Document:

Exhibit
10.1

 

LOAN
MODIFICATION AGREEMENT

 

	BORROWER	LENDER	LOAN
    NUMBER
	 	 	 
	

                                                                                                                                       Greenkraft
                                         Inc., a California corporation

        2530
        South Birch Street

        Santa Ana, CA 92707
	

                                                                                                                                       Pacific
                                         Premier Bank

        

        17901
        Von Karman Ave., Suite 1200 Irvine, CA 92614

        

        (949)
        864-8000
	56-800308-15

 

THIS
LOAN MODIFICATION AGREEMENT (the "Agreement") is made as of August 22, 2014, by and among Greenkraft Inc., a California
corporation ("Borrower") and Pacific Premier Bank ("Lender") with reference to the following facts:

 

A.         Borrower
entered into a loan (the "Loan") evidenced by a Promissory Note dated March 13, 2012, payable to Lender in the original
principal amount of Three Million Five Hundred Thousand Dollars ($3,500,000.00) (the "Note"). The Loan has been modified
in accordance with those certain Loan Modification Agreements dated May 10, 2013, July 15, 2013, December 26, 2013, and July 24,
2014 (the "Prior Modifications").

 

B.         The
Note is secured by, among other things, a Deed of Trust dated March 13, 2012 ("Deed of Trust") and two Commercial Security
Agreements each dated March 13, 2012 (the "Security Agreements"). The Loan is also subject to a Business Loan Agreement
dated March 13, 2012 (the "Business Loan Agreement").

 

C.         Repayment
of the Note is guaranteed by C.E.E., LLC; First Standard Real Estate, LLC; The Gemayel Family Trust dated May 18, 2007; George
Gemayel; Greenkraft, Inc., a Nevada corporation; and First Industrial Properties, LLC, a California limited liability company
(collectively, "Guarantors").

 

D.        Borrower
is also indebted to George Gemayel ("Subordinated Creditor"). In the Subordination Agreement dated March 13, 2012 (the
"Subordination Agreement"), Subordinated Creditor subordinated the indebtedness Borrower owes to him to the indebtedness
Borrower owes to Lender.

 

E.         The
Note, Deed of Trust, Security Agreements, Business Loan Agreement, Prior Modifications and all other loan documents given to Lender
either evidencing the Loan or to induce Lender to make or modify the Loan are referred to collectively as the "Loan Documents".

 

F.         Insofar
as the Loan Documents do not prohibit certain modifications upon written agreement between the parties, the parties hereby agree
to modify the terms of the Loan subject to the terms and conditions of this Agreement.

 

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

 

1.         One-Time
Forbearance. In the Loan Documents, Borrower promised and covenanted that it would maintain (a) a minimum Global Debt Coverage
Ratio of not less than 1.250 to 1.000 (the "Global DCR Covenant"), (b) a minimum Business Debt Coverage Ratio of not
less than 1.250 to 1.000 (the "Business DCR Covenant), (c) a ratio of Debt / Worth not in excess of 3.000 to 1.000 (the "Debt
/ Worth Covenant), and (d) a Tangible Net Worth of not less than $350,000 (the "Tangible Net Worth Covenant") (collectively
the "Covenants"). Borrower is in breach of the Covenants (collectively the "Covenant Violations"). Lender
agrees to forbear enforcement of its rights arising out of the Covenant Violations until Lender's receipt of Borrower's December
31, 2014 financial statements (the "Forbearance"). Borrower acknowledges that the Forbearance is granted by Lender on
a one-time basis and that Lender reserves the right to withhold its consent to any future request that Lender forbear or refrain
from enforcement of the Covenants. Nothing herein shall be construed as a waiver of Lender's right to strictly enforce the Covenants
on and after Lender's receipt of Borrower's December 31, 2014 financial statements.

 

2.         Loan
Modification. The Note and other Loan Documents are hereby amended as follows:

 

2.1         Maturity
Date. The maturity date of the Note is hereby extended to August 22, 2015 (the "Maturity Date"). Borrower will continue
to pay regular monthly payments of all accrued unpaid interest due as of each payment date until the Maturity Date. On the Maturity
Date, Borrower will pay the Loan in one payment of all outstanding principal plus all accrued unpaid interest and all other amounts
owed under the Note.

 

    	 

    	 

    

 

2.2         L/C
No. 10036. Lender will issue a letter of credit in the amount of Three Million Dollars ($3,000,000.00) in favor of Automotive
Rentals, Inc., a New Jersey corporation ("L/C No. 10036"), pursuant to terms set forth in that certain Application and
Agreement for Irrevocable Letter of Credit dated August 22, 2014 (the "L/C 10036 Agreement"). Copies of L/C No. 10036
and the L/C 10036 Agreement are attached hereto and incorporated herein by reference as Exhibits "A" and "B",
respectively.

 

2.3         Irrevocable
Authorization for Draws. Borrower irrevocably authorizes Lender to, at Lender's sole election, draw against the Note, in an
amount not to exceed One Million Five Hundred Thousand Dollars ($1,500,000.00), any funds paid or required to be paid by Lender
under L/C No. 10036, and to repeat such process each time Lender pays or is required to pay funds under L/C No. 10036. Further,
Lender may, at its sole election, draw against this Note any funds otherwise owed under the L/C 10036 Agreement, including but
not limited to all principal, interest, expenses, commissions, fees, or other costs owed thereunder, and to repeat such process
each time funds are owed under the L/C 10036 Agreement. All such amounts drawn against the Note will become part of the amount
payable by Borrower under the Note.

 

2.4         Revolving
Portion of Loan. In addition to all other conditions for an advance under the Loan Documents, Lender shall have no obligation
to honor any advance request that would cause the principal balance of the Loan and Note to exceed Two Million Dollars
($2,000,000.00), which represents the revolving portion of the Loan and Note (the "Revolving Portion").

 

2.5         Draw
Limitations. Notwithstanding anything in the Note or other Loan Documents to the contrary, Borrower shall have no right to
receive draws under the Note except as allowed under the Revolving Portion of the Loan and Note set forth in Section 2.4 above,
and as necessary to pay Lender any funds owed under the L/C 10036 Agreement.

 

In
all other respects, Borrower acknowledges and agrees that all terms, conditions and provisions of the Loan Documents are continued
in full force and effect, except as specifically set forth above, and remain unaffected and unchanged. This Agreement in no way
acts as a release or relinquishment of, and in no way affects, the liens, security interests and rights created by or arising
under the Deed of Trust, the Security Agreements and the Loan Documents, or the priority thereof. Such liens, security interests
and rights are hereby ratified, confirmed, renewed and extended in all respects.

 

3.         Full
Force and Effect. The Loan Documents, any other security for payment of the Note, and all rights, remedies, titles, liens
and equities securing the Note as hereby modified and the indebtedness represented thereby are hereby recognized, renewed, extended
and continued in full force and effect for the benefit of the holder of the Note and the indebtedness evidenced thereby.

 

4.         Warranties,
Representations and Agreements.

 

4.1         Borrower
hereby ratifies, confirms, acknowledges and agrees that the Loan Documents represent valid, enforceable and collectible obligations
of Borrower and that there are no existing claims, defenses, personal or otherwise, or rights of setoff whatsoever with respect
to any of such documents or instruments. Borrower further acknowledges and represents that no event has occurred and no condition
exists which would constitute a default under any of the Loan Documents or this Agreement, either with or without notice or lapse
of time or both.

 

5.         Release
and Waiver of Claims. In consideration of Lender's agreement to enter into this Agreement,

Borrower hereby agrees as follows:

 

5.1         Release
of All Claims. Borrower, on behalf of itself; its general partners, its members, its officers, its affiliates and its and
their successors and assigns (collectively, the "Releasing Parties"), hereby releases and forever discharges Lender
and all of its subsidiaries, affiliates, officers, directors, employees, agents, attorneys, advisors, and its and their successors
and assigns (collectively, the "Released Parties") from any and all claims, demands, debts, liabilities, contracts,
obligations, accounts, torts, causes of action or claims for relief of whatever kind or nature, whether known or unknown, whether
suspected or unsuspected, which the Releasing Parties may have or which may hereafter be asserted or accrue against Released Parties,
or any of them, resulting from or in any way relating to any act or omission done or committed by Released Parties, or any of
them, arising directly or indirectly out of the Loan, the Loan Documents, the transactions evidenced or contemplated thereby,
the Deed of Trust, the Security Agreements; the approval, the origination, the funding and the closing of the Loan; the review,
approval, or disapproval of any and all documents, instruments, insurance and all other items submitted to Lender in connection
with the Loan; the disbursements of funds under the Loan; the modification of the Loan made pursuant to this Agreement; Lender's
acts, statements, conduct, representations and omissions made in connection with the modification of the Loan, including, without
limitation, the terms and conditions of this Agreement; any fact, matter, transaction or event relating thereto; or the relationships
existing or transactions or dealings occurring between Lender and Borrower up to and as of the date of this Agreement (the "Claims").

 

    	-2-

    	 

    

 

5.2         Release
Includes Unknown Claims. The release described in the immediately preceding paragraph and in this paragraph applies to all
Claims which the Releasing Parties have or which may hereafter arise against the Released Parties, or any of them, as a result
of acts or omissions occurring before the date of this Agreement, whether or not known or suspected by the Parties hereto. Borrower
expressly acknowledges that, although it may be that ordinarily a general release does not extend to claims which the releasing
party does not know or suspect to exist in his favor, which if known by him must have materially affected his settlement with
the party released, it has carefully considered and taken into account in determining to enter into this Agreement the possible
existence of such unknown losses or Claims.

 

Without
limiting the generality of the foregoing, Borrower expressly waives any and all rights conferred upon it by any statute or rule
of law which provides that a release does not extend to claims which the releasing party does not know or suspect to exist in
the releasing party's favor at the time of executing the release, which if known by the releasing party must have materially affected
the releasing party's settlement with the released party, including, without limitation, the following provisions of California
Code of Civil Procedure Section 1542:

 

"A
GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME
OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR."

 

5.3         Complete
Defense. This release by Releasing Parties shall constitute a complete defense to any claim, cause of action, defense,
contract, liability, indebtedness, obligation, liability, claim or cause of action exists which is within the scope of those
hereby released.

 

5.4         No
Reliance. Borrower hereby acknowledges that it has not relied upon any representation of any kind made by Lender in making
the foregoing release.

 

6.         Conditions
Precedent to this Agreement. This Agreement is contingent upon the satisfaction of the following conditions precedent:

 

6.1         Lender
shall have received a certified resolution from Borrower authorizing (i) its modification of the Loan pursuant to this Agreement,
and (ii) the execution and delivery of this Agreement by the person(s) signing the same on behalf of Borrower;

 

6.2         Borrower
shall have signed and delivered this Agreement to Lender;

 

6.3         Guarantors,
Subordinated Creditor, and Grantor shall have signed and delivered to Lender the consents and reaffirmations attached to this
Agreement;

 

6.4         Borrower
shall have signed and delivered to Lender the L/C 10036 Agreement in the form attached hereto as Exhibit "B"; and

 

6.5         Borrower
shall have paid Lender a letter of credit fee of $15,000.00.

 

7.         General.

 

7.1         Borrower
shall execute such additional documents as Lender may require to fully effectuate the intent of this Agreement.

 

7.2         If
any action, suit or other proceeding is brought to enforce the obligations of the undersigned under this Agreement, the prevailing
party shall be entitled to receive all of such party's costs and expenses of suit, including attorneys' fees, incurred in each
and every such action, suit or other proceeding, including any and all appeals or petitions therefrom.

 

    	-3-

    	 

    

 

As
used in this Agreement, attorneys' fees shall mean the full and actual cost of any legal services actually performed in connection
with the matters involved, calculated on the basis of the usual fee charged by the attorneys performing such services and shall
not be limited to "reasonable attorneys' fees" as defined in any statute or rale of court.

 

7.3         This
Agreement may be executed in counterparts, all of which taken together shall constitute one instrument.

 

8.         Satisfaction
of Conditions. If the conditions precedent set forth in this Agreement are not satisfied on or before September 1, 2014, Lender
may, at its sole option, declare this Agreement null and void, in which case this Agreement shall have no further force or effect.
Lender's waiver of any of the conditions precedent shall not constitute a waiver of the other conditions precedent.

 

IN
WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date set forth above. 

 

BORROWER:

 

	GREENKRAFT INC., A CALIFORNIA CORPORATION	 	 
	 	 	 	 	 
	By:	/s/ George
    Gemayel	 	By:	/s/ Sosi
    Bardakjian
		George Gemayel, President of Greenkraft Inc.,	 	 	Sosi Bardakjian, Secretary of Greenkraft Inc.,
		a California corporation	 	 	a California corporation

 

LENDER:

  

	PACIFIC PREMIER BANK	 
	 	 	 
	By:	/s/ Chris
    Porcelli	 
	 	Chris Porcelli, SVP/Senior Credit Manager of
    	 
	 	Pacific Premier Bank	 
	 	 	 

 

[CONSENTS
AND REAFFIRMATIONS APPEAR ON THE FOLLOWING PAGE(S)]

 

 

-4-Exhibit
10.2

 

California
Commercial Lease Agreement

 

This Commercial
Lease Agreement ("Lease") is made and effective 7/1/2014, by and between First Warner Properties LLC ("Landlord")
and Greenkraft Inc ("Tenant").

 

Landlord is
the owner of land and improvements commonly known and numbered as 2215 S. Standard Ave Santa Ana, Ca 92707 and legally
described as follows (the "Building"):

 

Landlord makes
available for lease a portion of the Building designated as 51,942 square feet, laboratory area. (the "Leased Premises").

 

Landlord desires
to lease the Leased Premises to Tenant, and Tenant desires to lease the Leased Premises from Landlord for the term, at the rental
and upon the covenants, conditions and provisions herein set forth.

 

THEREFORE,
in consideration of the mutual promises herein, contained and other good and valuable consideration, it is agreed:

 

1.
Term.

 

A.   
Landlord hereby leases the Leased Premises to Tenant, and Tenant hereby leases the same from Landlord, for an "Initial
Term" beginning 7/1/2014 and ending 6/30/2019. Landlord shall use its best efforts to give Tenant possession
as nearly as possible at the beginning of the Lease term. If Landlord is unable to timely provide the Leased Premises,
rent shall abate for the period of delay. Tenant shall make no other claim against Landlord for any such delay.

 

B.   Tenant
may renew the Lease for one extended term of 5 years. Tenant shall exercise such renewal option, if at all, by giving written
notice to Landlord not less than ninety (90) days prior to the expiration of the Initial Term. The renewal term shall be at the
rental set forth below and otherwise upon the same covenants, conditions and provisions as provided in this Lease.

 
 2.
                                         Rental.

 

		A.	Tenant
                                         shall pay to Landlord during the Initial Term rental of $330,000 per year, payable
                                         in installments of $27,500 per month. Each installment payment shall be due in
                                         advance on the first day of each calendar month during the lease term to Landlord at
                                         2530 S. Birch Street Santa Ana, Ca 92707 or at such other place designated by
                                         written notice from Landlord or Tenant. The rental payment amount for any partial calendar
                                         months included in the lease term shall be prorated on a daily basis.
	 	 	 
	 	B.	The
                                         rental for any renewal lease term, if created as permitted under this Lease, shall be
                                         $330,000 per year payable in installments of $27,500 per month.

 

3.
Use

 

Notwithstanding
the forgoing, Tenant shall not use the Leased Premises for the purposes of storing, manufacturing or selling any explosives, flammables
or other inherently dangerous substance, chemical, thing or device.

 

4.
Sublease and Assignment.

 

Tenant shall
have the right without Landlord's consent, to assign this Lease to a corporation with which Tenant may merge or consolidate, to
any subsidiary of Tenant, to any corporation under common control with Tenant, or to a purchaser of substantially all of Tenant's
assets. Except as set forth above, Tenant shall not sublease all or any part of the Leased Premises, or assign this Lease in whole
or in part without Landlord's consent, such consent not to be unreasonably withheld or delayed.

 

    	 

    	 

    

 

5. Repairs.

 

During the
Lease term, Tenant shall make, at Tenant's expense, all necessary repairs to the Leased Premises. Repairs shall include such items
as routine repairs of floors, walls, ceilings, and other parts of the Leased Premises damaged or worn through normal occupancy,
except for major mechanical systems or the roof, subject to the obligations of the parties otherwise set forth in this Lease.

 

6. Alterations
and Improvements.

 

Tenant,
at Tenant's expense, shall have the right following Landlord's consent to remodel, redecorate, and make additions,
improvements and replacements of and to all or any part of the Leased Premises from time to time as Tenant may deem
desirable, provided the same are made in a workmanlike manner and utilizing good quality materials. Tenant shall have the
right to place and install personal property, trade fixtures, equipment and other temporary installations in and upon the
Leased Premises, and fasten the same to the premises. All personal property, equipment, machinery, trade fixtures and
temporary installations, whether acquired by Tenant at the commencement of the Lease term or placed or installed on the
Leased Premises by Tenant thereafter, shall remain Tenant's property free and clear of any claim by Landlord. Tenant shall
have the right to remove the same at any time during the term of this Lease provided that all damage to the Leased Premises
caused by such removal shall be repaired by Tenant at Tenant's expense. 
 
 7. Property
Taxes.

  
 

Landlord shall
pay, prior to delinquency, all general real estate taxes and installments of special assessments coming due during the Lease term
on the Leased Premises, and all personal property taxes with respect to Landlord's personal property, if any, on the Leased Premises.
Tenant shall be responsible for paying all personal property taxes with respect to Tenant's personal property at the Leased Premises.

 

8. 
Insurance.

        
 

A.
If the Leased Premises or any other part of the Building is damaged by fire or other casualty resulting from any act or negligence
of Tenant or any of Tenant's agents, employees or invitees, rent shall not be diminished or abated while such damages are under
repair, and Tenant shall be responsible for the costs of repair not covered by insurance.

 

B.
Landlord shall maintain fire and extended coverage insurance on the Building and the Leased Premises in such amounts as Landlord
shall deem appropriate. Tenant shall be responsible, at its expense, for fire and extended coverage insurance on all of its personal
property, including removable trade fixtures, located in the Leased Premises.

 

C.
Tenant and Landlord shall, each at its own expense, maintain a policy or policies of comprehensive general liability insurance
with respect to the respective activities of each in the Building with the premiums thereon fully paid on or before due date,
issued by and binding upon some insurance company approved by Landlord, such insurance to afford minimum protection of not less
than $1,000,000 combined single limit coverage of bodily injury, property damage or combination thereof. Landlord shall be listed
as an additional insured on Tenant's policy or policies of comprehensive general liability insurance, and Tenant shall provide
Landlord with current Certificates of Insurance evidencing Tenant's compliance with this Paragraph. Tenant shall obtain the agreement
of Tenant's insurers to notify Landlord that a policy is due to expire at least (10) days prior to such expiration. Landlord shall
not be required to maintain insurance against thefts within the Leased Premises or the Building.

 

    	2

    	 

    

 

9. Utilities.

 

Tenant
shall pay all charges for water, sewer, gas, electricity, telephone and other services and utilities used by Tenant on the Leased
Premises during the term of this Lease unless otherwise expressly agreed in writing by Landlord. In the event that any utility
or service provided to the Leased Premises is not separately metered, Landlord shall pay the amount due and separately invoice
Tenant for Tenant's pro rata share of the charges. Tenant shall pay such amounts within fifteen (15) days of invoice. Tenant acknowledges
that the Leased Premises are designed to provide standard office use electrical facilities and standard office lighting. Tenant
shall not use any equipment or devices that utilizes excessive electrical energy or which may, in Landlord's reasonable opinion,
overload the wiring or interfere with electrical services to other tenants.

 

10. Signs.

 

Following
Landlord's consent, Tenant shall have the right to place on the Leased Premises, at locations selected by Tenant, any signs which
are permitted by applicable zoning ordinances and private restrictions. Landlord may refuse consent to any proposed signage that
is in Landlord's opinion too large, deceptive, unattractive or otherwise inconsistent with or inappropriate to the Leased Premises
or use of any other tenant. Landlord shall assist and cooperate with Tenant in obtaining any necessary permission from governmental
authorities or adjoining owners and occupants for Tenant to place or construct the foregoing signs. Tenant shall repair all damage
to the Leased Premises resulting from the removal of signs installed by Tenant.

 

11. Entry.

      
 

Landlord shall
have the right to enter upon the Leased Premises at reasonable hours to inspect the same, provided Landlord shall not thereby
unreasonably interfere with Tenant's business on the Leased Premises.

 

12. Parking.

      
 

During the
term of this Lease, Tenant shall have the non-exclusive use in common with Landlord, other tenants of the Building, their guests
and invitees, of the non-reserved common automobile parking areas, driveways, and footways, subject to rules and regulations for
the use thereof as prescribed from time to time by Landlord. Landlord reserves the right to designate parking areas within the
Building or in reasonable proximity thereto, for Tenant and Tenant's agents and employees. Tenant shall provide Landlord with
a list of all license numbers for the cars owned by Tenant, its agents and employees. Separated structured parking, if any, located
about the Building is reserved for tenants of the Building who rent such parking spaces. Tenant hereby leases from Landlord 50
spaces in such structural parking area, such spaces to be on a first come-first served basis.

 

13. Building
Rules.

      
 

Tenant will
comply with the rules of the Building adopted and altered by Landlord from time to time and will cause all of its agents, employees,
invitees and visitors to do so; all changes to such rules will be sent by Landlord to Tenant in writing. The initial rules for
the Building are attached hereto as Exhibit "A" and incorporated herein for all purposes.

 

    	3

    	 

    

 

14. 
Damage and Destruction.

 

Subject to
Section 8 A. above, if the Leased Premises or any part thereof or any appurtenance thereto is so damaged by fire, casualty or
structural defects that the same cannot be used for Tenant's purposes, then Tenant shall have the right within ninety (90) days
following damage to elect by notice to Landlord to terminate this Lease as of the date of such damage. In the event of
minor damage to any part of the Leased Premises, and if such damage does not render the Leased Premises unusable for Tenant's
purposes, Landlord shall promptly repair such damage at the cost of the Landlord. In making the repairs called for in this paragraph,
Landlord shall not be liable for any delays resulting from strikes, governmental restrictions , inability to obtain necessary
materials or labor or other matters which are beyond the reasonable control of Landlord. Tenant shall be relieved from paying
rent and other charges during any portion of the Lease term that the Leased Premises are inoperable or unfit for occupancy, or
use, in whole or in part, for Tenant's purposes. Rentals and other charges paid in advance for any such periods shall be
credited on the next ensuing payments, if any, but if no further payments are to be made, any such advance payments shall be refunded
to Tenant. The provisions of this paragraph extend not only to the matters aforesaid, but also to any occurrence which is beyond
Tenant's reasonable control and which renders the Leased Premises, or any appurtenance thereto, inoperable or unfit for occupancy
or use, in whole or in part, for Tenant's purposes.

 

15. 
Default.

 
 

If default
shall at any time be made by Tenant in the payment of rent when due to Landlord as herein provided, and if said default shall
continue for fifteen (15) days after written notice thereof shall have been given to Tenant by Landlord, or if default shall be
made in any of the other covenants or conditions to be kept, observed and performed by Tenant, and such default shall continue
for thirty (30) days after notice thereof in writing to Tenant by Landlord without correction thereof then having been commenced
and thereafter diligently prosecuted, Landlord may declare the term of this Lease ended and terminated by giving Tenant written
notice of such intention, and if possession of the Leased Premises is not surrendered, Landlord may reenter said premises. Landlord
shall have, in addition to the remedy above provided, any other right or remedy available to Landlord on account of any Tenant
default, either in law or equity. Landlord shall use reasonable efforts to mitigate its damages.

 

16. Quiet
Possession.

 
 

Landlord covenants
and warrants that upon performance by Tenant of its obligations hereunder, Landlord will keep and maintain Tenant in exclusive,
quiet, peaceable and undisturbed and uninterrupted possession of the Leased Premises during the term of this Lease.

 

17. 
Condemnation.

 

If
any legally, constituted authority condemns the Building or such part thereof which shall make the Leased Premises unsuitable
for leasing, this Lease shall cease when the public authority takes possession, and Landlord and Tenant shall account for rental
as of that date. Such termination shall be without prejudice to the rights of either party to recover compensation from the condemning
authority for any loss or damage caused by the condemnation. Neither party shall have any rights in or to any award made to the
other by the condemning authority.

 

    	4

    	 

    

 

18. 
Subordination.

 

Tenant
accepts this Lease subject and subordinate to any mortgage, deed of trust or other lien presently existing or hereafter
arising upon the Leased Premises, or upon the Building and to any renewals, refinancing and extensions thereof, but Tenant
agrees that any such mortgage shall have the right at any time to
subordinate such mortgage, deed of trust or other lien to this Lease on such terms and subject to such conditions as such
mortgage may deem appropriate in its discretion. Landlord is hereby irrevocably vested with full power and authority to
subordinate this Lease to any mortgage, deed of trust or other lien now existing or hereafter placed upon the Leased Premises
of the Building, and Tenant agrees upon demand to execute such further instruments subordinating this Lease or attorning to
the holder of any such liens as Landlord may request. In the event that Tenant should fail to execute any instrument of
subordination herein require d to be executed by Tenant promptly as requested, Tenant hereby irrevocably constitutes Landlord
as its attorney-in-fact to execute such instrument in Tenant's name, place and stead, it being agreed that such power is one
coupled with an interest. Tenant agrees that it will from time to time upon request by Landlord execute and deliver to such
persons as Landlord shall request a statement in recordable form certifying that this Lease is unmodified and in full force
and effect (or if there have been modifications, that the same is in full force and effect as so modified), stating the dates
to which rent and other charges payable under this Lease have been paid, stating that Landlord is not in default hereunder
(or if Tenant alleges a default stating the nature of such alleged default) and further stating such other matters as
Landlord shall reasonably require.

 

19.  Security
Deposit.

    

The Security
Deposit shall be held by Landlord without liability for interest and as security for the performance by Tenant of Tenant's covenants
and obligations under this Lease, it being expressly understood that the Security Deposit shall not be considered an advance payment
of rental or a measure of Landlord's damages in case of default by Tenant. Unless otherwise provided by mandatory non-waivable
law or regulation, Landlord may commingle the Security Deposit with Landlord' s other funds. Landlord may, from time to time,
without prejudice to any other remedy, use the Security Deposit to the extent necessary to make good any arrearages of rent or
to satisfy any other covenant or obligation of Tenant hereunder. Following any such application of the Security Deposit, Tenant
shall pay to Landlord on demand the amount so applied in order to restore the Security Deposit to its original amount. If Tenant
is not in default at the termination of this Lease, the balance of the Security Deposit remaining after any such application shall
be returned by Landlord to Tenant. If Landlord transfers its interest in the Premises during the term of this Lease, Landlord
may assign the Security Deposit to the transferee and thereafter shall have no further liability for the return of such Security
Deposit.

 

20. 
Notice.

 

Any
notice required or permitted under this Lease shall be deemed sufficiently given or served if sent by United States certified
mail, return receipt requested, addressed as follows:

 

If to Landlord
to:

 

First Warner
Properties, LLC 

2530 S.
Birch Street Santa Ana, Ca 92707

 

If to
Tenant to:

 

Greenkraft
Inc 

2215 S.
Standard Ave Santa Ana, Ca 92707

 

    	5

    	 

    

  

Landlord and
Tenant shall each have the right from time to time to change the place notice is to be given under this paragraph by written notice
thereof to the other party.

 

21.  Brokers.

 

Tenant represents
that Tenant was not shown the Premises by any real estate broker or agent and that Tenant has not otherwise engaged in, any activity
which could form the basis for a claim for real estate commission, brokerage fee, finder's fee or other similar charge, in connection
with this Lease.

 

22. Waiver.

 

No
waiver of any default of Landlord or Tenant hereunder shall be implied from any omission to take any action on account of such
default if such default persists or is repeated, and no express waiver shall affect any default other than the default specified
in the express waiver and that only for the time and to the extent therein stated. One or more waivers by Landlord or Tenant shall
not be construed as a waiver of a subsequent breach of the same covenant, term or condition.

 

23.  Memorandum
of Lease.

 

The
parties hereto contemplate that this Lease should not and shall not be filed for record, but in lieu thereof, at the request of
either party, Landlord and Tenant shall execute a Memorandum of Lease to be recorded for the purpose of giving record notice of
the appropriate provisions of this Lease.

 

24. Headings.

 

The headings
used in this Lease are for convenience of the parties only and shall not be considered in interpreting the meaning of any provision
of this Lease.

 

25. Successors.

 

The
provisions of this Lease shall extend to and be binding upon Landlord and Tenant and their respective legal representatives, successors
and assigns.

 

26. Consent.

 

Landlord
shall not unreasonably withhold or delay its consent with respect to any matter for which Landlord's consent is required or desirable
under this Lease.

 

    	6

    	 

    

 

27. Performance.

 

If
there is a default with respect to any of Landlord's covenants, warranties or representations under this Lease, and if the
default continues more than fifteen (15) days after notice in writing from Tenant to Landlord specifying the default, Tenant
may, at its option and without affecting any other remedy hereunder, cure such default and deduct the cost thereof from the
next accruing installment or installments of rent payable hereunder until Tenant shall have been fully reimbursed for such
expenditures, together with interest thereon at a rate equal to the lessor of twelve percent (12%) per annum or the then
highest lawful rate. If this Lease terminates prior to Tenant's receiving full reimbursement, Landlord shall pay the
unreimbursed balance plus accrued interest to Tenant on demand.

 

28. Compliance
with Law.

 

Tenant
shall comply with all laws, orders, ordinances and other public requirements now or hereafter pertaining to Tenant's use of the
Leased Premises. Landlord shall comply with all laws, orders, ordinances and other public requirements now or hereafter affecting
the Leased Premises.

 

29. Final
Agreement.

 

This
Agreement terminates and supersedes all prior understandings or agreements on the subject matter hereof. This Agreement may be
modified only by a further writing that is duly executed by both parties.

 

30.
Governing Law.

 

This
Agreement shall be governed, construed and interpreted by, through and under the Laws of the State of California.

 

IN WITNESS
WHEREOF, the parties have executed this Lease as of the day and year first above written.

 

	/s/ George Gemayel	 	 
	First Warner Properties LLC	 	 
	 	 	 
	/s/ Sosi Bardakjian	 	 
	Greenkraft Inc	 	 

 

 

7

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