Document:

Exhibit
10.2

 

LEASE
AGREEMENT

 

THIS
LEASE AGREEMENT (“Lease”) is made effective as of this 1st day of February, 2020 (the “Effective
Date”), by and between PW CO CanRE Sherman 6 LLC, a Colorado LLC, with an address of which for notice purposes is
301 Winding Road, Old Bethpage, New York 11804 (“Landlord”) and Green Street LLC (whose 100% owner is
Michael Pi), a Colorado LLC, with an address of which for notice purposes is 20319 Tamarack Lane, Ordway, CO 81063 (“Tenant”).

 

WHEREAS,
on or prior to the date hereof, Tenant has transferred all of its right, title and interest in that certain 5.0 acre parcel of
property on that certain lot identified as Lot 6, Sherman Subdivision, Ordway, Colorado 81063 (the “Property”)
to Landlord; and

 

WHEREAS,
in connection with the lease of the Property by Tenant, Tenant has agreed to purchase, install and construct that certain 15,120
square foot Nexus greenhouse and 2,500 square foot head-house as well as an approximately 5,000 square foot outdoor growing and
processing support building (collectively, the “Buildings”) and Landlord has agreed to provide certain funds
towards the cost of such construction at the Property based upon an agreed upon budget of Landlord costs as attached hereto as
Exhibit 4.3 (the “Project Budget”); and

 

WHEREAS,
as a condition of this Lease, Michael Pi (the “Guarantor”) has agreed to unconditionally guarantee the payment
and performance of this Lease pursuant to the terms and conditions of those certain guarantees executed and delivered of even
date herewith;

 

NOW,
THEREFORE, for good and valuable consideration the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant,
intending to be legally bound, enter into the Lease on the following terms, conditions and covenants:

 

1.
PROPERTY; TERM.

 

1.1
PREMISES On or prior to the date hereof, Tenant has transferred all of its right, title and interest in the Property to Landlord,
which Property includes approximately 5 acres of real property. Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the Property, being that certain property identified as Lot 6, Sherman Subdivision, Ordway, Colorado 81063, for all purposes
of this Lease and irrespective of any variation thereof which might ever be determined by measurement (together, the land and
Buildings shall be referred to as the “Premises”). The Premises is situated on the real property described
by address in Exhibit A attached hereto and also depicted along with the approximate location of the Premises on
that certain site plan (the “Site Plan”) attached hereto as Exhibit A-1. The Buildings and the
location of the Premises and the Greenhouse are as shown on the Site Plan attached hereto as Exhibit A-1.

 

    	 

     

    

 

1.2
LEASE TERM. The term of this Lease (“Term”) shall be two hundred forty (240) full calendar months
plus the portion of the month in which the Commencement Date defined below occurs if the Commencement Date is other than the first
day of the month; and subject to the possibility of two (2) options to renew, each for a period of five (5) years, subject to
the terms, timing, conditions and rents applicable thereto as specified below. The continuation of the Term into any such renewal
option shall also be deemed to give rise to a period called part of the Term hereunder. The Term shall commence on February
1, 2020 (the “Commencement Date”). Tenant shall have no right to possession of the Premises until Tenant
has provided Landlord with a certificate of insurance evidencing the insurance coverages that Tenant is obligated to maintain
pursuant to this Lease together with a copy of its validly issued and currently effective Colorado State license to operate a
Medical Marijuana Cultivation Facility and a Medical Marijuana Manufacturing Facility. Notwithstanding tender and the occurrence
of the Commencement Date, Tenant is expressly prohibited from commencing its contemplated use hereunder in and at the Premises,
except for the Minor Preparations (defined below), until such time as the conditions above in this Paragraph have been satisfied
and all Permits and Approvals (defined below) have been secured and reasonably evidenced to Landlord. “Minor Preparations”
means minimal preparations for operations such as installation of security cameras, patching, décor placements, and similar
activities but expressly excluding any actual performance of physical construction or permanent improvements (and where in doubt,
Landlord will promptly reasonably respond with a decision as to any specific activity to be taken which Tenant believes should
qualify as Minor Preparations, advising if same is or is not Minor Preparations).

 

1.2.1
Cannabis Use Permits: Tenant acknowledges and agrees and Landlord requires, that Tenant shall secure all State of Colorado
and all County of Crowley, Colorado required licenses and approvals of all applicable jurisdictions and regulatory bodies, including
those required under the Marijuana Code, Title 44, Article 10, Section 101 et. seq. and any and all applicable rules, and regulations
promulgated pursuant thereto, as such may be amended or substituted from time to time (the “Marijuana Code”)
to operate for its intended medical marijuana cultivation and manufacturing facility, and any other permitted use per Tenant’s
permit, including without limitation, those necessary to be in compliance with the Marijuana Code (collectively, the “Cannabis
Use Permits”). Tenant shall evidence all such Cannabis Use Permits by providing a copy of same to Landlord. Tenant covenants
and agrees that during the Term of this Lease Tenant shall use its best efforts to keep all such Cannabis Use Permits in full
force and effect with the State of Colorado at that time and to materially comply with all applicable laws, rules and regulations
including the Marijuana Code.

 

1.2.2
Zoning Approval: On or before commencing formal operations at the Property, Tenant shall, at its sole cost and expense,
secure all required local permits, licenses and approvals, including any local land use and zoning permits necessary for their
operation (together with the Cannabis Use Permits, “Permits and Approvals”) required to commence operations
for its cultivation/manufacturing facility and shall provide Landlord with a copy of all such Permits and Approvals showing their
effectiveness with no appeals pending, no appeal instituted and no petition filed (the “Appeals Process”).
Tenant covenants and agrees to use its best efforts to obtain all Permits and Approvals. Without cost to Landlord, Landlord will
reasonably cooperate with Tenant on request in Tenant’s efforts to secure its Permits and Approvals; provided, “reasonably
cooperate” means reasonably responding to inquiries to reasonably confirm facts or information and otherwise acting in a
reasonable manner consistent with the purposes of this Lease toward the goal of enabling Tenant to secure its Permits and Approvals
including executing applications that owners are required to sign or join in with tenants. Tenant shall evidence immediately to
Landlord each and all of the Permits and Approvals as same are secured by Tenant.

 

1.2.3
Termination for Failure of Permits and Approvals:

 

(a)
After the Commencement Date: If for any reason Tenant shall suffer a loss of its required Permits and Approvals, including
through State revocation as described in the Marijuana Code, Tenant shall immediately in writing notify Landlord and shall immediately
cease all marijuana cultivation and/or manufacturing business operations and activities, as applicable, in and at the Premises
which otherwise are permitted by this Lease until such time as the applicable lost and/or revoked Permits and Approvals have been
re-secured and reasonably evidenced to Landlord. In addition:

 

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(i)
Without Fault: Should Tenant secure its Permits and Approvals but, then suffer a loss thereof, but only if such loss arises
by reason of either a loss of local zoning approval or a revocation or loss of any of the Permits and Approvals, and such occurrence
arises through no fault, no inaction, no omission, and no other conduct or action of Tenant which conduct or action is in breach
of this Lease or material breach by Tenant of the Marijuana Code, such event shall be called an “Excused Loss of Approvals.”
In case of an Excused Loss of Approvals, Tenant shall immediately notify Landlord in writing upon receipt of written notice of
same and Tenant may thereafter at any time until such lost Permits and Approvals have been re-secured, terminate this Lease upon
delivery of written notice of such termination (an “Excused Termination”); provided, such an Excused Termination
shall not be effective until the ninetieth (90th) day after the giving of written notice of such termination unless
Landlord elects for such Excused Termination to be effective sooner (including retroactively to the date of such loss). An Excused
Termination shall be deemed and treated as though the Lease had been thereby automatically amended to establish such termination
date as the date of natural expiration of the Term without renewal, extension or other option exercise (with any previously exercised
option automatically thereby deemed withdrawn).

 

(ii)
With Fault: Should Tenant secure its Permits and Approvals during the above noted period but, thereafter suffer a loss
thereof but only if such loss arises by reason of either a loss of local zoning approval or a revocation or loss of any of the
Permits and Approvals where such loss or revocation so arises through fault, inaction, omission, or other conduct or action of
Tenant which conduct or action is in breach of this Lease or material breach by Tenant of the State rules and regulations and
laws which govern under the Permits and Approvals, such event shall be called an “Unexcused Loss of Approvals”.
In case of an Unexcused Loss of Approvals, Tenant shall immediately notify Landlord in writing upon written receipt of same and
Landlord may thereafter at any time until such lost Permits and Approvals have been re-secured, terminate this Lease upon delivery
of written notice of such termination (an “Unexcused Termination”); provided, such an Unexcused Termination
shall not be effective until the ninetieth (90th) day after the giving of written notice of such termination. During
such 90-day period, if Tenant is able to re-secure such lost Permits and/or Approvals, as applicable, the Unexcused Termination
will not take effect. In case of an Unexcused Termination, same shall also constitute a breach and default of this Lease for which
all remedies of Landlord shall be cumulative.

 

1.2.4
Landlord’s Right of Termination for Legal Climate Risk Change: If at any time during the Term(s) of the Lease, the
legal landscape in which Colorado sanctioned and approved use herein contemplated interplays with the Federal Issues (defined
below), is altered such that there has occurred or there is imminent to occur (or actually occurring) a seizure of Landlord’s
property, or imminent to occur (or actually occurring) Federal action to impose or seek criminal sanctions or civil forfeiture
upon Landlord or any of its assets by reason of this Lease and/or the related activities contemplated herein to occur (or occurring),
then Landlord may terminate the Lease upon 30 days’ prior written notice to Tenant of termination, whereupon the Lease shall
be deemed and treated as though it had naturally expired on the indicated termination date set forth in such notice, unless Tenant
is able to prevent or cure, as applicable, the material adverse consequence prior to such termination date and provided further,
during such thirty (30) day period, Tenant shall cease any operation or activity to the extent necessary to address the actual
threat to Landlord as credibly presented and communicated in writing to Tenant. Landlord expressly acknowledges, however, that
the current legal landscape as of the Effective Date hereof, including the current status of Federal Issues, shall not in and
of itself constitute such a legal climate risk change permitting any such termination. Upon any such termination, Landlord shall
not have any obligation to reimburse or recompense Tenant for any costs Tenant has incurred related to Tenant’s improvements
of the Premises; the Buildings shall remain on the Property; and in any event rents and charges hereunder shall remain due and
owing through any actual termination date arising.

 

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2.
RENT AND OTHER CHARGES.

 

2.1
BASE RENT. Tenant agrees to pay monthly rent (“Base Rent”) on the first day of each month of the Term, together
with any and all rental, sales or use taxes levied by any governmental body for the use or occupancy of the Premises and any rent
or other charges payable hereunder in accordance with the Rent Schedule attached as Exhibit 2.1.

 

2.1.1
If the Commencement Date should be a date other than the first day of a calendar month, then the first installment of Base Rent
shall be prorated by multiplying the regular monthly installment of Base Rent by a fraction, the numerator of which is the number
of days from the Commencement Date through the final day of the first calendar month of the Term and the denominator of which
is the total number of days in the calendar month in which the Commencement Date occurs. In such event, Lease Month 1 would commence
on the first day of the calendar month following the month in which the Commencement Date occurs.

 

2.1.2
Rent Payment Address: Base Rent (and any and all other items of rent, additional rent or sums due Landlord hereunder) shall
be paid without demand, without necessity of notice, without reduction, without set off and without deduction in wire transfer
of immediately available funds or by check or money order to Landlord at 301 Winding Road, Old Bethpage, New York 11804 or such
other address as Landlord directs in writing from time to time at least 30 days prior to next rental installment where such writing
is given in accordance with the notice provisions of this Lease. Rent may NOT be paid in cash.

 

2.1.3
Notwithstanding anything to the contrary contained herein, Base Rent (but not Tenant’s Operating Expenses
(as hereinafter defined)) shall be abated (and the total of all such rents so abated are herein called the “Abated Rent”)
throughout and during the first six (6) months of the Lease Term. Any rents hereunder due for a partial month shall be pro-rated
based upon the number of days in such month.

 

2.2
LATE CHARGES. If any Base Rent or other payment due under this Lease is not received by Landlord within ten (10) days of the due
date of such payment, Tenant shall pay, In addition to such payment a late charge equal to the greater of (i) three percent (3.0%)
of the payment which is past due or (ii) Two Hundred Fifty and No/100 Dollars ($250.00). If any payment due from Tenant shall
remain overdue for more than ten (10) days, interest shall accrue daily on the past due amount from the date such amount was due
until paid or judgment is entered at a rate equivalent to the lesser of ten percent (10%) per annum and the highest rate permitted
by law. Interest on the past due amount shall be in addition to and not in lieu of the three percent (3.0%) late charge or any
other remedy available to Landlord.

 

2.3
ADDITIONAL RENT. This Lease shall be deemed to be a “triple net” lease, it being the express understanding and intent
of Landlord and Tenant that the Base Rent due hereunder shall be absolutely net to Landlord and that all costs and expenses for
the Premises, to the extent practicable, shall be paid directly to the applicable service provider or entity charging such expense
by Tenant. Except as otherwise expressly set forth herein, Tenant shall pay all expenses arising in connection with the Premises,
including without limitation, all Operating Expenses (as hereinafter defined). All charges payable by Tenant under the terms of
this Lease other than Base Rent are called “Additional Rent.” The term “Rent” shall mean
Base Rent and Additional Rent.

 

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2.4
OPERATING EXPENSES.

 

2.4.1
DEFINITIONS. For all purposes of this Lease, the following terms shall have the meanings ascribed to them herein.

 

2.4.1.1
“Operating Expenses” shall mean any reasonable and actual expenses incurred whether by Landlord or by others
on behalf of Landlord, arising out of Landlord’s maintenance, operation, management, insuring, repair, replacement (if such
replacement is required under any Applicable Law that was not in effect or not applicable to the Property on the Commencement
Date) and administration of the Buildings and the Premises including, without limitation: (i) all real estate, personal property
and other ad valorem taxes, and any other levies, charges, local improvement rates, and assessments whatsoever assessed or charged
against the Buildings, the Premises and the equipment and improvements owned by Landlord therein contained, including any amounts
assessed or charged in substitution for or in lieu of any such taxes, excluding only income or capital gains taxes imposed upon
Landlord, and including all fees and costs associated with the appeal of any assessment on taxes; (ii) insurance that Landlord
is obligated or permitted to obtain under this Lease and any reasonable industry standard deductible amount applicable to any
claim made by Landlord under such insurance; (iii) security, if any is provided by Landlord; (iv) landscaping and pest control;
(v) wages and benefits, and all taxes thereon, payable to employees of Landlord and Landlord’s property manager whose duties
are directly connected with the operation and maintenance of the Premises; and (vi) dues and assessments under any applicable
deed restrictions or declarations of covenants and restrictions.

 

2.4.1.2
Operating Expenses shall, however, exclude: (i) interest and amortization on mortgages and other debt costs or ground lease payments,
if any; (ii) depreciation of Buildings and other improvements (except permitted amortization of certain capital expenditures);
(iii) legal fees in connection with leasing, tenant disputes or enforcement of leases; (iv) real estate brokers’ commissions
or marketing costs; (v) improvements or alterations to tenant spaces not required by law or Landlord’s insurance underwriting
standards; (vi) the cost of providing any service directly to, and paid directly by, any tenant; (vii) costs of any items to the
extent Landlord receives reimbursement from insurance proceeds or from a warranty or other such third party (such proceeds to
be deducted from Operating Expenses in the year in which received); and (viii) capital expenditures, except those (a) made primarily
to reduce Operating Expenses or increases therein, or to comply with laws or insurance requirements (excluding capital expenditures
to cure violations of laws or insurance requirements that existed prior to the date of this Lease), or (b) for replacements (as
opposed to Buildings or new improvements); provided, any such permitted capital expenditure shall be amortized (with interest
at the prevailing loan rate available to Landlord when the cost was incurred) over: (x) the period during which the reasonable
estimated savings in Operating Expenses equals the expenditure, if applicable, or (y) the useful life of the item as reasonably
determined by Landlord, but in no event fewer than five (5) years nor more than ten (10) years. For clarity, Operating Expenses
shall exclude any administrative fees above, the management fee described in Section 2.4.1.1(v) and any penalties, late or late
fees associated with Landlord’s failure to pay an expense timely.

 

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2.4.2
PAYMENT OF OPERATING EXPENSES. In addition to the payment of Base Rent, Tenant shall pay to Landlord all Operating Expenses in
accordance with the terms hereof. Landlord shall bill Tenant for its Operating Expenses as incurred and such payment will be due
in full with the next monthly rent payment. All such amounts are deemed items of Additional Rent and are subject to sales tax
(if applicable) which Tenant shall pay together with all such moneys as and when paid to Landlord.

 

2.4.3
UTILITIES; JANITORIAL SERVICES.

 

2.4.3.1
Utilities at the Premises. Tenant shall be solely responsible for and shall promptly pay directly to the service providers
all charges for gas, heat, light, electricity, water, sewer, security, power, telephone and any other utility or service used
in or servicing the Premises exclusively and all other costs and expenses involved in the care, maintenance, and use thereof and
not related to the rest of the Buildings.

 

2.4.3.2
Property Services. Tenant shall be solely responsible for and shall promptly pay for all window washing, janitorial service
and trash and debris removal charges relating to the Premises. Tenant shall maintain the Premises in a clean and orderly fashion.

 

3.
USE OF PROPERTY.

 

3.1
PERMITTED USES. Tenant may use the Premises for a State of Colorado officially sanctioned, approved, permitted and authorized
medical marijuana cultivation/manufacturing facility as further described below, being a Colorado licensed “Medical Marijuana
Cultivation and Manufacturing Facility” as more particularly defined and described in the Marijuana Code, in compliance
with all of the Permits and Approvals described above, or for any other use permitted by the Marijuana Code (the “Permitted
Use”); and for no other use or purpose whatsoever if not in compliance with the Permits and Approvals. Tenant shall
NOT be permitted to sell any product to be consumed on site whatsoever. Landlord and Tenant acknowledge and agree that the Permitted
Use is the intended use to be permitted under this Lease. Notwithstanding anything herein to the contrary, Landlord acknowledges
and agrees that Tenant’s Permitted Use shall not be a violation of this Lease while and so long as Tenant is properly licensed,
permitted and approved with all Permits and Approvals in good standing (the “Legal Compliance Clarification”).

 

3.2
COMPLIANCE WITH LAWS.

 

3.2.1
LANDLORD’S COMPLIANCE. Tenant shall be responsible for any costs associated with making any modifications to the Buildings
required pursuant to any federal, state or local laws, ordinances, Buildings codes, and rules and regulations of governmental
entities having jurisdiction over the Premises, including but not limited to the Board of Fire Underwriters and the Americans
with Disabilities Act (“ADA”), all regulations and orders promulgated pursuant to the ADA, the Marijuana Code
(collectively, “Applicable Laws”). Landlord shall comply with any and all Marijuana Code provisions specifically
relating to landlords and specifically with respect to ADA for the structure of the Buildings. Further, Tenant shall remain responsible
for ADA compliance for its employees and within the Buildings. Notwithstanding the foregoing, Applicable Laws shall not include
the Federal Controlled Substances Act and any Federal law that may be violated by virtue of being in violation of the Controlled
Substances Act.

 

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3.2.2
TENANT’S COMPLIANCE. Tenant shall materially comply with all Applicable Laws and operational licenses, including without
limitation, the Marijuana Code, and shall promptly comply with all governmental orders and directives for the correction, prevention,
and abatement of any nuisances and any violation of Applicable Laws in, upon, or connected with the Premises, all at Tenant’s
sole expense. Tenant warrants that all improvements or alterations of the Premises made by Tenant or Tenant’s employees,
agents or contractors, either prior to Tenant’s occupancy of the Premises or during the Term, will comply with all Applicable
Laws, including any and all on site security requirements set forth under Applicable Laws or as otherwise reasonably required
by Landlord given the safety concerns associated with the Permitted Use hereunder. In the event that (i) Tenant’s specific
use and occupancy of the Premises, or (ii) any alterations to the Premises performed by or on behalf of Tenant pursuant to this
Lease, necessitates or triggers any modifications (including structural modifications) to the Premises or Buildings or alterations
to the Buildings systems, the same shall be made by Landlord pursuant to a budget reasonably agreed upon by Landlord and Tenant
and promptly reimbursed by Tenant within thirty (30) days after written demand by Landlord, including backup substantiating Tenant’s
proportionate share of the expenses. In addition, Tenant warrants that its use of the Premises will be in material compliance
with all Applicable Laws subject to the Legal Compliance Clarification.

 

3.3
HAZARDOUS MATERIAL. Throughout the Term, Tenant will not bring upon the Premises or release, discharge, store, dispose, or transport
of any Hazardous Materials (as hereinafter defined) on, under, in, above, to, or from the Premises or the Buildings, except that
de minimis quantities of Hazardous Materials may be used in the Premises as permitted by the Marijuana Code and as necessary for
the customary maintenance of the Premises provided that same are used, stored and disposed of in strict compliance with Applicable
Laws. For purposes of this provision, the term “Hazardous Materials” will mean and refer to any wastes, materials,
or other substances of any kind or character that are or become regulated as hazardous or toxic waste or substances, or which
require special handling or treatment, under any Applicable Laws.

 

If
Tenant’s activities at the Premises or Tenant’s use of the Premises (a) result in a release of Hazardous Materials
that is not in compliance with Applicable Laws or permits issued thereunder; (b) gives rise to any claim that requires a response
under Applicable Laws or permits issued thereunder; (c) causes a significant public health threat; or (d) causes the presence
at the Premises of Hazardous Materials in levels that violate Applicable Laws or permits issued thereunder, then Tenant shall,
at its sole cost and expense: (i) immediately provide verbal notice thereof to Landlord as well as notice to Landlord in the manner
required by this Lease, which notice shall identify the Hazardous Materials involved and the emergency procedures taken or to
be taken; and (ii) promptly take all action in response to such situation required by Applicable Laws, provided that Tenant shall
first obtain Landlord’s approval of the non-emergency remediation plan to be undertaken. Landlord hereby represents that,
to the best of its knowledge (which knowledge is based on a Phase I environmental report that was commissioned for sites that
are within the complex where the Property is located but not the actual Property) as of the Commencement Date, there are no Hazardous
Materials at the Buildings, on the Premises which exceed levels that require remediation or similar clean up or curative action
be taken.

 

Tenant
shall at all times indemnify and hold harmless Landlord against and from any and all claims, suits, actions, debts, damages, costs,
losses, obligations, judgments, charges and expenses (including reasonable attorneys’ fees) of any nature whatsoever suffered
or incurred by Landlord to the extent they were caused by the following activities of Tenant at the Premises during the Term of
this Lease and arise from events or conditions which came into existence after the Commencement Date not caused by Landlord or
other tenants: (i) any release, release, or disposal of any Hazardous Materials at the Premises, Buildings or Property by Tenant,
or (ii) the violation of any Applicable Laws at the Premises pertaining to protection of the environment, public health and safety,
air emissions, water discharges, hazardous or toxic substances, solid or hazardous wastes or occupational health and safety. The
indemnification obligations of Tenant shall survive the expiration or earlier termination of this Lease.

 

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3.4
ACCESS.

 

3.4.1
LANDLORD’S ACCESS. Landlord shall be entitled at all reasonable times and upon reasonable notice to enter the Premises to
examine them and to make such repairs, alterations, or improvements thereto as Landlord is required by this Lease to make or which
Landlord considers necessary or desirable; provided, Landlord shall comply with all Applicable Law, including without limitation
the Marijuana Code, in respect of any such entry; Tenant may require Landlord to be accompanied by a staff member or employee
with any such entry; Landlord will honor any specifically closed-off areas as may be required by law for security and safety.
Tenant shall not unduly obstruct any pipes, conduits, or mechanical or other electrical equipment so as to prevent reasonable
access thereto. Landlord shall exercise its rights under this Section, to the extent possible in the circumstances, in such manner
so as to reduce, if practical, interference with Tenant’s use and enjoyment of the Premises. Subject to the foregoing and
the Marijuana Code, Landlord and its agents have the right to enter the Premises at all reasonable times and upon reasonable notice
to show them to prospective purchasers, lenders, or anyone having a prospective interest in the Buildings, and, during the last
ninety (90) days of the Term or any renewal thereof, to show them to prospective tenants in compliance with all Applicable Laws,
including but not limited to the Marijuana Code. Landlord will have the right at all times to enter the Premises with Tenant or
licensed individual(s) on behalf of the Tenant to escort the Landlord in the event of an emergency affecting the Premises, subject
to any applicable limitations required by the Marijuana Code. Although Landlord shall not have the right to place “For Lease”
signs in the Premises, or upon the exterior of the Premises itself, nothing herein shall limit Landlord’s rights to promote,
advertise, place “For Lease” signs or otherwise market leasing of the Property in whatever lawful manner Landlord
may elect, as long as such manner(s) do not materially interfere with the Premises.

 

3.4.2
TENANT’S ACCESS. Tenant shall have access to the Premises twenty-four (24) hours per day, seven (7) days per week, 365 days
per year; subject to reasonable security measures and except in the event of an emergency, casualty, force majeure or similar
event which causes Landlord to limit access to tenants, which limitation of access shall be for the shortest duration as reasonably
possible and which limitation shall be in accordance with the Marijuana Code.

 

3.5
QUIET POSSESSION. Provided Tenant is not in default beyond applicable notice and cure periods, Tenant shall be entitled to peaceful
and quiet enjoyment of the Premises for the Term without interruption or interference by Landlord or any person claiming through
Landlord.

 

3.6
COVENANTS AND RESTRICTIONS. Tenant hereby acknowledges and agrees that the Buildings, and Tenant’s occupancy thereof, is
subject to all matters of Public Record.

 

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4.
TENANT ALTERATIONS AND IMPROVEMENTS.

 

4.1
TENANT IMPROVEMENTS; CONDITION OF PREMISES. Except as expressly provided in this Lease, Tenant acknowledges and agrees that Landlord
has not undertaken to perform any modification, alteration or improvements to the Premises, and Tenant further waives any defects
in the Premises and acknowledges and accepts the Premises in their “AS IS” condition, and as suitable for the purpose
for which they are leased. Tenant acknowledges and agrees that if Tenant desires to expand its existing operations at the Premises
or elsewhere, Landlord shall have the ability to lease space to Tenant for such operations on comparable terms and conditions
as set forth in this Lease. Tenant shall continue to be responsible for all of its own construction and operational costs and
expenses at all such additional facilities; provided, however, Landlord and Tenant covenant and agree to use their good faith
efforts to cooperate with each other to establish a mutually agreed upon budget, lease terms and the conditions for the lease
by Landlord to Tenant of all such facilities.

 

4.2
TENANT ALTERATIONS. Tenant will not make or allow to be made any alterations in or to the Premises without first obtaining the
written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed; provided, however that
such Landlord consent shall not be required for changes that are not to the exterior, or are not to the structure, or are not
to Buildings systems, or which are merely cosmetic in nature. All Tenant alterations will be accomplished in a good and workmanlike
manner at Tenant’s sole expense, in conformity with all Applicable Laws, including without limitation, the Marijuana Code.
All such contractors performing work for Tenant shall be licensed and bonded contractors. All contractors performing alterations
in the Premises shall carry workers’ compensation insurance, automobile insurance and commercial general liability insurance,
as applicable, in amounts reasonably acceptable to Landlord and shall deliver a certificate of insurance evidencing such coverages
to Landlord prior to commencing work in the Premises. Upon completion of any such work, Tenant shall provide Landlord with “as
built” plans, copies of all construction contracts, and proof of payment for all labor and materials. All alterations or
improvements, except for lighting and lighting fixtures, security systems and millwork and cabinetry to the extent each was paid
for by Tenant, shall remain with the Premises upon Lease termination or expiration and will be surrendered to Landlord along with
the Premises at such time and will be deemed owned by Landlord at all times from and after and upon completion thereof (but rights
to the use of same and Tenant’s obligations to keep in good order, condition and repair and maintain same, as a part of
the Premises, shall remain with Tenant pursuant to this Lease during the term of this Lease). Tenant will have no authority or
power, express or implied, to create or cause any construction lien or mechanics’ or materialmen’s lien or claim of
any kind against the Premises, the Property or any portion thereof. Landlord’s interest in the Premises is not and shall
not be subject to any liens as a result of Tenant’s use or occupancy of the Premises including specifically, without limitation,
for improvements made by Tenant, and all such liens are expressly prohibited. Tenant will promptly cause any such liens or claims
to be released by payment, bonding or otherwise within thirty (30) days after request by Landlord, and will indemnify Landlord
against losses arising out of any such claim including, without limitation, legal fees and court costs. Landlord has the right,
but not the obligation, to discharge any such lien. Any amount paid by Landlord for such purpose and Landlord’s related
reasonable attorneys’ fees shall be paid by Tenant to Landlord upon demand and shall accrue interest at a rate of ten percent
(10%) per annum from the date paid by Landlord until Landlord is reimbursed therefor. NOTICE IS HEREBY GIVEN THAT LANDLORD WILL
NOT BE LIABLE FOR ANY LABOR, SERVICES OR MATERIAL FURNISHED OR TO BE FURNISHED TO TENANT, OR TO ANYONE HOLDING THE PREMISES THROUGH
OR UNDER TENANT, AND THAT NO MECHANICS’ OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS WILL ATTACH TO OR AFFECT
THE INTEREST OF LANDLORD IN THE PREMISES. TENANT WILL DISCLOSE THE FOREGOING PROVISIONS TO ANY CONTRACTOR ENGAGED BY TENANT PROVIDING
LABOR, SERVICES OR MATERIAL TO THE PREMISES.

 

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4.3
TENANT CONSTRUCTION OF IMPROVEMENTS – THE BUILDINGS. Tenant covenants and agrees to lawfully and on a lien free basis, construct
and install the Greenhouse of 15,120 square feet of greenhouse and a 7,520 head house/ancillary space pursuant to the plans and
specifications jointly agreed upon by Landlord and Tenant, all such construction and installation to be done in accordance with
all Applicable Laws, rules and regulations. Such Buildings shall be completed on or before August 31, 2020, which such date may
be extended upon mutual agreement between the Landlord and Tenant, and such construction completion shall be guaranteed by the
Guarantors pursuant to the guarantees attached hereto. Landlord covenants and agrees to fund certain costs of the rolling benches
to be installed in the Greenhouse, the total amount shown on Exhibit 4.3 attached hereto (the “Project Budget”).
Tenant covenants and agrees that Tenant shall be responsible for any and all costs in excess of the Project Budget. Payments for
the Project Budget shall be made based on progress payments based on actual out of pocket expenses incurred to third parties with
the balance of the last twenty percent (20%) being paid upon “completion” which is defined hereunder as the later
to occur of: (i) receipt of a Certificate of Occupancy by the applicable local and State authorities, (ii) receipt of lien waivers
from all contractors who worked on site, and (iii) the commencement of lawful operations in the Buildings. All contractors must
submit insurance certificates naming Landlord prior to commencement of work. In addition to and not by way of limitation of the
foregoing, Tenant covenants and agrees to fund the following prior to final release of funds from Landlord: Security System (for
the Buildings) purchase, installation and such being operational; appropriate and applicable fertigation system purchase, install
and such being operational; and applicable and appropriate environmental controls purchase, install and such being operational.
Purchase of a generator and a second floor of the head house and epoxy flooring installation shall be permitted hereunder but
are optional on Tenant’s part.

 

4.4
FUTURE CONSTRUCTION PROJECTS BY TENANT. Tenant covenants and agrees that Landlord shall be provided with the right (but not the
obligation) to finance future capital projects of Tenant and its key principals at the Property and elsewhere on similar terms
or as otherwise mutually agreed upon by the parties, with all such loans being cross collateralized and cross defaulted with this
Lease, the Guarantees and all other leases Landlord has entered with Tenant. During the Term of this Lease, Tenant and its key
principals covenant and agree that they will NOT own, operate or invest in a facility that is reasonably likely to have a negative
impact on the performance of the Property or their business during the Term of this Lease, without Landlord’s prior written
consent or unless the parties mutually agree that the operations at this Property support the need for additional facilities.
The Guarantors and key principals of Tenant will sufficient and reasonable time and effort and their professional attention on
Tenant’s activities on the Property in priority to other professional activities until Tenant has: (A) reached stabilization
of operations so that all expenses including its Base Rent, operating expenses and all other business expenses are being paid
on a current and timely basis, and (B) established the Working Capital Reserve and such funds are being held in escrow at Tenant’s
bank.

 

5.
INSURANCE AND INDEMNITY.

 

5.1
TENANT’S INSURANCE. Tenant will throughout the Term (and any other period when Tenant is in possession of the Premises)
carry and maintain, at its sole cost and expense, the following types of insurance, which shall provide coverage on an occurrence
basis (except for Tenant’s products liability policy, which shall be on a claims-made basis), in the amounts specified with
deductible amounts reasonably satisfactory to Landlord:

 

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(a)
COMMERCIAL GENERAL LIABILITY INSURANCE. Commercial general liability (“CGL”) insurance with coverage for premises/operations,
personal and advertising injury, products/completed operations and contractual liability with combined single limits of liability
of not less than $1,000,000 with $2,000,000 umbrella for a total of $3,000,000 for bodily injury and property damage per occurrence.

 

(b)
WORKERS’ COMPENSATION. If applicable, workers’ compensation insurance covering all employees of Tenant, if any, as
required by the laws of the State of Colorado,

 

(c)
UMBRELLA COVERAGE. Tenant shall also carry and maintain umbrella coverage with a limit of not less than $5,000,000 per occurrence.

 

(d)
COMPREHENSIVE AUTOMOBILE LIABILITY INSURANCE. Comprehensive automobile liability insurance with a limit of not less than $1,000,000
per occurrence for bodily injury, $500,000 per person and $100,000 property damage or a combined single limit of $1,000,000 for
both Tenant-owned and leased vehicles.

 

(e)
PROPERTY INSURANCE. Insurance of personal property, decorations, trade fixtures, furnishings, equipment, alterations, leasehold
improvements and betterments made by Tenant on a replacement cost basis, with coverage equal to not less than one hundred percent
(100%) of the full replacement value of the insured property. Such insurance shall be written on the ISO Special Perils form including
but not limited to the perils of fire, extended coverage, windstorm, vandalism, malicious mischief and sprinkler leakage, for
the full replacement cost value of the covered items and in amounts that meet any co-insurance clause of the policies of insurance
with a deductible amount not to exceed $10,000. Tenant’s policy will also include business interruption/extra expense coverage
in amounts sufficient to insure twelve (12) months of interrupted business operations at the Premises.

 

All
policies referred to above shall: (i) be taken out with insurers permitted to write policies in Colorado having a minimum A.M.
Best’s rating of A, Class VII or as otherwise permitted by Landlord; (ii) be non-contributing with, and shall apply only
as primary and not as excess to any other insurance available to Landlord or any mortgagee of Landlord; and (iii) contain an obligation
of the insurers to endeavor to notify Landlord not less than thirty (30) days prior to any material change, cancellation or termination
of any such policy except not less than ten (10) days prior in the case of termination due to Tenant’s nonpayment of premiums.
Landlord and Landlord’s property manager, and any mortgagees named by Landlord, shall be named as additional insureds on
the CGL and automobile liability policies. Tenant shall provide certificates of insurance on or before the Commencement Date and
thereafter at times of renewal or changes in coverage or insurer, and, if required by a mortgagee, copies of such insurance policies
certified by Tenant’s insurer as being complete and current promptly upon request. If (a) Tenant fails to take out or to
keep in force any insurance referred to in this Section 5.1, or should any such insurance not be approved by either Landlord or
any mortgagee, and (b) Tenant does not commence and continue to diligently cure such default within five (5) business days after
notice by Landlord to Tenant specifying the nature of such default, then Landlord has the right, without assuming any obligation
in connection therewith, to procure such insurance at the sole cost of Tenant, and all outlays by Landlord shall be paid by Tenant
to Landlord without prejudice to any other rights or remedies of Landlord under this Lease. Tenant shall not keep or use in the
Premises any article that may be prohibited by any fire or casualty insurance policy in force from time to time covering the Premises
or the Buildings.

 

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5.2
LANDLORD’S INSURANCE. During the Term, Landlord, at its option, may carry and maintain the following types of insurance:
(i) property insurance on the Buildings covering “All Risks” perils in an amount equal to the full replacement cost
of the Buildings (excluding any property with respect to which Tenant and other tenants are obliged to insure pursuant to Section
5.1 or similar sections of their respective leases); and (ii) commercial general liability insurance with respect to Landlord’s
operations on the Property. Landlord may maintain any other commercially reasonable insurance coverages relating to the Premises,
or Tenant’s activities and operations therein. All costs of such insurance are properly includable in Operating Expenses
and shall be reimbursed by Tenant.

 

5.3
RELEASE AND WAIVER OF SUBROGATION RIGHTS. The parties hereto, for themselves and anyone claiming through or under them, hereby
release and waive any and all rights of recovery, claim, action or cause of action, against each other, their respective agents,
directors, officers and employees, for any loss or damage to all property, whether real, personal or mixed, located in the Premises
or the Buildings, by reason of any cause against which the releasing party is actually insured or, regardless of the releasing
party’s actual insurance coverage, against which the releasing party is required to be insured pursuant to the provisions
of Sections 5.1 or 5.2. This mutual release and waiver shall apply regardless of the cause or origin of the loss or damage, including
negligence of the parties hereto, their respective agents and employees except that it shall not apply to willful conduct. Each
party agrees to provide the other with reasonable evidence of its insurance carrier’s consent to such waiver of subrogation
upon request. This Section 5.3 supersedes any provision to the contrary which may be contained in this Lease.

 

5.4
INDEMNIFICATION OF THE PARTIES.

 

5.4.1
TENANT’S INDEMNITY. Tenant hereby agrees to indemnify, defend and hold harmless Landlord from and against any and all liability
for any loss, injury or damage, and all costs, expenses, court costs and reasonable attorneys’ fees, imposed on Landlord
by any person whomsoever that occurs (i) in the Premises, except for any such loss, injury or damage that is caused by or results
from the gross negligence or willful misconduct of Landlord, its employees or agents; or (ii) anywhere in the Property outside
of the Premises as a result of the gross negligence or willful misconduct of Tenant, its employees, agents or contractors; or
(iii) imposed upon or suffered by Landlord due to breach or violation of Tenant’s obligations under this Lease which breach
or violation in turn give rise to any such liability, costs, expenses, court costs and reasonable attorneys’ fees suffered
by or imposed upon Landlord by operation of any Federal Issues as defined below at Section 8.2.

 

5.4.2
LANDLORD’S INDEMNITY. Landlord hereby indemnifies Tenant from, and agrees to hold Tenant harmless against, any and all liability
for any loss, injury or damage, including, without limitation, all costs, expenses, court costs and reasonable attorneys’
fees, imposed on Tenant by any person whomsoever, that occurs in the Buildings or anywhere in the Property and that is caused
by or results from the gross negligence or willful misconduct of Landlord or its employees or agents. Landlord expressly does
not indemnify Tenant from any consequence of any Federal Issues.

 

The
provisions of this Section 5.4 shall survive the expiration or earlier termination of this Lease.

 

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6.
DAMAGE, DESTRUCTION AND CONDEMNATION.

 

6.1
DESTRUCTION OR DAMAGE TO PREMISES. If the Premises are at any time damaged or destroyed in whole or in part by fire, casualty
or other causes, Landlord shall have sixty (60) days from such damage or destruction to determine and inform Tenant whether Landlord
will restore the Premises to substantially the condition that existed immediately prior to the occurrence of the casualty, such
restoration to be completed in accordance with all Applicable Laws, including but not limited to, the Marijuana Code. If Landlord
elects to rebuild, Landlord shall complete such repairs to the extent of insurance proceeds within one hundred eighty (180) days
from the end of the sixty (60) day period. If such repairs have not been completed within that 180-day period, and Tenant desires
to terminate the Lease as a result thereof, then Tenant must notify Landlord prior to Landlord’s completion of the repairs
of Tenant’s intention to terminate this Lease. Landlord shall then have ten (10) days after Landlord’s receipt of
written notice of Tenant’s election to terminate to complete such repairs (as evidenced by a certificate of completion).
If Landlord does complete such repairs prior to the expiration of such ten-day cure period, Tenant shall have no such right to
terminate this Lease. Tenant shall, upon substantial completion by Landlord, promptly and diligently, and at its sole cost and
expense, repair and restore any improvements to the Premises made by Tenant to the condition which existed immediately prior to
the occurrence of the casualty. If, in Landlord’s architect’s or general contractor’s reasonable estimation,
the Premises cannot be restored within two hundred forty (240) days of such damage or destruction, then either Landlord or Tenant
may terminate this Lease as of a date specified in such notice, which date shall not be less than thirty (30) nor more than sixty
(60) days after the date such notice is given. Until the restoration of the Premises is complete, there shall be an abatement
or reduction of Base Rent in the same proportion that the square footage of the Premises so damaged or destroyed and under restoration
bears to the total square footage of the Premises, unless the damaging event was caused by the negligence or willful misconduct
of Tenant, its employees, officers, agents, licensees, invitees, visitors, customers, concessionaires, assignees, subtenants,
contractors or subcontractors, in which event there shall be no such abatement.

 

Notwithstanding
the provisions of the foregoing paragraph, if damage to more than fifty percent (50%) of the Premises or destruction of the Premises
shall occur within the last year of the Term, as the same may be extended as provided hereinafter and Landlord notifies Tenant
that (i) Landlord will restore the Premises to their condition prior to the casualty in compliance with all Applicable Laws, including
but not limited to, the Marijuana Code, and (ii) Landlord desires to extend the Term of the Lease with Tenant, then Landlord and
Tenant shall extend the Term for an additional period so as to expire five (5) years from the date of the completion of the repairs
to the Premises, provided Tenant gives written notice to Landlord of Tenant’s agreement to extend the Term within fifteen
(15) days after receipt of Landlord’s notice. Such extension shall be on the terms and conditions provided herein, if an
option to extend this Lease remains to be exercised by Tenant hereunder, or under the terms prescribed in Landlord’s notice,
if no such further extension period is provided for herein. Upon receipt of such notice from Tenant, Landlord agrees to repair
and restore the Premises within a reasonable time in compliance with all Applicable Laws, including but not limited to, the Marijuana
Code. If Tenant refuses or fails to timely extend the Term as provided herein, Landlord at its option shall have the right to
terminate this Lease as of the date of the damaging event, or to restore the Premises and the Lease shall continue for the remainder
of the then unexpired Term, or until the Lease is otherwise terminated as provided herein.

 

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6.2
CONDEMNATION.

 

6.2.1
TOTAL OR PARTIAL TAKING. If the whole of the Premises (provided that if 60% or more of the Premises are taken, Tenant may deem
that all of the Premises are taken), or such portion thereof as will make the Premises unusable, in Landlord’s reasonable
judgment, for the purposes leased hereunder, shall be taken by any public authority under the power of eminent domain or sold
to public authority under threat or in lieu of such taking, the Term shall cease as of the day possession or title shall be taken
by such public authority, whichever is earlier (“Taking Date”), whereupon the rent and all other charges shall
be paid up to the Taking Date with a proportionate refund by Landlord of any rent and all other charges paid for a period subsequent
to the Taking Date. If less than the whole of the Premises, or less than such portion thereof as will make the Premises unusable
as of the Taking Date, is taken, Base Rent and other charges payable to Landlord shall be reduced in proportion to the amount
of the Premises taken. If this Lease is not terminated, Landlord shall repair any damage to the Premises caused by the taking
to the extent necessary to make the Premises reasonably tenantable within the limitations of the available compensation awarded
for the taking (exclusive of any amount awarded for land).

 

6.2.2
AWARD. All compensation awarded or paid upon a total or partial taking of the Premises or Buildings including the value of the
leasehold estate created hereby shall belong to and be the property of Landlord without any participation by Tenant; Tenant shall
have no claim to any such award based on Tenant’s leasehold interest. However, nothing contained herein shall be construed
to preclude Tenant, at its cost, from independently prosecuting any claim directly against the condemning authority in such condemnation
proceeding for damage to, or cost of removal of, stock, trade fixtures, furniture, and other personal property belonging to Tenant;
provided, however, that no such claim shall diminish or otherwise adversely affect Landlord’s award or the award of any
mortgagee.

 

7.
MAINTENANCE AND REPAIRS.

 

7.1
Tenant shall, at its expense, throughout the Term and all renewals and extensions thereof, maintain in good order, condition and
repair the Premises, including but not limited to heating and air conditioning equipment, walls, floors and ceilings, window exteriors,
mechanical and electrical systems and equipment exclusively serving the Premises, electric light fixtures, bulbs, tubes and tube
casings, doors, floor coverings, dock doors, levelers, plumbing system and plumbing fixtures, Tenant’s signs and utility
facilities not maintained by Landlord. Landlord shall extend to Tenant the benefit from warranties on such items, if any, that
have been made by Landlord’s contractors or vendors and to extend to Tenant, as and if available, any bulk buying power
that Landlord may have with such contractors or vendors. If any portion of the Premises or any system or equipment in the Premises
which Tenant is obligated to repair cannot be fully repaired, Tenant shall promptly replace the same, regardless of whether the
benefit of such replacement extends beyond the Term. Tenant shall be responsible for janitorial services and trash removal from
the Premises, at Tenant’s expense. Landlord and Tenant intend that, at all times during the Term, Tenant shall maintain
the Premises in good order and condition and appearances reasonably commensurate with the balance of the Property.

 

All
of Tenant’s obligations to maintain and repair shall be accomplished at Tenant’s sole expense. If Tenant fails to
maintain and repair the Premises as required by this Section, Landlord may, on 10 days’ prior written notice (except that
no notice shall be required in case of emergency), enter the Premises and perform such maintenance or repair on behalf of Tenant;
provided, such entry is made in compliance with all Applicable Laws, including but not limited to, the Marijuana Code. In such
cases, Tenant shall reimburse Landlord immediately upon demand for all costs incurred in performing such maintenance or repair
plus an administration fee equal to five percent (5%) of such actual and reasonable costs or expenses.

 

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7.2
CONDITION UPON TERMINATION. Upon the termination of the Lease, Tenant shall surrender the Premises to Landlord, broom clean and
with all systems in good working order, condition and repair, except for damage caused by casualty, condemnation and ordinary
wear and tear which Tenant was not otherwise obligated to remedy under any provision of this Lease. However, Tenant shall not
be obligated to repair any damage that Landlord is required to repair under Section 7.1. Subject to the foregoing, Tenant shall
repair, at Tenant’s expense, any damage to the Premises and the Buildings caused by the removal of any of Tenant’s
personal property. In no event shall Tenant remove any of the following materials or equipment: any power wiring or power panels;
light fixtures; environmental control systems; heaters, air conditioners, or any other heating or air conditioning equipment (other
than movable equipment brought upon the Premises by Tenant); plumbing fixtures; or other similar Buildings operating equipment.

 

8.
DEFAULT AND REMEDIES.

 

8.1
DEFAULT BY TENANT. The following will be events of default by Tenant under this Lease:

 

(a)
Failure to pay when due any installment of Rent or any other payment required pursuant to this Lease within ten (10) days of due
date;

 

(b)
The filing of a petition for bankruptcy or insolvency under any applicable federal or state bankruptcy or insolvency law; an adjudication
of bankruptcy or insolvency or an admission that it cannot meet its financial obligations as they become due, or the appointment
or a receiver or trustee for all or substantially all of the assets of Tenant; in each of the foregoing cases, if not dismissed
within 30 days of such filing, adjudication, admission or appointment, as applicable; the foregoing shall also apply to any party
guaranteeing the obligations of Tenant under this Lease (each, a “Guarantor”);

 

(c)
A transfer in fraud of creditors or an assignment for the benefit of creditors, whether by Tenant or any Guarantor;

 

(d)
The filing or imposition of a lien against the Premises, the Buildings or the Property as a result of any act or omission of Tenant
and the failure of Tenant to satisfy or bond the lien in its entirety within thirty (30) days after receipt of notice of same;

 

(e)
The liquidation, termination or dissolution of Tenant or any Guarantor, or, if Tenant or any Guarantor is a natural person, the
death of Tenant or such Guarantor;

 

(f)
Failure to cure the breach of any provision of this Lease or any other lease or agreement Landlord and Tenant may be a party to,
other than the obligation to pay Rent, within twenty (20) days after notice thereof to Tenant; provided, however, that if such
breach cannot be cured within such twenty (20) day period using diligent efforts and Tenant promptly commenced efforts to cure
such breach upon receipt of Landlord’s notice thereof, then such cure period shall be extended for so long as Tenant continues
to use diligent efforts to cure, not to exceed a total of sixty (60) days from the date of Landlord’s notice;

 

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(g)
Tenant’s breach of the same provision of this Lease, other than the obligation to pay Rent, more than twice (2) in any twelve
(12) month period;

 

(h)
Failure to deliver, maintain or restore the Security Deposit pursuant to Section 11.1 hereof within the timeframes provided; and

 

(i)
Failure of any of the Guarantors to fulfill the terms and conditions of the Guaranty or the breach of the Guaranty by one of the
Guarantors.

 

8.2
REMEDIES. Upon the occurrence of any event of default set forth in Section 8.1, Landlord shall be entitled to the following remedies:

 

(a)
Landlord may terminate this Lease, dispossess Tenant and recover as damages from Tenant all Rent that is due but unpaid as of
the date of dispossession, plus all other reasonable costs and expenses incurred by Landlord to dispossess Tenant.

 

(b)
Landlord may elect to repossess the Premises and to relet the Premises for Tenant’s account, holding Tenant liable in damages
for all expenses incurred in any such reletting and for any difference between the amount of Rent received from such reletting
and the amount due and payable under the terms of this Lease; provided, however, that Tenant shall not, in such circumstances,
be responsible for any cost to retrofit or alter the Premises.

 

(c)
After the provision of notice and summary proceedings if required by law Landlord may enter the Premises and take any actions
required of Tenant under the terms of this Lease, and Tenant shall reimburse Landlord on demand for any expenses that Landlord
may incur in effecting compliance with Tenant’s obligations under this Lease, and Landlord shall not be liable for any damages
resulting to Tenant from such action.

 

(d)
Landlord may terminate this Lease and declare 100% of all Rent to be paid pursuant to this Lease for the remainder of the Term
to be immediately due and payable, and thereupon such amount shall be accelerated and Landlord shall be entitled to recover the
net present value thereof employing an assumed discount rate of 2% per annum for purposes of present value computation. Landlord
covenants to use its commercially reasonable efforts to mitigate its damages in connection with any such acceleration of Rent.

 

The
above remedies shall be cumulative and shall not preclude Landlord from pursuing any other remedies permitted by law. Landlord’s
election not to enforce one (1) or more of the remedies upon an event of default shall not constitute a waiver. However, notwithstanding
anything else herein, Landlord hereby expressly disclaims, relinquishes and rejects any Landlord’s lien that otherwise by
law, statute or contract might arise in or to any marijuana, marijuana product and/or related products, chemicals or substances
that, the ownership, possession, use, sale or distribution of which, but for the Legal Compliance Clarification, would or might
be deemed contrary to Federal law or Federal regulations or enforcement positions by the Federal government or any agency, arm
or authority thereof (“Federal Issues”).

 

Notwithstanding
any provision of this Lease, Tenant shall not be liable to Landlord or any other person for consequential, special or punitive
damages, including without limitation, lost profits, except in the case where Tenant holds over and causes Landlord to lose a
prospective replacement tenant for the Property.

 

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8.3
COSTS. If any litigation or other court action, arbitration or similar adjudicatory proceeding is commenced by any party to
enforce its rights under this Lease against any other party, all fees, costs and expenses, including, without limitation,
reasonable attorneys’ fees and court costs, incurred by the prevailing party in such litigation, action, arbitration or
proceeding shall be reimbursed by the non-prevailing party; provided, that if a party to such litigation, action, arbitration
or proceeding prevails in part, and loses in part, the court, arbitrator or other adjudicator presiding over such litigation,
action, arbitration or proceeding shall award a reimbursement of the fees, costs and expenses incurred by such party on an
equitable basis.

 

8.4
WAIVER. No delay or omission by Landlord in exercising a right or remedy shall exhaust or impair the same or constitute a waiver
of, or acquiescence to, a default.

 

8.5
DEFAULT BY LANDLORD. In the event of any default by Landlord, Tenant’s exclusive remedy shall be an action for damages,
but prior to any such action Tenant will give Landlord written notice specifying such default with particularity, and Landlord
shall have a period of thirty (30) days following the date of such notice in which to commence the appropriate cure of such default.
Unless and until Landlord fails to commence and diligently pursue the appropriate cure of such default after such notice or complete
same within a reasonable period of time, Tenant shall not have any remedy or cause of action by reason thereof. Notwithstanding
any provision of this Lease, neither Landlord nor any officer, director, partner, shareholder, or member of Landlord shall have
any individual or personal liability whatsoever under this Lease. In the event of any breach or default by Landlord of any term
or provision of this Lease, Tenant agrees to look solely to the equity or interest then-owned by Landlord in the Buildings (together
with insurance proceeds, condemnation awards and sale proceeds), and in no event shall any deficiency judgment be sought or obtained
against Landlord, nor any officer, director, partner, shareholder, or member of Landlord. Notwithstanding any provision of this
Lease, Landlord shall not be liable to Tenant or any other person for consequential, special or punitive damages, including without
limitation, lost profits.

 

9.
PROTECTION OF LENDERS. Landlord represents and warrants that as of the date hereof, there either is no mortgage or ground lease
affecting the Property or if there is a mortgage, the lender holding same shall have confirmed it does not object to this Lease.

 

9.1
SUBORDINATION AND ATTORNMENT. This Lease shall be subject and subordinated at all times to the terms of each and every ground
or underlying lease which now exists or may hereafter be executed affecting the Premises under which Landlord shall claim, and
to the liens of each and every mortgage and deed of trust in any amount or amounts whatsoever now or hereafter existing encumbering
the Premises, Buildings or the Property, and to all modifications, renewals and replacements thereto without the necessity of
having further instruments executed by Tenant to effect such subordination. Tenant, upon demand, shall further evidence its subordination
by executing a subordination and attornment agreement in form and substance mutually acceptable to Tenant and Landlord and its
mortgagee or ground lessor, which subordination and attornment agreement must provide that so long as no default or event which
with the passing of time or giving of notice would constitute a default exists under this Lease, the peaceable possession of Tenant
in and to the Premises, and continued Permitted Use thereof, for the Term shall not be disturbed in the event of the foreclosure
of the subject mortgage or termination of the subject ground or underlying lease affecting the Premises. If Landlord’s interest
in the Buildings or Property is acquired by any ground lessor, mortgagee, or purchaser at a foreclosure sale or transfer in lieu
thereof, Tenant shall attorn to the transferee of or successor to Landlord’s interest in the Lease, Premises, Buildings
or Property and recognize such transferee or successor as Landlord under this Lease. Notwithstanding the foregoing, any mortgagee
under any mortgage shall have the right at any time to subordinate any such mortgage to this Lease on such terms and subject to
such conditions as the mortgagee in its discretion may consider appropriate.

 

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9.2
ESTOPPEL CERTIFICATES. Within ten (10) days of receipt of written request from Landlord, any lender or prospective lender of the
Buildings, or at the request of any purchaser or prospective purchaser of the Buildings, Tenant shall deliver an estoppel certificate,
attaching a true and complete copy of this Lease, including all amendments relative thereto, and certifying with particularity,
among other things, (i) a description of any renewal or expansion options, if any; (ii) the amount of rent currently and actually
paid by Tenant under this Lease; (iii) that the Lease is in full force and effect as modified; (iv) Tenant is in possession of
the Premises; (v) stating whether either Landlord to the best of its knowledge or Tenant is in default under the Lease and, if
so, summarizing such default(s) if known; and (vi) stating whether Tenant or Landlord has any offsets or claims against the other
party and, if so, specifying with particularity the nature and amount of such offset or claim if known. Landlord shall likewise
deliver a similar estoppel certificate within ten (10) days of the receipt of a written request from Tenant, any lender or prospective
lender of Tenant, or assignee approved by Landlord, certifying the status of Tenant’s monetary obligations under this Lease.

 

9.3
TENANT’S FINANCIAL CONDITION AND OTHER OPERATING REPORTS. Tenant shall provide Landlord with: (A) certified financial statements
by an authorized officer of Tenant regarding Tenant’s operations at the Premises, including standard profit and loss statements,
actual sales vs. projected sales, an income statement and balance sheet, all of which show that Tenant has the financial wherewithal
to meet its obligations as they are due within twenty (20) days after the end of each calendar month, (B) certified financials
from an authorized officer or by a third party accounting firm reasonably acceptable to Landlord, to be delivered within 90 days
of the end of each calendar year during the Term, and (C) a personal tax return for each of the Guarantors within 30 days after
April 15th of each Lease Year. Tenant hereby agrees not to make any distributions to owners/investors of Tenant until
such time as Tenant has achieved cash flow sufficient to establish a cash reserve equal to six (6) months of Tenant’s operating
expenses, including but limited to, Rent (the “Working Capital Reserve”). Once Tenant has established the Working
Capital Reserve in Tenant’s bank account (as certified to Landlord monthly), Tenant may distribute excess cash flow earned
thereafter to its owners/investors in accordance with its Operating Agreement. In addition to and not by way of limitation of
the foregoing, Tenant covenants and agrees that during the Term of this Lease, (i) the salaries for the employees and officers
of Tenant shall be as set forth on the attached Exhibit 9.3, all of which will be annually certified as such by an authorized
officer of Tenant on or before January 15th of each Lease year during the Term and (ii) absolutely no additional salary
shall be paid to the officers of Tenant other than as set forth on Exhibit 9.3, and (iii) absolutely no distributions will be
made to owners/investors in Tenant unless and until the Working Capital Reserve amount has been achieved and is being maintained
in Tenant’s bank account. During the Term hereof, Landlord, shall have the right to inspect the books and records of Tenant
during normal business hours and to have an audit of such books and records done at its own expense to confirm the accuracy and
completeness thereof; provided, such audit is performed in connection with all Applicable Laws, including but not limited to,
the Marijuana Code. Landlord and Tenant acknowledge and agree that Landlord is not intended to nor will it actually
have any control over Tenant’s business located at the Premises or elsewhere rather it is intended to support the viability
of Tenant and its ability to meet its financial obligations. This Lease is not intended to enable Landlord to become a “Controlling
Beneficial Owner” or “Passive Beneficial Owner” whatsoever in Tenant as such terms are defined under the Marijuana
Code.

 

    	18

    	 

    

 

10.
LANDLORD’S LIABILITY; CERTAIN DUTIES. As used in the Lease, the term “Landlord” means only the current owner
or owners of the fee title to the Buildings or the leasehold estate under a ground lease of the Buildings at the time in question.
Each landlord is obligated to perform the obligations of Landlord under this Lease only during the time such landlord owns such
interest or title. Any landlord who transfers its title or interest is relieved of all liability with respect to the obligations
of Landlord under this Lease to be performed on or after the date of transfer, provided that such transfer is not for the primary
purpose of avoiding such obligations. However, each landlord shall deliver to its transferee all funds previously paid by Tenant
if such funds have not yet been applied under the terms of this Lease.

 

11.
MISCELLANEOUS PROVISIONS.

 

11.1
SECURITY DEPOSIT. Tenant shall remit to Landlord a security deposit in the amount of Ninety-Five Thousand, Ninety Four Dollars
($95,094.00) by wire transfer of immediately available funds or other form acceptable to Landlord in its reasonable discretion
(“Security Deposit”) on the Effective Date. The Security Deposit represents security for the faithful performance
and observance by Tenant of each and every term of this Lease. Landlord may apply all or part of the Security Deposit to any unpaid
Rent or other charges due from Tenant or to cure any other default of Tenant. The Security Deposit shall not constitute liquidated
damages. If after notice, Tenant fails to cure and Landlord uses any part of the Security Deposit, Tenant shall restore the Security
Deposit to its full amount within ten (10) days after written notice from Landlord. No interest shall accrue to or for the benefit
of Tenant on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts,
and no trust relationship is created with respect to the Security Deposit. Landlord shall not be obligated to return the Security
Deposit to Tenant upon the expiration or earlier termination of the Lease unless and until all of the following events occur:
(i) the payment in full of all Rent due pursuant to the Lease; and (ii) the repair of any and all damage to the Premises beyond
that caused by casualty, condemnation and normal wear and tear.

 

11.2
INTERPRETATION. The captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease and are
not a part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include
the plural and the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other.
In any provision relating to the conduct, acts or omissions of Tenant the term “Tenant” shall include Tenant’s
agents, employees, contractors, invitees, successors or others using the Premises, Buildings or Property with Tenant’s expressed
or implied permission. This Lease will not be construed more or less favorably with respect to either party as a consequence of
the Lease or various provisions hereof having been drafted by one of the parties hereto.

 

11.3
INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS. This Lease is the only agreement between the parties pertaining to the lease
of the Premises and no other agreements either oral or otherwise shall be effective unless embodied herein. All amendments to
this Lease shall be in writing and signed by Landlord and Tenant. Any other purported amendment shall be void.

 

    	19

    	 

    

 

11.4
NOTICES. Any notice or document (other than rent) required or permitted to be delivered by the terms of this Lease shall be in
writing and delivered by: (i) hand delivery; (ii) certified mail, return receipt requested; or (iii) guaranteed overnight delivery
service. Notices to Tenant shall be delivered to the address specified in the introductory paragraph of this Lease. Notices to
Landlord shall be delivered to the address specified in the introductory paragraph of this Lease. All notices shall be effective
upon delivery or attempted delivery during normal business hours. Either party may change its notice address upon notice to the
other party, given in accordance herewith by an authorized officer, partner, or principal.

 

11.5
RADON GAS NOTICE. Radon is a naturally occurring radioactive gas that, when it has accumulated in a Buildings in sufficient quantities,
may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines
have been found in Buildings in Colorado. Additional information regarding radon and radon testing may be obtained from your county
health department.

 

11.6
WAIVERS. All waivers must be in writing and signed by the waiving party. Either party’s failure to enforce any provision
of this Lease or its acceptance of Rent shall not be a waiver and shall not prevent such party from enforcing that provision or
any other provision of this Lease in the future. No statement on a payment check from Tenant or in a letter accompanying a payment
check shall be binding on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to
the conditions of such statement.

 

11.7
NO RECORDATION. Tenant shall not record this Lease or any memorandum of lease.

 

11.8
FORCE MAJEURE. The performance by either party to this Lease of its obligations (except the payment of Rent or other sums of money)
shall be excused by delays attributable to events beyond that party’s control for a period of time that is sufficient for
the party to perform its obligations after the cessation of the Force Majeure event acting in a diligent, commercially reasonable
manner. Events beyond a party’s control include, but are not limited to, acts of the other party, acts of God (including
reasonable preparation therefor), war, civil commotion, labor disputes, strikes, fire, flood or other casualty, failure of power,
shortages of labor or material, government action, regulation or restriction (including extraordinary delay in the issuance of
any permit, permit approval or Buildings permit inspection) and unusually inclement weather conditions. Events beyond a party’s
control shall not include changes in economic or market conditions, or financial or internal problems of the non-performing party,
or problems that can be satisfied by the payment of money.

 

11.9
EXECUTION OF LEASE. Submission or preparation of this Lease by Landlord shall not constitute an offer by Landlord or option for
the Premises, and this Lease shall constitute an offer, acceptance or contract only as expressly specified by the terms of this
Section 11.9. In the event that Tenant executes this Lease first, such action shall constitute an offer to Landlord, which may
be accepted by Landlord by executing this Lease, and once this Lease is so executed by Landlord and delivered to Tenant, such
offer may not be revoked by Tenant and this Lease shall become a binding contract. In the event that Landlord executes this Lease
first, such action shall constitute an offer to Tenant, which may be accepted by Tenant only by delivery to Landlord of a fully
executed copy of this Lease, together with a fully executed copy of any and all guaranty agreements and addenda provided that
in the event that any party other than Landlord makes any material or minor alteration of any nature whatsoever to any of said
documents, then such action shall merely constitute a counteroffer, which Landlord, may, at Landlord’s election, accept
or reject. Notwithstanding that the Commencement Date may occur and the Term may commence after the date of execution of this
Lease, upon delivery and acceptance of this Lease in accordance with the terms of this Lease, this Lease shall be fully effective,
and in full force and effect and valid and binding against the parties in accordance with, but on and subject to, the terms and
conditions of this Lease.

 

    	20

    	 

    

 

11.10
AUTHORITY.

 

11.10.1
TENANT’S AUTHORITY. As a material inducement to Landlord to enter into this Lease, Tenant, intending that Landlord rely
thereon, represents and warrants to Landlord that:

 

(i)
Tenant and the party executing on behalf of Tenant are fully and properly authorized to execute and enter into this Lease on behalf
of Tenant and to deliver this Lease to Landlord;

 

(ii)
This Lease constitutes a valid and binding obligation of Tenant, enforceable against Tenant in accordance with the terms of this
Lease;

 

(iii)
Tenant is duly organized, validly existing and in good standing under the laws of the state of Tenant’s organization and
has full power and authority to enter into this Lease, to perform Tenant’s obligations under this Lease in accordance with
the terms of this Lease, and to transact business in the state in which the Premises are located; and

 

(iv)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Tenant, and the performance by
Tenant of Tenant’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or partnership
action, as the case may be, and the execution, delivery and performance of this Lease by Tenant is not in conflict with Tenant’s
bylaws or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and other charters, agreements,
rules or regulations governing Tenant’s business as any of the foregoing may have been supplemented or amended in any manner.

 

11.10.2
LANDLORD’S AUTHORITY. As a material inducement to Tenant to enter into this Lease, Landlord, intending that Tenant rely
thereon, represents and warrants to Tenant that:

 

(i)
Landlord is the fee owner of the Property.

 

(ii)
Landlord and the party executing on behalf of Landlord are fully and properly authorized to execute and enter into this Lease
on behalf of Landlord and to deliver this Lease to Tenant;

 

(iii)
This Lease constitutes a valid and binding obligation of Landlord, enforceable against Landlord in accordance with the terms of
this Lease;

 

(iv)
Landlord is duly organized, validly existing and in good standing under the laws of the state of Landlord’s organization
and has full power and authority to enter into this Lease, to perform Landlord’s obligations under this Lease in accordance
with the terms of this Lease, and to transact business in the state in which the Premises are located; and

 

    	21

    	 

    

 

(v)
The execution of this Lease by the individual or individuals executing this Lease on behalf of Landlord, and the performance by
Landlord of Landlord’s obligation under this Lease, have been duly authorized and approved by all necessary corporate or
partnership action, as the case may be, and the execution, delivery and performance of this Lease by Landlord is not in conflict
with Landlord’s bylaws or articles of incorporation (if a corporation), agreement of partnership (if a partnership), and
other charters, agreements, rules or regulations governing Landlord’s business as any of the foregoing may have been supplemented
or amended in any manner

 

11.11
COLORADO LAW. This Lease shall be governed by the laws of the State of Colorado.

 

11.12
COUNTERPART. This Lease may be executed in multiple counterparts, each counterpart of which shall be deemed an original and any
of which shall be deemed to be complete of itself and may be introduced into evidence or used for any purpose without the production
of the other counterpart or counterparts.

 

11.13
HOLDING OVER. If Tenant remains in possession of the Premises after the end of the Term without having executed and delivered
a new lease or an agreement extending the Term, there shall be no tacit renewal of this Lease or the Term, and Tenant shall be
deemed to be occupying the Premises from month to month at a monthly Base Rent payable in advance on the first day of each month
equal to one hundred twenty-five percent (125%) first month, one hundred fifty percent (150%) second month and two hundred percent
(200%) thereafter of the monthly amount of Base Rent payable during the last month of the Term, and otherwise upon the same terms
as set forth in this Lease, so far as they are applicable to a month to month tenancy. In addition to and not limiting any other
rights or remedies which Landlord may have on account of Tenant holding over without written consent of Landlord, Tenant shall
be liable for any and all direct and consequential damages incurred by Landlord on account of such unapproved holding over including
claims by tenants entitled to future possession.

 

11.14
TIME IS OF THE ESSENCE. Time is of the essence of this Lease and all provisions contained herein.

 

11.15
APPROVAL OF PLANS AND SPECIFICATIONS. Neither review nor approval by or on behalf of Landlord of any Tenant’s plans nor
any plans and specifications for any Tenant Alterations or any other work shall constitute a representation or warranty by Landlord,
any of Landlord’s beneficiaries or any of their respective agents, partners or employees that such plans and specifications
either (i) are complete or suitable for their intended purpose, or (ii) comply with Applicable Laws, it being expressly agreed
by Tenant that neither Landlord, nor any of Landlord’s beneficiaries nor any of their respective agents, partners or employees
assume any responsibility or liability whatsoever to Tenant or to any other person or entity for such completeness, suitability
or compliance.

 

11.16
RELATIONSHIP. Landlord and Tenant disclaim any intention to create a joint venture, partnership or agency relationship.

 

11.17
BROKERS. Tenant covenants, represents and warrants that there was and is no broker, finder or commissioned procuring cause or
participant in commissions associated with Tenant’s efforts (any such person being a “Tenant’s Broker”)
in connection with the negotiation and consummation of this Lease. Tenant agrees to indemnify and defend Landlord against any
loss, liability, or expense (including reasonable attorney’s fees and costs) arising out of claims for fees or commissions
from anyone other than a broker retained or hired by Landlord claiming to have represented Tenant in connection with the lease
of the Premises.

 

    	22

    	 

    

 

11.18
WAIVER OF TRIAL BY JURY. LANDLORD AND TENANT EACH HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY WAIVE TRIAL BY JURY IN ANY
ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING
OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE. THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE ANY ACTION IN WHICH
A JURY TRIAL HAS BEEN WAIVED WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. 

 

11.19
RIDERS AND EXHIBITS. All Riders, Addenda and Exhibits attached hereto and referenced herein shall be deemed to be a part hereof
and are hereby incorporated.

 

11.20
TENANT ASSIGNMENT. Tenant will not assign this Lease, in whole or in part, or sublease the Premises, in whole or in part other
than to a “Permitted Transferee” (hereafter defined). For these purposes, a “Permitted Transferee” means
(i) any “Parent”, “Subsidiary” or “Affiliate” of Tenant as each of those terms is hereafter
defined as well as (ii) the resulting entity after a merger or consolidation of Tenant with another entity or company as well
as (iii) an entity purchasing all of Tenant’s Colorado cultivation/manufacturing operations. A “Parent” is an
entity which owns all or a controlling and majority interest in the stock or other membership or similar issued and outstanding
indices of ownership of Tenant; “Subsidiary” is an entity in which Tenant owns all or a controlling and majority interest
of such entity’s stock or other membership or similar issued and outstanding indices of ownership; and an “Affiliate”
is any entity in which Tenant’s Parent owns all or a controlling and majority interest of such entity’s stock or other
membership or similar issued and outstanding indices of ownership. Tenant shall in writing promptly notify Landlord of reasonable
detail concerning any such Permitted Transferee and the transaction giving rise to same. Should Tenant nonetheless seek Landlord’s
consent to an assignment or sublet, the parties acknowledge that Landlord has a heightened interest in analyzing the same and
has reserved the absolute right to deny consent so as to help minimize concerns about Federal Issues; and this sentence is expressly
intended to alter otherwise common law obligations of reasonableness for assignment or sublet requests. In addition, should Tenant
nonetheless seek such approval or consent to an assignment or sublet, same shall be subject to Landlord’s right of recapture
set forth below. If notwithstanding all the foregoing such a request for approval or consent is made and Landlord in fact determines
to allow same to occur, then: Any assignment of this Lease shall require that the assignee assume all obligations of Tenant. In
no event will Tenant be released from any obligation or liability under this Lease following any such assignment or sublease.
Notwithstanding the foregoing to the contrary, Landlord may, in Landlord’s sole and absolute discretion, approve or disapprove
any proposed assignment or sublease by Tenant to an existing occupant of any space in the Property or an affiliate of any such
occupant. No subtenant of the Premises or any portion thereof, may further assign or sublease its interest in the Premises or
any portion thereof. In the event of a proposed assignment of the Lease or sublease of the Premises, in each case to a non-Permitted
Transferee, Tenant agrees to pay Landlord the sum of Three Thousand Five Hundred and 00/100 Dollars ($3,500.00), together with
any reasonable legal fees and disbursements incurred in the preparation and/or review of any such documentation, within thirty
(30) days of invoice for payment thereof, as Additional Rent, if such assignment or sublease to a non-Permitted Transferee is
approved. For clarity, there shall be no fee for an assignment or sublease of Tenant’s interest in the Premises or any portion
thereof to a Permitted Transferee. If the rent due and payable by any assignee or subtenant under any permitted assignment or
sublease exceeds the Rent payable under this Lease for such space, Tenant will pay to Landlord all such excess rent and other
excess consideration within ten (10) days following receipt thereof by Tenant. Within fifteen (15) days after Landlord’s
receipt of Tenant’s request for Landlord’s consent to a proposed assignment or sublease, Landlord shall have the right
to require Tenant to reconvey to Landlord that portion of the Premises which Tenant is seeking to assign or sublet. Tenant shall
reconvey that portion of the Premises in consideration of Landlord’s release of Tenant from all future Rent and other obligations,
which would not otherwise survive termination of the Lease, with respect to the portion of the Premises so reconveyed. Any such
reconveyance shall be evidenced by an agreement reasonably acceptable to Landlord and Tenant in form and substance. Tenant covenants
and agrees to pay to Landlord all direct costs and shall reimburse Landlord for all expenses (including reasonable attorneys’
fees) incurred by Landlord in connection with any assignment or sublease requested by Tenant.

 

    	23

    	 

    

 

Notwithstanding
anything herein to the contrary, no assignment or sublease whatsoever shall release Tenant from Tenant’s obligations and
liabilities under this Lease or alter the primary liability of Tenant to pay all rent and to perform all obligations to be paid
and performed by Tenant. Landlord may, in its reasonable discretion, consider all factors cognizable by law as reasonable to evaluate
and consider in making its determination of whether to consent, including making a study of the financial wherewithal and credit
of any proposed successor or subtenant and, in the case of an assignment, may require additional guaranties as appropriate to
satisfy reasonable financial standards and criteria for approval. Any guaranty of an individual offered shall be joined by spouse
and shall be in Landlord’s then current commercially reasonable form. Landlord may condition any consent to any assignment,
upon the execution and delivery of Landlord’s commercially reasonable form of instrument, executed by Landlord, Tenant,
the successor (assignee) tenant, and any new guarantor(s) then so arising, under the terms of which (i) the Tenant (as assignor)
agrees and confirms to the foregoing continued obligations and liabilities and assigns all of its rights, title and interest in
and to the Lease and all moneys having been paid thereunder, including any security deposit, (ii) the successor (as assignee)
agrees to assume the Lease in all respects and to assume all obligations of payment and performance thereunder, past, present
and future, including for the express benefit of Landlord and accepts the Premises in its then as-is condition, (iii) Landlord
shall not be liable for, and Tenant and the successor (as assignee) shall, jointly and severally, hold Landlord harmless against
and indemnify Landlord for and from any commission(s) payable associated with the assignment, and (iv) the successor (as assignee)
agrees to provide all proper current evidence of insurance as called for in this Lease prior to first entry upon, on or into the
Premises. Landlord may condition any consent to any sublease, upon the execution and delivery to Landlord of a commercially reasonable
form of sublease agreement as between Tenant and such subtenant, under the terms of which (i) Tenant shall continue to remain
primarily liable for the payment of all amounts of rental and other sums and performance of all covenants required of Tenant under
the Lease, (ii) there shall be no modifications or amendments of the sublease without the prior written consent of Landlord, (iii)
the subtenant shall not be granted any rights of Tenant under the Lease nor the power to exercise same, (iv) it is provided that
in the event of any default under the terms and provisions of the Lease, Landlord shall have the right to collect the rental attributable
to the subleased space directly from the subtenant without waiving any of Landlord’s rights against Tenant, (v) Landlord
shall not be liable for, and Tenant and the subtenant shall, jointly and severally, hold Landlord harmless against and indemnify
Landlord for and from any commission(s) payable associated with the sublease, and (vi) nothing in the sublease will be deemed
to amend or modify the Lease as between Tenant and Landlord, and the subtenant will expressly confirm and acknowledge that the
sublease is inferior and subordinate to the Lease in all respects. 

 

    	24

    	 

    

 

11.21
LANDLORD ASSIGNMENT. Landlord will have the right to sell, transfer or assign, in whole or in part, its rights and obligations
under this Lease. Any such sale, transfer or assignment will operate to release Landlord from any and all liability under this
Lease arising after the date of such sale, assignment or transfer, so long as successor landlord assumes the obligations of landlord
hereunder.

 

11.22
OPTIONS TO RENEW. Provided Tenant is not in default or violation of any of the terms or conditions of the Lease beyond the applicable
notice and cure period at the time of exercise or commencement of the following described option, beyond thereto applicable notice
and cure period, Tenant is granted two (2) successive options (each, an “Option Term”, collectively,
the “Option Terms”, and successively the “First Option Term” and the “Second Option
Term”) to extend the term of the Lease following the initial Term and then following the First Option Term if so exercised,
upon the following terms and conditions. The Tenant shall deliver written notice of its intent to exercise each Option Term, delivering
such written notice to Landlord prior to but not after the date which is ninety (90) days prior to the expiration of the initial
Term (as to the First Option Term) or ninety (90) days prior to the expiration of the First Option Term (for the Second Option
Term), but no earlier than the date which is fifteen (15) months prior to the expiration of the then current Term. Subject to
the conditions herein expressed, delivery of the written notice of the intent to exercise the then applicable Option Term shall
irrevocably commit the Tenant to the Option Term so exercised. Each Option Term shall be subject to all the terms, covenants and
conditions of the Lease, except as modified by this provision (meaning, no further options will be re-imposed, subject only to
the Second Option Term). If Tenant does not so exercise any such Option Term in the time and manner herein provided, time being
strictly of the essence, any and all of Tenant’s option rights for the Option Term at bar (and any otherwise succeeding
Option Term) shall irrevocably be deemed waived. The Base Rent and monthly installments thereof for each year of each Option Term
shall be as specified on the attached Rental Schedule, if exercised.

 

11.23
NOTWITHSTANDING ANY OTHER TERM OR CONDITION OF THIS LEASE THE FOLLOWING ADDITIONAL PROPERTY SPECIFIC TERMS AND CONDITIONS SHALL
GOVERN AND CONTROL:

 

A.
OUTSIDE STORAGE: Under no circumstances shall Tenant store or display its goods or merchandise outside of the Buildings with the
exception of specifically requested and approved by Landlord hard goods or materials that are specifically required for Tenant’s
operations that cannot be stored within the Buildings (e.g., soil) Tenant shall ensure any outside storage is neat and organized
and in compliance with all applicable Laws and Tenant shall not store any plants or other finished materials outside of the Buildings

 

B.
HVAC/ENVIRONMENTAL CONTROLS, GREENHOUSE ROOF AND SYSTEMS REPAIR AND MAINTENANCE: Tenant shall, at Tenant’s sole expense
repair and in accordance with the terms of this Lease. Further, Tenant will be responsible for any repairs and replacement for
HVAC/Environmental Controls, Greenhouse Roof and Systems at all times during the Lease Term.

 

C.
TENANT’S PRIMARY DUTY. All agreements and covenants to be performed or observed by Tenant under this Lease shall be at Tenant’s
sole cost and expense and without any abatement of rent. If Tenant fails to pay any sum of money to be paid by Tenant or to perform
any other act to be performed by Tenant under this Lease, Landlord shall have the right, but shall not be obligated, and without
waiving or releasing Tenant from any obligations of Tenant, to make any such payment or to perform any such other act on behalf
of Tenant in accordance with this Lease. All sums so paid by Landlord and all costs incurred or paid by Landlord shall be deemed
Additional Rent hereunder and Tenant shall pay the same to Landlord on written demand, together with interest on all such sums
and costs from the date of expenditure by Landlord to the date of repayment by Tenant at the rate of ten percent (10%) per annum.

 

    	25

    	 

    

 

D.
ABANDONED PROPERTY. If Tenant abandons the Premises, or is dispossessed by process of law or otherwise, any movable furniture,
equipment, trade fixtures or personal property belonging to Tenant and left in the Premises shall be deemed to be abandoned, at
the option of Landlord, and Landlord shall have the right to sell or otherwise dispose of such personal property in any commercially
reasonable manner.

 

E.
GUARANTY. The full and faithful performance of Tenant hereunder and the payment of all obligations, including Rent, shall be guaranteed
on a personal basis by the guarantors, if any, on a joint and several basis.

 

F.SIGNAGE:
All signage that will be visible from the exterior of the Buildings must be approved, in writing, by Landlord before installation
and be in conformance with the Marijuana Code. It is the responsibility of the Tenant to obtain all necessary governmental permits
required for signage approved by Landlord. 

 

11.24
REFORMATION. This Lease and the transaction contemplated herein is subject to review and approval by one or more government agencies,
including but not limited to the Colorado Department of Revenue, Marijuana Enforcement Division (the “MED”)
and the local licensing authority (the “Local Authority” and, collectively with the MED and any other applicable
government agencies the “Governmental Authority”). If the Governmental Authority determines this Lease must
be reformed, the Parties shall negotiate in good faith to so reform this Lease according to the Governmental Authority’s
requirements while effectuating the original intent of this Lease as near as possible.

 

11.25
AMENDMENT. Unless otherwise provided in this Lease, this Lease may be amended, modified, or terminated only by a written instrument
executed by Landlord and Tenant. 

 

    	26

    	 

    

 

Signature
page to that certain LEASE AGREEMENT by and between PW CO CanRE Sherman 6 LLC, a Colorado LLC, as Landlord, and Green
Street LLC, a Colorado limited liability company, as Tenant, concerning Premises located at Lot 6, Sherman
Subdivision, Ordway, Colorado 81063

 

IN
WITNESS WHEREOF, Tenant and Landlord have caused this Lease to be duly executed as of the date first above written by their
respective duly authorized officers.

 

	SIGNED,
                                         SEALED AND DELIVERED

        IN
        THE PRESENCE OF THE

        FOLLOWING
        WITNESSES:
	 	 

        TENANT:

 

	 	 	Green
    Street LLC, a Colorado limited liability company
	 	 	 
	 	  	By:	 
	1st
    Witness for Tenant	 	 	Michael
    Pi
	Sign
    Above;	 	Title:	*
    Manager
	Print
                                         Name: _______________

         

         

         

        

         
	 	*Signatory
above warrants and represents that he or she is duly and properly authorized and empowered with signature authority to sign for
the entity above and bind it to the terms and conditions hereof. **

	 	  	 	 
	2nd
    Witness for Tenant	 	 	 
	Sign
    Above;	 	 	 
	Print
    Name: _______________	 	 	 

 

	 	 	LANDLORD:
	 	  	 
	1st
    Witness for Landlord	 	PW
    CO CanRE Sherman 6 LLC, a
	Sign
    Above;	 	Colorado
    limited partnership
	Print
    Name: ________________	 	 	 
	 	 	By:	                                                                                        ,
	 	 	 	David
    H. Lesser
	 	 	 	Authorized
    Signatory

 

Balance
of this page purposefully blank.

 

    	27

    	 

    

 

EXHIBIT
A

 

PROPERTY
DESCRIPTION

 

Lands
on which the Buildings in the Property is situated, which Buildings contains the Premises

 

In
the County of Crowley, State of Colorado. Lot 6, Amended Sherman Acres, a portion of the W1/2E1/2 of Section__, Township 21 South,
Range __ West of the __ P.M., according to the Plat recorded ______ at Reception No. _____.

 

    	 	 	 

     

    

 

Exhibit
A-1

 

SITE
PLAN 

 

The
following is deemed incorporated onto the site plan sketch here pictured and upon any other sketch or image attached to or made
a part of this Lease: This Exhibit is diagrammatic and is intended only for the purpose of indicating the approximate location
of constructed areas comprising the Property and/or the Buildings and the approximate location of the Premises, and for the purposes
of indicating approximately the boundaries of the Property if so indicated thereon. It does not in any way supersede any of Landlord’s
rights set forth in the Lease, including in respect of arrangements and/or locations of shared-use parts of the common areas and
changes in such arrangements and/or locations, including without limitation parking areas. It is not to be scaled; any measurements
or distances shown or parking counts should be taken as approximate. Dimensions indicated (if any) are not exact nor to scale
and in any case are approximate. It does not purport to show the exact or final location of columns, division walls or other required
architectural, structural, mechanical or electrical elements. References to tenants (if any) are not and shall not be deemed representations
of existing or future tenancies nor of any particular tenant-mix or tenant physical arrangement or placement or operation or use
or closures, now or in the future anticipated

 

 

Balance
of this page purposefully blank

 

    	2

    	 

    

 

Schedule
2.1 – Rental Schedule

 

Lease
Schedule

 

	Month	 	Date	 	Monthly Rent	 	 	Monthly Rent if Reset	 
	1	 	1-Feb-20	 	 	-	 	 	 	 NA	 
	2	 	1-Mar-20	 	 	-	 	 	 	 NA	 
	3	 	1-Apr-20	 	 	-	 	 	 	 NA	 
	4	 	1-May-20	 	 	-	 	 	 	 NA	 
	5	 	1-Jun-20	 	 	-	 	 	 	 NA	 
	6	 	1-Jul-20	 	 	-	 	 	 	 NA	 
	7	 	1-Aug-20	 	 	-	 	 	 	 NA	 
	8	 	1-Sep-20	 	 	-	 	 	 	 NA	 
	9	 	1-Oct-20	 	 	-	 	 	 	 NA	 
	10	 	1-Nov-20	 	 	52,605.56	 	 	 	 NA	 
	11	 	1-Dec-20	 	 	52,605.56	 	 	 	 NA	 
	12	 	1-Jan-21	 	 	52,605.56	 	 	 	 NA	 
	13	 	1-Feb-21	 	 	52,605.56	 	 	 	 NA	 
	14	 	1-Mar-21	 	 	52,605.56	 	 	 	 NA	 
	15	 	1-Apr-21	 	 	52,605.56	 	 	 	 NA	 
	16	 	1-May-21	 	 	52,605.56	 	 	 	 NA	 
	17	 	1-Jun-21	 	 	52,605.56	 	 	 	 NA	 
	18	 	1-Jul-21	 	 	52,605.56	 	 	 	 NA	 
	19	 	1-Aug-21	 	 	52,605.56	 	 	 	 NA	 
	20	 	1-Sep-21	 	 	52,605.56	 	 	 	 NA	 
	21	 	1-Oct-21	 	 	52,605.56	 	 	 	 NA	 
	22	 	1-Nov-21	 	 	52,605.56	 	 	 	 NA	 
	23	 	1-Dec-21	 	 	52,605.56	 	 	 	 NA	 
	24	 	1-Jan-22	 	 	52,605.56	 	 	 	 NA	 
	25	 	1-Feb-22	 	 	52,605.56	 	 	 	 NA	 
	26	 	1-Mar-22	 	 	52,605.56	 	 	 	 NA	 
	27	 	1-Apr-22	 	 	52,605.56	 	 	 	 NA	 
	28	 	1-May-22	 	 	52,605.56	 	 	 	 NA	 
	29	 	1-Jun-22	 	 	52,605.56	 	 	 	 NA	 

 

    	3

    	 

    

 

	30	 	1-Jul-22	 	 	52,605.56	 	 	 	 NA	 
	31	 	1-Aug-22	 	 	52,605.56	 	 	 	 NA	 
	32	 	1-Sep-22	 	 	52,605.56	 	 	 	 NA	 
	33	 	1-Oct-22	 	 	52,605.56	 	 	 	 NA	 
	34	 	1-Nov-22	 	 	52,605.56	 	 	 	 NA	 
	35	 	1-Dec-22	 	 	52,605.56	 	 	 	 NA	 
	36	 	1-Jan-23	 	 	52,605.56	 	 	 	 NA	 
	37	 	1-Feb-23	 	 	52,605.56	 	 	 	 NA	 
	38	 	1-Mar-23	 	 	52,605.56	 	 	 	 NA	 
	39	 	1-Apr-23	 	 	52,605.56	 	 	 	 NA	 
	40	 	1-May-23	 	 	52,605.56	 	 	 	 NA	 
	41	 	1-Jun-23	 	 	52,605.56	 	 	 	 NA	 
	42	 	1-Jul-23	 	 	52,605.56	 	 	 	 NA	 
	43	 	1-Aug-23	 	 	52,605.56	 	 	 	 NA	 
	44	 	1-Sep-23	 	 	52,605.56	 	 	 	 NA	 
	45	 	1-Oct-23	 	 	52,605.56	 	 	 	 NA	 
	46	 	1-Nov-23	 	 	20,358.35	 	 	 	 NA	 
	47	 	1-Dec-23	 	 	20,358.35	 	 	 	 NA	 
	48	 	1-Jan-24	 	 	20,358.35	 	 	 	 NA	 
	49	 	1-Feb-24	 	 	20,358.35	 	 	 	 NA	 
	50	 	1-Mar-24	 	 	20,358.35	 	 	 	 NA	 
	51	 	1-Apr-24	 	 	20,358.35	 	 	 	 NA	 
	52	 	1-May-24	 	 	20,358.35	 	 	 	 NA	 
	53	 	1-Jun-24	 	 	20,358.35	 	 	 	 NA	 
	54	 	1-Jul-24	 	 	20,358.35	 	 	 	 NA	 
	55	 	1-Aug-24	 	 	20,358.35	 	 	 	 NA	 
	56	 	1-Sep-24	 	 	20,358.35	 	 	 	 NA	 
	57	 	1-Oct-24	 	 	20,358.35	 	 	 	 NA	 

 

    	4

    	 

    

 

	58	 	1-Nov-24	 	 	20,969.10	 	 	 	 NA	 
	59	 	1-Dec-24	 	 	20,969.10	 	 	 	 NA	 
	60	 	1-Jan-25	 	 	20,969.10	 	 	 	 NA	 
	61	 	1-Feb-25	 	 	20,969.10	 	 	 	 NA	 
	62	 	1-Mar-25	 	 	20,969.10	 	 	 	 NA	 
	63	 	1-Apr-25	 	 	20,969.10	 	 	 	 NA	 
	64	 	1-May-25	 	 	20,969.10	 	 	 	 NA	 
	65	 	1-Jun-25	 	 	20,969.10	 	 	 	 NA	 
	66	 	1-Jul-25	 	 	20,969.10	 	 	 	 NA	 
	67	 	1-Aug-25	 	 	20,969.10	 	 	 	 NA	 
	68	 	1-Sep-25	 	 	20,969.10	 	 	 	 NA	 
	69	 	1-Oct-25	 	 	20,969.10	 	 	 	 NA	 
	70	 	1-Nov-25	 	 	21,598.17	 	 	 	 NA	 
	71	 	1-Dec-25	 	 	21,598.17	 	 	 	 NA	 
	72	 	1-Jan-26	 	 	21,598.17	 	 	 	 NA	 
	73	 	1-Feb-26	 	 	21,598.17	 	 	 	14,203.50	 
	74	 	1-Mar-26	 	 	21,598.17	 	 	 	14,203.50	 
	75	 	1-Apr-26	 	 	21,598.17	 	 	 	14,203.50	 
	76	 	1-May-26	 	 	21,598.17	 	 	 	14,203.50	 
	77	 	1-Jun-26	 	 	21,598.17	 	 	 	14,203.50	 
	78	 	1-Jul-26	 	 	21,598.17	 	 	 	14,203.50	 
	79	 	1-Aug-26	 	 	21,598.17	 	 	 	14,203.50	 
	80	 	1-Sep-26	 	 	21,598.17	 	 	 	14,203.50	 
	81	 	1-Oct-26	 	 	21,598.17	 	 	 	14,203.50	 
	82	 	1-Nov-26	 	 	22,246.12	 	 	 	14,203.50	 
	83	 	1-Dec-26	 	 	22,246.12	 	 	 	14,203.50	 
	84	 	1-Jan-27	 	 	22,246.12	 	 	 	14,203.50	 
	85	 	1-Feb-27	 	 	22,246.12	 	 	 	14,629.61	 
	86	 	1-Mar-27	 	 	22,246.12	 	 	 	14,629.61	 

 

    	5

    	 

    

 

	87	 	1-Apr-27	 	 	22,246.12	 	 	 	14,629.61	 
	88	 	1-May-27	 	 	22,246.12	 	 	 	14,629.61	 
	89	 	1-Jun-27	 	 	22,246.12	 	 	 	14,629.61	 
	90	 	1-Jul-27	 	 	22,246.12	 	 	 	14,629.61	 
	91	 	1-Aug-27	 	 	22,246.12	 	 	 	14,629.61	 
	92	 	1-Sep-27	 	 	22,246.12	 	 	 	14,629.61	 
	93	 	1-Oct-27	 	 	22,246.12	 	 	 	14,629.61	 
	94	 	1-Nov-27	 	 	22,913.50	 	 	 	14,629.61	 
	95	 	1-Dec-27	 	 	22,913.50	 	 	 	14,629.61	 
	96	 	1-Jan-28	 	 	22,913.50	 	 	 	14,629.61	 
	97	 	1-Feb-28	 	 	22,913.50	 	 	 	15,068.49	 
	98	 	1-Mar-28	 	 	22,913.50	 	 	 	15,068.49	 
	99	 	1-Apr-28	 	 	22,913.50	 	 	 	15,068.49	 
	100	 	1-May-28	 	 	22,913.50	 	 	 	15,068.49	 
	101	 	1-Jun-28	 	 	22,913.50	 	 	 	15,068.49	 
	102	 	1-Jul-28	 	 	22,913.50	 	 	 	15,068.49	 
	103	 	1-Aug-28	 	 	22,913.50	 	 	 	15,068.49	 
	104	 	1-Sep-28	 	 	22,913.50	 	 	 	15,068.49	 
	105	 	1-Oct-28	 	 	22,913.50	 	 	 	15,068.49	 
	106	 	1-Nov-28	 	 	23,600.91	 	 	 	15,068.49	 
	107	 	1-Dec-28	 	 	23,600.91	 	 	 	15,068.49	 
	108	 	1-Jan-29	 	 	23,600.91	 	 	 	15,068.49	 
	109	 	1-Feb-29	 	 	23,600.91	 	 	 	15,520.55	 
	110	 	1-Mar-29	 	 	23,600.91	 	 	 	15,520.55	 
	111	 	1-Apr-29	 	 	23,600.91	 	 	 	15,520.55	 
	112	 	1-May-29	 	 	23,600.91	 	 	 	15,520.55	 
	113	 	1-Jun-29	 	 	23,600.91	 	 	 	15,520.55	 
	114	 	1-Jul-29	 	 	23,600.91	 	 	 	15,520.55	 
	115	 	1-Aug-29	 	 	23,600.91	 	 	 	15,520.55	 

 

    	6

    	 

    

 

	 116	 	1-Sep-29	 	 	23,600.91	 	 	 	15,520.55	 
	 117	 	1-Oct-29	 	 	23,600.91	 	 	 	15,520.55	 
	 118	 	1-Nov-29	 	 	24,308.93	 	 	 	15,520.55	 
	 119	 	1-Dec-29	 	 	24,308.93	 	 	 	15,520.55	 
	 120	 	1-Jan-30	 	 	24,308.93	 	 	 	15,520.55	 
	 121	 	1-Feb-30	 	 	24,308.93	 	 	 	15,986.16	 
	 122	 	1-Mar-30	 	 	24,308.93	 	 	 	15,986.16	 
	 123	 	1-Apr-30	 	 	24,308.93	 	 	 	15,986.16	 
	 124	 	1-May-30	 	 	24,308.93	 	 	 	15,986.16	 
	 125	 	1-Jun-30	 	 	24,308.93	 	 	 	15,986.16	 
	 126	 	1-Jul-30	 	 	24,308.93	 	 	 	15,986.16	 
	 127	 	1-Aug-30	 	 	24,308.93	 	 	 	15,986.16	 
	 128	 	1-Sep-30	 	 	24,308.93	 	 	 	15,986.16	 
	 129	 	1-Oct-30	 	 	24,308.93	 	 	 	15,986.16	 
	 130	 	1-Nov-30	 	 	25,038.20	 	 	 	15,986.16	 
	 131	 	1-Dec-30	 	 	25,038.20	 	 	 	15,986.16	 
	 132	 	1-Jan-31	 	 	25,038.20	 	 	 	15,986.16	 
	 133	 	1-Feb-31	 	 	25,038.20	 	 	 	16,465.75	 
	 134	 	1-Mar-31	 	 	25,038.20	 	 	 	16,465.75	 
	 135	 	1-Apr-31	 	 	25,038.20	 	 	 	16,465.75	 
	 136	 	1-May-31	 	 	25,038.20	 	 	 	16,465.75	 
	 137	 	1-Jun-31	 	 	25,038.20	 	 	 	16,465.75	 
	 138	 	1-Jul-31	 	 	25,038.20	 	 	 	16,465.75	 
	 139	 	1-Aug-31	 	 	25,038.20	 	 	 	16,465.75	 
	 140	 	1-Sep-31	 	 	25,038.20	 	 	 	16,465.75	 
	 141	 	1-Oct-31	 	 	25,038.20	 	 	 	16,465.75	 
	 142	 	1-Nov-31	 	 	25,789.35	 	 	 	16,465.75	 
	 143	 	1-Dec-31	 	 	25,789.35	 	 	 	16,465.75	 
	 144	 	1-Jan-32	 	 	25,789.35	 	 	 	16,465.75	 

 

    	7

    	 

    

 

	 145	 	1-Feb-32	 	 	25,789.35	 	 	 	16,959.72	 
	 146	 	1-Mar-32	 	 	25,789.35	 	 	 	16,959.72	 
	 147	 	1-Apr-32	 	 	25,789.35	 	 	 	16,959.72	 
	 148	 	1-May-32	 	 	25,789.35	 	 	 	16,959.72	 
	 149	 	1-Jun-32	 	 	25,789.35	 	 	 	16,959.72	 
	 150	 	1-Jul-32	 	 	25,789.35	 	 	 	16,959.72	 
	 151	 	1-Aug-32	 	 	25,789.35	 	 	 	16,959.72	 
	 152	 	1-Sep-32	 	 	25,789.35	 	 	 	16,959.72	 
	 153	 	1-Oct-32	 	 	25,789.35	 	 	 	16,959.72	 
	 154	 	1-Nov-32	 	 	26,563.03	 	 	 	16,959.72	 
	 155	 	1-Dec-32	 	 	26,563.03	 	 	 	16,959.72	 
	 156	 	1-Jan-33	 	 	26,563.03	 	 	 	16,959.72	 
	 157	 	1-Feb-33	 	 	26,563.03	 	 	 	17,468.51	 
	 158	 	1-Mar-33	 	 	26,563.03	 	 	 	17,468.51	 
	 159	 	1-Apr-33	 	 	26,563.03	 	 	 	17,468.51	 
	 160	 	1-May-33	 	 	26,563.03	 	 	 	17,468.51	 
	 161	 	1-Jun-33	 	 	26,563.03	 	 	 	17,468.51	 
	 162	 	1-Jul-33	 	 	26,563.03	 	 	 	17,468.51	 
	 163	 	1-Aug-33	 	 	26,563.03	 	 	 	17,468.51	 
	 164	 	1-Sep-33	 	 	26,563.03	 	 	 	17,468.51	 
	 165	 	1-Oct-33	 	 	26,563.03	 	 	 	17,468.51	 
	 166	 	1-Nov-33	 	 	27,359.92	 	 	 	17,468.51	 
	 167	 	1-Dec-33	 	 	27,359.92	 	 	 	17,468.51	 
	 168	 	1-Jan-34	 	 	27,359.92	 	 	 	17,468.51	 
	 169	 	1-Feb-34	 	 	27,359.92	 	 	 	17,992.57	 
	 170	 	1-Mar-34	 	 	27,359.92	 	 	 	17,992.57	 
	 171	 	1-Apr-34	 	 	27,359.92	 	 	 	17,992.57	 
	 172	 	1-May-34	 	 	27,359.92	 	 	 	17,992.57	 
	 173	 	1-Jun-34	 	 	27,359.92	 	 	 	17,992.57	 

 

    	8

    	 

    

 

	 174	 	1-Jul-34	 	 	27,359.92	 	 	 	17,992.57	 
	 175	 	1-Aug-34	 	 	27,359.92	 	 	 	17,992.57	 
	 176	 	1-Sep-34	 	 	27,359.92	 	 	 	17,992.57	 
	 177	 	1-Oct-34	 	 	27,359.92	 	 	 	17,992.57	 
	 178	 	1-Nov-34	 	 	28,180.72	 	 	 	17,992.57	 
	 179	 	1-Dec-34	 	 	28,180.72	 	 	 	17,992.57	 
	 180	 	1-Jan-35	 	 	28,180.72	 	 	 	17,992.57	 
	 181	 	1-Feb-35	 	 	28,180.72	 	 	 	18,532.35	 
	 182	 	1-Mar-35	 	 	28,180.72	 	 	 	18,532.35	 
	 183	 	1-Apr-35	 	 	28,180.72	 	 	 	18,532.35	 
	 184	 	1-May-35	 	 	28,180.72	 	 	 	18,532.35	 
	 185	 	1-Jun-35	 	 	28,180.72	 	 	 	18,532.35	 
	 186	 	1-Jul-35	 	 	28,180.72	 	 	 	18,532.35	 
	 187	 	1-Aug-35	 	 	28,180.72	 	 	 	18,532.35	 
	 188	 	1-Sep-35	 	 	28,180.72	 	 	 	18,532.35	 
	 189	 	1-Oct-35	 	 	28,180.72	 	 	 	18,532.35	 
	 190	 	1-Nov-35	 	 	29,026.14	 	 	 	18,532.35	 
	 191	 	1-Dec-35	 	 	29,026.14	 	 	 	18,532.35	 
	 192	 	1-Jan-36	 	 	29,026.14	 	 	 	18,532.35	 
	 193	 	1-Feb-36	 	 	29,026.14	 	 	 	19,088.32	 
	 194	 	1-Mar-36	 	 	29,026.14	 	 	 	19,088.32	 
	 195	 	1-Apr-36	 	 	29,026.14	 	 	 	19,088.32	 
	 196	 	1-May-36	 	 	29,026.14	 	 	 	19,088.32	 
	 197	 	1-Jun-36	 	 	29,026.14	 	 	 	19,088.32	 
	 198	 	1-Jul-36	 	 	29,026.14	 	 	 	19,088.32	 
	 199	 	1-Aug-36	 	 	29,026.14	 	 	 	19,088.32	 
	 200	 	1-Sep-36	 	 	29,026.14	 	 	 	19,088.32	 
	 201	 	1-Oct-36	 	 	29,026.14	 	 	 	19,088.32	 
	 202	 	1-Nov-36	 	 	29,896.92	 	 	 	19,088.32	 

 

    	9

    	 

    

 

	 203	 	1-Dec-36	 	 	29,896.92	 	 	 	19,088.32	 
	 204	 	1-Jan-37	 	 	29,896.92	 	 	 	19,088.32	 
	 205	 	1-Feb-37	 	 	29,896.92	 	 	 	19,660.97	 
	 206	 	1-Mar-37	 	 	29,896.92	 	 	 	19,660.97	 
	 207	 	1-Apr-37	 	 	29,896.92	 	 	 	19,660.97	 
	 208	 	1-May-37	 	 	29,896.92	 	 	 	19,660.97	 
	 209	 	1-Jun-37	 	 	29,896.92	 	 	 	19,660.97	 
	 210	 	1-Jul-37	 	 	29,896.92	 	 	 	19,660.97	 
	 211	 	1-Aug-37	 	 	29,896.92	 	 	 	19,660.97	 
	 212	 	1-Sep-37	 	 	29,896.92	 	 	 	19,660.97	 
	 213	 	1-Oct-37	 	 	29,896.92	 	 	 	19,660.97	 
	 214	 	1-Nov-37	 	 	30,793.83	 	 	 	19,660.97	 
	 215	 	1-Dec-37	 	 	30,793.83	 	 	 	19,660.97	 
	 216	 	1-Jan-38	 	 	30,793.83	 	 	 	19,660.97	 
	 217	 	1-Feb-38	 	 	30,793.83	 	 	 	20,250.79	 
	 218	 	1-Mar-38	 	 	30,793.83	 	 	 	20,250.79	 
	 219	 	1-Apr-38	 	 	30,793.83	 	 	 	20,250.79	 
	 220	 	1-May-38	 	 	30,793.83	 	 	 	20,250.79	 
	 221	 	1-Jun-38	 	 	30,793.83	 	 	 	20,250.79	 
	 222	 	1-Jul-38	 	 	30,793.83	 	 	 	20,250.79	 
	 223	 	1-Aug-38	 	 	30,793.83	 	 	 	20,250.79	 
	 224	 	1-Sep-38	 	 	30,793.83	 	 	 	20,250.79	 
	 225	 	1-Oct-38	 	 	30,793.83	 	 	 	20,250.79	 
	 226	 	1-Nov-38	 	 	31,717.65	 	 	 	20,250.79	 
	 227	 	1-Dec-38	 	 	31,717.65	 	 	 	20,250.79	 
	 228	 	1-Jan-39	 	 	31,717.65	 	 	 	20,250.79	 
	 229	 	1-Feb-39	 	 	31,717.65	 	 	 	20,858.32	 
	 230	 	1-Mar-39	 	 	31,717.65	 	 	 	20,858.32	 
	 231	 	1-Apr-39	 	 	31,717.65	 	 	 	20,858.32	 

 

    	10

    	 

    

 

	 232	 	1-May-39	 	 	31,717.65	 	 	 	20,858.32	 
	 233	 	1-Jun-39	 	 	31,717.65	 	 	 	20,858.32	 
	 234	 	1-Jul-39	 	 	31,717.65	 	 	 	20,858.32	 
	 235	 	1-Aug-39	 	 	31,717.65	 	 	 	20,858.32	 
	 236	 	1-Sep-39	 	 	31,717.65	 	 	 	20,858.32	 
	 237	 	1-Oct-39	 	 	31,717.65	 	 	 	20,858.32	 
	 238	 	1-Nov-39	 	 	32,669.18	 	 	 	20,858.32	 
	 239	 	1-Dec-39	 	 	32,669.18	 	 	 	20,858.32	 
	 240	 	1-Jan-40	 	 	32,669.18	 	 	 	20,858.32	 

 

	Option Period 1:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	241	 	1-Feb-40	 	 	32,669.18	 	 	 	21,484.07	 
	242	 	1-Mar-40	 	 	32,669.18	 	 	 	21,484.07	 
	243	 	1-Apr-40	 	 	32,669.18	 	 	 	21,484.07	 
	244	 	1-May-40	 	 	32,669.18	 	 	 	21,484.07	 
	245	 	1-Jun-40	 	 	32,669.18	 	 	 	21,484.07	 
	246	 	1-Jul-40	 	 	32,669.18	 	 	 	21,484.07	 
	247	 	1-Aug-40	 	 	32,669.18	 	 	 	21,484.07	 
	248	 	1-Sep-40	 	 	32,669.18	 	 	 	21,484.07	 
	249	 	1-Oct-40	 	 	32,669.18	 	 	 	21,484.07	 
	250	 	1-Nov-40	 	 	33,649.25	 	 	 	21,484.07	 
	251	 	1-Dec-40	 	 	33,649.25	 	 	 	21,484.07	 
	252	 	1-Jan-41	 	 	33,649.25	 	 	 	21,484.07	 
	253	 	1-Feb-41	 	 	33,649.25	 	 	 	22,128.59	 
	254	 	1-Mar-41	 	 	33,649.25	 	 	 	22,128.59	 
	255	 	1-Apr-41	 	 	33,649.25	 	 	 	22,128.59	 
	256	 	1-May-41	 	 	33,649.25	 	 	 	22,128.59	 
	257	 	1-Jun-41	 	 	33,649.25	 	 	 	22,128.59	 
	258	 	1-Jul-41	 	 	33,649.25	 	 	 	22,128.59	 
	259	 	1-Aug-41	 	 	33,649.25	 	 	 	22,128.59	 
	260	 	1-Sep-41	 	 	33,649.25	 	 	 	22,128.59	 
	261	 	1-Oct-41	 	 	33,649.25	 	 	 	22,128.59	 
	262	 	1-Nov-41	 	 	34,658.73	 	 	 	22,128.59	 
	263	 	1-Dec-41	 	 	34,658.73	 	 	 	22,128.59	 
	264	 	1-Jan-42	 	 	34,658.73	 	 	 	22,128.59	 
	265	 	1-Feb-42	 	 	34,658.73	 	 	 	22,792.45	 
	266	 	1-Mar-42	 	 	34,658.73	 	 	 	22,792.45	 
	267	 	1-Apr-42	 	 	34,658.73	 	 	 	22,792.45	 
	268	 	1-May-42	 	 	34,658.73	 	 	 	22,792.45	 
	269	 	1-Jun-42	 	 	34,658.73	 	 	 	22,792.45	 
	270	 	1-Jul-42	 	 	34,658.73	 	 	 	22,792.45	 
	271	 	1-Aug-42	 	 	34,658.73	 	 	 	22,792.45	 

 

    	11

    	 

    

 

	 272	 	1-Sep-42	 	 	34,658.73	 	 	 	22,792.45	 
	 273	 	1-Oct-42	 	 	34,658.73	 	 	 	22,792.45	 
	 274	 	1-Nov-42	 	 	35,698.49	 	 	 	22,792.45	 
	 275	 	1-Dec-42	 	 	35,698.49	 	 	 	22,792.45	 
	 276	 	1-Jan-43	 	 	35,698.49	 	 	 	22,792.45	 
	 277	 	1-Feb-43	 	 	35,698.49	 	 	 	23,476.22	 
	 278	 	1-Mar-43	 	 	35,698.49	 	 	 	23,476.22	 
	 279	 	1-Apr-43	 	 	35,698.49	 	 	 	23,476.22	 
	 280	 	1-May-43	 	 	35,698.49	 	 	 	23,476.22	 
	 281	 	1-Jun-43	 	 	35,698.49	 	 	 	23,476.22	 
	 282	 	1-Jul-43	 	 	35,698.49	 	 	 	23,476.22	 
	 283	 	1-Aug-43	 	 	35,698.49	 	 	 	23,476.22	 
	 284	 	1-Sep-43	 	 	35,698.49	 	 	 	23,476.22	 
	 285	 	1-Oct-43	 	 	35,698.49	 	 	 	23,476.22	 
	 286	 	1-Nov-43	 	 	36,769.44	 	 	 	23,476.22	 
	 287	 	1-Dec-43	 	 	36,769.44	 	 	 	23,476.22	 
	 288	 	1-Jan-44	 	 	36,769.44	 	 	 	23,476.22	 
	 289	 	1-Feb-44	 	 	36,769.44	 	 	 	24,180.51	 
	 290	 	1-Mar-44	 	 	36,769.44	 	 	 	24,180.51	 
	 291	 	1-Apr-44	 	 	36,769.44	 	 	 	24,180.51	 
	 292	 	1-May-44	 	 	36,769.44	 	 	 	24,180.51	 
	 293	 	1-Jun-44	 	 	36,769.44	 	 	 	24,180.51	 
	 294	 	1-Jul-44	 	 	36,769.44	 	 	 	24,180.51	 
	 295	 	1-Aug-44	 	 	36,769.44	 	 	 	24,180.51	 
	 296	 	1-Sep-44	 	 	36,769.44	 	 	 	24,180.51	 
	 297	 	1-Oct-44	 	 	36,769.44	 	 	 	24,180.51	 
	 298	 	1-Nov-44	 	 	37,872.53	 	 	 	24,180.51	 
	 299	 	1-Dec-44	 	 	37,872.53	 	 	 	24,180.51	 
	 300	 	1-Jan-45	 	 	37,872.53	 	 	 	24,180.51	 

 

	Option Period 2:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	301	 	1-Sep-44	 	 	37,872.53	 	 	 	24,905.92	 
	302	 	1-Oct-44	 	 	37,872.53	 	 	 	24,905.92	 
	303	 	1-Nov-44	 	 	37,872.53	 	 	 	24,905.92	 
	304	 	1-Dec-44	 	 	37,872.53	 	 	 	24,905.92	 
	305	 	1-Jan-45	 	 	37,872.53	 	 	 	24,905.92	 
	306	 	1-Feb-45	 	 	37,872.53	 	 	 	24,905.92	 
	307	 	1-Mar-45	 	 	37,872.53	 	 	 	24,905.92	 
	308	 	1-Apr-45	 	 	37,872.53	 	 	 	24,905.92	 
	309	 	1-May-45	 	 	37,872.53	 	 	 	24,905.92	 
	310	 	1-Jun-45	 	 	39,008.70	 	 	 	24,905.92	 

 

    	12

    	 

    

 

	 311	 	1-Jul-45	 	 	39,008.70	 	 	 	24,905.92	 
	 312	 	1-Aug-45	 	 	39,008.70	 	 	 	24,905.92	 
	 313	 	1-Sep-45	 	 	39,008.70	 	 	 	25,653.10	 
	 314	 	1-Oct-45	 	 	39,008.70	 	 	 	25,653.10	 
	 315	 	1-Nov-45	 	 	39,008.70	 	 	 	25,653.10	 
	 316	 	1-Dec-45	 	 	39,008.70	 	 	 	25,653.10	 
	 317	 	1-Jan-46	 	 	39,008.70	 	 	 	25,653.10	 
	 318	 	1-Feb-46	 	 	39,008.70	 	 	 	25,653.10	 
	 319	 	1-Mar-46	 	 	39,008.70	 	 	 	25,653.10	 
	 320	 	1-Apr-46	 	 	39,008.70	 	 	 	25,653.10	 
	 321	 	1-May-46	 	 	39,008.70	 	 	 	25,653.10	 
	 322	 	1-Jun-46	 	 	40,178.96	 	 	 	25,653.10	 
	 323	 	1-Jul-46	 	 	40,178.96	 	 	 	25,653.10	 
	 324	 	1-Aug-46	 	 	40,178.96	 	 	 	25,653.10	 
	 325	 	1-Sep-46	 	 	40,178.96	 	 	 	26,422.69	 
	 326	 	1-Oct-46	 	 	40,178.96	 	 	 	26,422.69	 
	 327	 	1-Nov-46	 	 	40,178.96	 	 	 	26,422.69	 
	 328	 	1-Dec-46	 	 	40,178.96	 	 	 	26,422.69	 
	 329	 	1-Jan-47	 	 	40,178.96	 	 	 	26,422.69	 
	 330	 	1-Feb-47	 	 	40,178.96	 	 	 	26,422.69	 
	 331	 	1-Mar-47	 	 	40,178.96	 	 	 	26,422.69	 
	 332	 	1-Apr-47	 	 	40,178.96	 	 	 	26,422.69	 
	 333	 	1-May-47	 	 	40,178.96	 	 	 	26,422.69	 
	 334	 	1-Jun-47	 	 	41,384.33	 	 	 	26,422.69	 
	 335	 	1-Jul-47	 	 	41,384.33	 	 	 	26,422.69	 
	 336	 	1-Aug-47	 	 	41,384.33	 	 	 	26,422.69	 
	 337	 	1-Sep-47	 	 	41,384.33	 	 	 	27,215.37	 
	 338	 	1-Oct-47	 	 	41,384.33	 	 	 	27,215.37	 
	 339	 	1-Nov-47	 	 	41,384.33	 	 	 	27,215.37	 

 

    	13

    	 

    

 

	 340	 	1-Dec-47	 	 	41,384.33	 	 	 	27,215.37	 
	 341	 	1-Jan-48	 	 	41,384.33	 	 	 	27,215.37	 
	 342	 	1-Feb-48	 	 	41,384.33	 	 	 	27,215.37	 
	 343	 	1-Mar-48	 	 	41,384.33	 	 	 	27,215.37	 
	 344	 	1-Apr-48	 	 	41,384.33	 	 	 	27,215.37	 
	 345	 	1-May-48	 	 	41,384.33	 	 	 	27,215.37	 
	 346	 	1-Jun-48	 	 	42,625.86	 	 	 	27,215.37	 
	 347	 	1-Jul-48	 	 	42,625.86	 	 	 	27,215.37	 
	 348	 	1-Aug-48	 	 	42,625.86	 	 	 	27,215.37	 
	 349	 	1-Sep-48	 	 	42,625.86	 	 	 	28,031.84	 
	 350	 	1-Oct-48	 	 	42,625.86	 	 	 	28,031.84	 
	 351	 	1-Nov-48	 	 	42,625.86	 	 	 	28,031.84	 
	 352	 	1-Dec-48	 	 	42,625.86	 	 	 	28,031.84	 
	 353	 	1-Jan-49	 	 	42,625.86	 	 	 	28,031.84	 
	 354	 	1-Feb-49	 	 	42,625.86	 	 	 	28,031.84	 
	 355	 	1-Mar-49	 	 	42,625.86	 	 	 	28,031.84	 
	 356	 	1-Apr-49	 	 	42,625.86	 	 	 	28,031.84	 
	 357	 	1-May-49	 	 	42,625.86	 	 	 	28,031.84	 
	 358	 	1-Jun-49	 	 	43,904.64	 	 	 	28,031.84	 
	 359	 	1-Jul-49	 	 	43,904.64	 	 	 	28,031.84	 
	 360	 	1-Aug-49	 	 	43,904.64	 	 	 	28,031.84	 

 

    	14

    	 

    

 

Exhibit
9.3 – Salaries of Tenant Owner

 

Michael
Pi – None

 

    	15

    	 

    

 

GUARANTY

 

FOR
VALUE RECEIVED and in consideration for and as an inducement to Landlord granting, executing, delivering that certain lease
of the Premises referenced in the annexed lease for the property located at Lot 6, Sherman Subdivision, Ordway, Colorado 81063
(the “Lease”), by PW CO CanRe Sherman 6 LLC the Landlord (hereinafter called “Landlord”) to Green Street
LLC the Tenant therein named (hereinafter called “Tenant”), and in further consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration paid by Landlord to Michael Pi and Isabella Pi, the undersigned (the receipt
and sufficiency thereof being mutually acknowledged), the undersigned do hereby absolutely and unconditionally guarantee to Landlord
the full and timely payment of the rent, Additional Rents and other charges (hereinafter collectively called “rents”)
and the full and timely performance of all other terms, covenants and conditions contained in the Lease on the part of the tenant
under the Lease to be paid and/or to be performed thereunder, and if any default shall be made by the tenant under the Lease,
the undersigned does hereby covenant and agree to pay to Landlord in each and every instance such sum or sums of money such tenant
is or shall become liable for and/or obliged to pay under the Lease and/or fully to satisfy and perform any and all such other
terms, including the completion of construction of the Greenhouse by August 31, 2020, covenants and conditions of the Lease on
the part of the tenant thereunder to be paid or performed and also to pay any and all damages, expenses and attorneys’ fees
including those incurred at all pre-trial, trial and appellate levels, and including attorneys’ fees in any bankruptcy proceedings,
in any case whether suit be instituted or not (hereinafter collectively called “damages”) that may be suffered or
incurred by Landlord in consequence of the non-payment, partial payment or late payment of said rents or the non-performance,
partial performance or late performance of any such other terms, covenants and conditions of the Lease; such payments or rents
to be made monthly or at such other intervals as the same shall or may become payable under the Lease, including any accelerations
thereof; such performance of said other terms, covenants and conditions to be made when due under the Lease and such damages to
be paid when incurred by Landlord, all without requiring any notice from Landlord or proof of notice or demand, all of which the
undersigned hereby expressly waives.

 

The
undersigned hereby waive notice of the acceptance of this Guaranty and any notice to or demand upon the undersigned which Landlord
might otherwise be required to give or make in connection with any matter relating to this Guaranty. This Guaranty is absolute
and is not conditioned upon the genuineness, validity, regularity or enforceability of the Lease. The maintenance of any action
or proceeding by Landlord to recover any sum or sums that may be or become due under the Lease or to secure the performance of
any of the other terms, covenants and conditions of the Lease or to recover damages, shall not preclude Landlord from thereafter
instituting and maintaining subsequent actions or proceedings for any subsequent default or defaults of the tenant under the Lease.

 

The
undersigned do hereby consent that without affecting the liability of the undersigned under this Guaranty and without notice to
the undersigned, time may be given by Landlord to the tenant under the Lease for payment of rents and performance of said other
terms, covenants and conditions, or any of them, and such time extended and indulgences granted, from time to time, shall not
diminish or affect the obligations of the undersigned or relieve the undersigned from any liability under this Guaranty. The undersigned
agrees that the tenant may be dispossessed and/or Landlord may avail itself of or exercise any or all of the rights and/or remedies
against the tenant provided by law or by the Lease, and may proceed either against the tenant alone or jointly against the tenant
and the undersigned or against the undersigned alone without proceeding against the tenant. The undersigned does hereby further
consent to any subsequent changes, modifications and/or amendments of the Lease and any of its terms, covenants and conditions,
or in the rents payable thereunder, and/or to any assignment or assignments or subleases of the Lease, and/or to any renewals
or extensions thereof, all of which may be made without notice to or consent of the undersigned and without in any manner releasing
or relieving the undersigned from liability under this Guaranty.

 

    	16

    	 

    

 

The
undersigned do hereby further agree that in respect of any payments made by the undersigned hereunder, the undersigned shall not
have any rights based on suretyship or otherwise to stand in the place of Landlord so as to compete with Landlord as a creditor
of Tenant or any co-guarantor, irrespective of any lien subordination otherwise granted by Landlord, unless and until all claims
of Landlord under the Lease shall have been fully paid and satisfied. The undersigned further agrees that the bankruptcy of Tenant
or the filing by or against Tenant for relief or remedy under the Federal Bankruptcy Code or any foreign, state or local laws
of similar import shall have no effect on the obligations of the undersigned hereunder notwithstanding that the Lease may have
been disaffirmed or otherwise impaired. This Guaranty and any of the provisions hereof cannot be modified, waived or terminated,
unless in writing, signed by Landlord. All losses, damages, attorneys’ fees through all levels of proceedings, whether or
not suit be instituted, and other costs and expenses of whatsoever nature which Landlord incurs in connection with or incidental
to the enforcement of this Guaranty shall be payable immediately by the undersigned to Landlord. If the undersigned fails to pay
any amount payable under this Guaranty when due, interest on such amount shall accrue at ten percent (10%) per annum chargeable
to the undersigned in the State wherein the Demised Premises are located.

 

The
provisions of this Guaranty shall apply to and bind and inure to the benefit of the undersigned and Landlord and their respective
heirs, legal representatives, successors and assigns; and if there is more than one (1) Guarantor, the liability hereunder shall
be joint and several. The undersigned further represents to Landlord, as an inducement for Landlord to make the Lease, that the
undersigned (or either of them, alone) owns all of the entire outstanding capital (and/or other) stock (or evidence of ownership
interests) of the Tenant, that the execution and delivery of this Guaranty is not in contravention of the charter or by-laws or
applicable state laws governing such Tenant (or the undersigned where the undersigned is an entity), and has been duly authorized
by the Board of Directors and/or managing member, if required, its shareholders or other ownership interest holders of Tenant
(and the undersigned where the undersigned is an entity).

 

During
the Term of the Lease which this Guaranty is related to, Guarantors covenant and agree that they will not invest in or build or
operate a facility that is reasonably likely to have a negative impact on the performance of the Property during the Term of the
Lease and that Tenant and Guarantor will not operate, invest in or build such a competitive facility without Landlord’s
prior written consent or unless the status of the operations at the Premises and the net operating income actually support the
need for additional facilities. Guarantor covenants and agrees to focus a sufficient and appropriate amount their professional
acumen and time and attention on Tenant’s activities and Tenant’s ability to service its debt and pay its Rent to
Landlord on a consistent and timely basis.

 

Upon
request of Landlord (or any successor thereto), the undersigned agrees to deliver (i) a Secretary’s certification and resolution
authorizing the execution and delivery of the Lease and/or, (ii) from time to time, a written estoppel statement assuring the
recipient that this Guaranty remains in full force and effect and is fully enforceable in accordance with its terms, and including
any other reasonable statement relating hereto as the requesting party may require. The undersigned hereby irrevocably consents
and submits to the jurisdiction of any state, county or municipal court sitting in the State of Colorado in respect to any action
or proceeding brought therein by Landlord against the undersigned concerning any matters arising out of or in any way relating
to the Lease or this Guaranty.

 

The
undersigned hereby irrevocably consent to the service upon them of process in any such action or proceeding by the mailing of
such process to the undersigned at the Premises or at such other address as the undersigned may specify in a writing sent to Landlord
by certified or registered mail, return receipt requested, and hereby agrees that such service shall be deemed sufficient. The
undersigned agrees that any final judgment rendered against it in any such action or proceeding shall be conclusive and may be
enforced in other jurisdictions by suit on the judgment or in any other manner provided by law. The undersigned further agree
that any action or proceeding by any undersigned against Landlord in respect to any matters arising out of or in any way relating
to the Lease or this Guaranty shall be brought only in the State Court having jurisdiction over the County and/or municipality
or local political subdivision (as applicable) where the Property covered by the Lease is located, and that the undersigned shall
not object in any proceeding to the jurisdiction and venue thereof. This Guaranty shall be governed by the internal laws of the
State of Colorado without regard to conflicts of laws principles.

 

Notwithstanding
anything to the contrary contained herein, so long as there is not an existing default under the Lease or an event of default
which is ongoing on the fifteenth (15th) anniversary of the Commencement Date of the Lease, this Guaranty and the obligations
hereunder shall thereafter be of no further force or effect and this Guaranty shall terminate. If an event of default exists on
the fifteenth (15th) anniversary of the Commencement Date of the Lease, this Guaranty shall remain in full force and
effect for the remainder of the Term of the Lease.

 

    	17

    	 

    

 

Undersigned
guarantors who indicate accordingly, represent and warrant that they are married to each other as husband and wife.

 

AS
A FURTHER INDUCEMENT TO LANDLORD TO MAKE THE LEASE AND IN CONSIDERATION THEREFOR, LANDLORD AND THE UNDERSIGNED HEREBY AGREE THAT
IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER LANDLORD OR THE UNDERSIGNED AGAINST THE OTHER IN RESPECT TO ANY MATTERS
WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THE LEASE OR THIS GUARANTY, TO THE MAXIMUM EXTENT PERMITTED BY LAW, THAT
LANDLORD AND THE UNDERSIGNED SHALL AND DO HEREBY WAIVE TRIAL BY JURY; AND THE PARTIES FURTHER HEREBY WAIVE THE RIGHT TO CONSOLIDATE
ANY ACTION IN WHICH A JURY TRIAL HAS BEEN WAIVED WITH ANY OTHER ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED. THE FOREGOING
WAIVERS ARE IRREVOCABLE AND MUTUALLY, KNOWINGLY, WILLINGLY, INTENTIONALLY AND VOLUNTARILY MADE AFTER EACH PARTY HAS HAD THE BENEFIT
OF OR OPPORTUNITY TO GAIN LEGAL ADVICE AND COUNSEL. EACH PARTY REPRESENTS, WARRANTS AND AFFIRMS TO THE OTHER THAT NO PARTY HAS
IN ANY WAY AGREED, REPRESENTED OR OTHERWISE SUGGESTED OR IMPLIED THAT IT WILL NOT FULLY ENFORCE THE FOREGOING WAIVERS IN ALL INSTANCES.
LANDLORD IS DEEMED TO HAVE JOINED IN THE WAIVERS OF JURY TRIAL AND RELATED PROVISIONS OF THIS CAPITALIZED PARAGRAPH BY ITS ACCEPTANCE
OF THIS GUARANTY. NOTWITHSTANDING THE FOREGOING IN THE EVENT ANY PROVISION OF THIS GUARANTY IS PROHIBITED, UNENFORCEABLE OR INVALID
UNDER THE LAWS OF ANY JURISDICTION, INCLUDING THOSE OF THE STATE INDICATED ABOVE, SUCH PROHIBITION, UNENFORCEABLE OR INVALID PROVISION
SHALL NOT IN ANY FASHION AFFECT THE ENFORCEABILITY OR VALIDITY OF THE REMAINING PROVISIONS HEREOF.

 

Dated
February          , 2020

 

	WITNESSES:	 	GUARANTORS:
	[Each
    Witness as to both Guarantor executions]	 	 	 
	 	 	 	 
	 	 	Name:	Michael
    Pi
	 	 	Social
    Sec. no. xxx-xx- __ __ __ __
	 	 	 	 
	[Witness
    Sign & Print Above]	 	 	 
	 	 	 	 
	 	 	Name:	Michael
    Pi
	 	 	 	 
	 	 	 	 
	[Witness
    Sign & Print Above]	 	Name:	Isabella
    Pi
	 	 	Social
    Sec. no. xxx-xx- __ __ __ __
	 	 	 	 
	 	 	 	 
	 	 	Name:	Isabella
    Pi
	 	 	 	 
	 	 	HOME
    ADDRESS:
	 	 	 	 
	 	 	FACSIMILE
    OR CELL NO.:
	 	 	 	 
	 	 	HOME
    TELEPHONE:

 

    	18

    	 

    

 

	STATE
    OF	 	 	)	 	 
	 	 	 	)
    	 	ss:
	COUNTY
    OF	 	 	)	 	 

 

The
foregoing instrument was sworn to and acknowledged before me this day of February, 2020, by ___________ and Michael Pi, husband
and wife who are each personally known to me or who produced as identification, and who did each take an oath.

 

(SEAL)

 

	 	 
	(SIGNATURE
    OF PERSON TAKING ACKNOWLEDGMENT)
	 	 
	 	 
	(NAME
    OF OFFICER TAKING ACKNOWLEDGMENT-
	TYPED,
    PRINTED OR STAMPED)
	 	 
	NOTARY
    PUBLIC	 
	(TITLE
    OR RANK)	 
	SERIAL
    NO.	 

 

    	19

    	 

    

 

Exhibit
4.3 – Project Budget for Greenhouse

 

	Landlord Funded Project Costs:	 		 
	Nexus Greenhouse Package	 	 	 Included 	 
	Nexus Head House Package	 	 	 Included 	 
	Greenhouse/Head House Installation	 	 	 Included 	 
	Lights (64 per bay)	 	 	 Included 	 
	Site work	 	 	 Included 	 
	Plumbing	 	 	 Included 	 
	Electrical	 	 	 Included 	 
	Total Costs	 	$	1,308,800	 
	 	 	 	 	 
	Outdoor Grow Building – Landlord Funding:	 	 	 	 
	5,000 sf outdoor building (installed)	 	$	160,000	 
	Drywall	 	 	10,000	 
	Lighting	 	 	35,000	 
	Outdoor fencing	 	 	20,000	 
	Electrical	 	 	40,000	 
	Bathrooms	 	 	10,000	 
	Rolling Tables	 	 	35,000	 
	 	 	 	 	 
	Greenhouse Rolling Tables	 	 	75,000	 
	 	 	 	 	 
	Total Landlord Funded Costs	 	$	1,618,800	 

 

    	20Exhibit 10.1

 

AGREEMENT

 

This AGREEMENT (this
“Agreement”) is made as of this 31st day of January, 2020 by and between TKK Capital Holdings, a Cayman Islands company
(“Buyer”), Fellazo Inc., a Cayman Islands company (the “Company”), Swipy Ltd., Nicholas Ting Lun Wong (“Wong”),
Jonathan Peng Fai Chong (“Chong”), and Anderson Heng Hee Toh (“Toh”, and together with Wong and Chong,
the “Sellers”), and Tiong Ming Tan (“TM Tan”), Chin Yong Tan (“CY Tan”), Lijun Yu (“Yu”)
and Ping Zhang (“Zhang”; and together with TM Tan, CY Tan and Yu, the “Independent Directors”).

 

WHEREAS,
the Company was organized for the purpose of acquiring, through a merger, capital stock exchange, asset acquisition or other similar
business combination, an operating business (“Business Combination”); and

 

WHEREAS,
the Company has a hearing (the “Hearing”) with The Nasdaq Stock Market (“Nasdaq”) scheduled for February
6, 2020, at which a hearings panel (the “Panel”) will determine whether to delist the Company from Nasdaq or allow
the Company additional time to come into compliance with applicable Nasdaq rules.

 

NOW, THEREFORE, in
consideration of the mutual covenants hereinafter set forth and other good and valuable consideration, the sufficiency of which
is hereby acknowledged, the parties hereby agree as follows:

 

ARTICLE I

Agreements

 

Section 1.01 Expenses.
Concurrently with the signing of this Agreement, Wong has wired US$70,000 to Buyer to pay for all expenses associated with this
Agreement.

 

Section 1.02 Business
Combination and Extension Expenses. Within seven calendar days after the date the Panel issues a determination to provide the
Company with additional time to come into compliance with applicable Nasdaq rules (the “Determination Date”), Wong
shall have deposited US$600,000 in an escrow account (the “Escrow Account”) with a mutually acceptable escrow agent
pursuant to a mutually acceptable escrow agreement, and within twenty-one calendar days of the Determination Date deposit an additional
US$600,000 in the Escrow Account. In the event that such funds are not deposited by the dates indicated in this Section 1.02, this
Agreement shall terminate and be of no further force or effect.

 

Section 1.03 Prior
to Hearing. Prior to the Hearing, the affiliates of the Buyer, the Company and
the Sellers will work together to prepare for the Hearing.

 

Section 1.04 If
Panel elects to delist the Company. If the Panel elects to delist the Company from Nasdaq, this Agreement shall terminate and
be of no further force or effect.

 

     

     

    

 

Section 1.05 If
Panel elects not to delist the Company. If the Panel determines to allow the Company additional time to come into compliance
with applicable Nasdaq rules, then on the third business days following such determination by the Panel (the “Closing Date”):

 

(a) the
Company shall:

 

(i) Initiate
action to change its name to TKK-Fellazo Acquisition Corp., or another name selected by the Buyer.

 

(ii) Change
its address to the following:

 

2039, 2/F United
Center, 95 Queensway, Admiralty, Hong Kong

 

(iii) Enter
into an Agreement with Texas Kang Kai Capital Management (Hong Kong) Limited, a Hong Kong company pursuant to which Texas Kang
Kai Capital Management (Hong Kong) Limited will provide administrative services to the Company in exchange for US$10,000 per month.

 

(iv) terminate
the administrative services agreement with Swipy Ltd.

 

(b) the
Board of Directors of the Company shall:

 

 (i) appoint
the following persons as members of the Board of Directors of the Company (or other suitable directors in the event if any of the
following listed person is not able to serve this role due to background check or other unforeseeable reason):

 

	Sing WANG,	Chairman of the Board, Independent Non-Executive Director
	 	 
	(Thomas) Jintao REN,	Chairman of the Audit and Compensation Committees, Independent Non-Executive Director
	 	 
	Ronald ISSEN,	Chairman of the Governance Committee, Independent Non-Executive Director
	 	 
	Ian LEE,	Independent Non-Executive Director

 

 (ii) appoint
the following persons as officers of the Company (or other suitable officers in the event if any of the following listed person
is not able to serve this role due to background check or other unforeseeable reason):

  

	Stephen MARKSCHEID,	CFO, Executive Director
	 	 
	(Adrian) Man Chak LEUNG,	Chief Business Development Officer, Executive Director
	 	 
	Nicholas Ting Lun WONG,	as a Senior Advisor to the Board of Directors

 

    2

     

    

 

(c) each
officer and director of the Company other than the persons listed in Sections 1.03(b) shall resign from all of their positions
with the Company.

 

(d) Each
of Chong and Toh shall transfer their entire interest in Swipy Ltd. to Buyer.

 

(e) Wong
shall retain a 20% interest in Swipy Ltd. and transfer all other interests in Swipy Ltd. to the Buyer.

 

(f) Sing
Wang shall transfer 70,000 shares of TKKSymphony Acquisition Corporation (“TKKS”) to Wong, such transfer will be from
his personal holdings of TKKS, subject to, of course the legal and lock-up provisions of the NASDAQ and SEC rules governing SPAC
founder shares.

 

(g) In
the event of the breach of any of the Agreements in this Section 1.05, this Agreement shall terminate and be of no further force
or effect.

 

ARTICLE II

Representations,
Warranties And Covenants of the Sellers and Swipy Ltd.

 

Sellers and Swipy Ltd.,
jointly and severally, hereby represent and warrant to the other parties hereto on the date hereof and as of the Closing Date that:

 

Section 2.01 Organization.
Each Seller and Swipy Ltd. has the legal authority to execute, deliver and carry out the terms of this Agreement and to consummate
the transactions contemplated hereby and thereby.

 

Section 2.02 Authority;
Non-Contravention. This Agreement has been validly authorized, executed and delivered by each Seller and Swipy Ltd. and, assuming
the due authorization, execution and delivery thereof by the other parties hereto, is a valid and binding agreement enforceable
in accordance with its terms, subject to the general principles of equity and to bankruptcy or other laws affecting the enforcement
of creditors’ rights generally. The execution, delivery and performance of this Agreement by each Seller and Swipy Ltd. does
not and will not conflict with, violate or cause a breach of, constitute a default under, or result in a violation of (i) any agreement,
contract or instrument to which Seller is a party which would prevent Seller from performing its obligations hereunder or (ii)
any law, statute, rule or regulation to which Seller is subject.

 

Section 2.03 Sophisticated
Seller. Each Seller is sophisticated in financial matters and is able to evaluate the risks and benefits attendant to the sale
of the securities of Swipy Ltd. to Buyer.

 

Section 2.04 Independent
Investigation. Each Seller, in making the decision to sell the securities of Swipy Ltd. to Buyer, has not relied upon any oral
or written representations or assurances from Buyer or any of its officers, directors or employees or any other representatives
or agents of Buyer other than as set forth in this Agreement.

 

    3

     

    

 

Section 2.05 No
Legal Advice from Buyer. Each Seller and Swipy Ltd. acknowledges it has had the opportunity to review this Agreement and the
transactions contemplated by this Agreement with their own legal counsel, investment and tax advisors. Neither Seller nor Swipy
Ltd. is relying on any statements or representations of the other parties hereto or any of the representatives or agents of the
other parties hereto for legal, tax or investment advice with respect to this Agreement or the transactions contemplated by the
Agreement.

 

Section 2.06 Ownership
of Shares. Each Seller is the legal and beneficial owner of the one-third of the equity securities of Swipy Ltd. and will transfer
to Buyer good and marketable title to such securities free and clear of any liens, claims, security interests, options, charges
or any other encumbrance whatsoever.

 

Section 2.07 Liabilities.
Swipy Ltd. has no assets other than the securities of the Company and no liabilities.

 

ARTICLE III

Representations
and Warranties of Each other Party Hereto

 

Each party hereto other
than the Sellers hereby represents and warrants, severally and not jointly, as of the date hereof and as of the Closing Date that:

 

Section 3.01 Organization.
If such party is an entity, it is duly formed, validly existing and in good standing in the jurisdiction of its formation. Each
such party has the requisite power and authority to execute, deliver and carry out the terms of this Agreement and to consummate
the transactions contemplated hereby.

 

Section 3.02 Authority;
Non-Contravention. This Agreement has been validly authorized, executed and delivered by such party and assuming the due authorization,
execution and delivery thereof by Sellers, is a valid and binding agreement enforceable in accordance with its terms, subject to
the general principles of equity and to bankruptcy or other laws affecting the enforcement of creditors’ rights generally.
The execution, delivery and performance of this such party does not and will not conflict with, violate or cause a breach of, constitute
a default under, or result in a violation of (i) any agreement, contract or instrument to which such party is a party which would
prevent such party from performing its obligations hereunder or (ii) any law, statute, rule or regulation to which such party is
subject.

 

ARTICLE IV

Covenants

 

Section 4.01 Compensation
for New Management.

 

(a) After
the Closing Date, Swipy Ltd. will transfer 15,000 ordinary shares of the Company to each executive officer and 12,500 ordinary
shares of the Company to each independent director.

 

    4

     

    

 

(b) After
the Closing Date, in the event that there is a liquidation of the Company’s trust account prior to a Business Combination,
the Company shall pay each executive officer US$3,000 per month of service to the Company.

 

Section 4.02 Payment
Preference. After the Closing Date, in the event that there is a liquidation of the Company’s trust account prior to
a Business Combination, or if a business combination has been successfully closed and there is cash available for distribution,
after the payment of obligations to persons not a party to this Agreement and the ongoing payments specified in this agreement,
the Company shall repay its remaining outstanding obligations as follows:

 

(i) first,
any payments required to be made pursuant to Section 4.01(b) of this Agreement.

 

(ii)  second,
any liabilities such that the most recently incurred liabilities shall be repaid first and the oldest liabilities shall be repaid
last (last in, first out). In addition, any liabilities incurred for the Company’s third extension (as described in the Company’s
initial public offering prospectus) shall be paid at 2.0 times the applicable amount and any liabilities incurred for the Company’s
second extension (as described in the Company’s initial public offering prospectus) shall be paid at 1.5 times the applicable
amount.

 

(iii) third,
up to US$700,000 to Wong.

 

ARTICLE V

Miscellaneous

 

Section 5.01  Termination.
This Agreement shall terminate on the earlier of (i) any termination specified in Article I, and (ii) any breach of this Agreement
by any party hereto, unless a waiver is given by the Buyer.

 

Section 5.02  Counterparts;
Facsimile. This Agreement may be executed in any number of counterparts, each of which when so executed shall be deemed to
be an original and all of which taken together shall constitute one and the same instrument. This Agreement or any counterpart
may be executed via facsimile transmission, and any such executed facsimile copy shall be treated as an original.

 

Section 5.03 Governing
Law. This Agreement shall for all purposes be deemed to be made under and shall be construed in accordance with the laws of
New York. Each of the parties hereby agrees that any action, proceeding or claim against it arising out of or relating in any way
to this Agreement shall, to the fullest extent applicable, be brought and enforced first in the Southern District of New York,
then to such other court in the State of New York as appropriate and irrevocably submits to such jurisdiction, which jurisdiction
shall be exclusive. Each of the parties hereby waives any objection to such exclusive jurisdiction and that such courts represent
an inconvenient forum.

 

    5

     

    

 

Section 5.04 Remedies
Cumulative. Each of the parties hereto acknowledges and agrees that, in the event of any breach of any covenant or agreement
contained in this Agreement by the other party, money damages may be inadequate with respect to any such breach and the non-breaching
party may have no adequate remedy at law. It is accordingly agreed that each of the parties hereto shall be entitled, in addition
to any other remedy to which they may be entitled at law or in equity, to seek injunctive relief and/or to compel specific performance
to prevent breaches by the other party hereto of any covenant or agreement of such other party contained in this Agreement.

 

Section 5.05 Severability.
If any term, provision or covenant of this Agreement is held by a court of competent jurisdiction or other authority to be invalid,
void or unenforceable, the remainder of the terms, provisions and covenants of this Agreement shall remain in full force and effect
and shall in no way be affected, impaired or invalidated

 

Section 5.06 Binding
Effect; Assignment. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective
legal representatives, successors and permitted assigns.

 

Section 5.07 Headings.
The descriptive headings of the Sections hereof are inserted for convenience only and do not constitute a part of this Agreement.

 

Section 5.08 Entire
Agreement; Changes in Writing. This Agreement constitutes the entire agreement among the parties hereto and supersedes and
cancels any prior agreements, representations and warranties, whether oral or written, among the parties hereto relating to the
transaction contemplated hereby. Neither this Agreement nor any provision hereof may be changed or amended orally, but only by
an agreement in writing signed by the other party hereto.

 

Section 5.09 Further
Assurances. If at any time any of the parties hereto shall consider or be advised that any further documents or actions
are necessary or desirable pursuant to this Agreement, the parties hereto shall execute and deliver such further documents or take
such actions and provide all assurances and to take and do all such other actions and things as may be necessary or desirable pursuant
to this Agreement.

 

    6

     

    

 

IN WITNESS WHEREOF,
the undersigned have executed this Agreement as of the date set forth on the first page of this Agreement.

 

The Sellers

   

	 	By:	/s/ Nicholas Ting Lun Wong
	 	Name: 	 Nicholas Ting Lun Wong
	 	Title:	 CEO of Fellazo / Director of Swipy Ltd.
	 	 
	 	By:	/s/ Jonathan Peng Fai Chong
	 	Name:	 Jonathan Peng Fai Chong
	 	Title:	 Director of Swipy Ltd.
	 	 
	 	By:	  /s/ Anderson Heng Hee Toh
	 	Name: 	Anderson Heng Hee Toh
	 	Title:	 COO of Fellazo / Director of Swipy Ltd

 

The  Independent Directors of Fellazo

   

	 	By:	  /s/ Tiong Ming Tan
	 	Name: 	 Tiong Ming Tan
	 	Title:	Independent Director of Fellazo
	 	 
	 	By:	/s/ Chin Yong Tan
	 	Name:	Chin Yong Tan
	 	Title:	 Independent Director of Fellazo
	 	 
	 	By:	/s/ Lijun Yu
	 	Name:	 Lijun Yu
	 	Title:	 Independent Director of Fellazo
	 	 
	 	By:	/s/
    Ping Zhang
	 	Name:	 Ping Zhang
	 	Title:	Independent Director of Fellazo

 

    7

     

    

 

The  Buyer

   

	 	TKK CAPITAL HOLDINGS
	 	 
	 	By:	 /s/ Sing Wang
	 	Name: 	 Sing Wang
	 	Title:	Director of TKK Capital Holdings
	 	 

 

The Companies

   

	 	FELLAZO INC.
	 	 
	 	By:	    /s/ Nicholas Ting Lun Wong
	 	Name: 	Nicholas Ting Lun Wong
	 	Title:	CEO
	 	 
	 	SWIPY LTD.
	 	 
	 	By:	/s/ Nicholas Ting Lun Wong
	 	Name:	Nicholas Ting Lun Wong
	 	Title:	Director

 

 

8

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