or property. LANDLORD shall repair any damage to property of TENANT or anyone claiming under TENANT caused
by or resulting from LANDLORD'S making any such repairs, alterations, additions or improvements except only such damage as
shall result from the making of such repairs, alterations, additions or improvements which LANDLORD shall make as a result of
the default, fault or negligence of TENANT or anyone claiming under TENANT. For the period commencing six (6) months prior to
the expiration of the term of this lease, LANDLORD may maintain "For Lease" signs on the front or any part of the
exterior of the Demised Premises.

 

ARTICLE XII

 

SUBORDINATION
TO MORTGAGES 

 

		(a)	TENANT agrees that upon the request
                                                               of LANDLORD it will subordinate this lease and the lien hereof
                                                               to the lien of any present or future bank or insurance company
                                                               mortgage or mortgages upon the Demised Premises or any property
                                                               of which the Demised Premises are a part, irrespective of the time
                                                               of execution or times of recording of any such mortgage or mortgages.
                                                               TENANT agrees that it will upon the request of LANDLORD execute,
                                                               acknowledge and deliver any and all instruments deemed by LANDLORD
                                                               necessary or desirable to give effect to or notice of such subordination.
                                                               TENANT also agrees that if it shall fail at any time to execute,
                                                               acknowledge or deliver any such instruments requested by LANDLORD,
                                                               LANDLORD may, in addition to any other remedies available to it,
                                                               execute, acknowledge and deliver such instrument as the attorney
                                                               in fact of TENANT and in TENANT'S name; and TENANT hereby makes,
                                                               constitutes and irrevocably appoints LANDLORD as its attorney in
                                                               fact for that purpose. The word "mortgage" as used herein
                                                               includes mortgages, deed or trust or other similar instruments
                                                               and modifications, consolidations, extensions, renewals, replacements
                                                               and substitutes thereof.

 

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		(b)	The TENANT agrees that in the event
                                                               of any act or omission of LANDLORD which would give TENANT the
                                                               right, immediately or after lapse of a period of time, to cancel
                                                               or terminate this lease, or to claim a partial or total eviction,
                                                               TENANT shall not exercise such right (1) until it has given written
                                                               notice of such act or omission to the holder of each superior mortgage
                                                               and the lessor of each superior lease whose name and address shall
                                                               previously have been furnished to TENANT in writing, and (2) unless
                                                               such act or omission shall be one which is not capable of being
                                                               remedied by LANDLORD or such mortgage holder or lessor within a
                                                               reasonable period of time, until a reasonable period for remedying
                                                               such act or omission shall have elapsed following the giving of
                                                               such notice and following the time when such holder or lessor shall
                                                               have become entitled under such superior mortgage or superior lease,
                                                               as the case may be, to remedy the same (which reasonable period
                                                               shall in no event be less than the period to which LANDLORD would
                                                               be entitled under this lease or otherwise, after similar notice
                                                               to effect such remedy), provided such holder or lessor shall with
                                                               due diligence give TENANT written notice of intention to, and commence
                                                               and continue to remedy such act or omission. 

 

ARTICLE XIII

 

FIRE AND OTHER
CASUALTY 

 

		(a)	If the Demised Premises shall be
                                                               damaged or destroyed by fire or other insured casualty then TENANT
                                                               shall give notice thereof to LANDLORD, and, except as hereinafter
                                                               otherwise provided, LANDLORD shall, within six (6) month's time
                                                               thereafter, repair, or restore the Demised Premises to substantially
                                                               the same condition they were in prior to the casualty. It is agreed
                                                               and understood that if during the last two (2) years of the term
                                                               of this lease or the last year of any term of extension thereafter,
                                                               the principal building shall be damaged or destroyed aforesaid
                                                               to the extent of twenty five (25%) percent or more of its insurable
                                                               value, LANDLORD, at its election, may terminate the term of this
                                                               lease by a notice to TENANT within thirty days after such damage
                                                               or destruction. It is also agreed and understood that if during
                                                               the last two (2) years of the term of this lease the principal
                                                               building shall be damaged or destroyed as aforesaid to the extent
                                                               of twenty five (25%) percent or more of its insurable value, TENANT,
                                                               at its election, may terminate the term of this lease by a notice
                                                               to LANDLORD within thirty (30) days after such damage or destruction.
                                                               In the event of any termination of the term of this lease pursuant
                                                               to the provisions of this Article, the termination shall become
                                                               effective on the day of such damage or destruction, a just proportion
                                                               of the fixed rent, according to the nature and extent of the injury
                                                               to the Demised Premises, shall be suspended or abated until the
                                                               time of termination, and fixed rent shall be apportioned as of
                                                               the time of termination.

 

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		(b)	LANDLORD agrees, however, that
                                                               to the extent that the TENANT is required to repair and restore
                                                               that portion of the premises damaged or destroyed by fire or other
                                                               insured casualty, that the LANDLORD will release funds from the
                                                               proceeds of any insurance award, for such repair and/or restoration,
                                                               it being agreed, however, that the TENANT shall provide a certificate
                                                               from an architect that such repairs and/or restoration may be accomplished
                                                               with the funds which are available and subject further to approval
                                                               by the holder of any mortgage. Funds for such repair and/or restoration
                                                               shall be released to the TENANT only as work is completed and upon
                                                               presentation of paid invoices for materials and labor.

 

		(c)	To the extent that the TENANT is
                                                               required to restore and/or repair pursuant to the provisions of
                                                               this Article then the TENANT agrees that all such restoration and
                                                               repair work shall be completed in accordance with and be at all
                                                               times subject to the provisions of Article V herein.

 

ARTICLE XIV

 

EMINENT DOMAIN

 

		(a)	If after the execution of this
                                                               lease and prior to the expiration of the term of this lease the
                                                               whole of the Demised Premises shall be taken under the power of
                                                               eminent domain, then the term of this lease shall cease as of the
                                                               time when LANDLORD shall be divested of its title in the Demised
                                                               Premises, and fixed rent shall be apportioned and adjusted as of
                                                               the time of termination.

 

		(b)	If any part of the Demised Premises
                                                               shall be taken under the power of eminent domain, then if as a
                                                               result thereof the ground floor area of the principal building
                                                               shall be reduced by more than twenty (20%) percent and the part
                                                               remaining shall not be reasonably adequate for the operation of
                                                               the business conducted in the Demised Premises prior to the taking,
                                                               LANDLORD or TENANT may, at its election, terminate the term of
                                                               this lease by giving the other notice of the exercise of its election
                                                               within twenty (20) days after it shall receive notice of such taking,
                                                               and the termination shall be effective as of the time that possession
                                                               of the part so taken shall be required for public use and fixed
                                                               rent shall be apportioned and adjusted as of the time of termination.
                                                               If only a part of the Demised Premises shall be taken under the
                                                               power of eminent domain and if the term of this lease shall not
                                                               be terminated as aforesaid, then the term of this lease shall continue
                                                               in full force and effect and LANDLORD shall, within six (6) months
                                                               after possession is required for public use, repair and rebuild
                                                               what may remain of the Demised Premises so as to put the same into
                                                               condition for use and occupancy by TENANT, and a just proportion
                                                               of the fixed rent according to the nature and extent of the injury
                                                               to the Demised Premises shall be suspended or abated until what
                                                               may remain of the Demised Premises shall be put into such condition
                                                               by LANDLORD, and thereafter a just proportion of the minimum rent
                                                               according to the nature and extent of the part so taken shall be
                                                               abated for the balance of the term of this lease.

 

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		(c)	LANDLORD reserves to itself and
                                                               TENANT assigns to LANDLORD, all rights to damages accruing on account
                                                               of any taking under the power of eminent domain or by reason of
                                                               any act of any public or quasi public authority for which damages
                                                               are payable. TENANT agrees to execute such instruments of assignment
                                                               as may be reasonably required by LANDLORD in any proceeding for
                                                               the recovery of such damages if requested by LANDLORD, and to turn
                                                               over to LANDLORD any damages that may be recovered in such proceeding.
                                                               It is agreed and understood however, that LANDLORD does not reserve
                                                               to itself, and TENANT does not assign to LANDLORD, any damages
                                                               payable for movable trade fixtures installed by TENANT or anybody
                                                               claiming under TENANT.

 

		(d)	LANDLORD agrees, however, that
                                                               to the extent that the TENANT is required to repair and restore
                                                               that portion of the premises taken by public action, that the LANDLORD
                                                               will pay for the cost of repair and/or restoration from the proceeds
                                                               of any damage aware subject to approval by the holder of any Mortgage,
                                                               it being agreed by LANDLORD and TENANT that LANDLORD'S obligation
                                                               to pay for such restoration and repair shall in no event exceed
                                                               the amount of damage award.

 

		(e)	To the extent that the TENANT is
                                                               required to restore and/or repair pursuant to the provisions of
                                                               this Article, the TENANT agrees that all such restoration shall
                                                               be at all times subject to the provisions of Article V herein.

 

ARTICLE XV

 

ASSIGNMENT -
TENANT hereby agrees that it shall have no right to assign, mortgage, pledge or otherwise encumber this lease or any interest
therein, including the subletting of the whole or any part of the Demised Premises during the term of this lease or any extensions
thereof unless LANDLORD’S written consent has been obtained prior to any such assignment.

 

ARTICLE XVI

 

HOLDING
OVER - If TENANT or anyone claiming under TENANT shall remain in possession of the Demised Premises or any part
thereof after the expiration of the term of this lease or any extension thereof without any agreement in writing between
LANDLORD and TENANT with respect thereto, prior to acceptance of rent by LANDLORD the person remaining in possession shall be
deemed a TENANT at will, subject to the provisions of this lease insofar as the same may be made applicable to a tenancy at
will; provided, however, that if minimum rent shall be payable during the term of this lease at different rates at different
times, minimum rent during such period as such person shall continue to hold the Demised Premises or any part thereof shall
be payable at the highest rate payable during the term hereof.

 

    	10

    	 

    

 

ARTICLE XVII

 

WAIVERS -
Failure of either the LANDLORD or the TENANT to complain of any act or omission on either the part of the LANDLORD or the TENANT,
no matter how long the same may continue, shall not be deemed to be a waiver by either LANDLORD or TENANT of any of its rights
hereunder. No waiver by LANDLORD or TENANT at any time, express or implied, of any breach of any provision of this lease shall
be deemed a waiver of a breach of any other provision of this lease or a consent to any subsequent breach of the same or any other
provision. If any action by LANDLORD shall require TENANT'S consent or approval, TENANT'S consent or approval of such action on
any one occasion shall not be deemed a consent to or approval of said action on any subsequent occasion or a consent to or approval
of any other action on the same or any subsequent occasion. If any action by TENANT shall require LANDLORD'S consent or approval,
LANDLORD'S consent to or approval of such action on any one occasion shall not be deemed a consent to or approval of said action
on any subsequent occasion or a consent to or approval of any other action on the same or any subsequent occasion. No payments
by TENANT or acceptance by LANDLORD, or payments by LANDLORD accepted by TENANT of a lesser amount than shall be due from each
other shall be deemed to be anything but payment on account and the acceptance by either LANDLORD or TENANT of a check for a lesser
amount with an endorsement or statement thereon or upon a letter accompanying said check that said lesser amount is payment in
full shall not be deemed an accord and satisfaction, and LANDLORD or TENANT may accept said check without prejudice to recover
the balance due or pursue any other remedy. Any and all rights and remedies which LANDLORD or TENANT may have under this lease
or by operation of law, either at law or in equity, upon any breach, shall be distinct, separate and cumulative and shall not
be deemed inconsistent with each other; and no one of them, whether exercised by LANDLORD or TENANT or not, shall be deemed to
be in exclusion of any other; and any two or more of all rights and remedies may be exercised at the same time.

 

ARTICLE XVIII

 

DEFAULTS 

 

		(a)	This lease is upon the condition
                                                               that if TENANT shall neglect or fail to perform or observe any
                                                               of TENANT’S covenants herein and said breach shall continue
                                                               for fourteen (14) days after written notice of the same from LANDLORD
                                                               to TENANT; or if such breach is the failure to pay rent, then fourteen
                                                               (14) days after such written notice; or if the leasehold hereby
                                                               created shall be taken on execution or by other process of law;
                                                               or if any assignment shall be made of TENANT’S property for
                                                               the benefit of creditors; or if a petition is filed by TENANT under
                                                               any bankruptcy law; or if a petition is filed against TENANT under
                                                               any bankruptcy law and the same shall not be dismissed within thirty
                                                               (30) days from the date upon which it is filed, then, and in any
                                                               of said cases, LANDLORD lawfully may then enter, or at any time
                                                               thereafter and without demand or notice, upon the Demised Premises
                                                               or any part thereof in the name of the holder, and repossess the
                                                               same as LANDLORD’S former estate and expel TENANT and those
                                                               claiming through or under TENANT and remove its effects, forcibly
                                                               if necessary, without being guilty of any manner of trespass and
                                                               without prejudice to any remedies which might otherwise be used
                                                               for arrears of rent or preceding breach of covenant, and, upon
                                                               such entry, this lease shall terminate.

 

    	11

    	 

    

 

		(b)	In case of any such termination,
                                                               TENANT will indemnify LANDLORD each month against all loss of rent
                                                               and all obligation which LANDLORD may incur by reason of any such
                                                               termination between the time of termination and the expiration
                                                               of the term of the lease; or at the election of LANDLORD, exercised
                                                               at the time of the termination or at any time thereafter, TENANT
                                                               will indemnify LANDLORD each month until the exercise of the election
                                                               against all loss of rent and other obligations which LANDLORD may
                                                               incur by reason of such termination during the period between the
                                                               time of the termination and the exercise of the election, and upon
                                                               the exercise of the election TENANT will pay to the LANDLORD as
                                                               damages such amount as at the time of the exercise of the election
                                                               represents the amount by which the rental value of the Demised
                                                               Premises for the period from the exercise of the election until
                                                               the expiration of the term shall be less than the amount of rent
                                                               and other payments provided herein to be paid by TENANT to LANDLORD
                                                               during said period. It is understood and agreed that at the time
                                                               of the termination or at any time thereafter LANDLORD may rent
                                                               the Demised Premises, and for a term which may expire after the
                                                               expiration of the term of this lease, provided, however, that if
                                                               said premises are rented as aforesaid then the amount of rent received
                                                               in such case shall be applied to reduce TENANT'S liability for
                                                               rent under this lease; that TENANT shall be liable for any expenses
                                                               incurred by LANDLORD in connection with obtaining possession of
                                                               the Demised Premises, with removing from the Demised Premises property
                                                               of TENANT and persons claiming under it (including warehouse charges),
                                                               with putting the Demised Premises into good condition for reletting,
                                                               and with any reletting, including, but without limitation, reasonable
                                                               attorneys' fees and brokers' fees, and that any monies collected
                                                               from any reletting shall be applied first to the foregoing expenses
                                                               and then to the payment of rent and all other payments due from
                                                               TENANT to LANDLORD.

 

ARTICLE XIX

 

QUIET ENJOYMENT
- LANDLORD agrees that upon TENANT'S paying the rent and performing and observing the agreements, conditions, and other
provisions on its part to be performed and observed, TENANT shall and may peaceably and quietly have, hold and enjoy the Demised
Premises during the term of this lease without any manner of hindrance or molestation from LANDLORD or anyone claiming under LANDLORD.

 

ARTICLE XX

 

FAILURE OF
PERFORMANCE - If TENANT shall make any default or defaults under this lease, LANDLORD may, at its election,
immediately or at any time thereafter, without waiving any claim for breach of agreement, and without notice to TENANT, cure
the same and the cost of LANDLORD thereof shall be deemed to be additional rent and shall be added to the installments of
rent next accruing or to any subsequent installment of rent, at the election of the LANDLORD.

 

    	12

    	 

    

 

Any controversy which shall arise between
LANDLORD and TENANT regarding the rights, duties or liabilities hereunder of either party shall be settled by arbitration. Such
arbitration shall be held on the City of Springfield, Massachusetts, or other location by mutual agreement of the parties, before
three (3) disinterested arbitrators; one named by LANDLORD, one by TENANT, and one by the two thus chosen. Either party may notify
the other that arbitration is requested, and arbitrators shall be appointed by the parties within ten (10) days of such notice.
The arbitrators shall render their decision within thirty (30) days after their appointment.

 

ARTICLE XXI

 

DEFINITIONS
AND INTERPRETATIONS

 

		(a)	The words "LANDLORD"
                                                               and "TENANT" and the pronouns referring thereto, as used
                                                               in this lease, shall mean, where the context requires or admits,
                                                               the persons or company named herein as LANDLORD and as TENANT,
                                                               respectively, and their respective heirs, legal representatives,
                                                               successors and assigns, irrespective of whether singular or plural,
                                                               masculine, feminine or neuter. Except as hereinafter provided otherwise,
                                                               the agreements and conditions in this lease contained on the part
                                                               of LANDLORD to be performed and observed shall be binding upon
                                                               LANDLORD and his heirs, legal representatives, successors and assigns
                                                               and shall enure to the benefit of TENANT and its heirs, legal representatives,
                                                               successors and assigns; and the agreements and conditions on the
                                                               part of TENANT to be performed and observed shall be binding upon
                                                               TENANT and its heirs, legal representatives, successors and assigns
                                                               and shall enure to the benefit of LANDLORD, and his heirs, legal
                                                               representatives, successors and assigns. The word "LANDLORD"
                                                               as used herein, means only the owner for the time being of LANDLORD'S
                                                               interest in this lease, that is, in the event of any transfer of
                                                               LANDLORD'S interest in this lease the transferor shall cease to
                                                               be liable, and shall be released from all liability for the performance
                                                               or observance of any agreements or conditions on the part of LANDLORD
                                                               to be performed or observed subsequent to the time of said transfer,
                                                               it being understood and agreed that from and after said transfer
                                                               the transferee shall be liable for the performance and observance
                                                               of said agreements and conditions.

 

		(b)	For the purposes of this lease,
                                                               a business organization shall be deemed to be affiliated with TENANT
                                                               (1) if such business organization controls TENANT either directly
                                                               by ownership of a majority of its voting stock or of such minority
                                                               thereof as to give it substantial control of TENANT, or indirectly
                                                               by ownership of such a majority or minority of the voting stock
                                                               of another business organization so controlling TENANT, (2) if
                                                               said business organization is so controlled by another business
                                                               organization so controlling TENANT, or (3) if said business organization
                                                               stands in such a relationship to TENANT that there is an absence
                                                               of equal bargaining power between such business organization and
                                                               TENANT with respect to their dealings and transactions.

 

    	13

    	 

    

 

		(c)	It is agreed that if any provisions
                                                               of this lease shall be determined to be void by any court of competent
                                                               jurisdiction then such determination shall not affect any other
                                                               provisions of this lease, all of which other provisions shall remain
                                                               in full force and effect; and it is the intention of the parties
                                                               hereto that if any one of which would render the provision void
                                                               and the other of which would render the provision valid, then the
                                                               provision shall have the meaning which renders it valid.

 

		(d)	This instrument contains the entire
                                                               and only agreement between the parties, and no oral statements
                                                               or representations or prior written matter not contained in this
                                                               instrument shall not have any force or effect. This lease shall
                                                               not be modified in any way except by a writing subscribed by both
                                                               parties.

 

		(e)	If TENANT shall accept possession
                                                               of the Demised Premises prior to the commencement of the term,
                                                               TENANT shall be subject to all the provisions of this lease during
                                                               the period between the acceptance of said possession and the commencement
                                                               of the term of this lease shall apply as if said period were part
                                                               of the term of this lease, except that no minimum rent shall be
                                                               payable for said period.

 

		(f)	Wherever in this lease provision
                                                               is made for the doing of any act by any person it is understood
                                                               and agreed that said act shall be done by such person at its own
                                                               cost and expense unless a contrary intent is expressed.

 

		(g)	This lease shall be governed by,
                                                               construed and enforced in accordance with the laws of the Commonwealth
                                                               of Massachusetts.

 

ARTICLE XXII

 

NOTICES -
All notices and other communications authorized or required hereunder shall be in writing and shall be given either by mailing
the same by certified or registered mail, return receipt requested postage prepaid, or by personal delivery of the same. If given
to TENANT by mail the same shall be mailed to TENANT at the Demised Premises, or to such other person or at such other address
as TENANT may hereafter designate by notice to LANDLORD; and if given to LANDLORD, by mail, the same shall be mailed to 134 Avocado
Street, Springfield, Massachusetts or at such other address as LANDLORD may hereafter designate by notice to TENANT. If given
by personal delivery the same shall be delivered, if to a corporation, to any officer of the corporation, if to an individual,
to the individual or if to an unincorporated association, to any member of the association.

 

ARTICLE XXIII

 

LANDLORD'S
TITLE  - LANDLORD agrees that it is fully authorized and empowered to make, execute and deliver this lease, and that
it is lawfully seized of the Demised Premises as shown on said plans and specifications and that it owns the same in fee
simple absolute, and that there are no liens or encumbrances thereon of any kind whatsoever except those of record and leases
with other tenants.

 

    	14

    	 

    

 

ARTICLE XXIV

 

BROKERAGE -
TENANT and LANDLORD warrant to each other that neither has dealt with any broker or third person with respect to this Lease or
the Leased Premises. Each party covenants and agrees to indemnify the other against any brokerage claims by third persons claiming
to have dealt with such party with respect to the Leased Premises. The indemnification hereunder shall include any and all costs
and expenses of the indemnified party including but not limited to reasonable attorneys’ fees incurred in defending any
such brokerage claim.

 

ARTICLE XXV

 

PARAGRAPH
TITLE - The paragraph titles used as heading for the various articles of this lease are used only as a matter of
convenience for reference, and are not to be considered a part of this lease or to be used in determining the intent of the
parties to this lease.

 

EXECUTED as a sealed
instrument the day and year first above written.

 

	 	LANSAL, INC., Tenant

 

	/s/ 	 	/s/ Matthew Morse
	Witness	 	By: Matthew Morse
	 	 	Its: President

 

	 	BML HOLDINGS, LLC, Landlord

 

	/s/ 	 	/s/ Matthew Morse
	Witness	 	By: Matthew Morse
	 	 	Its: Managing Member

 

    	15Exhibit 10.2

 

FIRST AMENDMENT
TO INDUSTRIAL LEASE

 

THIS
AMENDMENT TO INDUSTRIAL LEASE (this "Amendment") is made and entered into effective as of the__ day of December, 2012,
by and between 120 Palatine LLC, an Illinois limited liability company ("Landlord")
and Lansal Inc. d/b/a Hot Mama's, a Massachusetts corporation ("Tenant").

 

RECITALS:

 

A.      Landlord
and Tenant entered into that certain Industrial Lease dated November 13, 2012, (the "Lease") for a portion of that certain
building located at 120 West Palatine, Wheeling, Illinois, and further described in the Lease (the "Leased Premises");
and

 

B.          The
parties desire to amend the Lease as provided for herein.

 

TERMS OF AMENDMENT:

 

NOW,
THEREFORE,  for valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged, the
undersigned do hereby agree to amend the Lease as follows:

 

1.          Recitals.
All of the Recitals set forth above are true and correct, and are hereby incorporated into the body of this Amendment, as though
separately and specifically set forth herein.

 

2.          Defined
Terms and Conflict. Any capitalized terms used, but not defined, in this Amendment shall be deemed to have the meanings respectively
ascribed to those terms in the Lease. In the event of any conflict between the terms and provisions of the Lease and those of
this Amendment, the terms and provisions of this Amendment shall govern and control.

 

3.          Amendments.

 

a.           Section
1.01(a). Delete "65,000" and replace it with "68,000."

 

b.           Section
l.Ol(c). Delete "58%" and replace it with "60.7%."

 

c.           Section
l.Ol(d). Delete the chart in its entirety and replace it with:

 

	Period	 	Per Square Foot
 Minimum
    Annual
 Base Rent Rate	 	 	Monthly Rental
 Installment	 	 	Minimum Annual
 Base
    Rent	 
	 	 	 	 	 	 	 	 	 	 
	Lease Year 1	 	$	5.20	 	 	$	29,466.67	 	 	$	353,600.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 2	 	$	5.30	 	 	$	30,056.00	 	 	$	360,672.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 3	 	$	5.41	 	 	$	30,657.12	 	 	$	367,885.44	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	L ease Year4	 	$	5.52	 	 	$	31,270.26	 	 	$	375,243.12	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 5	 	$	5.63	 	 	$	31,895.67	 	 	$	382,748.04	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 6	 	$	5.74	 	 	$	32,533.58	 	 	$	390,402.96	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 7	 	$	5.86	 	 	$	33,184.25	 	 	$	398,211.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 8	 	$	5.97	 	 	$	33,847.94	 	 	$	406,175.28	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 9	 	$	6.09	 	 	$	34,524.90	 	 	$	414,298.80	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	Lease Year 1O*	 	$	6.21	 	 	$	35,215.39	 	 	$	422,548.68	 

 

    	1

    	 

    

 

d.           Section
3.02(c). Delete "$130,000" and replace it with "$136,000."

 

e.           Section
7.02. Delete in its entirety and replace it with the following:

 

"Section
7.02. Repair and Maintenance of Leased Premises. Tenant shall, at its own cost and expense, maintain the Leased Premises
in good condition, regularly servicing and promptly making all repairs and replacements thereto, including but not limited to
the electrical systems, heating and air conditioning systems, refrigeration systems, plate glass, floors, windows and doors, dock-doors,
levelers, trash compactors, and plumbing systems, provided, in the event Tenant complies with the below, Landlord shall pay the
cost of the rebuilding and/or replacement of each heating and air conditioning system and refrigeration system during the Lease
Term, provided Tenant shall pay up to Two Thousand Five Hundred and 00/100 ($2,500.00) Dollars per each repair or replacement.
Tenant shall obtain and maintain in effect throughout the Lease Term a preventive maintenance
contract on the heating and air conditioning systems and refrigeration systems and provide Landlord with copies thereof within
sixty (60) days of the execution of this Lease. The preventive maintenance contracts shall meet or exceed Landlord's standard
maintenance criteria which shall be dictated by Landlord from time to time, and shall provide for the inspection and maintenance
of the heating and air conditioning system and refrigeration system on at least a semi-annual basis. A copy of the semi-annual
inspection and maintenance reports shall be delivered to Landlord promptly upon receipt by Tenant."

 

f.            Exhibit
A attached to the Lease shall be deleted in its entirety and replaced with Exhibit A attached
hereto.

 

g.           Exhibit
B. Insert "December 13, 2012" in the blank in Section 1.

 

4.          Acceptance
of Leased Premises. EXCEPT AS OTHERWISE PROVIDED FOR HEREIN AND THE LANDLORD'S WORK NOT YET COMPLETED, TENANT ACCEPTS THE
LEASED PREMISES "AS-IS" WITHOUT ANY REPRESENTATION OR WARRANTY BY LANDLORD OF ANY KIND AND WITH THE UNDERSTANDING THAT
LANDLORD SHALL HAVE NO RESPONSIBILITY WITH RESPECT THERETO AND TENANT'S CONTINUED POSSESSION OF THE LEASED PREMISES SHALL BE CONCLUSIVE
EVIDENCE THAT THE LEASED PREMISES ARE IN GOOD ORDER AND SATISFACTORY CONDITION AS OF THE DATE HEREIN.

 

    	2

    	 

    

 

5.          Reaffirmation
of Lease.   Unless specifically modified hereby, all terms of the Lease shall remain in full force and effect. From
and after the date hereof, all references to the Lease shall mean the Lease as modified by this Amendment. The provisions of the
Lease, as amended hereby, are in full force and effect and are hereby ratified and confirmed.

 

6.          Tenant's
Statement of Performance. Tenant hereby certifies that as of the date hereof that: (a) except as set forth in this Amendment,
the Lease has not been amended or modified; (b) Landlord is not currently in default in its obligations under the Lease; and (c)
there are no oral agreements or understandings between Landlord and Tenant with respect to the Lease or any obligations of any
party thereunder.

 

7.          Miscellaneous.

 

a.           Entire
Agreement. This Amendment constitutes the entire understanding between the parties with respect to the transaction contemplated
herein, and all prior or contemporaneous oral agreements, understandings, representations and statements, and all prior written
agreements, understandings, letters of intent and proposals are merged into this Amendment. Except as otherwise expressly provided
herein, neither this Amendment nor any provisions hereof may be waived, modified, amended, discharged or terminated except by
an instrument in writing signed by the party against which the enforcement of such waiver, modification, amendment, discharge
or termination is sought, and then only to the extent set forth in such instrument.

 

b.           No
Recording. Neither this Amendment nor any memorandum thereof shall be recorded and the act of recording by Tenant shall be deemed
a default by Tenant hereunder.

 

c.           Governing
Law. This Amendment shall be governed by and construed in accordance with the laws of the state in which the Leased Premises is
located.

 

d.           Construction
of Agreement. In construing this Amendment, all headings and titles are for the convenience of the parties only and shall
not be considered a part of this Amendment. Whenever required by the context, the singular shall include the plural and the masculine
shall include the feminine and vice versa. This Amendment shall not be construed as if prepared by one of the parties, but rather
according to its fair meaning as a whole, as if both parties had prepared it.

 

e.           Partial
Invalidity.    The provisions of this Amendment shall be deemed independent and severable, and the invalidity
or partial invalidity or enforceability of any one provision shall not affect the validity of enforceability of any other provision
hereof.

 

f.            Counterparts;
Facsimile. This Amendment may be executed in multiple counterparts and shall be valid and binding with the same force and effect
as if all parties had executed the same Amendment. A fully executed .pdf or facsimile copy of this Amendment shall be effective
as an original.

 

[SIGNATURE PAGE TO FOLLOW]

 

    	3

    	 

    

 

IN WITNESS WHEREOF, the
undersigned have executed this Amendment effective the day and year first above written.

 

	LANDLORD:	 	TENANT:
	 	 	 
	120 PALATINE LLC,	 	LANSAL INC. d/b/a HOT MAMA'S,
    
	an Illinois limited liability company	 	a Massachusetts corporation
	 	 	 	 	 
	By:	 /s/ Barry Sidel	 	By:	/s/ Matthew Morse
	Name:	Barry Sidel	 	Name:	Matthew Morse
	Title:	Managing Member	 	Title:	President

 

    	4

    	 

    

 

[INSERT_IMAGE]

 

    	 

    

 

 

SECOND AMENDMENT TO INDUSTRIAL LEASE

 

THIS SECOND AMENDMENT TO INDUSTRIAL J.,EASE
(this "Amendment") is made and entered into effective as of the 1st day of April 
2013, by and between 120 Palatine LLC, an Illinois limited liability
company ("La dlord") and Lansal Inc. d/b/a Hot Mama's, a Massachusetts
corporation ("Tenant").

 

RECITALS:

 

A.           Landlord
and Tenant entered into that certain Industrial Lease dated November 13, 2012, as amended by that certain First Amendment to Industrial
Lease dated December 27, 2013 (collectively, the "Lease") for a portion of that certain building located at 120 West
Palatine, Wheeling, Illinois, and further described in the Lease (the "Leased Premises"); and

 

B.           The
parties desire to amend the Lease as provided for herein.

 

TERMS OF AMENDMENT:

 

NOW, THEREFORE, for valuable consideration,
the receipt, adequacy and sufficiency of which are hereby acknowledged, the undersigned do hereby agree to amend the Lease as follows:

 

1.           Recitals.
All of the Recitals set forth above are true and correct, and are hereby incorporated into the body of this Amendment, as though
separately and specifically set forth herein.

 

2.           Defined
Terms and Conflict. Any capitalized terms used, but not defined, in this Amendment shall be deemed to have the meanings respectively
ascribed to those terms in the Lease. In the event of any conflict between the terms and provisions of the Lease and those of this
Amendment, the terms and provisions of this Amendment shall govern and control.

 

3.           Amendments.

 

a.           The
following provision is hereby added to the Lease and incorporated therein:

 

"Sectio11
16.20. Guaranty. Concurrently with the execution of this Lease, Guarantor shall execute a Guaranty of Lease ("Guaranty"),
the form of which is attached hereto as Exhibit F."

 

b.           Exhibit
F attached hereto shall be added to the Lease.

 

4.           Acceptance
of Leased Premises. EXCEPT AS OTHERWISE PROVIDED FOR HEREIN AND THE LANDLORD'S WORK NOT YET COMPLETED, TENANT ACCEPTS THE
LEASED PREMISES "AS-IS" WITHOUT ANY REPRESENTATION OR WARRANTY BY LANDLORD OF ANY KIND AND WITH THE UNDERSTANDING
THAT LANDLORD SHALL HAVE NO RESPONSIBILITY WITH RESPECT THERETO AND TENANT'S CONTINUED POSSESSION OF THE LEASED PREMISES
SHALL BE CONCLUSIVE EVIDENCE THAT THE LEASED PREMISES ARE IN
GOOD ORDER AND SATISFACTORY CONDITION AS OF THE DATE HEREIN.

 

    	1

    	 

    

 

5.           Reaffirmation
of Lease.   Unless specifically modified hereby, all terms of the Lease shall remain in full force and effect.
From and after the date hereof, all references to the Lease shall mean the Lease as modified by this Amendment. The provisions
of the Lease, as amended hereby, are in full force and effect and are hereby ratified and confirmed.

 

6.           Tenant's
Statement of Performance.       Tenant hereby certifies that as of the date
hereof that: (a) except as set forth in this Amendment, the Lease has not been amended or modified; (b) Landlord is not currently
in default in its obligations under the Lease; and (c) there are no oral agreements or understandings between Landlord and Tenant
with respect to the Lease or any obligations of any party thereunder.

 

7.           Miscellaneous.

 

a.           Entire
Agreement. This Amendment constitutes the entire understanding between the parties with respect to the transaction contemplated
herein, and all prior or contemporaneous oral agreements, understandings, representations and statements, and all prior written
agreements, understandings, letters of intent and proposals are merged into this Amendment. Except as otherwise expressly provided
herein, neither this Amendment nor any provisions hereof may be waived, modified, amended, discharged or terminated except by an
instrument in writing signed by the party against which the enforcement of such waiver, modification, amendment, discharge or termination
is sought, and then only to the extent set forth in such instrument.

 

b.           No
Recording.   Neither this Amendment nor any memorandum thereof shall be recorded and the act of recording by
Tenant shall be deemed a default by Tenant hereunder.

 

c.           Governing
Law.   This Amendment shall be governed by and construed in accordance with the laws of the state in which the
Leased Premises is located.

 

d.           Construction
of Agreement.   In construing this Amendment, all headings and titles are for the convenience of the parties
only and shall not be considered a part of this Amendment. Whenever required by the context, the singular shall include the plural
and the masculine shall include the feminine and vice versa. This Amendment shall not be construed as if prepared by one of the
parties, but rather according to its fair meaning as a whole, as if both parties had prepared it.

 

e.           Partial
Invalidity.   The provisions of this Amendment shall be deemed independent and severable, and the invalidity
or partial invalidity or enforceability of any one provision shall not affect the validity of enforceability of any other provision
hereof

 

f.            Counterparts;
Facsimile.   This Amendment may be executed in multiple counterparts and shall be valid and binding with the
same force and effect as if all parties had executed the same Amendment. A fully-executed .pdf or facsimile copy of this Amendment
shall be effective as an original.

 

    	2

    	 

    

 

[SIGNATURE PAGE TO FOLLOW]

 

    	3

    	 

    

 

IN WITNESS WHEREOF, the undersigned have
executed this Amendment effective the day and year first above written.

 

	LANDLORD:	 	TENANT:	 
	 	 	 	 
	120 PALATINE LLC,	 	LANSAL INC. d/b/a HOT MAMA'S,	 
	an Illinois limited liability company	 	a Massachusetts corporation	 
	 	 	 	 
	By: 	/s/ Barry Sidel	 	By: 	Matthew D Morse 	 
	Name:  	Barry Sidel	 	Name:	Matthew D Morse	 
	Title:	Managing Member	 	Title:	CEO	 
	 	 	 	 

 

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EXHIBIT F

 

FORM OF GUARANTY

 

GUARANTY OF LEASE

 

THIS GUARANTY OF LEASE
(this "Guaranty") is dated as of the ___ day of                ,
2013, but effective as of November 13, 2012, by Matthew Morse ("Guarantor"), to and for the benefit of 120 Palatine LLC,
an Illinois limited liability company ("Landlord").

 

RECITALS

 

A.           Landlord,
as landlord, and Lansal Inc. d/b/a Hot Mama's, a Massachusetts corporation, as tenant ("Tenant"), are bound under a Lease,
dated November 13, 2012, as amended (the "Lease"), pertaining to the lease of approximately 65,000 square feet of that
certain building located at 120 West Palatine, Wheeling, Illinois, as more particularly described in the Lease (the "Premises").

 

B.           Guarantor
has a financial interest in Tenant, and will receive a substantial financial benefit from Tenant.

 

C.           Landlord
has required Guarantor to guaranty the Minimum Annual Base Rent obligations of Tenant under the Lease for the Term (as defined
in the Lease) of the Lease.

 

NOW, THEREFORE, in
consideration of the foregoing, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,
Guarantor does hereby unconditionally and absolutely guaranty: (i) the due and punctual payment of the Minimum Animal Base Rent
when due to be paid by Tenant as provided in the Lease; and (ii) the prompt payment when due throughout the first five (5) Lease
Years of the Term of the Lease ("Guaranty Obligations") provided, in the event an uncured event of default does not exist,
this Guaranty shall automatically expire upon the expiration of the third (3rd) Lease Year. The guaranty contained herein shall
run for the benefit of Landlord and its beneficiaries, successors and assigns and this Guaranty may be enforced against Guarantor
without first resorting to, or exhausting any other remedy which Landlord or its beneficiaries, successors and assigns may have
against Tenant.

 

Guarantor agrees that
any modification of the Lease (including, without limitation, any extension of the Term or modification of the terms or amount
of payments due thereunder) or waiver of the performance thereunder, or the giving by Landlord of any extension of time for the
performance of any of the obligations of Tenant or any other forbearance on the part of Landlord, or any failure by Landlord to
enforce any of its rights under the Lease shall not in any way release Guarantor from liability hereunder or terminate, affect
or diminish the validity of this Guaranty.

 

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Guarantor further
agrees that in the event Tenant shall become insolvent or shall be adjudicated as bankrupt, or shall file a petition for
reorganization, arrangement or similar relief under any present or future provisions of the Federal Bankruptcy Code, or if
such a petition filed by creditors of Tenant shall be approved by a court, or if Tenant shall seek a judicial readjustment of
the right of its creditors under any present or future federal or state law or if a receiver of all or a substantial part of
its property and assets is appointed by any state or federal court, and in any such proceeding the Lease shall be terminated
or rejected, or the obligations of Tenant thereunder shall be modified, Guarantor agrees that it will continue to pay rent as
it becomes due and continue to perform all obligations of Tenant under the Lease. In the event any payment by Tenant to
Landlord is held to constitute a preference under the bankruptcy laws, or if for any other reason under bankruptcy
proceedings Landlord is required to refund such payment or pay the amount thereof to any other party, such payment by Tenant
to Landlord shall not constitute a release of Guarantor from any liability hereunder, but Guarantor agrees to pay such amount
to Landlord upon demand. Guarantor's obligations to make payment in accordance with the terms of this Guaranty shall not be
impaired, modified, changed, released or limited in any manner whatsoever by any impairment, modification, change, release or
limitation of the liability of Tenant or its estate in bankruptcy resulting from the operation of any present or future
provision of the Federal Bankruptcy Code or other statute, or from the decision of any court.

 

Guarantor agrees that:
(i) in the event it is necessary for Landlord to place this Guaranty in the hands of any attorney for enforcement, Guarantor will
reimburse Landlord for reasonable expenses incurred in the enforcement hereof and of the Lease, including reasonable attorney's
fees; (ii) this Guaranty shall inure to the benefit of and may be enforced by Landlord and any subsequent assignee of the Lease,
and shall be binding upon and enforceable against Guarantor, its successors, assigns and legal representatives; (iii) Landlord
shall not be required to pursue or exhaust any other remedies before invoking the benefits of this Guaranty; provided, however,
that any pursuit of any such remedies shall in no manner impair or diminish the rights of Landlord under this Guaranty; (iv) this
is a continuing Guaranty, and shall apply to and cover the Lease, including any extensions, replacements and/or renewals thereof
hereinbefore described; and (v) this Guaranty shall be binding upon and enforceable against Guarantor, notwithstanding the occurrence
of any assignment of the Lease or sublease of the Premises by Tenant, including, but not limited to, an assignment or sublease
which discharges Tenant from liability under the Lease.

 

All obligations of
Guarantor hereunder and any other guarantors of the Lease shall be joint and several.

 

Guarantor hereby acknowledges
and agrees that for all purposes hereof all actions or proceedings in any way, manner or respect arising out of or relating to
this Guaranty and the transactions contemplated herein shall be litigated only in courts having situs in the County of Cook in
the State of Illinois or in Federal Court in the District located in Cook County and in connection therewith:

 

		(a)	Guarantor hereby consents and submits to the jurisdiction
of any local or State of Illinois court located within Cook County or any Federal court in the District located in Cook County;

 

		(b)	Guarantor hereby waives any right they or any of them
may have to transfer or change the venue of any litigation brought against the Guarantor by Landlord; and

 

		(c)	Guarantor hereby irrevocably waives the right to trial
by jury with respect to any litigation brought by Landlord, Tenant or Guarantor in connection with the Lease or this Guaranty.

 

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Guarantor hereby waives
any and all legal requirements that Landlord must institute any action or proceeding at law or in equity or exhaust their rights,
remedies and/or recourse against Tenant or anyone else with respect to the Lease as a condition precedent to bringing an action
against Guarantor, upon this Guaranty. Guarantor further waives any requirement that Landlord demand or seek payment or performance
by Tenant or by any other party of the amounts owing or the covenants and conditions herein guaranteed, or any breach of a representation
or warranty herein guarantied, shall, without further act, make Guarantor liable as herein set forth.

 

This Guaranty may be executed in counterparts
and by facsimile or .pdf or .tif, all of which, when taken together, shall constitute a complete, original document.

 

[SIGNATURE PAGE TO FOLLOW]

 

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IN WITNESS WHEREOF, this Guaranty has been duly executed
by the undersigned hereto as of the day and year first above written.

 

	 	 	Matthew Morse	 
	[Illegible]	 	Matthew Morse
	[Illegible]	 	 	 
		 	Address: 	51 Hop Brook Rd	 
	 	 	Amherst, MA 01002	 
	 	 	 	 
	 	 	 	 
	 	 	 	SSN:	###-##-####	 
	 	 	 	 

 

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INDUSTRIAL LEASE

 

THIS
INDUSTRIAL LEASE (this "Lease") is executed this  ____ day of November, 2012("Effective Date"),
by and between 120 Palatine LLC, an Illinois limited liability company having a principal place of business located at 1010 N.
Hooker Street, Suite 300, Chicago, Illinois ("Landlord"), and Lansal Inc. d/b/a Hot Mama's, a Massachusetts corporation
having a principal place of business located at 134 Avocado Street, Springfield, Massachusetts ("Tenant").

 

ARTICLE 1- LEASE OF
PREMISES

 

Section 1.01. Basic Lease Provisions
and Definitions.

 

(a)          Leased
Premises (shown outlined in Exhibit A hereto): 65,000 square feet located on the first floor, together with eastern portion of
the basement, all located in that certain building with a street address of 120 West Palatine, Wheeling, Illinois (the "Building").

 

(b)          Rentable
Area of Building: approximately 112,000 square feet.

 

(c)          Tenant's
Proportionate Share: 58%.

 

(d)          Minimum
Annual Base Rent payable by Tenant to Landlord:

 

	Period	 	Per
    Square Foot 
 Minimum Annual Base 
 RentRate	 	 	Monthl)'. Rental 
 Installment	 	 	Minimum Annual Base 

    Rent	 
	Lease Year 1	 	$	5.20	 	 	$	28,166.67	 	 	$	338,000.04	 
	Lease Year 2	 	$	5.30	 	 	$	28,730.00	 	 	$	344,760.00	 
	Lease Year 3	 	$	5.41	 	 	$	29,304.60	 	 	$	351,655.20	 
	Lease Year 4	 	$	5.52	 	 	$	29,890.69	 	 	$	358,688.28	 
	Lease Year 5	 	$	5.63	 	 	$	30,488.51	 	 	$	365,862.12	 
	Lease Year6	 	$	5.74	 	 	$	31,098.28	 	 	$	373,179.36	 
	Lease Year 7	 	$	5.86	 	 	$	31,720.24	 	 	$	380,642.88	 
	Lease Year 8	 	$	5.97	 	 	$	32,354.65	 	 	$	388,255.80	 
	Lease Year 9	 	$	6.09	 	 	$	33,001.74	 	 	$	396,020.88	 
	Lease Year 10*	 	$	6.21	 	 	$	33,661.77	 	 	$	403,941.24	 

 

*Minimum Annual
Base Rent for the Partial Lease Year (as defined herein) following the 10th Lease Year shall be the same as Lease Year 10

 

(e)          Target
Commencement Date: June 1, 2013

 

(f)           Lease
Term: Approximately ten (10) Lease Years.

 

(g)          Security
Deposit: $150,000.00

 

(h)          Broker:
CTK Chicago Partners.

 

(i)           Permitted
Use: food manufacturing, general office and no other purposes.

 

G)           Address
for notices and payments are as follows:

 

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	 	Landlord:	120 Palatine LLC
	 	 	1010 N. Hooker Street, Suite 300
	 	 	Chicago, Illinois 60642
	 	 	Attn: Harvey Camins
	 	 	 
	 	With a copy to:	Horwood Marcus & Berk Chartered
	 	 	500 W. Madison Street, Suite 3700
	 	 	Chicago, Illinois 60661
	 	 	Attn:  Kenneth Klassman
	 	 	 
	 	Tenant:	Lansal Inc. d/b/a Hot Mama's
	 	 	134 Avocado Street
	 	 	Springfield, MA 01104
	 	 	Attn:  Matthew Morse, President
	 	 	 
	 	With a copy to:	Bacon Wilson P.C.
	 	 	33 State Street
	 	 	Springfield, MA 01104
	 	 	Attn: Kenneth J.
    Albano

  

(k)         Development:
The commercial development consisting of the Building and the Common Areas.

 

(I)         Common
Areas: All underlying land, improvements, equipment, signs and areas (as the same may be enlarged, reduced, replaced, removed
or otherwise altered), from time to time, made available for the non-exclusive use or benefit of Landlord, Tenant and other owners,
tenants, occupants and users of the Development, and their respective employees, agents, subtenants, concessionaires, licensees,
customers and invitees, or any of them, which may include (but shall not be deemed a representation as to their availability)
sidewalks, parking areas, access roads, driveways, landscaped areas, serviceways, to become a part of the Common Areas.

 

(m)       
Rent: All Minimum Annual Base Rent, Additional Rent and all other amounts payable by Tenant pursuant to the terms of this Lease.

 

EXHIBITS

Exhibit A -Leased Premises Exhibit B- Landlord's
Work

Exhibit C -Commencement Date Certificate

Exhibit D-Tenant Operations
Inquiry Form Exhibit E -Rules and Regulations

 

Section
1.02. Lease of Leased Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Leased Premises,
under the terms and conditions herein, together with a non exclusive right to use the Common Areas.

 

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ARTICLE 2 - TERM AND
POSSESSION

 

Section 2.01. Term.
The Lease Term shall commence as of the date that Substantial Completion (as defined in Exhibit B hereto) of the Landlord's
Work (as defined in Section 2.02 below) occurs (the "Commencement Date") and shall end, unless terminated sooner
in accordance with the terms of this Lease, on December 31st following the expiration of the 10th Lease Year. A Lease Year shall
be a period of twelve (12) consecutive calendar months. The first Lease Year shall commence on the Commencement Date, if the Commencement
Date is the first day of a calendar month, and otherwise on the first day of the first full calendar month following the Commencement
Date. Each succeeding Lease Year shall commence on the anniversary date of the first Lease Year. Any portion of the Term which
is less than a Lease Year shall be deemed a "Partial Lease Year," except that if the Commencement Date occurs on a date
other than the first day of a calendar month, then the period commencing on the Commencement Date and ending on the last day of
the calendar month in which the Commencement Date occurs shall be included in the first Lease Year. Tenant shall have the right
to extend the Lease Term for two (2) period(s) of ten (10) years (each an "Option Term"), which, if exercised, shall
be included as part of the "Lease Term," by delivering written notice of Tenant's exercise of its option to Landlord
at least three hundred sixty-five (365) days prior to expiration of the then current Lease Term, provided that: (a) Tenant is
not then in default under this Lease at the expiration of the Lease Term or the expiration of any Option Term, (b) Tenant has
not been in default more than two (2) times during any Lease Year period during the Term, and (c) Tenant has not assigned or sublet
the Premises pursuant to Section 11 herein. Any Option Term hereunder shall be upon all of the same terms and provisions contained
in this Lease except: (i) Landlord shall not be required to conduct any Landlord's Work or give Tenant any improvement allowance
or any other concession that may have been given at the start of the initial Lease Term, (ii) Tenant shall not have any further
right to extend this Lease under this Section 2.01, and (iii) the Minimum Annual Base Rent
for each Lease Year during the Option Term(s) shall continue to escalate 2% more than the previous Lease Year's Minimum Annual
Base Rent.

 

Section 2.02. Construction
of Landlord's Work and Tenant's Work. Landlord shall construct and install all leasehold improvements to the Leased Premises
(collectively , the "Landlord's Work") substantially in accordance with Exhibit
B attached hereto and made a part hereof. Tenant, at Tenant's sole cost and expense, shall do all other work necessary
to finish the Leased Premises and prepare the same for business with the public ("Tenant's Work"), including but not
limited to all painting, decorating, fixturing, floor coverings and wall treatments not covered by Landlord's Work. Tenant shall
obtain Landlord's prior written consent of Tenant's plans and specifications and shall deliver evidence of Tenant's insurance
coverage to Landlord before commencing Tenant's Work. All Tenant's Work shall be done in a good and workmanlike manner, in compliance
with all building codes, statutes, regulations and other applicable requirements, and in accordance with the plans and specifications
previously approved in writing by Landlord. In conducting Tenant's Work, Tenant shall not unreasonably disturb other occupants
of the Building. If Tenant's Work disturbs other Building occupants
due to excessive noise, vibration, odor or similar concerns, then Landlord may require Tenant to cease installation and complete
Tenant's Work outside of normal office hours. Landlord shall have the right to inspect Tenant's Work at any time. Upon completion
of Tenant 's Work, Tenant shall deliver to Landlord copies of paid invoices and a lien waiver from each party providing labor
or supplies in connection with Tenant's Work. Tenant shall indemnify Landlord and save Landlord harmless from and against any
and all claims, liens, costs and expenses in connection with Tenant's Work.

 

Section 2.03. Surrender
of the Leased Premises. Upon the expiration or earlier termination of this Lease, Tenant shall, at its sole cost and expense,
immediately: (a) surrender the Leased Premises to Landlord in broom-clean condition and in good order, condition and repair (reasonable
wear and tear excepted), (b) remove from the Leased Premises: (i) Tenant's Property (as defined in Section 8.01 below),
(ii) all data and communications wiring and cabling (including above ceiling, below raised floors and behind walls), and (iii)
any alterations required to be removed pursuant to Section 7.03 below, and (c) repair any damage caused by any such removal
and restore the Leased Premises to the condition existing upon the Commencement Date, reasonable wear and tear excepted. All of
Tenant's Property that is not removed within thirty (30) days following Landlord's written demand therefor shall be conclusively
deemed to have been abandoned and Landlord shall be entitled to dispose of such property at Tenant's cost without incurring any
liability to Tenant. This Section 2.03 shall survive the expiration or any earlier termination of this Lease.

 

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Section
2.04. Holding Over. If Tenant retains possession of the Leased
Premises after the expiration or earlier termination of this Lease, Tenant shall be a tenant at sufferance at one hundred fifty
percent (150%) of the Monthly Rental Installments and Additional Rent (as hereinafter defined) for the Leased Premises in effect
upon the date of such expiration or earlier termination, and otherwise upon the terms, covenants and conditions herein specified,
so far as applicable. Acceptance by Landlord of Rent after such expiration or earlier termination shall not result in a renewal
of this Lease, nor shall such acceptance create a month-to-month tenancy. In the event a month-to-month tenancy is created by
operation of law, or by written agreement of the parties, either party shall have the right to terminate such month-to-month tenancy
upon thirty (30) days' prior written notice to the other, whether or not said notice is given on the Rent paying date. This Section
2.04 shall in no way constitute a consent by Landlord to any holding over by Tenant upon the expiration or earlier termination
of this Lease, nor limit Landlord's remedies in such event.

 

ARTICLE 3 - RENT

 

Section
3.01. Base Rent. Tenant shall pay to Landlord the Minimum Annual Base Rent in the Monthly Rental Installments set forth in Section
l.Ol(d), in advance, without demand, abatement, deduction or offset, on the Commencement Date and on or before the first day of
each and every calendar month thereafter during the Lease Term. The Monthly Rental Installments for partial calendar months shall
be prorated. Tenant shall be responsible for delivering all payments of Monthly Rental Installments and Additional Rent (as hereinafter
defined) to Landlord at the address in Section l.OlG), unless Landlord notifies Tenant otherwise.

 

Section 3.02. Additional Rent

 

(a)          In
addition to the Minimum Annual Base Rent specified in this Lease, commencing as of the Commencement Date, Tenant shall pay to
Landlord as Additional Rent for the Leased Premises, in each calendar year or partial calendar year during the Lease Term, an
amount equal to the Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes and Insurance Costs for such calendar
year. As used herein, "Additional Rent" shall mean any amount required to be paid by Tenant hereunder (in addition to
Minimum Annual Base Rent) and any charges or expenses incurred by Landlord on behalf of Tenant under the terms of this Lease.
Additional Rent shall be payable in the same manner and upon the same terms and conditions as the Minimum Annual Base Rent reserved
hereunder, except as set forth herein to the contrary. Any failure on the part of Tenant to pay such Additional Rent when and
as the same shall become due shall entitle Landlord to the same remedies available to it for non-payment of Minimum Annual Base
Rent.

 

(b)          Landlord
shall estimate Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes and Insurance Costs on an annual basis. Tenant
shall pay to Landlord each month, at the same time the Monthly Rental Installment is due, an amount equal to one-twelfth (1/12)
of the estimated Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes and Insurance Costs. Landlord may, at its
sole option, adjust Tenant's monthly payments of estimated charges if Landlord, in its reasonable judgment, determines the estimated
charges are incorrect, by giving Tenant written notice to that effect, and thereafter Tenant shall pay to Landlord, in each of
the remaining months of such year, an amount equal to the increase in the estimated Tenant's Proportionate Share of Operating
Expenses, Real Estate Taxes and Insurance Costs divided by the number of months remaining in such year. After the end of each
calendar year, Landlord shall prepare and deliver to Tenant a statement showing the actual amount Tenant's Proportionate Share
thereof. Within thirty (30) days after receipt of the aforementioned statement, Tenant shall pay to Landlord, or Landlord shall
credit against the next Additional Rent payment or payments due from Tenant, as the case may be, the difference between the actual
Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes and Insurance Costs for the preceding calendar year and
the estimated amount paid by Tenant during such year. This Section 3.02(b) shall survive the expiration or any earlier
termination of this Lease.

 

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(c)          Notwithstanding
anything contained herein to the contrary, Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes and Insurance
Costs for the first Lease Year shall not exceed

$130,000.

 

(d)          For
the purposes of this Section and throughout the Lease:

 

(i)          "Insurance
Costs" shall mean any and all premiums, fees, charges, deductibles and other costs, incurred by Landlord in its acquiring
and maintenance of adequate insurance policies covering Landlord, the Leased Premises, the Building, and the balance of the Development,
whether or not the same is required by law, lenders or otherwise, including those policies of insurance set forth and described
in Section 8.04 hereof.

 

(ii)         "Operating
Expenses" shall mean the amount of all of Landlord's costs and expenses paid or incurred in operating, repairing, replacing
and maintaining the Development, the Building and the Common Areas in good condition and repair for a particular calendar year,
including by way of illustration and not limitation, the following: water, sewer, electrical and other utility charges other than
the separately billed electrical and other charges paid by Tenant as provided in this Lease (or other tenants in the Building);
Common Area painting; stormwater discharge fees; tools and supplies; repair costs landscape maintenance costs; access patrols;
license, permit and inspection fees; management fees; administrative fees; supplies, costs, wages and related employee benefits
payable for the management, maintenance and operation of the Building; maintenance, repair and replacement of the driveways, parking
areas, curbs and sidewalk areas (including snow and ice removal), landscaped areas, drainage strips, sewer lines, exterior walls,
foundation, structural frame, roof, gutters and lighting; and maintenance and repair costs, dues, fees and assessments incurred
under any covenants or charged by any owners association. The cost of any Operating Expenses that are capital in nature shall
be amortized over the useful life of the improvement (as reasonably determined by Landlord), and only the amortized portion shall
be included in Operating Expenses. Notwithstanding the foregoing, Operating Expenses shall not include the following:

 

(a)   Interest
or principal payments on any mortgage or other indebtedness of Landlord;

 

(b)   Any
depreciation or allowance or expense, amortization of Landlord's Building or financing costs, including interest and principal
amortization debts;

 

(c)    Any
costs incurred by Landlord with respect to any legal compliance with respect to violations existing as of the date of this Lease,
including without limitation, as a result of any environmental conditions existing, in, or under the Development as of the date
of this Lease;

 

(d)   Any
repair, rebuilding or other work necessitated by condemnation, fire, windstorm or other insured casualty or hazard to the extent
covered by insurance proceeds;

 

(e)   Any
legal fees incurred in connection with any particular tenant;

 

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(f)    Painting,
redecoration or other work which Landlord performs only for other tenants or prospective tenants, except painting, redecorating
or other work which is standard maintenance or repair for the Building;

 

(g)   Costs
associated with renovating vacant or vacated space (such as tenant build-out costs or tenant allowances;

 

(h)   Any
costs, fines or penalties incurred due to the violations of Landlord of any governmental rule or authority;

 

(i)    General
overhead and general administrative expenses in accounting, record-keeping and clerical support of Landlord in excess of20% of
the Operating Expenses;

 

(j)   
The cost of Landlord to comply with any environmental law;

 

(k)   Expenses
for which Landlord is or will be reimbursed by another source;

 

(1)   Expenses
for the defense of Landlord's title to the Development;

 

(m)  Attorney's
fees, accounting fees and expenditures incurred in connection with disputes and claims of other tenants or occupants of the Development
or with other third parties except as specifically provided in this Lease.

 

(n)   Charitable,
lobbying, special interest or political contributions;

 

(o)   Capital
costs for any new additions or new improvements (as opposed to capital cost for repairs or replacements relative to the Leased
Premises).

 

(ii)         "Real
Estate Taxes" shall mean any form of real estate tax or assessment or service payments in lieu thereof, and any license
fee, commercial rental tax, improvement bond or other similar charge or tax (other than inheritance, sale or use, personal income
or estate taxes) imposed upon the Development, or against Landlord's business of leasing the Building or any other portion of
the Development, by any authority having the power to so charge or tax, together with costs and expenses of contesting the validity
or amount of the Real Estate Taxes and the reasonable costs and expenses of obtaining Class 6(b) eligibility with the Cook County
Assessor's Office.

 

Section 3.03. Late
Charges. Tenant acknowledges that Landlord shall incur certain additional unanticipated administrative and legal costs and expenses
if Tenant fails to pay timely any payment required hereunder. In
addition to constituting a Default under this Lease, if Tenant shall fail to make timely payment of any amount due hereunder,
Tenant shall pay: (a) a late charge of Five Hundred Dollars ($500.00), plus (b) such unpaid amount shall bear interest from the
due date thereof to the date of payment at the lesser of the prime rate of interest, as reported in the Wall Street Journal (the
"Prime Rate") plus six percent (6%) per annum and the maximum legal rate of interest.

 

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ARTICLE
4-SECURITY DEPOSIT

 

4.1           Delivery
of Letter of Credit. Concurrently with Tenant's execution and delivery of this Lease, and as a condition to Landlord's obligations
under the Lease, Tenant shall deliver to Landlord and maintain an unconditional and irrevocable standby letter of credit (such
letter of credit and any amendment or replacement thereof shall be referred to herein as the "Letter of Credit") in
favor of Landlord and its successors and assigns. The Letter of Credit shall be issued by an institutional lender of good financial
standing (which lender shall, in any event, have assets equal to or exceeding One Hundred Million and 00/100 Dollars ($100,000,000.00)
as of the date of the issuance of the Letter of Credit), having a place of business where the Letter of Credit can be presented
for payment in the Chicago, Illinois metropolitan area, and such Letter of Credit shall be in the amount of One Hundred Fifty
Thousand and 00/100 Dollars ($150,000.00) ("L/C Amount"). The lender shall be subject to Landlord's prior written approval,
not to be unreasonably withheld or delayed. The Letter of Credit shall provide for one ( 1) or more draws by Landlord or its transferee
up to the aggregate amount of the L/C Amount.

 

4.2           Renewal
of Letter of Credit. Except as otherwise provided in Section 4.07, Tenant shall maintain the Letter of Credit in effect
from the date of Tenant's execution of this Lease until the date which is sixty (60) days after Tenant shall have performed
all of its obligations under the Lease (said period is hereinafter referred to as the "L/C Term"), unless as
otherwise provided hereinafter provided. If the expiration
date of the Letter of Credit (or any renewal or replacement Letter of Credit provided pursuant to this Article 4) occurs
prior to the end of the L/C Term, then Tenant shall deliver to Landlord a renewal of the Letter of Credit or a replacement
Letter of Credit meeting all of the terms and conditions of this Article 4, not later than sixty (60) days prior to the
then-applicable expiration date. Each Letter of Credit provided pursuant to this Article 4 shall have an expiration date
which is at least one (1) year from such Letter of Credit's date of issue except where the then-applicable expiration date of
the Letter of Credit is less than one (1) year from the end of the L/C Term, in which
case the renewal or replacement Letter of Credit shall be for such lesser period. The issuing bank's agreement to place an
automatic renewal provision in the Letter of Credit, shall not relieve or release Tenant from its obligation to provide a
renewal or replacement Letter of Credit on the terms hereinabove stated, it being understood that any such automatic renewal
is an independent obligation of the issuing bank which is intended for Landlord's sole benefit. If Tenant
fails to provide the renewal or replacement Letter of Credit not later than sixty (60) days prior to the then-applicable,
stated expiration date (excluding automatic renewal provisions), such failure shall be a default by Tenant, and Landlord
shall have the right, without notice or demand, on one or more occasions, to draw upon all or any part of the remaining
proceeds of the Letter of Credit.

 

4.3           Draw
on the Letter of Credit. Landlord may elect, in Landlord's sole discretion, beyond any applicable notice and cure periods
afforded to Tenant under this Lease, to draw upon all or any part of the proceeds of the Letter of Credit (without liability for
interest) upon the occurrence of any default.

 

4.4           Application
of L/C Proceeds. Landlord may elect, from time to time, upon written notice to Tenant, in Landlord's sole discretion, to apply
the proceeds it receives from a draw on the Letter of Credit in one or more of the following manners: (i) as payment for some
or all of the Rent or other amounts owed by Tenant under the Lease but unpaid on the date of such draw, (ii) as payment for some
or all of the future amounts of Rent or other amounts that Landlord estimates will be due and payable under the Lease after the
date of the draw, (iii) as payment for some or all of the damage
Landlord may suffer as a result of Tenant's failure to perform its obligations under the Lease, (iv) as collateral for lease obligations
of Tenant, and/or (v) in any other manner permitted by the Lease or applicable law. Landlord may make one or more partial draws
under the Letter of Credit and shall have the right, upon written notice to Tenant, to treat each draw or a portion thereof in
one or more of the ways described in the previous sentence. Tenant hereby waives any other law or regulation that may be inconsistent
with the terms and conditions of this Article 4.

 

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4.5           Enforcement.
Tenant's obligation to furnish the Letter of Credit shall not be released, modified, or affected by any failure or delay on
the part of Landlord to enforce or assert any of its rights or remedies under the Lease, whether pursuant to the terms thereof
or at law or in equity. Landlord's right to draw upon the Letter of Credit shall be without prejudice or limitation to avail itself
of any other rights or remedies available to Landlord under the Lease or at law or equity. Landlord shall have the right to transfer
the Letter of Credit to any transferee of Landlord's interest in the Center. Upon such transfer, Tenant shall look solely to such
transferee for return of the Letter of Credit, and Landlord shall be relieved of any liability with respect thereto.

 

4.6           Event
of Default. Tenant's failure to perform its obligations under this Article 4 (time being of the essence) shall constitute
an event of default under the Lease, and shall entitle Landlord to immediately exercise all of its rights and remedies under the
Lease (including, but not limited to rights and remedies under this Article 4) or at law or in equity without notice or demand
to Tenant.

 

4.7           Reduction
in Amount of the Letter of Credit. Provided Tenant has not defaulted in the performance of the covenants, duties, and obligations
to be performed by Tenant under this Lease, beyond any applicable notice and cure periods, Tenant shall have the right to reduce
the L/C amount by fifty percent (50%) of the L/C Amount following the last day of the fifty Lease Year. The documents evidencing
the reduction of the L/C Amount shall be satisfactory to Landlord, in Landlord's sole discretion.

 

4.8           Non-assignment.
Tenant shall not assign or encumber its interest in the Letter of Credit, and neither Landlord nor its successors and assigns
shall be bound by any attempted assignment or encumbrance. Tenant shall pay all costs and expenses related to maintaining the
Letter of Credit, including the fees of the financial institution that issues the Letter of Credit.

 

ARTICLE
5 - OCCUPANCY AND USE

 

Section
5.01. Use. Tenant shall use the Leased Premises for the Permitted Use and for no other purpose without the prior written consent
of Landlord, not to be unreasonably withheld.

 

Section 5.02. Covenants of Tenant
Regarding Use.

 

(a)          Tenant
shall: (i) use and maintain the Leased Premises and conduct its business thereon in a safe, careful, reputable and lawful manner,
(ii) comply with all covenants that encumber the Building and all
laws, rules, regulations, orders, ordinances, directions and requirements of any governmental authority or agency, now in force
or which may hereafter be in force, including, without limitation, those which shall impose upon Landlord or Tenant any duty with
respect to or triggered by a change in the use or occupation of, or any improvement or alteration to, the Leased Premises, and
(iii) comply with and obey all reasonable directions, rules and
regulations of Landlord, including without limitation the Building Rules and Regulations attached hereto as Exhibit E and made
a part hereof, as may be modified from time to time by Landlord on reasonable notice to Tenant.

 

(b)          Tenant
shall not do or permit anything to be done in or about the Leased Premises that will in any way cause a nuisance, obstruct or
interfere with the rights of other tenants or occupants of the Building or injure or annoy them. Landlord shall not be responsible
to Tenant for the non-performance by any other tenant or occupant of the Building of any of Landlord's directions, rules and regulations,
but agrees that any enforcement thereof shall b done uniformly. Tenant shall not overload the floors of the Leased Premises. All
damage to the floor structure or foundation of the Building due to improper positioning or storage of items or materials shall
be repaired by Landlord at the sole expense of Tenant, who shall reimburse Landlord immediately therefor upon demand. Tenant shall
not use the Leased Premises, nor allow the Leased Premises to be used, for any purpose or in any manner that would: (i) invalidate
any policy of insurance now or hereafter carried by Landlord on the Building, or (ii) increase the rate of premiums payable on
any such insurance policy unless Tenant reimburses Landlord for any increase in premium charged.

 

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(c)          Tenant
shall complete a Tenant Operations Inquiry Form in substantially the form of Exhibit D attached
hereto and made a part hereof.

 

(d)          Tenant
shall be solely responsible for compliance with the Americans With
Disabilities Act and the regulations and accessibility guidelines promulgated thereunder as the same may be amended from time
to time as it affects the Leased Premises, Tenant's use of the Leased Premises and Tenant's customers, invitees and employees.
Landlord shall be solely responsible for lhe compliance with the Americans With Disabilities Act and the regulations and accessibility
guidelines promulgated thereunder as the same may be amended from time to time as it affects the Building and the Development
generally.

 

Section
5.03. Landlord's Rights Regarding Use. Without limiting any of Landlord's rights specified elsewhere in this Lease: (a)
Landlord shall have the right at any time, without notice to Tenant, to control, change or otherwise alter the Common Areas in
such manner as it deems necessary or proper, provided such changes or alterations do not interfere with Tenant's Permitted Use
hereunder and (b) Landlord, its agents, employees and contractors and any mortgagee of the Building shall have the right to enter
any part of the Leased Premises at reasonable times upon reasonable notice (except in the event of an emergency where no notice
shall be required) for the purposes of examining or inspecting the same (including, without limitation, testing to confirm Tenant's
compliance with this Lease), showing the same to prospective purchasers, mortgagees or tenants, and making such repairs, alterations
or improvements to the Leased Premises or the Building as Landlord may deem necessary or desirable. Landlord shall incur no liability
to Tenant for such entry, nor shall such entry constitute an actual or constructive eviction of Tenant or a termination of this
Lease, or entitle Tenant to any abatement of Rent therefor.

 

ARTICLE
6 - UTILITIES

 

Tenant
shall obtain in its own name and pay directly to the appropriate supplier the cost of all utilities and services serving the Leased
Premises. However, if any services or utilities are jointly metered with other property, Landlord shall make a reasonable determination
of Tenant's proportionate share of the cost of such utilities and services (at rates that would have been payable if such utilities
and services had been directly billed by the utilities or services providers) and Tenant shall pay such share to Landlord within
fifteen (15) days after receipt of Landlord's written statement. Unless related to the gross negligence or willful misconduct
of Landlord, its agents or contractors, no discontinuance of any utility service shall relieve Tenant from performing any of its
obligations under this Lease, and Landlord shall not be liable for any discontinuation in or failure of any utility service. Unless
related to the gross negligence or willful misconduct of Landlord, its agents or contractors, Landlord shall not be liable under
any circumstances for loss of or injury to property (including documents, files or other property damaged, destroyed or lost through
acts or omissions of the personnel performing janitorial or cleaning services) or person, however occurring, through or in connection
with or incidental to the furnishing of or a failure to furnish any of the foregoing services. In the event that Tenant's disproportionate
use or timing of its use of any form of energy should subject the Development or Landlord to any cost, fee or tax, Tenant shall
pay or reimburse Landlord for the same as Additional Rent within thirty (30) days after Landlord's bill therefore.

 

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ARTICLE
7 -REPAIRS, MAINTENANCE AND ALTERATIONS

 

Section
7.01. Repair and Maintenance of Building. Landlord shall make all necessary repairs, replacements and maintenance to the
roof, sprinkler systems, exterior walls, foundation, structural frame of the Building and the parking and landscaped areas and
other Common Areas as determined necessary by Landlord in its sole but reasonable discretion. The cost of such repairs, replacements
and maintenance shall be included in Operating Expenses to the extent provided in Section 3.02; provided however, to the extent
any such repairs, replacements or maintenance are required because of the negligence, misuse or Default of Tenant, its employees,
agents, contractors, customers or invitees, Landlord shall make such repairs at Tenant's sole expense, and such expense shall
be reimbursed to Landlord within five (5) days after receipt of Landlord's written statement of such expenses.

 

Section
7.02. Repair and Maintenance of Leased Premises. Tenant shall, at its own cost and expense, maintain the Leased Premises
in good condition, regularly servicing and promptly making all repairs and replacements thereto, including but not limited to
the electrical systems, heating and air conditioning systems, plate glass, floors, windows and doors, dock-doors, levelers, trash
compactors, and plumbing systems, provided, in the event Tenant complies with the below, Landlord shall pay the cost of the replacement
of each heating and air conditioning system during the initial Lease Term, provided Tenant shall agree to pay Five Hundred and
00/100 ($500.00) Dollars to the Landlord per each replacement. During any Option Term, Tenant shall be
responsible for all of the costs of the replacement of each heating and air conditioning system. Tenant shall obtain and
maintain in effect throughout the Lease Term a preventive maintenance contract on the heating and air conditioning systems and
provide Landlord with a copy thereof within sixty (60) days of the execution of this Lease. The preventive maintenance contract
shall meet or exceed Landlord's standard maintenance criteria which shall be dictated by Landlord from time to time, and shall
provide for the inspection and maintenance of the heating, ventilating and air conditioning system on at least a semi-annual basis.
A copy of the semi-annual inspection and maintenance reports shall be delivered to Landlord promptly upon receipt by Tenant.

 

Section
7.03. Requirements for Alterations. Tenant shall not permit alterations in or to the Leased Premises unless and until Landlord
has approved the plans therefor in writing. As a condition of such approval, Landlord may require Tenant to remove the alterations
and restore the Leased Premises upon termination of this Lease; otherwise, all such alterations shall at Landlord's option become
a part of the realty and the property of Landlord, and shall not be removed by Tenant. Tenant must construct all approved alterations
or cause all approved alterations to be constructed: (a) in accordance with all applicable laws, regulations and building codes,
(b) in a good and workmanlike manner and of quality equal to or better than the original construction of the Building, (c) promptly
by a contractor approved by Landlord in writing, (d) in a manner that will minimize interference with other tenants' use and enjoyment
of the Development, and (e) in full compliance with all of Landlord's rules and regulations applicable to third party contractors,
subcontractors and suppliers performing work at the Development. No person shall be entitled to any lien derived through or under
Tenant for any labor or material furnished to the Leased Premises, and nothing in this Lease shall be construed to constitute
Landlord's consent to the creation of any lien. Tenant agrees that at Landlord's option, Landlord or a subsidiary or affiliate
of Landlord, who shall receive a fee as Landlord's construction manager or general contractor, shall perform or cause to be performed
all work on any alterations to the Leased Premises.

 

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Section 7.04. Tenant's
Responsibility for Cost and Insurance. Tenant will pay the cost and expense of all alterations, including, without limitation,
and depending upon the size and scope of the alteration a reasonable charge for Landlord's review, inspection and engineering
time for alterations, and for any painting, restoring or repairing of the Leased Premises or the Development necessitated by the
alterations. Prior to commencing the alterations, Tenant will deliver the following to Landlord in form and amount reasonably
satisfactory to Landlord: (a) demolition (if applicable) and payment and performance bonds, (b) builder's "all risk"
insurance in an amount at least equal to the replacement value of the alterations, and (c) evidence that Tenant and each of Tenant's
contractors have in force liability insurance insuring against construction related risks in at least the form, amounts and coverages
required of Tenant by Landlord in its sole discretion. The insurance policies described in clauses (b) and (c) of this section
must name Landlord and Landlord's lender (if any) as additional insureds, specifically including completed operations.

 

Section
7.05. Construction Obligations and Ownership. Landlord may inspect construction of the alterations at any time. Immediately
after completing the alterations, Tenant will furnish Landlord with contractor affidavits and full and final lien waivers covering
all labor and materials expended and used in connection with the alterations.

 

Section
7.06. Liens. Tenant will keep the Development free from any mechanics', material mens', designers' or other liens arising
out of any work performed, materials furnished or obligations incurred by or for Tenant or any person or entity claiming by, through
or under Tenant, including but not limited to any Tenant's Work or alterations. If
any such liens are filed and Tenant, within twenty (20) days after such filing, does not release the same of record or
provide Landlord with a bond or other security satisfactory to Landlord protecting Landlord and the Development against such liens,
Landlord may, without waiving its rights and remedies based upon such breach by Tenant and without releasing Tenant from any obligation
under this Lease, cause such liens to be released by any means Landlord deems proper, including, but not limited to, paying the
claim giving rise to the lien or posting security to cause the discharge of the lien. In such event, Tenant will reimburse Landlord,
as Additional Rent, for all amounts Landlord pays (including, without limitation, reasonable attorneys' fees and costs).

 

Section
7.07. Indemnification. To the fullest extent allowable under the Laws, Tenant releases and will indemnify, protect, defend (with
counsel reasonably acceptable to Landlord) and hold harmless the Landlord, Landlord's Lender (if any), and the Development from
and against any claims in any manner relating to or arising out of any alterations or any other work performed, materials furnished
or obligations incurred by or for Tenant or any person or entity claiming by, through or under Tenant, unless such claim arises
from willful misconduct or gross negligence of the Landlord, its agents or representatives.

 

ARTICLE 8 - INDEMNITY
AND INSURANCE

 

Section
8.01. Release. All of Tenant's trade fixtures, merchandise, inventory and all other personal property in or about the Leased
Premises, the Building or the Common Areas, which is deemed to include the trade fixtures, merchandise, inventory and personal
property of others located in or about the Leased Premises or Common Areas at the invitation, direction or acquiescence (express
or implied) of Tenant (all of which property shall be referred to herein, collectively, as "Tenant's Property"), shall
be and remain at Tenant's sole risk. Landlord shall not be liable to Tenant or to any other person for, and Tenant hereby releases
Landlord from: (a) any and all liability for theft or damage to Tenant's Property, and (b) any and all liability for any injury
to Tenant or its employees, agents, contractors, guests and invitees in or about the Leased Premises, the Building or the Common
Areas, except to the extent of personal injury (but not property loss or damage) caused directly by the negligence or willful
misconduct of Landlord, its agents, employees or contractors. Nothing contained in this Section 8.01 shall limit (or be
deemed to limit) the waivers contained in Section 8.05 below. In
the event of any conflict between the provisions of Section 8.05 below and this Section 8.01, the provisions of Section
8.05 shall prevail. This Section 8.01 shall survive the expiration or earlier termination of this Lease.

 

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Section
8.02. Indemnification by Tenant. Tenant shall protect, defend, indemnify and hold Landlord, its partners, officers, members,
managers, directors, agents, employees and contractors harmless from and against any and all claims, damages, demands, penalties,
costs, liabilities, losses, and expenses (including without limitation reasonable attorneys' fees and expenses at the trial and
appellate levels) to the extent: (a) arising out of or relating to any act, omission, negligence, or willful misconduct of Tenant
or Tenant's agents, employees, contractors, customers or invitees in or about the Leased Premises, the Building or the Common
Areas, (b) arising out of or relating to any of Tenant's Property, or (c) arising out of any other act or occurrence within the
Leased Premises directly or indirectly caused by Tenant, Tenant's agents, employees, contractors or invitees, in all such cases
except to the extent the claim, damages or demands arise or are caused directly by the gross negligence or willful misconduct
of Landlord, its agents, employees or contractors. Nothing contained in this Section 8.02 shall limit (or be deemed to
limit) the waivers contained in Section 8.05 below. In the event of any conflict between the provisions of Section 8.05
below and this Section 8.02, the provisions of Section 8.05 shall prevail. This Section 8.02 shall survive the expiration
or earlier termination of this Lease.

 

Section 8.03. Tenant's
Insurance. Tenant shall purchase, at its own expense, and keep in force at all times during the Lease Term the policies of
insurance set forth below (collectively, "Tenant's Policies"). All Tenant's Policies shall: (a) be issued by an insurance
company with a Best's rating of A or better and otherwise reasonably acceptable to Landlord and shall be licensed to do business
in the state in which the Leased Premises are located, (b) provide that said insurance shall not be canceled or materially modified
unless 30 days' prior written notice shall have been given to Landlord, (c) provide for deductible amounts that are reasonably
acceptable to Landlord (and its lender, if applicable), and (d) otherwise be in such form, and include such coverages, as Landlord
may reasonably require . The Tenant's Policies described in (i) and (ii) below shall: (1) provide coverage on an occurrence basis,
(2) name Landlord (and its lender, if applicable) as an additional insured, (3) provide coverage, to the extent insurable, for
the indemnity obligations of Tenant under this Lease, (4) contain a separation of insured parties provision, (5) be primary, not
contributing with, and not in excess of, coverage that Landlord may carry, and (6) provide coverage with no exclusion for a pollution
incident arising from a hostile fire. All Tenant's Policies (or, at Landlord's option, Certificates of Insurance and applicable
endorsements, including, without limitation, an "Additional Insured-Managers or Landlords of Premises" endorsement)
shall be delivered to Landlord prior to the Commencement Date and renewals thereof shall be delivered to Landlord's notice addresses
at least 30 days prior to the applicable expiration date of each Tenant's Policy. In the event that Tenant fails, at any time
or from time to time, to comply with the requirements of the preceding sentence, Landlord may: (A) order such insurance and charge
the cost thereof to Tenant, which amount shall be payable by Tenant to Landlord upon demand, as Additional Rent and (B) impose
on Tenant, as Additional Rent, a monthly delinquency fee, for each month during which Tenant fails to comply with the foregoing
obligation, in an amount equal to five percent (5%) of the Monthly Rental Installments then in effect. Tenant shall give prompt
notice to Landlord and Agent of any bodily injury, death, personal injury, advertising injury or property damage occurring in
and about the Development.

 

Tenant shall purchase
and maintain throughout the Term, a Tenant's Policy(ies) of: (i) commercial general or excess liability insurance, including personal
injury and property damage, in the amount of not less than $2,000,000.00 per occurrence, and $5,000,000.00 annual general aggregate,
per location, (ii) comprehensive automobile liability insurance covering Tenant against any personal injuries or deaths of persons
and property damage based upon or arising out of the ownership, use, occupancy or maintenance of a motor vehicle at the Development
and all areas appurtenant thereto in the amount of not less than $1,000,000, combined single limit, (iii) commercial property
insurance covering Tenant's Property (at its full replacement cost), (iv) workers' compensation insurance per the applicable state
statutes covering all employees of Tenant, (v) business interruption insurance with limits not less than an amount equal to one
(1) year's Rent due hereunder, (vi) if Tenant handles, stores or utilizes Hazardous Substances in its business operations, pollution
legal liability insurance, and (vii) any other insurance coverages deemed appropriate by Landlord or required by Landlord's lender.

 

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Section 8.04. Landlord's
Insurance. During the Lease Term, Landlord shall maintain the following types of insurance (the costs of which shall be deemed
Insurance Costs): (a) a commercial property insurance policy covering the Building (at its full replacement cost), but excluding
Tenant's personal property , (b) commercial general public liability insurance covering Landlord for claims arising out ofliability
for bodily injury, death, personal injury, advertising injury and property damage occurring in and about the Development and/or
Building and otherwise resulting from any acts or omissions of Landlord, its agents and employees, (c) rent loss insurance, and
(d) any other insurance coverage deemed appropriate by Landlord or required by Landlord's lender. The amounts of all of the coverages
described in (a) through (d), above, shall be considered commercially reasonable and shall be determined from time to time by
Landlord, in its sole discretion. All insurance maintained by Landlord shall be in addition to and not in lieu of the insurance
required to be maintained by the Tenant.

 

Section 8.05. Waiver
of Subrogation . Notwithstanding anything contained in this Lease to the contrary, Landlord and Tenant hereby waive any rights
each may have against the other on account of any loss of or damage to their respective property, the Leased Premises, its contents,
or other portions of the Building or Common Areas arising from any risk which is required to be insured against by the applicable
insurance policies described above. The special form coverage insurance policies maintained by Landlord and Tenant as provided
in this Lease shall include an endorsement containing an express waiver of any rights of subrogation by the insurance company
against Landlord and Tenant, as applicable.

 

ARTICLE 9 - CASUALTY

 

Section 9.01. Landlord's
Rights.        If all
or any part of the Building and/or the Leased Premises is(are) damaged by fire or other casualty (a "Casualty"), and
if Landlord makes a good faith determination that: (a) there are insufficient insurance proceeds to rebuild or restore the Building
or the Leased Premises, or (b) Landlord is required to pay any insurance proceeds arising out of the Casualty to any Landlord's
Mortgagee, then Landlord may terminate this Lease by giving Tenant written notice of Landlord 's election to terminate (the "Casualty
Termination Notice") within one hundred twenty

(120)       days
after the Casualty has occurred, and Rent will abate as of the date of the Casualty, unless

Tenant
or any of Tenant's affiliates caused such damage, in which event Tenant shall continue to pay Rent without abatement. In the event
more than 50% of the Leased Premises is damaged, then either Tenant or Landlord shall have the right to terminate the Lease within
one hundred twenty (120) days after the Casualty has occurred, and Rent will abate as of the date of the Casualty. Any such termination
shall be effective sixty (60) days after the date of the Casualty Termination Notice.

 

Section 9.02. Repair
Obligation. If Landlord elects not to terminate this Lease
following a Casualty, then Landlord, within a reasonable time after such Casualty, will proceed with reasonable diligence to repair,
restore or rehabilitate the Building and/or the Leased Premises, as the case may be, to substantially the same condition as they
existed immediately before such Casualty. However, Landlord will not be required to repair or replace any of the furniture, equipment,
fixtures, and other leasehold improvements which may have been placed by or at the request of Tenant or other occupants in the
Building or the Leased Premises and required to be insured by Tenant or other tenants, and Landlord's obligation to repair or
restore the Building and/or the Leased Premises will be limited to the extent of the insurance proceeds actually received by Landlord
for the Casualty in question. In the event that Landlord elects not to terminate the Lease and Landlord proceeds to repair the
Building and/or the Leased Premises, then Tenant must apply to the replacement or restoration of the furniture, equipment,
fixtures and other improvements in the Leased Premises (if replacement or restoration is necessary because of the Casualty) any
proceeds of insurance that it may have received from its policy(ies) on account of the Casualty. During such repair or rebuilding
of the Building and/or the Leased Premises, Rent for the portion of the Leased Premises rendered untenantable by the damage will
be abated on a reasonable basis determined by Landlord from the date of damage until the completion of the repair, restoration
or rehabilitation, unless the Casualty was caused by Tenant or any of Tenant's affiliates, in which event Tenant shall continue
to pay Rent without abatement.

 

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ARTICLE 10 - EMINENT
DOMAIN

 

If
all or any substantial part of the Building or Common Areas shall be acquired by the exercise of eminent domain, Landlord may
terminate this Lease by giving written notice to Tenant on or before the date possession thereof is so taken. If all or any part
of the Leased Premises shall be acquired by the exercise of eminent domain so that the Leased Premises shall become impractical
for Tenant to use for the Permitted Use, Tenant may terminate this Lease by giving written notice to Landlord as of the date possession
thereof is so taken. All damages awarded shall belong to Landlord.

 

ARTICLE 11 - ASSIGNMENT
AND SUBLEASE

  

Section 11.01. Assignment
and Sublease.

 

(a)          Tenant
shall not assign this Lease or sublet the Leased Premises in whole or in part without Landlord's prior written consent. In the
event of any assignment or subletting, Tenant shall remain primarily liable hereunder, and any renewal, extension, expansion,
rights of first offer, rights of first refusal or other rights or options granted to Tenant under this Lease shall be rendered
void and of no further force or effect. The acceptance of rent from any other person shall not be deemed to be a waiver of any
of the provisions of this Lease or to be a consent to the assignment of this Lease or the subletting of the Leased Premises. Any
assignment or sublease consented to by Landlord shall not relieve Tenant (or its assignee) from obtaining Landlord's consent to
any subsequent assignment or sublease.

 

(b)
          By way of example and not limitation, Landlord shall be deemed to
have reasonably withheld consent to a proposed assignment or sublease if in Landlord's opinion: (i) the Leased Premises are or
may be in any way adversely affected, (ii) the business reputation of the proposed assignee or subtenant is unacceptable, (iii)
the financial worth of the proposed assignee or subtenant is insufficient to meet the obligations hereunder, or (iv) the prospective
assignee or subtenant is a current tenant at the Development or is a bona-fide third-party prospective tenant. Landlord further
expressly reserves the right to refuse to give its consent to any subletting if the proposed rent is publicly advertised to be
less than the then current rent for similar premises in the Building. If Landlord refuses to give its consent to any proposed
assignment or subletting, Landlord may, at its option, within thirty (30) days after receiving a request to consent, terminate
this Lease by giving Tenant thirty (30) days' prior written notice of such termination, whereupon each party shall be released
from all further obligations and liability hereunder, except those which expressly survive the termination of this Lease.

 

(c)
          IfTenant
shall make any assignment or sublease, with Landlord's consent, for a rental in excess of the rent payable under this Lease, Tenant
shall pay to Landlord any such excess rental upon receipt. Tenant agrees to pay Landlord upon demand by Landlord for reasonable
accounting and attorneys' fees incurred in conjunction with the processing and documentation of any requested assignment, subletting
or any other hypothecation of this Lease or Tenant's interest in and to the Leased Premises as consideration for Landlord's consent.

 

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ARTICLE
12 - TRANSFERS BY LANDLORD

 

Section
12.01. Sale of the Building. Landlord shall have the right to sell the Building at any time during the Lease Term, subject
only to the rights of Tenant hereunder; and such sale shall operate to release Landlord from liability hereunder after the date
of such conveyance. (I would like to address the status of the security deposit upon sale of the building)

 

Section
12.02. Estoppel Certificate. Within ten (10) days following receipt of a written request from Landlord, Tenant shall execute
and deliver to Landlord, without cost to Landlord, an estoppel certificate in such form as Landlord or Landlord's mortgagee (or
prospective mortgagee) may reasonably request certifying: (a) that this Lease is in full force and effect and unmodified or stating
the nature of any modification, (b) the date to which Rent has been paid, (c) that there are not any uncured Defaults or specifying
such Defaults if any are claimed, and (d) any other matters or state of facts reasonably required respecting the Lease. Such estoppel
may be relied upon by Landlord and by any purchaser or mortgagee of the Building.

 

Section
12.03. Subordination. This Lease is automatically subordinate to any deed of trust, mortgage or other security instrument,
or any ground lease, master lease or primary lease, that now or subsequently encumbers all or any part of the Building without
any further action or writing of the parties (the mortgagee under any such mortgage or the lessor under any such lease is referred
to below as a "Landlord's Mortgagee"). However, any Landlord's Mortgagee may at any time unilaterally elect to make
this Lease superior to its mortgage, ground lease or other interest in the Leased Premises by so notifying Tenant in writing.
At any time and from time to time, Tenant shall, upon Landlord's or Landlord's Mortgagee's request, promptly execute any agreement
or instrument confirming the subordination of its interest in this Lease. Tenant hereby appoints Landlord as Tenant's attorney-in-fact
to execute any such agreement or instrument for and on behalf of Tenant in the event Tenant fails to execute such agreement or
instrument and deliver the same to Landlord within ten (10) days after its submission to Tenant.

 

Section
12.04. Attomment. Tenant agrees to attorn to any party succeeding to Landlord's interest in the Leased Premises, whether by
purchase, foreclosure, deed in lieu of foreclosure, power of sale, attornment, termination of lease, or otherwise. Within ten
(10) days after such party's request, Tenant will execute and deliver to the requesting party a written agreement(s) confirming
such attornment. If Tenant fails to deliver the attornment agreement(s)
described herein within the ten (10) day period, Tenant acknowledges and agrees that Landlord is authorized to act as Tenant's
attorney-in-fact to execute the agreement(s) on behalf of Tenant, and Tenant will be bound by the terms of the agreement(s) executed
by Landlord.

 

ARTICLE 13 - DEFAULT
AND REMEDY

 

Section 13.01. Default. The
occurrence of any of the following shall be a "Default":

 

(a)
          Tenant fails to pay any Rent (Monthly Rental Installments or
Additional Rent) within five (5) days after the same is due.

 

(b)
          Tenant fails to perform or observe any other term, condition,
covenant or obligation required under this Lease for a period of thirty (30) days after written notice thereof from Landlord.

 

    	15

    	 

    

 

(c)           Tenant
shall vacate or abandon the Leased Premises, or fail to occupy the Leased Premises or any substantial portion thereof.

 

(d)           Tenant
shall assign or sublet all or a portion of the Leased Premises in contravention of the provisions of Article 11 of this
Lease.

 

(e)
          All or substantially all of Tenant's assets or Tenant's interest
in this Lease are attached or levied under execution (and Tenant does not discharge the same within sixty (60) days thereafter);
a petition in bankruptcy, insolvency or for reorganization or arrangement is filed by or against Tenant (and Tenant fails to secure
a stay or discharge thereof within sixty (60) days thereafter); Tenant is insolvent and unable to pay its debts as they become
due; Tenant makes a general assignment for the benefit of creditors; Tenant takes the benefit of any insolvency action or law;
the appointment of a receiver or trustee in bankruptcy for Tenant or its assets if such receivership has not been vacated or set
aside within thirty (30) days thereafter; or, dissolution or other termination of Tenant's corporate charter if Tenant is a corporation.

 

In
addition to the Defaults described above, the parties agree that if Tenant receives written notice of a violation of the performance
of any (but not necessarily the same) term or condition of this Lease three (3) or more times during any twelve (12) month period,
regardless of whether such violations are ultimately cured, then such conduct shall, at Landlord's option, represent a separate
Default.

 

Section
13.02. Remedies. Upon the occurrence of any Default, Landlord shall have the following rights and remedies, in addition to
those stated elsewhere in this Lease and those allowed by law or in equity, any one or more of which may be exercised without
further notice to Tenant:

 

(a)
          Landlord may re-enter the Leased
Premises and cure any Default of Tenant, and Tenant shall reimburse Landlord as Additional Rent for any costs and expenses which
Landlord thereby incurs; and Landlord shall not be liable to Tenant for any loss or damage which Tenant may sustain by reason
of Landlord's action.

 

(b)
          Landlord may terminate this Lease
by giving Tenant notice of the termination, in which event this Lease shall terminate on the date specified in the notice of termination,
and Tenant shall surrender the Leased Premises to Landlord on the date specified in the notice. Landlord may enter upon and take
possession of the Leased Premises and expel or remove Tenant and any other person who may be occupying the Leased Premises or
any part thereof, and expel and remove any and all property located in or about the Leased Premises, all by force, if necessary.
Landlord may recover from Tenant all amounts previously due under this Lease and all damages Landlord may incur by reason of Tenant's
breach, including the cost of reletting the Leased Premises, reasonable attorneys' fees, and the worth at the time of such termination
(discounted at a rate equal to the then average rate for Moody's "AAA" rated corporate bonds or, if such rate is no
longer available, a comparable rate designated by Landlord) of the excess, if any, of the amount of all Minimum Annual Base Rent,
Additional Rent and other rent to be paid under this Lease for the remainder of the Lease Term over the then reasonable rental
value of the Leased Premises for the remaining portion of the Leased Term, all of which amounts shall be immediately due and payable
from Tenant to Landlord.

 

    	16

    	 

    

 

(c)
          With or without terminating this Lease (disregarding whether
the Lease terminates as a matter of law) Landlord may enter upon and take possession of the Leased Premises, and expel or remove
Tenant and any other person who may be occupying the Leased Premises or any part thereof, and expel and remove any and all property
located in or about the Lease Premises, all by force, if necessary, and, if Landlord so elects, make such alterations (including
alterations oflocks and security devices) and repairs as may be necessary to relet the Leased Premises and, if Landlord so elects,
relet the Lease Premises or any part thereof, in Landlord's name, at such rent and for such term and subject to such terms and
conditions as Landlord may deem advisable in its sole discretion. Upon any such reletting all rentals received by the Landlord
from such reletting shall be applied, first, to the payment of any damages by reason of Tenant's breach other than as described
below and any indebtedness other than due hereunder from Tenant to Landlord; second, to the payment of any costs and expenses
of such reletting, including reasonable brokerage fees and reasonable attorneys' fees and reasonable costs of such alterations
and repairs; third, 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. Tenant agrees to pay to Landlord on demand any deficiency
in payment of the Rent payable hereunder after application of any rentals received from any reletting. Actions to collect amounts
payable by Tenant may be brought from time to time, on one or more occasions for Rent that has accrued up to that time, without
waiting until expiration of the Lease Term. Notwithstanding any such reletting without termination, Landlord may at any time thereafter
elect to terminate this Lease for such previous breach, but Tenant shall remain liable following such termination as set forth
in this Section 13.02(c).

 

(d)
          Landlord may elect to not terminate this Lease and declare
immediately due and payable, in addition to all amounts previously due, the worth at the time (discounted at a rate equal to the
then average rate of Moody's "AAA" rated corporate bonds or, if such rate is no longer available, a comparable rate
designated by Landlord) of all Minimum Annual Base Rent, Additional Rent, and other Rent to be paid under this Lease for the remainder
of the Lease Term; provided that such payment shall not be deemed a penalty or liquidated damages but shall merely constitute
payment in advance of Rent for the remainder of the Lease Term.

 

In
determining the Rent which would have been payable by Tenant hereunder through the Lease Term upon termination on account of a
Default, the Minimum Annual Base Rent shall be payable in the amount provided in this Lease, Tenant's Proportionate Share of Additional
Rent shall be deemed equal to Tenant's Proportionate Share of Additional Rent for the month prior to the Default.

 

(e)
          the Default.Landlord may sue for injunctive relief or to recover
damages for any loss resulting from

 

Pursuit of any of
the foregoing remedies shall not preclude pursuit of any of the other remedies herein provided or any other remedies provided
by law, or in equity, including an action for specific performance requiring Tenant to perform any or all of its obligations hereunder,
nor shall pursuit of any remedy herein provided constitute a forfeiture or waiver of any Rent due to Landlord hereunder or of
any damages accruing to Landlord by reason of the violation of any of the covenants and provisions herein contained. Forbearance
by Landlord to enforce one or more of the remedies herein provided upon an event of Default shall not be deemed or construed to
constitute a waiver of such Default. Landlord's acceptance of Rent following a Default hereunder shall not be construed as a waiver
of such Default. Exercise by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed
to be an acceptance of surrender of the Leased Premises by Tenant, whether by agreement or by operation of law, it being understood
that such surrender can be effected only by the written agreement of Landlord and Tenant. No alteration of locks or other security
devices and no removal or other exercise of dominion by Landlord over the property of Tenant or others at the Leased Premises
shall be deemed unauthorized or constitute a conversion, Tenant hereby consenting after any event of Default to Landlord's exercise
of dominion over Tenant's property within or about the Leased Premises. All claims for damages by reason of such re-entry or repossession
or alteration of locks or other security devices are hereby waived by Tenant, as are all claims for damages by reason of any distress
warrant, forcible detainer proceedings, sequestration proceedings or other legal process. Tenant agrees that any re-entry by Landlord
may be pursuant to a judgment obtained in forcible detainer proceedings or other legal proceedings or without the necessity for
any legal proceedings as Landlord may elect, and Landlord shall not be liable in trespass or otherwise with respect to any re-entry.
No custom or practice between Landlord and Tenant shall be construed to waive Landlord's right to insist upon strict performance
of the terms of this Lease. If, because of any breach or Default
by Tenant in Tenant's obligations hereunder, Landlord shall employ an attorney to enforce or defend any of the Landlord's rights
or remedies hereunder, Tenant agrees to pay all reasonable attorneys' fees in connection therewith.

 

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Section
13.03. Non-Liability of Landlord. Landlord shall not be liable to Tenant, and Tenant hereby waives all claims against Landlord,
for any injury or damage to any person or property in or about the Development resulting from the Development, Building or Leased
Premises, or any part thereof or any equipment thereof becoming out of repair; flooding of basements or other areas; damages caused
by sprinkling devices, air-conditioning apparatus, snow, frost, water leakage, steam, excessive heat or cold, falling plaster,
broken glass, sewage, gas, odors or noise or the bursting or leaking of pipes or plumbing fixtures; any act or neglect of Landlord
or of other tenants or occupants or employees in the Development; or any other thing or circumstance whatsoever, whether of a
like nature or of a wholly different nature, so long as the claim, injury or damage is the result of the Landlord's gross negligence
including any representative, invitee or agent of the Landlord . All property in or about the Development or in the Leased Premises
belonging to Tenant, its agents, employees or invitees shall be there at the risk of Tenant or other person only, and Landlord
shall not be liable for damage thereto or theft, misappropriation or loss thereof.

 

IF
LANDLORD SHALL FAIL TO PERFORM ANY TERM, CONDITION, COVENANT OR OBLIGATION REQUIRED TO BE PERFORMED BY IT UNDER THIS LEASE AND
IF TENANT SHALL, AS A CONSEQUENCE THEREOF, RECOVER A MONEY JUDGMENT AGAINST LANDLORD, TENANT AGREES THAT IT SHALL LOOK SOLELY
TO LANDLORD'S RIGHT, TITLE AND INTEREST IN AND TO THE BUILDING. UNDER NO CIRCUMSTANCE SHALL ANY OWNER, PAR1NER, MEMBER OR MANAGER
IN OR OF LANDLORD BE LIABLE FOR THE COLLECTION OF SUCH JUDGMENT; AND TENANT FURTHER AGREES THAT NO OTHER ASSETS OF LANDLORD SHALL
BE SUBJECT TO LEVY, EXECUTION OR OTHER PROCESS FOR THE SATISFACTION OF TENANT'S JUDGMENT.

 

Section
13.04. Nonwaiver of Defaults. Neither party's failure or delay in exercising any of its rights or remedies or other provisions
of this Lease shall constitute a waiver thereof or affect its right thereafter to exercise or enforce such right or remedy or
other provision. No waiver of any Default shall be deemed to be a waiver of any other Default. Landlord's receipt of less than
the full Rent due shall not be construed to be other than a payment on account of Rent then due, nor shall any statement on Tenant's
check or any letter accompanying Tenant's check be deemed an accord and satisfaction. No act or omission by Landlord or its employees
or agents during the Lease Term shall be deemed an acceptance of a surrender of the Leased Premises, and no agreement to accept
such a surrender shall be valid unless in writing and signed by Landlord.

 

Section
13.05. Attorneys' Fees. If either party defaults in the performance
or observance of any of the terms, conditions, covenants or obligations contained in this Lease and the non-defaulting party obtains
a judgment against the defaulting party, then the defaulting party agrees to reimburse the non-defaulting party for reasonable
attorneys' fees incurred in connection therewith. In addition, if
a monetary Default shall occur and Landlord engages outside counsel to exercise its remedies hereunder, and then Tenant cures
such monetary Default, Tenant shall pay to Landlord, on demand, all expenses incurred by Landlord as a result thereof, including
reasonable attorneys' fees, court costs and expenses.

 

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ARTICLE 14- LANDLORD'S
RIGHT TO RELOCATE TENANT

 

INTENTIONALLY DELETED

 

ARTICLE 15 - TENANT'S
RESPONSIBILITY REGARDING ENVIRONMENTAL LAWS AND HAZARDOUS SUBSTANCES

 

Section 15.01. Environmental Definitions.

 

(a)          "Environmental
Laws" shall mean all present or future federal, state and municipal laws, ordinances, rules and regulations applicable to
the environmental and ecological condition of the Leased Premises, and the rules and regulations of the Federal Environmental Protection
Agency and any other federal, state or municipal agency or governmental board or entity now or hereafter having jurisdiction over
the Leased Premises.

 

(b)          "Hazardous
Substances" shall mean those substances included within the definitions of "hazardous substances," "hazardous
materials," "toxic substances" "solid waste" or "infectious waste" under Environmental Laws
and petroleum products.

 

Section
15.02. Restrictions on Tenant. Tenant shall not cause or permit the use, generation, release, manufacture, refining, production,
processing, storage or disposal of any Hazardous Substances on, under or about the Leased Premises, or the transportation to or
from the Leased Premises of any Hazardous Substances, except as necessary and appropriate for its Permitted Use in which case the
use, storage or disposal of such Hazardous Substances shall be performed in compliance with the Environmental Laws and the highest
standards prevailing in the industry.

 

Section
15.03. Notices. Affidavits, Etc. Tenant shall immediately: (a) notify Landlord of (i) any actual or alleged violation by Tenant,
its employees, agents, representatives, customers, ·invitees
or contractors of any Environmental Laws on, under or about the Leased Premises, or (ii) the presence or suspected presence of
any Hazardous Substances on, under or about the Leased Premises, and (b) deliver to Landlord any notice received by Tenant relating
to (a)(i) and (a)(ii) above from any source. Tenant shall execute affidavits, representations and the like within five (5) days
of Landlord's request therefor concerning Tenant's best knowledge and belief regarding the presence of any Hazardous Substances
on, under or about the Leased Premises.

 

Section
15.04. Tenant's Indemnification. Tenant shall indemnify Landlord and Landlord's managing agent from any and all claims,
losses, liabilities, costs, expenses and damages, including without limitation reasonable attorneys' fees, costs of testing and
remediation costs, incurred by Landlord in connection with any breach by Tenant of its obligations under this Article 15. The
covenants and obligations under this Article 15 shall survive the expiration or earlier termination of this Lease.

 

ARTICLE 16 -MISCELLANEOUS

 

Section 16.01. Benefit
of Landlord and Tenant. This Lease shall inure to the benefit of and be binding upon Landlord and Tenant and their respective
successors and assigns.

 

Section 16.02. Governing
Law. This Lease shall be governed by and interpreted in accordance with the laws of the State of Illinois. The parties agree
that in the event of a dispute arising concerning this Lease, said dispute shall be filed and heard in the courts of the State
of Illinois located in Cook County, Illinois. The parties agree to waive all defenses related to personal
jurisdiction, venue, forum non conveniens, in any action involving the Lease or this Lease brought in the courts in the
State of Illinois located in Cook County, Illinois.

 

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Section
16.03. Force Majeure. Landlord and Tenant (except with respect to the payment of any monetary obligation) shall be excused
for the period of any delay in the performance of any non-monetary obligation hereunder when such delay is occasioned by causes
beyond its control, including but not limited to work stoppages, boycotts, slowdowns or strikes; shortages of materials, equipment,
labor or energy; unusual weather conditions; or acts or omissions of governmental or political bodies.

 

Section
16.04. Examination of Lease. Submission of this instrument by Landlord to Tenant for examination or signature does not constitute
an offer by Landlord to lease the Leased Premises. This Lease shall become effective, if at all, only upon the execution by and
delivery to both Landlord and Tenant. Execution and delivery of this Lease by Tenant to Landlord constitutes an offer to lease
the Leased Premises on the terms contained herein.

 

Section
16.05. Indemnification for Leasing Commissions. The parties hereby represent and warrant that the only real estate brokers
involved in the negotiation and execution of this Lease are the Brokers and that no other party is entitled, as a result of the
actions of the respective party, to a commission or other fee resulting from the execution of this Lease. Each party shall indemnify
the other from any and all liability for the breach of this representation and warranty on its part and shall pay any compensation
to any other broker or person who may be entitled thereto. Landlord shall pay any commissions due Brokers based on this Lease pursuant
to separate agreements between Landlord and Brokers.

 

Section
16.06. Notices. Any notice required or permitted to be given under this Lease or by law shall be deemed to have been given if it
is written and delivered in person (by hand delivery or messenger) or by overnight courier or mailed by certified mail, postage
prepaid, to the party who is to receive such notice at the address specified in Section 1.01 If
sent by overnight courier, the notice shall be deemed to have been given one (1) day
after sending. If mailed postage prepaid, the notice shall be deemed
to have been given on the date that is three (3) business days following mailing. Either party may change its address by giving
written notice thereof to the other party.

 

Section
16.07. Partial Invalidity; Complete Agreement. If any provision of
this Lease shall be held to be invalid, void or unenforceable, the remaining provisions shall remain in full force and effect.
This Lease represents the entire agreement between Landlord and Tenant covering everything agreed upon or understood in this transaction.
There are no oral promises, conditions, representations, understandings, interpretations or terms of any kind as conditions or
inducements to the execution hereof or in effect between the parties. No change or addition shall be made to this Lease except
by a written agreement executed by Landlord and Tenant.

 

Section
16.08. Financial Information. From time to time during the Lease Term, but not more than once per calendar year of the Lease Term,
except in connection with prospective purchasers or lenders, Tenant shall deliver to Landlord information and documentation describing
and concerning Tenant's financial condition, and in form and substance reasonably acceptable to Landlord, within ten

(10) days following
Landlord's written request therefor. Upon Landlord's request, Tenant shall provide to Landlord the most currently available audited
financial statement of Tenant; and if no such audited financial statement is available, then Tenant shall instead deliver to Landlord
its most currently available balance sheet and income statement. Furthermore, upon the delivery of any such financial information
from time to time during the Lease Term, Tenant shall be deemed to automatically represent and warrant to Landlord that the financial
information delivered to Landlord is true, accurate and complete, and that there
has been no adverse change in the financial condition of Tenant since the date of the then-applicable fmancial information.

 

    	20

    	 

    

 

Section
16.09. Waiver of Jury Trial. THE LANDLORD AND THE TENANT, TO THE FULLEST EXTENT THAT THEY MAY LAWFULLY DO SO, HEREBY WAIVE
TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY ANY PARTY TO THIS LEASE WITH RESPECT TO THIS LEASE, THE LEASED PREMISES,
OR ANY OTHER MATIER RELATED TO nns LEASE OR THE LEASED PREMISES.

 

Section
16.10. Representations and Warranties. Tenant hereby represents and warrants that: (a) Tenant is duly organized, validly
existing and in good standing (if applicable) in accordance with the laws of the State under which it was organized, (b) Tenant
is authorized to do business in the State where the Building is located, and (c) the individual(s) executing and delivering this
Lease on behalf of Tenant has been properly authorized to do so, and such execution and delivery shall bind Tenant to its terms.

 

Section
16.11. Signage. Tenant may, at its own expense, erect a sign concerning the business of Tenant that shall be in keeping with
the decor and other signs on the Building and in the Development. All signage (including the signage described in the preceding
sentence) in or about the Leased Premises shall be first approved by Landlord and shall be in compliance with the any codes and
recorded restrictions applicable to the sign or the Building. The location, size and style of all signs shall be approved by Landlord.
Tenant agrees, at its sole cost and expense, to maintain any sign in good state of repair, and upon expiration of the Lease Term,
Tenant agrees to promptly remove such signs and repair any damage to the Leased Premises.

 

Section
16.12. Parking. Tenant shall be entitled to the non-exclusive use of the parking spaces designated for the Building by Landlord.
Tenant agrees not to overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the use of the
parking facilities. Landlord reserves the right in its absolute discretion to determine whether parking facilities are becoming
crowded and, in such event, to allocate parking spaces between Tenant and other tenants. There will be no assigned parking unless
Landlord, in its sole discretion, deems such assigned parking advisable. No vehicle may be repaired or serviced in the parking
area and any vehicle brought into the parking area by Tenant, or any of Tenant's employees, contractors or invitees, and deemed
abandoned by Landlord will be towed and all costs thereof shall be borne by the Tenant. All driveways, ingress and egress, and
all parking spaces are for the joint use of all tenants. There shall be no parking permitted on any of the streets or roadways
located within the Development. In addition, Tenant agrees that its employees will not park in the spaces designated visitor parking.

 

Section
16.13. Elk Grove Location. Following the Commencement Date, Landlord shall pay to Tenant $7,000 once per month ("Elk
Grove Contribution") within ten (10) days following receipt of an affidavit executed by an authorized officer of the Tenant
that Tenant has not subleased their space at 2500 Lunt Avenue, Elk Grove, Illinois ("Elk Grove Location").
Landlord's Contribution shall not exceed $84,000 and Landlord's obligation
hereunder shall expire the earlier of: (i) the end of the First Lease Year, (ii) the
date Tenant subleases the Elk Gove Location, (iii) the date the lease for the Elk Grove location is terminated.

 

Section
16.14. 6(b) Contingency. This Lease is contingent upon the Landlord obtaining 6(b) eligibility incentive classification
from the Village of Wheeling.

 

Section 16.15. Time. Time is of the essence
of each term and provision of this Lease.

 

    	21

    	 

    

 

Section 16.16. Consent.
Unless expressly set forth herein to the contrary, where the consent of a party is required, such consent will not be unreasonably
withheld.

 

Section
16.17. Usufruct. Tenant's interest in the Leased Premises is a usufruct, not subject to levy and sale, and not assignable by
Tenant except as expressly set forth herein.

 

Section
16.18. Counterparts; Facsimile. This Lease may be executed in multiple counterparts and shall be valid and binding with
the same force and effect as if all parties had executed the same Lease. A fully executed .pdf or facsimile copy of this Lease
shall be effective as an original.

 

Section
16.19 Rental Tax. Tenant shall pay to Landlord any and all excise, privilege and other taxes, other than net income and estate
taxes, levied or assessed by any federal, state or local authority upon the Rent received by Landlord hereunder, and Tenant shall
pay to Landlord any business ta.x imposed upon Landlord by any governmental authority which is based or measured in whole or in
part by amounts charged or received by Landlord from Tenant under this Lease.

 

ARTICLE 17 - RIGHT OF FIRST
REFUSAL

 

Provided
no Default then exists and further provided this Lease is then in full force and effect, from the execution of this Lease and continuing
throughout the Term, Tenant shall have the right of first refusal ("Expansion Option") as hereinafter described, to lease
the remaining 25,000 square feet of space adjacent to the Leased Premises (the "Expansion Option Space") for a term beginning
on the Expansion Option Commencement Date (defined below). This Expansion Option is exercisable at the following times and upon
the following conditions:

 

Landlord
shall not voluntarily lease the Expansion Option Space to a third party without making such lease (a ''New Lease") or a bona
fide proposal for a New Lease (the "Proposal") subject to Tenant's Expansion Option. Upon the execution of a Proposal,
Landlord shall provide written notice of the Proposal to Tenant ("Landlord's ROFR Notice"). Tenant may exercise its Expansion
Option, if at all, by delivering to Landlord no later than ten (10) days after delivery of Landlord's ROFR Notice, written notice
("Expansion Option Notice") of Tenant's election to include the Expansion Option Space in the Premises. If
Tenant timely exercises the Expansion Option, then: (a) possession of the Expansion Option Space shall be delivered to Tenant
in an "AS-IS" condition on the date set forth in Landlord's ROFR Notice, provided the mechanical systems servicing the
Expansion Option Space shall be in good working order, (b) the commencement date of the Expansion Option Space shall be the date
Landlord delivers possession of the Expansion Option Space to Tenant ("Expansion Option Space Commencement Date"), (c)
Minimum Annual Base Rent, Real Estate Taxes, Insurance Costs and Operating Expenses for the Expansion Option Space shall commence
on the Expansion Option Space Commencement Date and shall be at the per square foot rate set forth in the Proposal, (d) Tenant's
Proportionate Share of shall be appropriately adjusted based on the additional square footage added to the Leased Premises, (e)
Landlord shall not be required to perform any work in the Expansion Option Space, (t) the Lease Term for the Leased Premises and
the Expansion Option Space shall be expire upon the later of: (i) the expiration of the Lease Term, or (ii) the expiration of the
term of the lease for the Expansion Option Space as set forth in the Proposal, (g) Tenant shall be responsible for demising work
and construction of all improvements in the Expansion Option Space, and (h) Tenant and Landlord shall execute an amendment to this
Lease including the Expansion Option Space in the Leased Premises on the same terms as the Lease, except as set forth above (including
a new workletter by which Tenant will perform the work in the Expansion Option Space). Tenant's occupancy of the Expansion Option
Space prior to the Expansion Option Space Commencement Date shall be subject to all the requirements of this Lease other than those
requiring payment of Rent and shall be solely for purposes of performing construction in the Expansion Option Space and otherwise
preparing for occupancy of the Expansion Option Space.

 

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Except
as provided in the preceding paragraph, if Tenant fails or is unable to timely exercise its Expansion Option, such right shall
lapse, time being of the essence with respect to the exercise thereof (it being understood that Tenant's Expansion Option is a
one-time right only). If required pursuant to a separate agreement, Landlord shall be obligated to pay a prorated commission to
Broker with respect to the Expansion Option Space leased by Tenant (if any) pursuant to this Article 17 and Tenant and Landlord
shall each indemnify the other against all costs, expenses, attorneys' fees, and other liability for commissions or other compensation
claimed by any broker or agent claiming the same by, through, or under the indemnifying party. Tenant's rights under this Article
shall terminate if: (a) this Lease or Tenant's right to possession
of the Leased Premises is terminated, or (b) Tenant assigns any of its interest in this Lease or sublets any portion of the Leased
Premises.

 

(SIGNATURES CONTAINED
ON FOLLOWING PAGE)

 

    	23

    	 

    

 

	LANDLORD:	 	TENANT:
	 	 	 
	120 Palatine  LLC, an
Illinois  limited  liability company	 	Lansal Inc. d/b/a Hot Mama's, a
Massachusetts corporation

 

	By:	/s/ Barry Sidel	 	By:	/s/ Matthew Morse
	Name:	Barry Sidel	 	Name: 	Matthew Morse
	Its:	Managing Member	 	Its:	President

 

    	24

    	 

    

 

EXHIBIT A 

 

LEASED PREMISES

 

    	25

    	 

    

 

EXHIBITB

 

LANDLORD'S WORK

 

1.          Landlord's
Obligations. Tenant has personally inspected the Leased Premises and accepts the same "AS IS" without representation
or warranty by Landlord of any kind and with the understanding that Landlord shall have no responsibility with respect thereto
except to construct and install within the Leased Premises, in a good and workmanlike manner, the Landlord's Work, in accordance
with this Exhibit B, including the plan attached hereto prepared by ARSA dated                       

 

2.          Tenant
Delay. Notwithstanding anything to the contrary contained in the Lease, if Substantial
Completion of the Landlord's Work is delayed beyond the Target Commencement Date as a result of Tenant Delay (as hereinafter defined),
then, for purposes of determining the Commencement Date, Substantial Completion of the Landlord's Work shall be deemed to have
occurred on the date that Substantial Completion of the Landlord's Work would have occurred but for such Tenant Delay. Without
limiting the foregoing, Landlord shall use commercially reasonable speed and diligence to Substantially Complete the Landlord's
Work on or before the Target Commencement Date.

 

3.          Commencement
Date Certificate. Promptly following the Commencement Date, Tenant shall execute Landlord's Commencement Date Certificate in
substantially the form attached hereto as Exhibit C and made a part hereof, acknowledging: (a) the Commencement Date of
this Lease, and (b) except for any punchlist items, that Tenant has accepted the Leased Premises. If Tenant takes possession of
and occupies the Leased Premises, Tenant shall be deemed to have accepted the Leased Premises and that the condition of the Leased
Premises and the Building was at the time satisfactory and in conformity with the provisions of this Lease in all respects, subject
to any punchlist items.

 

4.          Definitions.
For purposes of this Lease: (a) "Substantial Completion"
(or any grammatical variation thereof) shall mean completion of construction of the Landlord's Work, subject only to punchlist
items to be identified by Landlord and Tenant in a joint inspection of the Leased Premises prior to Tenant's occupancy, as established
by a certificate of occupancy for the Leased Premises or other similar authorization issued by the appropriate governmental authority,
if required, and (b) "Tenant Delay" shall mean any delay in the completion of the Landlord's Work attributable to Tenant,
including, without limitation (i) Tenant's failure to meet any time deadlines specified herein, (ii) Change Orders, (iii) the performance
of any other work in the Leased Premises by any person, firm or corporation employed by or on behalf of Tenant, or any failure
to complete or delay in completion of such work, (iv) Landlord's inability to obtain an occupancy permit for the Leased Premises
because of the need for completion of all or a portion of improvements being installed in the Leased Premises directly by Tenant,
and (v) any other act or omission of Tenant.

 

    	26

    	 

    

 

EXHIBITC

 

Commencement Date Certificate

 

	 	 
	 	 
	 	 

 

RE: Lease Agreement ("Landlord")
and ______________ ("Tenant") for the Leased Premises located at 120
West Palatine, Wheeling, Illinois (the "Leased
Premises"), dated                      
(the "Lease").

 

Dear                      

 

The undersigned, on behalf
of Tenant, certifies to Landlord as follows:

 

		1.	The Commencement Date under the Lease is ________________

 

		2.	The expiration date of the
Lease Term is  ________________

 

		3.	The Lease (including amendments or guaranty, if any)
is the entire agreement between Landlord and Tenant as to the leasing of the Leased Premises and is in full force and effect.

 

		4.	The Landlord has completed the improvements designated
as Landlord's obligation under the lease (excluding punchlist items as agreed upon by Landlord and Tenant), if any, and Tenant
has accepted the Leased Premises as of the Commencement Date.

 

		5.	To the best of the undersigned's knowledge, there are
no uncured events of Default by either Tenant or Landlord under the Lease.

 

IN WITNESS
WHEREOF, the undersigned has caused this Commencement Date Certificate to be executed this _day of                  ,
20_.

 

	 	 	 
	 	By: 	 
	 	Printed Name:  	 
	 	Title:	 

 

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EXHIBITD

 

TENANT OPERATIONS INQUIRY
FORM

 

I. Name
of Company/Contact: ___________________________________________________

 

	2. Address/Phone: 	 	 
	 	 	 

 

3. Provide a brief description of your business
and operations:

 

	 	 

 

4. Will you be required to make filings and
notices or obtain permits as required by Federal and/or State regulations for the operations at the proposed facility? Specifically:

 

	a.	SARA Title ill Section 312 (Tier TI) reports	YES	NO
	 	(> IO,OOOlbs. of hazardous materials STORED at any one time)	 	 
	 	 	 	 
	b.	SARA Title III Section 313 {Tier III) Form R reports	YES	NO 
	 	(> 1O,OOOlbs. of haz.ardous materials USED per year)	 	 
	 	 	 	 
	c.	NPDES or SPDES Stormwater Discharge permit	YES	NO 
	 	(answer ''No" if "No-Exposure Certification" filed)	 	 
	 	 	 	 
	d.	EPA Hazardous Waste Generator ID Number	YES	NO

 

5.  Provide a
list of chemicals and wastes that will be used and/or generated at the proposed location. Routine office and cleaning supplies
are not included. Make additional copies if required.

 

	Chemical Waste	 	
        Approximate Annual Quantity

        Used or Generated
	 	
        Storage Container(s)

        (i.e. Drums, Cartons, Totes,

        Bags,

        AM,
        USTs, etc)

	NIA	 	NIA	 	NIA

 

    	28

    	 

    

 

EXIDBITE

 

RULES AND REGULATIONS

 

1.           The
sidewalks, entrances, driveways and roadways serving and adjacent to the Leased Premises shall not be obstructed or used for any
purpose other than ingress and egress. Landlord shall control the Common Areas.

 

2.          No
awnings or other projections shall be attached to the outside wails of the Building. No curtains, blinds, shades or screens shall
be attached to or hung in, or used in connection with, any window or door of the Leased Premises other than Landlord standard window
coverings without Landlord's prior written approval. All electric ceiling fixtures hung in offices or spaces along the perimeter
of the Building must bt: fiuon:sct:ut, of a quality, type, design and tube color approved by Landlord. Neither the interior nor
the exterior of any windows shall be coated or otherwise sun screened without written consent of Landlord.

 

3.          No
sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by any tenant on, about or from any
part of the Leased Premises, the Building or in the Common Areas including the parking area without the prior written consent of
Landlord. In the event of the violation of the foregoing by any tenant, Landlord may remove or stop same without any liability,
and may charge the expense incurred in such removal or stopping to tenant.

 

4.          The
sinks and toilets and other plumbing fixtures shall not be used for any purpose other than those for which they were constructed,
and no sweepings, 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 subtenants, assignees or any of their servants, employees, agents, visitors or licensees
shall have caused the same.

 

5.          No
boring, cutting or stringing of wires or laying of any floor coverings shall be permitted, except with the prior written consent
of the Landlord and as the Landlord may direct. Landlord shall direct electricians as to where and how telephone or data cabling
are to be introduced. The location of telephones, call boxes and other office equipment affixed to the Leased Premises shall be
subject to the approval of it Landlord.

 

6.          No
bicycles, vehicles, birds or animals of any kind (except seeing eye dogs) 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 Leased Premises, except microwave cooking, and the preparation
of coffee, tea, hot chocolate and similar items for tenants and their employees. No tenant shall cause or permit any unusual or
objectionable odors to be produced in or permeate from the Leased Premises.

 

7.          The
Leased Premises shall not be used for manufacturing, unless such use conforms to the zoning applicable to the area, and the Landlord
provides written consent. No tenant shall occupy or permit any portion of the Leased Premises to be occupied as an office for the
manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or a
dance, exercise or music studio, or any type of school or daycare or copy, photographic or print shop or an employment bureau without
the express written consent of Landlord. The Leased Premises shall not be used for lodging or sleeping or for any immoral or illegal
purpose.

 

8.          No
tenant shall make, or permit to be made any unseemly, excessive or disturbing noises or disturb or interfere with occupants of
this or neighboring buildings or premises or those having business with them, whether by the use of
any musical instrument, radio, phonograph, unusual noise, or in any other way. No tenant shall throw anything out of doors, windows
or down the passageways.

 

    	29

    	 

    

 

9.        No
tenant, subtenant or assignee nor any of its servants, employees, agents, visitors or licensees, shall at any time bring or keep
upon the Leased Premises any flammable, combustible or explosive fluid, chemical or substance or firearm.

 

10.      No
additional locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be
made to existing locks or the mechanism thereof. Each tenant must upon the termination of his tenancy, restore to the Landlord
all keys of doors, offices, and toilet rooms, either famished to, or otherwise procured by, such tenant and in the event of the
loss of keys so furnished, such tenant shall pay to the Landlord the cost of replacing the same or of changing the lock or locks
opened by such lost key if Landlord shall deem it necessary to make such changes.

 

11.    No
tenant shall overload the floors of the Leased Premises. All damage to the floor, structure or foundation of the Building due to
improper positioning or storage items or materials shall be repaired by Landlord at the sole cost and expense of tenant, who shall
reimburse Landlord immediately therefor upon demand.

 

12.       Each
tenant shall be responsible for all persons entering the Building at tenant's invitation, express or implied. Landlord shall in
no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. In
case of an invasion, mob not, public excitement or other circumstances rendering such action advisable in Landlord's opinion,
Landlord reserves the right without any abatement of Rent to require all persons to vacate the Building and to prevent access to
the Building during the continuance of the same for the safety of the tenants and the protection of the Building and the property
in the Building.

 

13.       Canvassing,
soliciting and peddling in the Building are prohibited, and each tenant shall report and otherwise cooperate to prevent the same.

 

14.       All
equipment of any electrical or mechanical nature shall be placed by tenant in the Leased Premises in settings that will, to the
maximum extent possible, absorb or prevent any vibration, noise or annoyance.

 

15.       There
shall not be used in any space, either by any tenant or others, any hand trucks except those equipped with rubber tires and rubber
side guards.

 

16.       The
scheduling of tenant move-ins shall be before or after normal business hours and on weekends, subject to the reasonable discretion
of Landlord.

 

17.       The
Building is a smoke-free Building. Smoking is strictly prohibited within the Building. Smoking shall only be allowed in areas designated
as a smoking area by Landlord. Tenant and its employees, representatives, contractors or invitees shall not smoke within the Building
or throw cigar or cigarette butts or other substances or litter of any kind in or about the Building, except in receptacles for
that purpose. Landlord may, at its sole discretion, impose a charge against monthly rent of $50.00 per violation by tenant or any
of its employees, representatives, contractors or invitees, of this smoking policy.

 

18.       Tenant
will insure that all doors are securely locked, and water faucets, electric lights and electric machinery are turned off before
leaving the Building.

 

    	30

    	 

    

 

19.       Tenant,
its employees, customers, invitees and guests shall, when using the parking facilities in and around the Building, observe and
obey all signs regarding fire lanes and no-parking and driving speed zones and designated handicapped and visitor spaces, and when
parking always park between the designated tines. Landlord reserves the right to tow away, at the expense of the owner, any vehicle
which is improperly parked or parked in a no-parking zone or in a designated handicapped area, and any vehicle which is left in
any parking lot in violation of the foregoing regulation. All vehicles shall be parked at the sole risk of the owner, and Landlord
assumes no responsibility for any damage to or loss of vehicles.

 

20.       Tenant
shall be responsible for and cause the proper disposal of medical waste, including hypodermic needles, created by its employees.

 

21.       No
outside storage is permitted including without limitation the storage of trucks and other vehicles.

 

22.       No
tenant shall be allowed to conduct an auction from the Leased Premises without the prior written consent of Landlord.

 

It
is Landlord's desire to maintain in the Building, Development and Common Areas the highest standard of dignity and good taste consistent
with comfort and convenience for tenants. Any action or condition not meeting this high standard should be reported directly to
Landlord. The Landlord reserves the right to make such other and further rules and regulations as in its judgment may from time
to time be necessary for the safety, care and cleanliness of the Building and Common Areas, and for the preservation of good order
therein.

 

    	31

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