Document:

Exhibit 10.11

 

COMMERCIAL LEASE

 

This Lease, dated this 28th day of September,
2017, is by and between West Glen Development I, LLC, a Minnesota limited liability company (“Landlord”), and
Celcuity, LLC, a Minnesota limited liability company (hereinafter referred to as “Tenant”).

 

DEFINITIONS:

 

"Property"—That certain
real property located in the City of Plymouth (the “City”), County of Hennepin and State of Minnesota and legally
described on Exhibit A attached hereto and made a part hereof, including all buildings and site improvements located thereon.

 

"Building"—That certain
office/warehouse building containing approximately 83,121 square feet located upon the Property and commonly described as West
Glen Development I, located at 16305 – 36th Avenue North, Plymouth, Minnesota 55446.

 

"Premises"—That certain
portion of the Building designated as Suite 100, totaling approximately 16,313 square feet, consisting of approximately 14,718
square feet of office space and approximately 1,555 square feet of warehouse space shown as on Exhibit B, and 40 square
feet of shared mechanical space as measured from the outside walls of the Premises to the center of the partition wall. The Premises
include a non-exclusive license for access to, and use of, Common Areas, as hereinafter defined, and all licenses and easements
appurtenant to the Premises.

 

"Common Areas"—The areas
to be used for the non-exclusive use by Tenant and other tenants in the Building, including, but not limited to, corridors, lavatories,
driveways, truck docks, parking lots and landscaped areas. Subject to reasonable rules and regulations promulgated by Landlord
attached hereto and made a part hereof as Exhibit C, the Common Areas are hereby made available to Tenant and its employees,
agents, customers, and invitees for reasonable use in common with other tenants, their employees, agents, customers and invitees.

 

WITNESSETH:

 

		1.	TERM:

 

For and in consideration of the rents, terms,
provisions and covenants herein contained, Landlord hereby lets, leases and demises to Tenant, the Premises for the term of 36
months commencing May 1, 2018 (hereinafter called the “Commencement Date”) and expiring the 36 months thereafter
(sometimes called the “Expiration Date”), unless sooner terminated as hereinafter provided (the “Term”).

 

		2.	BASE RENT:

 

Landlord reserves and Tenant shall pay to Landlord,
the rent designated in Article 42 of the attached Addendum, payable in advance without notice, offset, deduction or demand,
in equal monthly installments as set forth in the Addendum, commencing on the Commencement Date and continuing on the first day
of each and every month thereafter for the next succeeding months during the Term (the “Base Rent”) or any extension
or renewal thereof. In the event the Commencement Date falls on a date other than the first of a month, or the Expiration Date
falls on a date other than the last of the month, Base Rent for that month shall be prorated and adjusted accordingly.

 

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		3.	ADDITIONAL RENT:

 

Tenant shall pay to Landlord throughout the
Term of this Lease the following (“Additional Rent”):

 

a.       Tenant
shall pay a sum equal to 19.56% of the Real Estate Taxes. The term “Real Estate Taxes” shall mean all real estate
taxes, fees, charges and assessments, general and special, and any taxes in lieu thereof, which become due or payable against or
upon the Building or the Property of which the Premises are a part. All attorneys’ fees and other costs and expenses incurred
by Landlord during negotiation for or contests of the amount of Real Estate Taxes shall be included in the term “Real Estate
Taxes.” Tenant, in addition to all other payments to Landlord by Tenant required hereunder, shall pay to Landlord, in each
year during the Term of this Lease and any extension or renewal thereof, Tenant's proportionate share of Real Estate Taxes. Any
tax year commencing during any lease year shall be deemed to correspond to such lease year. In the event the taxing authorities
include in such real estate taxes and assessments the value of any improvements made by Tenant, or of machinery, equipment, fixtures,
inventory or other personal property or assets of Tenant, then Tenant shall pay all the taxes attributable to such items in addition
to its proportionate share of said Real Estate Taxes. A copy of the tax statement submitted by Landlord to Tenant shall be sufficient
evidence of the amount of Real Estate Taxes assessed or levied against the Property of which the Premises are a part. Where any
Real Estate Taxes may be paid in annual installments, only the amount of the annual installment levied in such year will be included
within the computation of Real Estate Taxes for such year. In the case of general or special assessments, regardless of whether
Landlord elects to pay the assessments in installments, Tenant’s share of such assessments shall be computed as if Landlord
has elected to pay the same in installments over the longest period allowed by applicable law, and only those installments (or
partial installments) attributable to installment periods (or partial periods) falling within the Lease Term shall be included
in Real Estate Taxes.

 

b.       Tenant
shall pay a sum equal to 19.56% of the annual aggregate Operating Expenses incurred by Landlord in the operation, maintenance and
repair of the Building and Property during the Term of this Lease and any renewals or extensions thereof. The term “Operating
Expenses” shall include but not be limited to all payments by Landlord for maintenance, repair, operation, replacement
and care of all Common Areas (including common area utilities and lighting), mechanical rooms, common area plumbing, roofs, parking
and landscaped areas, signs, snow removal, non-structural repair and maintenance of the exterior of the Building, insurance premiums,
management fee (not to exceed 5% of gross building revenue), wages and fringe benefits of personnel employed for such work, costs
of equipment purchased and used for such purposes, and the cost or portion thereof properly allocable to the Property (amortized
in accordance with GAAP standards together with the interest at the rate of ten percent (10%) per annum on the unamortized balance)
of any capital improvements made to the Building by Landlord after the Base Year which result in a reduction of Operating Expenses
or made to the Building by Landlord after the date of this Lease that are required under any governmental law or regulation that
was not applicable to the Building at the time it was constructed or that are required by the insurer under any insurance policy
carried on the Property and Building by Landlord. Operating Expenses shall also include a yearly capital reserve to be held in
a segregated account until and for the use of replacement of black topped surfaced driveway and parking areas and Building mechanical
equipment when needed. The amount of such reserve shall be determined by reasonable accounting and building management purposes.
Notwithstanding anything in this Lease to the contrary, Operating Expenses in which Tenant is to share under this Lease shall not
include (i) costs for which Landlord is reimbursed by insurance or otherwise compensated by third parties, (ii) costs which are
to be capitalized in accordance with GAAP (except as expressly provided in this paragraph); (iii) leasing commissions, leasing
fees or advertising fees, (iv) attorneys' fees for enforcing leases against other tenants, (v) costs directly billed to other tenants;
(vi) repairs necessitated by the negligent acts or willful omissions of Landlord, its employees, agents or contractors, (vii) improvements,
repairs and replacements within the premises of another tenant within the Building; (viii) depreciation; (ix) interest, on debt
or amortization on any mortgage or mortgages encumbering the Property; (x) Landlord's general overhead; (xi) repairs or replacements
covered by warranties or guaranties to the extent of service or payment thereunder; (xii) executive salaries or salaries of service
personnel to the extent that such executives or service personnel perform services other than in connection with the management,
operation, repair or maintenance of the Building or Common Areas; (xiii) any charges that would result in Landlord collecting in
excess of one hundred percent (100%) of all Operating Expenses; (xiv) costs relating to or in connection with the presence of Hazardous
Materials on, in, under, migrating to or from the Premises or Property; and (xv) management fees (in excess of 5% of gross building
revenue).

 

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For purposes of this Article, Tenant’s
“pro rata share” or “proportionate share” shall be determined on the same ratio as the total square
feet in the Premises bears to the total square feet in the Building. Landlord may at any time designate a fiscal year in lieu of
a calendar year or visa versa and in such event, at the time of such change, there may be a billing for the year which is less
than twelve (12) calendar months. Landlord reserves, and Tenant hereby assigns to Landlord, the sole and exclusive right to contest,
protest and petition for review, or otherwise seek a reduction in Real Estate Taxes.

 

The payment of the sums set forth in this Article
3 shall be in addition to the Base Rent payable pursuant to Article 2 of this Lease. All sums due hereunder as Additional
Rent shall be due and payable within thirty (30) days of delivery of written certification by Landlord setting forth the computation
of the amount due from Tenant. In the event the Term shall begin or expire at any time during the calendar year, Tenant shall be
responsible for his pro-rata share of Real Estate Taxes and Operating Expenses during the Term of this Lease and/or occupancy time.

 

Prior to commencement of the Term of this Lease,
and prior to the commencement of each calendar year thereafter commencing during the Term of this Lease or any renewal or extension
thereof, Landlord may estimate for each calendar year (i) the total amount of Real Estate Taxes; (ii) the total amount of Operating
Expenses; (iii) Tenant's share of Real Estate Taxes for such calendar year; (iv) Tenant's share of Operating Expenses for such
calendar year; and (v) the computation of the annual and monthly Rent payable during such calendar year as a result of increases
or decreases in Tenant's share of Real Estate Taxes and Operating Expenses. Said estimates will be in writing and will be delivered
or mailed to Tenant.

 

The amount of Tenant's share of Real Estate
Taxes and Operating Expenses for each calendar year, so estimated, shall be payable as Additional Rent by Tenant, without offset,
deduction or demand, in equal monthly installments, in advance, on the first day of each month during such calendar year at the
option of Landlord. In the event that such estimate is delivered to Tenant before the first day of January of such calendar year,
said amount, so estimated, shall be payable as Additional Rent in equal monthly installments, in advance, on the first day of each
month during such calendar year. In the event that such estimate is delivered to Tenant after the first day of January of such
calendar year, said amount, so estimated, shall be payable as Additional Rent in equal monthly installments, in advance, on the
first day of each month over the balance of such calendar year, with the number of installments being equal to the number of full
calendar months remaining in such calendar year.

 

Upon completion of each calendar year during
the Term of this Lease or any renewal or extension thereof, Landlord shall cause its accountants to determine the actual amount
of the Real Estate Taxes and Operating Expenses payable in such calendar year and Tenant's share thereof and deliver a written
certification of the amounts thereof to Tenant. If Tenant has underpaid its share of Real Estate Taxes or Operating Expenses for
such calendar year, Tenant shall pay the balance of its share of same within ten (10) business days after the receipt of such statement.
If Tenant has overpaid its share of Real Estate Taxes or Operating Expenses for such calendar year, Landlord shall either (i) refund
such excess, or (ii) credit such excess against the most current monthly installment or installments due Landlord for its estimate
of Tenant's share of Real Estate Taxes and Operating Expenses for the next following calendar year. A pro rata adjustment shall
be made for a fractional calendar year occurring during the term of the Lease or any renewal or extension thereof based upon the
number of days of the term of the Lease during said calendar year as compared to three hundred sixty-five (365) days and all additional
sums payable by Tenant or credits due Tenant as a result of the provision of this Article 3 shall be adjusted accordingly.

 

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c.        Landlord
shall keep reasonably detailed records of all Operating Expenses and Real Estate Taxes for a period of at least three (3) years.
Not more frequently than once in every 12-month period and after at least twenty (20) days' prior written notice to Landlord, Tenant
shall be permitted to review or audit the records of the Operating Expenses and Real Estate Taxes either directly or through agents.
If Tenant exercises its review or audit rights as provided above, Tenant shall conduct any inspection at a reasonable time and
in a manner so as not to unduly disrupt the conduct of Landlord's business. Any such inspection by Tenant shall be for the sole
purpose of verifying the Operating Expenses and/or Real Estate Taxes. Any shortfall or excess revealed and verified by Tenant's
audit shall be paid to the applicable party within thirty (30) days after that party is notified of the shortfall or excess to
the extent such overage or shortfall has not previously been adjusted pursuant to this Lease. If Tenant's inspection of the records
for any given calendar year or partial calendar year reveals that Tenant was overcharged for Operating Expenses or Real Estate
Taxes by an amount of greater than four percent (4%), or if any overcharge was due to intentional fraudulent or grossly negligent
conduct by Landlord, then, Landlord shall reimburse Tenant for the reasonable costs of the review or audit.

 

		4.	COVENANT TO PAY RENT:

 

The covenants of Tenant to pay the Base Rent
and the Additional Rent are each independent of any other covenant, condition, provision or agreement contained in this Lease (together
Base Rent and Additional Rent shall sometimes be referred to as “Rent”). All Rent is payable to Landlord at
3600 Holly Lane North, Suite 100, Plymouth, MN 55447. No receipt or acceptance by Landlord from Tenant of less than the monthly
Rent herein stipulated shall be deemed to be other than a partial payment on account for any due and unpaid stipulated Rent; no
endorsement or statement on any check or any letter or other writing accompanying any check or payment of Rent to Landlord shall
be deemed an accord and satisfaction, and Landlord may accept and negotiate such check or payment without prejudice to Landlord’s
rights to recover the remaining balance of such unpaid Rent or pursue any other remedy provided in this Lease.

 

		5.	UTILITIES:

 

Landlord shall provide mains and conduits to
supply water, gas, electricity and sanitary sewage to the Property. Tenant shall pay, when due, directly to the appropriate provider,
all charges for sewer usage or rental, garbage disposal, trash or refuse removal, water, electricity, gas, fuel oil, L.P. gas,
telephone and/or other utility services or energy source separately metered and furnished to the Premises during the Term of this
Lease, or any renewal or extension thereof, together with any related installation or connection charges or deposits (“Utility
Costs”). If additional costs are required to separately meter the Premises it will be at Landlord's sole cost and expense.
If any services or utilities furnished to the Premises are jointly metered with other premises, Landlord will make a commercially
reasonable determination of Tenant’s proportionate share of such Utility Costs and Tenant, within ten (10) days following
Tenant’s receipt of an invoice therefore, shall pay such share to Landlord as Additional Rent. If Landlord elects to furnish
any of the foregoing utility services or other services furnished or caused to be furnished to Tenant, then the rate charged by
Landlord shall not exceed the rate Tenant would be required to pay to a utility company or service company furnishing any of the
foregoing utilities or services. The charges thereof shall be deemed Additional Rent in accordance with Article 3. Landlord
shall not be liable for, and Tenant shall not be entitled to any abatement or reduction of Base Rent or Additional Rent by reason
of Landlord’s failure to furnish any of the foregoing utilities, when such failure is caused by accident, breakage, repairs
(including replacements), strikes, lockouts or other labor disturbances or labor disputes of any character, or for any other causes
not attributable to Landlord.

 

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		6.	CARE AND REPAIR OF PREMISES:

 

Tenant shall, at all times throughout the Term
of this Lease, including renewals and extensions, and at its sole expense, keep and maintain the Premises in a clean, safe, sanitary
and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Tenant's obligations
hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of mechanical, heating and
air conditioning fixtures, equipment, and systems; all lighting and electrical systems; all plumbing fixtures and equipment; any
and all other fixtures, motors and machinery; all interior walls, partitions, doors and windows, including the regular painting
thereof; all exterior entrances, windows, doors, garage doors, docks and dock levelers, bumpers and seals, and the replacement
of all broken glass; and all interior walls, columns, floors and doors of the trash enclosures. When used in this provision, the
term "repairs" shall include replacements or renewals when necessary, and all such repairs made by Tenant shall be equal
in quality and class to the original work. The Tenant shall keep and maintain all portions of the Premises, trash enclosures and
the sidewalk and areas adjoining the same in a safe, clean and orderly condition, free of accumulation of dirt and rubbish. Tenant
shall be responsible for the prompt removal of snow, ice and other hazardous conditions accumulating or occurring on the sidewalks
and walkways between the Premises and parking areas. Maintenance of the HVAC shall specifically include the reasonable cost of
quarterly inspections performed by Landlord's own engineers or by an independent mechanical contractor who shall be contracted
for by Landlord.  In either event, said cost shall be included by Landlord in Operating Expenses under Article 3
of this Lease Agreement and Landlord warrants that any such cost will be reasonable and competitive. 

 

If Tenant fails, refuses or neglects to maintain
or repair the Premises as required in this Lease after written notice shall have been given to Tenant, in accordance with Article
33 of this Lease, Landlord may, at its option, make such repairs without liability to Tenant for any loss or damage that may
accrue to Tenant's merchandise, fixtures or other property or to Tenant's business by reason thereof, and upon completion thereof,
Tenant shall pay to Landlord all costs plus 10% of overhead incurred by Landlord in making such repairs upon presentation to Tenant
of a bill therefore.

 

Landlord shall repair, at its expense, the
structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of
Tenant, the costs thereof shall be borne by Tenant and payable by Tenant to Landlord upon demand.

 

Landlord shall be responsible for all outside
maintenance of the Premises, including grounds, parking areas and outside areas around trash enclosures. All such maintenance which
is the responsibility of Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Premises during
business hours, except Saturdays, Sundays and holidays, upon the condition that Landlord shall not be liable for damages for failure
to do so due to causes beyond its control. Landlord shall ensure access to the Premises, including timely snow removal all days.

 

		7.	SIGNS:

 

Any sign, lettering, picture, notice or advertisement
installed on or in any part of the Property and visible from the exterior of the Building, or visible from the exterior of the
Premises, must be approved in advance by Landlord and the City and installed at Tenant's expense. In the event of a violation of
the foregoing by Tenant, Landlord may remove the same without notice and without any liability and may charge the expense incurred
for such removal to Tenant. Tenant agrees to comply with the sign criteria of the City and the sign criteria attached here to as
Exhibit E. Tenant agrees to maintain its signage in good repair, and to hold Landlord harmless from any loss, cost or damages
resulting from the erection, existence, maintenance or removal of the signage.

 

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		8.	ALTERATIONS:

 

Tenant will not make any alterations, repairs,
installations, additions or improvements in or to the Premises, or add, disturb or in any way change any plumbing, wiring, life/safety
or mechanical systems, locks, or structural portions of the Building (for purposes of this Article 8, any of the foregoing
being referred to as “Alterations”) without the prior written consent of the Landlord as to the character of
the Alterations, the manner of doing the Alterations, and the contractor(s) doing the Alterations. Such consent shall not be unreasonably
withheld or delayed if such Alterations are required of Tenant or is the obligation of Tenant pursuant to this Lease. As a condition
to Landlord’s consent to the Alterations proposed by Tenant, Landlord may impose reasonable conditions with respect thereto
as Landlord deems appropriate, including, without limitation, requiring Tenant to furnish surety performance and/or payment bonds
or other security for the payment of all costs incurred in connection with such Alterations, insurance against liabilities that
may arise out of such Alterations, plans and specifications approved by Landlord and permits necessary for such Alterations. If
such Alterations are performed by contractor(s) not retained by Landlord, Tenant shall upon completion of such Alterations, (i)
deliver to Landlord evidence that payment for all such Alterations have been made by Tenant, including contractors’ affidavits
and full and final mechanic’s lien waivers and (ii) pay to Landlord a construction supervision fee of five percent (5%) of
the total cost of such Alterations, but in no event less than $500.00 to reimburse Landlord for the costs incurred by its construction
manager in inspecting and supervising such Alterations (provided, however, that the construction supervision fee for minor Work
approved by Landlord with a total cost less than $1,000.00 shall be charged at $101.00 per hour). All such Alterations shall be
done in a good and workmanlike manner using quality materials and shall comply with all applicable governmental laws, ordinances,
rules and regulations. Tenant agrees to indemnify and hold Landlord free and harmless from any liability, loss, cost, damage or
expense (including attorney’s fees) by reason of any of such Alterations. The provisions of Article 18 of this Lease
Agreement shall apply to all Alterations performed under this Article 8. All Alterations to the Premises made by Tenant
shall at the option of Landlord become the property of Landlord and shall be either removed by Tenant at Tenant's sole cost or
surrendered to Landlord upon the termination of this Lease Agreement, provided, however, this clause shall not apply, and Tenant
shall retain title and rights to all, to movable equipment, whiteboard, artwork, audio visual equipment and industrial and other
property or machinery mounted or secured to the Premises, or furniture owned by Tenant which may be removed by Tenant at the end
of the Term of this Lease Agreement if Tenant is not then in default. Landlord shall provide Tenant with notice of Tenant's obligation
to remove any such Alteration at the end of the Lease Term at the time that Landlord grants consent to such Alteration. If Landlord
does not notify Tenant that Tenant is obligated to remove such Alteration, such Alteration may be removed at Tenant's option, as
provided in Article 25 hereof.

 

		9.	POSSESSION:

 

Except as otherwise provided, Landlord shall
deliver possession of the Premises with any tenant improvements thereto substantially completed on or before the Commencement Date,
but delivery of possession prior to such Commencement Date shall not affect the Expiration Date of this Lease. Time is of the essence.
Failure of Landlord to deliver possession of the Premises by the Commencement Date due to any cause beyond the reasonable control
of Landlord, including, without limitation, a holding over by a prior tenant, labor or material shortages, strikes, casualty loss,
acts of God or failure by the City to timely approve any plans or issue a building permit (any of the foregoing being hereafter
referred to as an “Excused Delay”), shall automatically postpone the Commencement Date and shall extend the
Expiration Date accordingly, and Tenant may continue its occupancy of Suite 450 of the Building during the period of any such delay.
The Rent herein reserved shall commence on the first day of the Term, provided, however, in the event of any occupancy by Tenant
prior to the beginning of the Term, such occupancy shall in all respects be the same as that of a tenant under this Lease, and
the Rent shall commence as of the date that Tenant enters into such occupancy of the Premises. Provided further, that if Landlord
shall be delayed in delivery of the Premises to Tenant due to Tenant's failure to timely deliver any plans to Landlord or make
any required deposit, changes in or additions to plans or tenant improvements made at the request of Tenant or any other delay
caused by Tenant or any of its contractors, agents or employees, or by Tenant's failure to pay for the costs of the tenant improvements
in excess of any tenant improvement allowance and any deposit (any of the foregoing being hereafter referred to as a “Tenant
Delay”), then in such case Tenant’s obligation to pay Rent shall be accelerated by the number of days of such Tenant
Delay. Prior to the commencement of the Term, Landlord shall have no responsibility or liability for loss or damage to trade fixtures
or equipment installed or left on the Premises. By occupying the Premises as a tenant, or to install trade fixtures or equipment,
or to perform finishing work, Tenant shall be conclusively deemed to have accepted the same and to have acknowledged that the Premises
are in the condition required by this Lease, except for any items for which Tenant has given Landlord a detailed, written list
within thirty (30) days of Tenant's first occupancy of the Premises. Should the commencement date of the Term of this Lease occur
for any reason on a day other than the first day of the calendar month, then in that event solely for the purposes of determining
the Expiration Date of the Term of this Lease, the Term shall be deemed to have commenced on the first (1st) day of
the calendar month immediately following. Following Tenant's occupancy of the Premises and within ten (10) days of Landlord’s
request, Landlord and Tenant shall execute a ratification agreement which shall set forth the final commencement and expiration
dates of the Term, shall acknowledge the Base Rent, the square footage of the Premises (office space and warehouse, shared mechanical
space), delivery of the Premises in the condition required by this Lease Agreement and shall include such other matters as Landlord
may reasonably request (hereafter the “Ratification Agreement”). A draft of the Ratification Agreement is attached
hereto as Exhibit F.

 

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		10.	SECURITY AND DAMAGE DEPOSIT:

 

Tenant, contemporaneously with the execution
of this Lease, has deposited with Landlord the sum of Twenty-Two Thousand Eight and 96/100 Dollars ($22,008.96), receipt of which
is acknowledged hereby by Landlord, which deposit is to be held by Landlord, without liability for interest, as a security and
damage deposit for the faithful performance by Tenant during the Term hereof, or any renewal or extension thereof (the “Security
Deposit”). Prior to the time when Tenant shall be entitled to the return of the Security Deposit, Landlord may commingle
the Security Deposit with Landlord's own funds and use the Security Deposit for such purpose as Landlord may determine. In the
event Tenant fails to keep and perform any of the terms, covenants and conditions of this Lease to be kept and performed by Tenant,
then Landlord, either with or without terminating this Lease may (but shall not be required to) apply such portion of the Security
Deposit as may be necessary to compensate or repay Landlord for all losses or damages sustained or to be sustained by Landlord
due to such breach on the part of Tenant, including, but not limited to overdue and unpaid Rent, any other sum payable by Tenant
to Landlord pursuant to the provisions of this Lease, damages or deficiencies in the reletting of Premises, and reasonable attorney's
fees incurred by Landlord. Should the entire Security Deposit or any portion thereof, be appropriated and applied by Landlord,
in accordance with the provisions of this paragraph, Tenant upon written demand by Landlord, shall remit forthwith to Landlord
a sufficient amount of cash to restore the Security Deposit to the original sum deposited, and Tenant's failure to do so within
five (5) days after receipt of such demand shall constitute a breach of this Lease. The Security Deposit shall be returned to Tenant,
less any depletion thereof as the result of the provisions of this paragraph, at the end of the Term of this Lease or any renewal
or extension thereof, or upon the earlier termination of this Lease. Tenant shall have no right to anticipate return of the Security
Deposit by withholding any amount required to be paid pursuant to the provisions of this Lease or otherwise. Tenant understands
that its potential liability under this Lease is not limited to the amount of the Security Deposit. Use of the Security Deposit
by Landlord shall not constitute a waiver, but is in addition to any other remedies available to Landlord under this Lease and
under law.

 

In the event Landlord shall sell the Property,
or shall otherwise convey or dispose of its interest in this Lease, Landlord may assign the Security Deposit or any balance thereof
to Landlord's assignee, whereupon Landlord shall be released from all liability for the return or repayment of the Security Deposit
and Tenant shall look solely to the said assignee for the return and repayment of the Security Deposit. The Security Deposit shall
not be assigned or encumbered by Tenant without such consent of Landlord, and any assignment or encumbrance without such consent
shall not bind Landlord. In the event of any rightful and permitted assignment of this Lease by Tenant, the Security Deposit shall
be deemed to be held by Landlord as a deposit made by the assignee, and Landlord shall have no further liability with respect to
the return of the Security Deposit to Tenant.

 

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		11.	USE:

 

The Premises shall be used and occupied by
Tenant solely for the purposes of general office, lab, warehouse and other related ancillary uses and such use by Tenant shall
at all times be in full compliance with all applicable laws, ordinances and governmental regulations affecting the Building and
Property and subject to the reasonable rules and regulations of Landlord set forth on Exhibit C. Tenant agrees not to commit
or permit any act to be performed on the Premises or any omission to occur which will be in violation of any statute, regulation,
or ordinance of any governmental body or which will increase the insurance rates on the Building or which will be in violation
of any insurance policy carried on the Building by Landlord. Tenant, at its expense, shall comply with all governmental laws, ordinances,
rules and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders,
rulings and directives for the correction, prevention and abatement of any violation upon, or in connection with the Premises or
Tenant's use or occupancy of the Premises, including the making of any alterations or improvements to the Premises, all at Tenant's
sole cost and expense. Without limiting the scope of the foregoing provisions of this Article 11, Tenant’s use of
the Premises shall comply with all applicable requirements of the Minnesota State Fire Code, Minnesota Rules, Chapter 7511, including
the 2006 International Fire Code, as amended and as may hereafter be amended from time to time and of any replacement and/or successor
law, ordinance, code or rule or regulation, expressly including requirements relating to the types of materials that may be stored
in the Premises, the storage containers that may be used, the heights such storage containers may be stacked and the separation
that must exist between materials and stacks. Notwithstanding the foregoing, Landlord shall be responsible for modifications or
additions to the Premises or the Building required for compliance (including the ADA) regarding any legal non-conformities that
exist prior to the Commencement Date. Tenant shall not disturb other occupants of the Building by making any undue or unseemly
noise or otherwise and shall not do or permit to be done in or about the Premises or Building anything which will be dangerous
to life or limb. The employees of Tenant shall not be permitted, during their breaks or otherwise, to congregate or loiter in any
of the common areas of the Building, including the Common Areas, in such a manner that would be disruptive of the use of such Common
Areas by the other tenants and occupants of the Building or that would obstruct access to, from or within the Building. Tenant
shall not, without the prior consent of Landlord, use any apparatus, machinery, device or equipment in or about the Premises that
will cause any substantial noise or vibration or any increase in the normal consumption level of electric power. If any of Tenant’s
apparatus, machinery, devices or equipment should disturb the enjoyment of any other tenant in the Building, then Tenant shall
provide, at its sole cost and expense, adequate insulation or take such other action, including removing such apparatus, machinery,
devices or equipment, as may be necessary to eliminate the disturbance. No food or beverage dispensing machines (except those solely
servicing Tenant’s on-premises employees) shall be installed by Tenant in the Premises without the prior written consent
of Landlord. In no event shall Tenant (i) permit the storage of any materials, equipment or other personal property outside of
the Building or (ii) permit any motor vehicle to be parked outside of the Building overnight.

 

		12.	ACCESS TO PREMISES:

 

Tenant agrees to permit Landlord and the authorized
representatives of Landlord to enter the Premises at all times during usual business hours for the purpose of inspecting, making
necessary repairs, conducting environmental testing, and performing work that may be necessary to comply with laws, ordinances,
rules, regulations or requirements of any public authority or of the Board of Fire Underwriters or any similar body or that Landlord
may deem necessary to prevent waste or deterioration in connection with the Premises. Nothing herein shall imply any duty upon
the part of Landlord to do any such work that, under any provision of this Lease, Tenant may be required to perform and the performance
thereof by Landlord shall not constitute a waiver of Tenant's default in failing to perform the same. The Landlord may, during
the progress of work in the Premises, keep and store upon the Premises all necessary materials, tools and equipment. The Landlord
shall not in any event be liable for inconvenience, annoyance, disturbance, loss of business, or other damage of Tenant by reason
of making repairs or the performance of any work in the Premises, or on account of bringing materials, supplies and equipment into
or through the Premises during the course thereof and the obligations of Tenant under this Lease shall not thereby be affected
in any manner whatsoever. Tenant agrees that no additional locks will be placed on any of the doors to the Premises without the
written consent of Landlord. Tenant shall have the right to install an access reader to the Building and access to the Premises
24 hours per day, 7 days a week, 52 weeks per year of the Lease Term. Tenant shall also have the right to install additional security
to the Premises if Tenant determines necessary; provided however that Tenant shall supply Landlord with an access card in the event
of emergency and that notwithstanding any other terms in this Lease, Tenant shall repair or replace the latch or door as necessary
at the end of the Lease Term.

 

    8 

     

    

 

Landlord reserves the right to enter upon the
Premises at any time in the event of an emergency and at reasonable hours to exhibit the Premises to prospective purchasers or
others; and to exhibit the Premises to prospective tenants and to display "For Lease" or similar signs on windows or
doors in the Premises during the last twelve months of the Term of this Lease, all without hindrance or molestation by Tenant.

 

Landlord acknowledges that Tenant is performing
research with secret and proprietary information, and hereby agrees that any inspection or entering of the Premises, except in
an emergency, shall be subject to the following: (a) Landlord will give notice of at least twenty-four (24) hours prior to any
such inspection including the identities of who will be performing the inspection and in what areas of the Premises such inspections
will be taking place; and (b) all persons entering the Premises shall execute a nondisclosure agreement provided by Tenant protecting
any confidential or trade secret information that they may learn during such inspection.

 

		13.	EMINENT DOMAIN:

 

In the event of eminent domain or condemnation
proceeding, or private sale in lieu thereof, in respect to the Property during the Term thereof, the following provisions shall
apply:

 

a.       If
the whole of the Property shall be acquired or condemned by eminent domain for any public or quasi-public use or purpose, then
the Term of this Lease shall cease and terminate as of the date possession shall be taken in such proceeding and all Rent shall
be paid up to that date.

 

b.       If
any part constituting less than the whole of the Property shall be acquired or condemned as aforesaid, and in the event that such
partial taking or condemnation shall materially affect the Premises so as to render the Premises unsuitable for the business of
Tenant, in the reasonable opinion of Landlord, then the Term of this Lease shall cease and terminate as of the date possession
shall be taken by the condemning authority and Rent shall be paid to the date of such termination.

 

In the event of a partial taking or condemnation
of the Property which shall not materially affect the Premises so as to render the Premises unsuitable for the business of Tenant,
in the reasonable opinion of Landlord, this Lease shall continue in full force and effect but with a proportionate abatement of
the Base Rent and Additional Rent based on the portion, if any, of the Premises taken. Landlord reserves the right, at its option,
to restore the Building and the Premises to substantially the same condition as they were prior to such condemnation. In such event,
Landlord shall give written notice to Tenant, within thirty (30) days following the date possession shall be taken by the condemning
authority, of Landlord's intention to restore. Upon Landlord's notice of election to restore, Landlord shall commence restoration
and shall restore the Building and the Premises with reasonable promptness, subject to delays beyond Landlord's control and delays
in the making of condemnation or sale proceeds adjustment by Landlord; and Tenant shall have no right to terminate this Lease except
as herein provided. Upon completion of such restoration, the Rent shall be adjusted based upon the portion, if any, of the Premises
restored.

 

    9 

     

    

 

c.       In
the event of any condemnation or taking as aforesaid, whether whole or partial, Tenant shall not be entitled to any part of the
award paid for such condemnation and Landlord is to receive the full amount of such award, Tenant hereby expressly waiving any
right to claim to any part thereof, provided, however, that nothing contained herein shall be deemed to give Landlord any interest
in or require Tenant to assign to Landlord any separate award made to Tenant for its relocation expenses, the taking of personal
property and fixtures belonging to Tenant, the unamortized value of improvements made or paid for by Tenant, or the interruption
of or damage to Tenant's business. Tenant agrees that any claims made by Tenant for condemnation awards shall not in any way diminish
the award due to Landlord for its interest in the Premises.

 

d.       Although
all damages in the event of any condemnation shall belong to Landlord whether such damages are awarded as compensation for diminution
in value of the leasehold or to the fee of the Premises, Tenant shall have the right to claim and recover from the condemning authority,
but not from Landlord, such compensation as may be separately awarded or recoverable by Tenant in Tenant's own right on account
of any and all damage to Tenant's business by reason of the condemnation and for or on account of any cost or loss to which Tenant
might be put in removing Tenant's merchandise, furniture, fixtures, leasehold improvements and equipment. However, Tenant shall
have no claim against Landlord or make any claim with the condemning authority for the loss of its leasehold estate, any unexpired
term or loss of any possible renewal or extension of said Lease, or loss of any possible value of said lease, any unexpired term,
renewal or extension of said Lease.

 

		14.	DAMAGE OR DESTRUCTION:

 

In the event of any damage or destruction to
the Property by fire or any other cause during the Term hereof, the following provisions shall apply:

 

a.       If
the Building is damaged by fire or any other cause to such extent that the cost of restoration, as reasonably estimated by Landlord,
will equal or exceed thirty percent (30%) of the replacement value of the Building (exclusive of foundations) just prior to the
occurrence of the damage, then Landlord may, no later than the sixtieth (60th) day following the damage, give Tenant written notice
of Landlord's election to terminate this Lease.

 

b.       If
the cost of restoration as estimated by Landlord shall amount to less than thirty percent (30%) of said replacement value of the
Building, or if, despite the cost, Landlord does not elect to terminate this Lease, Landlord shall restore the Building and the
Premises with reasonable promptness, subject to delays beyond Landlord's control and delays in the making of insurance adjustments
by Landlord; and Tenant shall have no right to terminate this Lease except as herein provided. Landlord shall not be responsible
for restoring or repairing leasehold improvements of Tenant.

 

c.       In
the event of either of the elections to terminate, this Lease shall be deemed to terminate on the date of the receipt of the notice
of election and all Rent shall be paid up to that date. Tenant shall have no claim against Landlord for the value of any unexpired
Term of this Lease.

 

d.       In
any case where damage to the Building shall materially affect the Premises so as to render them unsuitable in whole or in part
for the purposes for which they are demised hereunder, then, unless such destruction was wholly or partially caused by the negligence
or breach of the terms of this Lease by Tenant, its employees, contractors or licensees, a portion of the Base Rent and Additional
Rent, based upon the amount of the extent to which the Premises are rendered unsuitable, shall be abated until repaired or restored.
If the destruction or damage was wholly or partially caused by negligence or breach of the terms of this Lease by Tenant as aforesaid
and if Landlord shall elect to rebuild, the Base Rent and Additional Rent shall not abate and Tenant shall remain liable for the
same.

 

    10 

     

    

 

Notwithstanding anything contained in this
Article 14 to the contrary, Landlord shall only be obligated to restore the Premises to the extent of the insurance
proceeds actually received, but if the insurance proceeds actually received do not permit Landlord to restore the Premises, Landlord
shall so notify Tenant and either Landlord or Tenant may terminate this Lease by written notice given within sixty (60) days after
Landlord's notice. If Landlord restores the Premises or the Building in accordance with the provisions of this Article,
then Tenant shall not have any right to terminate this Lease because of such damage.

 

		15.	CASUALTY INSURANCE:

 

a.       Landlord
shall at all times during the Term of this Lease, at its expense, maintain a policy or policies of insurance with premiums paid
in advance issued by an insurance company licensed to do business in the State of Minnesota insuring the Building against loss
or damage by fire, explosion or other insurable hazards and contingencies for the full insurable value, provided that Landlord
shall not be obligated to insure any furniture, equipment, machinery, goods, supplies or other contents not covered by this Lease
which Tenant may bring upon the Premises or any additional improvements which Tenant may construct or install on the Premises.
Tenant shall at all times during the Term of this Lease, at its expense, maintain a policy or policies of insurance with premiums
paid in advance issued by an insurance company licensed to do business in the State of Minnesota insuring against loss or damage
by fire, explosion or other insurable hazards and contingencies for the full insurable value of Tenant’s improvements to
the Premises and Tenant’s personal property.

 

b.       Tenant
shall not carry any stock of goods or do anything in or about the Premises that will in any way impair or invalidate the obligation
of the insurer under any policy of insurance required by this Lease.

 

c.       Landlord
hereby waives and releases all claims, liabilities and causes of action against Tenant and its agents, servants and employees for
loss or damage to, or destruction of, the Property or any portion thereof, including the buildings and other improvements situated
thereon, resulting from fire, explosion and other perils included in standard extended coverage insurance, whether caused by the
negligence of any of said persons or otherwise. Likewise, Tenant hereby waives and releases all claims, liabilities and causes
of action against Landlord and its agents, servants and employees for loss or damage to, or destruction of, any of the improvements,
fixtures, equipment, supplies, merchandise and other property, whether that of Tenant or of others, upon or about the Property
resulting from fire, explosion or the other perils included in standard extended coverage insurance, whether caused by the negligence
of any of said persons or otherwise. The waiver shall remain in force whether or not Tenant's insurer shall consent thereto.

 

d.       In
the event that the use of the Premises by Tenant increases the premium rate for insurance carried by Landlord on the improvements
of which the Premises are a part, Tenant shall pay Landlord, upon demand, the amount of such premium increase. If Tenant installs
any electrical equipment that overloads the power lines to the building or its wiring, Tenant shall, at its own expense, make whatever
changes are necessary to comply with the requirements of the insurance underwriter, insurance rating bureau and governmental authorities
having jurisdiction.

 

		16.	PUBLIC LIABILITY INSURANCE:

 

Tenant shall during the Term hereof keep in
full force and effect at its expense a policy or policies of commercial general liability insurance with respect to the Premises
and the business of Tenant, on terms with companies licensed to do business in the State of Minnesota, in which Landlord and Landlord’s
designees are named as additional insureds under prudent limits of liability not less than: $1,000,000 for injury/death to any
one person; $2,000,000 for injury/death to more than one person, and $1,000,000 with respect to damage to property. Such policy(ies)
shall: (i) provide that such policies are primary and Landlord’s policy(ies) are noncontributing; (ii) if available, include
an endorsement that requires at least thirty (30) days prior written notice must be given to Landlord prior to cancellation, expiration
or material adverse changes to such policy(ies). Tenant shall furnish a certificate of insurance to Landlord at the time this Lease
is executed evidencing that such coverage is in full force and effect.

 

    11 

     

    

 

		17.	DEFAULT OF TENANT:

 

a.       In
the event of any failure of Tenant to pay any Rent due hereunder on the date the same shall be due, or any failure to perform any
other of the terms, conditions or covenants of this Lease to be observed or performed by Tenant for more than twenty (20) days
after written notice of such failure shall have been given to Tenant (or if the default cannot be reasonably cured within said
thirty (30) day period and Tenant fails promptly to commence with due diligence and dispatch the curing of such default within
said thirty (30) day period), or if Tenant or an agent of Tenant shall falsify any report required to be furnished to Landlord
pursuant to the terms of this Lease, or if Tenant or any guarantor of this Lease shall become bankrupt or insolvent, or file any
debtor proceedings or any person shall take or have against Tenant or any guarantor of this Lease in any court pursuant to any
statute either of the United States or of any state a petition of bankruptcy or insolvency or for reorganization or for the appointment
of a receiver or trustee of all or a portion of Tenant's or any such guarantor's property, or if Tenant or any such guarantor makes
an assignment for the benefit or creditors, or petitions for or enters into an arrangement, or if Tenant shall abandon the Premises
or suffer this Lease to be taken under any writ of execution, then in any such event Tenant shall be in default hereunder, and
Landlord, in addition to other rights or remedies it may have, shall have the immediate right of re-entry and may remove all persons
and property from the Premises and such property may be removed and stored in a public warehouse or elsewhere at the cost of, and
for the account of Tenant, all without service of notice or resort to legal process and without being guilty of trespass, or becoming
liable for any loss or damage which may be occasioned thereby.

 

b.       Should
Landlord elect to re-enter the Premises, as herein provided, or should it take possession of the Premises pursuant to legal proceedings
or pursuant to any notice provided for by law, it may either terminate this Lease or it may from time to time, without terminating
this Lease, make such alterations and repairs as may be necessary in order to relet the Premises, and relet the Premises or any
part thereof upon such term or terms (which may be for a term extending beyond the Term of this Lease) and at such rental and upon
such other terms and conditions as Landlord in its sole discretion may deem advisable. Upon each such subletting all rentals received
by Landlord from such reletting shall be applied first to the payment of any indebtedness other than Rent due hereunder from Tenant
to Landlord; second, to the payment of any costs and expenses of such reletting, including brokerage fees and reasonable attorney's
fees and costs of such alterations and repairs; third, to the payment of the Rent due and unpaid payment of future Rent as the
same may become due and payable hereunder. If such rentals received from such reletting during any month be less than that to be
paid during that month by Tenant hereunder, Tenant, upon demand, shall pay any such deficiency to Landlord. No such re-entry or
taking possession of the Premises by Landlord shall be construed as an election on its part to terminate this Lease unless a written
notice of such intention is given to Tenant or unless the termination thereof is decreed by a court of competent jurisdiction.
Notwithstanding any such reletting without termination, Landlord may at any time after such re-entry and reletting elect to terminate
this Lease for any such breach, in addition to any other remedies it may have, it may recover from Tenant all damages it may incur
by reason of such breach, including the cost of recovering the Premises, reasonable attorney's fees, and including the worth at
the time of such termination of the excess, if any, of the amount of rental and charges equivalent to Rent reserved in this Lease
for the remainder of the stated term, minus the amount of rental loss which Tenant proves could have been reasonably avoided, all
of which amounts shall be immediately due and payable from Tenant to Landlord. Landlord shall also be entitled to any other amounts
necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to comply with the requirements
of this Lease.

 

c.       Landlord
may, at its option, instead of exercising any other rights or remedies available to it in this Lease or otherwise by law, statute
or equity, spend such money as is reasonably necessary to cure any default of Tenant herein and the amount so spent, and costs
incurred, including reasonable attorney's fees in curing such default, shall be paid by Tenant, as Additional Rent, upon demand.

 

    12 

     

    

 

d.       In
the event suit shall be brought for recovery of possession of the Premises, for the recovery of Rent of any other amount due under
the provisions of this Lease, or because of the breach of any other covenant herein contained on the part of Tenant to be kept
or performed, and a breach shall be established, Tenant shall pay to Landlord all expenses incurred therefore, including a reasonable
attorney's fee, together with interest on all such expenses at the rate of ten percent (10%) per annum from the date of such breach
of the covenants of this Lease.

 

f.       No
remedy herein or elsewhere in this Lease or otherwise by law, statute or equity, conferred upon or reserved to Landlord or Tenant
shall be exclusive of any other remedy, but shall be cumulative, and may be exercised from time to time and as often as the occasion
may arise.

 

		18.	DEFAULT OF LANDLORD:

 

The failure by Landlord to observe or perform
any of the covenants, conditions, or provisions of this Lease to be observed or performed by Landlord, where such failure shall
continue for a period of thirty (30) days after written notice thereof by Tenant to Landlord, shall be deemed to be a default by
Landlord under this Lease; provided, however, that if the nature of Landlord's default is such that more than thirty (30) days
are reasonably required for its cure, then Landlord shall not be deemed to be in default if Landlord commences such cure within
said thirty (30) day period and thereafter diligently prosecutes such cure to completion, provided that the default shall actually
be cured within a reasonable period after notice. In the event of a default by Landlord beyond applicable cure periods, Tenant
shall have the right, at its election, to either (a) sue for all actual (but not consequential, speculative or punitive) damages
sustained by reason of the default; or (b) perform the obligations described in the notice in which case Landlord shall reimburse
Tenant for the reasonable cost of the performance of such obligations within ten (10) business days after Tenant's submission of
an invoice therefor. If Tenant elects to proceed under clause (b) above, then the Landlord's default shall be deemed to have been
cured when Tenant's expense has been reimbursed in full. In the event Tenant commences a suit for damages sustained by reason of
a Landlord Default and prevails in such suit and obtains a final, non-appealable judgment with respect to such suit, Landlord shall
reimburse Tenant for all reasonable costs including attorney's fees.

 

		19.	INDEMNITY & HOLD HARMLESS:

 

Both Tenant and Landlord shall indemnify, protect,
defend (at Landlord's request and with counsel approved by Landlord) and hold each other and both parties’ affiliates and
each of their respective partners, directors, officers, shareholders and employees, harmless from and against every demand, claim,
cause of action, judgment, costs and expense, including, but not limited to, reasonable attorneys' fees and disbursements of counsel,
whether suit is initiated or not, and all loss and damage arising from any injury, loss or damage to the person or property of
Tenant, any other tenant in the Property or to any other person rightfully in the Property, (i) occurring in or about the Premises,
or (ii) caused by the negligence or misconduct of Tenant or Landlord, Tenant's affiliates or any of their respective employees,
representatives, agents or contractors, or (iii) resulting from the violation of any legal requirements or the provisions of this
Lease by Tenant, Tenant's affiliates or any of their respective employees, representatives, agents or contractors. Tenant’s
and Landlord’s indemnity obligations under this Article shall survive the expiration or earlier termination of this
Lease.

 

    13 

     

    

 

If any mechanic's lien is filed against any
part of the Property for work claimed to have been done for, or materials claimed to have been furnished to, Tenant, such mechanic's
lien shall be discharged by Tenant within ten (10) days thereafter, at Tenant's sole cost and expense, by the payment thereof or
by making any deposit required by law or by posting a bond with such surety, in such amount and in such form as Landlord deems
proper. Tenant shall immediately notify Landlord of any mechanic's lien or other lien filed against the Property or any part thereof
by a contractor or subcontractor of Tenant or otherwise by reason of work claimed to have been done for or materials claimed to
have been furnished to Tenant. If Tenant fails to remove such lien or post such bond within the ten (10) day period following the
filing thereof, Landlord may, at its sole discretion and without waiving its rights and remedies based on such breach by Tenant
and without releasing Tenant from any of its obligations, cause such lien to be released by any means it shall deem proper, including
payment in satisfaction of the claim giving rise to such lien. Tenant shall, in such event, pay to Landlord at once, upon notice
by Landlord, any sum paid by Landlord to remove such lien including reasonable attorney’s fees, together with interest at
the rate of 12% from the date of such payment by Landlord. Landlord shall have the right at all times to post and keep posted on
the Premises any notices permitted or required by applicable law, or that Landlord shall deem proper for the protection of Landlord,
the Premises, the Property and any other party having an interest therein, from liens. All material suppliers, contractors, artisans,
mechanics, laborers and other parties contracting with Tenant for the furnishing of any labor, services, materials, supplies or
equipment with respect to any portion of the Premises are hereby charged with notice that they must look solely to Tenant for payment
of the same and Tenant's purchase orders, contracts and subcontracts in connection therewith must clearly state this requirement.

 

		20.	NON-LIABILITY OF LANDLORD; RIGHTS RESERVED:

 

Landlord will not be liable for any damage
or injury to the person, business (or any loss of income therefrom), inventory, furnishings, equipment or other property of Tenant,
Tenant’s employees, invitees, customers or any other person in or about the Premises or Building, whether such damage or
injury to the person or property is caused by or results from: (i) fire, steam, electricity, water, gas, explosions, falling plaster,
snow or rain; (ii) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning
or lighting fixtures or any other cause; (iii) conditions arising in or about the Premises or Building, or from other sources or
places; (iv) any curtailment or interruption in utility services; or (v) any act or omission of any other tenant of the Building
or persons in the Property, occupants of adjacent property, of the buildings, or the public or caused by operations in construction
of any private, public or quasi-public work. The provisions of this Article will not exempt Landlord from liability for its gross
negligence or willful misconduct; provided, however, in no event shall Landlord be liable for any consequential damages. Landlord
shall not be liable to Tenant for any damages as the result of any latent defect in the Premises. All property of Tenant kept or
stored on the Premises shall be so kept or stored at the risk of Tenant only and Tenant shall hold Landlord harmless from any claims
arising out of damage to the same, including subrogation claims by Tenant's insurance carrier.

 

Landlord shall have the following rights, exercisable
without liability by Landlord to Tenant: (a) to change the Building’s name and/or street address; (b) to install, affix and
maintain any and all signs on the exterior and in the interior of the Building; (c) to change the leasable areas and common areas
of the Building and/or construct additional buildings on the land on which the Building is located. Landlord also reserves all
airspace rights above, below and to all sides of the Premises; and (d) to grant anyone the exclusive right to conduct any business
or render any service in or to the Building, so long as it does not exclude Tenant’s permitted use of the Premises.

 

		21.	SUBORDINATION, ESTOPPEL AND FINANCIAL STATEMENTS:

 

This Lease shall be subordinated to any mortgages,
deeds of trust, security agreements, ground leases, master leases or other encumbrances (collectively, “Encumbrances”)
that may now exist or that may hereafter be placed upon the Property, or any part thereof, and to any and all advances made thereunder,
and to the interest upon the indebtedness evidenced by such Encumbrances, and to all renewals, modifications, consolidations, replacements
and extensions of any of the Encumbrances. In the event of execution by Landlord after the date of this Lease of any such Encumbrance,
renewal, modification, consolidation, replacement or extension, Tenant agrees, within ten (10) days of its receipt, to execute
and return any commercially reasonable subordination agreement required by the holder of such Encumbrance, which agreement shall
provide that:

 

    14 

     

    

 

a.       Such
holder shall not disturb the possession and other rights of Tenant under this Lease so long as Tenant is not in default hereunder;

 

b.       In
the event of acquisition of title to the Premises by such holder, such holder shall accept Tenant as tenant of the Premises under
the terms and conditions of this Lease and shall perform all the obligations of Landlord hereunder; and

 

c.       In
such event Tenant shall recognize such holder as landlord hereunder.

 

Tenant shall, upon receipt of a request from
Landlord therefore, within ten (10) days after receipt of such request, execute and deliver to Landlord or to any proposed holder
of an Encumbrance, an estoppel certificate in recordable form, certifying that this Lease is in full force and effect, that there
are no offsets against Rent nor defenses to Tenant's performance under this Lease, or setting forth any such offsets or defenses
claimed by Tenant, as the case may be, and such other terms as reasonably requested by Landlord. In the event that Tenant fails
to execute and return the estoppel certificate within such ten (10) day period, the holder of such Encumbrance shall be entitled
to rely, as against the Tenant, that (i) this Lease is in full force and effect, without amendment except as specified by the Landlord,
(ii) Tenant has no offsets against Rent nor any defenses to Tenant’s performance under this Lease, (iii) Tenant has no right
to any offset or defenses to the payment of Rent, and (iv) Tenant has not paid any Rent under this Lease more than one month in
advance.

 

Tenant agrees to give prompt written notice
to the holder of each Encumbrance who has given Tenant written notice of its address of any default by Landlord under this Lease
which would entitle Tenant to terminate or cancel this Lease or abate the Rent payable hereunder, and agrees that, notwithstanding
any provision of this Lease to the contrary, no Rent abatement or notice of termination of this Lease by Tenant shall be effective
unless all such notified holders of Encumbrances have received said notice and have failed for thirty (30) days after receipt thereof
to cure Landlord's default, or if the default cannot be cured within thirty (30) days, have failed to commence and to diligently
pursue the cure of Landlord's default which gave rise to such right of termination or abatement.

 

Unless Tenant’s current financial statements
are readily available to the public (e.g., via internet access), Tenant agrees to provide Landlord (but no more than twice in any
calendar year), within ten (10) days of request, the then most current financial statements of Tenant and any guarantors of this
Lease Agreement, which shall be certified by Tenant, and if available, shall be audited and certified by a certified public accountant.
Landlord shall keep such financial statements confidential, except Landlord shall, in confidence, be entitled to disclose such
financial statements to existing or prospective mortgagees or purchasers of the Building.

 

    15 

     

    

 

		22.	ASSIGNMENT OR SUBLETTING:

 

a.       Tenant
Assignment. Tenant agrees not to assign, sublet, license, mortgage or encumber this Lease Agreement, the Premises, or any part
thereof, whether by voluntary act, operation of law, or otherwise, without the specific prior written consent of Landlord in each
instance and such consent shall not be unreasonably withheld. If Tenant is a corporation, partnership or other legal entity, transfer
of a controlling interest of Tenant shall be considered an assignment of this Lease Agreement for purposes of this Article.
Consent by Landlord in one such instance shall not be a waiver of Landlord's rights under this Article as to requiring consent
for any subsequent instance. Any purported assignment, subletting, licensing, mortgaging or other transfer of this Lease Agreement
or the Premises hereunder by Tenant that does not comply with the provisions of this Article 21 shall be void. Notwithstanding
anything herein to the contrary, Tenant may, without the consent of Landlord, assign this Lease Agreement or sublet all or any
part of the Premises to an Affiliate of Tenant, or if Tenant is acquired pursuant to a merger or acquisition, or sells substantially
all of the assets of its business conducted at the Premises. As used herein, an “Affiliate” of Tenant shall
be deemed to be any entity which either controls, is controlled by or is under common control with Tenant, with “control”
meaning the power to direct the management and policies, directly or indirectly, through the ownership of voting capital stock
or other ownership interest. In connection with any assignment of this Lease Agreement or subletting of the Premises made or requested
by Tenant, Tenant shall pay Landlord (i) a processing fee of $500.00 and (ii) all out-of-pocket costs incurred by Landlord, including
reasonable attorneys’ fees. In the event Tenant desires to sublet a part or all of the Premises, or assign this Lease Agreement,
including to an Affiliate of Tenant, Tenant shall give written notice to Landlord at least thirty (30) days prior to the proposed
subletting or assignment, which notice shall state the name of the proposed subtenant or assignee and the terms of any sublease
or assignment documents and shall include copies of financial statements or other relevant financial information of the proposed
subtenant or assignee. Any rents and other consideration received by Tenant from an assignment of this Lease Agreement or subletting
of the Premises which exceed the Rent then payable by Tenant under this Lease Agreement shall be immediately paid by Tenant to
Landlord as Additional Rent hereunder. At Landlord’s option following a default by Tenant under this Lease Agreement, any
and all payments by the subtenant with respect to the sublease shall be paid directly to Landlord. In any event no assignment or
subletting, including to an Affiliate of Tenant, shall release Tenant of its obligation to pay the Rent and to perform all other
obligations to be performed by Tenant hereunder for the Term of this Lease Agreement. The acceptance of Rent by Landlord from any
other person shall not be deemed to be a waiver by Landlord of any provision hereof. At Landlord's option and with the exception
of an assignment or subletting to an Affiliate of Tenant, Landlord may terminate this Lease Agreement in lieu of giving its consent
to any proposed assignment of this Lease Agreement or subletting of all of the Premises (which termination may be contingent upon
the execution of a new lease with the proposed assignee or subtenant).

 

b.       Landlord
Assignment. Landlord's right to assign this Lease Agreement is and shall remain unqualified upon any sale or transfer of the Building
and, provided the purchaser succeeds to the interests of Landlord under this Lease Agreement, Landlord shall thereupon be entirely
freed of all obligations of the Landlord's hereunder and shall not be subject to any liability resulting from any act or omission
or event occurring after such conveyance.

 

		23.	ATTORNMENT:

 

In the event of any sale, transfer or assignment
of Landlord's interest in the Property, or the Building in which the Premises are located, or this Lease, or if the Property comes
into custody or possession of a mortgagee or any other party whether because of a mortgage foreclosure, or otherwise, Tenant shall
attorn to such assignee or other party and recognize such party as Landlord hereunder; provided, however Tenant's peaceable possession
will not be disturbed so long as Tenant faithfully performs its obligations under this Lease. Tenant shall execute, on demand,
any attornment agreement required by any such party to be executed, containing such provisions as such party may require.

 

		24.	NOVATION IN THE EVENT OF SALE:

 

In the event of the sale of the Premises, Landlord
shall be and hereby is relieved of all of the covenants and obligations created hereby accruing from and after the date of sale,
and such sale shall result automatically in the purchaser assuming and agreeing to carry out all the covenants and obligations
of Landlord herein. Notwithstanding the foregoing provisions of this Article, Landlord, in the event of a sale of the Premises,
shall cause to be included in the agreement of sale and purchase a covenant whereby the purchaser of the Premises assumes and agree
to carry out all of the covenants and obligations of Landlord herein.

 

    16 

     

    

 

The Tenant agrees at any time and from time
to time upon not less than ten (10) days prior written request by Landlord to execute, acknowledge and deliver to Landlord a statement
in writing certifying that this Lease is unmodified and in full force and effect, or as modified and stating the modifications,
and the dates to which Base Rent, Additional Rent and other charges have been paid in advance, if any, and such other terms as
Landlord shall reasonably require, it being intended that any such statement delivered pursuant to this paragraph may be relied
upon by any prospective purchaser of the fee or mortgagee, or assignee of any mortgage of the Premises. In the event that Tenant
fails to execute and return such statement within such ten (10) day period, the requesting party shall be entitled to rely, as
against the Tenant, that: (i) this Lease is in full force and effect, without amendment except as specified by the Landlord, (ii)
Tenant has no offsets against Rent nor any defenses to Tenant’s performance under this Lease, (iii) Tenant has no right to
any offset or defenses to the payment of Rent, and (iv) Tenant has not paid any Rent under this Lease more than one month in advance.

 

		25.	SUCCESSORS AND ASSIGNS:

 

The terms, covenants and conditions hereof
shall be binding upon and inure to the successors and assigns of the parties hereto.

 

		26.	REMOVAL OF FIXTURES:

 

Notwithstanding anything contained in Article
8, Article 29, or elsewhere in this Lease, if Landlord requests, Tenant will promptly remove at the sole cost and expense
of Tenant, all fixtures, equipment and Alterations (as defined in Article 8) made by Tenant simultaneously with vacating
the Premises and Tenant will promptly repair all damage and restore said Premises to the condition that existed immediately prior
to said fixtures, equipment and Alterations having been made, all at the sole cost and expense of Tenant, including the removal
of any or all data and voice cabling or other wiring, all at Tenant’s sole cost.

 

		27.	QUIET ENJOYMENT:

 

Landlord warrants that it has full right to
execute and to perform this Lease and to grant the estate demised, and that Tenant, upon payment of the Rent and other amounts
due and the performance of all the terms, conditions, covenants and agreements on Tenant's part to be observed and performed under
this Lease, may peaceably and quietly enjoy the Premises for the business uses permitted hereunder, subject, nevertheless, to the
terms and conditions of this Lease.

 

		28.	RECORDING:

 

Tenant shall not record this Lease without
the written consent of Landlord. However, upon the request of either party hereto, the other party shall join in the execution
of a Memorandum Lease for the purposes of recordation. Said Memorandum Lease shall describe the parties, the Premises and the Term
of the Lease and shall incorporate this Lease by reference.

 

		29.	OVERDUE PAYMENTS:

 

All monies due under this Lease from Tenant
to Landlord shall be due on demand, unless otherwise specified and if not paid when due, shall result in the imposition of a service
charge for such late payment in the amount of five percent (5%) of the amount due, provided, however, Landlord will waive one monthly
late payment service charge per year provided such payment is received by the fifteenth (15th) day of said month. All unpaid or
delinquent Rent and Tenant obligations of any kind shall accrue interest at the rate of one and one-half (1-1/2%) percentage per
month from and after the due date.

 

    17 

     

    

 

		30.	SURRENDER:

 

On the Expiration Date or upon the termination
hereof upon a day other than the Expiration Date, Tenant shall peaceably surrender the Premises broom-clean in good order, condition
and repair, reasonable wear and tear only excepted, and subject to the terms and conditions of Exhibit G. On or before the
last day of the Term or the sooner termination thereof, Tenant shall at its expense remove all of its furnishings, equipment and
other personal property from the Premises, repairing any damage caused thereby, and any property not so removed shall be deemed
abandoned. At the election of Landlord and if Tenant is so notified in writing at the time Landlord approves any Alterations, all
Alterations (as defined in Article 8) and fixtures, other than Tenant's trade fixtures, which have been made or installed
by either Landlord or Tenant upon the Premises, shall at the end of the Term or the earlier termination thereof, at Landlord’s
option (i) remain as Landlord's property and shall be surrendered with the Premises as a part thereof, or (ii) shall be removed
from the Premises, in which event Tenant shall remove the same at its sole cost and expense and repair any damage caused thereby.
The Tenant Improvements shall not be required to be restored at the Expiration Date or upon termination hereof. If the Premises
are not vacated and surrendered at the end of the Term or the sooner termination thereof as required by this Article 29,
Tenant shall indemnify Landlord against any and all loss, cost, damage, liability and expense resulting from delay by Tenant in
so vacating and surrendering the Premises, including, without limitation, claims made by any succeeding tenant founded on such
delay, which indemnity obligation shall survive the expiration or earlier termination of this Lease Agreement. Tenant shall promptly
surrender all keys for the Premises to Landlord and shall inform Landlord of any combinations to any locks and/or safes on the
Premises.

 

		31.	END OF TERM AND HOLDING OVER:

 

Tenant will, at the expiration of this Lease
Agreement, whether by lapse of time or termination, vacate and surrender immediate possession of the Premises to Landlord. If Tenant
fails to vacate and surrender possession of the Premises, the Landlord may, at its option, serve written notice upon Tenant that
such holdover constitutes the creation of a month-to-month tenancy. If Landlord does not give said notice, Tenant's holdover shall
create a tenancy at sufferance. In any event, the tenancy shall be upon the terms and conditions of this Lease Agreement, except
that the Base Rent and Additional Rent shall be 150% of the Base Rent and Additional Rent Tenant was obligated to pay Landlord
under this Lease Agreement immediately prior to expiration (in the case of tenancy at sufferance such Base Rent and Additional
Rent shall be prorated on the basis of a 365 day year for each day Tenant remains in possession); excepting further that in the
case of a tenancy at sufferance, no notices shall be required prior to commencement of any legal action to regain possession of
the Premises. The provisions of this Article shall not constitute a waiver by Landlord of any right of re-entry as otherwise
available to Landlord; nor shall receipt of any Rent or any other act in apparent affirmance of the tenancy operate as a waiver
of the right to terminate this Lease Agreement for a breach by Tenant hereof. If Tenant determines to extend or renew the Term
of this Lease, whether by new lease agreement or amendment to this Lease, Landlord shall have no obligation to pay commissions
or fees of any kind to any brokers that Tenant may engage regarding such new lease term. Tenant hereby acknowledges that any claim
for brokerage commissions or fees in connection with a new term of this Lease shall be paid in full by Tenant.

 

		32.	CONSENTS BY LANDLORD, TENANT FINANCING:

 

Whenever provision is made under this Lease
for Tenant securing the consent or approval by Landlord, such consent or approval shall only be in writing.

 

In the event that Tenant requires Landlord
to sign any agreement related to third-party financing obtained by Tenant, Tenant shall pay a fee to Landlord equal to $500 or
the total hourly charges of any professional necessary to review such agreement, whichever is less. Further, Tenant agrees to indemnify
Landlord for any costs or expenses resulting from such agreement.

 

    18 

     

    

 

		33.	NOTICES:

 

Any notice required or permitted under this
Lease shall be in writing and deemed sufficiently given or secured if sent by registered or certified return receipt mail or registered
overnight courier service to Tenant at the address of the Premises provided in Definitions on Page 1 of this Lease and to Landlord
at the address as provided in Article 4 of this Lease, and either party may by like written notice at any time designate
a different address to which notices shall subsequently be sent or Rent to be paid.

 

		34.	RULES AND REGULATIONS:

 

Tenant shall observe and comply with the rules
and regulations set forth on Exhibit C or as Landlord may reasonably promulgate from time to time, for the safety, care
and cleanliness of the Premises, Building, Common Areas and Property.

 

		35.	INTENT OF PARTIES:

 

Except as otherwise provided herein, Tenant
covenants and agrees that if it shall at any time fail to pay any costs or expenses, or fail to take out, pay for, maintain or
deliver any of the insurance policies, or fail to make any other payment or perform any other act on its part to be made or performed
as required in this Lease, then Landlord may, but shall not be obligated to, and without notice to or demand upon Tenant and without
waiving or releasing Tenant from any obligations of Tenant contained in this Lease, pay any such cost or expense, effect any such
insurance coverage and pay premiums therefore, and may make any other payment or perform any other act on the part of Tenant to
be made and performed as provided in this Lease, in such manner and to such extent as Landlord may deem desirable, and in exercising
any such right, to also pay all necessary and incidental costs and expenses, employ counsel and incur and pay reasonable attorneys'
fees. All sums so paid by Landlord and all necessary and incidental costs and expenses in connection with the performance of any
such act by Landlord, together with interest thereon at the rate of twelve percent (12%) per annum from the date of making of such
expenditure by Landlord, shall be deemed Additional Rent hereunder, and shall be payable to Landlord on demand. Tenant covenants
to pay any such sum or sums with interest as aforesaid and Landlord shall have the same rights and remedies in the event of the
non-payment thereof by Tenant as in the case of default by Tenant in the payment of the Base Rent or Additional Rent due under
this Lease.

 

		36.	GENERAL:

 

a.       The
Lease does not create the relationship of principal and agent or of partnership or of joint venture or of any association between
Landlord and Tenant, the sole relationship between the parties hereto being that of landlord and tenant.

 

b.       No
waiver of any default of Tenant hereunder shall be implied from any omission by Landlord to take any action on account of such
default if such default persists or is repeated, and no express waiver shall affect any default other than the default specified
in the express waiver and that only for the time and to the extent therein stated. One or more waivers by Landlord shall not then
be construed as a waiver of a subsequent breach of the same covenant, term or condition. The consent to or approval by Landlord
of any act by Tenant requiring Landlord's consent or approval shall not waive or render unnecessary Landlord's consent to or approval
of any subsequent similar act by Tenant. No action required or permitted to be taken by or on behalf of Landlord under the terms
or provisions of this Lease shall be deemed to constitute an eviction or disturbance of Tenant's possession of the Premises. All
preliminary negotiations are merged into and incorporated in this Lease. The laws of the State of Minnesota shall govern the validity,
performance and enforcement of this Lease.

 

    19 

     

    

 

c.       This
Lease and the exhibits, attached hereto and forming a part hereof, constitute the entire agreement between Landlord and Tenant
affecting the Premises and there are no other agreements, either oral or written, between them other than as herein set forth.
No subsequent alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant unless reduced to
writing and executed in the same form and manner in which this Lease is executed. If Tenant is a legal entity, each individual
executing this Lease on behalf of said entity represents and warrants that s/he is duly authorized to execute and deliver this
Lease on behalf of said entity in accordance with duly adopted resolutions of the governing body of said entity or in accordance
with the organizational documents of said entity, and that this Lease is binding upon said entity in accordance with its terms.

 

d.       If
any agreement, covenant or condition of this Lease or the application thereof to any person or circumstances shall, to any extent,
be invalid or unenforceable, the remainder of this Lease, or the application of such agreement, covenant or condition to persons
or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and each agreement,
covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by law.

 

e.       The
obligations of Landlord under this Lease do not constitute the personal obligations of the individual partners, members,
trustees, shareholders, directors or officers of Landlord or its constituent members or partners. If Landlord shall fail to
perform any covenant, term or condition of this Lease required of Landlord, Tenant shall be required to deliver to Landlord
written notice of the same. If, as a consequence of such default, Tenant shall recover a money judgment against Landlord,
such judgment shall be satisfied only out of the proceeds of sale received upon execution of such judgment and levied thereon
against the right, title and interest of Landlord in the Property and out of Rent or other income from the Property
receivable by Landlord, or out of consideration received by Landlord from the sale or other disposition of all or any part of
Landlord’s right, title or interest in the Property, and no action for any deficiency may be sought or obtained by
Tenant.

 

f.       Tenant
represents to Landlord, and Landlord represents to Tenant, that the representing party is not (and such party is not engaged in
this transaction on behalf of) a person or entity with which either party is prohibited from doing business pursuant to any law,
regulation or executive order pertaining to national security (“Anti-Terrorism Laws”) and; such party has not
violated and, to the best of such party’s knowledge it is not under investigation for, the violation of any Anti-Terrorism
Laws pertaining to money laundering. “Anti-Terrorism Laws”, as referenced above, shall specifically include, but shall
not be limited to, the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism
Act of 2001, Pub. L. No. 107-56 (aka, the USA Patriot Act); Executive Order 13224; the Bank Secrecy Act, 31 U.S.C. Section 5311
et. Seq.; the Trading with the Enemy Act, 50 U.S.C. App. Section 1 et. Seq.; the International Emergency Economic Powers Act, 50
U.S.C. Section 1701 et. Seq.; sanctions and regulations promulgated pursuant thereto by the Office of Foreign Assets Control (“OFAC”),
as well as laws related to the prevention and detection of money laundering in 18 U.S.C. Sections 1956 and 1957.

 

		37.	ENVIRONMENTAL:

 

a.       Tenant
will not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used on the Property (as defined
below) in a manner or for a purpose prohibited by or which would result in liability under any Hazardous Materials Law (as defined
below). Tenant, at its sole cost and expense, will comply with all Hazardous Materials Laws and prudent industry practice relating
to the presence, treatment, storage, transportation, disposal, release or management of Hazardous Materials in, on, under or about
the Property required for Tenant's use of the Property and its operations therein and will notify Landlord in writing in advance
of any and all Hazardous Materials Tenant brings upon, keeps or uses on the Property (other than small quantities of office cleaning
or other office supplies as are customarily used in the ordinary course of a general office use). On or before the expiration or
earlier termination of this Lease Agreement, Tenant will, at its sole cost and expense, cause all Hazardous Materials in, on, under
or about the Property as a result of or in any way related to Tenant’s use of the Property or its operations therein, whether
prior to or following the commencement date of this Lease Agreement, to be removed from the Property in accordance and in compliance
with all Hazardous Materials Laws. Tenant will not take any remedial action in response to the presence of any Hazardous Materials
in, on, under or about the Property, nor enter into any settlement agreement, consent decree or other compromise with respect to
any Claims (as defined below) relating to or in any way connected with the Property, without first notifying Landlord of Tenant's
intention to do so and affording Landlord reasonable opportunity to investigate, appear, intervene or otherwise appropriately assert
and protect Landlord's interest in the Property.

 

    20 

     

    

 

b.       Tenant
will notify Landlord of any of the following actions affecting Landlord, Tenant or the Property and resulting from or in any way
relating to Tenant's use of the Property or its operations therein immediately after receiving notice of the same: (a) any enforcement,
clean-up, removal or other governmental or regulatory action instituted, completed or threatened under any Hazardous Materials
Law; (b) any Claim made or threatened by any person relating to damage, contribution, cost recovery, compensation, loss or injury
resulting from or claimed to result from any Hazardous Material; and (c) any reports made by any person, including Tenant, to any
environmental agency relating to any Hazardous Material, including any complaints, notices, warnings or asserted violations. Tenant
will also provide Landlord, as promptly as possible and in any event within ten (10) days after Tenant first receives or sends
the same, with copies of all Claims, reports, complaints, notices, warnings or asserted violations relating in any way to the Property.
Upon Landlord’s written request, Tenant will promptly deliver to Landlord notices of manifests reflecting the legal and proper
disposal of all Hazardous Materials removed or to be removed from the Property. All such manifests will list Tenant or its agent
as a responsible party and will not attribute responsibility for any such Hazardous Materials to Landlord.

 

c.       Subject
to the provisions of Article 12 above, including but not limited to the notice and confidentiality provisions, Landlord
shall have the right, from time to time, by itself or by its agent, to enter upon the Property for purposes of inspecting the compliance
thereof, and the operations conducted thereon, with Hazardous Materials Laws, and to take such samples or perform such intrusive
testing, or “Phase II” investigation, as Landlord may, in its discretion, determine; provided that any such entry,
or such intrusive testing, shall not unreasonably interfere with the business operations of Tenant on the Property. Tenant shall
afford Landlord, or its agent, access to Tenant’s books and records evidencing compliance with Hazardous Materials Laws,
including, but not limited to, access to appropriate licenses and permits, as well as manifests or other records relative to the
handling, treatment, storage, shipment, or disposal of Hazardous Materials, as required under applicable Hazardous Materials Laws.
The costs incurred in exercising Landlord’s rights under this Article 37 C shall be paid by Landlord unless
such entry and/or testing by Landlord reveals either a violation of Hazardous Materials Laws or the presence of Hazardous Materials
requiring remediation, in either which case and in addition to being responsible for all of the costs of remedying such violation
and/or remediating such Hazardous Materials, Tenant shall reimburse Landlord for the costs incurred by Landlord under this Article
37 C within thirty (30) days following Tenant’s receipt of an invoice therefore.

 

d.       Tenant
acknowledges and agrees that all reporting and warning obligations required under Hazardous Materials Laws resulting from or in
any way relating to Tenant's use of the Property or its operations therein are Tenant’s sole responsibility, regardless whether
such Hazardous Materials Laws permit or require Landlord to report or warn.

 

e.       With
respect to all Hazardous Materials brought unto the Property by Tenant, the following specific rules shall govern:

 

Tenant shall at all times be in full compliance
with all Hazardous Materials Laws. Tenant shall advise Landlord prior to the generation or handling of Hazardous Materials (other
than small quantities of office cleaning or other office supplies as are customarily used in the ordinary course of a general office
use). Upon request by Landlord, Tenant shall deliver to Landlord copies of all contracts, programs, management plans or certifications
regarding the generation, storage, removal or disposal of Hazardous Materials which are required in order for Tenant to be in compliance
with the Hazardous Materials Laws.

 

    21 

     

    

 

All Hazardous Materials located upon the Property
shall be transported therefrom, and appropriately disposed of directly by Tenant pursuant to Hazardous Materials removal contracts
executed by Tenant and in compliance with all Hazardous Materials Laws.

 

Tenant shall, immediately upon receipt provide
Landlord with copies of, and shall comply with, all Environmental Requirements.

 

In no event shall any Hazardous Materials be
stored, handled or disposed of on the Property other than in strict compliance herewith.

 

f.       As
between Tenant and Landlord, Tenant will indemnify, defend (with counsel reasonably acceptable to Landlord), protect and hold harmless
the Landlord Parties (as defined below) from and against any and all Claims whatsoever arising or resulting from the discharge
of Hazardous Materials in, on or upon the Premises, the Building or the Property by Tenant after the Commencement Date of the Original
Lease (as defined in Section 46 below. Tenant’s obligation under this Section shall survive the expiration or earlier termination
of the Original Lease and the Term of this Lease. The foregoing indemnifications shall be binding upon and inure to the benefit
of the parties hereto and their respective successors and assigns.

 

g.       
Landlord warrants and covenants that to the best of its knowledge there is no contamination of the Premises, the Building or the
Property caused by Hazardous Materials. Landlord hereby agrees to defend, indemnify and hold harmless Tenant and its officers,
directors, shareholders, partners and principals from and against any claims arising as of the result of any past discharge of
any Hazardous Substances in, on or upon the Premises, the Building or the Property, and any release of Hazardous Materials at or
from the Building or the Property. Landlord's obligations under this Section shall survive the expiration or earlier termination
of the Term of this Lease and the sale of the Premises, the Building or the Property by the Landlord. The foregoing indemnifications
shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns.

 

The terms of this section relating
to Tenant shall not apply to conditions pre-existing, caused by another tenant of Property, or otherwise not related to or caused
by Tenant.

 

h.       As
used herein, the following terms shall have the following meanings:

 

		i.	“Hazardous Materials” means any of the following, in any amount: (a) any petroleum
or petroleum product, asbestos in any form, urea formaldehyde and polychlorinated biphenyls; (b) any radioactive substance; (c)
any toxic, infectious, reactive, corrosive, ignitable or flammable chemical or chemical compound; and (d) any chemicals, materials
or substances, whether solid, liquid or gas, defined as or included in the definitions of “hazardous substances,” “hazardous
wastes,” “pollutants,” “contaminants,” “hazardous materials,” “extremely hazardous
wastes,” “restricted hazardous wastes,” “toxic substances,” “toxic pollutants,” “solid
waste,” or words of similar import in any federal, state or local statute, law, ordinance or regulation now existing or existing
on or after the Effective Date, including, without limiting the generality of the foregoing, the Comprehensive Environmental Response
Compensation and Liability Act, 42 U.S.C. § 9601, et seq., and the Minnesota Environmental Response and Liability Act, Minn.
Stat. Chapter 115B, as any of the same may be interpreted by government offices and agencies.

 

    22 

     

    

 

		ii.	“Property” means the Premises and the Building (expressly including the all
Common Areas) together.

 

		iii.	“Hazardous Materials Laws” means any federal, state or local statutes, laws,
ordinances or regulations now or hereafter existing that control, classify, regulate, list or define Hazardous Materials, or the
generation, storage, transportation, treatment or disposal of Hazardous Materials.

 

		iv.	“Landlord Parties” means Landlord and its property manager and their respective
officers, governors, members, managers and employees.

 

		v.	“Claims” means all claims, actions, liabilities, damages, costs, penalties,
forfeitures, losses or expenses, including, without limitation, reasonable attorneys’ fees.

 

		vi.	“Environmental Requirements” means all permits, inspection reports, monitoring
reports, licenses, orders, demands, compliance requests, edicts or other documentation filed, served, delivered or transmitted
either with, to or from the Minnesota Pollution Control Agency, Minnesota Department of Health or the Environmental Protection
Agency or any other governmental body, including Hazardous Materials Laws.

 

h.       The
obligations of Tenant under this Article 37 shall survive the expiration or earlier termination of this Lease Agreement.

 

		38.	CAPTIONS:

 

The captions are inserted only as a matter
of convenience and for reference, and in no way define, limit or describe the scope of this Lease nor the intent or any provision
thereof.

 

		39.	ATTACHMENTS:

 

Attached hereto and made a part hereof is an
Addendum containing Article 42 through Article 46 inclusive and Exhibits A through Exhibit H, inclusive, which
Exhibits are as follows:

 

	Exhibit	 	Description
	Exhibit A	 	Legal Description
	Exhibit B	 	Premises
	Exhibit C	 	Building Rules and Regulations
	Exhibit D	 	The Plans for Tenant Improvements
	Exhibit E	 	Sign Criteria
	Exhibit F	 	Ratification Agreement
	Exhibit G	 	Requirements upon Lease Termination

 

		40.	SUBMISSION:

 

Submission of this Lease Agreement by Landlord
to Tenant for examination and/or execution shall not in any manner bind Landlord and no obligations on Landlord shall arise under
this Lease Agreement unless and until this Lease Agreement is fully signed and delivered by Landlord and Tenant; provided, however,
the execution and delivery by Tenant of this Lease Agreement to Landlord shall constitute an offer by Tenant of the terms, covenants
and conditions contained in this Lease Agreement, which offer may not be revoked for a period of thirty (30) days after such delivery.

 

    23 

     

    

 

		41.	REPRESENTATION:

 

Each of the parties represents and warrants
that except only as may be provided in Article 44 of the Addendum, there are no claims for brokerage commissions or finder’s
fees (collectively “Leasing Commissions”) in connection with this Lease Agreement, and agrees to indemnify the
other party against, and hold it harmless from all liabilities arising from any claim for Leasing Commissions asserted by a broker,
agent or other person or entity claiming through the indemnifying party, including without limitation, reasonable attorneys’
fees incurred in connection therewith. Further, each of the parties agrees that in the event of an extension, renewal, expansion
or other amendment to the Lease, the parties will negotiate directly. In the event that Tenant wishes to retain a broker for such
negotiations, Tenant shall be fully responsible for all commissions related thereto,

 

IN WITNESS WHEREOF,
Landlord and Tenant have caused this Lease to be executed in form and manner sufficient to bind them at law, as of the day and
year first above written.

 

	Landlord:	West Glen Development I LLC
	 	A Minnesota limited liability company
	 	 	 
	Date: 10/3/17	By:	/s/ Bradley L. Moen
	 	 	Bradley L. Moen, Governor
	 	 	 
	Date: 9/28/17	By:	/s/ Michael J. Leuer
	 	 	Michael J. Leuer, Governor
	 	 	 
	Tenant:	Celcuity, LLC
	 	A Minnesota limited liability company
	 	 	 
	Date: 9/20/17	By:  	/s/ Brian Sullivan
	 	Name:  Brian Sullivan
	 	Its:  CEO

 

    24 

     

    

 

LEASE ADDENDUM

 

This Lease Addendum, dated
this 20th day of September, 2017 by and between West Glen Development I, LLC, a Minnesota limited liability company (“Landlord”),
and Celcuity, LLC, a limited liability company (“Tenant”), is attached to and made a part of that certain Commercial
Lease of even date hereof (the “Lease Form”). The Lease Form as modified by this Addendum is hereinafter referred
to as the Lease. Except to the extent otherwise defined below, all capitalized terms used in this Addendum shall be as defined
in the Lease Form.

 

Any provision of the Lease
Form to the contrary notwithstanding, Landlord and Tenant mutually agree as follows:

 

42.          Base
Rent:

 

	Months	 	Price Per Square
 Foot	 	 	Monthly	 
	May1, 2018 to April 30, 2019	 	$	11.39	 	 	$	15,483.75	 
	May1, 2019 to April 30, 2020	 	$	11.67	 	 	$	15,864.39	 
	May1, 2020 to April 30, 2021	 	$	11.95	 	 	$	16,235.07	 

 

43.          Amounts
Due Upon Lease Execution: In addition to the Security and Damage Deposit described in Article 10 of the Lease in the
amount of $22,008.96, upon execution of the Lease, Tenant shall in addition submit to Landlord a check in amount representing the
first month’s Base Rent of $15,483.75, for a total due of $37,492.71.

 

44.          Tenant
Improvements: Preliminary plans prepared by Landlord for permanent improvements to the Premises are attached hereto as Exhibit
D and by this reference incorporated herein (the “Plans”). The Plans have been approved by each of Landlord
and Tenant. The parties acknowledge that the Plans will modify the Premises to accommodate Tenant's intended use. Upon any required
approval of the Plans by the City and the issuance of a building permit by the City, Landlord shall retain Moen Management LLC
(“Contractor”) which shall be responsible for constructing the improvements as shown on the Plans (hereafter
called “Tenant Improvements”) for and on behalf of Tenant. Landlord and Tenant have agreed that the estimated
costs of such Tenant Improvements is $100,000.00 and shall be paid as follows: $25,000 by Tenant, and $75,000 by Landlord. Upon
the commencement of the Tenant Improvement work by Contractor, Tenant shall pay to Landlord said $25,000. Any improvements to the
Premises, other than as shown on the Plans (including cost increases to the Tenant Improvements caused due to change orders to
the Plans requested by Tenant), and the furnishing of the Premises, shall be made by Tenant at the sole cost and expense of Tenant,
subject to all other provisions of this Lease Agreement. If the Tenant Improvements cannot be substantially completed prior to
the Commencement Date, then the provisions of Article 9 shall apply. As used in this Lease Agreement, “substantial
completion” of the Tenant Improvements or their being “substantially completed” means (i) Landlord has completed
construction of the Tenant Improvements in accordance with the Plans to such an extent that Tenant may occupy the Premises for
the purpose of conducting its business operations therein, subject to completion by Landlord of normal punch list items (hereafter
called the “Punch List Items”) and (ii) any required certificate of occupancy/completion or its local equivalent
has been issued by the City for the Premises so as to permit the use and occupancy of the Premises by Tenant.

 

    25 

     

    

 

		45.	Option to Extend Term.

 

A.
          Subject to the provisions of Article 45B below and provided this Lease Agreement or Tenant’s right of possession hereunder
has not been earlier terminated, Tenant shall have the right to extend the Term of the Lease Agreement as to all, but not less
than all, of the Premises then being leased hereunder, for two periods of one (1) years beginning immediately following the end
of the initial Term (the “Extended Term”) subject to the following terms and conditions:

 

(i) Tenant shall
give written notice to Landlord of the exercise of Tenant’s right to extend the Term of this Lease Agreement no later than
nine (9) months prior to the commencement of the Extended Term, time being of the essence (the “Renewal Notice”).
If no such Renewal Notice is timely given, this Lease Agreement shall terminate as of the end of the initial Term;

 

(ii) Tenant shall
not be in default under this Lease Agreement beyond the passage of any applicable period of cure, grace or notice at the time of
giving the Renewal Notice or at any time thereafter to and including the commencement of the Extended Term; and

 

(iii) The extension
of the Term hereunder for the Extended Term shall be on the same terms and conditions as are applicable to the initial Term;

 

provided, however, (i) Tenant shall
have no further right to extend the Term of this Lease Agreement, (ii) and (ii) the Base Rent payable by Tenant to Landlord in
monthly installments during the Extended Term shall be as follows:

 

	Months	 	Price Per Square
 Foot	 	 	Monthly	 
	May1, 2021 to April 30, 2022	 	$	12.23	 	 	$	16,625.67	 
	May1, 2022 to April 30, 2023	 	$	12.52	 	 	$	17,019.89	 

 

B.          It is acknowledged and
agreed by the parties that the right of Tenant (hereafter the “Original Tenant”) to extend the Term of
this Lease Agreement under Article 45A above is personal to Original Tenant. and should said Original Tenant either assign
this Lease Agreement or sublet all or any part of the Premises to any person or entity other than to an Affiliate of said
Original Tenant, Article 45A above shall automatically become null and void and of no further force or effect.

 

		46.	HVAC Repair and Replacement. Tenant's obligations as set forth in Article 6 of the Lease
with respect to the maintenance, repair and replacement, if necessary, of heating and air conditioning fixtures, equipment, and
systems, are modified as follows: If the HVAC equipment requires replacement during the Term of the Lease, Landlord shall pay for
the cost of such replacement. Tenant shall reimburse Landlord for said replacement costs based on the following formula in equal
monthly payments:

 

Number of months
remaining in Lease Term

______________________________________
     x       Replacement Cost

One Hundred Forty-Four
Months

 

		46.	EXISTING LEASE. The existing Commercial Lease by and between Landlord and Tenant dated March
11, 2014 of Suite 450 of the Building (the “Existing Lease”) shall automatically terminate upon the Commencement Date
of this Lease; provided, however, that Tenant shall have up to fifteen (15) business days following the Commencement Date to relocate
its equipment, property and fixtures from Suite 450 to the Premises.

 

    26 

     

    

 

	Landlord:	West Glen Development I, LLC
	 	A Minnesota limited liability company
	 	 	 
	Date: 10/3/17	By:	/s/ Bradley L. Moen
	 	 	Bradley L. Moen, Governor
	 	 	 
	Date: 9/28/17	By:	/s/ Michael J. Leuer
	 	 	Michael J. Leuer, Governor
	 	 	 
	Tenant:	Celcuity, LLC
	 	A Minnesota limited liability company
	 	 	 
	Date: 9/20/17	By:	/s/ Brian Sullivan
	 	Name:  Brian Sullivan
	 	Its:  CEO

 

    27 

     

    

 

EXHIBIT A

LEGAL DESCRIPTION OF PROPERTY

 

Lot 1, Block 1, West Glen Corporate Center,
Hennepin County, Minnesota

 

    28 

     

    

 

EXHIBIT B

PREMISES

 

 

    29 

     

    

 

EXHIBIT C

BUILDING RULES AND REGULATIONS

 

1.       Any
sign, lettering, picture, notice or advertisement installed on or in any part of the Property and visible from any exterior or
interior common area of the “Complex” or from the exterior of the Property, shall be installed at Tenant's sole cost
and expense, and in such manner, character and style as Landlord may approve in writing. Anything herein to the contrary notwithstanding,
approval as to signs shall be subject to Landlord's approval that may be withheld in Landlord's sole discretion. In the event of
a violation of the foregoing by Tenant, Landlord may remove the same without any liability and may charge the expense incurred
by such removal to Tenant. The term “Complex” shall be defined to mean all real property on which the buildings, driveways,
parking areas, landscaped areas and related common areas, commonly referred to as “West Glen”, is located in the City
of Plymouth, Minnesota.

 

2.       Tenant,
its employees, customers, invitees and guests shall not obstruct sidewalks, entrances, passages, corridors, vestibules, halls,
or stairways in and about the Complex which are used in common with other tenants and their employees, customers, guests and invitees,
and which are not a part of the property of Tenant. Tenant shall not place objects against glass partitions or doors or windows
that would be unsightly from the Complex corridors or from the exterior of the Complex and will promptly remove any such objects
upon notice from Landlord.

 

3.       Tenant
shall not make excessive noises, cause disturbances or vibrations, use or operate any electrical or mechanical devices that emit
excessive sound or other waves, disturbances or create obnoxious odors, nor operate any device/equipment for radio/television broadcasting
or reception from or within the Complex or elsewhere and shall not place or install any projections, antennas, aerials or similar
devices inside or outside the Property or on the Complex.

 

4.       Tenant
shall not waste electricity, water or vestibule heat furnished by Landlord, if any, and shall cooperate fully with Landlord to
ensure the most effective operation of the Complex's heating and air conditioning systems.

 

5.       Tenant
assumes full responsibility for protecting its space from theft, robbery and pilferage, which includes keeping doors locked and
other means of entry to the Property closed and secured at all times.

 

6.       In
no event shall Tenant bring into the Complex flammables, such as gasoline, kerosene, naphtha, benzene, explosives or any other
article of intrinsically dangerous nature. If, by reason of the failure of Tenant to comply with the provisions of this subparagraph,
any insurance premium for all or any part of the Complex shall at any time be increased, Tenant shall make immediate payment of
the whole of the increased insurance premium, without waiver of any of Landlord's other rights at law or in equity for Tenant's
breach of this Lease. Any permitted items must be stored in a fireproof cabinet.

 

7.       Tenant
shall comply with all applicable federal, state and municipal laws, ordinances and regulations, and building rules and shall not
directly or indirectly make any use of the Property which may be prohibited by any of the foregoing or which may be dangerous to
persons or property or may increase the cost of insurance or require additional insurance coverage.

 

8.       Landlord
shall have the right to prohibit any advertising by Tenant which in Landlord's reasonable opinion tends to impair the reputation
of the Complex or its desirability as a building complex for office/warehouse use, and upon written notice from Landlord, Tenant
shall refrain from or discontinue such advertising.

 

    30 

     

    

 

9.       The
Property shall not be used for cooking (as opposed to heating of food), lodging, sleeping or for any immoral or illegal purpose.

 

10.       Unless
expressly permitted by Landlord, no additional locks or similar devices shall be attached to any door or window and no keys other
than those provided by Landlord shall be made for any door. If more than two keys for one lock are desired by Tenant, Landlord
may provide the same upon payment by Tenant. Upon termination of this Lease or of Tenant's possession, Tenant shall surrender all
keys of the Property and shall explain to Landlord all combination locks on safes, cabinets and vaults.

 

11.       Any
carpeting cemented down shall be installed with a releasable adhesive. In the event of a violation of the foregoing by Tenant,
Landlord may charge the expense incurred by removal to Tenant.

 

12.       The
restrooms, drinking fountains and other plumbing fixtures shall not be used for any purpose other than those for which they are
constructed, and no sweepings, rubbish, rags, coffee grounds or other substances shall be disposed of therein. All damages resulting
from any misuse of the fixtures shall be borne by Tenant who, or whose employees, agents, visitors or licensees have caused same.
No person shall waste water by interfering or tampering with the faucets or otherwise.

 

13.       Tenant
shall not overload any utilities serving the Property.

 

14.       No
dog or other animal shall be allowed in the Building or within/on the Business Park’s grounds.

 

15.       All
loading/unloading, receiving/delivery of goods/supplies or disposal of garbage/refuse shall be made only through entryways provided
for such purposes. Tenant shall be responsible for any damage to the Complex or the property of its employees or others and injuries
sustained by any person whomsoever resulting from the use or moving of such articles in or out of the Property, and shall make
all repairs and improvements required by Landlord or governmental authorities in connection with the use or moving of such articles.

 

16.       All
safes, equipment or other heavy articles shall only be used by Tenant in a manner which will not interfere with or cause damage
to the Property or the Complex in which they are located, or to the other tenants or occupants of said Complex. Tenant shall be
responsible for any damage to the Building or the property of its employees or others and injuries sustained by any person whomsoever
resulting from the use or moving of such articles in or out of the Property, and shall make all repairs and improvements required
by Landlord or governmental authorities in connection with the use or moving of such articles.

 

17.       Canvassing,
soliciting, and peddling in or about the Complex is prohibited and each Tenant shall cooperate to prevent the same.

 

18.       Wherever
in these Building Rules and Regulations the word "Tenant" occurs, it is understood and agreed that it shall mean Tenant's
associates, employees, agents, clerks, invitees, and visitors. Wherever the word "Landlord" occurs, it is understood
and agreed that it shall mean Landlord's assigns, agents, employees, and visitors.

 

19.       Landlord
shall have the right to enter upon the Property at all reasonable hours for the purpose of inspecting the same.

 

20.       Landlord
shall have the right to enter the Property at hours convenient to Tenant for the purpose of exhibiting the same to prospective
tenants.

 

    31 

     

    

 

21.       Tenant,
its employees, customers, invitees and guests shall, when using the parking facilities in and around the Complex, observe and obey
all signs regarding fire lanes and no parking zones, and when parking always park between the designated lines. Landlord reserves
the right to tow away, at the expense of the owner, any vehicle that is improperly parked or parked in a no parking zone. All vehicles
shall be parked at the sole risk of the owner, and Landlord assumes no responsibility for any damage to or loss of vehicles. No
vehicles shall be parked overnight, except for vehicles owned by persons working overnight.

 

22.       In
case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Complex
during the continuance of the same by closing the doors or otherwise, for the safety of the tenants or the protection of the Complex
and the property therein. Landlord shall in no case be liable for damages resulting from any error or action taken with regard
to the admission to or exclusion from the Complex of any person.

 

23.       All
entrance doors to the Property shall be locked when the Property is not in use. All common corridor doors, if any, shall also be
closed during times when the heating and air conditioning equipment in the Complex is operating so as not to dissipate the effectiveness
of the system or place an overload thereon.

 

24.       No
awning or other projection shall be attached to the outside walls of the Complex. No curtains, blinds, shades or screens visible
from the exterior or interior common area of the Complex or visible from the exterior of the Property, shall be attached to, hung
in, or used in connection with any window or door of the Property without the prior written consent of Landlord. Such curtains,
blinds, shades, screens or other fixtures must be of a quality, type, design and color, and attached in manner approved by Landlord.

 

25.       Landlord
reserves the right at any time to rescind, alter or waive, in whole or in part, any of these Rules and Regulations when deemed
necessary, desirable, or proper, in Landlord's judgment, for its best interest or for the best interest of the tenants of the Complex.

 

26.       Any
trash dumpsters must be kept inside the Premises.

 

27.       No
outside storage of materials is allowed. (This includes trailer storage parked longer than 96 hours.)

 

28.       To
the extent these rules are in conflict with the terms of the Lease, the terms of the Lease shall rule and govern.

 

29.       Tenant
and Tenant's employees, agents, visitors and licensees shall observe faithfully and comply strictly with the foregoing rules and
regulations and such other and further appropriate rules and regulations as Landlord or Landlord's agent may from time to time
adopt. Reasonable notice of any additional rules and regulations shall be given in such manner as Landlord may reasonably elect.

 

    32 

     

    

 

EXHIBIT D

THE PLANS FOR TENANT IMPROVEMENTS

 

 

    33 

     

    

 

 

    34 

     

    

 

 

    35 

     

    

 

EXHIBIT E

SIGN CRITERIA

 

GENERAL:

 

1.       Tenant
is required to identify the Premises with a sign. All such signs shall be subject to the requirements and limitations as outlined
hereafter or as Landlord shall determine to be necessary, in its sole judgment.

2.       Tenant’s
signs shall be identity sign ONLY and shall be placed on the exterior wall in sign area designated by Landlord.

3.       Light
sources may be concealed by translucent material. Sign letters or components may be illuminated with lamps contained fully within
the depth of the letter. In any event, light sources shall not exceed 100 foot lamberts.

 

PROHIBITION: The following types of
signs or sign components shall be PROHIBITED:

		a.	Signs employing moving or flashing lights.

		b.	Signs employing exposed ballast boxes or transformers.

		c.	Sign manufacturers’ names, stamps or decals.

		d.	Signs employing painted non-illuminated letters.

		e.	Signs of box or cabinet type on metal fascia.

		f.	Signs employing letters with no returns or exposed fastenings.

		g.	Paper or cardboard signs, stickers or decals hung around, on or behind storefront (including glass
doors and/or windows).

		h.	Signs placed at right angles to any front.

		i.	Signs purporting to identify leased departments or concessionaires or contained within the premises.

 

PROCEDURE: Tenant shall submit two (2)
drawings of its proposed signage to the Landlord for approval prior to installation of any signage. Tenant must receive Landlord’s
written approval prior to installation of its signage. Signs must meet approval of the City of Plymouth, Minnesota. Sign contractor
must obtain a building permit.

 

FASCIA SIGNS:

		a.	Signs shall be composed of individual lit letters and shall be no more than 30 inches in height.

		b.	Signs shall be internally illuminated. Lighting fixtures attached to the building to illuminate
an unlit sign are prohibited.

		c.	Signs may have one line of copy above another line but the total height shall not exceed the designated
sign area.

		d.	The color of the interior shell and/or the lens of individually lit letters and the color of the
light source or the returns for the individually lit letters shall be subject to Landlord’s written approval.

		e.	A sign shall not cover more than eighty percent (80%) of the linear distances of the storefront
to which it is attached. All signs shall be set in at least eighteen inches (18”) from the borders of the Tenant’s
lease area. Signs shall be placed to optimally identify the Tenant’s entry. Proposed placement shall be subject to Landlord’s
written approval.

		f.	Logos may be used in the allocated sign but are subject to the size limitation. There shall be
no more than one (1) logo per tenant frontage.

		g.	Upon termination of the lease agreement, by lapse of time or otherwise, Tenant shall remove and
dispose of its signage at its sole cost and expense.

 

INTERIOR SIGNS: Neon window signs
shall be acceptable on the inside of display windows ONLY. Interior signs shall be subject to Landlord’s written approval
as to size, style and color. Interior signs must also be approved by the City of Plymouth.

 

    36 

     

    

 

EXHIBIT F

RATIFICATION AGREEMENT

 

WHEREAS, West Glen
Development I LLC, a Minnesota limited liability company ("Landlord"), and Celcuity, LLC, a Minnesota limited liability
company ("Tenant"), entered into a lease agreement dated September __, 2017 (the “Lease Agreement”)
with respect to Suite 100 of the Building at West Glen Development I, 16305 – 36th Avenue North, Plymouth,
Minnesota. Unless otherwise indicated, the terms defined in the Lease Agreement shall have the same meanings when used herein;
and

 

WHEREAS, pursuant
to Article 9 of the Lease Agreement, the parties agreed to ratify in writing the following terms of the Lease Agreement.

 

NOW, THEREFORE,
in consideration of the foregoing, the parties hereby agree that:

 

1.       The
Term of the Lease Agreement commenced on ____________ ___, 20_ and will terminate on ______________ ___, 20__ unless sooner terminated
in accordance with the provisions of the Lease Agreement.

 

2.       The
monthly installments of Base Rent payable for the Premises during the Term are as follows:

 

Months                Price Per
SF               Monthly Base Rent

 

3.       The
Premises contain _______ square feet, consisting of _______ square feet of office space and ________ square feet of warehouse,
service or storage space.

 

4.       Tenant
acknowledges and agrees that the Premises have been delivered to Tenant by Landlord in the condition required by the Lease Agreement
and Tenant has accepted possession of the Premises.

 

5.       [If
Applicable] Under Article __ of the Lease Agreement, the Termination Fee that would be payable by Tenant thereunder
totals $_____________.

 

Except as otherwise stated
herein, all of the remaining terms and conditions of the Lease Agreement shall continue to be in full force and effect.

 

	Landlord:	West Glen Development I, LLC
	 	A Minnesota limited liability company
	 	 	 
	Date: _______________________	By:	 
	 	 	Bradley L. Moen, Governor
	 	 	 
	Date: _______________________	By:	 
	 	 	Michael J. Leuer, Governor
	 	 	 
	Tenant:	Celcuity, LLC
	 	A Minnesota limited liability company
	 	 	 
	Date: _______________________	By:	 
	 	Name:	 
	 	Its:	 

 

    37 

     

    

 

EXHIBIT G

BROOM CLEAN CONDITION AND REPAIR

END OF TERM REQUIREMENTS

 

To be performed and complete by Tenant upon
termination of the Lease:

 

		1.	All lighting is to be placed into good working order. This includes replacement of bulbs, ballasts,
and lenses and needed. All bulbs must be the same color.

		2.	All truck doors and dock levelers should be serviced and placed in good operating order (including
but not limited to overhead door springs, rollers, tracks and motorized door operator). This would include the necessary (a) replacement
of any dented truck door panels, broken panels and cracked lumber, and (b) adjustment of door tension to insure proper operation.
All door panels that are replaced shall be painted to match the building standard.

		3.	All structural steel columns in the warehouse and office should be inspected for damage and must
be repaired. Repairs of this nature shall be pre-approved by the Landlord prior to implementation.

		4.	HVAC system shall be in good working order, including the necessary replacement of any parts to
return the unit to a well-maintained condition. This includes, but is not limited to, filters, thermostats, warehouse heaters and
exhaust fans. Upon move-out, Landlord will have an exit inspection performed by a certified mechanical contractor to determine
the condition of the HVAC system. Tenant shall leave the HVAC system in good working order upon move out.

		5.	All holes in the sheet rock walls shall be repaired prior to move-out. All walls shall be clean.
When damage occurs to a sheetrock panel, the whole panel must be replaced—no partial patching of drywall is permitted.

		6.	The carpet and vinyl tiles shall be intact, allowing for normal wear and tear. Flooring shall be
free of excessive dust, dirt, grease, oil and stains. Cracks in concrete and asphalt shall be acceptable as long as they are ordinary
wear and tear, and are not the result of misuse.

		7.	Facilities shall be returned in a broom clean condition, including but not limited to the cleaning
of the coffee bar, restroom area, windows and other portions of the Premises.

		8.	There shall be no protrusion of anchors from the warehouse floor and all holes shall be appropriately
patched. If machinery/equipment is removed, the electrical lines shall be properly terminated at the nearest junction box.

		9.	All exterior windows with cracks or breakage shall be replaced. All windows shall be clean.

		10.	Tenant shall provide keys for all locks on the Premises, including front doors, rear doors, and
interior doors.

		11.	All mechanical and electrical systems shall be left in a safe condition that conforms to code.
Bare wires and dangerous installations shall be corrected to Landlord’s reasonable satisfaction.

		12.	All plumbing fixtures shall be in good working order, including but not limited to the water heater.
Faucets and toilets shall not leak or run.

		13.	All dock bumpers shall be left in place and well-secured.

		14.	Acoustic ceiling grid shall be free of excessive dust from lack of changing filters. No ceiling
tiles may be missing or damaged.

		15.	All trash shall be removed from both inside and outside of the Building.

		16.	All signs in front of the Building and on glass entry door and rear door shall be removed.

		17.	All fire extinguishers must be current and in place.

 

    38Exhibit 10.1

Dave Harmon

Chief People Officer

 

November 9, 2017

 

Sharon T. Rowlands

President, USA TODAY NETWORK Marketing Solutions and

Chief Executive Officer, ReachLocal,
Inc.

21700 Oxnard Street, Suite 1600

Woodland Hills, California 91367

 

RE: Amendment No. 1 to Letter Agreement

 

Dear Sharon,

 

Congratulations on your appointment as
President, USA TODAY NETWORK Marketing Solutions of Gannett Co. Inc. (“Gannett”). In light of your appointment
and increased responsibilities, the Executive Compensation Committee of Gannett’s Board of Directors has approved certain
changes to the compensation that Gannett provides to you. We are pleased to memorialize these changes in this letter, which shall
serve as Amendment No. 1 to the Letter Agreement dated August 2, 2016 between Gannett and you (the “Letter Agreement”).

 

Position:
President, USA TODAY NETWORK Marketing Solutions and Chief Executive Officer, ReachLocal, Inc.

 

Effective
Date: November 9, 2017

 

Base Salary: $610,000

 

Annual Bonus: You will be eligible
to participate in an annual cash incentive plan for 2018 contingent upon your performance and company performance, as well as the
availability of funds in the bonus pool. Your target annual bonus percentage is 80% of your base salary.

 

Long-Term Incentive: You will
be eligible for an annual long-term incentive compensation grant at a target level commensurate with your position, subject to
the terms and guidelines in place at the time of grant and as determined and approved by the Executive Compensation Committee of
Gannett’s Board of Directors. The long-term incentive awards will be subject to the terms and conditions of the Gannett Co.,
Inc. 2015 Omnibus Incentive Compensation Plan and the pertinent award agreements, which will be provided to you when the awards
are granted.

 

Except as expressly provided
in this letter, all of the terms and provisions of the Letter Agreement are and will remain in full force and effect. In addition,
nothing in this letter is intended to amend or modify your current participation in any of Gannett’s other benefit plans
and compensation programs.

 

To indicate your acceptance
of the terms and conditions set forth in this letter, please sign and date this letter below and return it to me.

 

Sincerely,

 

 

/s/ Dave Harmon                             

Dave Harmon, Chief People Officer

 

ACCEPTED AND AGREED this 9th day of November,
2017:

 

 

/s/ Sharon T. Rowlands               

Sharon T. Rowlands

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