Document:

Amendments to Employment Agreement

 

The Employment Agreement dated as of April
20, 2011, between IMMUDYNE, INC. and Brunilda McLaughlin DBA McLaughlin International, Inc. inadvertently omitted the annual incentive
bonus Section. Therefore, kindly include the following two Amendments to the Agreement in Section 4:

 

		·	a salary paid twice monthly (as has been and is occurring), with additional salary to be agreed upon when the Company has the
financial wherewithal;

 

		·	an annual incentive bonus award amounting to one half of one percent (0.5%) of the Pre-Tax Earnings of the Company, payable
within 90 days after the end of each semi-annual fiscal year ended after the effective date of this Agreement. “Pre Tax Earnings”
shall mean earnings of the Company determined prior to payment or deduction of federal or state income taxes, determined in accordance
with generally accepted accounting principles, consistently applied.

 

EXECUTED as of April 30, 2011

 

	IMMUDYNE, INC.	Employee
	 	 
	By: /s/ Anthon Bruzzese	By: /s/ Brulinda McLaughlin
	 	 
	Anthony Bruzzese, M.D.	Brunilda McLaughlin
	 	 
	Chairman	DBA McLaughlin International, Inc.LEASE

 

CABOT INDUSTRIAL PROPERTIES, L.P.

 

Landlord,

 

and

 

IMMUDYNE, INC.,

 

Tenant

 

    	 

    	 

    

 

TABLE OF CONTENTS

 

	 	 	Page
	 	 	 
	1.	USE AND RESTRICTIONS ON USE	1
	2.	TERM	1
	3.	RENT	2
	4.	RENT ADJUSTMENTS	2
	5.	SECURITY DEPOSIT	4
	6.	ALTERATIONS	4
	7.	REPAIR	5
	8.	LIENS	6
	9.	ASSIGNMENT AND SUBLETTING	6
	10.	INDEMNIFICATION	7
	11.	INSURANCE	8
	12.	WAIVER OF SUBROGATION	8
	13.	SERVICES AND UTILITIES	8
	14.	HOLDING OVER	8
	15.	SUBORDINATION	8
	16.	RULES AND REGULATIONS	9
	17.	REENTRY BY LANDLORD	9
	18.	DEFAULT	9
	19.	REMEDIES	10
	20.	TENANT'S BANKRUPTCY OR INSOLVENCY	12
	21.	QUIET ENJOYMENT	13
	22.	CASUALTY	13
	23.	EMINENT DOMAIN	14
	24.	SALE BY LANDLORD	14
	25.	ESTOPPEL CERTIFICATES	14
	26.	SURRENDER OF PREMISES	15
	27.	NOTICES	15
	28.	TAXES PAYABLE BY TENANT	15
	29.	RELOCATION OF TENANT	16
	30.	DEFINED TERMS AND HEADINGS	16
	31.	TENANT'S AUTHORITY	16
	32.	FINANCIAL STATEMENTS AND CREDIT REPORTS	16
	33.	COMMISSIONS	16
	34.	TIME AND APPLICABLE LAW	16
	35.	SUCCESSORS AND ASSIGNS	16
	36.	ENTIRE AGREEMENT	16
	37.	EXAMINATION NOT OPTION	17
	38.	RECORDATION	17
	39.	LIMITATION OF LANDLORD’S LIABILITY	17

  

    	-i-

    	 

    

 

MULTI-TENANT INDUSTRIAL NET LEASE

 

REFERENCE PAGES

 

	BUILDING:	Empire Business Center
	 	 
	LANDLORD:	CABOT INDUSTRIAL PROPERTIES, L.P.
	 	 
	LANDLORD'S ADDRESS:	C/o RREEF Management Company
	 	4460 Carver Woods Drive
	 	Cincinnati, Ohio 45242
	 	Attention: District Manager
	WIRE INSTRUCTIONS AND/OR ADDRESS	The Northern Trust Company
	FOR RENT PAYMENT:	50 South La Salle Street
	 	Chicago, Ill 60675
	 	ABA# 071000152 credit to Cabot Industrial
	 	Properties acct #402821 or mail payment to:
	 	Cabot Industrial Properties, LP
	 	7S Remittance Drive, Suite 1018
	 	Chicago, Ill 60675-1018
	LEASE REFERENCE DATE:	August 1, 2002
	 	 
	TENANT:	IMMUDYNE, INC.
	 	 
	TENANT'S NOTICE ADDRESS:	 
	 	 
	(a) As of beginning of Term:	11200 Wilcrest Green Drive, Houston, Texas 77042
	 	 
	(b) Prior to beginning of Term (if different):	Not applicable
	 	 
	PREMISES ADDRESS:	Empire Business Center, 7453 Empire Drive, Suite 400, Florence, KY 41042
	PREMISES RENTABLE AREA:	approximately 11,040 sq. ft. (for outline of
	 	Premises see Exhibit A)
	 	 
	USE:	Manufacturing of an additive for animal and aquaculture
	 	feed
	COMMENCEMENT DATE:	August 11, 2002
	 	 
	TERM OF LEASE:	Five(5) years, one (1) month beginning on the Commencement Date and ending on the Termination Date.
	 	 
	TERMINATION DATE:	August 31, 2007

 

	
         

         
	 

 

Initials

 

    	ii

    	 

    

 

ANNUAL RENT and MONTHLY INSTALLMENT OF

RENT(Article 3):

 

	Period	 	Rentable Square	 	 	Annual Rent Per	 	 	Annual Rent	 	 	Monthly	 
	From	 	Through	 	Footage	 	 	Square Foot	 	 	 	 	 	Installment of Rent	 
	08/01/2002	 	08/31/2002	 	 	11.040	 	 	$	0.00	 	 	$	0.00	 	 	$	0.00	 
	09/01/2002	 	08/31/2003	 	 	11.040	 	 	$	3.75	 	 	$	41,400.00	 	 	$	3,450.00	 
	09/01/2003	 	08/31/2004	 	 	11.040	 	 	$	3.75	 	 	$	41,400.00	 	 	$	3,450.00	 
	09/01/2004	 	08/31/2005	 	 	11.040	 	 	$	3.86	 	 	$	42,614.40	 	 	$	3,551.20	 
	09/01/2005	 	08/31/2006	 	 	11.040	 	 	$	3.98	 	 	$	43,939.20	 	 	$	3,661.60	 
	09/01/2006	 	08/31/2007	 	 	11.040	 	 	$	4.10	 	 	$	45,264.00	 	 	$	3,772.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	$	0.00	 	 	$	0.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	$	0.00	 	 	$	0.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	$	0.00	 	 	$	0.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	$	0.00	 	 	$	0.00	 

 

	INITIAL ESTIMATED MONTHLY INSTALLMENT	$ 920.00
	OF RENT ADJUSTMENTS (Article 4)	 
	 	 
	TENANT'S PROPORTIONATE SHARE:	23%
	 	 
	SECURITY DEPOSIT:	$ 4,370.00
	 	 
	ASSIGNMENT/SUBLETING FEE	$
	 	 
	REAL ESTATE BROKER DUE COMMISSION:	Colliers Turley Martin Tucker
	 	 
	TENANT'S SIC CODE:	 
	 	 
	AMORTIZATION RATE:	11%

 

The Reference Pages information is incorporated into and made
a part of the Lease. In the event of any conflict between any Reference Pages information and the Lease, the Lease shall control.
This Lease includes Exhibits A through D, all of which are made a part of this Lease.

 

	LANDLORD:	 	TENANT
	 	 	 
	CABOT INDUSTRIAL PROPERTIES, L.P.	 	IMMUDYNE, INC., a Delaware corporation
	 	 	 
	By:	RREEF Management Company, a Delaware corporation	 	 
	 	 	 
	By:	 	 	By:	 
	 	 	 
	Name:	 	Name:
	Title:	 	Title:
	Dated:   , 20 02	 	Dated:   , 20 02

 

 

	
         

         
	 

 

Initials

 

    	iii

    	 

    

 

LEASE

 

By this Lease Landlord leases to Tenant
and Tenant leases from Landlord the Premises in the Building as set forth and described on the Reference Pages. The Premises are
depicted on the floor plan attached hereto as Exhibit A, and the Building is depicted on the site plan attached hereto as
Exhibit A-1. The Reference Pages, including all terms defined thereon, are incorporated as part of this Lease.

 

		1.	USE AND RESTRICTIONS ON USE.

 

1.1          The
Premises are to be used solely for the purposes set forth on the Reference Pages. 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 other tenants or occupants of the
Building or injure, annoy, or disturb them, or allow the Premises to be used for any improper, immoral, unlawful, or objectionable
purpose, or commit any waste. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic liquor
without the written consent of Landlord first obtained. Tenant shall comply with all governmental laws, ordinances and regulations
applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and directions for
the correction, prevention and abatement of any violations in the Building or appurtenant land, caused or permitted by, or resulting
from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at Tenant's sole expense. Tenant shall
not do or permit anything to be done on or about the Premises or bring or keep anything into the, Premises which will in any way
increase the rate of, invalidate or prevent the procuring of any insurance protecting against loss or damage to the Building or
any of its contents by fire or other casualty or against liability for damage to property or injury to persons in or about the
Building or any part thereof.

 

1.2          Tenant
shall not, and shall not direct, suffer or permit any of its agent, contractors, employees, licensees or invitees (collectively,
the "Tenant Entities") to at any time handle, use, manufacture, store or dispose of in or about the Premises or the Building
any (collectively "Hazardous Materials") flammables, explosives, radioactive materials, hazardous wastes or materials,
toxic wastes or materials, or other similar substances, petroleum products or derivatives or any substance subject to regulation
by or under any federal, state and local laws and ordinances relating to the protection of the environment or the keeping, use
or disposition of environmentally hazardous materials, substances, or wastes, presently in effect or hereafter adopted, all amendments
to any of them, and all rules and regulations issued pursuant to any of such laws or ordinances (collectively ''Environmental Laws''),
nor shalt Tenant suffer or permit any Hazardous Materials to be used in any manner not fully in compliance with all Environmental
Laws, in the Premises or the Building and appurtenant land or allow the environment to become contaminated with any Hazardous Materials.
Notwithstanding the foregoing, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials
(such as aerosol cans containing insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and
necessary for the use of the Premises for general office purposes; provided that Tenant shall always handle, store, use, and dispose
of any such

Hazardous Materials in a safe and lawful manner and never allow
such Hazardous Materials to contaminate the Premises, Building and appurtenant land or the environment. Tenant shall protect, defend,
indemnify and hold each and all of the Landlord Entities (as defined in Article 30) harmless from and against any and all loss,
claims, liability or costs (including court costs and attorney's tees) incurred by reason of any actual or asserted failure of
Tenant to fully comply with all applicable Environmental Laws, or the presence, handling, use or disposition in or from the Premises
of any Hazardous Materials by Tenant or any Tenant Entity (even though permissible under all applicable Environmental Laws or the
provisions of this Lease), or by reason of any actual or asserted failure of Ten ant to keep, observe, or perform any provision
of this Section 1.2.

 

1.3          Tenant
and the Tenant Entities will be entitled to the non-exclusive use of the common areas of the Building as they exist from time to
time during the Term, including the parking facilities, subject to Landlord's rules and regulations regarding such use. However,
in no event will Tenant or the tenant Entities park more vehicles in the parking facilities than Tenant's Proportionate Share of
the total parking spaces available for common use. The foregoing shall not be deemed to provide Tenant with an exclusive right
to any parking spaces or any guaranty of the availability of any particular parking spaces or any specific number of parking spaces.

 

		2.	TERM.

 

2.1          The
Term of this Lease shall begin on the date ("Commencement Dale") which shall be the later of the Scheduled Commencement
Date as shown on the Reference Pages and the date that Landlord shall tender possession of the Premises to Tenant, and shall terminate
on the date as shown on the Reference Pages ("Termination Date"), unless sooner terminated by the provisions of this
Lease. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant to Exhibit
B to this Lease substantially completed. Tenant shall deliver a punch list of items not completed within thirty (30) days after
Landlord tenders possession of the Premises and Landlord agrees to proceed with due diligence to perform its obligations regarding
such items. Tenant shall, at Landlord's request, execute and deliver a memorandum agreement provided by Landlord in the form of
Exhibit C attached hereto, setting forth the actual Commencement Date, Termination Date and, if necessary, a revised rent
schedule. Should Tenant fail to do so within thirty (30) days after Landlord's request, the information set forth in such memorandum
provided by Landlord shall be conclusively presumed to be agreed and correct.

 

    	 

    	 

    

 

2.2          Tenant
agrees that in the event of the inability of Landlord to deliver possession of the Premises on the Scheduled Commencement Date
for any reason, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any
rent until the time when Landlord can, after notice 10 Tenant, deliver possession of the Premises to Tenant. No such failure to
give possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under this Lease, except that if
Landlord is unable to deliver possession of the Premises within one hundred twenty (l20) days after the Scheduled Commencement
Date (other than as a result of strikes, shortages of materials, holdover tenancies or similar matters beyond the reasonable control
of Landlord and Tenant is notified by Landlord in writing as to such delay), Tenant shall have the option to terminate this Lease
unless said delay is as a result of: (a) Tenant's failure to agree to plans and specifications and/or construction cost, estimates
or bids; (b) Tenant's request for materials, finishes or installations other than Landlord's standard except those, if any, that
Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord; (c) Tenant's change in any plans
or specifications; or, (d) performance or completion by a party employed by Tenant (each of the foregoing, a "Tenant Delay”).
If any delay is the result of a Tenant Delay, the Commencement Date and the payment of rent under this Lease shall be accelerated
by the number of days of such Tenant Delay.

 

2.3          In
the event Landlord permits Tenant, or any agent, employee or contractor of Tenant, to enter, use or occupy the Premises prior to
the Commencement Date, such entry, use or occupancy shall be subject to all the provisions of this Lease other than the payment
of rent, including, without limitation, Tenant's compliance with the insurance requirements of Article 11. Said early possession
shall not advance the Termination .Date.

 

		3.	RENT.

 

3.1          Tenant
agrees to pay to Landlord the Annual Rent in effect from time to time by paying the Monthly Installment of Rent then in effect
on or before the first day of each full calendar month during the Term, except that the first full month's rent shall be paid upon
the execution of this Lease. The Monthly Installment of Rent in effect at any time shall be one-twelfth (1/12) of the Annual Rent
in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the
Monthly Installment of Rent based upon the number of days in such month. Said rent shall be paid to Landlord, without deduction
or offset and without notice or demand, at the Rent Payment Address, as set forth on the Reference Pages, or to such other
person or at such other place as Landlord may from time to time designate in writing. If an Event of Default occurs, Landlord may
require by notice to Tenant that all subsequent rent payments be made by an automatic payment from Tenant's bank account to Landlord's
account, without cost to Landlord. Tenant must implement such automatic payment system prior to the next scheduled rent payment
or within ten (10) days after Landlord's notice, whichever is later. Unless specified in this Lease to the contrary, all amounts
and sums payable by Tenant to Landlord pursuant to this Lease shall be deemed additional rent.

 

3.2          Tenant
recognizes that late payment of any rent or other sum due under this Lease will result in administrative expense to Landlord, the
extent of which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that
if rent or any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed in an amount equal
to the greater of: (a) Fifty Dollars ($500.00), or (b) six percent (6%) of the unpaid rent or other payment. The amount of the
late charge to be paid by Tenant shall be reassessed and added to Tenant's obligation for each successive month until paid. The
provisions of this Section 3.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the date on
which they are due, nor do the terms of this Section 3.2 in any way affect Landlord's remedies pursuant to Article 19 of this Lease
in the event said rent or Other payment is unpaid after date due.

 

		4.	RENT ADJUSTMENTS.

 

4.1          For
the purpose of this Article 4, the following terms are defined as follows:

 

4.1.1          Lease
Year: Each fiscal year (as determined by Landlord from time to time) falling partly or wholly within the Term.

 

    	2

    	 

    

 

4.l.2          Expenses:
All costs of operation, maintenance, repair, replacement and management of the Building (including the amount of any credits which
Landlord may grant to particular tenants of the Building in lieu of providing any standard services or paying any standard costs
described in this Section 4.1.2 for similar tenants), as determined in accordance with generally accepted accounting principles,
including the following costs by way of illustration, but not limitation: water and sewer charges; insurance charges of or relating
to all insurance policies and endorsements deemed by Landlord to be reasonably necessary or desirable and relating in any manner
to the protection, preservation, or operation of the Building or any part thereof; utility coats, including, but not limited to,
the cost of heat, light, power, steam, gas; waste disposal; the cost of janitorial services; the cost of security and alarm services
(including any central station signaling system); costs of cleaning, repairing, replacing and maintaining the common areas, including
parking and landscaping, window cleaning costs; labor costs; costs and expenses of managing the Building including management and/or
administrative fees; air conditioning maintenance costs; elevator maintenance fees and supplies; material costs; equipment costs
including the cost of maintenance, repair and service agreements and rental and leasing costs; purchase costs of equipment; current
rental and leasing costs of items which would be capital items if purchased; tool costs; licenses, permits and inspection fees;
wages and salaries; employee benefits and payroll taxes; accounting and legal fees; any sales, use or service taxes incurred in
connection therewith. In addition, Landlord shall be entitled to recover, as additional rent (which, along with any other capital
expenditures constituting Expenses, Landlord may either include in Expenses or cause to be billed to Tenant along with Expenses
and Taxes but as a separate item), Tenant's Proportionate Share of (i) an allocable portion of the cost of capital improvement
items which are reasonably calculated to reduce operating expenses; (ii) the cost of fire sprinklers and suppression systems and
other life safety systems; and (iii) other capital expenses which are required under any governmental laws, regulations or ordinances
which were not applicable to the Building at the time it was constructed; but the costs described in this sentence shall be amortized
over the reasonable life of such expenditures in accordance with such reasonable life and amortization schedules as shall be determined
by Landlord in accordance with generally accepted accounting principles, with interest on the unamortized amount at one percent
(1%) in excess of the Wall Street Journal prime lending rate announced from time to time. Expenses shall not include depreciation
or amortization of the Building or equipment in the Building except as provided herein, loan principal payments, costs of alterations
of tenants' premises, leasing commissions, interest expenses on long-term borrowings or advertising costs.

 

4.1.3          Taxes:
Real estate taxes and any other taxes, charges and assessments which are levied with respect to the Building or the land appurtenant
to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located
in the Building and used in connection with the operation of the Building and said land, any payments to any ground lessor in reimbursement
of tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting, contesting
or in any way seeking to reduce or avoid increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid
by Landlord in any Lease Year. Taxes shall not include any corporate franchise, or estate, inheritance or net income tax, or tax
imposed upon any transfer by Landlord of its interest in this Lease or the Building or any taxes to be paid by Tenant pursuant
to Article 28.

 

4.2          Tenant
shall pay as additional rent for each Lease Year Tenant's Proportionate Share of Expenses and Taxes incurred for such Lease Year.

 

4.3          The
annual determination of Expenses shall be made by Landlord and shall be binding upon Landlord and Tenant, subject to the provisions
of this Section 4.3. During the Term, Tenant may review, at Tenant's sole cost and expense, the books and records supporting such
determination in an office of Landlord, or Landlord's agent, during normal business hours, upon giving Landlord five (5) days advance
written notice within sixty (60) days after receipt of such determination, but if no event more often than once in anyone (1) year
period, subject to execution of a confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes an independent
accountant to perform such review it shall be one of national standing which is reasonably acceptable to Landlord, is not compensated
on a contingency basis and is also subject to such confidentiality agreement. If Tenant fails to object to Landlord's determination
of Expenses within ninety (90) days after receipt, or if any such objection fails to state with specificity the reason for the
objection, Tenant shall be deemed to have approved such determination and shall have no further right to object to or contest such
determination. In the event that during all or any portion of any Lease Year or Base Year, the Building is not fully rented and
occupied Landlord shall make an appropriate adjustment in occupancy-related Expenses for such year for the purpose of avoiding
distortion of the amount of such Expenses to be attributed to Tenant by reason of variation in total occupancy of the Building,
by employing consistent and sound accounting and management principles to determine Expenses that would have been paid or incurred
by Landlord had the Building been at least ninety-five percent (95%) rented and occupied, and the amount so determined shall be
deemed to have been Expenses for such Lease Year.

 

4.4          Prior
to the actual determination thereof for a Lease Year, Landlord may from time to time estimate Tenant's liability for Expenses and/or
Taxes under Section 4.2, Article 6 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant written notification
of the amount of such estimate and Tenant agrees that it will pay, by increase of its Monthly Installments of Rent due in such
Lease Year, additional rent in the amount of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to
this Section 4.4 shall remain in effect until further written notification to Tenant pursuant hereto.

 

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4.5          When
the above mentioned actual determination of Tenant's liability for Expenses and/or Taxes is made for any Lease Year and when Tenant
is so notified in writing, then:

 

4.5.1        If
the total additional rent Tenant actually paid pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year is
less than Tenant's liability for Expenses and/or Taxes, then Tenant shall pay such deficiency to Landlord as additional rent in
one lump sum within thirty (30) days of receipt of Landlord's bill therefor; and

 

4.5.2        If
the total additional rent Tenant actually paid pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year is
more than Tenant's liability for Expenses and/or Taxes, then Landlord shall credit the difference against the then next due payments
to be made by Tenant under this Article 4, or, if the Lease has terminated, refund the difference in cash.

 

4.6          lf
the Commencement Date is other than January 1 or if the Termination Date is other than December 31, Tenant's liability for Expenses
and Taxes for the Lease Year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year.

 

5.           SECURITY
DEPOSIT. Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by
Landlord as security for the faithful performance by Tenant of all the terms, covenants and conditions of this Lease to be kept
and performed by Tenant and not as an advance rental deposit or as a measure of Landlord's damage in case of Tenant's default.
If Tenant defaults with respect to any provision of this Lease, Landlord may use any part of the Security Deposit for the payment
of any rent or any other sum in default, or for the payment of any amount which Landlord may spend or become obligated to spend
by reason of Tenant's default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant's
default. If any portion is so used, Tenant shall within five (5) days after written demand therefor, deposit with Landlord an amount
sufficient to restore the Security Deposit to its original amount and Tenant's failure to do so shall be a material breach of this
Lease. Except to such extent, if any, as shall be required by law, Landlord shall not be required to keep the Security Deposit
separate from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully
perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned to Tenant
at such time after termination of this Lease when Landlord shall have determined that all of Tenant's obligations under this Lease
have been fulfilled.

 

		6.	ALTERATIONS.

 

6.1          Except
for those, if any, specially provided for in Exhibit B to this Lease, Tenant shall not make or suffer to be made any alterations,
additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises
or any part thereof or the making of any improvements as required by Article 7, without the prior written consent of Landlord.
When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations,
additions and improvements. Landlord's consent shall not be unreasonably withheld with respect to alterations which (i) are not
structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not affect or require modification of the
Building's electrical, mechanical, plumbing, HVAC or other systems, and (iv) in aggregate do not cost more than $5.00 per rentable
square foot of that portion of the Premises affected by the alterations in question.

 

6.2          In
the event Landlord consents to the making of any such alteration, addition or improvemen.t by Tenant, the same shall be made by
using either Landlord's contractor or a contractor reasonably approved by Landlord, in either event at Tenant’s sole cost
and expense. If Tenant shall employ any contractor other than Landlord's contractor and such other contractor or any subcontractor
of such other contractor shall employ any non-union labor or supplier, Tenant shall be responsible for and hold Landlord blameless
from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any labor unions concerning
the wage, hours, terms or conditions of the employment of any such labor. In any event Landlord may charge Tenant a construction
management fee not to exceed five percent (5%) of the cost of such work to cover its overhead as it relates to such proposed work,
plus third party costs actually incurred by Landlord in connection with the proposed work and the design thereof, with all such
amounts being due five (5) days after Landlord's demand.

 

    	4

    	 

    

 

6.3          All
alterations, additions or improvements proposed by Tenant shall be constructed in accordance with all government laws, ordinances,
rules and regulations, using Building standard materials where applicable, and Tenant shall, prior to construction, provide the
additional insurance required under Article II in such case, and also such assurances to Landlord as Landlord shall reasonably
require to assure payment of the costs thereof including but not limited to, notices of non-responsibility, waivers of lien, surety
company performance bonds and funded construction escrows and to protect Landlord and the Building and appurtenant land against
any loss from any mechanic's, materialmen’s or other liens. Tenant shall pay in addition to any sums due pursuant to Article
4, any increase in real estate taxes attributable to any such alteration, addition or improvement for so long, during the Term,
as such increase is ascertainable; at Landlord's election said sums shall be paid in the same way as sums due under Article 4.
Landlord may, as a condition to its consent to any particular alterations or improvements, require Tenant to deposit with Landlord
the amount reasonably estimated by Landlord as sufficient to cover the cost of removing such alterations or improvements and restoring
the Premises, to the extent required under Section 26.2.

 

		7.	REPAIR.

 

7.1          Landlord
shall have no obligation to alter, remodel improve, repair, decorate or paint the Premises, except as specified in Exhibit B
if attached to this Lease and except that Landlord shall repair and maintain the structural portions of the roof, foundation and
walls of the Building. By taking possession of the Premises, Tenant accepts them as being in good order, condition and repair and
in the condition in which Landlord is obligated to deliver them, except as set forth in the punch list to be delivered pursuant
to Section 2.1. It is hereby understood and agreed that no representations respecting the condition of the Premises or the Building
have been made by Landlord to Tenant, except as specifically set forth in this Lease. Landlord shall not be liable for any failure
to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice
of the need of such repairs or maintenance is given to Landlord by Tenant.

 

7.2          Tenant
shal1 at its own cost and expense keep and maintain all parts of the Premises and such portion of the Building and improvements
as are within the exclusive control of Tenant in good condition, promptly making all necessary repairs and replacements, whether
ordinary or extraordinary, with materials and workmanship of the same character, kind and quality as the original (including, but
not limited to, repair and replacement of all fixtures installed by Tenant, water heaters serving the Premises, windows,
glass and plate glass, doors, exterior stairs, skylights, any special office entries, interior walls and finish work, floors and
floor coverings, heating and air conditioning systems serving the Premises, electrical systems and fixtures, sprinkler systems,
dock boards, truck doors, dock bumpers, plumbing work and fixtures, and performance of regular removal of trash and debris). Tenant
as part of its obligations hereunder shall keep the Premises in a clean and sanitary condition. Tenant will, as far as possible
keep all such parts of the Premises from deterioration due to ordinary wear and from falling temporarily out of repair, and upon
termination of this Lease in any way Tenant will yield up the Premises to Landlord in good condition and repair, loss by fire or
other casualty excepted (but not excepting any damage to glass). Tenant shall, at its own cost and expense, repair any damage to
the Premises or the Building resulting from and/or caused in whole or in part by the negligence or misconduct of Tenant, its agents,
employees, contractors, invitees, or any other person entering upon the Premises as a result of Tenants business activities or
caused by Tenant’s default hereunder.

 

7.3          Except
as provided in Article 22, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference
with Tenant's business arising from the making of any repairs, alterations or improvements in or to any portion of the Building
or the Premises or to fixtures, appurtenances and equipment in the Building. Except to the extent, if any, prohibited by law, Tenant
waives the right to make repairs at Landlord's expense under any law, statute or ordinance now or hereafter in effect.

 

7.4          Tenant
shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a maintenance
Contractor approved by Landlord for servicing all heating and air conditioning systems and equipment serving the Premises (and
a copy thereof shall be furnished to Landlord). The service contract must include all services suggested by the equipment manufacturer
in the operation/maintenance manual and must become effective within thirty (30) days of the date Tenant takes possession of the
Premises. Should Tenant fail to do so, Landlord may, upon notice to Tenant, enter into such a maintenance service contract on behalf
of Tenant or perform the work and in either case, charge Tenant the cost thereof along with a reasonable amount for Landlord's
overhead.

 

7.5          Landlord
shall coordinate any repairs and other maintenance of any railroad tracks serving the Building and, if Tenant uses such rail tracks,
Tenant shall reimburse Landlord or the railroad company from time to time upon demand, as additional rent, for its share of the
costs of such repair and maintenance and for any other sums specified in any agreement to which Landlord or Tenant is a party respecting
such tracks, such costs to be borne proportionately by all tenants in the Building using such rail tracks, based upon the actual
number of rail cars shipped and received by such tenant during each calendar year during the Term.

 

    	5

    	 

    

 

8.           LIENS.
Tenant shall keep the Premises, the Building and appurtenant land and Tenant's leasehold interest in the Premises free from any
liens arising out of any services, work or materials performed, furnished, or contracted for by Tenant, or obligations incurred
by Tenant. In the event that Tenant fails, within ten (10) days following the imposition of any such lien, to either cause the
same to be released of record or provide Landlord with insurance against the same issued by a major title insurance company or
such other protection against the same as Landlord shall accept (such failure to constitute an Event of Default), Landlord shall
have the right to cause the same to be released by such means as it shall deem proper, including payment of the claim giving rise
to such lien. All such sums paid by Landlord and all expenses incurred by it in connection therewith shall be payable to it by
Tenant within five (5) days Landlord's demand.

 

		9.	ASSIGNMENT AND SUBLETTING.

 

9.1          Tenant
shall not have the right to assign or pledge this Lease or to sublet the whole or any part of the Premises whether voluntarily
or by operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer
or permit such assignment, subleasing or occupancy without the prior written consent of Landlord, such consent not to be unreasonably
withheld, and said Restrictions shall be binding upon any and all assignees of the Lease and subtenants of the Premises. In the
event Tenant desires to sublet, or permit such occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant
shall give written notice thereof to Landlord at least sixty (60) days but no more than one hundred twenty (120) days prior to
the proposed commencement date of such subletting or assignment, which notice shall set forth the name of the proposed subtenant
or assignee, the relevant terms of any sublease or assignment and copies of financial reports and other relevant financial information
of the proposed subtenant or assignee.

 

9.2          Notwithstanding
any assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible
and liable for the payment of the rent specified in this Lease and for compliance with all of its other obligations under the terms,
provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then
assigned or sublet, Landlord, in addition to any other remedies provided in this Lease or provided by law, may, at its option,
collect directly from such assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and
apply such rent against any sums due to Landlord from Tenant under this Lease, and no such collection shall be construed to constitute
a novation or release of Ten ant from the further performance of Tenant's obligations under this Lease.

 

9.3          In
addition to Landlord's right to approve of any subtenant or assignee, Landlord shall have the option, in its sole discretion, in
the event of any proposed subletting or assignment, to terminate this Lease, or in the case of a proposed subletting of less than
the entire Premises, to recapture the portion of the Premises to be sublet, as of the date the subletting or assignment is to be
effective. The option shall be exercised, if at all, by Landlord giving Tenant written notice given by Landlord to Tenant within
thirty (30) days following Landlord's receipt of Tenant's written notice as required above. However, if Tenant notifies Landlord,
within five (5) days after receipt of Landlord's termination notice, that Tenant is rescinding its proposed assignment or sublease,
the termination notice shall be void and the Lease shall continue in full force and effect. If this Lease shall be terminated with
respect to the entire Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant's notice
as the effective date of the sublease or assignment as if that date had been originally fixed in this Lease for the expiration
of the Term. If Landlord recaptures under this Section only a portion of the Premises, the rent to be paid from time to time during
the unexpired Term shall abate proportionately based on the proportion by which the approximate square footage of the remaining
portion of the Premises shall be less than that of the Premises as of the date immediately prior to such recapture. Tenant shall,
at Tenant's own cost and expense, discharge in full any outstanding commission obligation which may be due and owing as a result
of any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 9.3 and rented by
Landlord to the proposed tenant or any other tenant.

 

9.4          In
the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as additional rent an amount
equal to one hundred percent (100%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when
and as such increased Rent is received by Tenant. As used in this Section, "Increased Rent" shall mean the excess of
(i) all rent and other consideration which Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer
of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For purposes of the foregoing, any
consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in
good faith. The "Costs Component" is that amount which, if paid monthly, would fully amortize on a straight-line basis,
over the entire period for which Tenant is to receive Increased Rent, the reasonable costs incurred by Tenant for leasing commissions
and tenant improvements in collection with such sublease, assignment or other transfer.

 

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9.5          Notwithstanding
any other provision hereof, it shall be considered reasonable for Landlord to withhold its consent to any assignment of this Lease
or sublease of any portion of the Premises if at the time of either Tenant's notice of the proposed assignment or sublease
or the proposed commencement date thereof, there shall exist any uncured default of Tenant or matter which will become a default
of Tenant with passage of time unless cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is
already in negotiation; (b) is already an occupant of the Building unless Landlord is unable to provide the amount of space required
by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building; (e) with which
the payment for the sublease or assignment is determined in whole or in part based upon its net income or profits; or (f) would
subject the Premises to a use which would: (i) involve increased personnel or wear upon the Building; (ii) violate any exclusive
right granted to another tenant of the Building; (iii) require any addition to or modification of the Premises or the Building
in order to comply with building code or other governmental requirements; or, (iv) involve a violation of Section 1.2. Tenant expressly
agrees that for the purposes of any Statutory or other requirement of reasonableness on the part of Landlord, Landlord's refusal
to consent to any assignment or sublease for any of the reasons described in this Section 9.5, shall be conclusively deemed to
be reasonable.

 

9.6          Upon
any request to assign or sublet, Tenant will pay to Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all
of Landlord's costs, including reasonable attorney's fees, incurred in investigating and considering any proposed or purported
assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent to, refuse
consent, or determine that Landlord's consent is not required for, such assignment, pledge or sublease. My purported sale, assignment,
mortgage, transfer of this Lease or subletting which does not comply with the provisions of this Article 9 shall be void.

 

9.7          If
Tenant is a Corporation, limited liability company, partnership or trust, any transfer or transfers of or change or changes within
any twelve (12) month period in the number of the outstanding voting shares of the corporation or limited liability company, the
general partnership interests in the partnership or the identity of the persons or entities controlling the activities of such
partnership or trust resulting in the persons or entities owning or controlling a majority of such shares, partnership interests
or activities of such partnership or trust at the beginning of such period no longer having such membership or control shall be
regarded as equivalent to an assignment of this Lease to the persons or entities acquiring such ownership or control and shall
be subject to all the provisions of this Article 9 to the same extent and for all intents and purposes as any assignment.

 

10.           INDEMNIFICATION.
None of the Landlord Entities shall be liable and Tenant hereby waives all claims against them for any damage to any property or
any injury to any person in or about the Premises or the Building by or from any cause whatsoever (including without limiting the
foregoing, rain or water leakage of any character from the roof; windows, walls, basement, pipes, plumbing works or appliances,
the Building not being in good condition or repair, gas, fire, oil, electricity or theft), except to the extent caused by or arising
from the gross negligence or willful misconduct of Landlord or its agents, employees or contractors. Tenant shall protect, indemnify
and hold the Landlord Entities harmless from and against any and all loss, claims, liability or costs (including court costs and
attorney's fees) incurred by reason of (a) any damage to any property (including but not limited to property of any Landlord Entity)
or any injury (including but not limited to death) to any person occurring in, on or about the Premises or the Building to the
extent that such injury or damage shall be caused by or arise from any actual or alleged act, neglect, fault, or omission by or
of Tenant or any Tenant Entity to meet any standards imposed by any duty with respect to the injury or damage; (b) the conduct
or management of any work or thing whatsoever done by the Tenant in or about the Premises or from transactions of the Tenant concerning
the Premises; (e) Tenant's failure to comply with any and all governmental laws, ordinances and regulations applicable to the condition
or use of the Premises or its occupancy; or (d) any breach or default on the part of Tenant in the performance or any covenant
or agreement on the part of the Tenant to be performed pursuant to this Lease. The provisions of this Article shall survive the
termination of this Lease with respect to any claims or liability accruing prior to such termination.

 

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		11.	INSURANCE.

 

11.1          Tenant
shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the Landlord
Entities against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting
Ram any accident occurring in or upon the Premises with a limit of not less than $1,000,000 per occurrence and not less than $2,000,000
in the annual aggregate, or such larger amount as Landlord may prudently require from time to time, covering bodily injury and
property damage liability and $1,000,000 products/completed operations aggregate; (b) Business Auto Liability covering owned, non-owned
and hired vehicle, with a limit of not less than $1,000,000 per accident; (c) insurance protecting against liability under Worker's
Compensation laws with limits at least as required by statute; (d) Employers Liability with limits of $1,000,000 each accident,
$1,000,000 disease policy limit, $1,000,000 disease — each employee; (e) All Risk or Special Form coverage protecting Tenant
against loss of or damage to Tenant's alterations, additions, improvements, carpeting, floor coverings, panelings, decorations,
fixtures, inventory and other business person al property situated in or about the Premises to the full replacement value of the
property so insured, (f) Business Interruption Insurance for 100% of the 12 months actual loss sustained, and (g) Excess Liability
In the amount of $5,000,000.

 

11.2          The
aforesaid policies shall (a) be provided at Tenant's expense; (b) name the Landlord Entities as additional insureds (General Liability)
and loss payee (Property-Special Form); (c) be issued by an insurance company with a minimum Best's rating of "A:VII' during
the Term; and (d) provide that said insurance shall not be canceled unless thirty (30) days prior written notice (ten days for
non-payment of premium) shall have been given to Landlord; a certificate of Liability insurance on Accord Form 25 and a certificate
of Property insurance on Accord Form 27 shall be delivered to Landlord by Tenant upon the Commencement Date and at least thirty
(30) days prior to each renewal of said insurance.

 

11.3          Whenever
Tenant shall undertake any alterations, additions or improvements in, to or about the Premises ("Work") the aforesaid
insurance protection must extend to and include injuries to persons and damage to property arising in connection with such Work,
without limitation including liability under any applicable structural work act, and such other insurance as Landlord shall require;
and the policies of or certificates evidencing such insurance must be delivered to Landlord prior to the commencement of any such
Work.

 

12.           WAIVER
OF SUBROGATION. So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive their respective
rights of recovery against each other for any loss insured by fire, extended coverage, All Risks or other insurance now or hereafter
existing for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such policies.
Each party shall obtain any special endorsements required by their insurer to evidence compliance with the aforementioned waiver.

 

13.           SERVICES
AND UTILITIES. Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler system charges and other
utilities and services used on or from the Premises, together with any taxes, penalties, and surcharges or the like pertaining
thereto and any maintenance charges for utilities. Tenant shall furnish all electric light bulbs, tubes and ballasts, battery packs
for emergency lighting and fire extinguishers. If any such services are not separately metered to Tenant, Tenant shall pay such
proportion of all charges jointly metered with other premises as determined by Landlord, in its sole discretion, to be reasonable.
Any such charges paid by Landlord and assessed against Tenant shall be immediately payable to Landlord on demand and shall be additional
rent hereunder. Tenant will not, without the written consent of Landlord, contract with a utility provider to service the Premises
with any utility, including, but not limited to, telecommunications, electricity, water, sewer or gas, which is not previously
providing such service to other tenant in the Building. Landlord shall in no event be liable for any interruption or failure of
utility services on or to the Premises.

 

14.           HOLDING
OVER. Tenant shall pay Landlord for each day Tenant retains possession of the Premises or part of them after termination of
this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be Two Hundred Percent (200%) of
the greater of (a) the amount of the Annual Rent for the last period prior to the date of such termination plus all Rent Adjustments
under Article 4; and (b) the then market rental value of the Premises as determined by Landlord assuming a new lease of the Premises
of the then usual duration and other terms, in either case, prorated on a daily basis, and also pay all damages sustained by Landlord
by reason of such retention. If Landlord gives notice to Tenant of Landlord’s election to such effect, such holding over
shall constitute renewal of this Lease for a period from month to month or one (1) year, whichever shall be specified in such notice,
in either case at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance
by Landlord of any sums due hereunder after such termination; and instead, a tenancy at sufferance at the Holdover Rate shall be
deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlord's right of reentry
or any other right under this Lease or at law.

 

15.           SUBORDINATION.
Without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination, this Lease
shall be subject and subordinate at all times to ground or underlying leases and to the lien of any mortgages or deeds of trust
now or hereafter placed on, against or affecting the Building, Landlord's interest or estate in the Building, or any ground or
underlying lease; provided, however, that if the lessor, mortgagee, trustee, or holder of any such mortgage or deed of trust elects
to have Tenant's interest in this Lease be superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed
superior, whether this Lease was executed before or after said instrument. Notwithstanding the foregoing, Tennant covenants and
agrees to execute and deliver within ten (10) days of Landlord's request such further instruments evidencing such subordination
or superiority of this Lease as may be required by Landlord.

 

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16.           RULES
AND REGULATIONS. Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to
this Lease and all reasonable and non-discriminatory modifications of and additions to them from time to time put into effect by
Landlord. Landlord shall not be responsible to Tenant for the non-performance by any other tenant or occupant of the Building of
any such rules and regulations.

 

		17.	REENTRY BY LANDLORD.

 

17.1          Landlord
reserves and shall at all times have the right to re-enter the Premises to inspect the same, to show said Premises to prospective
purchasers, mortgagees or tenants, and to alter, improve or repair the Premises and any portion of the Building, without abatement
of rent, and may for this purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open
any wall, ceiling or floor in and through the building and Premises where reasonably required by the character of the work to be
performed, provided entrance to the Premises shall not be blocked hereby, and further provided that the business of Tenant shall
not be interfered with unreasonably. Landlord shall have the right at any time to change the arrangement and/or locations of entrances,
or passageways, doors and doorways, and corridors, windows, elevators, stairs, toilets or other public parts of the Building and
to change the name, number or designation by which the Building is commonly known. In the event that Landlord damages any portion
of any wall or wall covering, ceiling, or floor or floor covering within the Premises, Landlord shall repair or replace the damaged
portion to match the original as nearly as commercially reasonable but shall not be required to repair or replace more than the
portion actually damaged. Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant's
business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized
by this Article 17.

 

17.2          For
each of the aforesaid purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in the
Premises, excluding Tenant's vaults and safes or special security areas (designated in advance), and Landlord shall have the right
to use any and all means which Landlord may deem proper to open said doors in an emergency to obtain entry to any portion of the
Premises. As to any portion to which access cannot be had by means of a key or keys in Landlord's possession, Landlord is authorized
to gain access by such means as Landlord shall elect and the cost of repairing any damage occurring in doing so shall be borne
by Tenant and paid to Landlord within five (5) days of Landlord's demand.

 

		18.	DEFAULT.

 

18.1          Except
as otherwise provided in Article 20, the following events shall be deemed to be Events of Default under this Lease:

 

18.1.1     Tenant
shall fail to pay when due any sum of money becoming due to be paid to Landlord under this Lease, whether such sum be any installment
or the rent reserved by this Lease, any other amount treated as additional rent under this Lease, or any other payment or reimbursement
to Landlord required by this Lease, whether or not treated as additional rent under this Lease, and such failure shall continue
for a period of five (5) days after written notice that such payment was not made when due, but if any such notice shall be given,
for the twelve (12) month period commencing with the date of such notice, the failure to pay within five (5) days after due any
additional sum of money becoming due to be paid to Landlord under this Lease during such period shall be an Event of Default, without
notice.

 

18.1.2     Tenant
shall fail to comply with any term, provision or covenant of this Lease which is not provided for in another Section of this Article
and shall not cure such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written
notice of such failure to Tenant provided, however, that such failure shall not be an event of default if such failure could not
reasonably be cured during such twenty (20) day period, Tenant has commenced the cure within such twenty (20) day period and thereafter
is diligently pursuing such cure to completion, but the total aggregate cure period shall not exceed ninety (90) days.

 

18.1.3     Tenant
shall fail to vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon termination
of Tenant's right to possession only.

 

18.1.4     Tenant
shall become insolvent, admit in writing its inability to pay its debts generally as they become due, file a petition in bankruptcy
or a petition to take advantage of any insolvency statute, make an assignment for the benefit of creditors, make a transfer in
fraud of creditors, apply for or consent to the appointment of a receiver of itself or of the whole or any substantial part of
its property, or file a petition or answer seeking reorganization or arrangement under the federal bankruptcy Laws, as now in effect
or hereafter amended, or any other applicable law or statute of the United States or any state thereof.

 

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18.1.5     A
court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver
of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed
against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in effect
or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within
sixty (60) days from the date of entry thereof.

 

		19.	REMEDIES.

 

19.1          Except
as otherwise provided in Article 20, upon the occurrence of any of the Events of Default described or referred to in Article 18,
Landlord shall have the option to pursue any one or more of the following remedies without any notice or demand whatsoever, concurrently
or consecutively and not alternatively:

 

19.1.1.      Landlord
may, at its election, terminate this Lease or terminate Tenant's right to possession only, without terminating the Lease.

 

19.1.2      Upon
any termination of this Lease, whether by lapse of time or otherwise, or upon any termination of Tenant's right to possession without
termination of the Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver possession therof
to Landlord, and Tenant hereby grants to Landlord full and free license to enter into and upon the Premises in such event and to
repossess Landlord of the Premises as of Landlord's former estate and to expel or remove Tenant and any others who may be occupying
or be within the Premises and to remove Tenant's signs and other evidence of tenancy and all other property of Tenant therefrom
without being deemed in any manner guilty of trespass, eviction or forcible entry or detainer, and without incurring any liability
for any damage resulting therefrom, Tenant waiving all right to claim damages for such re-entry and expulsion, and without relinquishing
Landlord's right to rent or any other right given to Landlord under this Lease or by operation of law.

 

19.1.3      Upon
any termination of this Lease, whether by lapse of time or otherwise, Landlord shall be entitled to recover as damages, all rent,
including any amounts treated as additional rent under this Lease, and other sums due and payable by Tenant on the date of termination,
plus as liquidated damages and not as a penalty, an amount equal to the sum of: (a) an amount equal to the then present value of
the rent reserved in this Lease for the residue of the stated Term of this Lease including any amounts treated as additional rent
under this Lease and all other sums provided in this Lease to be paid by Tenant, minus the fair rental value of the Premises for
such residue; (b) the value of the time and expense necessary to obtain a replacement tenant or tenants, and the estimated expenses
described in Section 19.1.4 relating to recovery of the Premises, preparation for reletting and for retetting itself; and (c) the
cost of performing any other covenants which would have otherwise been performed by Tenant.

 

19.1.4      Upon
any termination of Tenant's right to possession only without termination of the Lease:

 

19.1.4.1      Neither'
such termination of Tenant’s right to possession nor Landlord's taking and holding possession thereof as provided in Section
19.1.2 shall terminate the Lease or release Tenant in whole or in part, from any obligation, including Tenant's obligation to pay
the rent, including any amounts treated as additional Tent, under this Lease for the full Term, and if Landlord so elects Tenant
shall continue to pay to Landlord the entire amount of the rent as and when it becomes due, including 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.

 

19.1.4.2      Landlord
shall use commercially reasonable efforts to relet the Premises or portions thereof to the extent required by applicable law. Landlord
and Tenant agree that nevertheless Landlord shall at most be required to use only the same efforts Landlord then uses to lease
premises in the Building generally and that in any case that Landlord shall not be required to give any preference or priority
to the showing or leasing of the Premises or portions thereof over any other space 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 and that
Landlord shall have the right to relet the Premises for a greater or lesser term than that remaining under this Lease, the right
to relet only a portion of the Premises, or a portion of the Premises or the entire Premises as a part of a larger area, and the
right to change the character or use 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 Tenant shall pay the cost therof together with Landlord's expenses of reletting, including, without
limitation, any commission incurred by Landlord, within five (5) days of Landlord's demand 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 creditworthiness
acceptable to Landlord and leases the entire Premises upon terms and conditions including 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, nor shall Landlord be required to make or permit any assignment or sublease for more than the
current term or which Landlord would not be required to permit under the provisions of Article 9.

 

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19.1.4.3      Until
such time as Landlord shall elect to terminate the Lease and shall thereupon be entitled to recover the amounts specified in such
case in Section 19.1.3, Tenant shall pay to Landlord upon demand the full amount of all rent, including any amounts treated as
additional rent under this Lease and other sums reserved in this Lease for the remaining Term, together with the costs of repairs,
alterations, additions, redecorating and Landlord's expenses of relelting and the collection of the rent accruing therefrom (including
reasonable attorney's fees and broker' s commissions), as the same shall then be due or become due from time to time, less any
such consideration as Landlord may have received from any reletting of the Premises; and Tenant agrees that Landlord may file suits
from time to time to recover any sums falling due under this Article 19 as they become due. Any proceeds of reletting by Landlord
in excess of the amount then owed by Tenant to Landlord from time to time shall be credited against Tenant's future obligations
under this Lease but shall not otherwise be refunded to Tenant or inure to Tenant's benefit.

 

19.2      Upon
the occurrence of an Event of Default, Landlord may (but shall not be obligated to) cure such default at Tenant's sole expense.
Without limiting the generality of the foregoing, Landlord may, at Landlord's option, enter into and upon the Premises if Landlord
determines in its sole discretion that Tenant is not acting within a commercially reasonable time to maintain, repair or replace
anything for which Tenant is responsible under this Lease or to otherwise effect compliance with its obligations under this Lease
and collect the same, without being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without
incurring any liability for any damage or interruption of Tenant's business resulting therefrom and Tenant agrees to reimburse
Landlord within five (5) days of Landlord's demand as additional rent, for any expenses which Landlord may incur in thus effecting
compliance with Tenant's obligations under this Lease, plus interest from the date of expenditure by Landlord at the Wall Street
Journal prime rate.

 

19.3      Tenant
understands and agrees that in entering into this .Lease, Landlord is relying upon receipt of at the Annual and Monthly Installments
of Rent to become due with respect to all the Premises originally leased hereunder over the full Initial Term of this Lease for
amortization, including interest at the Amortization Rate. For purposes hereof, the "Concession Amount" shall be defined
as the aggregate of all amounts forgone or expended by Landlord as free rent under the lease, under Exhibit B hereof for
construction allowances (excluding therefrom any amounts expended by Landlord for Landlord's Work, as defined in Exhibit
B), and for brokers' commissions payable by reason of this Lease. Accordingly, Tenant agrees that if this Lease or Tenant's
right to possession of the Premises leased hereunder shall be terminated as of any date (''Default Termination Date") prior
to the expiration of the full Initial Term hereof by reason of a default of Tenant, there shall be due and owing to Landlord as
of the day prior to the Default Termination Date, as rent in addition to all other amounts owed by Tenant as of such Date, the
amount (''Unamortized Amount") of the Concession Amount determined as set forth below; provided, however, that in the event
that such amounts are recovered by Landlord pursuant to any other provision of this Article 1.9, Landlord agrees that it shall
not attempt to recover such amounts pursuant to this Paragraph 19.3. For the purposes hereof the Unamortized Amount shall
be determined in the same manner as the remaining principal balance of a mortgage with interest at the Amortization Rate payable
in level payments over the same length of time as from the effectuation of the Concession concerned to the end of the full Initial
Term of this Lease would be determined. The foregoing provisions shall also apply to and upon any reduction of space in the Premises,
as though such reduction were a termination for Tenant's default, except that (i) the Unamortized Amount shall be reduced by any
amounts paid by Tenant to Landlord to effectuate such reduction and (ii) the manner of application shall be that the Unamortized
Amount shall first be determined as though for a full termination as of the Effective Date of the elimination of the portion, but
then the amount so determined shall be multiplied by the fraction of which the numerator is the rentable square footage of the
eliminated portion and the denominator is the rentable square footage of the Premises originally leased hereunder; and the amount
thus obtained shall be the Unamortized Amount.

 

19.4      
If, on account of any breach or default by Tenant in Tenant's Obligations under the terms and conditions of this Lease, it shall
become necessary or appropriate for Landlord to employ or consult with an attorney or collection agency concerning or to enforce
or defend any of Landlord's rights or remedies arising under this Lease or to collect any sums due from Tenant, Tenant agrees to
pay all costs and fees so incurred by Landlord, including, without limitation, reasonable attorneys' fees and costs. TENANT
EXPRESSLY WAlVES ANY RIGHT TO: (A) TRIAL BY JURY; AND (B) SERVICE OF ANY NOTICE REQUIRED BY ANY PRESENT OR FUTURE LAW OR ORDINANCE
APPLICABLE TO LANDLORDS OR TENANTS BUT NOT REQUIRED BY THE TERMS OF THIS LEASE.

 

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19.5      Pursuit
of any of the foregoing remedies shall not preclude pursuit of any of the other remedies provided in this Lease or any other remedies
provided by law (al such remedies being cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture
or waiver of any rent due to Landlord under this Lease or of any damages accruing to Landlord by reason of the violation of any
of the terms, provisions and covenants contained in this Lease.

 

1.9.6      No
act or thing done by Landlord or its agents during the Term shall be deemed a termination of this Lease or an acceptance of the
surrender of the Premises, and no agreement to terminate this Lease or accept a surrender of said Premises shall be valid, unless
in writing signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms, provisions and covenants contained
in this Lease shall be deemed or construed to constitute a waiver of any other violation or breach of any of the terms, provisions
and covenants contained in this Lease, Landlord's acceptance of the payment of rental or other payments after the occurrence of
an Event of Default shall not be construed as a waiver of such Default, unless Landlord so notifies Tenant in writing. Forbearance
by Landlord in enforcing OM or more of the remedies provided in this Lease upon an Event of Default shall not be deemed or construed
to constitute a waiver of such Default or of Landlord's right to enforce any such remedies with respect to such Default or any
subsequent Default.

 

19.7      To
secure the payment of all rentals and other sums of money becoming due from Tenant under this Lease, Landlord shall have and Tenant
grants to Landlord a first lien upon the leasehold interest of Tenant under this Lease, which lien may be enforced in equity, and
a continuing security interest upon all goods, wares, equipment, fixtures, furniture, inventory, accounts, contract rights, chattel
paper and other personal properly of Tenant situated on the Premises, and such property shall not be removed therefrom without
the consent of Landlord until all arrearages in rent as well as any and all other sums of money then due to Landlord under this
Lease shall first have been paid and discharged. Upon the Occurrence of an Event of Default, Landlord shall have, in addition to
any other remedies provided in this Lease or by law, all rights and remedies under the Uniform Commercial Code, including without
limitation the right to sell the property described in this Section 19.7 at public or private sale upon five (5) days' notice to
Tenant. Tenant shall execute all such financing statements and other instruments as shall be deemed necessary or desirable in Landlord's
discretion to perfect the security interest hereby created.

 

19.8      Any
and all property which may be removed from the Premises by Landlord pursuant to the authority of this Lease or of law, to which
Tenant is or may be entitled, may be handled, removed and/or stored, as the case may be, by or at the direction of Landlord but
at the risk, cost and expense of Tenant, and Landlord shall in no event be responsible for the value, preservation or safekeeping
thereof; Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against
such property so long as the same shall be in Landlord's possession or under Landlord's control Any such property of Tenant not
retaken by Tenant from storage within thirty (30) days after removal from the Premises shall, at Landlord's option, be deemed conveyed
by Tenant to Landlord under this Lease as by a bill of sale without further payment or credit by Landlord to Tenant.

 

19.9      If
more than one (1) Event of Default occurs during the Term or any renewal thereof; Tenant's renewal options, expansion options,
purchase options and rights of 6rst offer and/or refusal, if any are provided for in this Lease, shall be null and void.

 

		20.	TENANT'S BANKRUPTCV OR INSOLVENCY.

 

20.1      If
at any time and for so long as Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of
the United States or any state thereof for the protection of debtors as in effect at such time (each a "Debtor's Law"):

 

20.1.1      Tenant,
Tenant as debtor-in-possession, and any trustee or receiver of Ten ant's assets (each a "Tenant’s Representative'')
shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than
accorded to Tenant in Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease
by the provisions of such Debtor's Law. Without limitation of the generality of the foregoing, any right of ally Tenant's Representative
to assume or assign this Lease or to sublease any of the Premises shall be subject to the conditions that:

 

20,1.1.1      Such
Debtor's .Law shall provide to Tenant's Representative a right of assumption of this Lease which Tenant's Representative shall
have timely exercised and Tenant's Representative shall have fully cured any default of Tenant under this Lease.

 

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20.1.1.2  Tenant's Representative
or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for the timely payment of rent an
amount equal to the larger of: (a) three (3) months' rent and other monetary charges accruing under this Lease; and (b) any sum
specified in Article 5; and shall have provided Landlord with adequate other assurance of the future performance of the obligations
of the Tenant under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this
Lease, demonstration to the satisfaction of the Landlord that Tenant's Representative has and will continue to have sufficient
unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenant's Representative
will have sufficient funds to fulfill the obligations of Tenant under this Lease; and, in the case of assignment, submission of
current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably acceptable
to Landlord and showing a net worth and working capital in amounts determined by Landlord to be sufficient to assure the future
performance by such assignee of all of the Tenant's obligations under this Lease.

 

20.1.1.3  The assumption or any
contemplated assignment of this Lease or subleasing any part of the Premises, as shall be the case, will not breach any provision
in any other lease, mortgage, managing agreement or other agreement by which Landlord is bound.

 

20.1. 1.4  Landlord shall have,
or would have had absent the Debtor's Law, no right under Article 9 to refuse consent to the proposed assignment or sublease by
reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned.

 

21          QUIET
ENJOYMENT. Landlord represents and warrants that it has full right and authority to enter into this Lease and that Tenant,
while paying the rental and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly
have, hold and enjoy the Premises for the Term without hindrance or molestation of Landlord subject to the terms and provisions
of this Lease. Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant
be released from any of the obligations of this Lease because of such interference or disturbance.

 

		22.	CASUALTY

 

22.1          In
the event the Premises or the Building are damaged by fire or other cause and in Landlord's reasonable estimation such damage can
be materially restored within one hundred eighty (180) days, Landlord shall forthwith repair the same and this Lease shall remain
in full force and effect, except that Tenant shall be entitled to a proportionate abatement in rent from the date of such damage.
Such abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of sum repairs shall
interfere with the use and occupancy by Tenant of the Premises from time to time. Within forty-five (45) days from the date of
such damage, Landlord shall notify Tenant, in writing, of Landlord's reasonable estimation of the length of time within which material
restoration can be made, and Landlord's determination shall be binding on Tenant. For purposes of this Lease, the Building or Premises
shall be deemed "materially restored" if they are in such condition as would not prevent or materially interfere with
Tenant's use of the Premises for the purpose for which it was being used immediately before such damage.

 

22.2          If
such repairs cannot, in Landlord's reasonable estimation, be made within one hundred eighty (180) days, Landlord and Tenant shall
each have the option of giving the other, at any time within ninety (90) days after such damage, notice terminating this Lease
as of the date of such damage. In the event of the giving of such notice, this Lease shall expire and all interest of the Tenant
in the Premises shall terminate as of the date of such damage as if such date had been originally fixed in this Lease for the expiration
of the Term. In the event that neither Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair
or restore such damage, this Lease continuing in full force and effect, and the rent hereunder shall be proportionately abated
as provided in Section 22.1.

 

22.3          Landlord
shall not be required to repair or replace any damage or loss by or from tire or other cause to any panelings, decorations, partitions,
additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed on the Premises
by, or belonging to, Tenant. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or
Premises shall be for the sole benefit of the party carrying such insurance and under its sole control.

 

22.4          In
the event that Landlord should fail to complete such repairs and material restoration within sixty (60) days after the date estimated
by Landlord therefor as extended by this Section 22.4, Tenant may at its option and as its sole remedy terminate this Lease by
delivering written notice to Landlord within fifteen (15) days after the expiration of said period of time, whereupon the Lease
shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally
fixed in this Lease for the expiration of the Term; provided, however, that if construction is delayed because of changes,
deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor
shortages, government regulation or control or other causes beyond the reasonable control of Landlord, the period for restoration,
repair or rebuilding shall be extended for the amount of time Landlord is so delayed.

 

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22.5         Notwithstanding
anything to the contrary contained in this Article: (a) Landlord shall not have any obligation whatsoever to repair, reconstruct,
or restore the Premises when. the damages resulting from any casualty covered by the provisions of this Article 22 occur during
the last twelve (12) months or the Term or any extension thereof; but if Landlord determines not to repair such damages Landlord
shall notify Tenant and if such damages shall render any material portion of the Premises untenantable Tenant shall have the right
to terminate this Lease by notice to Landlord within fifteen (15) days after receipt of Landlord's notice; and (b) in the event
the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises or Building requires that any insurance
proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice
of termination to Tenant within fifteen (15) days after such requirement is made by any such holder, whereupon this Lease
shall end on the date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration
of the Term.

 

22.6          In
the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it
shall be Tenant's responsibility to properly secure the Premises and upon notice from

Landlord to remove forthwith, at its sole cost and expense,
such portion of all of the property belonging to Tenant or its licensees from such portion or all of the Building or Premises as
Landlord shall request.

 

23.          EMINENT
DOMAIN. If all or any substantial part of the Premises shall be taken or appropriated by any public or quasi-public authority
under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this Lease shall have the right,
at its option, of giving the other, at any time within thirty (30) days after such taking, notice terminating this Lease, except
that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall be so substantial
as to materially interfere with Tenant's use and occupancy of the Premises. If neither party to this Lease shall so elect to terminate
this Lease, the rental thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition
to the rights of Landlord above, if any substantial part of the Building shall be taken or appropriated by any public or quasi-public
authority under the power of eminent domain or conveyance in full thereof; and regardless of whether the Premises or any part thereof
are so taken or appropriated, Landlord shall have the right, at its sole option, to terminate this Lease. Landlord shall be entitled
to any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be paid or made in. connection
with any such public or quasi-public use or purpose, and Tenant hereby assigns to Landlord any interest it may have in or claim
to all or any part of such sums, other than any separate award Which may be made with respect to Tenant's trade fixtures and moving
expenses; Tenant shall make no claim for the value of any unexpired Tenn.

 

24.          SALE
BY LANDLORD. In event of a sale or conveyance by Landlord of the Building, the same shall operate to release Landlord from
any future liability upon any of the covenants or conditions, expressed or implied, contained in this Lease in favor of Tenant,
and in such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease.
Except as set forth in this Article 24, this Lease shall not be affected by any such sale and Tenant agrees to attorn to the purchaser
or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease,
Landlord may transfer or deliver said security, as such, to Landlord's successor in interest and thereupon Landlord shall be discharged
from any further liability with regard to said security.

 

25.          ESTOPPEL
CERTIFICATES. Within ten (10) days following any written request which Landlord may make from time to time, Tenant shall execute
and deliver to Landlord or mortgagee or prospective mortgagee a sworn statement certifying: (a) the date of commencement of this
Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease,
that this lease is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the date
to which the rent and other sums payable under this Lease have been paid; (d) the fact that there are no current defaults under
this Lease by either Landlord or Tenant except as specified in Tenant's statement; and (e) such other matters as may be requested
by Landlord. Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may be relied upon by any mortgagee,
beneficiary or purchaser, and Tenant shall be liable for all loss, cost or expense resulting from the failure of any sale or funding
or any loan caused by any material misstatement contained in such estoppel certificate. Tenant irrevocably agrees that if Tenant
falls to execute and deliver such certificate within such ten (10) day period Landlord or Landlord's beneficiary or agent may execute
and deliver such certificate on Tenant's behalf, and that such certificate shall be fully binding on Tenant.

 

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		26.	SURRENDER O.F PREMISES.

 

26.1          Tenant
shall arrange to meet Landlord for two (2) joint inspections of the Premises, the first to occur at least thirty (30) days (but
no more than sixty (60) days) before the last day of the Term, and the second to occur not later than forty-eight (48) hours after
Tenant has vacated the Premises. In the event of Tenant's failure to arrange such joint inspections and/or participate in either
such inspection, Landlord's inspection at or after Tenant's vacating the Premises shall be conclusively deemed correct for purposes
of determining Tenant's responsibility for repairs and restoration.

 

26.2          All
alterations, additions, and improvements in, on, or to the Premises made or installed by or for Tenant, including carpeting (collectively,
"Alterations"), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner termination
of the Term, all Alterations shall become a part of the realty and shall belong to Landlord without compensation, and title shall
pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any renewal of the Term or other sooner termination
of this Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with all Alterations by whomsoever
made, in the same conditions received or first installed, broom clean and free of all debris, excepting only ordinary wear and
tear and damage by fire or other casualty. Notwithstanding the foregoing, if Landlord elects by notice given to Tenant at least
ten (10) days prior to expiration of the Term, Tenant shall, at Tenant's sole cost, remove any Alterations, including carpeting,
so designated by Landlord's notice, and repair any damage caused by such removal. Tenant must, at Tenant's sole cost, remove upon
termination of this Lease, any and all of Tenant's furniture, furnishings, movable partitions of less than full height from floor
to ceiling and other trade fixtures and personal property (collectively, "Personalty"). Personalty not so removed shall
be deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under this Lease as by a bill of sale,
but Tenant shall remain responsible for the cost of removal and disposal of such Personalty, as well as any damage caused by such
removal. In lieu of requiring Tenant to remove Alterations and Personalty and repair the Premises as aforesaid, Landlord may, by
written notice to Landlord delivered at least thirty (30) days before the Termination Date, require Tenant to pay to Landlord,
as additional rent hereunder, the cost of such removal and repair in an amount reasonably estimated by Landlord.

 

26.3          All
obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination of the Term shall survive
the expiration or earlier termination of the Term. Upon the expiration or earlier termination of the Term, Tenant shall pay to
Landlord the amount, as estimated by Landlord, necessary to repair and restore the Premises as provided in this Lease and/or to
discharge Tenant's obligation for unpaid amounts due or to become due to Landlord. All such amounts shall be used and held by Landlord
for payment of such obligations of Tenant, with Tenant being liable for any additional costs upon demand by Landlord, or with any
excess to be returned to Tenant after all such obligations have been determined and satisfied. Any otherwise unused Security Deposit
shall be credited against the amount payable by Tenant under this Lease.

 

27.          NOTICES.
Any notice or document required or permitted to be delivered under this Lease shall be addressed to the intended recipient, by
fully prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery
service furnishing a written record of attempted or actual delivery, and shall be deemed to be delivered when tendered for delivery
to the addressee at its address set forth on the Reference Pages, or at such other address as it has then last specified by written
notice delivered in accordance with this Article 27, or if to Tenant at either its aforesaid address or its last known registered
office or home of a general partner or individual owner, whether or not actually accepted or received by the addressee. Any such
notice or document may also be personally delivered if a receipt is signed by and received from, the individual, if any, named
in Tenant's Notice Address.

 

28.          TAXES
PAYA.BLE BY TENANT. In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to
Landlord, upon demand, any and all taxes payable by Landlord (other than net income taxes) whether or not now customary or within
the contemplation of the parties to this Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under
this Lease, including without limitation any gross income tax or excise tax levied by the State, any political subdivision thereof;
or the Federal Government with respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation,
management, maintenance, alteration, repair, use or occupancy of the Premises or any portion thereof; including any sales, use
or service tax imposed as a result thereof; (c) upon or measured by the Tenant's gross receipts or payroll or the value of Tenant's
equipment, furniture, fixtures and other personal property of Tenant or leasehold improvements, alterations or additions located
in the premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest
of Tenant in this Lease or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes
levied or assessed against Tenant and which become payable during the term hereof upon Tenant's equipment, furniture, fixtures
and other personal property of Tenant located in the Premises.

 

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29.           RELOCATION
OF TENANT. Landlord, at its sole expense, on at least sixty (60) days prior written notice, may require Tenant to move from
the Premises to other space of comparable size and decor in order to permit Landlord to consolidate the space leased to Tenant
with other adjoining space leased or to be leased to another tenant. In the event of any such relocation, Landlord will pay all
expenses of preparing and decorating the new premises so that they will be substantially similar to the Premises from which Tenant
is moving, and Landlord will also pay the expense of moving Tenant's furniture and equipment to the relocated premises. Landlord
shall also relocate at its expense all furniture, inventory, finished and raw materials and equipment including all necessary piping,
wiring, electric services and partitions ready for Tenant to operate its business. In such event this Lease and each and all of
the terms and covenants and conditions hereof shall remain in full force and effect and thereupon be deemed applicable to such
new space except that revised Reference Pages and a revised Exhibit A shall become part of this Lease and shall reflect
the location of the new premises.

 

30.           DEFINED
TERMS AND HEADINGS. The Article headings shown in this Lease are for convenience of reference and shall in no way define, increase,
limit or describe the scope or intent of any provision of the Lease. Any indemnification or insurance of Landlord shall apply to
and inure to the benefit of the following "Landlord Entities", being Landlord, Landlord's investment manager, and the
trustees, boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents of each of them. Any
option granted to Landlord shall also include or be exercisable by Landlord's trustee, beneficiary, agents and employees, as the
case may be. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be joint and
several. The terms "Tenant" and "Landlord" or any pronoun used in place thereof shall indicate and include
the masculine or feminine, the singular or plural number, individuals, firms or corporations, and their and each of their .respective
successors, executors, administrators and permitted assigns, according to the context hereof. The term ''rentable area" shall
mean the rentable area of the Premises or the Building as calculated by the Landlord on the basis of the plans and specifications
of the Building including a proportionate share of any common areas. Tenant hereby accepts and agrees to be bound by the figures
for the rentable space footage of the Premises and Tenant's Proportionate Share shown on the Reference Pages; however, Landlord
may adjust either or both figures if there is manifest error, addition or subtraction to the Building or any business park or complex
of which the Building is a part, remeasurement or other circumstance reasonably justifying adjustment. The term "Building"
refers to the structure in which the Premises are located and the common areas (parking lots, sidewalks, landscaping, etc.) appurtenant
thereto. If the Building is part of a larger complex of structures, the term "Building" may include the entire complex,
where appropriate (such as shared Expenses or Taxes) and subject to Landlord's reasonable discretion.

 

31.           TENANT'S
AUTHORITY. If Tenant signs as a corporation, partnership, trust or other legal entity each of the persons executing this Lease
on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Building
is located, that the entity has full right and authority to enter into this Lease, and that all persons signing on behalf of the
entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery
of this Lease, a corporate resolution, proof of due authorization by partners, opinion of counselor other appropriate documentation
reasonably acceptable to Landlord evidencing the due authorization of Tenant to enter into this Lease.

 

32.           FINANCIAL
STATEMENTS AND CREDIT REPORTS. At Landlord's request, Tenant shall deliver to Landlord a copy, certified by an officer of Tenant
as being a true and correct copy, of Tenant's most recent audited financial statement, or, if unaudited, certified by Tenant's
chief financial officer as being true, complete and correct in all material respects. Tenant hereby authorizes Landlord to obtain
one or more credit reports on Tenant at any time, and shall execute such further authorizations as Landlord may reasonably require
in order to obtain a credit report.

 

33.           COMMISSIONS.
Each of the parties represents and warrants to the other that it has not dealt with any broker or finder in connection with this
Lease, except as described on the Reference Pages.

 

34.           TIME
AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be governed
by the laws of the state in which the Building is located.

 

35.           SUCCESSORS
AND ASSIGNS. Subject to the provisions of Article 9, the terms, covenants and conditions contained in this Lease shall be binding
upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the parties to this Lease.

 

36.           ENTIRE
AGRE.E.MENT. This Lease, together with its exhibits, contains all agreements of the parties to this Lease and supersedes any
previous negotiations. There have been no representations made by the Landlord or any of its representatives or understandings
made between the parties other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a
written instrument duly executed by the parties to this Lease.

 

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37.           EXAMINATION
NOT OPTION. Submission of this Lease shall not be deemed to be a reservation of the Premises. Landlord shall not be bound by
this Lease until it has received a copy of this Lease duly executed by Tenant and has delivered to Tenant a copy of this Lease
duly executed by Landlord, and until such delivery Landlord reserves the right to exhibit and lease the Premises to other prospective
tenants. Notwithstanding anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the
Premises from Tenant until such time as Tenant has paid to Landlord any security deposit required by Article 5, the first month's
rent as set forth in Article 3 and any sum owed pursuant to this Lease.

 

38.           RECORDATION.
Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord,
and then shall pay all charges and taxes incident such recording or registration.

 

39.           LIMITATION
OF LANDLORD'S LIABILITY. 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 Building. The obligations of Landlord under this Lease are not intended to be and
shall not be personally binding on, nor shall any resort be had to the private properties or; any of its or its investment manager’s
trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord
be liable to Tenant hereunder for any lost profits, damage to business, or any form of special, indirect or consequential damages.

 

	LANDLORD:	 	TENANT:
	 	 	 
	CABOT INDUSTRIAL PROPERTIES, L.P.	 	IMMUDYNE, INC., a Delaware Corporation
	 	 	 
	By:	RREEF Management Company, a Delaware Corporation	 	 
	 	 	 
	By: /s/ Rebecca M. Ober, District Manager	 	By: /s/ Nino Sorgente
	 	 	 
	Name: Rebecca M. Ober	 	Name:  Nino Sorgente
	 	 	 
	Title: District Manager	 	Title: President
	 	 	 
	Dated: 7/18/ 2002	 	Date:   07/18 / 2002

 

    	17

    	 

    

 

EXHIBIT A·l - SITE PLAN

 

attached to and made a part of Lease
bearing the

Lease Reference Date of , 2002 between

RREEF Management Company, as Landlord
and

Immudyne Inc., as Tenant

 

	
         

         
	 

 

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EXHIBIT B —INITIAL ALTERATIONS

 

attached to and made a part of Lease
bearing the

Lease Reference Date of , 2002 between

RREEF Management Company, as Landlord
and

Immudyne Inc., as Tenant

 

Provided that Landlord approves the places and specifications
for such improvements as provided in Section 6 of the Lease, and otherwise complies with such Section 6, Tenant may install equipment
in the Premises, install an ADA compliant restroom in the Premises, upgrade the electrical service in the Premises and finish the
warehouse wall. Tenant may take such equipment that it installs at the end of the Term provided that Tenant repairs any damage
resulting from such removal. At the option of the Landlord, Tenant shall remove or leave any other improvements that Tenant makes
pursuant to this Exhibit B.

 

Landlord shall provide Tenant with an allowance (the "Allowance)
as provided in this Exhibit B for any work that Tenant completes in connection with this Exhibit B. At the time of completion of
such work and in any event on or before November 30, 2002, Tenant shall submit to Landlord evidence reasonably satisfactorily to
Landlord of Tenant's completion of such work reasonably' satisfactorily to Landlord and Tenant's incurring of expense for such
work and lien waivers of any persons furnishing work or material included in such work. Within ten (10) business days after submittal
of such evidence, provided that Tenant has performed when due all of its obligations under the Lease, Landlord shall pay Tenant
the lesser of (i) $30,000 and (ii) such amount of the cost of such satisfactorily completed work that Tenant substantiates to the
reasonable satisfaction of Landlord.

 

If Tenant has not qualified for disbursement of the Allowance
by November 30, 2002, Landlord shall have no liability to disburse it.

 

	
         

         
	 

 

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EXHIBIT C - COMMENCEMENT DATE MEMORANDUM

 

attached to and made a part of Lease
bearing the

Lease Reference Date of , 2002 between

RREEF Management Company, as Landlord
and

Immudyne Inc., as Tenant

 

COMMENCEMENT DATE MEMORANDUM

 

THIS MEMORANDUM, made as of           ,
2002, by and between RREEF Management Company ("Landlord") and Immudyne, Inc. ("Tenant").

 

Recitals:

 

		A.	Landlord and Tenant are parties to that certain Lease, dated for reference          ,
2002 (the "Lease") for certain premises (the "Premises") consisting of approximately 11,040 square feet at
the building commonly known as Empire Business Center.

 

		B.	Tenant is in possession of the Premises and the Term of the Lease has commenced.

 

		C.	Landlord and Tenant desire to enter into this Memorandum confirming the Commencement Date, the Termination Date and other matters
under the Lease.

 

NOW, THEREFORE, Landlord and Tenant agree as follows:

 

		1.	The actual Commencement Date is.

 

		2.	The actual Termination Date is

 

		3.	The schedule of the Annual Rent and the Monthly Installment
of Rent set forth on the Reference Pages is deleted in its entirety, and the following is substituted therefor:

 

[insert rent schedule]

 

		4.	Capitalized terms not defined herein shall have the same meaning as set forth in the Lease.

 

IN WITNESS WHEREOF, the parties hereto have
caused this Agreement to be executed as of the date and year first

above written.

 

	LANDLORD:	 	TENANT:
	 	 	 
	CABOT INDUSTRIAL PROPERTIES, L.P.	 	IMMUDYNE, INC., a Delaware Corporation
	 	 	 
	By:	RREEF Management Company, a Delaware Corporation	 	 
	 	 	 
	By:	 	 	By:	 
	 	 	 
	Name:	 	Name:
	 	 	 
	Title:	 	Title:
	 	 	 
	Dated:    , 2002	 	Date:    , 2002

 

	
         

         
	 

 

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    	C-1

    	 

    

 

EXHIBIT D - RULES AND REGULATIONS

 

attached to and made a part of Lease
bearing the

Lease Reference Date of , 2002 between

RREEF Management Company, as Landlord
and

Immudyne Inc., as Tenant

 

1.           No
sign, placard, picture, advertisement, name or notice (collectively referred to as "Signs") shall be installed or displayed
on any part of the outside of the Building without the prior written consent of the Landlord which consent shall be in Landlord's
sole discretion. All approved Signs shall be printed, painted, affixed or inscribed at Tenant's expense by a person or vendor approved
by Landlord and shall be removed by Tenant at Tenant's expense upon vacating the Premises. Landlord shall have the right to remove
any Sign installed or displayed in violation of this rule at Tenant's expense and without notice.

 

2.           If
Landlord objects in writing to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window
or door of the Premises or Building, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of
the Premises. Tenant shall not place anything or allow anything to be placed against or near any glass partitions or doors or windows
which may appear unsightly, in the opinion of Landlord, from outside the Premises.

 

3.           Tenant
shall not alter any lock or other access device or install a new or additional lock or access device or bolt on any door of its
Premises without the prior written consent of Landlord. Tenant, upon the termination of its tenancy, shall deliver to Landlord
the keys or other means of access to all doors.

 

4.           If
Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and maintaining such service
shall be borne solely by Tenant. No boring or cutting for wires will be allowed without the prior written consent of Landlord.
Landlord shall direct electricians as to where and how telephone, data, and electrical wires arc to be introduced or installed.
The location of burglar alarms, telephones, call boxes or other office equipment affixed to the Premises shall be subject to the
prior written approval of Landlord.

 

5.           Tenant
shall not place a load upon any floor of its Premises, including mezzanine area, if any, which exceeds the load per square foot
that such floor was designed to carry and that is allowed by law. Heavy objects shall stand on such platforms as determined by
Landlord to be necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such
equipment or other property from any cause, and all damage done to the Building by maintaining of moving such equipment or other
property shall be repaired at the expense of Tenant.

 

6.           Tenant
shall not install any radio or television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls
of the Building without Landlord's prior written consent which consent shall be in Landlord's sole discretion.

 

7.           Tenant
shall not nail, drive nails, screw or drill into the partitions, woodwork, plaster or drywall (except for pictures and general
office uses) or in any way deface the Premises or any part thereof. Tenant shall not affix any floor covering to the floor of the
Premises or paint or seal any floor in any manner except as approved by Landlord. Tenant shall repair any damage resulting from
noncompliance with this rule.

 

8.           No
cooking shall be done or permitted on the Premises, except that Underwriters' Laboratory approved microwave ovens or equipment
for brewing coffee, tea, hot chocolate and similar beverages shall be permitted, provided that such equipment and use is in accordance
with all applicable federal, state and city laws, codes, ordinances rules and regulations.

 

9.           Tenant
shall not use any hand trucks except those equipped with the rubber tires and side guards, and may use such other material-handling
equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building, Forklifts which operate
on asphalt areas shall only use tires that do not damage the asphalt.

 

10.           Tenant
shall not use the name of the Building or any photograph or other likeness of the Building in connection with or in promoting or
advertising Tenant's business except that Tenant may include the Building name in Tenant's address. Landlord shall have the right,
exercisable without notice and without liability to any tenant, to change the Dame and address of the Building.

 

	
         

         
	 

 

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    	D-1

    	 

    

  

11.           All
trash and refuse shall be contained in suitable receptacles at locations approved by Landlord. Tenant shall not place in the trash
receptacles any personal trash or material that cannot be disposed of in the ordinary and customary manner of removing such trash
without violation of any law or ordinance governing such disposal.

 

12.           Tenant
shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governing
authority.

 

13.           Tenant
assumes all responsibility for securing and protecting its Premises and its contents including keeping doors locked and other means
of entry to the Premises closed.

 

14.           Tenant
shall not use any method of heating or air conditioning other than that supplied by Landlord without Landlord's prior written consent.

 

15.           No
person shall go on the roof without Landlord's permission.

 

16.           Tenant
shall not permit any animals, other than seeing-eye dogs, to be brought or kept in or about the Premises or any common area of
the property.

 

17.           Tenant
shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to be performed on any portion
of the Premises or parking lot.

 

18.           These
Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms,
covenants, agreements and conditions of any lease of any premises in the Building. Landlord may waive anyone or more of these Rules
and Regulations for the benefit of any tenant or tenants, and any such waiver by Landlord shall not be construed as a waiver of
such Rules and Regulations for any or all tenants.

 

19.           Landlord
reserves the right to make such other and reasonable rules and regulations as in its judgment may from time to time be needed for
safety and security, for care and cleanliness of the Building and for the preservation of good order in and about the Building.
Tenant agrees to abide by all such rules and regulations herein stated and any additional rules and regulations which are adopted.
Tenant shall be responsible for the observance of all of the foregoing rules by Tenant's employees, agents, clients, customers,
invitees and guests.

 

20.           Ally
toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose oth.er than that fur which they
were constructed and no foreign substance of any kind whatsoever shall be thrown into them. The expense of any breakage, stoppage
or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees, shall have
caused it.

 

21.           Tenant
shall not permit smoking or carrying of lighted cigarettes or cigars in areas reasonably designated by Landlord or any applicable
governmental agencies as non-smoking areas.

 

22.           Any
directory of the Building or project of which the Building is a part ("Project Area"), if provided, will be exclusively
for the display of the name and location of tenants only and Landlord reserves the right to charge for the use thereof and to exclude
any other names.

 

23.           Canvassing,
soliciting, distribution of handbills or any other written material in the Building or Project Area is prohibited and each tenant
shall cooperate to prevent the same. No tenant shall solicit business from other tenants or permit the sale of any goods or merchandise
in the Building or "Project Area without the written consent of Landlord.

 

24.           Any
equipment belonging to Tenant which causes noise or vibration that may be transmitted to the structure of the Building or to any
space therein to such a degree as to be objectionable to Landlord or to any tenants in the Building shall be placed and maintained
by Tenant, at Tenant's expense, on vibration eliminators or other devices sufficient to eliminate the noise or vibration.

 

25.           Driveways,
sidewalks, halls, passages, exits, entrances and stairways (“Access Areas") shall not be obstructed by tenants or used
by tenants for any purpose other than for ingress to and egress from their respective premises. Access areas are not for the use
of the general public and Landlord shall in all cases retain the
right to control and prevent access thereto by all persons whose presence, in the judgment of Landlord, shall be prejudicial to
the safety, character, reputation and interests of the Building or its tenants.

 

	
         

         
	 

  

Initials

 

    	D-2

    	 

    

 

26.           Landlord
reserves the right to designate the use of parking areas and space. Tenant shall not park in visitor, reserved, or unauthorized
parking areas. Tenant and Tenant's guests shall park between designated parking lines only and shall not park motor vehicles in
those areas designated by Landlord for loading and unloading. Vehicles in violation of the above shall be subject to being towed
at the vehicle owner's expense. Vehicles parked overnight without prior written consent of the Landlord shall be deemed abandoned
and shall be subject to being towed at vehicle owner's expense. Tenant will from time to time, upon the request of Landlord, supply
Landlord with a list of license plate numbers of vehicles owned or operated by its employees or agents.

 

27.           No
trucks, tractors or similar vehicles can be parked anywhere other than in Tenant's own truck dock area. Tractortrailers which must
be unhooked or parked with dolly wheels beyond the concrete loading areas must use steel plates or wood locks under the dolly wheels
to prevent damage to the asphalt paving surfaces. No parking or storing of such trailers will be permitted in the parking areas
or on streets adjacent thereto.

 

28.           During
periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow and loading and unloading areas of
other tenants. All products, materials or goods must be stored within the Tenant's .Premises and not in any exterior areas, including,
but not limited to, exterior dock platforms, against the exterior of the Building, parking areas and driveway areas. Tenant
agrees to keep the exterior of the .Premises clean and free of nails, wood, pallets, packing materials, barrels and any other debris
produced from their operation.

 

	
         

         
	 

 

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    	D-3

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