Document:

Exhibit

Exhibit 10.15

FIRST AMENDMENT TO LEASE

THIS LEASE MODIFICATION AGREEMENT (“Amendment”) is made this 4th day of December, 2018 by and between ALTURAS SIETE I, an Idaho limited liability company, as Successor in Interest to MERCED RESTART PHOENIX INVESTROS II, LLC, a Delaware limited Liability Company (“Landlord”), and CASTLE BIOSCIENCES, INC., a Delaware Limited Liability Company (“Tenant”), collectively the “Parties”, and individually the “Party”.

RECITALS
WHEREAS, by a lease dated October 5, 2015, hereinafter collectively called the “Lease”, Landlord did lease to Tenant that certain space in a building located at 3737 N. 7th Street, Suite 160, Phoenix, Arizona 85006. Said space consists of approximately eight thousand nine hundred forty-six (8,946) rentable square feet, and

WHEREAS, Landlord and Tenant mutually desire to further amend the Lease, to provide expand the Premises to included Suite 130 consisting of approximately one thousand two hundred ninety-four (1,294) rentable square feet, and Suite 125 consisting of approximately one thousand six hundred seventy-six (1,676) rentable square feet and current Suite 160 consisting of approximately eight thousand nine hundred forty-six (8,946) rentable square feet, for a total leasable area of eleven thousand nine hundred sixteen (11,916) rentable square feet, all other terms and conditions hereinafter set forth.

AGREEMENT
NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein in said Lease, the Parties hereto agree as follows:

		
	1.
	Premises: Expansion Space: Suite 130 consisting of approximately one thousand two hundred ninety-four (1,294) rentable square feet, and Suite 125 consisting of approximately one thousand six hundred seventy-six (1,676) rentable square feet. Current Suite 160 consisting of approximately eight thousand nine hundred forty-six (8,946). The new total leasable area is eleven thousand nine hundred sixteen (11,916) rentable square feet, located within the building commonly known as Siete I, located at 3737 N. 7th Street, Phoenix, Arizona 85006.

		
	2.
	Base Rents:

	
										
	From
	To
	Annual Basic
Rent Per RSF
	Rental
RSF
	Monthly Basic
Rental
	 

	5/1/2018
	2/28/2019
	$
	19.00
	 
	8,946
	$ 14,164.50
	Plus all applicable rental tax

	3/1/2019
	3/31/2019
	$
	-
	 
	11,916
	$
	-
	 
	 

	4/1/2019
	2/29/2020
	$
	19.50
	 
	11,916
	$ 19,363.50
	Plus all applicable rental tax

	3/1/2020
	2/28/2021
	$
	20.00
	 
	11,916
	$ 19,860.00
	Plus all applicable rental tax

	3/1/2021
	2/28/2022
	$
	20.50
	 
	11,916
	$ 20,356.50
	Plus all applicable rental tax

	3/1/2022
	2/28/2023
	$
	21.00
	 
	11,916
	$ 20,853.00
	Plus all applicable rental tax

	3/1/2023
	7/31/2023
	$
	21.50
	 
	11,916
	$ 21,349.50
	Plus all applicable rental tax

	 
	 
	 
	 
	 
	 

		
	3.
	Tenant Proportionate Share: 20.57% (calculated based upon the Premises containing 11,916 rentable square feet and the Building containing 57,933 rentable square feet).

		
	4.
	Tenant Improvement Allowance: Landlord shall provide Tenant with a Tenant Improvement Allowance of five dollars ($5.00) per rentable square foot of the expansion space or approximately two thousand nine hundred seventy (2,970) rentable square foot, for a Tenant Improvement Allowance totaling fourteen thousand eight hundred fifty dollars ($14,850.00).

		
	5.
	Counterparts/Electronic Signatures: This First Amendment may be executed in multiple counterparts, each of which shall be effective upon delivery and, thereafter, shall be deemed to be an original, and all of which shall be taken as one

and the same instrument with the same effect as if each party had signed on the same signature page. This First Amendment may be transmitted by fax or by electronic mail in portable document format (“pdf”) and signatures appearing on faxed instruments and/or electronic mail instruments shall be treated as original signatures.

		
	6.
	Ratification. It is understood and agreed that the Lease is ratified, affirmed and in full force and effect, and has not  been modified, supplemented or amended in any way, except as herein provided. In the event of any inconsistency between the terms of the Lease and this First Amendment, the terms of this First Amendment shall prevail. All references in the Lease to “this Lease” shall be deemed references to the Lease and the First Amendment, as modified by this First Amendment.

		
	7.
	Entire Agreement. This First Amendment sets forth the entire Agreement between the parties with respect to the matters set forth herein. There are no additional oral or written representations or agreements.

		
	8.
	Confidentiality. Tenant covenants and agrees not to divulge the existence, contents or provisions of this First Amendment and the Lease to any other tenant or occupant at Chandler Office Center.

		
	9.
	Modification of Amendment. This First Amendment and the Lease may not be amended or modified, nor may any right or obligation hereunder be waived orally, and no such amendment or modification shall be effective for any purpose unless it is in writing and signed by the party against whom enforcement thereof is sought.

		
	10.
	Interpretation. This First Amendment shall be construed reasonably to carry out its intent without presumption against or in favor of either party. The parties acknowledge that both parties have caused this First Amendment to be reviewed by legal counsel of their choice. No negotiations concerning or modifications made to prior drafts of this First Amendment shall be construed in any manner to limit, reduce or impair the rights, remedies or obligations of the  parties under this First Amendment or to restrict or expand the meaning of any provisions of this First Amendment. If any provision hereof shall be declared invalid by any court or in any administrative proceedings, then the provisions of this First Amendment shall be construed in such manner so as to preserve the validity hereof and the substance of the transactions herein contemplated to the extent possible. The Section headings are provided for purposes of  convenience of reference only and are not intended to limit, define the scope of or aid in interpretation of any of the provisions hereof.

		
	11.
	Governing Law; Binding Effect. This First Amendment shall be governed by Arizona law and shall bind and inure to the benefit of the parties hereto and their respective successors and assigns.

		
	12.
	Captions. The captions in this First Amendment are for convenience only, are not a part of this amendment and do not in any way limit or supplement the terms and provisions of this amendment.

		
	13.
	Authority. The parties and all persons signing for the parties below represent to each other that this First Amendment has been fully authorized and no further approvals are required.

		
	14.
	Future Cooperation. Each of the Parties hereto agrees, on demand of the other, to execute and deliver any instrument, furnish any information, and/or perform any other acts reasonably necessary to carry out the provisions of this First Amendment without undue delay or expense.

		
	15.
	PREMISES:    Landlord shall provide the Premises to Tenant, and Tenant accepts the Premises in its current “as- is,” “where is” condition, and Landlord makes no representations or warranties, express or implied, concerning the condition of the Premises, including, without limitation, those relating to the structure of the Premises, the systems and components thereof, and the internal air quality within the Premises, and notwithstanding those items listed of the Lease, Landlord has no obligation to construct, remodel, improve, repair, decorate or paint the Premises or any improvement thereon or part therein or part thereof, except as set forth in this Amendment to Lease.

		
	16.
	MISC: Tenant understands that during the course of any meetings and/or dealings (“Contact”) with any/all Tenants, Tenant agrees to hold in trust and in confidence proprietary Information (rental rate) during the course of any meetings and/or dealings with Tenants, customers etc. Tenant agrees that he/she shall not disclose any rental rates to anyone without the Owner’s prior written approval. Tenant acknowledge that a breach of this agreement would cause the Owner’s irreparable injury and damage that cannot be reasonably or adequately be compensated by damages in an action at law, and, therefore, Tenant hereby expressly agrees that the Owner shall be entitled to, (but in no way limited to) increase my rental rate, to prevent and/or cure any breach or threatened breach of this paragraph by Tenant.

All other terms and conditions of this Lease, as amended, remain in full force and effect as heretofore.

IN WITNESS WHEREOF, Landlord and Tenant have executed this instrument by proper persons thereunto duly authorized so to do on the day and year first hereinabove written.

	
						
	Landlord:
	 
	Tenant:

	Alturas Siete I, LLC,
	 
	Castle Biosciences, Inc.

	a Idaho limited liability company
	 
	a Delaware Corporation

	 
	 
	 
	 
	 
	 

	By: Alturas Capital Partners, LLC
	 
	 
	 

	a Delaware limited liability company
	 
	 
	 

	Its: Manager
	 
	By:
	/s/ Derek Maetzold

	 
	By:
	/s/ Travis Barney
	 
	Name:
	Derek Maetzold

	 
	Name:
	Travis Barney
	 
	Its:
	President and CEO

	 
	Its:
	Chief Credit Officer
	 
	Date:
	Dec 27, 2018

	 
	Date:
	12/27/18AMENDMENT TO TRANSACTION DOCUMENTS

 

This Amendment to Transaction Documents
(“Amendment”) is made and entered into on March 4, 2020 (“Amendment Date”),
by and between CleanSpark, Inc., a Nevada corporation, (“Company”), and the investor whose name appears
below (“Investor”).

Recitals

A.       On
December 31, 2018, Company and Investor entered into a Purchase Agreement (“First Agreement”) pursuant
to which Investor purchased a Senior Secured Debenture with an initial Face Value of $5,250,000.00 (“First Debenture”),
shares of Common Stock, and a Warrant.

B.       On
April 17, 2019, Company and Investor entered into a Purchase Agreement (“Second Agreement” and collectively
with the First Agreement, the “Agreements”) pursuant to which Investor purchased a Senior Secured Debenture
an initial Face Value of $10,750,000.00 (“Second Debenture” and collectively with the First Debenture,
the “Debentures”), shares of Common Stock, and a Warrant.

C.       The
Debentures rank senior to all Common Stock and preferred stock, and all existing and future indebtedness of Company. The Debentures
constitute debt instruments, and Investor is a lender and creditor of Company. Investor is and will only be an equity security
holder if and to the extent that Investor actually converts the Debentures into Common Stock as provided in the Debentures.

D.       Investor
has at all times fully and completely complied with all of its obligations under the Agreements and the Debentures. All Delivery
Notices and calculations provided to Company by Investor were and are fully correct and accurate in all respects.

E.        On
December 11, 2019, Company effected a reverse stock split at a ratio one-for-ten (“Reverse Split”).

F.       As
an accommodation to Company and in order to help facilitate implementation of Company’s business plan, Investor is willing
to amend the Agreements and Debentures in accordance with the terms hereof.

G.       Certain
capitalized terms used herein, but not otherwise defined herein, have the meanings given to such terms in the Agreements and other
Transaction Documents as defined therein.

Agreement

In consideration of
the premises, and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Company and
Investor agree as follows:

1.       Recitals.
The Recitals set forth above are incorporated into and are made a part of this Amendment, and the parties hereto represent they
are true, accurate and correct in all respects.

    	 		 

    	 

    

 

2.       Amendments.
Effective as of the Amendment Date, the following Transaction Documents are hereby amended as follows:

A.       The
first sentence of Section I.G.6.e of the Second Debenture, Floor Price, is deleted and replaced with the following: “e. ‘Floor
Price’ means $1.50 per share of Common Stock.”

B.A
new Section I.G.6.k is added to the First Debenture, Floor Price, as follows: “k. ‘Floor Price’
means $1.50 per share of Common Stock. Provided, however, that the Floor Price will not apply following an Event of Default as
defined in the Purchase Agreement.”

C.Section
V.G.h of each of the Agreements, Events of Default, is deleted and replaced with the following: “or (h) the Closing Price
of the Common Stock is below $1.75 per share for 5 consecutive Trading Days or more.”

D.In
Section I.G.6.b of the First Debenture, Conversion Price, the language “$0.12 per share” is deleted and replaced with
“the Floor Price.” 

D.       Section
II.D.2, Second Closing, and II.D.3, Company Option, are deleted from the Second Agreement. Company is authorized to terminate any
and all documentation related to the Preferred Stock, including the Certificate of Designation.

E.Section
I.G.8, Conversion at Maturity, is deleted from each of the Debentures.

F.
For the avoidance of doubt, the numbers provided for above are after giving effect to the Reverse Split. All numbers not amended
hereby shall remain as prior to giving effect to the Reverse Split as set forth in the respective document.

3.       No
Non-Public Information. Neither Company nor any other Person acting on its behalf has provided or will provide Investor
or its representatives, agents or attorneys with any information that constitutes or might constitute material, non-public information.
Company understands and confirms that Investor will rely on the foregoing representations and covenants in effecting transactions
in securities of Company, including resale of the Conversion Shares.

4.       Acknowledgements.
Company hereby represents and warrants to, and acknowledges and agrees with Investor, that (a) the Debentures rank senior
to all Common Stock and preferred stock, and all existing and future indebtedness of Company, (b) the Debentures constitute debt
instruments, and Investor is a lender and creditor of Company, (c) Investor is and will only be an equity security holder if and
to the extent that Investor actually converts the Debentures into Common Stock as provided in the Debentures, (d) Investor has
at all times fully and completely complied with all of its obligations under the Agreements, the Debentures and all other Transaction
Documents between Company and Investor, (d) all Delivery Notices and calculations provided by Investor to Company were and are
fully correct and accurate in all respects. Company hereby absolutely, unconditionally and irrevocably waives, releases and discharges
any claim or right to assert any claim inconsistent with or contrary to any of the foregoing.

    	 	2	 

    	 

    

 

5.       Release.
Company, on behalf of itself and on behalf of each of its predecessors, successors, parents, subsidiaries, shareholders, and affiliated
and/or related companies, and each of its respective present and former officers, directors, shareholders, employees, representatives,
business entities, executors, administrators, conservators, assignors and assignees, hereby knowingly and voluntarily fully and
forever absolutely and irrevocably waive, release and discharge Investor and its predecessors, successors, parents, subsidiaries,
and affiliated and/or related companies and entities, and each of their respective present and former officers, directors, shareholders,
partners, members, employees, representatives, agents, attorneys, advisors, business entities, executors, administrators, conservators,
assignors and assignees and all parties acting through, under or in concert with them, and each of them, in their individual and
representative capacities, from any and all claims, charges, complaints, grievances, demands, liens, actions, suits, causes of
action, obligations, controversies, debts, costs, indemnity, attorneys' fees, expenses, damages, judgments, orders, and liabilities
of whatever kind and/or nature in law, equity or otherwise, whether now known or unknown, suspected or unsuspected, which have
existed or may have existed, or which do exist or which hereafter can, shall or may exist as of the date this Amendment is executed,
including without limitation any that are based upon, connected with, or otherwise arising out of or in any way relating to the
Transaction Documents. Company expressly waives and relinquishes, to the fullest extent permitted by law, the provisions, rights
and benefits conferred by any law that would limit the scope of the release provided above. Company acknowledges that it may hereafter
discover facts in addition to or different from those that it now knows to be true with respect to the subject matters of the claims
released herein, and hereby stipulates and agrees that it has fully, finally, and forever settled and released any and all such
claims, whether known or unknown, suspected or unsuspected, contingent or non-contingent, concealed or hidden, which now exist
or heretofore existed upon any theory of law or equity now existing or coming into existence in the future, without regard to the
discovery or existence of such different or additional facts.

6.       Further
Assurances. Each party will take all further actions and execute all further documents as may be reasonably necessary to
implement the provisions and carry out the intent of this Amendment fully and effectively.

7.       Ratification.
Except as expressly amended by this Amendment, the Agreements, Debentures and other Transaction Documents, which are incorporated
by reference as though set forth in full herein, are hereby ratified and affirmed in all respects, and remain in full force and
effect. Except as expressly provided herein, the execution of this Amendment shall not operate as a waiver of any right, power
or remedy of the Investor, constitute a waiver of any provision of any of any Transaction Document or serve to effect a novation
of the obligations under any Transaction Document. Except as expressly provided herein, all Transaction Documents between Company
and Investor shall continue in full force and effect and nothing herein shall act as a waiver of any of the Investor’s rights
under any of the foregoing.

    	 	3	 

    	 

    

 

8.       Execution.
This Amendment may be executed in two or more counterparts, all of which when taken together will be considered one and the same
agreement and will become effective when counterparts have been signed by each party and delivered to the other party, it being
understood that both parties need not sign the same counterpart. In the event that any signature is delivered by portable document
format (.pdf), facsimile or electronic transmission, such signature will create a valid and binding obligation of the party executing
(or on whose behalf such signature is executed) with the same force and effect as if such signature page were an original thereof.

IN WITNESS WHEREOF, the parties
hereto have caused this Amendment to be duly executed by their respective authorized signatories on the Amendment Date.

 

Company:

 

CLEANSPARK, INC.

 

 

	By:	 
	Name:	 
	Title	 

 

 

Investor:

 

	 

Investor Name

 

 

	By:	 
	Name:	 
	Title	 

 

    	 	4

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