Document:

Exhibit
10.3

EXECUTION COPY

 

iNDUSTRIAL
LEASE (WH/OFC)

(triple net)

 

11 COMMERCE BOULEVARD, PALM COAST, FLORIDA

 

Basic Lease Information

 

Date:    April 26, 2019 (“Effective
Date”)

 

Tenant:
Palm Coast Data LLC, a Florida limited liability company

 

Landlord:
Commerce Blvd Holdings LLC, a Florida limited liability company

 

Premises
(Section 1.1): All space(s) in the building outlined in Exhibit A, containing approximately
143,151 square feet (more or less) of building area, the street address of which is known as 11 Commerce Boulevard,
Palm Coast, Florida 32164

 

Property
(Section 1.1): The land and the building(s) outlined in Exhibit A, containing approximately
17.44 acres (more or less) of total area, located at 11 Commerce Boulevard, Palm Coast, Florida 32164 

 

Term (Section 2.1): Ten
(10) years

 

Commencement
Date (Section 2.1):   Effective Date of this Lease.

 

Expiration
Date (Section 2.1): The date that is ten (10) years after the Commencement Date; provided that if the
Expiration Date would fall on a date that is not the last day of a month, then the Expiration Date shall be automatically extended
to the last day of the month.

 

Base Rent
(Section 3.1(a)):

 

	Period*	 	Annual Base Rent, $s per

 annum	 	 	Monthly Base Rent, $’s per

 month	 
	1	 	$	1,330,000.00	 	 	$	110,833.33	**
	2	 	$	1,359,050.00	 	 	$	113,254.17	**
	3	 	$	1,389,729.60	 	 	$	115,810.80	 
	4	 	$	1,429,094.80	 	 	$	119,091.23	**
	5	 	$	1,473,705.80	 	 	$	122,808.82	**
	6	 	$	1,527,122.80	 	 	$	127,260.23	**
	7	 	$	1,582,409.50	 	 	$	131,867.46	**
	8	 	$	1,639,631.70	 	 	$	136,635.98	**
	9	 	$	1,698,855.90	 	 	$	141,571.33	**
	10	 	$	1,760,153.50	 	 	$	146,679.46	**

 

* “Period”
shall refer to the following periods of time: As to the first (1st) Period, the time from the Commencement Date through the date
which is the last day of the month during which falls the date which is one (1) year thereafter; and each successive Period shall
refer to each consecutive full twelve (12) month period next succeeding the immediately preceding Period). All rent under this
Lease shall be due together with (that is, plus) all taxes due thereon, including without limitation the State of Florida sales
tax on rents (see Section 3.5 below). All monthly installment amounts shall be prorated for any partial month at the rate of 1/365th
of the annualized amount thereof for each day of the partial month.

 

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**When multiplied
by 12, this monthly value will not precisely equal the annualized amount noted in the adjacent column; the annualized amount is
deemed correct as the actual amount due provided, timely payment of each monthly installment shall be deemed correct payment on
an annualized basis with any discrepancies in pennies ignored by the parties.

 

Tenant’s
Percentage Share (Section 3.1(b)):   100%

 

Initial
Additional Monthly Rent Estimate (dollars per month) (Section 3.2): Initially, $0 but subject to the following*

 

*The parties
acknowledge that so long as the Lease remains as originally written, the obligations of performance concerning repair, maintenance,
replacement, insurance and real estate taxes of all aspects of the entirety of the Premises and the Property including without
limitation its common areas (thus including without limitation all constructed improvements thereon), as more particularly specified
herein (the “Total Asset Obligations”) will be and remain the sole obligations and liabilities of the Tenant; and so
long as Tenant honors those obligations and is timely incurring and paying those amounts to perform all of its Total Asset Obligations,
then, this Lease will not give rise to any further items of additional rent other than as may be expressly provided in this Lease
(such as for insurance premiums for Landlord’s insurance); provided: (x) as a cumulative remedy, should Tenant fail to honor
any of those obligations and should Landlord elect to do so on Tenant’s behalf, with no obligation to do so but with every
right to do so, and in addition to all rights and remedies for default, Landlord may elect to perform any of those Total Asset
Obligations on Tenant’s behalf and the express right to do so is hereby granted to Landlord; and, in such case all such costs
and amounts for any of such Total Asset Obligations so performed by Landlord may be charged to Tenant through the vehicle specified
in this Lease concerning the “Triple Net Charges” as defined below or as Landlord may elect shall be due immediately
as an item of additional rent upon invoice therefor.

 

Security
Deposit (Section 3.3): $0.00

 

Rent Payment
Address (Section 3.1(c)): 620 West Germantown Pike, Suite 175, Plymouth Meeting, PA 19462; provided,
however, as specified below, pending further written notice of Landlord’s election to permit or require otherwise, all payments
shall be made to Landlord through wire transfer

 

Permitted
Use of the Premises (Section 4.1):   General warehouse, light-industrial, office, and related
uses in connection with the operation of Tenant’s business at and from the Premises subject to Tenant’s compliance
with all applicable law, and subject to any restrictions, limitations or other matters of Public Record and subject to the terms
of this Lease.

 

Landlord’s
Address (Section 14.1): 620 West Germantown Pike, Suite 175, Plymouth Meeting, PA 19462

 

Tenant’s
Address (Section 14.1): 11 Commerce Boulevard, Palm Coast, Florida 32164

 

Real Estate
Broker(s) (Section 14.6): None.

 

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Exhibit A - Plan(s) Outlining the Premises
and the Property

Exhibit B - Form of Memorandum Confirming
Term

Exhibit C - Permitted Use of Hazardous
Materials

 

Exhibit D - Lease Guaranty Agreement

 

Other Attachments
(if any):   None.

 

The foregoing Basic
Lease Information is incorporated in and made a part of the balance of the Lease to which it is attached and collectively
all of the same constitutes the Lease.

 

Balance of the Lease
commences after the following Table of Contents.

 

Balance of this page
purposefully blank.

 

    	-3-

     

    

 

TABLE OF
CONTENTS

 

	 	 	Page
	 	 	 
	ARTICLE 1 Premises	1
	1.1	 Lease of Premises	1
	ARTICLE 2 Term	1
	2.1	Term of Lease	1
	2.2	Adjustment of Expiration Date	1
	2.3	Holding Over	2
	ARTICLE 3 Rent	2
	3.1	Base Rent and Additional Rent	2
	3.2	Procedures	3
	3.3	Reserved	4
	3.4	Late Payment	4
	3.5	Other Taxes Payable by Tenant	4
	3.6	Certain Definitions	4
	3.7	No Accord and Satisfaction	5
	ARTICLE 4 Use of the Premises	6
	4.1	Permitted Use	6
	4.2	Environmental Definitions	6
	4.3	Environmental Requirements	6
	4.4	Compliance With Law	7
	4.5	Radon	7
	4.6	Entry by Landlord	7
	ARTICLE 5 Utilities and Services	8
	5.1	Tenant’s Responsibilities	8
	ARTICLE 6 Maintenance and Repairs	8
	6.1	Landlord	8
	6.2	Obligations of Tenant	8
	ARTICLE 7 Alteration of the Premises	9
	7.1	No Alterations by Tenant	9
	7.2	Landlord’s Property	9
	7.3	No Liens	9
	ARTICLE 8 Indemnification and Insurance	10
	8.1	Damage or Injury	10
	8.2	Insurance	10
	8.3	Waiver of Subrogation	11
	8.4	Landlord Insurance Requirements	11

 

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	ARTICLE 9 Assignment or Sublease	12
	9.1	Prohibition	12
	ARTICLE 10 Events of Default and Remedies	12
	10.1	Default by Tenant	12
	10.2	Terminations	14
	10.3	Tenant’s Primary Duty	14
	10.4	Abandoned Property	14
	10.5	Landlord Default	15
	10.6	Early Termination Options	15
	ARTICLE 11 Casualty	17
	11.1	Casualty	17
	ARTICLE 12 Eminent Domain	18
	12.1	Condemnation	18
	ARTICLE 13 Subordination and Sale	19
	13.1	Subordination	19
	13.2	Estoppel Certificate	19
	ARTICLE 14 Miscellaneous	19
	14.1	Notices	19
	14.2	General	20
	14.3	No Waiver	20
	14.4	Attorneys’ Fees	20
	14.5	Exhibits	20
	14.6	Broker(s)	20
	14.7	Waivers of Jury Trial and Certain Damages	21
	14.8	Force Majeure	21
	14.9	Interpretation	21
	14.10	Counterparts	21
	14.11	Entire Agreement	22
	14.12	Guaranty	22

 

EXHIBITS:

EXHIBIT A - PLAN(S) OUTLINING THE PREMISES AND THE PROPERTY

EXHIBIT B - MEMORANDUM CONFIRMING TERM

EXHIBIT C - PERMITTED USE OF HAZARDOUS MATERIALS

EXHIBIT D - LEASE GUARANTY AGREEMENT

 

    	-ii-

     

    

 

LEASE

 

THIS LEASE, made as
of the date specified in the Basic Lease Information, is by and between Landlord and Tenant.

 

WITNESSETH:

 

ARTICLE 1

Premises

 

1.1       Lease
of Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises located on the Property,
all as approximately shown or outlined on Exhibit A, attached. The Property is comprised of the land and the building(s)
in which the Premises is located. During the term of this Lease, in addition to the Premises, Tenant shall have the right to use
only for their intended purposes the common areas in the Property that are designated by Landlord as common areas, initially meaning
all parts and portions of the Property other than the Premises. Landlord shall have the right from time to time at Landlord’s
sole cost and expense and following prior written notice to Tenant to change the size, location, configuration, character or use
of any such common areas, construct additional improvements or facilities in any such common areas, or close any such common areas
so long as such changes result in no material adverse interference of Tenant’s ongoing use and operation as permitted in
this Lease.

 

ARTICLE 2

Term

 

2.1       Term
of Lease. The term of this Lease shall be the term specified in the Basic Lease Information, which shall commence
on the Commencement Date and, unless sooner terminated by law or as hereinafter provided, shall end on the Expiration Date. If
Landlord, for any reason whatsoever, does not deliver possession of the Premises to Tenant on the Commencement Date, this Lease
shall not be void or voidable and Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, but, in such
event, the Commencement Date shall be postponed until the date on which Landlord delivers possession of the Premises to Tenant.
Landlord shall have no obligation to construct or install any improvements in the Premises or the Property and Tenant shall accept
the Premises “as is” on the Commencement Date. Landlord and Tenant expressly agree that there are and shall be no
implied warranties of merchantability, habitability, fitness, for a particular purpose or of any other kind arising out of this
Lease and there are no warranties which extend beyond those expressly set forth in this Lease. As an express condition to Landlord’s
willingness to enter into this Lease and without satisfaction of which Landlord would not have proceeded to execute this Lease,
Tenant expressly confirms and acknowledges its Total Asset Obligations and will honor, abide by and comply with such Total Asset
Obligations at all times. 

 

2.2       Adjustment
of Expiration Date. If the Commencement Date as determined in accordance with Section 2.1 hereof is
not the first day of a calendar month, then a period of time equal to the number of days between the Commencement Date and the
first day of the month next following shall be added to the term and the Expiration Date shall be extended accordingly (so that
it concludes on the last day of a month and thereafter includes annual periods of twelve (12) full consecutive months each) (and
rents shall prorate for any partial month as provided above). For example, if the Commencement Date is April 20, 2019, then the
Expiration Date shall be April 30, 2029 and the amount of Base Rent specified in the Basic Lease Information applicable
to year 1 shall be paid from April 20, 2019 through April 30, 2020. Landlord and Tenant each shall, promptly after the actual
Commencement Date has been determined, execute and deliver to the other a Memorandum Confirming Term in the form of Exhibit B
attached hereto, but the term of this Lease shall commence and end in accordance with this Lease whether or not the Memorandum
Confirming Term is executed. 

 

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2.3       Holding
Over. If, with written consent by Landlord, Tenant holds possession of the Premises after expiration of the term of this
Lease, Tenant shall become a tenant from month to month under this Lease, but the Base Rent during such month to month tenancy
shall be equal to one hundred twenty five percent (125%) of the Base Rent in effect at the expiration of the term of this Lease.
Landlord and Tenant each shall have the right to terminate such month to month tenancy by giving at least thirty (30) days’
written notice of termination to the other at any time, in which event such tenancy shall terminate on the termination date set
forth in such termination notice. If, without written consent by Landlord, Tenant holds possession of the Premises after expiration
of the term of this Lease, then such continued occupancy shall be deemed an unconsented to holdover tenancy and a tenancy at sufferance
for which Landlord shall have all rights and remedies at law and in equity; and as a cumulative remedy and not as a definitive
measure of Landlord’s damages, Tenant shall be liable for an amount equal to one hundred fifty percent (150%) of the Base
Rent in effect during the final month of the now expired term, such liability accruing for each day of such holding over until
exclusive possession is restored to Landlord with the Premises in the condition to which they were required to have been kept
and maintained and in the condition for surrender of possession as required by this Lease. 

 

ARTICLE 3

Rent

 

3.1       Base
Rent and Additional Rent. Tenant shall pay to Landlord the following amounts as rent for the Premises:

 

(a)       During
the term of this Lease, Tenant shall pay to Landlord, as base rent, the amount of Base Rent specified in the Basic Lease Information.

 

(b)       During
each calendar year (or part thereof) during the term of this Lease, if ever applicable as provided above concerning Tenant’s
Total Asset Obligations, Tenant shall pay to Landlord, as additional monthly rent, Tenant’s Percentage Share of all (x) CAM
Expenses paid or incurred by Landlord in such year; (y) Property Taxes paid or incurred by Landlord in such year; and (z) Insurance
Costs paid or incurred by Landlord in such year. The charges for the foregoing CAM Expenses, Property Taxes and Insurance Costs
are also herein collectively sometimes referred to as the “NNN Charges” or the “Triple Net Charges”. Notwithstanding
the foregoing, so long as this Lease remains as initially structured so that Tenant retains its Total Asset Obligations, then there
shall be no charges passed through to Tenant under parts (x), (y) and (z) immediately above for such NNN Charges (subject to any
Landlord’s insurance premium and cost charges separately invoiced to Tenant as provided below); and Tenant shall directly,
timely and properly undertake and effectuate all obligations of payment and performance for all aspects of the Total Asset Obligations.
Tenant will periodically (as reasonably determined by Landlord) deliver to Landlord copies of reasonable evidence of its timely
and proper direct payment of the foregoing costs and charges to the appropriate party in each case; thus including without limitation
the direct payment to the taxing authority of all Property Taxes, direct payment to all insurance companies of all premiums and
costs for all Insurance Costs, and direct contracting and payment for all services and maintenance and repairs and replacements
in and to the Premises and common areas, including without limitation to and for the building in which the Premises are situated
(and its roof and all of its electrical, mechanical and plumbing systems), the structure and foundation and slabs and exterior
walls thereof, exterior surfaces, windows, and window cleaning, maintenance, repair and painting; and common areas parking lot
and grounds-keeping including without limitation landscaping maintenance, upkeep and replacements.

 

 

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(c)       Throughout
the term of this Lease, if ever applicable, Tenant shall pay, as additional rent, all other amounts of money and charges required
to be paid by Tenant under this Lease. As used in this Lease, “rent” shall mean and include all Base
Rent, additional monthly rent and additional rent payable (as applicable) by Tenant in accordance with this Lease. Tenant shall
pay without notice, demand, deduction or offset all Base Rent and (if applicable) additional monthly rent under Section 3.1
hereof to Landlord, in advance, on or before the first day of each calendar month during the term of this Lease, at the address
for the payment of rent specified in the Basic Lease Information, or to such other person or at such other place as Landlord
may from time to time designate in writing. Time shall be strictly of the essence in respect of all payments due Landlord. All
payments to Landlord made under this Lease, including without limitation for all rent, shall be made by wire transfer in such commercially
reasonable manner and per such commercially reasonable requirements to accomplish same as Landlord may from time to time require.

 

3.2       Procedures.
If ever applicable: Landlord’s estimate of the initial monthly rent payable by Tenant under Section 3.1(b)
hereof each month for the balance of the first calendar year after the Commencement Date is specified in the Basic
Lease Information. On or before the first day of each subsequent calendar year during the term of this Lease, or as soon thereafter
as practicable, Landlord shall give Tenant written notice of Landlord’s estimate of the amounts payable under Section 3.1(b)
for the ensuing calendar year. Tenant shall pay such estimated amounts to Landlord in equal monthly installments, in advance,
on or before the first day of each calendar month during the term of this Lease. If such notice is not given for any calendar
year, Tenant shall continue to pay on the basis of the prior year’s estimate until the month after such notice is given,
and subsequent payments by Tenant shall be based on Landlord’s current estimate. Within a reasonable time after the end
of each calendar year, Landlord will deliver to Tenant a statement of the actual CAM Expenses, Property Taxes and Insurance Costs
for the previous year, and, as applicable, Tenant shall pay Landlord within thirty (30) days of Tenant’s receipt of
such statement, the amount of any deficiency of the estimated amounts actually collected by Landlord during the previous calendar
year compared to the actual amounts shown on such statement or Landlord shall credit any excess amounts collected to the next
monthly installments of the amounts payable by Tenant under Section 3.1(b) hereof (or, if the term of this
Lease has ended, Landlord shall refund the excess to Tenant with such statement), with interest in either case at the rate of
five percent (5%) on an annualized basis and, if Landlord had collected an overage of more than five percent (5%) of the actual
CAM Expenses, Property Taxes and Insurance Costs for the calendar year and such overage was determined solely as a result of the
inspection by Tenant of the books of Landlord relating to CAM Expenses, Property Taxes and Insurance Costs, then Landlord shall
also pay Tenant the reasonable third-party out-of-pocket costs of professional fees only of such inspection not to exceed $2,000.00.
Tenant or Tenant’s authorized agent or representative shall have the right once each calendar year upon written notice given
within sixty (60) days after receipt of the then current statement, to inspect the books of Landlord relating to CAM Expenses,
Property Taxes and Insurance Costs for the immediately prior calendar year only at the office of Landlord’s property manager
for the Property for the purpose of verifying the information in such statement. If the term of this Lease commences or ends on
a day other than the first or last day of a calendar year, respectively, the amounts payable by Tenant under Section 3.1(b)
hereof applicable to the calendar year in which such term commences or ends shall be prorated according to the ratio which
the number of days during the term of this Lease in such calendar year bears to three hundred sixty five (365). Termination of
this Lease shall not affect the obligations of Landlord and Tenant pursuant to this Section 3.2 to be performed
after such termination. Whether or not Tenant so inspects books of Landlord, the statement of Landlord concerning the Triple Net
Charges shall be deemed final, conclusive and binding unless properly established as requiring a correction pursuant to an accurate
contrary finding arising out of a timely, time being strictly of the essence, and properly conducted inspection of the books of
Landlord relating to the Triple Net Charges. Under no circumstance shall Tenant be permitted or entitled to challenge, question
or otherwise inspect or dispute any statement other than the most recently provided statement and subject to the foregoing. 

 

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3.3       Reserved. 

 

3.4       Late
Payment. If any monthly installment of Base Rent or additional monthly rent is not received by Landlord within five (5)
days after such installment is due, Tenant shall immediately pay to Landlord a late charge equal to the greater of $500.00 or
twelve percent (12%) of such delinquent installment as liquidated damages and as a cumulative remedy. All amounts of money payable
by Tenant to Landlord hereunder, if not paid when due, shall bear interest from the due date until paid at the rate of twelve
percent (12%) per annum or if greater, the maximum rate allowed by law, and Tenant shall pay such interest to Landlord on written
demand provided if the maximum rate permitted by law is less than twelve percent (12%) per annum, then such maximum rate shall
instead apply. 

 

3.5       Other
Taxes Payable by Tenant. Tenant shall reimburse Landlord, as additional rent, upon written demand for all taxes, assessments,
excises, levies, fees and charges, including without limitation all payments related to the cost of providing facilities or services,
whether or not now customary or within the contemplation of Landlord and Tenant, that are payable by Landlord and levied, assessed,
charged, confirmed or imposed by any public or government authority upon, or measured by, or reasonably attributable to (a) the
cost or value of Tenant’s furniture, fixtures, equipment and other personal property located in the Premises or the cost
or value of any improvements made in or to the Premises by or for Tenant, regardless of whether title to such improvements is
vested in Tenant or Landlord, (b) any rent payable under this Lease, including without limitation any gross income tax or excise
tax levied by any public or government authority with respect to the receipt of any such rent so long as such tax is a tax on
rent, including without limitation the State of Florida sales tax on rents, (c) the possession, leasing, operation, management,
maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or (d) this transaction or any document to which
Tenant is a party creating or transferring an interest or an estate in the Premises. Such taxes, assessments, excises, levies,
fees and charges shall not include net income (measured by the income of Landlord from all sources or from sources other than
solely rent) or franchise taxes of Landlord, unless levied or assessed against Landlord in whole or in part in lieu of, as a substitute
for, or as an addition to any such taxes, assessments, excises, levies, fees and charges. 

 

3.6       Certain
Definitions. As used in this Lease, certain words are defined as follows. All of the following terms and provisions concerning
“CAM Expenses, “Property Taxes” and “Insurance Costs” remain subject to the terms of this Lease respecting
Tenant’s Total Asset Obligations: 

 

(a)       “CAM
Expenses” shall mean all direct and indirect costs and expenses paid or incurred by Landlord in connection with the
ownership, management, operation, maintenance, replacement, and repair of the Property or providing services in accordance with
this Lease including without limitation Section 6.1 below and, including, but not limited to, all utilities; management
fees and expenses; snow and ice and mud removal (if ever applicable); maintenance of the fire suppression systems, if any; accounting
and other professional fees and expenses; painting the exterior of the Property or any structures; maintaining and repairing the
foundations, the exterior walls and roof, the parking and loading areas, the sidewalks, landscaping and common areas, and the other
parts of the Property; costs and expenses required by or resulting from compliance with any laws, ordinances, rules, regulations
or orders applicable to the Property; and costs and expenses of contesting by appropriate proceedings any matter concerning managing,
operating, maintaining, replacing or repairing the Property, or the validity or applicability of any law, ordinance, rule, regulation
or order relating to the Property, or the amount or validity of any Property Taxes. CAM Expenses shall not include Property Taxes,
Insurance Costs, charges payable by Tenant pursuant to Section 3.5 hereof, depreciation on the Property, costs
of tenants’ improvements, real estate brokers’ commissions, interest, or capital costs for major roof or major parking
lot replacement or restoration work necessitated by fire or other casualty damage to the extent of net insurance proceeds received
by Landlord with respect thereto.

 

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(b)       “Property
Taxes” shall mean all taxes, assessments, excises, levies, fees and charges (and any tax, assessment, excise, levy,
fee or charge levied wholly or partly in lieu thereof or as a substitute therefor or as an addition thereto) of every kind and
description, whether or not now customary or within the contemplation of Landlord and Tenant, that are levied, assessed, charged,
confirmed or imposed by any public or government authority on or against the Property or any part thereof or any personal property
used in connection with the Property. Property Taxes shall not include net income (measured by the income of Landlord from all
sources or from sources other than solely rent) or franchise taxes of Landlord, unless levied or assessed against Landlord in whole
or in part in lieu of, as a substitute for, or as an addition to any Property Taxes. Property Taxes shall not include charges payable
by Tenant pursuant to Section 3.5 hereof or taxes, assessments, excises, levies, fees or charges allocable to
common area improvements made by Landlord pursuant to Section 1.1. Landlord advises that it makes commercially reasonable
evaluation each year of whether and to what extent to challenge or otherwise protest the valuation and/or real estate taxes for
the property (“Tax Protest”) and where appropriate in Landlord’s sole discretion Landlord may elect
to pursue such Tax Protest, acting in each case in a commercially reasonable manner. However, if it wishes to do so, Tenant is
permitted to give timely written notice to Landlord (“Protest Notice”) that Tenant elects to prosecute
such a Tax Protest for the most current year for which such Tax Protest is available. If Tenant delivers the Protest Notice, Tenant
shall timely then prosecute the Tax Protest, Tenant shall not withdraw Tax Protest nor abandon its proceedings, and Tenant shall
prosecute the Tax Protest in good faith to a proper conclusion.  Furthermore, if Tenant prosecutes the Tax Protest, Tenant
shall  (i) timely follow the legal requirements and conditions to do so, (ii) contemporaneously provide copies to Landlord
of all notices to and from the taxing authority pertaining to such Tax Protest, and (iii) contemporaneously provide copies of all
notices pertaining to the Tax Protest, to and from Tenant or it’s designated Tax Protest agent or representative prosecuting
the same. Should the Tax Protest result in a successful reduction such that any real estate taxes previously paid are refunded,
then, to the extent such refunded amounts had previously been paid by Tenant, Tenant shall be entitled to receive such refunded
amount as a credit against subsequently due rents so long as there is no default then continuing (else not until same is cured)
or as a refund to Tenant within thirty (30) days of such refund, if the Lease has terminated or expired so long as Tenant is free
of then continuing default (else not until same is cured).  Should the Tax Protest result in an increase in valuation or real
estate taxes, then Tenant shall timely pay the deficiency so resulting. The foregoing provisions concerning Tax Protest shall survive
the expiration or termination of the Lease, as applicable to effectuate their intent.

 

(c)       “Insurance
Costs” shall mean all premiums and other charges for all property, earthquake, flood, loss of rental income, business
interruption, liability and other insurance relating to the Property carried by Landlord including without limitation under Section
8.4.

 

3.7       No
Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount of monthly Base Rent and additional
rent or any other sum due hereunder, shall be deemed to be other than on account of the earliest due rent or payment, nor shall
any endorsement or statement on any check or any letter accompanying any such check or payment be deemed an accord and satisfaction.
Landlord agrees there shall be no duplication of charges. 

 

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ARTICLE 4

Use of the Premises

 

4.1       Permitted
Use. Tenant shall use the Premises only for the Permitted Use specified in the Basic Lease Information of the Premises
and for no other purpose whatsoever. Tenant shall not do or permit to be done in, on or about the Premises, nor bring or keep
or permit to be brought or kept therein, anything which is prohibited by or will in any way conflict with any law, ordinance,
rule, regulation or order now in force or which may hereafter be enacted, or which is prohibited by any insurance policy carried
by Landlord for the Property, or will in any way increase the existing rate of, or disallow any fire rating or sprinkler credit,
or cause a cancellation of, or affect any insurance for the Property. Tenant shall not do or permit anything to be done in or
about the Premises which will in any way obstruct or interfere with the rights of Landlord or (if ever applicable) other tenants
of the Property, or injure or annoy them. Tenant shall not store any materials, equipment or vehicles outside the Premises other
than as an ancillary part of its operations and agrees that no washing of any type (including without limitation washing vehicles)
shall take place in or outside the Premises. Tenant shall not receive, store or otherwise handle any product or material that
is explosive or highly inflammable. Tenant shall not install any signs on the Premises without the prior written consent of Landlord. 

 

4.2       Environmental
Definitions. As used in this Lease, “Hazardous Materials” shall mean (a) any material, substance,
chemical, waste, product, derivative, compound, mixture, solid, liquid, mineral or gas, in each case, whether naturally occurring
or man-made, that is hazardous, acutely hazardous, toxic, or words of similar import or regulatory effect under any Environmental
Law, now existing or later adopted during the term of this Lease; and (b) any petroleum or petroleum-derived products, radon,
radioactive materials or wastes, asbestos in any form, lead or lead-containing materials, urea, formaldehyde foam insulation and
polychlorinated biphenyls. “Environmental Law” shall mean all federal, state and local laws, statutes,
ordinances, regulations, rules, judicial and administrative orders and decrees, permits, licenses, approvals, authorizations and
similar requirements of all federal, state and local governmental agencies or other governmental authorities pertaining to the
protection of human health and safety or the environment, now existing or later adopted during the term of this Lease. As used
in this Lease, “Permitted Materials” shall mean the materials, which are not Hazardous Materials or
which are Hazardous Materials in amounts and usage permitted by law, handled by Tenant in the ordinary course of conducting the
Permitted Use and any Hazardous Materials that are listed by name and maximum quantity and approved by Landlord on Exhibit C
attached hereto. 

 

4.3       Environmental
Requirements. Tenant shall not (nor permit others to) use, store or otherwise handle any Hazardous Materials which are
not Permitted Materials on or about the Premises and all Permitted Materials shall be stored in a manner that protects the Premises,
the Property and the environment from accidental spills and releases. Tenant shall obtain and maintain in effect all permits and
licenses required pursuant to any Environmental Law for Tenant’s activities on the Premises, and Tenant shall at all times
comply with all applicable Environmental Laws. Tenant shall not store or cause or permit to occur any release of any Hazardous
Materials or any condition of pollution or nuisance on or about the Premises and if any release of Hazardous Materials to the
environment, or any condition of pollution or nuisance, occurs on or about or beneath the Premises as a result of any act or omission
of Tenant or its agents, officers, employees, contractors, invitees or licensees, Tenant shall, at Tenant’s sole cost and
expense, promptly undertake all remedial measures required to clean up and abate or otherwise respond to the release, pollution
or nuisance in accordance with all applicable Environmental Laws. On or before the date Tenant ceases to occupy the Premises,
Tenant shall remove from the Premises all Hazardous Materials and all Permitted Materials handled by or permitted on the Premises
by Tenant. Tenant shall not use, store or handle any chlorinated solvent except for de minimis amounts contained in cleaning supplies
provided that such chlorinated solvents and their de minimis amounts are listed and approved by Landlord on Exhibit C
and are used in conformance with Environmental Laws and good environmental practice. Landlord and Landlord’s representatives
shall have the right, but not the obligation, to enter the Premises at any reasonable time for the purpose of inspecting the storage,
use and handling of any Hazardous Materials on the Premises in order to determine Tenant’s compliance with the requirements
of this Lease and applicable Environmental Law and Tenant shall correct any violation within five (5) days after Tenant’s
receipt of notice of such violation from Landlord. Tenant shall indemnify and defend Landlord against and hold Landlord harmless
from all claims, demands, actions, judgments, liabilities, costs, expenses, losses, damages, penalties, fines and obligations
of any nature (including without limitation reasonable attorneys’ fees and disbursements incurred in the investigation,
defense or settlement of claims) that Landlord may incur as a result of, or in connection with, claims arising from the presence,
use, storage, transportation, treatment, disposal, release or other handling, on or about or beneath the Premises, of any Hazardous
Materials introduced or permitted on or about or beneath the Premises by any act or omission of Tenant or its agents, officers,
employees, contractors, invitees or licensees. For the avoidance of doubt, Landlord shall indemnify and defend Tenant against
and hold Tenant harmless from all claims, demands, actions, judgments, liabilities, costs, expenses, losses, damages, penalties,
fines and obligations of any nature (including without limitation reasonable attorneys’ fees and disbursements incurred
in the investigation, defense or settlement of claims) that Tenant may incur as a result of, or in connection with, any claims
arising outside of the term of the Lease resulting from the presence, use, storage, transportation, treatment, disposal, release
or other handling, on or about or beneath the Premises, of any Hazardous Materials introduced or permitted on or about or beneath
the Premises by any act or omission of Landlord or its agents, officers, employees, contractors, invitees or licensees subject
to the following. Tenant acknowledges it has been in possession of and has operated its business at and upon the Premises prior
to the date of execution of this Lease and, as between Tenant and Landlord, Tenant has had a greater opportunity to know and appreciate
the environmental condition and status of the Premises and its underlying and immediately surrounding lands. The liability of
Tenant and Landlord under this Section 4.3 shall survive the termination of this Lease. 

 

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4.4       Compliance
With Law. Tenant shall, at Tenant’s sole cost and expense, promptly comply with all laws, ordinances, rules, regulations,
orders and other requirements of any government or public authority now in force or which may hereafter be in force, with all
requirements of any board of fire underwriters or other similar body now or hereafter constituted, and with all directions and
certificates of occupancy issued pursuant to any law by any governmental agency or officer, insofar as any thereof relate to or
are required by the condition, use or occupancy of the Premises and Property or the operation, use or maintenance of any personal
property, fixtures, machinery, equipment or improvements in the Premises or upon the Property. 

 

4.5       Radon:
Florida Statutes require the inclusion of the following notification: "Radon is a naturally occurring radioactive gas that,
when it has accumulated in a building 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 Florida. Additional information
regarding radon and radon testing may be obtained from your county health department.” 

 

4.6       Entry
by Landlord. Landlord shall have the right to enter the Premises and Property at any time to (a) inspect, (b) exhibit
to prospective purchasers, lenders or tenants, (c) determine whether Tenant is performing all of Tenant’s obligations, (d)
supply any service to be provided by Landlord (if any is ever applicable), (e) post notices of non-responsibility, and (f) make
any repairs to the Premises or any adjoining space or utility services, or make any repairs, alterations or improvements to any
other portion of the Property (if such obligation is ever applicable). Tenant waives all claims for damages for any injury or
inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any
other loss occasioned by such entry. All locks for all doors in, on or about the Premises (excluding Tenant’s vaults, safes
and similar special security areas designated in writing by Tenant) shall be keyed to the master system for the Property. Landlord
shall at all times have a key to unlock all such doors and Landlord shall have the right to use any and all means which Landlord
may deem proper to open such doors in an emergency to obtain entry to the Premises. 

 

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ARTICLE 5

Utilities and Services

 

5.1       Tenant’s
Responsibilities. Tenant shall pay, directly to the appropriate supplier before delinquency, for all utilities and services
supplied to the Premises, together with all taxes, assessments, surcharges and similar expenses relating to such utilities and
services. If any such utilities or services are jointly metered with the Premises and another part of the Property (if ever applicable),
Landlord shall determine Tenant’s share of the cost of such jointly metered utilities and services based on Landlord’s
estimate of usage, and Tenant shall pay as additional rent Tenant’s share of the cost of such jointly metered utilities
and services to Landlord within ten (10) days after receipt of Landlord’s written statement for such cost. Tenant shall
furnish the Premises with all telephone service, window washing, security service, janitor, scavenger and disposal services, and
other services required by Tenant for the use of the Premises permitted by this Lease. Tenant shall furnish all electric light
bulbs and tubes and restroom supplies used in the Premises. Landlord shall not be in default under this Lease or be liable for
any damage or loss directly or indirectly resulting from, nor shall the rent be abated or a constructive or other eviction be
deemed to have occurred by reason of, any interruption of or failure to supply or delay in supplying any such utilities and services
or any limitation, curtailment, rationing or restriction on use of water, electricity, gas or any resource or form of energy or
other service serving the Premises or the Property, whether such results from mandatory restrictions or voluntary compliance with
guidelines or any other causes or circumstances other than Landlord’s intentional or reckless acts or omissions. 

 

ARTICLE 6

Maintenance and Repairs

 

6.1       Landlord.
Landlord does not have any obligations with respect to maintenance or repairs of the Property or Premises. To the extent ever
applicable, Tenant waives any right to perform maintenance or make repairs for which Landlord is responsible at Landlord’s
expense. Any damage to any part of the Property for which Landlord is ever responsible (if any ever so arises) but that is caused
by Tenant or any agent, officer, employee, contractor, licensee or invitee of Tenant shall be repaired by Tenant at Tenant’s
expense. 

 

6.2       Obligations
of Tenant. Tenant shall maintain and repair the foundations, the exterior walls (which shall include without limitation
windows, glass or plate glass, doors, special fronts, entries, or the interior surfaces of exterior walls), the roof and other
structural components of the Premises and the common areas of the Property and keep them in good condition, reasonable wear and
tear excepted. Tenant shall, at Tenant’s sole cost and expense, maintain and repair the Premises and all equipment, fixtures
and improvements therein (including without limitation windows, glass, plate glass, doors, special fronts, entries, the interior
surfaces of exterior walls, interior walls, floors, heating and air conditioning systems including without limitation replacements
of heating and air conditioning systems or major components thereof as necessary, dock boards, truck doors, dock bumpers, plumbing
fixtures and equipment, electrical components and mechanical systems) and keep all of the foregoing clean and in good order and
operating condition, ordinary wear and tear excepted. Tenant shall not damage the Premises or disturb the integrity and support
provided by any wall. Tenant shall take good care of the Premises and keep the Premises free from dirt, rubbish, waste and debris
at all times. Tenant shall not exceed the load-bearing capacity of the floors in the Premises. Tenant shall, at Tenant’s
expense, enter into a regularly scheduled preventative maintenance and service contract with a maintenance contractor approved
in writing by Landlord for servicing all hot water, heating, ventilating and air conditioning (“HVAC”)
systems and equipment in the Premises. The maintenance and service contract shall include without limitation all services suggested
by the equipment manufacturer and shall become effective (and Tenant shall deliver a copy to Landlord) within thirty (30) days
after the Commencement Date. Tenant and Tenant’s maintenance contractor shall at all times conduct maintenance on the HVAC
equipment at the Premises in accordance with all Federal, state or local laws and repair any leak in the HVAC equipment within
the deadline imposed by such Federal, state or local laws, complying with all laws pertaining to refrigerant or coolant composition.
In the event of a replacement of a part or portion of the HVAC equipment which is warranted by the manufacturer and/or guaranteed
by the installer, Tenant shall provide the Landlord with a duplicate original of the warranty and/or guarantee. Tenant shall,
at the end of the term of this Lease, surrender to Landlord the Premises and all alterations, additions, fixtures and improvements
therein or thereto in the same condition as when received, ordinary wear and tear excepted but otherwise in the then-state of
condition, repair and operation as is required by the Lease to have been kept and maintained throughout the Term. 

 

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ARTICLE 7

Alteration of the Premises

 

7.1       No
Alterations by Tenant. Tenant shall not make any material alterations or improvements in or to the Premises or any part
thereof, or attach any fixtures thereto, without Landlord’s prior written consent. Notwithstanding the preceding sentence,
upon prior written notice to Landlord, Tenant may make such alterations or improvements without Landlord’s consent only
if the total cost of such alterations or improvements is Five Thousand Dollars ($5,000) or less and such alterations or improvements
will not affect in any way the structural, exterior or roof elements of the Property or the mechanical, electrical, plumbing or
life safety systems of the Property and are strictly interior. Tenant shall submit to Landlord, for Landlord’s prior written
approval, complete plans and specifications prepared by responsible licensed architect(s) and engineer(s) in compliance with all
applicable codes, laws, ordinances, rules and regulations. Tenant shall engage responsible licensed contractor(s) to perform all
work and all work shall be performed in accordance with the plans and specifications approved by Landlord, in a good and workmanlike
manner, in full compliance with all applicable laws, codes, ordinances, rules and regulations, and free and clear of any mechanics’
liens. Tenant shall pay for all work required to make the alterations and improvements. Tenant shall pay to Landlord all direct
costs and shall reimburse Landlord for all expenses incurred by Landlord in connection with the review, approval and supervision
of any alterations or improvements made by Tenant. 

 

7.2       Landlord’s
Property. All alterations, additions, fixtures and improvements made in or to the Premises by Landlord or Tenant, shall
become part of the Property and Landlord’s property and upon termination of this Lease, Landlord shall have the right to
retain all such alterations, additions, fixtures and improvements in the Premises relinquished by Tenant, without compensation
to Tenant, or to remove all such alterations, additions, fixtures and improvements from the Premises, repair all damage caused
by any such removal, and restore the Premises to the condition in which the Premises existed before such alterations, additions,
fixtures and improvements were made, and in the latter case Tenant shall pay to Landlord, upon billing by Landlord, the cost of
such removal, repair and restoration (including without limitation a reasonable charge for Landlord’s overhead and profit).
All movable furniture, equipment, trade fixtures, computers, office machines and other personal property shall remain the property
of Tenant and upon termination of this Lease shall be removed by Tenant from the Property and Tenant shall repair all damage caused
by any such removal. Termination of this Lease shall not affect the obligations of Tenant pursuant to this Section 7.2
to be performed after such termination.

 

7.3       No
Liens. Landlord's interest in the Premises and Property 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 or alterations made by Tenant, and
all such liens are expressly prohibited. Tenant agrees to notify every person making improvements to the Premises of the provisions
of this Section 7.3, and Tenant's failure to do so shall be a default by Tenant under this Lease. Tenant will not permit
any mechanic's lien or materialman's lien to be filed against the Premises. These provisions are intended to allow Landlord to
secure the benefit of the applicable provisions of the Florida Construction Lien Law and specifically Florida Statutes, Section
713.10 (and any successor thereto), so as to properly insulate Landlord’s fee and other interests in and to the land, Property
and Premises, from the encumbrance of any such liens. In the event any such lien is filed or claimed against the Premises or Property
because of work done for or materials furnished to or for the benefit of Tenant, or if any other lien is claimed against the Premises
or Property as a result of Tenant's use or occupancy thereof, then Tenant shall cause same to be discharged within five (5) days
of receiving notice of same. 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 from the date paid by Landlord until Landlord is reimbursed therefor at the highest rate permitted by Law, all as an
item of additional rent and as a cumulative remedy. 

 

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ARTICLE 8

Indemnification and Insurance

 

8.1       Damage
or Injury. Landlord shall not be liable to Tenant, and Tenant hereby waives all claims against Landlord, for any damage
to or loss or theft of any property or for any bodily or personal injury, illness or death of any person in, on or about the Premises
or the Property arising at any time and from any cause whatsoever other than arising out of Landlord’s intentional or reckless
acts or omissions. Tenant shall indemnify and defend Landlord against and hold Landlord harmless from all claims, demands, liabilities,
damages, losses, costs and expenses, including without limitation reasonable attorneys’ fees and disbursements through and
including without limitation all appellate and bankruptcy levels and proceedings, arising from or related to any use or occupancy
of the Premises and Property, or any condition of the Premises or Property, or any default in the performance of Tenant’s
obligations under this Lease, or any damage to any property (including without limitation property of employees and invitees of
Tenant) or any bodily or personal injury, illness or death of any person (including without limitation employees and invitees
of Tenant) occurring in, on or about the Premises or Property, or any part thereof arising at any time other than arising out
of Landlord’s intentional or reckless acts or omissions. This Section 8.1 shall survive the termination of this Lease
with respect to any damage, bodily or personal injury, illness or death occurring prior to such termination. 

 

8.2       Insurance.
Tenant agrees and hereby covenants that it shall, during the entire term hereof, keep in force and effect a policy or policies
required by law and the following (i) commercial general liability insurance with respect to the Premises and the Property,
and the business operated by Tenant and any subtenants of Tenant in the Premises, in which the limits shall not be less than $2,000,000
per occurrence and $3,000,000 general aggregate; (ii) business auto liability insurance with limits not less than $2,000,000
for any owned, hired or non owned auto; if Tenant has no owned autos, Tenant may provide hired and non owned auto liability coverage
or agree to provide evidence of auto liability coverage prior to using a vehicle for its business activity on the property; (iii) workers
compensation insurance in statutory limits for all of its employees in the states in which the employees are working on behalf
of the tenant and employers liability insurance with limits of the greater of $500,000 or that required by law; (iv) umbrella
excess liability insurance in excess of underlying coverages required above with limits not less than $5,000,000; (v) all
risk property insurance, including without limitation business income and extra expense, which insures the improvements, fixtures,
inventory, and all other property of Tenant, within the Premises or on the Property, against any loss arising from fire, flooding,
lightning, earthquake, windstorm, hail, rain, water leakage, seepage, the elements or other casualty, for the full replacement
value of such property. The liability policies shall name Landlord and any person, firm, or corporation designated by Landlord
as an additional insured or as an additional named insured, as Landlord shall require, evidenced by an additional insured endorsement
reasonably acceptable to Landlord, and shall contain a clause stating that the insured will not cancel or materially reduce the
insurance below the limits required without first giving Landlord thirty (30) days’ prior written notice. Such insurance
shall be primary and non-contributory to Landlord and the coverage afforded by such policy will not be subject or entitled to
any contribution, reduction, or other benefit from or by reason of any insurance coverage carried by Landlord and will be issued
by and carried with an insurance company with a minimum Best’s Rating of A- VII or better or as otherwise approved by Landlord
in Landlord’s sole and absolute discretion. A certificate of insurance, as Landlord may require, shall be immediately delivered
to Landlord prior to commencement and at each renewal.  

 

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8.3       Waiver
of Subrogation. Each of Landlord and Tenant waives on behalf of all insurers under all policies of property insurance
now or hereafter carried insuring or covering the Premises or the Property, or any portion or any contents thereof, or any liabilities
arising out of operations therein, all rights of subrogation which any such insurer might otherwise, if at all, have to any claims
of Tenant against Landlord or Landlord against Tenant, as applicable but only to the extent of the net insurance proceeds payable
under such policies (or which would have been payable had the party carried all insurance herein required). Landlord and Tenant
shall procure from each of the insurers under all policies of property insurance now or hereafter carried by such party insuring
or covering the Premises, or any portion or any contents thereof, or any operations therein, a waiver of all rights of subrogation
which the insurer might otherwise, if at all, have to any claims of either party against the other as required by this Section 8.3. 

 

8.4       Landlord
Insurance Requirements. Landlord shall, at all times during the term of this Lease, secure and maintain: 

 

(a)       All
risk property insurance coverage on the Property. Landlord shall not be obligated to insure any furniture, equipment, trade fixtures,
machinery, goods, or supplies which Tenant may keep or maintain in the Premises or any alteration, addition or improvement which
Tenant may have made or may make upon the Premises. In addition, Landlord may secure and maintain rental income insurance and any
other insurance coverage required to be maintained by any mortgagee of the property. The annual cost to Landlord for such property
or rental income insurance, whether or not it exceeds the standard rates because of the nature of Tenant’s operations, shall
be includable in the Triple Net Charges and may be invoiced separately to Tenant as an item of additional rent, due upon delivery
of such invoice in each instance.

 

(b)       Commercial
general liability insurance with limits not less than $5,000,000 per occurrence and aggregate, which may be satisfied through an
umbrella policy. Such insurance shall be in addition to, and not in lieu of, insurance required to be maintained by Tenant. Tenant
shall not be named as an additional insured on any policy of liability insurance maintained by Landlord. The annual cost to Landlord
for such commercial general liability insurance, whether or not it exceeds the standard rates because of the nature of Tenant’s
operations, shall be includable in the Triple Net Charges and may be invoiced separately to Tenant as an item of additional rent,
due upon delivery of such invoice in each instance.

 

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ARTICLE 9

Assignment or Sublease

 

9.1       Prohibition.
Tenant shall not, directly or indirectly, without the prior written consent of Landlord, assign (including without limitation
any assignment by operation of law) this Lease or any interest herein or sublease the Premises or any part thereof, or permit
the use or occupancy of the Premises by any person or entity other than Tenant (but subject to the following concerning a “Consolidation
Allowed Sublease”). No assignee or subtenant of Tenant shall have a right further to assign this Lease or sublease the Premises,
and all money and other economic consideration to be paid by the assignee or subtenant as a result of an assignment or sublease
in excess of the total amount of rent which Tenant is obligated to pay to Landlord under this Lease (prorated to reflect the rent
allocable to the portion of the Premises subject to such assignment or sublease) shall be paid by Tenant to Landlord as additional
rent. 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. Tenant
shall pay to Landlord all direct costs and shall reimburse Landlord for all expenses (including without limitation reasonable
attorneys’ fees) incurred by Landlord in connection with any assignment or sublease requested 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 without limitation 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 without limitation 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
without limitation 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. Notwithstanding the foregoing prohibition, in the event Tenant
in fact consolidates all of its operations into a distinct portion of the Premises or into the Premises set forth in the Adjacent
Lease (as defined below), then, Tenant may sublease the portion or the entirety of the Premises it has vacated for such reason
to any subtenant meeting commercially reasonable criteria as to its creditworthiness and business reputation as Tenant may reasonably
elect and without necessity of securing Landlord’s advance written consent thereto (herein, a “Consolidation Allowed
Sublease”).  

 

ARTICLE 10

Events of Default and Remedies

 

10.1       Default
by Tenant. The occurrence of any one or more of the following events (“Event of Default”) shall
constitute a breach of this Lease by Tenant: 

 

(a)       Tenant
fails to pay any Base Rent, or any additional monthly rent under Section 3.1 hereof, or any other amount of
money payable by Tenant hereunder as and when such rent becomes due and payable and such failure continues for more than five (5)
days after Landlord gives written notice thereof to Tenant; provided, however, that after the second such failure
in a calendar year, only the passage of time, but no further written notice, shall be required to establish an Event of Default
in the same calendar year; or

 

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(b)       Tenant
fails to perform or breaches any other agreement or covenant of this Lease to be performed or observed by Tenant as and when performance
or observance is due and such failure or breach continues for more than thirty (30) days after Landlord gives written notice
thereof to Tenant; provided, however, that if, by the nature of such agreement or covenant, such failure or breach
cannot reasonably be cured within such period of thirty (30) days, an Event of Default shall not exist as long as Tenant promptly
commences with due diligence and dispatch the curing of such failure or breach within such period of thirty (30) days and,
having so commenced, thereafter prosecutes its efforts with continuous diligence and dispatch in good faith and completes the curing
of such failure or breach within a reasonable period of time; or

 

(c)       Tenant
(i) files, or consents by answer or otherwise to the filing against it of, a petition for relief or reorganization or arrangement
or any other petition in bankruptcy or for liquidation or to take advantage of any bankruptcy, insolvency or other debtors’
relief law of any jurisdiction, (ii) makes an assignment for the benefit of its creditors, or (iii) consents to the appointment
of a custodian, receiver, trustee or other officer with similar powers of Tenant or of any substantial part of Tenant’s property;
or

 

(d)       Without
consent by Tenant, a court or government authority enters an order, and such order is not vacated within thirty (30) days,
(i) appointing a custodian, receiver, trustee or other officer with similar powers with respect to Tenant or with respect
to any substantial part of Tenant’s property, or (ii) constituting an order for relief or approving a petition for relief
or reorganization or arrangement or any other petition in bankruptcy or for liquidation or to take advantage of any bankruptcy,
insolvency or other debtors’ relief law of any jurisdiction, or (iii) ordering the dissolution, winding-up or liquidation
of Tenant; or

 

(e)       This
Lease or any estate of Tenant hereunder is levied upon under any attachment or execution and such attachment or execution is not
vacated within thirty (30) days; or

 

(f)       There
is an Event of Default under that certain Lease being entered into contemporaneously herewith (“Adjacent Lease”)
for premises therein identified as the 2 Commerce Boulevard building, located at 2 Commerce Boulevard, Palm Coast,
Florida 32164 (herein the “Cross Default” or the “Cross Default event”). All references to
an Event of Default shall include without limitation and be deemed to also mean any instance of a Cross Default event as well.

 

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10.2       Terminations.
If an Event of Default occurs, Landlord shall have the right at any time to give a written termination notice to Tenant and,
on the date specified in such notice, Tenant’s right to possession shall terminate and this Lease shall terminate. Upon
such termination, Landlord shall have the full and immediate right to possession of the Premises and Landlord shall have the right
to recover from Tenant all unpaid rent which had been earned at the time of termination, all unpaid rent for the balance of the
term of this Lease after termination, and all other amounts necessary to compensate Landlord for all the detriment proximately
caused by Tenant’s failure to perform all of Tenant’s obligations under this Lease or which in the ordinary course
of things would be likely to result therefrom. In addition, if an Event of Default occurs, Landlord shall have the right to terminate
Tenant’s right to possession only without terminating the Lease. Neither such termination of Tenant’s right to possession
nor Landlord’s taking and holding possession thereof shall terminate the Lease or release Tenant, in whole or in part, from
any obligation, including without limitation Tenant’s obligation to pay the rent, including without limitation any amounts
treated as additional rent, under this Lease for the full Term, and if Landlord so elects Tenant shall pay forthwith to Landlord
the sum equal to the entire amount of the rent, including without limitation any amounts treated as additional rent under this
Lease, for the remainder of the Term plus any other sums provided in this Lease to be paid by Tenant for the remainder of the
Term. Only in the circumstance where Landlord terminates Tenant’s right to possession without terminating the Lease (unless
expressly required by law), Landlord shall make commercially reasonable efforts subject to the following, to attempt to relet
the Premises or any part thereof for such rent and upon such terms as Landlord, in its commercially reasonable discretion, shall
determine (including without limitation the right to relet the premises for a greater or lesser term than that remaining under
this Lease, the right to lease for greater or lesser rents, the right to relet the Premises as a part of a larger area, and the
right to change the character or use made of the Premises). In connection with or in preparation for any reletting, Landlord may,
but shall not be required to, make repairs, alterations and additions in or to the Premises and redecorate the same to the extent
Landlord deems necessary or desirable, and clean the same; and Tenant shall, upon demand, pay the cost thereof, together with
Landlord’s expenses of reletting, including without limitation any commission incurred by Landlord. Landlord and Tenant
agree that nevertheless Landlord shall at most be required to use only the same efforts Landlord then uses to lease other properties
it may own and that in any case Landlord shall not be required to give any preference or priority to the showing or leasing of
the Premises over any other properties that Landlord may be leasing or have available and may place a suitable prospective tenant
in any such other space regardless of when such other space becomes available. Landlord shall not be required to observe any instruction
given by Tenant about any reletting or accept any tenant offered by Tenant unless such offered tenant has a credit-worthiness
acceptable to Landlord and leases the entire Premises upon terms and conditions including without limitation a rate of rent (after
giving effect to all expenditures by Landlord for tenant improvements, broker’s commissions and other leasing costs) all
no less favorable to Landlord than as called for in this Lease but in its sole and absolute discretion Landlord may deviate from
the criteria of minimum standards set out in this sentence including without limitation accepting such a proposed successor at
lesser rents but without thereby waiving Landlord’s right of recovery for damages so arising, including without limitation
damages related to the “spread” of less rent than otherwise called for in this Lease. If an Event of Default occurs
and Landlord does not exercise its right to terminate the Lease, then this Lease shall continue in effect for so long as Landlord
does not terminate the Lease, and Landlord shall have the right to enforce all its rights and remedies under this Lease, including
without limitation the right to recover all rent as it becomes due under this Lease. Notwithstanding anything to the contrary
contained herein, upon the occurrence of an Event of Default, Landlord shall have the right to exercise and enforce all rights
and remedies granted or permitted by law and the remedies provided for in this Lease are cumulative and in addition to all other
remedies available to Landlord at law or in equity, by statute or otherwise. Surrender of the Premises can be effected only by
the written agreement of Landlord and Tenant and exercise by Landlord of any remedy shall not be deemed to be an acceptance of
surrender of the Premises by Tenant, either by agreement or by operation of law. Landlord shall be entitled to recover all of
its pre-suit attorneys’ fees incurred in connection with or arising out of any instance of breach, default or violation
of the Lease by Tenant which is not timely cured after written notice and demand. 

 

10.3       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 eighteen (18) percent or
if greater, the maximum rate allowed by law provided if the maximum rate permitted by law is less than eighteen (18%) percent
per annum, then such maximum rate shall instead apply. 

 

10.4       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. 

 

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10.5       Landlord
Default. If Landlord defaults under this Lease, Tenant shall give written notice to Landlord specifying such default with
particularity, and Landlord shall have thirty (30) days after receipt of such notice within which to cure such default. In
the event of any default by Landlord, Tenant’s exclusive remedy shall be an action for damages. Notwithstanding any other
provision of this Lease, Landlord shall not have any personal liability under this Lease. In the event of any default by Landlord
under this Lease, Tenant agrees to look solely to the equity or interest then owned by Landlord in the Property, and in no event
shall any deficiency judgment or personal money judgment of any kind be sought or obtained against Landlord. For clarity and to
avoid all doubt: Redress for any claim against Landlord under this Lease shall be limited to and enforceable only against and
to the extent of Landlord's interest in the Property. The obligations of Landlord under this Lease are not intended to and shall
not be personally binding on, nor shall any resort be had to the private properties of Landlord’s investment manager or
any trustees or board of directors and officers, as the case may be, general partners, beneficiaries, stockholders, employees,
or agents of Landlord or the investment manager. 

 

10.6       Early
Termination Options. The following early termination rights exist on the terms and conditions set forth below: 

 

(a)         One
Time Only Early Termination Right:

 

(i)       In
General: Notwithstanding any other term or condition of the Lease, including in respect of the duration of the Term, provided
Tenant is not in monetary default or violation of the Lease and provided Tenant is not in material non-monetary default or violation
of any term or condition of the Lease beyond any thereto applicable notice and curative period, Tenant is granted the unconditional
right in its sole discretion to terminate the Lease earlier than the otherwise anticipated natural expiration date but subject
to the following conditions and obligations and only if Tenant properly makes the same election under the Adjacent Lease to terminate
the Adjacent Lease early and at the same time as this Lease, under the identical One Time Only Early Termination Right provisions
set forth in the Adjacent Lease. 

 

(ii)       Timing
and Notice: Any such notice of election for early termination (“Early Termination Notice”) can be given
at any time during the initial Term of this Lease subject to the following and no such Early Termination Notice shall be effective
or binding unless accompanied by the payment to Landlord of good, collected US dollars in the amount of the “Termination
Fee” defined below. Subject to the terms hereof, a properly given Early Termination Notice accompanied by the correct
payment of the Termination Fee shall irrevocably commit Tenant to such early termination election and shall cause the Lease to
be deemed to naturally expire as of the last day of the fourth (4th) month following the month during which the Early
Termination Notice is given; herein the “Early Termination Date”. 

 

(iii)       Computation
of Termination Fee: For these purposes, “Termination Fee” means the amount equal to (A) a sum computed
as of the Early Termination Date, of the “Present Value” of the “Accelerated Base Rents”, as these terms
are defined hereafter, plus (B) all rent to be due through the Early Termination Date. The “Present Value” of
the “Accelerated Base Rents” shall mean the aggregate of each commercially typical present value determination
as of the Early Termination Date, of each otherwise future installment of Base Rent only, as such installments of Base Rent would
otherwise be payable for each future month throughout what otherwise would be the balance of the initial Term; employing for each
such month’s present value computation, a discount rate equal to the per annum Wall Street Journal Prime Rate as of the date
of payment.

 

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(iv)        Effect;
Treated as Natural Expiration: In case of the timely delivery of such Early Termination Notice properly accompanied by
the full amount of such Termination Fee, then this Lease shall terminate upon the Early Termination Date as though such date were
scheduled all along as the natural expiration date of the Term in the same manner and subject to the same terms and conditions
of the Lease governing the circumstance of a natural expiration of the Term; and the Lease shall automatically be deemed amended
thereby to establish such Early Termination Date as though it had been stipulated from inception as the date of natural expiration
of the term of the Lease without any further or surviving rights of renewal or extension. 

 

(v)         Sales
Tax: No obligation to pay sales or rent tax on such Termination Fee amount paid will arise subject to the following. In
order to assure that sales or rent tax should not come due upon the payment of the Termination Fee, the parties agree as follows:
Landlord and Tenant acknowledge and agree that the Termination Fee represents liquidated damages and is not a penalty and neither
party shall record or report such payment as rental income or rental expense, respectively. The foregoing covenant is being made
so that sales tax will not be due in connection with such cancellation payment pursuant to Rule 12A-1.070(4)(g) of the Florida
Administrative Code as same may be amended, updated, substituted or replaced. If either party hereto violates the foregoing covenant,
such party shall be solely liable for the payment of any Florida sales tax that may result therefrom and, consonant with the risk
set forth at Rule 12A-1.0704(g)(4.) of the Florida Administrative Code (as same may be amended, updated, substituted or replaced),
each party agrees it shall indemnify and hold the other harmless from and against any such tax payment, which the indemnified party
is required to pay, where the indemnified party complied with its obligations herein, but where the indemnifying party did not.

 

(b)          One
Time Only Early Termination Right at 6 Year Mark:

 

(i)          In
General: Notwithstanding any other term or condition of the Lease, including in respect of the duration of the Term, provided
Tenant is not in monetary default or violation of the Lease and provided Tenant is not in material non-monetary default or violation
of any term or condition of the Lease beyond any thereto applicable notice and curative period, Tenant is granted the unconditional
right in its sole discretion to terminate the Lease earlier than the otherwise anticipated natural expiration date but subject
to the following conditions and obligations and only if Tenant properly makes the same election under the Adjacent Lease to terminate
the Adjacent Lease early and at the same time as this Lease, under the identical One Time Only Early Termination Right at Year
6 Mark provisions set forth in the Adjacent Lease. 

 

(ii)         Timing
and Notice: Any such notice of election for early termination (“Early Termination Notice at 6 Period Mark”)
can be given if at all only within the thirty (30) day period immediately preceding the 180th day prior to the last
day of Period 6 of the initial Term, time being strictly of the essence subject to the following and no such Early Termination
Notice at 6 Period Mark shall be effective or binding unless, within ninety (90) days after the giving of the Early Termination
Notice at 6 Period Mark, Tenant timely delivers to Landlord the payment of good, collected US dollars in the amount of the “Termination
Fee at 6 Period Mark” defined below. Subject to the terms hereof, a properly given Early Termination Notice at 6 Period
Mark so timely followed by the correct payment of the Termination Fee at 6 Period Mark shall irrevocably commit Tenant to such
early termination election and shall cause the Lease to be deemed to naturally expire as of the last day of the first month of
Period 7 of the initial Term of the Lease; herein the “Early Termination Date at Period 6 Mark”. 

 

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(iii)        Computation
of Termination Fee at 6 Period Mark: For these purposes, “Termination Fee at Period 6 Mark” means the
amount equal to (A) a sum computed as ninety (90%) percent of the same sum which otherwise would be computed as the Termination
Fee under Section 10.6(a)(iii)(A) immediately above, had said Section 10.6(a)(iii)(A) applied so as to bring about the Early Termination
Date under said Section 10.6(a)(iii)(A) on the same day as the Early Termination Date at Period 6 Mark hereunder, plus (B) all
rent to be due through the Early Termination Date at Period 6 Mark. 

 

(iv)        Effect;
Treated as Natural Expiration: In case of the timely delivery of such Early Termination Notice at 6 Period Mark properly
and timely thereafter followed by the full amount of the Termination Fee at 6 Period Mark, then, this Lease shall terminate upon
the Early Termination Date at Period 6 Mark as though such date were scheduled all along as the natural expiration date of the
Term in the same manner and subject to the same terms and conditions of the Lease governing the circumstance of a natural expiration
of the Term; and the Lease shall automatically be deemed amended thereby to establish such Early Termination Date at Period 6 Mark
as though it had been stipulated from inception as the date of natural expiration of the term of the Lease without any further
or surviving rights of renewal or extension. 

 

(v)         Sales
Tax: No obligation to pay sales or rent tax on such Termination Fee at 6 Period Mark amount paid will arise subject to
the following. In order to assure that sales or rent tax should not come due upon the payment of the Termination Fee at 6 Period
Mark, the parties agree as follows: Landlord and Tenant acknowledge and agree that the Termination Fee at 6 Period Mark represents
liquidated damages and is not a penalty and neither party shall record or report such payment as rental income or rental expense,
respectively. The foregoing covenant is being made so that sales tax will not be due in connection with such cancellation payment
pursuant to Rule 12A-1.070(4)(g) of the Florida Administrative Code as same may be amended, updated, substituted or replaced. If
either party hereto violates the foregoing covenant, such party shall be solely liable for the payment of any Florida sales tax
that may result therefrom and, consonant with the risk set forth at Rule 12A-1.0704(g)(4.) of the Florida Administrative Code (as
same may be amended, updated, substituted or replaced), each party agrees it shall indemnify and hold the other harmless from and
against any such tax payment, which the indemnified party is required to pay, where the indemnified party complied with its obligations
herein, but where the indemnifying party did not.

 

ARTICLE 11

Casualty

 

11.1         Casualty.
If fire or other casualty damages the Premises or common areas of the Property necessary for Tenant’s use and occupancy
of the Premises, whether or not such damage is the result of the negligence or willful misconduct of Tenant or Tenant’s
agents, officers, employees, contractors, licensees or invitees, and irrespective of any resulting period during which the Premises
is rendered unusable by such damage, Tenant nonetheless shall not be entitled to any reduction in Base Rent or any other rents
due hereunder; such circumstance shall not give rise to any excuse, legal or otherwise, for Tenant’s continued obligations
of payment and performance under this Lease and this Lease shall not thereby terminate; and Tenant shall be responsible to repair,
reconstruct, replace and restore at Tenant’s sole cost and expense, all parts and portions of the Premises and Property
so effected by casualty so as to restore same to its prior condition and state; provided, in its sole and absolute discretion,
by election made within thirty (30) days after receipt of written notice from Tenant of such casualty event, Landlord may instead
elect to receive all insurance proceeds arising by reason thereof and to terminate the Lease. If Landlord does not exercise the
right to elect to receive such insurance proceeds and terminate this Lease in accordance with this Section 11.1, then,
as noted above this Lease shall (subject to the terms of this Section 11.1) remain in full force and effect and Tenant
shall repair such damage and restore the Property and the Premises to substantially the same condition in which the Property and
the Premises existed before the occurrence of such fire or other casualty without limiting such obligations to the amount of insurance
proceeds available. Landlord shall not be obligated to make any repairs nor replacements nor to effectuate any restorations and
shall have no liability for any damage to, nor have obligation to make any replacement of, any movable furniture, equipment, trade
fixtures or personal property in the Premises or upon the Property. Tenant shall, at Tenant’s sole cost and expense, repair
and replace all such movable furniture, equipment, trade fixtures and personal property and any other parts or portions thereof.
In the absence of Landlord’s election as aforesaid, this Lease shall not terminate notwithstanding any and every manner
of casualty, including without limitation a total destruction of the Premises and Property.

 

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ARTICLE 12

Eminent Domain

 

12.1         Condemnation.
Landlord shall have the right to terminate this Lease if any part of the Premises or any substantial part of the Property (meaning
more than thirty 30% percent of the acreage of the land whether or not inclusive of the Premises or more than fifty 50% percent
of the square footage of the Premises) is taken by exercise of the power of eminent domain (including without limitation any voluntary
conveyance in lieu thereof) before the Commencement Date or during the term of this Lease. Tenant shall have the right to terminate
this Lease only if more than fifty (50%) percent of the square footage of the Premises is taken by exercise of the power of eminent
domain during the term of this Lease, or, if so much of the Property (other than the Premises) is taken by exercise of the power
of eminent domain during the term of this Lease that the remaining portion of the Property is insufficient to meet requirements
of law to permit the continued use and legally required minimum available parking and access to the Premises necessary for the
permitted use hereunder. In each such case, Landlord or Tenant shall exercise such termination right by giving written notice
to the other within thirty (30) days after the date of such taking. If either Landlord or Tenant exercises such right to terminate
this Lease in accordance with this Section 12.1, this Lease shall terminate as of the date of such taking. If neither Landlord
nor Tenant exercises such right to terminate this Lease in accordance with this Section 12.1, this Lease shall terminate
as to the portion of the Premises or Property so taken as of the date of such taking and shall remain in full force and effect
as to the portion of the Premises or Property not so taken, and, but only in case of a reduction of the square footage of the
Premises, the monthly Base Rent only shall be reduced as of the date of such taking in the proportion that the area of the Premises
so taken bears to the total area of the Premises. In the absence of a termination of the Lease, Tenant at Tenant’s sole
cost and expense shall promptly and diligently repair, reconstruct, replace and restore all parts and portions of the Premises
and Property including without limitation constructed improvements thereon as necessary to then continue operations for the permitted
use hereunder. If all of the Premises is taken by exercise of the power of eminent domain before the Commencement Date or during
the term of this Lease, this Lease shall terminate as of the date of such taking. All awards, compensation, damages, income, rent
and interest payable in connection with such taking shall, except as expressly set forth below, be paid to and become the property
of Landlord, and Tenant hereby assigns to Landlord all of the foregoing. Tenant shall have the right to claim and receive directly
from the entity exercising the power of eminent domain only the share of any award determined to be owing to Tenant for the taking
of improvements installed in the portion of the Premises so taken by Tenant at Tenant’s sole cost and expense based on the
unamortized cost actually paid by Tenant for such improvements, for the taking of Tenant’s movable furniture, equipment,
trade fixtures and personal property, for loss of goodwill, for interference with or interruption of Tenant’s business,
or for removal and relocation expenses provided the foregoing does not diminish Landlord’s award.

 

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ARTICLE 13

Subordination and Sale

 

13.1         Subordination.
This Lease shall be subject and subordinate at all times to the lien of all mortgages and deeds of trust securing any amount or
amounts whatsoever which may now exist or hereafter be placed on or against the Property or on or against Landlord’s interest
or estate therein, all without the necessity of having further instruments executed by Tenant to effect such subordination and
this subordination shall automatically arise and apply by operation of these provisions. Notwithstanding the foregoing, in the
event of a foreclosure of any such mortgage or deed of trust or of any other action or proceeding for the enforcement thereof,
or of any sale thereunder, this Lease shall not be terminated or extinguished, nor shall the rights and possession of Tenant hereunder
be disturbed, if no Event of Default then exists under this Lease, and if Tenant shall attorn to the person who acquires Landlord’s
interest hereunder through any such mortgage or deed of trust. Tenant agrees to execute, acknowledge and deliver within twenty
(20) days of receipt of a request from Landlord (i) such further instruments evidencing such subordination of this Lease to the
lien of all such mortgages and deeds of trust as may reasonably be required by Landlord, and (ii) any commercially reasonable
writing acknowledging and confirming Tenant’s recognition of and attornment to any successor Landlord.

 

13.2         Estoppel
Certificate. At any time and from time to time, Tenant shall, within twenty (20) days after written request by Landlord,
execute, acknowledge and deliver to Landlord a certificate certifying: (a) that this Lease is unmodified and in full force
and effect; (b) the Commencement Date and the Expiration Date determined in accordance with Article 2
hereof and the date, if any, to which all rent and other sums payable hereunder have been paid; (c) that neither Landlord
nor Tenant is in default under this Lease, except as to defaults specified in such certificate; and (d) such other matters
as may be reasonably requested by Landlord or any actual or prospective purchaser or mortgage lender. Any such certificate may
be relied upon by Landlord and any actual or prospective purchaser or mortgage lender of the Property or any part thereof. At
any time and from time to time, Tenant shall, within twenty (20) days after written request by Landlord, deliver to Landlord copies
of all current financial statements (including without limitation a balance sheet, an income statement, a cash flow statement
and an accumulated retained earnings statement), annual reports, and other financial and operating information and data of Tenant
prepared by Tenant in the course of Tenant’s business. Unless available to the public, Landlord shall disclose such financial
statements, annual reports and other information or data only to actual or prospective purchasers or mortgage lenders of the Property
or any part thereof, and otherwise keep them confidential unless other disclosure is required by law.

 

ARTICLE 14

Miscellaneous

 

14.1         Notices.
All requests, approvals, consents, notices and other communications given by Landlord or Tenant under this Lease shall be properly
given only if made in writing and either deposited in the United States mail, postage prepaid, certified with return receipt requested,
or delivered by hand (which may be through a messenger or recognized delivery, courier or air express service) and addressed to
Landlord at the address of Landlord specified in the Basic Lease Information (or at such other place as Landlord may from
time to time designate in a written notice to Tenant) or to Tenant at the address of Tenant specified in the Basic Lease Information
(or at such other place as Tenant may from time to time designate in a written notice to Landlord). Such requests, approvals,
consents, notices and other communications shall be effective on the date of receipt or refusal of receipt (evidenced by the certified
mail receipt) if mailed or on the date of hand delivery if hand delivered. Any request, approval, consent, notice or other communication
under this Lease may be given on behalf of a party by the attorney for such party. FedEx or similar nationally recognized commercially
reasonable overnight carrier or delivery service providing receipted evidence of delivery shall be deemed proper delivery of notice
hereunder upon the date of delivery as though and treated the same as hand delivery.

 

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14.2         General.
Time is of the essence of this Lease and each and all of its provisions. This Lease shall benefit and bind Landlord and Tenant
and the permitted personal representatives, heirs, successors and assigns of Landlord and Tenant. If any provision of this Lease
is determined to be illegal or unenforceable, such determination shall not affect any other provision of this Lease and all such
other provisions shall remain in full force and effect. Tenant shall not record this Lease or any memorandum or short form of
it. This Lease shall be governed by and construed in accordance with the laws of the state in which the Property is located, being
the State of Florida. All capitalized terms used but not defined in the body of the Lease shall have the same meaning given to
such term in the Basic Lease Information.

 

14.3         No
Waiver. The waiver by Landlord or Tenant of any breach of any covenant in this Lease shall not be deemed to be a waiver
of any subsequent breach of the same or any other covenant in this Lease, nor shall any custom or practice which may grow up between
Landlord and Tenant in the administration of this Lease be construed to waive or to lessen the right of Landlord or Tenant to
insist upon the performance by Landlord or Tenant in strict accordance with this Lease. The subsequent acceptance of rent hereunder
by Landlord or the payment of rent by Tenant shall not waive any preceding breach by Tenant of any covenant in this Lease, nor
cure any Event of Default, nor waive any forfeiture of this Lease or unlawful detainer action, other than the failure of Tenant
to pay the particular rent so accepted, regardless of Landlord’s or Tenant’s knowledge of such preceding breach at
the time of acceptance or payment of such rent.

 

14.4         Attorneys’
Fees. If there is any legal action or proceeding between Landlord and Tenant to enforce this Lease or to protect or establish
any right or remedy under this Lease, the unsuccessful party to such action or proceeding shall pay to the prevailing party all
costs and expenses, including without limitation reasonable attorneys’ fees and disbursements, incurred by such prevailing
party in such action or proceeding and in any appeal in connection therewith, through and including without limitation any bankruptcy
proceedings, and expressly excluding any such amounts incurred pre-suit (prior to filing of litigation, subject to Landlord’s
pre-suit recovery rights for breach, violation or default of Tenant as set out above in this Lease). If such prevailing party
recovers a judgment in any such action, proceeding or appeal, all such costs, expenses and attorneys’ fees and disbursements
shall be included in and as a part of such judgment.

 

14.5         Exhibits.
Exhibit A (Plan(s) Outlining the Premises and the Property), Exhibit B (Form of Memorandum
Confirming Term), Exhibit C (Permitted Use of Hazardous Materials) and any other attachments specified in the
Basic Lease Information, are attached to and made a part of this Lease and deemed incorporated herein as though fully set
forth here.

 

14.6         Broker(s).
Tenant warrants and represents to Landlord that Tenant has negotiated this Lease directly with the real estate broker(s) specified
in the Basic Lease Information (if any) and has not authorized or employed, or acted by implication to authorize or to
employ, any other real estate broker to act for Tenant in connection with this Lease.

 

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14.7         Waivers
of Jury Trial and Certain Damages. LANDLORD AND TENANT EACH HEREBY EXPRESSLY, IRREVOCABLY, FULLY AND FOREVER RELEASES,
WAIVES AND RELINQUISHES ANY AND ALL RIGHT TO TRIAL BY JURY. TENANT HEREBY EXPRESSLY, IRREVOCABLY, FULLY AND FOREVER RELEASES,
WAIVES AND RELINQUISHES ANY AND ALL RIGHT ANY AND ALL RIGHT TO RECEIVE PUNITIVE, INCIDENTAL, CONSEQUENTIAL, SPECIAL, STATUTORY,
EXEMPLARY OR INDIRECT DAMAGES, INCLUDING WITHOUT LIMITATION LOSS OF FUTURE REVENUE OR INCOME, LOSS OF BUSINESS REPUTATION OR OPPORTUNITY
RELATING TO THE BREACH OR ALLEGED BREACH OF THIS LEASE, OR DIMINUTION OF VALUE OR ANY DAMAGES BASED ON ANY TYPE OF MULTIPLE, IN
EACH CASE, REGARDLESS OF WHETHER SUCH DAMAGES WERE FORESEEABLE AND WHETHER OR NOT LANDLORD OR ITS AFFILIATES (OR ANY PAST, PRESENT
OR FUTURE BOARD MEMBER, TRUSTEE, DIRECTOR, OFFICER, EMPLOYEE, AGENT, REPRESENTATIVE, OR ADVISOR OF LANDLORD OR ITS AFFILIATES)
HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES, AND NOTWITHSTANDING THE FAILURE OF ANY AGREED OR OTHER REMEDY OF ITS ESSENTIAL
PURPOSE, FROM THE LANDLORD OR ITS AFFILIATES (OR ANY PAST, PRESENT OR FUTURE BOARD MEMBER, TRUSTEE, DIRECTOR, OFFICER, EMPLOYEE,
AGENT, REPRESENTATIVE, OR ADVISOR OF LANDLORD OR ITS AFFILIATES) IN ANY CLAIM, DEMAND, ACTION, SUIT, PROCEEDING OR CAUSE OF ACTION
IN WHICH LANDLORD AND TENANT ARE PARTIES, WHICH IN ANY WAY (DIRECTLY OR INDIRECTLY) ARISES OUT OF, RESULTS FROM OR RELATES TO
ANY OF THE FOLLOWING, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER ARISING AND WHETHER BASED ON CONTRACT OR TORT OR ANY OTHER
LEGAL BASIS: THIS LEASE; ANY PAST, PRESENT OR FUTURE ACT, OMISSION, CONDUCT OR ACTIVITY WITH RESPECT TO THIS LEASE; ANY TRANSACTION,
EVENT OR OCCURRENCE CONTEMPLATED BY THIS LEASE; THE PERFORMANCE OF ANY OBLIGATION OR THE EXERCISE OF ANY RIGHT UNDER THIS LEASE;
OR THE ENFORCEMENT OF THIS LEASE. LANDLORD AND TENANT RESERVE THE RIGHT TO RECOVER ACTUAL OR COMPENSATORY DAMAGES, WITH INTEREST,
ATTORNEYS’ FEES, COSTS AND EXPENSES AS PROVIDED IN THIS LEASE, FOR ANY BREACH OF THIS LEASE.

 

14.8         Force
Majeure. Each party shall be excused for the period or periods of delay in the performance of any of its obligations hereunder
(except the payment of money) when delayed, hindered or prevented from so doing by any cause or causes beyond such party's reasonable
control, which shall include, without limitation, all labor disputes, riots, civil commotion or insurrection, war or warlike operations,
invasion, rebellion, military or usurped power, sabotage, acts of terrorism, governmental restrictions, regulations or controls,
inability to obtain any materials, or services, fire or other casualties, acts of God or other matters constituting impossibility
of performance under applicable law; provided a party’s inability to secure financing or otherwise meet its monetary obligations
such as paying rent or any other lack of funds or cash flow for any reason shall never in and of itself give rise to any excused
periods of time by operation of this Section 14.8.

 

14.9         Interpretation.
For purposes of this Lease: (a) the words “include,” “includes” and “including” shall be deemed
to be followed by the words “without limitation”; (b) the word “or” is not exclusive; and (c) the words
“herein,” “hereof,” “hereby,” “hereto” and “hereunder” refer to this
Lease as a whole. Unless the context otherwise requires, references herein: (x) to Articles, Sections and Exhibits mean the Articles
and Sections of, and Exhibits attached to, this Lease; (y) to an agreement, instrument or other document means such agreement,
instrument or other document as amended, supplemented and modified from time to time to the extent permitted by the provisions
thereof; and (z) to a statute means such statute as amended from time to time and includes any successor legislation thereto and
any regulations promulgated thereunder. This Lease shall be construed without regard to any presumption or rule requiring construction
or interpretation against the party drafting an instrument or causing any instrument to be drafted.

 

14.10         Counterparts.
This Lease may be executed in counterparts, each of which shall be deemed an original, but all of which together shall be deemed
to be one and the same agreement. A signed copy of this Lease delivered by facsimile, e-mail or other means of electronic transmission
(to which a signed PDF copy is attached) shall be deemed to have the same legal effect as delivery of an original signed copy
of this Lease so long as an original-ink (or so-called “wet-ink”) signed physical counterpart is also physically delivered
to the other party. Either party may copy this completed Lease for electronic storage in a non-editable format, at which time
the paper form of this Lease may be destroyed by such party if it wishes, relying upon such rules as “best evidence”
to put forth the electronic copy for purposes of proof and evidence. Each party agrees that following the electronic storage of
this Lease, any hardcopy printout of that electronically stored information will also constitute an original of this Lease.

 

    	 	21	 

     

    

 

14.11         Entire
Agreement. There are no oral agreements between Landlord and Tenant affecting this Lease, and this Lease supersedes and
cancels any and all previous negotiations, arrangements, brochures, offers, agreements and understandings, oral or written, if
any, between Landlord and Tenant or displayed by Landlord to Tenant with respect to the subject matter of this Lease, the Premises
or the Property. There are no commitments, representations or assurances between Landlord and Tenant or between any real estate
broker and Tenant other than those expressly set forth in this Lease and all reliance with respect to any commitments, representations
or assurances is solely upon commitments, representations and assurances expressly set forth in this Lease. This Lease may not
be amended or modified in any respect whatsoever except by an agreement in writing signed by Landlord and Tenant.

 

14.12         Guaranty.
The payment obligations under this Lease are guaranteed by the Guarantors identified in the Lease Guaranty Agreement at Exhibit
D on the terms and conditions set forth in the Lease Guaranty Agreement.

 

[Signatures on Following Page]

 

    	 	22	 

     

    

 

Signature page to that certain Lease by
and between Palm Coast Data LLC, a Florida limited liability company, as Tenant, and Commerce Blvd Holdings LLC, a Florida limited
liability company, as Landlord, respecting 11 Commerce Boulevard, Palm Coast, Florida 32164

 

IN WITNESS WHEREOF, Landlord
and Tenant have executed this Lease as of the date specified in the Basic Lease Information.

 

	TENANT:	 	LANDLORD:
	 	 	 
	
        Palm Coast Data LLC, a

        Florida limited liability company
	 	
        Commerce Blvd Holdings LLC, a

        Florida limited liability company

	 	 	 
	By:	/s/ Liam Lynch	 	By:	/s/ Christopher V. Vitale
	 	 	 	 	 
	Name:	Liam Lynch	 	Name:	Christopher V. Vitale
	 	 	 	 	 
	Title:	Manager	 	Title:	President

 

	WITNESSES:	 	WITNESSES:
	 	 	 
	/s/ Kristine Lynch	 	/s/ James M. McMonagle
	First Witness for Tenant	 	First Witness for Landlord
	[Sign above; print name:	Kristine Lynch	 	[Sign above; print name:	James M. McMonagle
	 	 	 
	/s/ Eric Brody	 	/s/ Adrienne Uleau
	Second Witness for Tenant	 	Second Witness for Landlord
	[Sign above; print name:	 Eric Brody	 	[Sign above; print name:	Adrienne Uleau

 

Balance of this page purposefully blank.

 

     

     

    

 

EXHIBIT A

PLAN(S) OUTLINING THE PREMISES AND THE PROPERTY

 

ATTACHED AND MADE A PART HEREOF

 

The following is deemed incorporated onto
the site plan or other sketch, image, LOD or drawing here pictured or pictured on any other attachment to this Lease: This Exhibit
or Schedule is diagrammatic and is intended only for the purpose of indicating the approximate location of constructed areas comprising
the property and/or approximate boundaries of areas and placement of certain inclusions therein. It does not in any way supersede
any of Landlord’s rights set forth in the Lease, including without limitation 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; and Landlord expressly reserves the right to make changes therein or thereto in accordance with the Lease. 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.

 

Balance of page purposefully blank.

 

    	 	Exhibit A	 

     

    

 

 

 

    	 	Exhibit A	 

     

    

 

EXHIBIT B

MEMORANDUM CONFIRMING TERM

 

THIS MEMORANDUM, made
as of April 26, 2019 (“Effective Date”), is by and between Palm Coast Data LLC, a Florida limited liability company
(“Tenant”), and Commerce Blvd Holdings LLC, a Florida limited liability company (“Landlord”).

 

W I T N E S S E T H:

 

Recital of Facts:

 

Landlord and Tenant
entered into that certain Lease (the “Lease”) dated on the Effective Date above. Words defined in the
Lease have the same meanings in this Memorandum.

 

NOW, THEREFORE, in
consideration of the covenants in the Lease, Landlord and Tenant agree as follows:

 

1.          Landlord
and Tenant hereby confirm that:

 

(a)          The
Commencement Date under the Lease is the Effective Date, and the Expiration Date under the Lease is April 26, 2019 (as the Commencement
Date) and April 30, 2029 (as the natural Expiration Date of the initial Term of the Lease); and

 

(b)          The
date on which Landlord delivered possession of the Premises to Tenant as required by the Lease, and Tenant’s obligation to
pay rent begins under the Lease is the same date as the Commencement Date.

 

2.          Tenant
hereby confirms that:

 

(a)          All
commitments, representations and assurances made to induce Tenant to enter into the Lease have been fully satisfied; and

 

(b)          All
improvements to the Property and in the Premises to be constructed or installed by Landlord have been completed and furnished in
accordance with the Lease to the satisfaction of Tenant and Tenant has accepted and is in full and complete possession of the Premises.

 

Continues on the following page; balance
of this page purposefully blank.

 

    	 	Exhibit B	 

     

    

 

3.          This
Memorandum shall be binding upon and inure to the benefit of Landlord and Tenant and their permitted successors and assigns under
the Lease. The Lease is in full force and effect.

 

IN WITNESS WHEREOF,
Landlord and Tenant have executed this Memorandum as of the date first hereinabove written.

 

	TENANT:	 	LANDLORD:
	 	 	 
	
        Palm Coast Data LLC, a

        Florida limited liability company
	 	
        Commerce Blvd Holdings LLC, a

        Florida limited liability company

	 	 	 
	By:	/s/ Liam Lynch	 	By:	/s/ Christopher V. Vitale
	 	 	 	 	 
	Name:	Liam Lynch	 	Name:	Christopher V. Vitale
	 	 	 	 	 
	Title:	Manager	 	Title:	President

 

Balance of this page purposefully blank.

 

    	 	Exhibit B	 

     

    

 

EXHIBIT C

PERMITTED USE OF HAZARDOUS MATERIALS

 

 

	Name of Hazardous Material	Maximum Amount Per Year
	None	None

 

Balance of this page purposefully blank.

 

    	 	Exhibit C	 

     

    

 

EXHIBIT D

 

LEASE GUARANTY AGREEMENT

 

This LEASE GUARANTY
AGREEMENT (this “Agreement”), dated as of April 26, 2019, is entered into by Studio Membership Services, LLC,
a Delaware limited liability company (“Buyer”), Media Data Resources, LLC, a Delaware limited liability company
and a wholly owned subsidiary of PCDH (“Media Data”), and FulCircle Media, LLC, a Delaware limited liability
company and a wholly owned subsidiary of PCDLLC (“FulCircle” and, collectively with Buyer, PCDH and Media Data,
the “Guarantors” and each, a “Guarantor”), for the benefit of Commerce Blvd Holdings LLC
(“Landlord”), a Florida limited liability company and an affiliate of Palm Coast Data Holdco, Inc., a Delaware
corporation (“PCDH”), and is agreed to and acknowledged by Landlord and Palm Coast Data LLC, a Delaware limited
liability company (“PCDLLC”). Capitalized terms used but not defined herein shall have the meanings ascribed
to such terms in the Purchase Agreement (as defined below) if defined therein.

 

RECITALS:

 

WHEREAS, concurrently
with the execution of this Agreement, PCDH and Buyer are entering into that certain Membership Interest Purchase Agreement, dated
as of the Effective Date, by and between PCDH and Buyer (the “Purchase Agreement”), pursuant to which, among
other things, PCDH has agreed to sell to Buyer, and Buyer has agreed to purchase from PCDH, all of the membership interests of
PCDLLC and Media Data;

 

WHEREAS, in connection
with the transactions contemplated by the Purchase Agreement, Landlord and PCDLLC are entering into the Industrial Lease (WH/OFC)
(Triple Net), of even date herewith, by and between PCDLLC, as tenant, and Landlord, as landlord (the “Lease Agreement”);
and

 

WHEREAS, as a material
part of and as a condition to Landlord entering into the Lease Agreement, the Guarantors are executing and delivering this Agreement,
which shall be attached as Exhibit D to the Lease Agreement.

 

NOW, THEREFORE, in consideration of the
mutual covenants and agreements hereinafter set forth and for other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the Guarantors, intending to be legally bound, agree as follows:

 

1.          Definitions.
The following terms have the meanings specified in this Section 1:

 

“Affiliate”
of a Person means any other Person that directly or indirectly, through one or more intermediaries, controls, is controlled by,
or is under common control with, such Person. The term “control” (including the terms “controlled by” and
“under common control with”) means the possession, directly or indirectly, of the power to direct or cause the direction
of the management and policies of a Person, whether through the ownership of voting securities, by contract or otherwise.

 

“Bankruptcy
Event” means the occurrence of any bankruptcy, insolvency, reorganization, liquidation, arrangement, assignment for the
benefit of creditors, receivership, trusteeship or similar proceeding.

 

“Obligations”
means any and all agreements, covenants, Indebtedness, liabilities and obligations of every kind and description of PCDLLC to Landlord
under the Lease Agreement, whether such agreements, covenants, Indebtedness, liabilities and obligations are primary or secondary,
direct or indirect, absolute or contingent, sole, joint or several, secured or unsecured, due or to become due, contractual or
tortious, arising by operation of law, by overdraft or otherwise, or now or hereafter existing, including advances, principal,
interest, fees, late fees, expenses, attorneys’ fees and costs or allocated fees and costs of Landlord’s or its Affiliates’
in-house legal counsel, that have been or may hereafter arise or be incurred.

 

    	 	 	 
	 	Exhibit D	 

     

    

 

2.          Guaranty
of Obligations. Each Guarantor hereby irrevocably, absolutely and unconditionally guarantees, jointly and severally,
the full and prompt payment and performance when due of the Obligations.

 

3.          General
Conditions.

 

(a)          This
Agreement shall remain in full force and effect until all of the Obligations are indefeasibly paid in full and satisfied.

 

(b)          This
Agreement and the guaranty set forth herein shall continue to be effective or be reinstated, as the case may be, if at any time
payment of any Obligations made by PCDLLC or any Guarantor to Landlord is rescinded, avoided, clawed back or rendered void as a
preferential transfer, impermissible set-off, a fraudulent conveyance or must otherwise be returned (including upon the occurrence
of a Bankruptcy Event affecting PCDLLC or any Guarantor), all as though such payment had not been made.

 

(c)          This
Agreement shall be a continuing and irrevocable guaranty, shall be a guaranty of performance and not of collection, and the liability
of the Guarantors hereunder shall remain in full force and effect and shall in no way be affected, modified, or diminished by reason
of (i) any modification or waiver of, or change in, any of the terms or conditions of the Lease Agreement; (ii) any Bankruptcy
Event affecting PCDLLC or any Guarantor, whether or not notice thereof is given to the Guarantors; or (iii) any other circumstance
that might otherwise constitute a defense available to, or a discharge of, any one or more of the Guarantors hereunder. For the
avoidance of doubt, nothing contained herein shall be deemed to limit the rights of, or defenses available to, Landlord under the
Lease Agreement.

 

(d)          The
Guarantors hereby unconditionally waive promptness, diligence, notice of acceptance of this Agreement and any other notice with
respect to this Agreement.

 

(e)          The
Guarantors agree to immediately pay Landlord on demand all fees and costs, including attorneys’ fees, incurred by or on behalf
of Landlord in enforcing the obligations of the Guarantors under this Agreement.

 

(f)          The
rights of Landlord under this Agreement are not conditional or contingent upon any requirement of, or attempt by, Landlord to exercise
any of its rights under the Lease Agreement against PCDLLC or otherwise.

 

(g)          Each
Guarantor irrevocably waives any present or future right to which a Guarantor is or becomes entitled to be subrogated to Landlord’s
rights against a primary obligor or to seek contribution, reimbursement, indemnification, subrogation or the like from a primary
obligor on account of this Agreement, or to assert any other claim or right of action against a primary obligor on account of,
or arising under, or relating to this Agreement.

 

    	 	2	 
	 	Exhibit D	 

     

    

 

4.          Priority
and Subordination. Each Guarantor agrees that the Obligations of PCDLLC, and the guaranty obligations of each Guarantor
hereunder, to Landlord, whether now existing or hereafter created, shall be superior to any claim that any Guarantor may now have
or hereafter acquire against any other Guarantor, whether or not such other Guarantor becomes insolvent. Each Guarantor with a
claim against another Guarantor at any time (the Guarantor with such a claim, a “Creditor Guarantor,” and the
Guarantor owing obligations to such Creditor Guarantor, a “Debtor Guarantor”) hereby expressly subordinates
each and every claim it may have against any Debtor Guarantor, upon any account whatsoever, to any claim that Landlord may now
or hereafter have against such Debtor Guarantor. In the event of insolvency and consequent liquidation of the assets of a Debtor
Guarantor, through bankruptcy, by an assignment for the benefit of creditors, by voluntary liquidation, or otherwise, the assets
of the Debtor Guarantor applicable to the payment of claims of both Landlord and one or more Creditor Guarantors shall be paid
to Landlord first until all of the Obligations are indefeasibly satisfied. Each Guarantor does hereby assign to Landlord all claims
which it may have or acquire against another Guarantor or against any assignee or trustee of a Guarantor in the bankruptcy of
a Guarantor; provided, however, that such assignment shall be effective only for the purpose of assuring to Landlord full payment
in legal tender of the Obligations. If Landlord so requests, any notes or credit agreements now or hereafter evidencing any debts
or obligations between Guarantors shall be marked with a legend that the same are subject to this Agreement and a copy shall be
delivered to Landlord.

 

5.          No
Impairment. No Guarantor’s obligations to make payment in accordance with the terms of this Agreement shall
be impaired, modified, changed, released or limited in any manner whatsoever by: (a) any impairment, modification, change, release
or limitation of the Obligations or any primary obligor’s estate in bankruptcy or reorganization resulting from the operation
of any present or future provision of the Bankruptcy Code, 11 U.S.C. §§ 101, et seq., or
other statute or from the decision of any court; (b) any insolvency, reorganization, arrangement, readjustment, composition, liquidation
or similar proceeding relating to a primary obligor’s or another Guarantor’s properties or creditors; (c) any presently
existing or hereinafter enacted or made Law, ordinance, regulation, judicial decision or administrative decision of any type or
nature, including any Law, ordinance, regulation, judicial decision or administrative decision which or otherwise impairs PCDLLC’s
ability to perform its Obligations pursuant to the Lease Agreement, or any other Guarantor or obligor’s ability to perform
hereunder; (d) the fact that any of the Obligations may become due or payable in or, in connection with, or by reason of, any
agreement or transaction which may be invalid, irregular or unenforceable for any reason, or if a primary obligor or other Guarantor
is a partnership, by the addition, withdrawal or death of any partner or any other change therein; or (e) by reason of any action
whatsoever taken by Landlord (including a sale, lease, disposition, liquidation or other realization), which may be negligent,
willful or otherwise in respect to any security in which Landlord may at any time have any interest or against any other party
liable for all or any part of the Obligations as a primary obligor or as a guarantor.

 

6.          Representations
and Warranties. Each Guarantor, jointly and severally, hereby represents and warrants to Landlord, which representations
and warranties shall survive the execution and delivery of this Agreement, that:

 

(a)          Each
Guarantor is a corporation or limited liability company, duly incorporated or organized, validly existing and in good standing
under the Laws of its jurisdiction of organization and has all requisite organizational power and authority to own and operate
its properties and assets and to carry on its business as presently conducted and is qualified to do business and is in good standing
in each jurisdiction where the ownership or operation of its properties or conduct of its business requires such qualification,
except where the failure to be so qualified or in good standing, when taken together with all other such failures, will not prevent,
materially delay or materially impair such Guarantor’s ability to consummate the transactions contemplated by this Agreement.

 

(b)          Each
Guarantor has all requisite organizational power and authority to enter into this Agreement, to perform its obligations hereunder
and to consummate the transactions contemplated hereby. The execution, delivery and performance by each Guarantor and the consummation
by each such Guarantor of this Agreement, have been duly and validly authorized and approved by such Guarantor’s member,
managers or board of directors and no other action on the part of such Guarantor (or its stockholders or members) are necessary
with respect to any such matter. This Agreement has been duly executed and delivered by each Guarantor and constitutes the valid,
binding and enforceable obligations of each Guarantor, subject to the effects of bankruptcy, insolvency, fraudulent conveyance,
reorganization, moratorium and other similar laws relating to or affecting creditors’ rights generally and general principles
of equity.

 

(c)          This
Agreement has been duly authorized, executed and delivered by each Guarantor and such execution and delivery and the performance
by such Guarantor of its obligations hereunder will not violate, in any material respects, any applicable provision of Law or judgment,
order or regulation of any court or of any public or Governmental Authority or conflict with or constitute a breach of or a default
under the organizational documents of such Guarantor or any agreement or instrument to which such Guarantor is a party or by such
Guarantor or any of its property is bound.

 

7.          Miscellaneous.

 

		(a)	No Representations of Landlord. NONE OF PCDH, LANDLORD
OR ANY AFFILIATE OF THE FOREGOING OR ANY PERSON ON THEIR RESPECTIVE BEHALF HAS MADE OR MAKES ANY EXPRESS OR IMPLIED REPRESENTATION
OR WARRANTY WHATSOEVER, EITHER ORAL OR WRITTEN, WHETHER ARISING BY LAW, COURSE OF DEALING, COURSE OF PERFORMANCE, USAGE OF TRADE
OR OTHERWISE, ALL OF WHICH ARE EXPRESSLY DISCLAIMED. EACH GUARANTOR ACKNOWLEDGES THAT, IN ENTERING INTO THIS AGREEMENT, IT HAS
NOT RELIED UPON ANY REPRESENTATION OR WARRANTY MADE BY PCDH, LANDLORD OR ANY AFFILIATE OF THE FOREGOING OR ANY PERSON ON THEIR
RESPECTIVE BEHALF.

 

		(b)	Expenses. Except as otherwise expressly provided
herein, all costs and expenses, including fees and disbursements of counsel, financial advisors and accountants, incurred in connection
with this Agreement and the transactions contemplated hereby shall be paid by the party incurring such costs and expenses, whether
or not the Closing shall have occurred.

 

		(c)	Notices. All notices, requests, consents, claims,
demands, waivers and other communications hereunder shall be in writing and shall be deemed to have been given: (a) when delivered
by hand (with written confirmation of receipt); (b) when received by the addressee if sent by a nationally recognized overnight
courier (receipt requested); (c) on the date sent by facsimile or e-mail of a .PDF document (with confirmation of transmission)
if sent during normal business hours of the recipient, and on the next Business Day if sent after normal business hours of the
recipient; or (d) on the third day after the date mailed, by certified or registered mail, return receipt requested, postage prepaid.
Such communications must be sent to the respective parties at the following addresses (or at such other address for a party as
shall be specified in a notice given in accordance with this Section 7(c)):

 

    	 	3	 
	 	Exhibit D	 

     

    

 

	If to Landlord:	
        c/o AMREP Corporation.

        620 West Germantown Pike, Suite 175

        Plymouth Meeting, PA 19462

	 	E-mail:	cvitale@amrepcorp.com
	 	Attention:	President
	 	 
	with a required copy to

(which shall not constitute notice):	
        AMREP Corporation

        620 West Germantown Pike, Suite 175

        Plymouth Meeting, PA 19462

	 	E-mail:	jmcmonagle@amrepcorp.com
	 	Attention:	Chief Financial Officer
	 	 	 
	with a required copy to

(which shall not constitute notice):	
        Duane Morris LLP

        222 Delaware Avenue, Suite 1600

        Wilmington, Delaware 19801-1659

	 	Facsimile:	(302) 397-2455
	 	E-mail:	CMWinter@duanemorris.com
	 	Attention:	Christopher M. Winter
	 	 
	If to any Guarantor:	
        Studio Membership Services, LLC

        347 West 36th Street, Unit 1300

        New York, New York 10018

	 	E-mail:	liam@studio.vc
	 	Attention:	Liam Lynch
	 	 
	with a required copy to

(which shall not constitute notice):	
        Husch Blackwell LLP

        555 East Wells Street, Suite 1900

        Milwaukee, Wisconsin 53202-3819

	 	Facsimile:	(414) 223-5000
	 	E-mail:	philip.koutnik@huschblackwell.com
	 	Attention:	Phil Koutnik

 

		(d)	Interpretation. For purposes of this Agreement:
(i) the words “include,” “includes” and “including” shall be deemed to be followed by the
words “without limitation”; (ii) the word “or” is not exclusive; and (iii) the words “herein,”
“hereof,” “hereby,” “hereto” and “hereunder” refer to this Agreement as a whole.
Unless the context otherwise requires, references herein: (x) to Sections mean the Sections of this Agreement; (y) to an agreement,
instrument or other document means such agreement, instrument or other document as amended, supplemented and modified from time
to time to the extent permitted by the provisions thereof; and (z) to a statute means such statute as amended from time to time
and includes any successor legislation thereto and any regulations promulgated thereunder. This Agreement shall be construed without
regard to any presumption or rule requiring construction or interpretation against the party drafting an instrument or causing
any instrument to be drafted.

 

		(e)	Headings. The headings in this Agreement are for
reference only and shall not affect the interpretation of this Agreement.

 

		(f)	Severability. If any term or provision of this Agreement
is invalid, illegal or unenforceable in any jurisdiction, such invalidity, illegality or unenforceability shall not affect any
other term or provision of this Agreement or invalidate or render unenforceable such term or provision in any other jurisdiction.
Upon such determination that any term or other provision is invalid, illegal or unenforceable, the parties shall negotiate in
good faith to modify this Agreement so as to effect the original intent of the parties as closely as possible in a mutually acceptable
manner in order that the transactions contemplated hereby be consummated as originally contemplated to the greatest extent possible.

 

    	 	4	 
	 	Exhibit D	 

     

    

 

		(g)	Entire Agreement. This Agreement constitutes the
sole and entire agreement of the Guarantors with respect to the subject matter contained herein, and supersedes all prior and
contemporaneous representations, warranties, understandings and agreements, both written and oral, with respect to such subject
matter.

 

		(h)	Successors and Assigns. This Agreement shall be
binding upon each Guarantor and their respective successors and permitted assigns. No Guarantor may assign its rights or obligations
hereunder without the prior written consent of Landlord. No assignment shall relieve the assigning Guarantor of any of its obligations
hereunder.

 

		(i)	No Third Party Beneficiaries. This Agreement is
for the sole benefit of Landlord and its successors and permitted assigns and nothing herein, express or implied, is intended
to or shall confer upon any other Person or entity any legal or equitable right, benefit or remedy of any nature whatsoever under
or by reason of this Agreement.

 

		(j)	Amendment and Modification; Waiver. This Agreement
may only be amended, modified or supplemented by an agreement in writing signed by each Guarantor and Landlord. No waiver by any
party of any of the provisions hereof shall be effective unless explicitly set forth in writing and signed by the party so waiving.
No waiver by any party shall operate or be construed as a waiver in respect of any failure, breach or default not expressly identified
by such written waiver, whether of a similar or different character, and whether occurring before or after that waiver. No failure
to exercise, or delay in exercising, any right, remedy, power or privilege arising from this Agreement shall operate or be construed
as a waiver thereof; nor shall any single or partial exercise of any right, remedy, power or privilege hereunder preclude any
other or further exercise thereof or the exercise of any other right, remedy, power or privilege.

 

		(k)	Governing Law; Submission to Jurisdiction; Waiver of
Jury Trial.

 

(i)          This
Agreement shall be governed by and construed in accordance with the internal laws of the State of New York without giving effect
to any choice or conflict of law provision or rule (whether of the State of New York or any other jurisdiction).

 

(ii)         ANY
LEGAL SUIT, ACTION OR PROCEEDING ARISING OUT OF OR BASED UPON THIS AGREEMENT, OR THE TRANSACTIONS CONTEMPLATED HEREBY MAY BE INSTITUTED
IN THE FEDERAL COURTS OF THE UNITED STATES OF AMERICA OR THE COURTS OF THE STATE OF NEW YORK IN EACH CASE LOCATED IN THE CITY OF
NEW YORK IN THE BOROUGH OF MANHATTAN, AND EACH PARTY IRREVOCABLY SUBMITS TO THE EXCLUSIVE JURISDICTION OF SUCH COURTS IN ANY SUCH
SUIT, ACTION OR PROCEEDING. SERVICE OF PROCESS, SUMMONS, NOTICE OR OTHER DOCUMENT BY MAIL TO SUCH PARTY’S ADDRESS SET FORTH
HEREIN SHALL BE EFFECTIVE SERVICE OF PROCESS FOR ANY SUIT, ACTION OR OTHER PROCEEDING BROUGHT IN ANY SUCH COURT. THE PARTIES IRREVOCABLY
AND UNCONDITIONALLY WAIVE ANY OBJECTION TO THE LAYING OF VENUE OF ANY SUIT, ACTION OR ANY PROCEEDING IN SUCH COURTS AND IRREVOCABLY
WAIVE AND AGREE NOT TO PLEAD OR CLAIM IN ANY SUCH COURT THAT ANY SUCH SUIT, ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS
BEEN BROUGHT IN AN INCONVENIENT FORUM.

 

(iii)        EACH
PARTY ACKNOWLEDGES AND AGREES THAT ANY CONTROVERSY WHICH MAY ARISE UNDER THIS AGREEMENT IS LIKELY TO INVOLVE COMPLICATED AND DIFFICULT
ISSUES AND, THEREFORE, EACH SUCH PARTY IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN RESPECT
OF ANY LEGAL ACTION ARISING OUT OF OR RELATING TO THIS AGREEMENT, OR THE TRANSACTIONS CONTEMPLATED HEREBY. EACH PARTY TO THIS AGREEMENT
CERTIFIES AND ACKNOWLEDGES THAT (A) NO REPRESENTATIVE OF ANY OTHER PARTY HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH OTHER
PARTY WOULD NOT SEEK TO ENFORCE THE FOREGOING WAIVER IN THE EVENT OF A LEGAL ACTION, (B) SUCH PARTY HAS CONSIDERED THE IMPLICATIONS
OF THIS WAIVER, (C) SUCH PARTY MAKES THIS WAIVER VOLUNTARILY, AND (D) SUCH PARTY HAS BEEN INDUCED TO ENTER INTO THIS AGREEMENT
BY, AMONG OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS IN THIS Section.

 

    	 	5	 
	 	Exhibit D	 

     

    

 

		(l)	Specific Performance. Each Guarantor agrees that
irreparable damage would occur if any provision of this Agreement were not performed in accordance with the terms hereof and that
Landlord shall be entitled to specific performance of the terms hereof, in addition to any other remedy to which they are entitled
at law or in equity.

 

		(m)	Counterparts. This Agreement may be executed in
counterparts, each of which shall be deemed an original, but all of which together shall be deemed to be one and the same agreement.
A signed copy of this Agreement delivered by facsimile, e-mail or other means of electronic transmission (to which a signed PDF
copy is attached) shall be deemed to have the same legal effect as delivery of an original signed copy of this Agreement. Any
party may copy this completed Agreement for electronic storage in a non-editable format, at which time the paper form of this
Agreement may be destroyed. Each party agrees that following the electronic storage of this Agreement, any hardcopy printout of
that electronically stored information will constitute an original of this Agreement.

 

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

 

    	 	6	 
	 	Exhibit D	 

     

    

 

IN WITNESS WHEREOF,
the parties have caused this Lease Guaranty Agreement to be executed as of the date first written above by their respective officers
thereunto duly authorized.

 

	 	GUARANTORS:
	 	 
	 	Studio Membership Services, LLC
	 	 	 
	 	By: 	/s/ Liam Lynch
	 	Name: 	Liam Lynch
	 	Title: 	Manager
	 	 	 
	 	Media Data Resources, LLC
	 	 	 
	 	By: 	/s/ Liam Lynch
	 	Name: 	Liam Lynch
	 	Title: 	Manager
	 	 	 
	 	FulCircle Media, LLC
	 	 	 
	 	By: 	/s/ Liam Lynch
	 	Name: 	Liam Lynch
	 	Title: 	Manager

 

Acknowledged and Agreed by:

 

	LANDLORD:	 
	 	 
	Commerce Blvd Holdings LLC	 
	 	 	 
	By:	/s/ Christopher V. Vitale	 
	Name: 	Christopher V. Vitale	 
	Title: 	President	 
	 	 	 
	PCDLLC:	 
	 	 
	Palm Coast Data LLC	 
	 	 	 
	By: 	/s/ Liam Lynch	 
	Name: 	Liam Lynch	 
	Title: 	Manager	 

 

    	 	 	 
	 	Exhibit DEX-4.1

 Exhibit 4.1 
  

	
	

 . ZQ|CERT#|COY|CLS|RGSTRY|ACCT#|TRANSTYPE|RUN#|TRANS# COMMON STOCK COMMON STOCK PO PAR VALUE $ $.00001 MR ADD ADD ADD ADD 4 3 2 1 A BOX
DESIGNATION SAMPLE Certificate Shares 43004, * * 000000 ****************** (IF Number * * * 000000 ***************** ANY) ZQ00000000 **** 000000 **************** Providence, UBER TECHNOLOGIES, INC. ***** 000000 *************** RI ****** 000000
************** INCORPORATED UNDER THE LAWS OF THE STATE OF DELAWARE ** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David
Sample SEE REVERSE FOR CERTAIN DEFINITIONS 02940 **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David—THIS CERTIFIES
THAT Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. MR. Alexander David SAMPLE Sample ****
Mr. Alexander David &Sample MRS. **** Mr. Alexander SAMPLE David Sample **** Mr. Alexander & David Sample **** Mr. 3004 Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David
Sample **** Mr Alexander David Sample **** Mr. Alexander David Sample **** CUSIP XXXXXX XX X Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample ****
Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander MR.
David Sample SAMPLE **** Mr. Alexander David Sample **** &Mr. Alexander MRS. David Sample SAMPLE **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander
David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample ****
Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Sample **** Mr. Sample is the owner of
**000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares**** 000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000
000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000 **Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****0 THIS CERTIFICATE IS TRANSFERABLE
IN00000**Shares****000000**Shares****000000**Shares****000000**Shares****000000 **Shares****000000**Shares****000000**Shares****000000**Shares****00 ***ZEROHUNDRED THOUSAND0000**
Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000** Shares****000000**Shares****000 CITIES DESIGNATED BYTHETRANSFER000**Shares****000000**Shares****000000**
Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****0000 AGENT, AVAILABLEONLINEAT00**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000
000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000 **Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000 ZERO HUNDRED AND
ZERO***www.computershare.com**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares ****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares***
*000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares**** 000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000000**Shares****000 000**Shares****000000**S
FULLY-PAID AND NON-ASSESSABLE SHARES OF COMMON STOCK OF Uber Technologies, Inc. (hereinafter called the “Company”), transferable on the books of the Company in Total DTC person or by duly authorized
attorney, upon surrender of this Certificate properly endorsed. This Certificate and Holder the shares represented hereby, are issued and shall be held subject to all of the provisions of the Certificate of Number Certificateof Insurance ID
Incorporation, as amended, and the By-Laws, as amended, of the Company (copies of which are on file with the Value Company and with the Transfer Agent), to all of which each holder, by acceptance hereof,
assents. This Transaction Shares CUSIP/IDENTIFIER Certificate is not valid unless countersigned and registered by the Transfer Agent and Registrar. Numbers 1234567890/1234567890 1234567890/1234567890 1234567890/1234567890 1234567890/1234567890
1234567890/1234567890 1234567890/1234567890 Witness the facsimile seal of the Company and the facsimile signatures of its duly authorized officers. DATED DD-MMM-YYYY
HNOLO FACSIMILE SIGNATURE TO COME C G COUNTERSIGNED AND REGISTERED: E I POR E T R A COMPUTERSHARE TRUST COMPANY, N.A. Num/No 12345678901234512345678 R CO TE S, President E I TRANSFER AGENT AND REGISTRAR, Denom. N B C 666 555 444 333 222 111 U .
XXXXXX July 16, 2010 Total. DEL RE FACSIMILE SIGNATURE TO COME AWA 7 00.1,000,000 XX 123456 XXXXXXXXXX X By Secretary AUTHORIZEDSIGNATURE 

 

 
 UBER TECHNOLOGIES, INC. THE COMPANY WILL FURNISH WITHOUT CHARGE TO EACH SHAREHOLDER WHO SO REQUESTS, A SUMMARY OF THE POWERS,
DESIGNATIONS, PREFERENCES AND RELATIVE, PARTICIPATING, OPTIONAL OR OTHER SPECIAL RIGHTS OF EACH CLASS OF STOCK OF THE COMPANY AND THE QUALIFICATIONS, LIMITATIONS OR RESTRICTIONS OF SUCH PREFERENCES AND RIGHTS, AND THE VARIATIONS IN RIGHTS,
PREFERENCES AND LIMITATIONS DETERMINED FOR EACH SERIES, WHICH ARE FIXED BY THE CERTIFICATE OF INCORPORATION OF THE COMPANY, AS AMENDED, AND THE RESOLUTIONS OF THE BOARD OF DIRECTORS OF THE COMPANY, AND THE AUTHORITY OF THE BOARD OF DIRECTORS TO
DETERMINE VARIATIONS FOR FUTURE SERIES. SUCH REQUEST MAY BE MADE TO THE OFFICE OF THE SECRETARY OF THE COMPANY OR TO THE TRANSFER AGENT. THE BOARD OF DIRECTORS MAY REQUIRE THE OWNER OF A LOST OR DESTROYED STOCK CERTIFICATE, OR HIS LEGAL
REPRESENTATIVES, TO GIVE THE COMPANY A BOND TO INDEMNIFY IT AND ITS TRANSFER AGENTS AND REGISTRARS AGAINST ANY CLAIM THAT MAY BE MADE AGAINST THEM ON ACCOUNT OF THE ALLEGED LOSS OR DESTRUCTION OF ANY SUCH CERTIFICATE. The following abbreviations,
when used in the inscription on the face of this certificate, shall be construed as though they were written out in full according to applicable laws or regulations: TEN COM—as tenants in common UNIF GIFT MIN ACT -Custodian (Cust) (Minor) TEN
ENT —as tenants by the entireties under Uniform Gifts to Minors Act (State) JT TEN —as joint tenants with right of survivorship UNIF TRF MIN ACT -Custodian (until age) and not as tenants in common (Cust) .............................under
Uniform Transfers to Minors Act (Minor) (State) Additional abbreviations may also be used though not in the above list. PLEASE INSERT SOCIAL SECURITY OR OTHER IDENTIFYING NUMBER OF ASSIGNEE For value received, ____________________________hereby
sell, assign and transfer unto __________________________________________________________________________________________________________ ______________________ (PLEASE PRINT OR TYPEWRITE NAME AND ADDRESS, INCLUDING POSTAL ZIP CODE, OF ASSIGNEE)
__________________________________________________________________________________________________________ __________________________________________________________________________________________________________
__________________________________________________________________________________________________________ ____________________________________________ _____________ Shares of the Common Stock represented by the within Certificate, and do hereby
irrevocably constitute andappoint___________________________________________________________________________________ ______________________ ______________ Attorney to transfer the said stock on the books of the within-named Company with full power
of substitution in the premises. Dated: __________________________________________20__________________ Signature(s) Guaranteed: Medallion Guarantee Stamp THE SIGNATURE(S) SHOULD BE GUARANTEED BY AN ELIGIBLE GUARANTOR INSTITUTION (Banks,
Stockbrokers, Savings and Loan Associations and Credit Unions) WITH MEMBERSHIP IN AN APPROVED SIGNATURE GUARANTEE MEDALLION PROGRAM, PURSUANT TO S.E.C. RULE 17Ad-15. Signature:
____________________________________________________________ Signature: ____________________________________________________________ Notice: The signature to this assignment must correspond with the name as written upon the face of the certificate,
in every particular, without alteration or enlargement, or any change whatever. The IRS requires that the named transfer agent (“we”) report the cost basis of certain shares or units acquired after January 1, 2011. If your shares or
units are covered by the legislation, and you requested to sell or transfer the shares or units using a specific cost basis calculation method, then we have processed as you requested. If you did not specify a cost basis calculation method, then we
have defaulted to the first in, first out (FIFO) method. Please consult your tax advisor if you need additional information about cost basis. If you do not keep in contact with the issuer or do not have any activity in your account for the time
period specified by state law, your property may become subject to state unclaimed property laws and transferred to the appropriate state.

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