Document:

Exhibit 10.1

 

SOUTH
CITY
PLAZA

 

1515 SOUTH
FEDERAL
HIGHWAY

 

OFFICE
LEASE AGREEMENT

 

THIS
OFFICE
LEASE AGREEMENT
(this
“Lease”)
made as
of this
15th day of
October,
2015, by and
between
1515 ASSOCIATES,
LTD.,
a Florida
limited
partnership
(“Landlord”),
and Ominto,

Inc., a
Nevada
corporation
(“Tenant”).

 

W I T N
E S S E T
H:

 

Landlord
hereby leases
to Tenant
and Tenant
hereby leases
from Landlord
those premises
known as
Suite
307, depicted
on Exhibit
“A” attached
hereto
and made
a part
hereof (the
“Premises”),
being located
on the
third
floor
of a multi-story
office building
located
at 1515 South
Federal Highway,
Boca Raton,
Florida
33432 (the
“Building”)
constructed
on a parcel
of land
(the “Property”).

 

The
parties
hereto
stipulate
and agree
that
the Premises
consists
of Two
Thousand
Six Hundred
Thirty
(2,630)
rentable
square feet.
 Landlord
and Tenant agree
that
the rentable
square footage
of the Premises
provided
shall
be the final
determination
of the
rentable
square
footage
for all
purposes
and may
not be challenged
or altered
for any reason
whatsoever.
 Tenant,
its
customers,
employees,
contractors,
servants,
agents
and invitees
shall
also
have the
right to
use the common
areas of
the
Building
and the Property
such as,
but not
limited
to, elevators,
stairwells
and hallways
maintained
for the
use of all
of the tenants
of the building
in common
with other
tenants
of the Building.

 

	1.	TERM AND
POSSESSION.

 

		a.	The
term
of this
Lease
shall
be for
Thirty
Nine
(39)
full
calendar
months
(unless
sooner terminated
or extended, as
the case
may be,
as hereinafter
provided)
(the
“Lease
Term”)
beginning
on the
“Commencement
Date”
(as hereinafter
defined),
except that
if the Commencement
Date is
other than
the first
day of a calendar month,
the term
of this Lease
shall
be extended
such that
it expires
on the last
day of a calendar
month.

 

		b.	The
Commencement
Date
shall
mean and
be defined
as the
earlier
of (i)
the
date
upon which 
the  Premises
 is  “Substantially
Complete”,
or  deemed
 “Substantially
Complete”,
as such
term is
defined
in the
Work
Letter
Agreement
attached
hereto
and made a
part hereof
as Exhibit
“B”,
or (ii)
the date
on which
Tenant takes
possession
of a portion
of or
all
the Premises.

 

		c.	Landlord
shall
Substantially
Complete
the
“Leasehold
Improvements”
in the
Premises
as provided
in the
Work
Letter
Agreement
with
reasonable
diligence,
subject
to events
and delays due to
causes
beyond its reasonable
control,
including
Tenant
Delays
(as defined
in the
Work Letter
Agreement).

 

		d.	If
Substantial
Completion
of the
Premises
or possession
thereof
by Tenant
is delayed
because any tenant
or other
occupant
thereof
holds
over,
and Landlord
is delayed,
using good
faith
efforts
in Landlord’s
discretion,
in acquiring
possession
of the
Premises,
Landlord
shall
not be deemed
in default,
nor in any way
liable
to Tenant
because of
such delay,
and Tenant
agrees
to accept
possession
of the
Premises
at such
time as
Landlord
is able 
to tender 
the  same
 as  Substantially
Complete,
 which
 date
 shall
 thenceforth
 be deemed
 the  Commencement
 Date
 notwithstanding
any other 
provision
herein
to the contrary.

 

		e.	Promptly
 following
 the 
Commencement
 Date
 Tenant
 shall
 execute
 and  deliver
 to Landlord
 a  letter
 of 
acceptance
 of  delivery
of  the
 Premises,
 such letter
 to be 
on Landlord’s
standard
form.
The delivery
of the
acceptance
letter
by Tenant
shall
not constitute
a condition
of evidence
of delivery
and acceptance
of the
Premises
by Tenant.

 

	 	f.	For the
purposes
of this
Lease,
a Lease
Year
shall
mean each
twelve
(12)
month
period beginning
on the
Commencement
Date
and each
anniversary
of the
Commencement
Date (or
the
first
day of the
succeeding
calendar
month
following
the month
in which
the Commencement
Date
occurs
should such
date
be on
any day after
the first
day of a calendar
month),
and extending
until
the last
day of each
twelve
(12)
full
calendar
month period
thereafter.

 

	2.	RENTAL.

 

		a.	Tenant
shall
pay to
Landlord
throughout
the
Lease Term
a base
annual
rental
of Forty
Eight Thousand
Six
Hundred
Fifty
Five and
no/100
Dollars
($48,655.00)
together
with all
sales,
use, transaction,
or comparable
tax(es)
applicable
thereto.
Said base
annual rental
(hereinafter
referred
to as
the “Base
Rental”)
shall
be subject
to adjustment
as hereinafter
provided
in this
Lease. Base
Rental,
together
with
tax(es)
payable
thereon, shall
be due and payable in equal monthly installments
of Four Thousand Fifty
Four and 58/100 ($4,054.58) in advance,
without
demand, deduction
or setoff,
on or before the first
day of each calendar month during the
Lease Term.  However,
upon a default by Tenant
of any of its obligations hereunder, the Base Rental for the balance
of the Lease Term
shall be
immediately
due and payable.
If this Lease commences
on a day other than the first day
of a calendar month, the monthly Base Rental for the fractional month shall
be appropriately
prorated.

 

    	 	1	 

     

    

 

		b.	Tenant
recognizes
that late
payment of
any Rent
(as hereinafter
defined)
or other
sum due hereunder
from Tenant
to Landlord
will
result
in administrative
expense to
Landlord,
the extent
of which
additional
expense would
be extremely
difficult
and economically
impractical
to ascertain.
 Tenant therefore
agrees
that if
Rent or
any other
payment
due hereunder
from Tenant
to Landlord
remains
unpaid
five
(5) days
after
the same
is due,
the amount
of such unpaid
Rent or
other
payment
shall
be increased
by a late
charge
to be paid
Landlord
by Tenant in
an amount equal to
five
percent (5%)
per month
of the amount of the
delinquent
Rent or other
payment.
The amount of the late
charge to be paid
to Landlord
by Tenant
for any particular
month
shall
be computed
on the
aggregate
amount of
delinquent
Rent and
other payments,
including
all accrued
late
charges
then outstanding.
Tenant agrees
that
such amount
is a
reasonable
estimate
of the
loss and
expense to be suffered
by Landlord
as a result
of such late
payment by Tenant
and may be
charged
by Landlord
to defray
such loss
and expense.
The terms
of this
Paragraph
in no way
relieve
Tenant of
the obligation
to pay
Rent or
other
payments
on or before
the date on which
they are
 due, 
nor  do the
terms
 of this
 Paragraph
 in any way
affect
Landlord’s
remedies
pursuant
to Paragraph
18 of this
Lease in the
event said
Rent or other
payment
is unpaid after
the date
due.

 

		c.	Rental
 Commencement
 Date
 is 
the 
date 
specified
 in 
Paragraph
 1(a)
 hereof
 for 
the Commencement
Date
and subject
to the
Rent Abatement
set forth
in Paragraph
2(g) below,
is the
date
upon which
the first
rental
payment
hereunder
becomes
due.

 

		d.	Landlord
will
receive
monthly
from
Tenant,
in addition
to Rent,
the equivalent
of six percent
(6%)
of all
amounts
paid as
Rent hereunder,
or such
other
amount as
may,
from time
to time,
be required
by law,
which
sum is paid
as sales
tax to
the State
of Florida
by Landlord
under
the Florida
Sales Tax
Statute.
Landlord
receives
no monetary
benefit
from the collection
and disbursement
of sales
tax. Should
such tax
rate change
under the Florida
Sales
Tax Statute
or Palm Beach County
Ordinance,
Landlord
will
receive
monthly
from Tenant the
amount reflective
of appropriate
charges.
Tenant shall
pay Landlord
in conjunction
with
all
sums due
hereunder,
any and all
applicable
sales,
use or other
similar
tax
and any interest
or penalties
assessed
therein
(“Sales
Tax”) simultaneously
with such
payment.

 

		e.	The 
annual  Base
 Rental
payable 
hereunder
 for  each
 Lease 
Year 
shall 
adjust
 on  an
automatic
basis
on the first
day of
the second
Lease Year
and the
first
day of
each successive
Lease Year
thereafter,
in the
following
manner:
	 	 	 
	 	 	The
Base
Rental
rate
provided
for in
Paragraph
2(a)
shall
be increased
by three
percent
(3%)
over the
Base Rental
rate of
the prior
Lease Year
on the first
day of
each succeeding
Lease Year
of the
Lease
Term.  Escalations
shall
be prorated
when necessary
to reflect
occupancy for
less than
one (1)
year.

 

	 	f.	In addition
to the
Base
Rental,
Tenant
shall
pay without
demand,
deduction,
or setoff
as “Additional
Rent”
all sums
of money
due from Tenant
to Landlord
hereunder,
except Base
Rental,
including
without
limitation
sales
tax, (which
amounts
together
with
Base Rental
may collectively
be referred
to as  “Rent”
hereunder)
Tenant’s
Proportionate
Share of the
Operating
Expenses of
the
Building
shall be paid
as Additional
Rent hereunder.
“Tenant’s
Proportionate
Share” is
the amount
which is
equivalent
to the percentage
determined
by dividing
the rentable
square feet
in the
Premises
by the total
rentable
square feet
in the Building.
Operating
Expenses shall
mean all
expenses of
every kind
incurred
by Landlord
with
respect
to the
ownership,
management,
operation,
improvement,
promotion
and maintenance
of the
Building,
the land
under the
Building,
and the Property,
including,
without
limitation,
the parking
lot, landscaping
and appurtenances
and any
property
taxes,
insurance
premiums,
assessments,
governmental
charges,
capital
expenses,
reserves
for
repair
and replacement,
cost of
providing
security
services,
costs
of providing
supervision
of the parking
facilities
and owners’
dues of any kind
and nature
whatsoever.
In the event
that during
any Lease Year, less
than ninety-
five
(95%)
of the
Building
shall
have been
occupied
by tenants
and fully
used by them
at any time,
Operating
Expenses shall,
during such
period
in which
occupancy was
less than
ninety-five
(95%) percent,
be increased
to the
amount that
Operating
Expenses would
normally
be expected
to have
been incurred
had such occupancy attained
a minimum
of ninety-five
(95%)
percent
and had full
utilization
been made
during the
applicable
Lease Year.
 In
addition,
if Landlord
is not furnishing
any particular
work or
service
(the
cost of which,
if performed
by Landlord,
would
constitute
an Operating
Expense),
to a
tenant who
has undertaken
to perform
such work
or service
in-lieu
of the
performance
thereof
by Landlord,
Operating
Expenses in
the applicable
Lease Year
shall
be adjusted
to an amount
equal to
the Operating
Expenses which
would
reasonably
have been incurred
during such
period
by Landlord
if Landlord
had furnished
such work
or service
to such tenant.

 

    	 	2	 

     

    

 

	 	 	On
or before
the Commencement
Date,
and in
each calendar
year thereafter
during
the Lease Term
on  or  before
 March
 1  or
 as  soon 
thereafter
 as  is
 reasonably
 possible,
Landlord
shall
deliver
to Tenant a statement
setting
forth
Landlord’s
reasonable
estimate
of the
Operating
Expenses of the
Building
for the
then
current
calendar
year and
Tenant shall
 pay 
monthly,
 as  Additional
 Rent,
an  amount 
equal  to 
one  twelfth
(1/12th)
 of Tenant’s
Proportionate
Share of
the estimated
Operating
Expenses of the
Building.
 In the
event Landlord
determines
that the
estimate
of the
Operating
Expenses
is incorrect
or insufficient
to pay
for actual
costs,
Landlord
shall
give
Tenant
notice
of such discrepancy
and the
adjustment
to the
Additional
Rent
for the
balance
of the
calendar
year and
the Additional
Rent shall
be increased
or reduced as necessary
as of the next monthly
payment of
Base
Rental.
 On
or before
March
1 of each
calendar
year during
the Lease
Term,
or as soon
thereafter
as is
reasonably
possible,
Landlord
shall
furnish
to Tenant a statement
 (the 
“Expense Statement”)
 which
shall 
set  forth
the 
actual
 Operating
Expenses of
the Building
for the
previous
calendar
year. Landlord
agrees
to keep
true and
accurate
records
in accordance
with
accepted
accounting
principles
of the Operating
Expenses of
the
Building.
After
delivery
of the
Expense Statement,
there
shall
be an adjustment
between
Landlord
and Tenant
such that
after
said adjustment
Tenant will
have paid
the
actual
Additional
Rent amount
due in accordance
with
this Paragraph.
Payment pursuant
to said
adjustment
to Landlord
or Tenant,
as the case
may be, shall
be made within
thirty
(30) days
following
delivery
of the Expense
Statement
to Tenant.
For any year less
than a full
calendar
year, Tenant’s
Operating
Expenses shall be prorated
based on applicable
expenses
for the
calendar
year.
Tenant’s obligation
for payment
of Additional
Rent
shall
survive
expiration
or termination
of this
Lease.

 

No
payment by Tenant
or receipt
by Landlord
of an amount
less than
the Base
Rent or
Additional
Rent
or any other
sum due
and payable
under this
Lease
shall
be deemed
to be
other
than a
payment
on account
of the
Base Rent,
Additional
Rent or
other
such sum,
nor shall
any endorsement
or statement
on any check or
any letter
accompanying
any check or payment
be deemed
an accord and satisfaction,
nor preclude
Landlord’s
right
to recover
the balance
of any
amount
payable
or Landlord’s
right
to pursue
any other
remedy
provided
in this
Lease or
at law.

	 	 	 
	 	g.	Notwithstanding
the foregoing,
as consideration
for Tenant’s
performance
of all
of its
obligations
under the
Lease,
Landlord
conditionally
excuses Tenant
from
payment
of the
monthly
Base Rent
otherwise
payable
for the
first
three
(3) months
of the
Lease
Term (the “Rent
Abatement”).
However,
upon the
occurrence
of any default
by Tenant
of any of its
obligations
hereunder
arising
during the
Lease Term
beyond all applicable
notice and
cure periods,
the aggregate
amount of
the
Rent Abatement
that
was conditionally
excused shall
be deemed
Additional
Rent due
and payable
by Tenant
to Landlord
within
five (5)
days of written
notice
from
Landlord to
Tenant.

 

	3.	OCCUPANCY
AND USE.

 

		a.	Subject
to the
rights
of other
tenants
in the
Building
under their
leases,
Tenant shall
use and occupy the
Premises
for
general
office
purposes
and for
no other
purpose without
the prior
written
consent of
Landlord.

 

		b.	Tenant
shall
not do
or permit
anything
to be
done in
or about
the Premises
which
will
in any way
obstruct
or interfere
with the
rights
of other
tenants
or occupants
of the Building
or injure
or annoy them,
nor use or
allow
the Premises
to be
used for
any improper,
immoral,
unlawful,
or objectionable
purposes
or for
any business,
use or
purpose deemed
to be
disreputable
or inconsistent
with
the operation
of a first
class
office
building
nor shall
Tenant
cause
or maintain
or permit
any nuisance
in, on,
or about
the Premises.
Tenant
shall not
commit
or suffer
the commission
of any waste
in, on, or
about the
Premises.
In the event
Tenant is not in
compliance
with this
Paragraph
at any time
during the
Lease Term,
Landlord
may,
at its
option, (i)
correct
to the best
of its
ability
the noncompliance,
in which
case all
expenses associated
therewith
shall
be borne by
Tenant,
or (ii)
pursue
other
remedies
available
to it
under this
Lease or
at law.

 

	4.	COMPLIANCE WITH LAW.  Tenant shall not use
                                                                                                                                                                              the Premises or permit anything to be done in
                                                                                                                                                                              or about
                                                                                                                                                                              the Premises which will
                                                                                                                                                                              in any way conflict with
                                                                                                                                                                              any law, statute, ordinance, or governmental rule or regulation now in force or which may hereafter be enacted or promulgated. Tenant
shall
not do or
permit
anything
to be
done on
or about
the Premises
or bring
or keep
anything
therein
which
will in
any way
increase
the rate
of any insurance
upon the
Building
in which
the Premises
are situated
or any of
its
contents
or cause
a cancellation
of said
insurance
or otherwise
affect
said
insurance
in any
manner,
and Tenant
shall
at its
sole
cost and
expense promptly
comply with
all laws, statutes,
ordinances,
and governmental
rules,
regulations,
or requirements
now in force
or which
may hereafter
be in
force
and with
the requirements
of any board
of fire
underwriters
or other
similar
body now or hereafter
constituted
relating
to or affecting
the condition,
use, or occupancy of
the Premises.
In the event
Tenant’s
use of the
Premises,
directly
or indirectly,
results
in the
need to
alter
any common
areas of
the Building
in order
to comply
with
Americans
with
Disabilities
Act requirements,
or other
governmental
requirements,
Tenant
shall
pay all
costs associated
therewith
on demand by Landlord.

 

    	 	3	 

     

    

 

	5.	ALTERATIONS.
 Subsequent
to the
completion
of the
Leasehold
Improvements
as set
forth
in Exhibit
“B”,
if any,
Tenant shall
not make
or suffer
to be
made any alterations,
additions,
or improvements
in, on
or to the
Premises,
or any
part thereof,
without
the prior
written
consent
of Landlord;
and any such
alterations,
additions,
or improvements
in, on
or to
said Premises,
except for
Tenant’s
fixtures,
movable
furniture
and equipment,
shall
immediately
become
Landlord’s
property
at the end of the
Lease Term,
to remain
on the Premises
without
compensation
to Tenant.
In the event
Landlord
consents
to the
making of any such
alterations,
additions,
or improvements
 by Tenant,
the  same
 shall
 be  made
 at  Tenant’s
 sole
 cost 
and  expense,
in accordance
with
plans
and specifications
approved
by Landlord,
and any contractor
or person
selected
by Tenant
to make
the same,
and all subcontractors,
must first
be approved
in writing
by Landlord,
or,
at Landlord’s
option, the
alteration,
addition
or improvement
shall be
made by Landlord
for Tenant’s
account and
Tenant
shall
reimburse
Landlord for
the cost
thereof
upon demand. Upon
the expiration
or sooner
termination
of the
term herein
provided,
Tenant shall
upon demand
by Landlord,
at Tenant’s
sole
cost and
expense
forthwith
and with
all due
diligence
remove
any or all
alterations,
additions,
or improvements
made by or
for
the
account of
Tenant,
designated
by Landlord
to be removed,
and Tenant shall
forthwith
and with all
due diligence,
at its
sole cost
and expense, repair
and restore
the Premises
to its
original
condition.

 

	6.	REPAIR.
 By
taking
possession
of the
Premises,
Tenant
accepts
the Premises
as being
in the
condition
in which
Landlord
is obligated
to deliver
the Premises
and otherwise
in good
order, condition
and repair.
 Tenant shall,
at all
times during
the Lease
Term
at Tenant’s
sole expense,
keep the
Premises
and every
part thereof
in good
order,
condition
and repair,
excepting
ordinary
wear and
tear,
damage
thereto
by fire,
earthquake,
act of God
or the
elements.
Tenant
shall
upon the expiration
or sooner
termination
of the Lease
Term,
unless
Landlord
demands
otherwise
as herein
 provided,
 surrender
 to 
Landlord
 the
 Premises
 and all 
repairs,
 changes,
 alterations,
additions
and improvements
thereto
in the
same
condition as
when received,
or when
first installed,
 ordinary
wear  and
 tear,
damage 
by fire,  earthquake,
 act 
of  God,
 or 
the 
elements
excepted. It
is hereby
understood
and agreed that
Landlord
has no obligation
to alter,
remodel,
improve,
repair,
decorate,
or paint
the Premises
or any
part thereof
except as
specified
in Exhibit
“B” attached
hereto
and made
a part
hereof,
and that
no representations
respecting
the condition
of the
Premises
or the
Building
have been
made by
Landlord
to Tenant,
except
as specifically
herein
set forth.

 

	7.	LIENS.
 Tenant
shall
keep the
Premises
free
from
any liens
arising
out
of any work
performed,
material
furnished,
or obligations
incurred
by Tenant.
 In
the event
that
Tenant shall
not,
within
ten (10)
days following
the imposition
of any such
lien,
cause the
same
to be
released
of record
by payment or posting
of a proper
bond, Landlord
shall
have, in
addition
to all
other rights
and remedies
provided
herein
and by law, the
right,
but not
the obligation,
to cause
the same
to be released
by such means as
Landlord shall
deem proper,
including
payment of the
claim
giving
rise to
such lien.
All such
sums paid by
Landlord
and all expenses
incurred
by it in
connection
herewith
shall be Additional
Rent and shall
be payable to
it by Tenant
on demand and with
interest
at the rate
of eighteen
percent (18%)
per annum,
provided,
however,
that if
such rate
exceeds the
maximum
rate permitted
by law,
the maximum
rate shall
apply;
the interest
rate
so determined
is hereinafter
called
the “Agreed
Interest
Rate”.
 Landlord
shall have
the
right
at all
times to
post and
keep posted
on the Premises
any notices permitted
or required
by law,
or which Landlord
shall deem
proper,
for
the protection
of Landlord,
the
Premises,
the Building,
and any other
party
having
an interest
therein
from mechanics
and materialmen’s
liens,
and Tenant
shall give
to Landlord
at least
five
(5) business
days prior
written
notice
of commencement
of any construction
on or in
the Premises.
 Landlord
and Tenant
hereby give
notice and
Landlord,
at its
option,
may require
Tenant to
provide
a written
certification
of same
to be
recorded
in the
Public
Records
of the County
in which
the Building
is located,
that
no party
providing
labor services
or materials
for the
improvement
of the Premises
for or at
the direction
of Tenant
shall be
entitled
to a lien
against
Landlord’s
interest
in the Premises
including
Landlord’s
fee simple
title
to the
Property and
the Building,
but must
look instead
only to
Tenant and
the Tenant’s
interest
under this
Lease to
satisfy
such claims.

 

    	 	4	 

     

    

 

	8.	ASSIGNMENT
AND SUBLETTING.

 

		a.	Tenant
shall
not sell,
assign,
encumber,
hypothecate,
pledge
or otherwise
transfer
by operation
of law
or otherwise
this
Lease or
any interest
herein,
sublet
the Premises
or any portion
thereof
or suffer
any other
person to
occupy or use
the Premises
or any portion
thereof,
without
the
prior
written
consent
of Landlord,
nor shall
Tenant
permit
any lien to
be placed
on Tenant’s
interest
voluntarily
or by operation
of law. 
Notwithstanding
the foregoing,
Landlord
and Tenant agree
that,
prior
to an
assignment
or sublease
becoming
effective,
any such
assignment
or sublease
must be approved
in writing
by the holder
of any  mortgage
 or  other
 financing
instrument
 encumbering
the  Property
and/or 
the Building.
Tenant
shall,
by written
notice,
advise
Landlord
of its desire
from and after
a stated
date (which
shall not
be less than
thirty
(30) nor more
than ninety
(90) days
after the
date of
Tenant’s
notice)
to sublet
the Premises
or any portion
thereof
for any part of
the Lease
Term
or to
assign
the Tenant’s
interest
under this
Lease. Tenant
shall
supply
Landlord
with such
information,
financial
statements,
verifications
and related
materials
as Landlord
may request
in order
to evaluate
the written
request
to so
sublet or assign.
Landlord
shall
have the
right,
to be
exercised
in Landlord’s
sole
discretion
and by
giving
written
notice
to Tenant
within
thirty
(30) days
after
receipt
of Tenant’s
notice
and all
of the aforesaid
materials,
 to 
either
 refuse
 to consent 
to  the
 proposed
subletting
or assignment
or to
terminate
this
Lease as
to the
portion
of the Premises
described
in Tenant’s
notice,
and such
notice
from Landlord
shall,
if given,
terminate
this
Lease
with respect
to the
portion
of the
Premises
therein
described
as of the
date
stated
in Tenant’s notice.
 Said
notice
by Tenant shall
state
the name,
address
and principal(s)
of the proposed
subtenant
or assignee,
and (if
a proposed
subtenant)
Tenant
shall
deliver
to Landlord
a true and
complete
copy of the proposed
sublease
with
said notice.
If said notice
shall
specify
all of
the Premises
and Landlord
shall
give
a termination
notice
with respect
thereto,
this
Lease
shall terminate
on the date
stated
in Tenant’s
notice. If,
however,
this
Lease shall
terminate
pursuant
to the foregoing
with respect
to less than
all of the
Premises,
the Rent,
as defined
and reserved
hereinabove
and as adjusted
pursuant
to Paragraph
2(e) and
Paragraph
2(f)
shall
be adjusted
by Landlord
and this
Lease, as
so amended, shall
continue
thereafter
in full
force
and effect.
If Landlord,
upon receiving
said notice
from Tenant
with respect
to the subletting
or assignment
of all or
any portion
of the Premises,
shall not exercise
its right
to terminate,
Tenant
hereby agrees
that Landlord
shall be
entitled
to unconditionally
withhold
its consent
to any such
subletting
or assignment
if the
proposed
subtenant
or assignee
is a prospective
tenant
for other
space within
the
Building
or for
space within
any other
buildings
owned and/or
managed
by the Landlord
or affiliated
entities,
or if the
Building
within
which the
Premises
are
located is
not one
hundred
percent
(100%)
leased.
Tenant
hereby
agrees
that Landlord
may condition
its consent
to any such sublease
or assignment
upon the following:
 (i)
any such sublease
or assignment
must
be on
the same
terms,
conditions
and use
permitted
as are
contained
in this
Lease; and
(ii)
if the
sublease
or assignment
is at a rental
rate greater
than the
rental
rate
required
in this
Lease and
such sublease
or assignment
is approved
by Landlord,
Tenant
agrees
to pay to
Landlord
one hundred percent
(100%)
of the
amount of
rent required
in the
sublease
or assignment,
which is
in excess
of the
Rent required
under this
Lease. 
Tenant shall,
at Tenant’s
own cost
and expense,
discharge
in full
any commissions
which
may be
due and
owing
from any
party as
a result
of any
proposed assignment
or subletting,
whether
or not the
Lease is
terminated
pursuant
thereto
and rented
by Landlord
to the
proposed subtenant
or any other
tenant.

 

		b.	Any
subletting
or assignment
hereunder
by Tenant
must be
approved
in writing
by Landlord
prior
to being effective
and shall
not result
in Tenant
being released
or discharged
from any liability
under this
Lease. 
As a condition
to Landlord’s
prior
written
consent
as provided
for
in this
Paragraph,
the
assignee
or subtenant
shall
agree in
writing
to comply
with
and be bound
by all of the
terms,
covenants,
conditions,
provisions
and agreements
of this
Lease,
and Tenant
shall deliver
to Landlord
promptly
after
execution,
an executed copy of such
sublease
or assignment
and an agreement
of said compliances
by each sublease
or assignee.

 

		c.	Landlord’s
consent
to any
sale,
assignment,
encumbrance,
subletting,
occupation,
lien
or other
transfer
shall
not release
Tenant from
any obligations
hereunder
or be deemed
to be a
consent
to any subsequent
occurrence.
 Any sale,
assignment,
encumbrance,
subletting,
occupation,
lien or
other
transfer
of this
Lease
which
does not
comply with
the
provisions
of this
Paragraph
shall
be void.

 

	9.	PARKING
AND COMMON
AREAS.

 

		a.	Upon
request
by Tenant
and subject
to availability,
during
the Lease
Term,
Tenant
may request
reserved
parking
spaces in
the covered
parking
area (“Designated
Space(s)”).
 If such
request is
made by Tenant,
Landlord’s
sole obligation
shall be to
identify
such spaces
 as  designated
 for 
Tenant’s
 exclusive
 use, 
using such
signage
 or  methods
 of identification
as Landlord
shall deem appropriate.
Landlord may, but shall
have no obligation to, enforce
such designation
by towing violators or other
enforcement
actions. Tenant shall not have the right to tow vehicles parked in
Tenant’s
designated
spaces. Landlord
shall have
the right, after reasonable
notice to
Tenant and
in Landlord’s
discretion, to change the location of Tenant’s
designated parking
spaces from time to time
so long as they continue to be in the
covered
parking area.  In addition to Base Rent
and as additional rent
hereunder,
Tenant shall pay Landlord
Seventy-Five
and 00/100 Dollars ($75.00)
per Designated
Space per month (“Parking Charge”) commencing with the first
payment of Base Rent following the delivery
of a Designated Space to Tenant. The monthly
Parking Charge
shall increase at the
same times and in the same
proportions
as each increase in Base Rent.

 

    	 	5	 

     

    

 

		b.	In
addition to
the Premises,
Tenant
shall
have the
right
to non-exclusive
use, in
common
with
Landlord,
other tenants,
and the guests,
employees
and invitees
of common
areas (“Common
Areas”)
(a) automobile
parking
areas,
driveways
and footways,
and (b) such
loading
facilities,
freight
elevators
and other
facilities
as may be
designated
from
time to
time
by Landlord,
subject
to the
terms
and conditions
of this
Lease and
to reasonable
rules
and regulations
for
the use
thereof
as prescribed
from time
to time
by Landlord.
The parking
area shall
be provided
with adequate
lighting
and shall be maintained
in good
condition
by Landlord;
provided
that Landlord
shall have
the right
at any time
and from time
to time
to change
or modify
the design
and layout
of the
parking
area(s).
In no event
shall
Tenant
use, at any
time,
more
than three
point
eight
(3.8) parking
spaces per
one  thousand
 (1,000)
 usable
 square
 feet
 of 
space in 
the 
Premises.
 If,
 at  any
time, Landlord
reasonably
determines
that
Tenant’s
use of
the parking
lot has
exceeded the
number of parking
spaces allocated
to Tenant,
Landlord
shall give
Tenant written
notice and
Tenant shall,
at Tenant’s
expense,
make
arrangements
for employee
parking
at a site
located
 off
 the 
Property
sufficient
to reduce
Tenant’s
 use  of
 the  parking
lot to the
required
ratio.

 

		c.	The
common
areas shall
be subject
to the
exclusive
control
and management
of Landlord
and Landlord
shall
have the
right
to establish,
modify
and change
and enforce
from
time
to time
rules
and regulations
with
respect
to the
common
areas so
long as such
rules
are not discriminatory
against
Tenant;
and Tenant
agrees
to abide
by and conform
with
such rules
and regulations.

 

		d.	Tenant
agrees
that it
and its
officers
and employees
will
park
their
automobiles
only in
such areas
as Landlord
may from
time
to time
designate.
 Tenant
agrees
that it
will, within
five (5)
days after
written
request therefore
by Landlord,
furnish
to Landlord
the state
automobile
license
numbers
assigned
to its
cars and
the cars of all
of its employees.
Tenant shall
not park any truck
or delivery
vehicle
in the parking
areas, nor
permit
deliveries
at any
place
other
than as designated
by Landlord.

 

		e.	Neither
the
parking
area nor
any common
Area
in the
Building
shall be
used
by Tenant,
its successors
and assigns,
or any agent,
employee,
invitee,
licensee,
or customer
of Tenant,
for any advertising,
political
campaigning
or other
similar
use, including
without
limitation,
the dissemination
of advertising
or campaign
leaflets
or flyers.

 

	 	f.	Landlord
expressly
reserves
the right
at any time
during
the term
of this
Lease to
impose a
charge
for parking
and/or
a validation
system
for
the parking
of cars
in the
areas
reserved
for
Bank parking.

 

	 	g.	In the
event Landlord
deems
it necessary
to prevent
the acquisition
of public
rights
in and
to the
 Building,
Landlord
may
from time
 to time
 temporarily
close 
portions
of  the
common areas,
and may
erect
private
boundary
markers
or take
such steps
as deemed appropriate
for that
purpose. 
Such action
shall
not constitute
or be considered
an eviction
or disturbance
of Tenant’s
quiet
possession
of the Premises.

 

	10.	INSURANCE
AND
INDEMNIFICATION.

 

		a.	Landlord
shall
not be
liable
to Tenant
and Tenant,
on behalf
of itself,
its
principals,
employees,
agents
and invitees,
hereby waives
all
claims
against
Landlord
for
any injury
or damage
to any person
or property
in or
about the
Premises
or the
Property
by or from
any cause whatsoever,
without limiting
the generality
of the
foregoing,
whether
caused by
water leakage
of any character
from the
roof,
walls,
basement,
or other
portion
of the Premises
or the Building,
or caused
by gas, fire,
or explosion
of the
Building
or the
complex of
which
it is
a part or
any part
thereof.

 

		b.	Tenant,
                                                                                                                                                                              on behalf of itself, its principals,
                                                                                                                                                                              employees,
                                                                                                                                                                              agents and invitees,
                                                                                                                                                                              shall hold
                                                                                                                                                                              Landlord harmless from and defend the Landlord
                                                                                                                                                                              against any and all
                                                                                                                                                                              claims
                                                                                                                                                                              or liability for
                                                                                                                                                                              any injury or damage to
                                                                                                                                                                              any person or property: (i)
                                                                                                                                                                              occurring in,
                                                                                                                                                                              on or about the
                                                                                                                                                                              Premises or any part thereof, (ii)
                                                                                                                                                                              occurring in, on or
                                                                                                                                                                              about any facilities (including without
                                                                                                                                                                              limitation,
                                                                                                                                                                              elevators,
                                                                                                                                                                              stairways,
                                                                                                                                                                              passageways,
                                                                                                                                                                              sidewalks,
                                                                                                                                                                              parking  lots
                                                                                                                                                                              or hallways), the use of which Tenant may
                                                                                                                                                                              have in conjunction with other tenants
                                                                                                                                                                              or occupants of the Building, when
                                                                                                                                                                              such injury
                                                                                                                                                                              or damage shall
                                                                                                                                                                              be caused in part
                                                                                                                                                                              or in whole
                                                                                                                                                                              by the act,
                                                                                                                                                                              neglect, fault of, or
                                                                                                                                                                              omission of any
                                                                                                                                                                              duty with respect to the
                                                                                                                                                                              same by Tenant, its
                                                                                                                                                                              agents, servants,
                                                                                                                                                                              employees,
                                                                                                                                                                              or invitees. Tenant,
                                                                                                                                                                              on behalf of itself, its
                                                                                                                                                                              principals,
                                                                                                                                                                              employees,
                                                                                                                                                                              agents
                                                                                                                                                                              and invitees, further
                                                                                                                                                                              agrees to indemnify
                                                                                                                                                                              and save harmless the
                                                                                                                                                                              Landlord,
                                                                                                                                                                              Landlord’s
                                                                                                                                                                              principals,
                                                                                                                                                                              employees,
                                                                                                                                                                              agents and invitees,
                                                                                                                                                                              against and from
                                                                                                                                                                              any and all claims
                                                                                                                                                                              by or on behalf of any work
                                                                                                                                                                              or thing whatsoever
                                                                                                                                                                              done by the Tenant
                                                                                                                                                                              in or about or from transactions
                                                                                                                                                                              of the Tenant
                                                                                                                                                                              concerning the
                                                                                                                                                                              Premises,
                                                                                                                                                                              and will further indemnify
                                                                                                                                                                              and save the
                                                                                                                                                                              Landlord
                                                                                                                                                                              harmless
                                                                                                                                                                              against
                                                                                                                                                                              and from
                                                                                                                                                                              any and all claims
                                                                                                                                                                              arising from
                                                                                                                                                                              any breach or default
                                                                                                                                                                              on the part of the Tenant in the
                                                                                                                                                                              performance
                                                                                                                                                                              of any covenant or agreement
                                                                                                                                                                              on the part
                                                                                                                                                                              of the Tenant to be performed
                                                                                                                                                                              pursuant to the terms
                                                                                                                                                                              of this
                                                                                                                                                                              Lease, or arising 
                                                                                                                                                                              from any  act or negligence
                                                                                                                                                                              of  the 
                                                                                                                                                                              Tenant, or
                                                                                                                                                                              any  of its  agents,
                                                                                                                                                                              contractors,
                                                                                                                                                                              servants,
                                                                                                                                                                              employees
                                                                                                                                                                              and licensees,
                                                                                                                                                                              and from and against
                                                                                                                                                                              all costs,
                                                                                                                                                                              counsel fees,
                                                                                                                                                                              expenses and
                                                                                                                                                                              liabilities incurred in
                                                                                                                                                                              connection with any such claim
                                                                                                                                                                              or action or
                                                                                                                                                                              proceeding
                                                                                                                                                                              brought thereon.
                                                                                                                                                                              Furthermore, in
                                                                                                                                                                              case any action
                                                                                                                                                                              or proceeding
                                                                                                                                                                              be brought against
                                                                                                                                                                              Landlord
                                                                                                                                                                              by reason of any claims
                                                                                                                                                                              or liability, Tenant shall
                                                                                                                                                                              be responsible for all reasonable
                                                                                                                                                                              attorneys’ fees and
                                                                                                                                                                              Tenant agrees
                                                                                                                                                                              to defend such action or proceeding
                                                                                                                                                                              at Tenant’s sole
                                                                                                                                                                              expense by counsel reasonably
                                                                                                                                                                              satisfactory to Landlord.
                                                                                                                                                                              The provisions
                                                                                                                                                                              of this Lease with respect to any
                                                                                                                                                                              claims
                                                                                                                                                                              or liability,
                                                                                                                                                                              arising
                                                                                                                                                                              out of matters
                                                                                                                                                                              occurring
                                                                                                                                                                              prior to
                                                                                                                                                                              such expiration
                                                                                                                                                                              or termination
                                                                                                                                                                              shall survive
                                                                                                                                                                              any such
                                                                                                                                                                              expiration or termination.

 

    	 	6	 

     

    

 

		c.	Tenant
agrees
to purchase
at its
own expense
and to
keep in
force
at all
times
during the
term of
this
Lease a
policy
or policies
of (a)
worker’s
compensation
(b) commercial
general
liability
insurance,
including
personal
injury
and property
damage,
with contractual
liability
endorsement,
in the
amount of
One Million
Dollars
($1,000,000.00)
for property
damage
and Three
Million
Dollars
($3,000,000.00)
per occurrence
for personal
injuries
or deaths
of persons
occurring
in or
about the Premises
(c)
an extended
coverage
casualty
insurance
policy covering
the full
replacement
value of
the Leasehold
Improvements
 and  any
other  improvements
 Tenant 
may 
make
 to 
the  Premises
 (d) business
interruption
insurance in
an amount sufficient
to cover costs,
damages, lost
income,
expenses,
Base Rent,
Additional
Rent and
all other sums
payable
under this
Lease, should
any or all
of the Premises
not be
usable
for a
period
of up
to twelve
(12) months
 and  (e)
 a  policy
of  comprehensive
 automobile
 liability
 insurance,
 including
loading
and unloading,
and covering
owned, non-owned
and hired vehicles,
with limits
of no less
than
One Million
Dollars
($1,000,000.00)
per occurrence..
 Said
policies
shall:
 (i) name
Landlord
as an
additional
insured
and insure
Landlord’s
contingent
liability
under this
Lease (except
for the worker’s
compensation
policy,
which
shall
instead include
a waiver
of subrogation
endorsement
in favor
of Landlord),
(ii)
be issued
by an insurance
company which
is acceptable
to Landlord
and licensed
to do
business
in the State
of Florida,
and (iii)
provide
that said
insurance
shall not
be canceled or
modified
unless thirty
(30) days
prior
written
notice
shall
have been
given
to Landlord.
Said policy
or policies
or certificates
thereof
shall
be delivered
to Landlord
by Tenant
not later
than concurrently
with
the Commencement
Date
and thereafter
upon each
renewal
of said
insurance;

 

		11.	WAIVER
OF SUBROGATION.
Each of the Landlord
and Tenant
hereby
releases
the other
from any
and all
liability
or responsibility
to the
other
or anyone
claiming
through
or under
them
by way of
subrogation
or otherwise
for any loss
or damage
to property
caused by fire
or any other
perils
insured
in policies
of insurance
and for
any loss
or damage
to property
caused
by fault
or negligence
covering
such property,
even if
such loss or
damage
shall
have
been caused by the
fault
or negligence
of the
other
party,
or anyone for
which
such party
may
be responsible,
including
any other tenants
or occupants of the
remainder
of the
Building
in which
the Premises
are located;
provided
however,
that this
release
shall be
applicable
and in
force
and effect
only to
the extent
that
such release
shall
be lawful
at the
time and
in any
event only
with
respect
to loss
or damage
 occurring
during such
time
 as  the 
releasor’s
 policies
 shall
 contain
 a  clause
 or endorsement
to the
effect
that any
such release
shall
not adversely
affect
or impair
said policies
or prejudice
the right
of the releasor
to recover
thereunder
and then only
to the extent
of the
insurance
proceeds
payable
under such policies.
Each of Landlord
and Tenant
agrees that
it will
request
its
respective
insurance
carriers
to include
in its
policies
such a
clause
or endorsement.
If extra
costs shall
be charged
therefor,
each party
shall
advise
the other
of the amount
of the
extra cost,
and the other
party
may,
at its election,
pay the same,
but shall
not be obligated
to do
so. If such
other
party fails
to pay
such extra
cost,
the
release
provisions
of this
Paragraph
shall
be inoperative
 against
 such other
 party
to the 
extent
 necessary
to  avoid
 invalidation
of  such releasor’s
insurance.
The provisions
of this
clause
shall
not apply
in those
instances
in which
waiver
of subrogation
would cause
either
party’s
insurance
to be void
or uncollectible.

 

    	 	7	 

     

    

 

	12.	SERVICES
AND
UTILITIES.

 

		a.	Landlord
shall
maintain
the public
and Common
Areas
of the Building,
including
lobbies,
stairs,
elevators,
corridors
and restrooms,
the
windows
in the
Building,
the mechanical,
plumbing
and electrical
equipment
serving
the Building,
and the
structure
itself,
in reasonably
good order
and condition,
except
for damage
occasioned
by acts of Tenant,
which
damage
shall be repaired
by Landlord
at Tenant’s
expense. 
In the
event Tenant
requires
or needs
to have one or
more separate
systems
of either
heating,
ventilating,
air- conditioning
or other
similar
systems
over and above
that
provided,
the installation,
care, expenses
and maintenance
of each such
system
shall be
borne by
and paid
for by
Tenant.

 

		b.	Provided Tenant shall not be in
                                                                                                                                                                              default hereunder, and subject to the provisions elsewhere
                                                                                                                                                                              herein contained and to the rules and regulations of the Building, as from time to time
                                                                                                                                                                              promulgated , Landlord, agrees to furnish to the Premises during Ordinary Business Hours  of  generally recognized  business  days,  to
                                                                                                                                                                              be  determined  by
                                                                                                                                                                              Landlord  (but
                                                                                                                                                                              exclusive,
                                                                                                                                                                              in any event, of Sundays and
                                                                                                                                                                              legal holidays),
                                                                                                                                                                              heat and air-conditioning
                                                                                                                                                                              appropriate in Landlord’s judgment for the comfortable use and occupation of the
                                                                                                                                                                              Premises,
                                                                                                                                                                              janitorial services during the time and in the manner that such
                                                                                                                                                                              services are, in
                                                                                                                                                                              Landlord’s judgment, customarily furnished in comparable
                                                                                                                                                                              office buildings in the market
                                                                                                                                                                              area, and elevator service.  Landlord shall be under no
                                                                                                                                                                              obligation to provide additional or
                                                                                                                                                                              after  Ordinary Business Hours  heating
                                                                                                                                                                              or air-conditioning,
                                                                                                                                                                              but if Landlord
                                                                                                                                                                              elects to
                                                                                                                                                                              provide such services at Tenant’s
                                                                                                                                                                              request, Tenant shall pay
                                                                                                                                                                              to Landlord a
                                                                                                                                                                              reasonable
                                                                                                                                                                              charge for such services as determined from time to time by Landlord. Tenant agrees to keep
                                                                                                                                                                              and cause to be kept
                                                                                                                                                                              closed all window coverings, if
                                                                                                                                                                              any, when necessary
                                                                                                                                                                              because of the sun’s position, and Tenant also agrees at all times to
                                                                                                                                                                              cooperate fully with Landlord
                                                                                                                                                                              and to abide
                                                                                                                                                                              by all the regulations and requirements which Landlord may
                                                                                                                                                                              prescribe for the proper functioning
                                                                                                                                                                              and protection of said heating, ventilating
                                                                                                                                                                              and air-conditioning
                                                                                                                                                                              system and  to  comply  with  all  laws,  ordinances  and  regulations  respecting  the
                                                                                                                                                                              conservation of
                                                                                                                                                                              energy.
                                                                                                                                                                              Whenever heat generating machines,
                                                                                                                                                                              excess lighting or
                                                                                                                                                                              equipment are
                                                                                                                                                                              used in the Premises
                                                                                                                                                                              which affect the temperature otherwise maintained
                                                                                                                                                                              by the air-conditioning
                                                                                                                                                                              system, Landlord reserves
                                                                                                                                                                              the right
                                                                                                                                                                              to install supplementary
                                                                                                                                                                              air- conditioning units in the Premises, the cost thereof, including the cost of electricity
                                                                                                                                                                              and/or water therefor, shall be paid by Tenant to Landlord. Landlord agrees to furnish to the Premises electricity for general office purposes
                                                                                                                                                                              and water for common men’s and women’s lavatories
                                                                                                                                                                              and drinking
                                                                                                                                                                              purposes,
                                                                                                                                                                              subject to the provisions
                                                                                                                                                                              of Subparagraph 12(c)
below.
In the
alternative,
Landlord
shall
have the
option
to require
that
Tenant arrange,
at Tenant’s
expense,
for the
installation
of separate
meters
for electric,
water
and sewer
services
to the
Premises,
in which
event Tenant
shall
pay for all
such services
directly
to the
provider
of such
services.
Such arrangement
shall
not excuse
Tenant from
paying Tenant’s
Proportionate
Share
of the utilities
used in
the common
and public
areas
of the
Building.
Landlord
shall
in no
event be
liable
for any
interruption
or failure
of utility
services
on the
Premises,
but Landlord
will
exercise
due diligence
to furnish
uninterrupted
service.

 

		c.	Tenant will not, without the written consent of Landlord, use any apparatus or device in the Premises, including without limitation, electronic data processing machines, punch
                                                                                                                                                                              card machines, and machines using
                                                                                                                                                                              excess lighting
                                                                                                                                                                              or current which will in any way increase the amount of electricity
                                                                                                                                                                              or water usually furnished or supplied for the use of the
                                                                                                                                                                              Premises
                                                                                                                                                                              as  general  office  space,
                                                                                                                                                                              nor  connect  with  electric  current,  except 
                                                                                                                                                                              through existing
                                                                                                                                                                              electrical outlets in the Premises, or utilize water
                                                                                                                                                                              flow except
                                                                                                                                                                              through existing water pipes.  If Tenant, in
                                                                                                                                                                              Landlord’s judgment, shall
                                                                                                                                                                              require water or electric current or
                                                                                                                                                                              any other resource in excess of that usually furnished or supplied for the use
                                                                                                                                                                              of the Premises as general office space (it being
                                                                                                                                                                              understood that such resource in excess may result from the number of fixtures, apparatus and devices in use, the nature of such fixtures,
                                                                                                                                                                              apparatus
                                                                                                                                                                              and devices, the hours of use, or any
                                                                                                                                                                              combination of such factors), Tenant shall first procure the consent of Landlord which Landlord may refuse, to the use thereof, and Landlord may cause a special meter to be installed in the Premises
                                                                                                                                                                              so as to measure the amount of water, electric current or other resources consumed for any
                                                                                                                                                                              such other use. The cost of any such meters and
                                                                                                                                                                              of installation, maintenance
                                                                                                                                                                              and repair thereof
                                                                                                                                                                              shall be paid for
                                                                                                                                                                              by the Tenant,
                                                                                                                                                                              and Tenant agrees to pay
                                                                                                                                                                              Landlord promptly
                                                                                                                                                                              upon demand by Landlord for all such water,
                                                                                                                                                                              electric current or other
                                                                                                                                                                              resource consumed, as
                                                                                                                                                                              shown by said meters, at the rates charged by the local public utility, furnishing the same,
                                                                                                                                                                              plus any additional expenses
                                                                                                                                                                              incurred in keeping
                                                                                                                                                                              account of
                                                                                                                                                                              the water, electric
                                                                                                                                                                              current or
                                                                                                                                                                              other resource
                                                                                                                                                                              so consumed. Landlord shall not be in default hereunder or
                                                                                                                                                                              be liable for
                                                                                                                                                                              any damages directly
                                                                                                                                                                              or indirectly resulting from, nor shall
                                                                                                                                                                              the rental herein reserved be
                                                                                                                                                                              abated by reason of (i) the
                                                                                                                                                                              installation, use or interruption of use of any equipment in
                                                                                                                                                                              connection with the furnishing of any of the foregoing
                                                                                                                                                                              utilities and
                                                                                                                                                                              services, (ii) failure to furnish or delay in furnishing any such utilities or services when such failure or
                                                                                                                                                                              delay is caused
by acts of
God or
the elements,
labor
disturbances
of any character,
any other accidents
 or 
other 
conditions
 beyond 
the  reasonable
 control
 of  Landlord,
or  by the making
of repairs
or improvements
to the
Premises
or the
Building,
or (iii)
the limitation,
curtailment,
rationing
or restriction
on use of
water
or electricity,
gas or
any other
form
of energy
or any other
service
or utility
 whatsoever
serving
the Premises
or Building.
Furthermore,
Landlord
shall
be entitled
to cooperate
voluntarily
in a
reasonable
manner with
the efforts
of national,
state or local
governmental
agencies or utilities
suppliers
in reducing
energy
or other
resources
consumption.

 

    	 	8	 

     

    

 

		d.	Any
sums
payable
under this
Paragraph
shall
be considered
Additional
Rent and
may
be added to any installment
of Rent
thereafter
becoming due
and Landlord
shall
have
the same
remedies
for a default
in payment
of such sums
as for a
default
in the
payment
of Rent.

 

		e.	Tenant
shall
not provide
any janitorial
services
without
Landlord’s
written
consent
and then only
subject
to supervision
of Landlord
and by
a janitorial
contractor
or employees
at all times satisfactory
to Landlord.
Any such services
provided
by Tenant shall
be Tenant’s
sole risk
and responsibility.

 

	 	f.	“Ordinary
Business
Hours”
shall
mean 7:00
a.m. to
6:00 p.m.,
Monday through
Friday, 8:00
a.m. to
1:00 p.m.,
Saturday,
fifty-two
(52) weeks
per year,
except for
legal
holidays
and any other
holiday
as may be
determined
and acknowledged
by Landlord
from
time
to time.

 

	 	g.	Landlord
has no duty
or obligation
to provide
any security
services
in, on
or around
the Premises,
Land or Building,
and Tenant
recognizes
that
security
services,
if any,
provided
by Landlord will
be for
the
sole
benefit
of Landlord
and the protection
of Landlord’s
property
and  under 
no circumstances
 shall
 Landlord
be  responsible
 for,
and Tenant
waives
any rights
with
respect
to, Landlord
providing
security or
other
protection
for Tenant,
its
principals,
employees,
guests,
invitees,
vendors
or such
other persons
(“Tenant’s
Agents”)
or property
in, on or about
the Premises,
Land or Building.
Subject to
Landlord’s
prior approval,
Tenant
may,
at its
sole cost
and expense,
install,
establish
and maintain
security
services
within
the
Premises;
provided
that,
such security
services
(including
any apparatus,
facilities,
equipment
or people
utilized
in connection
with the
provision
of such security
services)
comply with
governmental
requirements
and shall
not cause
the Building
to be
out of
compliance
with any
applicable
governmental
requirements.
Notwithstanding
the foregoing,
any such security
services
installed,
established
or maintained
by Tenant
must not
affect
or impact
any portion of
the Building
or the Land other
than the
Premises
and shall
not in
any way
limit
or interfere
with Landlord’s
ability
to exercise
its rights
of entry
as provided
in this
Lease. 
Tenant’s
rights
under this
Subparagraph
are subject
to all
the obligations,
limitations
and requirements
as set forth
in Paragraphs
5, 21, the
Work
Letter
and as otherwise
provided
herein.

 

		h.	(i) 
Maintenance
and Use.
Tenant covenants
and warrants
that its
use of the
Premise
shall
not cause
or contribute
to the
growth
of mold,
fungi,
or other
bacteria
due to
the presence
of water
in the
Premises
or increased
humidity
levels
within
the Premises.
Conditions
which
could cause
or contribute
to mold
growth
include
without
limitation
(1) allowing
water
to collect
or condense
within
the Premises
(2) failing
to monitor
and inspect
windows
and pipes
for leaks,
(3) failing
to properly
maintain
any equipment
within
the Premises
including
without
limitation
water
heaters,
HVAC
equipment,
sinks, refrigerators
and dishwashers.

 

	 	(ii)	Reporting
and Action
Requirements.
Tenant shall
immediately
notify
Landlord
in writing
of (i)
any visible
signs
of mold
growth
(ii)
any water
leak
or condensation
and (iii)
if Tenant
has any reasonable
cause to
believe
that
mold,
bacteria
or fungi
growth
has or will
occur in
the Premises.
Tenant
shall
use best
efforts
to repair
any condition
promptly
which
could cause
or contribute
to mold
growth
and immediately
stop any leak and 
remove
 any excess water
 caused
 by leaks
 provided
 however,
 Landlord
 shall
reimburse
Tenant
for
any costs
and expenses
reasonably
and actually
incurred
in making
such repairs
and maintenance
to the extent
it is otherwise
the obligation
of Landlord
under this
Lease.

 

	 	(iii)	Indemnification.
Tenant
shall
defend,
indemnify
and hold
Landlord
harmless
(and
Landlord’s
agents,
employees,
affiliates
and mortgagees
harmless)
from and
against any
and all
claims,
demands,
penalties,
fees,
liabilities,
settlements,
damages,
costs
of remediation,
or other
costs
and expenses
 (including
without
limitation,
attorneys’
fees, consultants’
 fees,
and litigation
expenses)
of whatever
 kind
or nature, known
or unknown,
contingent
or otherwise,
arising
out of or in any way
related
to the
presence
of mold,
bacteria
or fungi on the
Premises
due to the negligence,
act or omission
of Tenant
or due to failure
of Tenant
to comply
with its
obligations
and duties
under this
Lease, including
without
limitation
the failure
of Tenant
to fulfill
its
repair,
maintenance
and reporting
 responsibilities
set forth
herein.
Tenant’s
obligations
hereunder
shall
survive
the termination
and expiration
of this
Lease.

 

    	 	9	 

     

    

 

	13.	ESTOPPEL CERTIFICATE AND FINANCIAL
                                                                                         STATEMENTS. Tenant agrees to furnish from time to time when requested
                                                                                         by Landlord, (or
                                                                                         the holder of any
                                                                                         deed of trust or mortgage
                                                                                         or the lessor
                                                                                         under any ground lease covering
                                                                                         all or any part
                                                                                         of the Building
                                                                                         or the improvements therein or the
                                                                                         Premises or any interest
                                                                                         of Landlord therein),
                                                                                         a certificate signed
                                                                                         by Tenant confirming
                                                                                         and containing
                                                                                         such factual
                                                                                         certifications
                                                                                         and representations
                                                                                         deemed appropriate
                                                                                         by Landlord, (or
                                                                                         the holder of any deed of trust or mortgage
                                                                                         or the lessor
                                                                                         under any ground lease
                                                                                         covering all or any part of the Building
                                                                                         or the improvements
                                                                                         herein or the
                                                                                         Premises or any interest of Landlord therein),
                                                                                         and Tenant shall, within ten (10)
                                                                                         days following receipt of said
                                                                                         proposed certificate from
                                                                                         Landlord, return
                                                                                         a fully
                                                                                         executed copy of said
                                                                                         certificate to
                                                                                         Landlord. In the
                                                                                         event Tenant
                                                                                         shall fail
                                                                                         to return
                                                                                         a fully
                                                                                         executed copy of such
                                                                                         certificate to
                                                                                         Landlord
                                                                                         within the foregoing ten (10)
                                                                                         day period, then Tenant
                                                                                         shall be deemed to have
                                                                                         approved and confirmed
                                                                                         all of the terms,
                                                                                         certifications
                                                                                         and representations contained in such
                                                                                         certificate. In
                                                                                         addition, Tenant shall, from time to time,
                                                                                         upon the written request of Landlord,
                                                                                         deliver to or cause to
                                                                                         be delivered to Landlord
                                                                                         or its designee then current financial
                                                                                         statements (including
                                                                                         a statement
                                                                                         of operations
                                                                                         and balance sheet
                                                                                         and statement
                                                                                         of cash flows)
                                                                                         certified
                                                                                         as accurate
                                                                                         by a certified
                                                                                         public accountant
                                                                                         and prepared in conformance
                                                                                         with generally
                                                                                         accepted accounting
                                                                                         principles for (i) Tenant, (ii)
                                                                                         any entity which owns a controlling interest in Tenant, (iii)
                                                                                         any entity the
                                                                                         controlling interest of which is
                                                                                         owned by Tenant, (iv) any successor
                                                                                         entity to Tenant
                                                                                         by merger
                                                                                         or operation of
                                                                                         law, and (v) any guarantor of
                                                                                         this Lease.

 

	14.	HOLDING
OVER.
 Tenant
shall,
at the
termination
of this
Lease
by lapse
of time
or otherwise,
yield
up immediate
possession
of the Premises
to Landlord.
 If
Tenant retains
possession
of the
Premises
or any part
thereof
after
such termination,
then
Landlord
may at its
option,
serve
written
notice
upon Tenant
that
such holding
over constitutes
any one of: (i)
renewal of
this
Lease for
one year,
and from
year to
year thereafter,
(ii)
creation
of a month
to month
tenancy,
upon the terms
and conditions
set forth
in this
Lease,
or (iii)
creation
of a tenancy
at sufferance,
in any
case upon the
terms
and conditions
set forth
in this
Lease;
provided,
however,
that
the
monthly
rental
[or daily
rental
under (iii)]
shall,
in addition
to all
other
sums which
are to
be paid
by Tenant hereunder,
whether
or not as Base Rent
or Additional
Rent, be equal
to double
the Rent being
paid monthly
to Landlord
under this
Lease immediately
prior to
such termination
(prorated
in the
case of
(iii)
on the basis
of a 365
day year for
each day
Tenant
remains
in possession).
If no
such notice
is served,
then
a tenancy
at sufferance
shall
be deemed
to be
created
at the
Rent in
the preceding
sentence.
 Tenant
 shall
 also 
pay to Landlord
all 
damages 
sustained
by Landlord resulting
from
a retention
of possession
by Tenant,
including
the loss
of any proposed
subsequent tenant
for any portion
of the
Premises.
The provisions
of this
Paragraph
shall
not constitute
a waiver
by Landlord of
any right
of re-entry
as herein
set forth;
nor shall
receipt
of any Rent or
any other
act in apparent
affirmance
of the tenancy
operate
as a waiver
of any rights
and remedies
allowed
in law of equity
including
without
limitation
the right
to terminate
this
Lease for
a breach
of any of
the terms,
covenants
or obligations
herein
on Tenant’s
part to
be performed.

 

	15.	SUBORDINATION/LIMITATION
ON RECOURSE.
 Without
the necessity
of any additional
document being
executed by
Tenant
for
the
purpose
of effecting
a subordination,
this
Lease
shall be
and is
hereby
made junior,
inferior,
subject
and subordinate
in all
respects
and at all
times
to: (a)
all
ground leases
or underlying
leases
which
may now exist
or hereafter
be executed affecting
the Building
or the
land upon
which
the
Building
is situated
or both,
and (b)
the
lien
or interest
of any mortgage
or deed to
secure debt
which
may now exist
or hereafter
be executed
in any amount for
which
said
Building,
land
ground
leases
or underlying
leases,
or Landlord’s
interest
or estate
in any
of said
items
is specified
as security.
 Notwithstanding
the foregoing,
Landlord
shall
have the
right
to subordinate
or cause
to be subordinated
any such
ground leases
or underlying
leases or
any such liens
or interest
of mortgages
or deed to
secure
debt to
this
Lease. In
the event
that any ground
lease
or underlying
lease terminates
for any reason
or any mortgage
or deeds to secure
debt is
foreclosed
or a
conveyance
in lieu
of foreclosure
is made
for any reason,
Tenant shall,
notwithstanding
any subordination,
attorn
to and
become the
Tenant
of the
successor
in interest
to Landlord
at the option
of such successor
in interest.
Tenant
agrees
to execute
such non-disturbance
and attornment
agreements
as the holder
of any mortgage
or deed
to secure
debt on the Building
may reasonably
require.
Tenant covenants
and agrees to
execute
and deliver,
upon demand by
Landlord
and in the
form requested
by Landlord,
any additional
documents
evidencing
the priority
or subordination
of this
Lease with
respect
to any such ground
leases
or underlying
leases
or the
lien
of any such
mortgage
or deed to
secure
debt. Tenant
hereby irrevocably
appoints
Landlord
as attorney
in fact
of Tenant to
execute,
deliver
and record
any such documents
in the
name and on behalf
of Tenant.
	 	 
	 	Liability with respect to the
entry and performance of this
Lease by or on behalf
of Landlord,
however it may
arise, shall
be asserted
and enforced
only against
Landlord’s estate
and equity interest in the Building.  Neither
Landlord
nor any
of Landlord’s
principals,
shareholders, members,  directors,  officers  or  employees  (“Landlord’s  Agents”)  shall  have  any  personal liability in the
event of any claim
against Landlord arising
out of or in connection with this Lease, the relationship
of Landlord
and Tenant or Tenant’s
use of the Premises.  Further, in no
event whatsoever
shall any Landlord’s Agent have any
liability
or responsibility whatsoever
arising
out of or in connection with this
Lease, the relationship of Landlord
and Tenant or Tenant’s
use of the
Premises.  Any
and all personal liability, if
any, beyond that which may
be asserted
under this
Paragraph, is expressly waived
and released
by Tenant and by
all persons
claiming by, through
or under Tenant

 

    	 	10	 

     

    

 

	16.	RE-ENTRY BY LANDLORD.  Landlord reserves
                                                                                         and shall
                                                                                         at all times
                                                                                         have the right to re-enter the Premises to inspect the same, to
                                                                                         supply janitor
                                                                                         service
                                                                                         and any other service to
                                                                                         be provided
                                                                                         by Landlord to Tenant
                                                                                         hereunder, to show said Premises to prospective
                                                                                         purchasers, mortgagees
                                                                                         or tenants, to post
                                                                                         notices of non-responsibility
                                                                                         and to alter, improve, repair the Premises
                                                                                         and any portion
                                                                                         of the Building
                                                                                         of which the Premises are a part or to which access is conveniently made through  the  Premises,  without  abatement  of  Rent  and  may for  that  purpose  erect,  use  and maintain scaffolding,
                                                                                         pipes, conduits and other
                                                                                         necessary
                                                                                         structures in and through the Premises where reasonably required
                                                                                         by the character
                                                                                         of work to
                                                                                         be performed,
                                                                                         provided that entrance to the
                                                                                         Premises
                                                                                         shall not be blocked thereby and further provided that the business
                                                                                         of Tenant shall not
                                                                                         be interfered with unreasonably. Tenant hereby waives
                                                                                         any claim for
                                                                                         damages for any injury
                                                                                         or inconvenience  to  or  interference  with  Tenant’s  business,  any 
                                                                                         loss  of  occupancy
                                                                                         or  quiet
                                                                                         enjoyment
                                                                                         of the Premises,
                                                                                         and any other loss
                                                                                         occasioned thereby.
                                                                                         For each of the aforesaid
                                                                                         purposes, Landlord
                                                                                         shall at all times
                                                                                         have and retain
                                                                                         a key with which to
                                                                                         unlock all
                                                                                         of the doors, in,
                                                                                         upon and about
                                                                                         the Premises, and
                                                                                         Landlord shall have the right to
                                                                                         use any and all means
                                                                                         which Landlord may deem necessary
                                                                                         or proper
                                                                                         to open said
                                                                                         doors in
                                                                                         an emergency, in order to obtain
                                                                                         entry to
                                                                                         any portion
                                                                                         of the Premises,
                                                                                         and any entry to the Premises,
                                                                                         or portions thereof obtained
                                                                                         by Landlord
                                                                                         by any of said means or otherwise,
                                                                                         shall not under any
                                                                                         circumstances
                                                                                         be construed
                                                                                         or deemed to be a forcible
                                                                                         or unlawful
                                                                                         entry into, or a detainer of, the
                                                                                         Premises,
                                                                                         or any eviction,
                                                                                         actual or
                                                                                         constructive, of Tenant from the
                                                                                         Premises
                                                                                         or any portions thereof.
                                                                                         Landlord
                                                                                         shall also
                                                                                         have the right at any time without the same
                                                                                         constituting
                                                                                         an actual or constructive
                                                                                         eviction
                                                                                         and without incurring
                                                                                         any liability to Tenant therefor, to
                                                                                         change the arrangement
                                                                                         and/or location
                                                                                         of entrances or passageways,
                                                                                         doors and doorways
                                                                                         and corridors, elevators,
                                                                                         stairs, toilets or other
                                                                                         public parts of the Building
                                                                                         and to change the
                                                                                         name, number
                                                                                         or designation
                                                                                         by which the Building is commonly known.

 

	17.	INSOLVENCY
OR BANKRUPTCY.
 The appointment
of a receiver
to take
possession
of all
or substantially
all of
the
assets
of Tenant,
or an assignment
of Tenant
for the
benefit
of creditors,
or any action
taken
or suffered
by Tenant
under any
insolvency,
bankruptcy,
or reorganization
act, shall
at Landlord’s
option,
constitute
a breach
of this
Lease by Tenant.
 Upon the
happening
of any such event
or at any time
thereafter,
this
Lease shall
terminate.
In no event shall
this
Lease be assigned
or assignable
by operation
of law
or by voluntary
or involuntary
bankruptcy
proceedings
or otherwise
and in
no event
shall
this
Lease
or any rights
or privileges
hereunder
be an asset
of Tenant
under bankruptcy,
insolvency
or reorganization
proceedings.
If a
petition
in bankruptcy
is filed
by or against
Tenant,
and if this
Lease
is treated
as an “unexpired
lease”
under applicable
bankruptcy
law in such
proceeding,
then Tenant agrees
that Tenant
shall
not attempt
nor cause
any trustee
to attempt
to extend the
applicable
time period
within
which
this Lease
must be assumed
or rejected.

 

	18.	DEFAULT AND
REMEDIES.

 

	 	(A)	The following
events shall
be deemed to
be events
of default
by Tenant
under this
Lease:

 

		a.	Tenant
shall
fail
to pay when
or before
due any sum
of money
becoming
due to be paid
to Landlord
hereunder,
whether
such sum
be any installment
of the
Rent
or other
payment of  money
 to  Landlord
herein
reserved,
 or 
any other
 payment
 or  reimbursement
 to Landlord
required
herein,
including
without
limitation,
any applicable
sales,
use, transaction
or comparable
taxes,
whether
or not
treated
as Rent
hereunder,
and such
failure
shall
continue
for a
period of
five
(5) days
from the
date
such payment
was due;
or

 

		b.	Tenant
shall
fail
to comply
with
any term,
provision
or covenant
of this
Lease other
than by
failing
to pay when
or before
due any sum of
money becoming
due to
be paid
to Landlord
hereunder
and shall
not cure
such failure
within
twenty
(20)
days (forthwith,
if the default
involves
a hazardous
condition)
after
written
notice
thereof
to Tenant;
or

 

	 	c.	Tenant shall
abandon any substantial
portion
of the
Premises;
or

 

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

 

		e.	If, in spite of the provisions hereof, the interest of Tenant shall be levied upon under
                                                                                                                                                                              execution or be attached by
                                                                                                                                                                              process of law or Tenant shall fail to
                                                                                                                                                                              contest diligently the validity of any lien or claimed lien and give sufficient security to Landlord to insure payment
thereof
or shall
fail
to satisfy
any judgment
rendered
thereon
and have
the same
released,
and such
default
shall
continue
for
ten (10)
days after
written
notice
thereof
to Tenant.

 

    	 	11	 

     

    

 

	 	f.	Notwithstanding
 the 
provisions
 hereof,
 (1) 
the  making
 by 
Tenant  of
 any  general
assignment
or general
arrangement
for the
benefit
of creditors;
(2)
the filing
by or against
Tenant
of a petition
in bankruptcy,
including
reorganization
or arrangement,
unless,
in the
case of
a petition
filed
against
Tenant,
unless the
same
is dismissed
within
twenty
(20) Business
Days;
(3) the
appointment
of a
trustee
or receiver
to take
possession
of substantially
all of
Tenant’s
assets
located
in the
Premises
or of Tenant’s
interest
in this
Lease; (4)
any execution,
levy,
attachment
or other
process
of law against
any property of
Tenant
or Tenant’s
interest
in this
Lease, unless
the
same
is dismissed
within
twenty
(20) Business
Days;
(5)
adjudication
that
Tenant
is bankrupt;
(6) the
making
by Tenant
of a transfer
in fraud
of creditors;
or (7)
the failure
of Tenant
to generally
pay its debts
as they
become due.

 

	 	g.	Any information
furnished
by or on
behalf
of Tenant
to Landlord
in connection
with
the entry of
this
Lease is
determined
to have
been materially
false,
misleading
or incomplete
when made.
	 	 	 
	 	 	Tenant
shall
notify Landlord
promptly
of any Event
of Default
or any facts,
conditions
or events
which,
with
the giving
of notice
or passage
of time
or both, would
constitute
an Event of
Default.

 

	 	(B)	Upon the
occurrence
of any
such events
of default
described
in this
Paragraph
or elsewhere
in this
Lease, either
singularly
or in
combination,
Landlord
shall
have the
option
to pursue
any one or
more
of the following
remedies
without
any notice
or demand
whatsoever;

 

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

 

		b.	Upon
any termination
of this
Lease,
whether
by lapse
of time
or otherwise,
or upon
any termination
of Tenant’s
right
to possession
without
termination
of the
Lease, Tenant
shall peaceably
surrender
and vacate
the
Premises
immediately,
and deliver
possession
thereof to
Landlord
and Tenant
hereby
grants
to Landlord
full
and free
license
to enter
into
and upon the Premises
in such event
with or
without
process
of law and to
repossess
Landlord
of the
Premises
as of
Landlord’s
former
estate
and to
expel or remove
Tenant and
any others
who may
be occupying
or within
the Premises
and to
remove
any and all
property
therefrom,
without
being deemed
in any manner
guilty
of trespass,
eviction
or forcible
entry or detainer,
and without
incurring
any liability
for any damage
resulting
therefrom.
Tenant
hereby
waives
any right
to claim
damage
for each
re-entry
and expulsion
and without
relinquishing
Landlord’s
right
to Rent
or any
other right
given
to Landlord
hereunder
to operation
of law.

 

		c.	Upon
termination
of this
Lease,
whether
by lapse
of time
or otherwise,
Landlord
shall
be entitled
to recover
as damages,
all Rent,
including
any amount
treated
as Additional
Rent hereunder
and other
sums due
and payable
by Tenant
on the
date
of termination,
plus the
aggregate
sum of: (i)
an amount equal to
the value
of Rent,
including
any amounts
treated
as Additional
Rent hereof
and other sums
provided
herein to
be paid by Tenant
for the
residue
of the stated
Lease Term,
including
expenses
hereinafter
described
in Subparagraph
(d)
relating
to recovery
of the
Premises,
preparation
for
reletting
and for
reletting
itself,
and (ii)
the
cost of
performing
any other
covenants
which
would
have otherwise
been performed
by Tenant.

 

		d.	(i) 
Upon any termination
of Tenant’s right
to possession
only without
termination
of the
Lease,
Landlord
may at Landlord’s
option,
enter
into the
Premises,
remove
Tenant’s
signs
and other
evidences
of tenancy,
and take
and hold
possession
thereof
as provided
in Subparagraph
(b) above,
without
such entry
and possession
terminating
this
Lease or releasing
Tenant
in whole
or in
part,
from any
obligation,
including
Tenant’s
obligation
to pay
the Rent,
including
any amounts
treated
as Additional
Rent
hereunder
for
the full
term.
 In
any such
case, Tenant
shall
pay forthwith
to Landlord,
if Landlord
so elects,
a sum equal to
the
entire
amount of
the
Rent
including
any amounts
treated
as Additional
Rent hereunder,
for the
residue
of the
stated
Lease
Term plus any
other sums
provided
herein
to be paid
by Tenant
for the
remainder
of the
Lease
Term.

 

    	 	12	 

     

    

 

		(ii)   Landlord
may,
but need
not,
relet
the Premises
or any part thereof
for
such Rent
and upon
such terms
as Landlord
in its
sole
discretion
shall
determine
(including
the right
to relet
the Premises
for a
greater
or lesser
term
than that
remaining
under this
Lease,
the right
to relet
the Premises
as part
of a
larger
area,
and the
right
to change
the
character
and the use
made of the Premises)
and Landlord
shall
not be required
to accept
any tenant
offered
by Tenant
or to
observe
any instructions
given
by Tenant
with
respect
to such
reletting.
In such
case, Landlord
may make
repairs,
alterations
and additions
in or to
the Premises
and redecorate
the
same
to the
extent
Landlord
deems necessary
or desirable
and Tenant
shall,
upon demand,
pay the cost
thereof,
together
with
Landlord’s
expenses
for  reletting
including,
without
 limitation,
any  broker’s
 commission
incurred
 by Landlord.
 If
the consideration
collected
by Landlord
upon any such reletting
plus any
sums previously
collected
from Tenant
are not
sufficient
to pay the
full amount
of all Rent,
 including
any  amounts
 treated
 as  additional
 Rent hereunder
and  other
sums reserved
in this
Lease for
the remaining
Lease Term,
together
with
the costs
or repairs,
alterations,
 additions,
 redecorating
and  Landlord’s
 expenses of 
reletting
and  the collection
of the rent
accruing
therefrom
(including
attorneys’
fees and
broker’s
commissions),
Tenant
shall pay
to Landlord
the full
amount of such
deficiency
upon demand and
Tenant
agrees that
Landlord
may file
suit
to recover
any sums falling
due under this
section
from
time to
time.

 

		e.	Landlord
may,
at Landlord’s
option,
enter
into
and upon the
Premises
with
or without
process
of law,
if Landlord
determines
in its
sole discretion
that
Tenant is
not acting
within
a commercially
reasonable
time
to maintain,
repair
or replace
anything
for
which
Tenant
is responsible
hereunder
and correct
the same,
without being
deemed in
any manner guilty
of trespass,
eviction
or forcible
entry
and detainer
and without
incurring
any  liability
 for 
any  damage
resulting
therefrom
and Tenant agrees
to  reimburse
Landlord,
on demand, as Additional
Rent,
for any
expenses
which
Landlord
may incur
in thus
effecting
compliance
with
Tenant’s
obligations
under this
Lease.

 

	 	f.	Any and all
property
which
may
be removed
from the
Premises
by Landlord
pursuant
to the
authority
of this
Lease or of
law, to
which
Tenant is
or may be
entitled, may
be handled, removed
and stored,
as the
case may
be, by or at
the direction
of Landlord
at the
risk,
cost and
expense
of Tenant,
and Landlord
shall in
no event
be responsible
for the
value
preservation
or safekeeping
thereof.
 Tenant
shall
pay to Landlord,
upon demand,
any and all
expenses
incurred
in such removal
and all storage
charges
against
such property
so long as the
same
shall be
in Landlord’s
possession
or under
Landlord’s
control.
 Any
such property
of Tenant
not retaken
by Tenant
from storage
within
thirty
(30) days
after
removal
from the
Premises
shall,
at Landlord’s
option,
be deemed
conveyed
by Tenant
to Landlord
under this
Lease as
by a bill
of sale
without
further
payment or
credit
by Landlord
to Tenant.
	 	 	 
	 	 	Pursuit
of any
of the
foregoing
remedies
shall
not preclude
Landlord’s
pursuit
of any
of the
other
remedies
herein
provided
or any other
remedies
provided
by law
(all
such remedies
being cumulative),
nor shall
pursuit
of any remedy
herein provided
constitute
a forfeiture
or waiver
of any
Rent due to
Landlord
hereunder
or any
damage
accruing to
Landlord
by reason
of the violation
of any of
the terms,
provisions
and covenants herein
contained.
 No act
or thing done
by Landlord
or its agents
during
the term
hereby granted
shall be deemed
a termination
of this
Lease or an
acceptance
of a surrender
of said Premises
which
shall not
be valid
unless
in writing
signed
by Landlord.
No waiver
by Landlord
of any violation
or breach
of any of the
terms,
provisions
and covenants
herein
contained
shall
be deemed
or construed
to constitute
a waiver
of any other violation
or breach of any of the
terms,
provisions
and covenants
herein
contained.
Landlord’s
acceptance
of the payment
of Rent
or other
payments
hereunder
after the
occurrence
of any
event of default
shall not
be construed
as a waiver
of such
default,
unless
Landlord
so notifies
Tenant in writing.
Forbearance
by Landlord in
enforcing
one or more of the
remedies
herein
provided
upon an event
of default
shall not
be construed
as a waiver
of such default,
(unless
Landlord
so notifies
Tenant in
writing)
or of Landlord’s
right to
enforce
any such remedies
with respect
to such default
or any subsequent
default.
 If,
on account of
any breach or
default
by Tenant in Tenant’s
obligations
under  the
terms
and conditions
of  this
Lease, it
 shall
 become necessary
or appropriate
for Landlord
to employ
or consult
with an attorney
concerning
or to enforce
or defend
any of Landlord’s
rights
or remedies
hereunder,
Tenant agrees
to pay reasonable
attorneys’
fees so
incurred.

 

Without
limiting
the foregoing,
to the extent
permitted
by law, Tenant
hereby:
 (i)
appoints
and designates
the Premises
as a
proper
place
for service
of process
upon Tenant,
and agrees
that service
of process
upon any person
apparently
employed
by Tenant
upon the Premises
or leaving
process
in a
conspicuous
place within
the Premises
shall
constitute
personal
service
of such
process
upon Tenant
(provided,
however,
Landlord
does not
hereby waive
the
right
to serve
Tenant with
process
by any other
lawful
means);
(ii)
expressly
waives
any right
to trial
by jury;
and (iii)
expressly
waives
the service
of any notice
under any existing
or future
law of the
State of
Florida
applicable
to landlords
and tenants.

 

	19.	DAMAGE BY
FIRE,
ETC.

 

		a.	If
the Building
or Premises
are rendered
partially
or wholly
untenantable
by fire
or other
casualty and if
such damage
cannot, in
Landlord’s
reasonable
estimation,
be materially
restored
within
two hundred
(200) days
of such
damage,
then Landlord
may, at
its sole
option,
terminate
this
Lease as
of the
date
of such
fire
or casualty.
 Landlord
shall exercise
its
option
provided
herein
by written
notice
to Tenant
within
sixty
(60) days of such
fire
or other
casualty.
For purposes
hereof,
the Building
or Premises
shall
be deemed
“materially
restored”
if they
are in
such condition
as would
not prevent
or materially
interfere
with
the repair
and replacement
of the Leasehold
Improvements.

 

    	 	13	 

     

    

 

		b.	If
this
Lease
is not
terminated
pursuant
to this
Paragraph,
then
Landlord
shall
proceed with
all due diligence
to repair
and restore
the Building
(except
that Landlord
may elect
not to
rebuild
if such
damage
occurs during
the last
year of
the term
of this
Lease exclusive
of any option
which is
unexercised
at the date
of such damage).
 Landlord’s
obligation
to repair
and restore
the Building
is conditioned
on the proceeds
of insurance
actually
paid to
Landlord
being
sufficient
to pay the
cost of
such restoration
and repair.

 

		c.	If
this
Lease shall
be terminated
pursuant
to this
Paragraph,
the term
of this
Lease
shall end
on the date
of such
damage
as if
that date
had been
originally
fixed
in this
Lease for the
expiration
of the
Lease Term.
If this
Lease shall
not be
terminated
by Landlord
pursuant 
to  this
 Paragraph
 and  if
 the
 Premises
is untenantable
 in 
whole 
or in  part
following
such damage,
the Rent
payable
during the
period in
which
the
Premises
is untenantable
shall
be reduced
to such extent,
if any,
as may
be fair
and reasonable
under all of
the circumstances.
In the event
that Landlord
shall fail
to complete
such repairs
and material
restoration
within
two hundred
sixty (260)
days after
the date
of such damage,
 Tenant 
may at  its
 option
 and  as
 its
 sole remedy
 terminate
 this
 Lease 
by delivering
written
notice
to Landlord,
whereupon
the Lease shall
end on the
date
of such notices
as if
the
date of
such notice
were
the date
originally
fixed
in this
Lease for
the expiration
of the
Lease Term;
provided,
however,
that if construction
is delayed
because of changes,
deletions,
or additions
in construction
requested
by Tenant,
strikes,
lockouts,
casualties,
acts of
God,
war,
material
or labor
shortages,
governmental
regulation,
the allowable
time
frame
for
repair
or rebuilding
shall
be extended
for the amount
of time
the Landlord
is so
delayed.
	 	 	 
	 	 	In
no event
shall
Landlord
be required
to rebuild,
repair
or replace
any part
of the
partitions,
fixtures,
additions
or other
improvements
which may
have been placed
in or about the
Premises
by Tenant.
Any insurance
which may
be carried
by Landlord
or Tenant
against
loss
or damage
to the
Building
or Premises
shall
be for
the
restoration
of the
Building
and the
Leasehold
Improvements
under the
sole control
of Landlord
except that
Landlord’s
insurance
may be
subject
to control
by the holder
or holders
of any indebtedness
secured
by a mortgage
or deed to
secure
debt covering
any interest
of Landlord
in the Premises,
the Building
or the
Property.

 

		d.	Notwithstanding
 anything
 herein
 to 
the  contrary,
 in 
the 
event  the
 holder
 of  any indebtedness
secured
by a mortgage
or deed to
secure
debt covering
the Premises,
Building
or Property
or the
ground
lessor
of the
Property
requires
that any insurance
proceeds
to be paid to
it, then
Landlord shall
have the
right
to terminate
this
Lease by delivering
written
notice
of termination
to Tenant
within
fifteen
(15)
days
after
such requirement
is made
by any such person,
whereupon
the Lease
shall
end on
the date
of such
damage
as if
the date of such
damage
were
the date
originally
fixed in
this Lease
for the expiration
of the Lease
Term.

 

		e.	In
the event
of any damage
or destruction
to the
Building
or the
Premises
by any
peril covered
by the
provisions
of this
Paragraph
17, Tenant
shall,
upon notice
from
Landlord,
remove
forthwith,
at  its
sole cost
and expense, such
portion
or all of
the property
belonging
to Tenant
or his
licensees
from such portion
or all
of the
Building
or the
Premises
as Landlord
shall
request
and Tenant
hereby
indemnifies
and holds
Landlord
harmless
from any loss,
liability,
costs and
expenses,
including
attorneys’
fees,
arising
out of any
claim
of damage
or injury
as a result
of any
alleged
failure
to properly
secure the
Premises
prior
to such removal
and/or such
removal.

 

	 	f.	In the
event of any
damage or destruction
to the
Leasehold
Improvements
or any
other partitions,
fixtures,
additions
or other
improvements
which may
have been placed
in or about the
Premises
by Tenant
at any time
during the
Lease Term,
Landlord
shall
repair
or rebuild
the same
utilizing
Tenant’s
insurance
proceeds;
provided,
however,
that notwithstanding
the
foregoing,
if any
such damage
or destruction
occurs
within
the last
two
(2)
years
of the
Lease Term,
which
damages
or destroys
more
than twenty-five
percent
(25%)
of the
Building
or the Leasehold
Improvements,
then
Landlord
may terminate
this
Lease and
shall
not be
required
to repair
or rebuild,
and Landlord
will be
entitled
 to any insurance
proceeds 
attributable
 to such 
damage 
or  destruction.
The procedure
for the restoration
and repair
shall
be that set
forth
in the
Work Letter Agreement
attached
hereto
as Exhibit
“B”. Tenant
agrees that
if the cost
of restoring
and replacing
the Leasehold
Improvements
exceeds the
insurance
proceeds available
to effect
 the restoration
 and repair
 of 
the 
Leasehold
 Improvements,
 Tenant 
will 
pay Landlord
the difference
between
the cost
to restore
and replace
the Leasehold
Improvements
and the
insurance
proceeds.
 Such amount
shall
be paid
to Landlord
before
Landlord
commences restoration
of the Leasehold
Improvements.
Landlord
shall have
no obligation
to undertake
the restoration
and repair
until
the full
estimated
cost of
such restoration
 and 
repair
has been  received
by  Landlord.
Any  insurance
 proceeds
attributable
to Leasehold
Improvements
or any other
Tenant
installed
improvements
will be
paid directly
to Landlord
to effect
the
restoration
and repair
and shall
be used exclusively
for the
restoration
and repair
of the Premises.
Landlord
shall
repair
or rebuild
the Leasehold
Improvements
within
six (6)
months
after
the date
the
Building
has been materially
restored,
as provided
in Subparagraph
(a)
above,
taking
into account
the time
to adjust
and collect
the insurance
proceeds,
to restore
and repair
the Building
and to obtain
all required
permits
and approvals.
Any excess
of the
insurance
money generated
by Tenant’s
insurance
remaining
after
completion
and full
payment
for such
repairing
or rebuilding
of the leasehold
Improvements
shall be
the property
of Tenant.
In the
event any improvement
is damaged
or destroyed
for which
Landlord
has a duty
to repair
or rebuild
and Landlord
shall
fail to
repair
or rebuild
such improvement
in conformity
with the
requirements
of this
Lease
within
six (6)
months
after
the
date the
Building
has been materially
restored
as provided
in Subparagraph
(a)
above,
subject
to extension
due to causes
or forces
beyond Landlord’s
reasonable
control,
then and in
such event Tenant
may,
at its election,
terminate
this
Lease and end all
of the
rights
of Landlord
and Tenant
hereunder.
Tenant shall
forfeit
all of
its right,
title
and interest
in and to
the improvements
on the Premises
in the
event
this Lease
is so terminated.
 Upon notification
from the
insurer
as to
the
availability
of insurance
proceeds,
Tenant shall
notify
Landlord
of said
amount and the
entire
insurance
proceeds
shall
be disbursed
to Landlord.

 

    	 	14	 

     

    

 

	20.	CONDEMNATION.

 

		a.	If
any substantial
part
of the
Building
or Premises
should be
taken
for any
public
or quasi-public
use under
governmental
law, ordinance
or regulation
or by right
of eminent
domain,
or by private
purchase
in lieu
thereof,
and the taking
would
prevent
or materially
interfere
with
the use
of the
Building
or Premises
for the
purpose
for which
it is
then being
used, this
Lease shall
terminate
effective
when the
physical
taking
shall occur
in the
same
manner as
if the
date of
such taking
were
the
date originally
fixed
in this
Lease for
the expiration
of the Lease
Term
hereof.

 

		b.	If
part of
the Building
or Premises
shall
be taken
for any
public
or quasi-public
use under
any governmental
law, ordinance
or regulation
or by
right
of eminent
domain
or by private
purchase
in lieu
thereof
and this
Lease is
not terminated
as provided
in the
Subparagraph
above,  this
Lease shall not
terminate
but the 
Rent 
payable
hereunder
during the
unexpired
portion
of this
Lease shall
be reduced
to such
extent,
if any,
as may be
fair
and reasonable
under
all
of the
circumstances
and Landlord
shall
undertake
to restore
the Building
and Tenant
shall
undertake
to restore
the Premises
to a condition
suitable
for Tenant’s
use, as
near to
the condition
thereof
immediately
prior to
such taking
as is
reasonably
feasible
under all
circumstances.
Landlord’s
obligation
to restore
the Building
is subject
to the
condemnation
proceeds
actually
paid to
Landlord
being sufficient
to pay the
cost of
such restoration
and repair.

 

		c.	Tenant
shall
not share
in any
condemnation
award
or payment
in lieu
thereof
or in
any award for
damages
resulting
from any grade
change of
adjacent
streets,
the same
being hereby
assigned
to Landlord
by Tenant,
provided,
however,
that
Tenant
may separately
claim
and receive
from the
condemning
authority,
if legally
payable,
compensation
for Tenant’s
Additional
Work as defined
in Exhibit
“B” attached
hereto,
Tenant’s
removal
and relocation
costs and
for
Tenant’s
loss of
business
and/or
business
interruption.

 

		d.	Notwithstanding
anything
to the
contrary
contained
in this
Paragraph,
if the
temporary
use or
occupancy
of any part
of the
Premises
shall
be taken
or appropriated
under power
of  eminent
 domain
 during
 the  term
of  this
Lease, 
this 
Lease shall
 be and remain
unaffected
by such
taking
or appropriation
and Tenant shall
continue
to pay
in full
all Rent
payable
hereunder
by Tenant
during
the term
of this
Lease;
in the
event of
any such
temporary
appropriation
or taking,
Tenant shall
be entitled
to receive
that portion
of any award which
represents
compensation
for the use
of or occupancy of the
Premises
during the
term of
this
Lease, and Landlord
shall
be entitled
to receive
that
portion
of any
award which represents
the cost
of restoration
of the Premises
and the use of or occupancy
of the Premises
after
the end of
the term
of this
Lease.

 

	21.	SALE
                                                                                         BY LANDLORD.  Landlord
                                                                                         shall have the unfettered right
                                                                                         to transfer and assign, in whole
                                                                                         or in part, its rights and obligations under this Lease and in any and all of the Land or Building. In the event of a sale or conveyance by
                                                                                         Landlord of any
                                                                                         or all of the Building, the same shall
                                                                                         operate to release Landlord from
                                                                                         any future liability upon any of the covenants or conditions,
                                                                                         expressed or implied, herein contained in favor of Tenant, and in such event Tenant agrees to look
                                                                                         solely to the
                                                                                         responsibility
                                                                                         of the successor in interest of Landlord in and
                                                                                         to this Lease. Tenant
                                                                                         agrees to attorn to the
                                                                                         purchaser
                                                                                         or assignee in
                                                                                         any such sale.
                                                                                         Landlord
                                                                                         should use reasonable
efforts
to provide
contact
information
and Rent
payment
instructions
for
the new landlord
to Tenant.

 

    	 	15	 

     

    

 

	22.	RIGHT
OF LANDLORD
TO PERFORM.
 All
covenants
and agreements
to be
performed
by the Tenant
under any of
terms
of this
Lease shall
be performed
by Tenant
at Tenant’s
sole cost
and expense
and without
any abatement
of Rent.
 If
the
Tenant shall
fail
to pay
any sum of money,
other
than Base
Rent,
required
to be
paid
by it hereunder
or otherwise
fail
to perform
any of its
obligations
hereunder,
and such failure
shall
continue
for ten
(10) days
after
notice
thereof
by Landlord,
the Landlord
may,
but shall
not be
obligated
so to do,
and without
waiving
or releasing
the Tenant
from any
obligations
of the
Tenant,
make any
such payment
or perform
any such act
on the Tenant’s
part to
be made or
performed
as in
this
Lease provided.
 All
sums
so paid
by the Landlord
and all
necessary
incidental
costs together
with
interest
thereon
at the
Agreed
Interest
Rate
as defined
in Paragraph
7 hereof,
from the
date of
such payment
by the
Landlord
shall
be payable
as Additional
Rent
to the
Landlord
on demand, and the
Tenant covenants
to pay any such
sums and
the Landlord
shall
have, in
addition
to any
other
right
or remedy
of the
Landlord,
the same
rights
and remedies
in the event
of nonpayment thereof
by the Tenant as
in the case
of default
by the
Tenant
in the
payment of
the Rent.

 

	23.	SURRENDER
OF PREMISES.

 

		a.	Tenant
shall,
at least
ninety
(90) days
before
the last
day of the
Lease
Term, give
to Landlord
a written
notice
of intention
to surrender
the Premises
on that
date, but
nothing
contained
herein
or in
the
failure
of Tenant to
give
such notice
shall
be construed
as an extension
of the Lease
Term
or as consent
of Landlord
in any
holding
over by
Tenant.

 

		b.	At
the end
of the
Lease
Term
or any renewal
thereof
or other
sooner termination
of this
Lease, the Tenant
will
peaceably
deliver
up to
the Landlord
possession
of the
Premises,
together
with
all
improvements
or additions
upon or
belonging
to the
same,
by whomsoever
made, in the
same condition
as received,
or first
installed,
ordinary
wear and tear,
damage by
fire, earthquake,
act of God, or the
elements
alone excepted.
 Tenant
may,
upon the
termination
of this
Lease,
remove
all fixtures,
moveable
furniture
and equipment
belonging
to Tenant,
at Tenant’s
sole cost,
title
to which
shall
be in
the name
of  Tenant
 upon such termination,
repairing
any damage
 caused 
by such removal.
Property not
so removed
shall be
deemed
abandoned by the
Tenant,
and title
to the
same shall
thereupon
pass to
Landlord.
Upon request
by Landlord,
unless
otherwise
agreed to
in writing
by Landlord, Tenant
shall
remove,
at Tenant’s
sole cost,
any or all
permanent
improvements
or additions
to the
Premises
installed
by or at the expense
of Tenant and all
moveable
furniture
and equipment
belonging
to Tenant
which
may be
left
by Tenant
and repair
any damage
resulting
from such
removal.

 

		c.	The
voluntary
or other
surrender
of this
Lease by
Tenant,
or a mutual
cancellation
thereof,
shall
not work
a merger
and shall,
at the option
of the
Landlord,
terminate
all or
any existing
subleases
or subtenancies,
or may
at the
option
of Landlord,
operate
as an assignment
to it
of any or
all
such subleases
or subtenancies.

 

	24.	WAIVER.
If  either
Landlord
or Tenant
 waives
 the 
performance
 of
any term,
covenant or
condition
contained
in this
Lease, such
waiver
shall
not be
deemed to
be a waiver
of any subsequent
breach of the same
or any other
term,
covenant or condition
contained
herein.
Furthermore,
the
acceptance
of Rent
by Landlord
shall
not constitute
a waiver
of any preceding
breach
by Tenant
of any
term,
covenant or
condition
of this
Lease,
regardless
of Landlord’s
knowledge
of such
preceding
breach at
the
time
Landlord
accepted
such Rent.
 Failure
by Landlord
to enforce
any of the
terms,
covenants
or conditions
of this
Lease for any
length
of time
shall
not be
deemed
to waive
or decrease
the right
of Landlord
to insist
thereafter
upon strict
performance
by Tenant.
 Waiver
by Landlord
of any term,
covenant or
condition
contained
in this
Lease may only
be made by
a written document
signed
by Landlord.

 

	25.	NOTICES.
 Whenever
any notice,
demand or
request
is required
or permitted
hereunder,
such notice,
demand
or request
shall
be hand
delivered
in person
or sent
by United
States
mail,
registered,
prepaid,
certified
return
receipt
or by next
day commercial
courier
service
to the
addresses
set
forth
below:

 

	TENANT:	LANDLORD:
	 	 
	(i)    Prior
to Commencement
Date:
	1515 Associates, Ltd.
	 	 
	Ominto, Inc.	1515 North Federal Highway
	6750 N. Andrews Ave., Suite 200	Suite 306
	Ft. Lauderdale, FL 33309	Boca Raton, Florida 33432
	Attn: Suzanne Wong	Attn: Mark A. Gensheimer

 

(ii)   Subsequent
to Commencement
Date:

 

At
the Premises

Attn:
Alain
Lee, Corporate
Controller

 

    	 	16	 

     

    

 

Any
notice, demand
or request
which
shall
be served
upon either
of the
parties
in the
manner aforesaid
shall
be deemed
sufficiently
given
for all
purposes
hereunder
(i)
at the time
such notices,
demands or
requests
are hand-delivered
in person
or delivery
is refused
by the recipient,
or (ii)
on the
third
(3rd)
day after
the mail
of such
notices,
demands or
requests
in accordance
with
the preceding
portion
of this
Paragraph.

 

	26.	CERTAIN
RIGHTS
RESERVED
TO THE
LANDLORD.
The 
Landlord
reserves
and  may exercise
the following
rights
without
affecting
Tenant’s
obligations
hereunder:

 

	 	a.	To change
the name
of the Building;

 

		b.	To 
designate
 all
 sources 
furnishing
 sign
 painting
 and  lettering,
 ice, 
drinking
 water,
towels,
coffee
cart
service
and toilet
supplies,
lamps and
bulbs used
on the Premises;

 

	 	c.	To retain
at all
times
pass keys
to the
Premises;

 

		d.	To
grant
to anyone
the exclusive
right
to conduct
any particular
business
or undertaking
in the
Building;

 

		e.	To
close
the Building
after
regular
work
hours and
on legal
holidays
subject,
however,
to Tenant’s
 right
 to admittance,
under  such
reasonable
regulations
 as  Landlord
 may prescribe
from time
to time,
which
may include
by way
of example
but not of
limitation,
that
persons entering
or leaving
the Building
identify
themselves
to a
watchman
by registration
or otherwise
and that
said persons
establish
their
right
to enter
or leave the
Building;
and

 

	 	f.	To take
any and all
measures,
including
inspections,
repairs,
alterations,
decorations,
additions
and improvements
 of
the Premises
 or  the
Building,
and identification
and admittance
procedures
for access
to the
Building
as may
be necessary
or desirable
for
the safety,
protection,
preservation
or security
of the
Premises
or the
Building,
or the Landlord’s
interest,
or as
may be necessary
or desirable
in the
operation
of the
Building.

 

	 	g.	The Landlord
may enter
upon the
Premises
and may
exercise
any or all
of the
foregoing
rights
hereby
reserved
without
being deemed
guilty of
an eviction
or disturbance
of the Tenant’s
obligations
hereunder.

 

	27.	ABANDONMENT.
 Tenant
shall
not vacate
or abandon
the
Premises
at any time
during the
term
and if
Tenant
shall
abandon, vacate
or surrender
said Premises
or be dispossessed
by process or law,
or otherwise,
any personal
property
belonging
to Tenant
and left
on the Premises
shall, at
the option
of Landlord,
be deemed
to be abandoned
and title
thereto
shall
thereupon
pass to
Landlord.

 

	28.	SUCCESSORS
AND ASSIGNS.
 Subject
to the
provisions
of Paragraph
8 hereof,
the terms,
covenants and conditions
contained
herein shall
be binding
upon and
inure
to the
benefit
of the
heirs, successors,
executors,
administrators
and assigns
of the parties
hereto.

 

	29.	ATTORNEY’
S FEES.
 In
the event
that any
action
or proceeding
is brought
to enforce
any term,
covenant or
condition
of this
Lease
on the
part of
Landlord
or Tenant,
the party
ultimately
prevailing
in such
litigation
shall
be entitled
to reasonable
attorneys’
fees and
costs
to be fixed
by the court
in such
action
or proceeding,
or in
any bankruptcy
or other
insolvency
action including
any appeal
or appeals
therefrom.

 

	30.	CORPORATE
AUTHORITY.
 If
Tenant
signs
as a corporation,
each of
the persons
executing
this
Lease on behalf
of Tenant
does hereby
covenant and
warrant
that
Tenant is
a duly authorized
and existing
corporation,
that Tenant
has and
is qualified
to do
business
in Florida,
that
the corporation
has full
right and
authority
to enter
into
this
Lease and
that each
and both
of the
persons
signing
on behalf
of the
corporation
were
authorized
to do
so.  Upon
Landlord’s
request,
Tenant
shall
provide
Landlord
with
evidence
reasonably
satisfactory
to Landlord
confirming
the foregoing
covenants
and warranties.

 

	31.	MORTGAGE
APPROVALS.
 Any
provisions
of this
Lease requiring
the approval
or consent
of Landlord
shall
not be
deemed
to have
been unreasonably
withheld
if any mortgagees
(which
shall include
the holder
of any deed
to secure
debt)
of the Premises,
Building
or Property
or any portion
thereof
shall refuse
or withhold
its approval
or consent
thereto.
Any requirement
of Landlord
pursuant
to this
Lease which
is imposed
pursuant
to the
direction
of any
such mortgagee
shall
be deemed to
have been
reasonably
imposed
by Landlord
if made
in good faith.

 

    	 	17	 

     

    

 

	32.	SIGNS.
 Tenant 
shall 
only 
erect 
such  signs
 that
 have 
been  approved
 by  the
 Landlord
 in Landlord’s
sole discretion
and the
local
governing
municipality
in writing
and signs
shall be
maintained
in good
condition
by Landlord
with
such maintenance
expenses
to be
a part
of the
Operating
Expenses
if they
are utilized
by other
tenants
of the Building
and by Tenant
if they
are exclusive
to Tenant.
Tenant
shall
not place
or suffer
to be placed
or maintained
upon any exterior
door, roof,
wall or window
of the Premises
any sign, awning,
canopy or advertising
matter
or other
thing
of any kind,
and will
not place
or maintain
any decoration,
lettering
or advertising
matter
on the
glass
of any window
or door
of the Premises
and will
not place
or maintain
any freestanding
 sign
 within
or  upon  the
 common
 areas 
of  the 
Building
or  the 
Premises
 or immediately
adjacent thereto,
without
first
obtaining
Landlord’s
expressed
prior
written
consent which
may be withheld
in Landlord’s
sole discretion.
Landlord
shall
permit
the following
Building
Standard
 Signage
 which
 shall
 be 
provided
 by Landlord
at Tenant’s
 sole
 cost 
and expense:

 

		a.	Suite
Signage:
 To include
Suite
number and Tenant’s
primary
trade
name using
Building
Standard
font,
wood plaque,
and Lucite
sign
located
adjacent
to the
entry door
to the
Premises
as determined
by Landlord.

 

		b.	Directory
Signage: 
To include
Tenant’s
primary
trade
name using
Building
Standard
font,
located
on an internal
Building
directory.

 

Except
as set
forth
herein no
interior
sign
visible
from the
exterior
of the
Premises
shall
be permitted.
 Tenant
further
agrees
to maintain
such sign,
lettering
or other
thing
as may
be approved
by Landlord in
good condition
and repair
at all
times and
to remove
the same
at the
end of the term
of this Lease
as and if requested
by Landlord. Upon
removal
thereof,
Tenant agrees
to repair
any damage
to the
Premises
caused
by such
installation
and/or
removal.

 

	33.	MISCELLANEOUS.

 

		a.	The
paragraph
headings
herein
are for
convenience
of reference
and shall
in no
way define,
increase,
limit
or describe
the
scope
or intent
of any provision
of this
Lease.  The
term “Landlord”
in these
presents
shall
include
the Landlord,
its
successors
and assigns.
In  any 
case  where
 this
Lease  is 
signed 
by  more
 than 
one  person, 
the 
obligations
hereunder
shall
be joint
and several.
The
term
“Tenant”
or any
pronoun used
in place
thereof 
shall 
indicate
 and include
 the 
masculine
 or 
feminine,
 the 
singular
 or  plural
number,
individuals,
firms
or corporations
and each
of their
respective
successors,
executors,
administrators
and permitted
assigns,
according
to the context
hereof.

 

		b.	Time
is of
the
essence
of this
Lease and
all
of its
provisions.
 This
Lease shall
in all
respects
be governed
by the
laws of
the State
of Florida.
 This
Lease, together
with its
exhibits,
contains
all
the agreements
of the
parties
hereto
and supersedes
any previous
negotiations.
 There
have been no representations
 made by the
Landlord or
understandings
made between
the parties
other
than those set
forth
in this
Lease and its
exhibits.
 This
Lease may
not be modified
except by a
written
instrument
signed
by the parties
hereto.

 

		c.	All
obligations
of Tenant
hereunder
not fully
performed
as of the
expiration
or earlier
termination
of the
Lease
Term shall survive
the expiration
or earlier
termination
of the
Lease Term.

 

		d.	If
any clause,
phrase,
provision
or portion
of this
Lease
or the
application
thereof
to any person
or circumstance
shall
be invalid
or unenforceable
under applicable
law, such event
shall
not affect,
impair
or render invalid
or unenforceable
the remainder
of this
Lease or any other
clause,
phrase,
provision
or portion
hereof,
nor shall
it affect
the application
of any clause,
phrase,
provision
or portion
hereof to
other persons
or circumstances
and it
is also
the intention
of the parties
to this
Lease that
in lieu
of each such
clause,
phrase, provision
or portion
of this
Lease that
is invalid
or unenforceable,
there
be added
as a part
of this
Lease a
valid
or enforceable
clause,
phrase,
provision
or portion
as similar
as possible
(in both
effect
and intent)
to the
provision
declared
invalid
or unenforceable.

 

		e.	Whenever
a period
of time
is herein
prescribed
for action
to be
taken
by Landlord,
the Landlord
shall
not be liable
or responsible
for,
and there
shall
be excluded
from the
computation
 for
 any such 
period 
of  time, 
any delays 
due to  causes
of  any 
kind whatsoever
which
are beyond the
control
of Landlord.

 

	 	f.	Notwithstanding
any other
provisions
of this
Lease to
the contrary,
if the Commencement
Date
hereof
shall
not have
occurred
before
the twentieth
(20th)
anniversary
of the
date hereof
this
Lease shall
be null
and void
and neither
party shall
have any
liability
or obligation
to the
other hereunder.
 The
purpose and
intent
of this
provision
is to avoid
the application
of the
rule
against
perpetuities
to this
Lease.

 

    	 	18	 

     

    

 

	 	g.	The Agreement
shall
be construed
and enforced
in accordance
with
the laws
of the
State of
Florida,
and this
Agreement
shall
not be construed
more
strictly
against
one party
than against
the other
merely
by virtue
of the
fact
that
it may
have
been prepared
by counsel
for one
of the
parties,
it being
recognized
that
both
Landlord
and Tenant have
contributed
substantially
and materially
to the preparation
of this
Agreement.

 

	34.	LANDLORD’
S LIEN.
 In
addition
to any
statutory
lien
for Rent
in Landlord’s
favor,
Landlord
shall
have
and Tenant
hereby
grants
to Landlord
a continuing
security
interest
for all
Rent
and other
sums of
money becoming
due hereunder
from Tenant,
upon all
goods, wares,
equipment,
fixtures,
furniture,
inventory,
accounts, contract
rights,
chattel
paper and other
personal
property
of Tenant
situated
on the
Premises
and
such property
shall not
be removed
therefrom
without
the consent
of Landlord
until
all arrearages
in Rent
as well
as any and all other
sums of
money then due
to Landlord
hereunder
shall
first
have been
paid and
discharged.
In the
event of
a default
under this Lease,
Landlord
shall have,
in addition
to any
other remedies
provided
herein
or by law, all
rights
and remedies
under the
Uniform
Commercial
Code,
including
without
limitation
the right
to sell
the property
described
in this
Paragraph
at public
sale upon
providing
the notice
called
for by the
Uniform
Commercial
Code or
if none
is so
supplied
five
(5) days
notice
to Tenant.
Tenant hereby
agrees that
this
Lease
shall
constitute
a security
agreement
and further
agrees
to execute
such financing
statements
and other
instruments
necessary
or desirable
in Landlord’s
discretion
to perfect
the security
interest
hereby created.
Any statutory
lien for
Rent
is not  hereby
 waived,
 the  express
 contractual
 lien 
herein
 granted
 being in
 addition
 and supplementary
thereto.

 

	35.	QUIET
ENJOYMENT.
 Landlord
represents
and warrants
that
it has
full
right
and authority
to enter
into
this
Lease and
that Tenant,
while
paying
the Rent
and performing
its other
covenants
and agreements
herein
set forth,
shall
peaceably
and quietly
have, hold
and enjoy
the Premises
for the
Lease
Term without
hindrance
or molestation
from Landlord
subject
to the
terms
and provisions
of this
Lease. In
the event
this
Lease
is a sublease,
then Tenant
agrees
to take
the Premises
subject
to the provisions
of the prior
leases.
Landlord
shall not be
liable
for any interference
or disturbance
by other
tenants
or third
persons,
nor shall
Tenant be released
from any
of the obligations
of this
Lease because
of such
interference
or disturbance.

 

	36.	LANDLORD’
S LIABILITY.
 In
no event
shall
Landlord’s
liability
for
any breach
of this
Lease exceed
the lesser
of (i)
the amount
of the
value
of Landlord’s
equity
ownership
in the
property
and the
building,
or (ii)
the amount
of Rent
then remaining
unpaid for
the then current
term
(exclusive
of any Renewal Terms
which have
not then
actually
commenced).
This provision
is not intended
to be a measure
or agreed
amount of Landlord’s
liability
with respect
to any particular
 breach
 and 
shall
not  be utilized
 by any court 
or  otherwise
for the 
purpose
 of determining
any liability
of Landlord
hereunder
except only
as a maximum
amount
not to
be exceeded in
any event. Furthermore,
any liability
of Landlord
hereunder
shall be enforceable
only out of
the assets
of Landlord
and in
no event out
of the separate
assets
of any partner
of Landlord.

 

	37.	NO
ESTATE.
 This
contract
shall
create
the
relationship
of Landlord
and Tenant
and no estate
shall
pass out
of Landlord.
Tenant
has only
a usufruct
not subject
to levy
and sale
and not assignable
by Tenant,
except as
provided
for
herein
and in compliance
herewith.

 

	38.	LEASE
EFFECTIVE
DATE.
 Submission
of this
instrument
for examination
or signature
by Tenant
does not
constitute
a reservation
of or option
for lease
and it
is not
effective
as a lease
or otherwise
until
execution
and delivery
by both Landlord
and Tenant.

 

	39.	RULES
AND REGULATIONS.
 Tenant
shall
faithfully
observe
and comply
with
the rules
and regulations
printed
on or annexed
to this
Lease
and all
reasonable
modifications
thereof
and additions
hereto
from time
to time
put into
effect
by Landlord.
 Landlord
shall
not be
responsible
for the
nonperformance
by any other
tenant
or occupant
of the
Building
of any said
rules
and regulations.

 

	40.	PREVAILING
PARTY.
 If
either
party
hereto
is successful
in enforcing
against
the
other
any legal
or equitable
remedy for
a breach
of any of the
provisions
of this
Lease, the
successful
party
shall
be entitled
to recover
its reasonable
expenses
and attorney’s
fees as
a part
of the
judgment
or decree.

 

    	 	19	 

     

    

 

	41.	HAZARDOUS MATERIALS.  Tenant shall (i) not cause or permit any Hazardous Material to be
                                                                                         brought upon, kept or used in or about the Building
                                                                                         or the Property
                                                                                         by Tenant, its agents,
                                                                                         employees, contractors or invitees without the prior written consent of Landlord. If Tenant
                                                                                         breaches  the  obligations  stated  in  the  preceding
                                                                                         sentence,  or  if  the  presence
                                                                                         of  Hazardous
                                                                                         Material on the Building
                                                                                         or the Property
                                                                                         caused or
                                                                                         permitted by
                                                                                         Tenant directly
                                                                                         or indirectly results in
                                                                                         contamination
                                                                                         of the Building or
                                                                                         the Property,
                                                                                         or if contamination
                                                                                         of the
                                                                                         Building or
                                                                                         the Property by Hazardous
                                                                                         Material otherwise
                                                                                         occurs for which Tenant is legally liable to
                                                                                         Landlord for damage resulting therefrom, then Tenant
                                                                                         shall indemnify, defend and hold Landlord harmless from
any  and  all
 claims,
 judgments,
 damages,
 penalties,
 fines,
 costs,
 liabilities
 or  losses
(including,
without
limitation,
diminution
in value
of the
Building
or the
Property,
damages
for the
loss
or restriction
on use
of rentable
or usable
space
or of any amenity
of the
Building
or the
Property,
damages
arising
from any adverse
impact
on marketing
of space,
and sums
paid in
settlement
of claims,
attorneys’
fees,
consultant
fees
and expert
fees)
which
arise
during or
after
the Lease
Term
as a result
of such
contamination.
This indemnification
of Landlord
by Tenant includes,
without
limitation,
cost incurred
in connection
with
any investigation
of site conditions
or any clean-up,
remedial,
removal
or restoration
work required
by any federal,
state
or local
governmental
agency or political
subdivision
because
of Hazardous
Material
present
in the
soil
or ground
water
on or
under the Building
or the
Property
due to
the actions
of Tenant,
its
agents, employees,
contractors
or invitees.
Without
limiting
the foregoing,
if the
presence
of any Hazardous
Material
on the Building
or the Property
caused
or permitted
by Tenant results
in any contamination
of the
Building
or the
Property,
Tenant
shall
promptly
take
all actions
at its
sole expense
as are necessary
to return
the Building
or the
Property to
the condition
existing
prior
to the
introduction
of any such
Hazardous
Material
to the
Building
or the
Property;
provided
that Landlord’s
approval
of such
actions
shall
first
be obtained,
which
approval
shall
not be
unreasonably
withheld
so long
as such
actions
would not
potentially
have any
material
adverse
long-term
or short-term
effect
on the
Building
or the
Property.
The
foregoing
indemnity
shall survive
the expiration
or earlier
termination
of the
Lease.

 

As
 used herein,
 the 
term 
“Hazardous
 Material”
means  any 
hazardous 
or toxic
 substance,
material
or waste
listed
as such
by the Environmental
Protection
Agency rules
or by any other governmental
entity
or under any
applicable
local,
state
or federal
law, rule,
regulation
or order.

 

	42.	INTENTIONALLY
OMITTED.

 

	43.	BROKERAGE.
 Tenant
acknowledges
that
it has
not dealt,
consulted
or negotiated
with
any real
estate
broker,
sales
person or
agent other
than Penn-Florida
Realty
Corporation
and Jackson
Browne,
 LLC 
(the  “Brokers”)
 and  Tenant
 hereby agrees
 to 
indemnify
and  hold 
harmless
Landlord
from
and against
any and all
loss, cost,
claim
and liability,
including,
without
limitation,
attorneys’
fees and
costs
resulting
from or arising
out of any
claim that
Tenant
has dealt
or negotiated
with
any real
estate
broker,
salesperson
or agent
other than
Penn Florida
Realty
in connection
with
the transaction
which
is the
subject
of this
Lease, it
being understood
that Landlord
shall
compensate
the Brokers
pursuant
to the
terms
of a separate
agreement.

 

	44.	DEPOSIT
AND ADVANCES.
 Any
funds paid
by Tenant
to Landlord
as a
deposit
or advance
pursuant
to the
terms
of this
Lease,
or any
exhibit,
addendum or modification
hereto,
may be commingled
with
other
funds
of Landlord
and need
not be
placed in
trust,
deposited
in escrow
or otherwise
held in
a segregated
account. 
In addition,
if any
sum or
sums of money
shall become
payable
by Tenant
to Landlord
pursuant
to the
terms
of this
Lease, or
any exhibit,
addendum or modification
hereto,
or by any law,
ordinance
or regulation
affecting
this
Lease, Landlord
shall have
the right
to apply
any deposits
or advances
theretofore
made by
Tenant
against
such sums
due by Tenant
to Landlord.
Deposits
and advances
shall
not accrue
interest.

 

	45.	SECURITY
DEPOSIT.
 Tenant
has deposited
with
Landlord
and Landlord
hereby
acknowledges
receipt
of the
sum of Thirteen
Thousand
Nine
and 73/100
Dollars
($13,009.73)
which
shall
be held by Landlord
as security
for the
faithful
performance
by Tenant of
all the
terms
of this Lease
by Tenant to
be observed
and performed.
 Said
deposit
shall not
be mortgaged,
assigned,
transferred
or encumbered
by Tenant without
the express
prior written
consent
of Landlord
and any such act
on the part
of Tenant
shall
be without
force and
effect
and shall
not be binding
upon Landlord.
Said security
deposit shall
not accrue
interest.
If any of the rents
herein reserved
or any other
sum payable by
Tenant
to Landlord
hereunder
shall
be overdue
or unpaid,
or should
Landlord
make payments
on behalf of Tenant,
or if Tenant shall
fail to
perform
any of the terms
of this Lease,
the Landlord,
at its option
and without
prejudice
to any other
remedy
which Landlord
may have on
account thereof,
may appropriate
and apply said
entire
deposit,
or so much
thereof 
as may be necessary
to  compensate
Landlord,
 toward
 the
payment 
of any rent  or additional
sum due hereunder
or to
any loss
or damage
sustained
by Landlord
due to
such breach
on the part
of Tenant;
and Tenant
shall forthwith
upon demand
restore
said
security
deposit to
the original
sum deposited.
Should
Tenant comply
with
all
of the
terms
and promptly
pay all
of the
rentals
and all of
the sums
payable by
Tenant
to Landlord
as they
become due, said
deposit
shall be
returned
in full
to Tenant
at the
end of
the lease
term.
In the
event
of bankruptcy
or other creditor
debt proceedings
against Tenant,
the security
deposit shall
be deemed
to be first
applied
to the
payment
of rent
and other
charges
due Landlord
for all
periods
prior
to the filing
of such proceedings.

 

    	 	20	 

     

    

 

	46.	PREPAID RENTS.  Tenant has deposited with Landlord and Landlord acknowledges receipt the
                                                                                         sum of Thirteen Thousand Four Hundred Eight and 26/100 Dollars ($13,408.26) which shall be
                                                                                         held by Landlord, without accrual of interest, as prepaid rent on account of this Lease.  If any
                                                                                         of the rents herein reserved or any other sum payable from Tenant to Landlord hereunder shall be
                                                                                         overdue or unpaid, or should Landlord make payments on behalf of Tenant, or if Tenant shall fail to
perform
any of the
terms
of this
Lease, then
Landlord,
at its
option
and without
prejudice
to any other
remedy
which
Landlord
may have
on account thereof,
may appropriate
and apply
said entire
amount, or
so much
thereof
as may
be necessary
to compensate
Landlord,
toward
the payment
of any rent
or additional
sum due hereunder
or to
any loss
or damage
sustained
by Landlord
due to such
breach
on the part
of Tenant;
and Tenant shall
forthwith
upon demand restore
said
rents
to the
original
sum deposited.

 

	47.	RELOCATION.
 Landlord
shall
be entitled
to cause
Tenant
to relocate
from
the Premises
to a comparable
space
(a “Relocation
Space”)
within
the Building
at Landlord’s
cost and
expense at
any time
within
forty-five
(45) days
after
the date
upon which
written
notice
of Landlord’s
election
(not in
excess
of one hundred
twenty
(120) days
is given
to Tenant.
Any such
relocation
shall
not terminate
or otherwise
modify this
Lease except
that
after
the
date of
such notice,
“Premises”
shall
refer
to the
Relocation
Space into
which
Tenant
is to
be moved.

 

	48.	CONFIDENTIALITY.
 Tenant and
Tenant’s
representatives
(including
employees,
real
estate
brokers,
officers,
agents,
etc.),
hereby
acknowledge
that
the terms
and conditions
of this
Lease are
to be
held
in the strictest
of confidence
and not
to be
conveyed
to any
other
party
without
the permission
of Landlord.
Such confidentiality
is a
material
consideration
for
Landlord
to enter into
this
Lease, and breach
of this
confidentiality
shall
be considered
a default
under the
Lease.
Additionally,
in the
event of such
breach,
Landlord
shall
incur damages
which
are difficult
to ascertain
or predict
at this
time,
however,
such damages
shall
be assessed
immediately
following
occurrence
of such
breach at
which
time
Landlord
may pursue
all
available
remedies.

 

	49.	RADON. 
Radon is
a naturally
occurring
radioactive
gas that,
when
it has
accumulated
in a building
in sufficient
quantities,
may present
health risks
to persons
who are
exposed
to it
over time.
 Levels
of radon
that exceed
federal
and state
guidelines
have been
found in
buildings
in Florida.
 Additional
information
regarding
radon and
radon
testing
may be obtained
from
your county
public
health
unit.

 

	50.	OFFER
TO LEASE.
 The submission
of this
Lease in
a draft
form
to Tenant
or its
broker
or other
agent does
not constitute
an offer
to Tenant
to lease
the Premises.
 This
Lease
shall
have no force
or effect
until:
(a) it
is executed
and delivered
by Tenant
to Landlord;
and (b) it
is executed
and delivered
by Landlord
to Tenant.

 

	51.	INCORPORATION
OF PRIOR
AGREEMENT;
AMENDMENTS.
This
Lease contains
all of
the agreements
of the parties
to this
Lease
with respect
to any matter
covered
or mentioned
in this
Lease, and
no prior
agreement
or understanding
pertaining
to any
such matter
shall
be effective
for any purpose.
 No
provision
of this
Lease may
be amended
or added to
except by an
agreement in
writing
signed by
the parties
to this
Lease
or their
respective
successors
in interest.

 

THE
SUBMISSION
OF THIS
LEASE FOR EXAMINATION
AND NEGOTIATION
DOES NOT CONSTITUTE
AN OFFER
TO LEASE,
A RESERVATION
OF OR
OPTION
FOR THE
PREMISES
AND SHALL VEST
NO RIGHT
IN ANY PARTY.
 TENANT
OR ANYONE
CLAIMING
UNDER OR
THROUGH
TENANT
SHALL
HAVE
THE
RIGHTS
TO THE
PREMISES
AS SET
FORTH
HEREIN
AND THIS
LEASE BECOMES
EFFECTIVE
AS A
LEASE ONLY
UPON
EXECUTION,
ACKNOWLEDGMENT
AND DELIVERY
THEREOF
BY LANDLORD
AND TENANT
TO EACH
OTHER,
REGARDLESS
OF ANY
WRITTEN
OR VERBAL
REPRESENTATION
OF ANY
AGENT,
MANAGER
OR EMPLOYEE
OF LANDLORD
TO THE
CONTRARY.

 

[Signatures
appear on the
following
page]

 

    	 	21	 

     

    

 

IN
WITNESS
WHEREOF,
the parties
hereto
have executed
this
Lease. This
15th day of
October,
2015.

 

	LANDLORD
    WITNESS 1:	 	LANDLORD:
	 	 	 
	 	 	1515
    ASSOCIATES, LTD., a Florida limited
	Sign	 	partnership
	 	 	 	 
	 	 	By:	1515
    Associates, LLC, a Florida limited
	Print
    Name	 	 	liability
    company, its General Partner
	 	 	 	 
	LANDLORD
    WITNESS 2:	 	By:	Genmark 1515, Inc., a Florida corporation, its
	 	 	 	Managing
    Member
	Sign	 	 	 
	 	 	By:	 
	 	 	 	Mark
    A. Gensheimer, President
	Print
    Name	 	 	 
	 	 	 	 
	TENANT
    WITNESS 1:	 	TENANT:
	 	 	 	 
	/s/
                                                                                     Suzanne Wong

	 	OMINTO,
    INC., a Nevada Corporation
	Sign	 	 	 
	 	 	By:
    	/s/
    Ivan Braiker

	Suzanne
                                         Wong

	 	Printer
    Name: 	
    Ivan     Braiker

Printer
    Name:

 

	TENANT
    WITNESS 2:	 	Title:
    	Chief
    Executive Officer
		 	 	 
	/s/
    Thomas Virgin	 	 	 
	Sign	 	 	 
	 	 	 	 
	Thomas Virgin	 	 	 
	Print
    Name	 	 	 

 

    	 	22	 

     

    

 

EXHIBIT
“A”

 

PREMISES

 

 

 

    	 	23	 

     

    

 

EXHIBIT
“B”

 

WORK
LETTER AGREEMENT

 

          THIS
WORK LETTER AGREEMENT (this “Work Letter” or this “Agreement”) is attached to and made
a part of that certain Office Lease Agreement (the “Lease”) dated the ____ day of _________________,
2015, by and between 1515 ASSOCIATES, LTD., a Florida limited partnership (“Landlord”), and OMINTO, INC.,
a Nevada corporation, (“Tenant”). The terms, definitions and other provisions of the Lease are hereby
incorporated in this Work Letter by reference as if fully set forth herein. As an inducement to Tenant to enter into the
Lease, and in consideration of the mutual covenants and conditions hereinafter set forth, Landlord and Tenant agree as
follows:

 

1.        LEASEHOLD
 IMPROVEMENTS.  The  Leasehold  Improvements  shall  be  performed  by Landlord in accordance with the terms of this Work
Letter.  The full scope of work anticipated hereunder shall be set forth on Exhibit “B-1” to the Lease, and
if deemed necessary by Landlord such work shall be specified in greater detail in the Plans and Specifications, as defined hereinafter.
 The Leasehold Improvements shall consist of the Landlord’s Work and Tenant’s Additional Work.

 

	2.	PLANS AND SPECIFICATIONS.

 

		a)	Landlord
                                         may, in Landlord’s sole discretion, require that all Leasehold Improvements to
                                         be performed pursuant to the Lease, as set forth on Exhibit “B-1” to
                                         the Lease, be specified in a set of plans and specifications (“Plans and Specifications”)
                                         in detail sufficient to comprehensively define the construction work (“Work”)
                                         to be performed hereunder and to satisfy applicable permitting regulations which may
                                         be imposed by any governmental authority or required pursuant to applicable building
                                         codes.  The Plans and Specifications shall be prepared by an architect designated by
                                         Landlord (“Landlord’s Architect”).  Tenant agrees to meet with
                                         Landlord’s Architect so as to assure that the Plans and Specifications are submitted
                                         to Landlord following approval by Tenant within ten (10) days following the Effective
                                         Date of the Lease (or, in the case of a modification to the original Plans and Specifications,
                                         within ten (10) days following the date upon which the need or request for such modification
                                         is initiated) for Landlord’s final review and approval, which approval may be granted,
                                         withheld, or given conditionally subject to modification(s)  as  determined  necessary
                                         or  desirable  by Landlord in  Landlord’s reasonable discretion within ten (10)
                                         days thereafter.  If the Plans and Specifications are not approved by Landlord, Tenant
                                         shall have a period of ten (10) days in which to work with Landlord’s Architect
                                         to make any modifications to the Plans and Specifications required by Landlord and thereafter
                                         to resubmit same to Landlord in final form. If Tenant fails to resubmit the Plans and
                                         Specifications in such form as Landlord shall require within such ten (10) day period,
                                         Landlord may, at Tenant’s sole expense, have prepared Plans and Specifications
                                         in accordance with Landlord’s requirements, and the construction of the Leasehold
                                         Improvements shall proceed as if the final Plans and Specifications had been resubmitted
                                         by Tenant and approved by Landlord.

 

		b)	Following
                                         acceptance by Landlord in final form, the Plans and Specifications may be changed only
                                         with Landlord’s approval, and Tenant shall be liable for any additional costs incurred
                                         by Landlord as a result of any such change.  An original set of the Plans and Specifications
                                         and any modifications thereto, when accepted by Landlord, shall be initialed on each
                                         page by Landlord and Tenant and retained in Landlord’s file as the conclusive evidence
                                         of the final form of the Plans and Specifications.

 

		c)	Notwithstanding
                                         anything to the contrary contained herein, Landlord shall have the sole right to determine
                                         architectural design and the structural, mechanical and other standard details and specifications
                                         of the work to be performed pursuant to this Work Letter, including, without limitation,
                                         the type of materials and the manufacturer and supplier thereof.

 

3.         LANDLORD’
S WORK. Landlord shall complete, at no expense to Tenant, “Landlord’s Work” as set forth on 
Exhibit “B -1”  (and further specified in the Plans and Specifications, if applicable).

 

	4.	TENANT’ S ADDITIONAL WORK.

 

		a)	Any
                                          additional  improvements  specified  in  Exhibit  “B-1”  as  “Tenant’s
                                          Additional Work”, and costs associated with any modifications or changes required
                                         to the scope of work set forth in Exhibit “B-1” or the Plans and Specifications
                                         following approval by Landlord and Tenant shall collectively and separately constitute
                                         Tenant’s Additional Work, to be completed by Landlord at Tenant’s sole cost
                                         and expense.  All costs associated with the completion of Tenant’s Additional Work
                                         shall be deemed “Tenant’s Costs” under the Lease, including
                                         but not limited to actual construction costs of Tenant’s Additional  Work,  the
                                          cost  of  preparation of  Plans  and  Specifications  for  Tenant’s Additional
Work, and a construction management fee in the amount of five percent (5%) of the total construction cost of Tenant’s
Additional Work.

 

    	 	24	 

     

    

 

		b)	In
                                         the event Tenant’s Additional Work is set forth in Exhibit “B-1”
                                         Tenant shall pay, as an item of Tenant’s Cost, the cost of the preparation
                                         or modification, as the case may be, of the Plans and Specifications by Landlord’s
                                         Architect relative to Tenant’s Additional Work, and Tenant shall cooperate with
                                         Landlord’s Architect in accordance with the time frames established in Paragraph
                                         2 of this Work Letter.

 

5.         PAYMENT
OF TENANT’ S COSTS.  Tenant’s Costs shall be considered Additional Rent due and payable under the Lease and shall
be due as provided herein. Tenant’s Costs shall be payable as follows:

 

	 	a)	Tenant shall pay to Landlord upon execution of this
Lease, an amount equal to 100% of Tenant’s Costs, as reasonably estimated by Landlord at such time.

 

		b)	Prior
                                         to Tenant’s occupancy of the Premises, Tenant shall pay to Landlord the unpaid
                                         balance, if any, of Tenant’s Costs, as estimated by Landlord at such time.

 

		c)	As
                                         soon as a final accounting can be prepared and submitted to Tenant, Tenant shall pay
                                         to Landlord the entire unpaid balance of Tenant’s Costs, or Landlord shall reimburse
                                         Tenant with any excess amounts paid, as the case may be.

 

Tenant’s
Costs shall constitute Additional Rent due under the Lease and shall be due at the time hereinabove specified.  Tenant’s
failure to make such payments when due shall constitute a default under the Lease, entitling Landlord to all of its remedies thereunder,
at law and in equity.

 

6.         DELAY
 IN  COMPLETION.  Landlord  shall  cause  the  Leasehold  Improvements  to  be Substantially Complete in accordance with the
Lease.  If the rendering of the Leasehold Improvements as Substantially Complete is delayed by Tenant for any of the reasons set
forth in the Lease or this Work Letter or as a result of:

 

		a)	Tenant’s
                                         failure to submit the Plans and Specifications (or any necessary modifications or additions
                                         thereto) within the time periods specified in this Work Letter; or

 

		b)	Tenant’s
                                         specifications of special materials or finishes or specific vendors, or special installations
                                         other than those provided as Building Standard which cannot be delivered or completed
                                         within Landlord’s construction schedule; or

 

	 	c)	Any change in the Plans and Specifications once approved
and accepted by Landlord; or

 

	 	d)	The performance of or the failure to perform any work
or installation by any person or firm employed by Tenant to do any work on the Premises; or

 

	 	e)	The failure of Tenant to timely pay Tenant’s Costs
in accordance with this Work Letter Agreement; or

 

	 	f)	Any other delay which is attributable to Tenant’s
act or omission;

 

then,
Landlord shall have no liability for such failure to complete the Work, the Commencement Date shall not be postponed as a result
thereof, and Tenant’s obligations under this Lease (including, without limitation, the  obligation to pay Rent) shall  nonetheless
 commence  as of the Commencement  Date determined by Landlord’s Architect set forth in Architects Certificate of Deemed
Completion (hereinafter defined). Any material or item to be supplied by Tenant shall be provided on site in order not to delay
Landlord’s construction. In the event of delay in Substantial Completion of the Leasehold Improvements not attributable
to Tenant, Tenant’s sole remedy shall be the deferral of the Commencement Date, until such date as the Leasehold Improvements
are Substantially Complete.

 

7.         CONTRACTOR(S) AND PERMITS.  Landlord shall use contractor(s) of its selection who shall obtain governmental permits necessary
to perform the Leasehold Improvements, with the exception of any improvements (whether or not shown in the Plans and Specifications)
which Landlord and Tenant agree in writing shall be constructed or installed by Tenant.  If the parties hereto agree that Tenant
shall undertake to construct or install some portion of the improvements, then Tenant shall use contractors which have been approved
by Landlord, Tenant shall be responsible for obtaining all necessary permits and approvals for such work, and Tenant shall comply
with such other requirements as may be imposed by Landlord, and Landlord shall permit Tenant’s contractors to enter the
Premises prior to the Commencement Date to perform construction or installation. Landlord shall not be liable in any way for any
injury, loss, damage or delay which may be caused by or arise from such entry by Tenant, its employees or contractors, and Tenant
shall indemnify, defend and hold Landlord harmless from any loss, delay, damage or expense which may be incurred in connection
with such entry.

 

    	 	25	 

     

    

 

8.         BUILDING STANDARD IMPROVEMENTS.  For the purpose of establishing a standard quality and quantity for materials and finishes
comprising the Leasehold Improvements, Landlord, in Landlord’s sole discretion, has established the following “Building
Standard” items (also referred to as “Building Standards”):

 

	 	a)	Building Standard Shell Improvements:

 

	 	(i)	Heating, Ventilation and Air-conditioning: Installed
as per Landlord’s engineering design of the Building.

 

	 	(ii)	Electrical: Main power and lighting distribution system
per applicable building code.

 

	 	(iii)	Fire Protection System: Automatic sprinkler system,
to the extent required per applicable building code.

 

	 	b)	Building Standard Allowance Items (to be provided using
Building Standard materials):

 

	 	(i)	Interior Partitions: One layer of 1⁄2” drywall
mounted on each side of 3-5/8” metal studs extending 2” above the finished ceiling height. Taped, finished and painted
(two coats) partitioning to be provided with 4” high birch wood baseboard, 1 lineal foot per 12 square feet.

 

	 	(ii)	Demising Partitions: Constructed as needed from floor
to floor, taped, finished and painted (two (2) coats) consisting of one layer of 5/8” fire-rated drywall mounted on each
side of 3 -5/8” metal studs, with 3 - 1⁄2” layer of insulation.

 

	 	(iii)	Entry Doors; Self-closing 3’0” x 8’0”
solid core birch wood doors with lock set. One door per 2,500 square feet.

 

	 	(iv)	Interior Doors: Solid core wood doors, 3’0”
x 8’0”. One (1) per 250 square feet. (v)         Flooring: Building Standard carpet through Premises.

 

	 	(vi)	Heating, ventilation and air-conditioning: Flex duct
air distribution system with one diffuser per 150 square feet and one thermostat per every 2,500 usable square feet in the Premises
or fraction thereof.

 

	 	(vii)	Electrical Outlets: Per Code.

 

	 	(viii)	Light Switches: Single pole, as required.

 

	 	(ix)	Lighting: Fluorescent 2’ x 4’ lay-in fixture
with three tubes and parabolic light fixture, one (1) per 85 square feet.

 

	 	(x)	Telephone Outlets: Wall-mounted outlet stubbed up to
above suspended ceiling height, one (1) per 150 square feet.

 

	 	(xi)	Ceiling: Suspended, acoustical tile, reveal edge, textured
surface lay in ceiling with 24” x 24” tiles, exposed metal grid system throughout.

 

The
quantity of materials included within the Allowance Items shall, when expressed above as a quantity per square foot, be calculated
on the basis of the net usable area within the demising walls of the Premises as determined by Landlord. Landlord may change the
Building Standards from time to time without notice.  All Leasehold Improvements in the Premises shall conform with Landlord’s
Building Standards then in effect unless otherwise mutually agreed to in Exhibit “B-1” or the Plans and Specifications.
In the event improvements are required pursuant to Exhibit “B-1” or the Plans and Specifications, and the type
and quality of such items are not specified therein, such improvements shall be completed in accordance with the Building Standards.

 

9.         SUBSTITUTIONS
 AND  CREDITS.  With  Landlord’s  prior  written  consent,  Tenant  may substitute items or materials for Building Standard
items or materials; however, no credit shall be due Tenant for any cost savings resulting from such substitution.

 

10.      WINDOW
COVERINGS.  Window coverings shall not be required by Landlord.  If Tenant desires window coverings, Tenant shall request
Landlord to provide, at Tenant’s sole expense, blinds specified by Landlord as the standard window treatment for the Building
(“Standard Blinds”). No window treatment other than the Standard Blinds shall be permitted without the prior
written consent of Landlord.

 

    	 	26	 

     

    

 

11.         SUBSTANTIAL
COMPLETION OF LEASEHOLD IMPROVEMENTS.  The Leasehold Improvements shall for all purposes be deemed Substantially Complete
(“Substantially Complete”) and possession accepted by Tenant delivered when the work has been constructed and/or
installed pursuant to the provisions of this Work Letter Agreement, as shall be evidenced, if applicable, by the issuance of a
Certificate of Occupancy or the equivalent for the Premises by the City of Boca Raton, notwithstanding items on Landlord’s
punch-list to be completed, which do not substantially interfere with Tenant’s use of the Premises (and exclusive of the
installation of all tenant specific equipment including but not limited to telephone and other communications facilities and equipment
and other finish work to be performed by or for Tenant). The taking of possession by Tenant shall be deemed conclusively to establish
that the Building, other improvements, and the Leasehold Improvements to the Premises have been completed in accordance with the
Plans and Specifications, as defined in this Work Letter Agreement, and are in good and satisfactory condition as of the date
possession was so taken except for such items as Landlord is permitted to complete at a later date, which items shall be specified
by Landlord to Tenant, in writing, and exclusive of the installation of all Tenant-specific equipment, including, but not limited
to, telephone and other communications facilities and equipment.  In the event of any dispute as to when and whether the work
 performed  or  required  to  be  performed  by Landlord  has  been  Substantially  Completed,  the Certificate of  Occupancy
 or  equivalent  document  issued by the local  governmental  authority,  if applicable, shall be conclusive evidence that the
Premises are Substantially Complete, effective on the date of delivery of a copy or equivalent document of any such certificate
to Tenant. Landlord, its employees, agents and contractors shall be allowed to enter upon the Premises at any and all reasonable
time following the Commencement Date as is necessary to complete any unfinished details. Notwithstanding the foregoing to the
contrary, if Landlord shall be delayed in rendering the Premises Substantially Complete as a result of delays caused by Tenant,
or Tenant’s principals, employees, decorators, suppliers or vendors (collectively “Tenant’s Delays”)
the Premises shall be deemed to be Substantially Complete on the date certified by Landlord’s architect (“Architect’s
Certificate of Deemed Completion”) as the date that the Landlord would have delivered the Premises as Substantially
Complete in the absence of Tenant Delays. Examples of Tenant Delays include, but shall not be limited to: (1) Tenant’s failure
to agree to plans, specifications, or cost estimates before the date referred to in this Work Letter Agreement; or (2) Tenant’s
request for materials, finishes or installation other than Landlord’s standard; or (3) Tenant’s changes in plans;
or (4) the non-performance or failure of completion by a party employed by Tenant.

 

IN
WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter.

 

	LANDLORD
    WITNESS 1:	 	LANDLORD:
	 	 	 
	 	 	1515
    ASSOCIATES, LTD., a Florida limited
	Sign	 	partnership
	 	 	 	 
	 	 	By:	1515
    Associates, LLC, a Florida limited
	Print
    Name	 	 	liability
    company, its General Partner
	 	 	 	 
	LANDLORD
    WITNESS 2:	 	By:	Genmark 1515, Inc., a Florida corporation, its
	 	 	 	Managing
    Member
	Sign	 	 	 
	 	 	By:	 
	 	 	 	Mark
    A. Gensheimer, President
	Print
    Name	 	 	 
	 	 	 	 
	TENANT
    WITNESS 1:	 	TENANT:
	 	 	 	 
	/s/
                                                                                     Suzanne Wong

	 	OMINTO,
    INC., a Nevada Corporation
	Sign	 	 	 
	 	 	By:
    	/s/
    Ivan Braiker

	Suzanne
                                         Wong

	 	Printer
    Name: 	Ivan
    Braiker

Printer
    Name:

 

	TENANT
    WITNESS 2:	 	Title:
    	Chief
    Executive Officer
		 	 	 
	/s/
    Thomas Virgin	 	 	 
	Sign	 	 	 
	 	 	 	 
	Thomas Virgin	 	 	 
	Print
    Name	 	 	 

 

    	 	27	 

     

    

 

EXHIBIT
“B-1”

 

LEASEHOLD
IMPROVEMENTS

 

 

Not
to scale, no warranty is made on the accuracy of this plan and is subject to errors.

 

LANDLORD’S
WORK

 

	 	●	The Premises shall be built in accordance with the plan shown on Exhibit B-1
	 	●	Remove existing cabinets in the entry area and install comparable upper and lower cabinets with sink in the new breakroom, leaving space for a refrigerator. Cabinets to be standard laminate, color to be selected by Tenant.
	 	●	Install glass window on the north wall in new office #4.
	 	●	Provide and install standard VCT flooring in the new breakroom. Color to be selected by Tenant.
	 	●	All existing ceiling tiles throughout to be replaced with new Dune style tile.
	 	●	Space to be painted with Tenant’s choice of color.
	 	●	Space to be carpeted with building standard style carpet, color to be selected by Tenant.
	 	●	Relocation of any fire sprinkler heads to accommodate the new office layout.
	 	●	Install and relocate standard electrical outlets required to accommodate the new walls.

 

TENANTS
ADDITIONAL WORK

 

    	 	28	 

     

    

 

EXHIBIT
“C”

 

RULES
AND REGULATIONS

 

Except
as otherwise set forth to the contrary in the Lease, Tenant shall comply with the following Rules and Regulations:

 

1.         Sidewalks,
 halls, passages,  exits, entrances,  elevators,  escalators  and  stairways  shall  not  be obstructed by Tenants or used by
them for any purpose other than for ingress and egress from their respective Premises.  The halls, passages, exits, entrances,
elevators and stairways are not for the use of the general public and Landlord shall in all cases retain the right to control
and prevent access thereto by all persons whose presence, in the judgment of Landlord, shall be prejudicial to the safety, character,
reputation and interests of the Building and its Tenants, provided that nothing herein contained shall be construed to prevent
such access to persons with whom any Tenant normally deals in the ordinary course of such Tenant’s business unless such
persons are engaged in illegal activities. No Tenant, and no employees or invitees of any Tenant, shall go upon the roof of the
building, except as authorized by Landlord.

 

2.          No
sign, placard, picture, name, advertisement or notice, visible from the exterior of Premises shall be inscribed, painted, affixed,
installed or otherwise displayed by any Tenant either on its Premises or any part of the Building without the prior written consent
of Landlord, and Landlord shall have the right to remove any such sign, placard, picture, name, advertisement, or notice without
notice to and at the expense of Tenant.

 

If
Landlord shall have given such consent to any Tenant at any time, whether before or after the execution of the Lease, such consent
shall in no way operate as a waiver or release of any of the provisions hereof or of such Lease, and shall be deemed to relate
only to the particular sign, placard, picture, name, advertisement or notice so consented to by Landlord and shall not be construed
as dispensing with the necessity of obtaining the specific written consent of Landlord with respect to any other such sign, placard,
picture, name, advertisement or notice.

 

All
approved signs or lettering on doors and walls shall be printed, painted, affixed and inscribed at the expense of the Tenant by
a person approved by Landlord.

 

3.          The
bulletin board or directory of the Building will be provided exclusively for the display of the name and location of Tenants only
and Landlord reserves the right to exclude any other names therefrom.

 

4.          No
curtains, draperies, blinds, shutters, shades, screens or other coverings, awnings, hangings or decorations shall be attached
to, hung or placed in, or used in connection with any window or door on any Premises without the prior written consent of Landlord.
 In any event with the prior written consent of Landlord, all such items shall be installed inboard of Landlord’s standard
window covering and shall in no way be visible from the exterior of the Building. No articles shall be placed or kept in the window
sills so as to be visible from the exterior of the Building.  No articles shall be placed against partitions or doors which might
appear unsightly from outside Tenant’s Premises.

 

5.          
Landlord reserves the right to exclude from the Building between the hours of 6:00 p.m. and 8:00 a.m., weekdays, and all hours
on Saturdays, Sundays, and holidays all persons who are not Tenants or their accompanied guests in the Building.  Each Tenant
shall be responsible for all persons for whom it allows to enter the Building and shall be liable to Landlord for all acts of
such persons.

 

Landlord
shall in no case be liable for damages for error with regard to the admission to or exclusion from the Building of any person.

 

During
the continuance of any invasion, mob, riot, public excitement or other circumstances rendering such action advisable in Landlord’s
opinion, Landlord reserves the right to prevent access to the Building by closing the doors, or otherwise, for the safety of Tenants
and protection of the Building and property in the Building.

 

6.          No
Tenant shall employ any person or persons other than the janitor of Landlord for the purpose of cleaning Premises unless otherwise
agreed to by Landlord in writing.  Except with the written consent of Landlord no person or persons other than those approved
by Landlord shall be permitted to enter the building for the purpose of cleaning same. No Tenant shall cause any unnecessary labor
by reason of such Tenant’s carelessness or indifference in the preservation of good order and cleanliness of the Premises.
Landlord shall in no way be responsible to any Tenant for any loss of property on the Premises, however occurring, or for any
damage done to the effects of any Tenant by the janitor or any other employee or any other person.

 

7.          No
Tenant shall obtain or maintain for use upon its Premises coin operated vending machines or accept barbering or boot-blacking
services in its Premises except from persons authorized by Landlord.

 

    	 	29	 

     

    

 

8.          Each
Tenant shall see that all doors of its Premises are closed and securely locked and must observe strict care and caution that all
water faucets or water apparatus are entirely shut off before the Tenant or its employees leave such Premises, and that all utilities
shall likewise be carefully shut off so as to prevent waste or damage, and for any default or carelessness the Tenant shall make
good all injuries sustained by other Tenants or occupants of the Building of Landlord. On multiple tenancy floors, all Tenants
shall keep the door or doors to the Building corridors closed at all times except for ingress and egress.

 

9.          As
more specifically provided in the Tenant’s Lease of the Premises, Tenant shall not waste electricity, water or air-conditioning
and agrees to cooperate fully with Landlord to assure the most effective operation of the Building’s heating and air-conditioning,
and shall refrain from attempting to adjust any controls.

 

10.         No
Tenant shall alter any lock or access device or any bolt on any door of its Premises without the prior written consent of Landlord.
 If Landlord shall give its consent, Tenant shall in each case furnish Landlord with a key for any such lock.

 

11.         No
Tenant shall make or have made additional copies of any keys or access devices provided by Landlord.  Each Tenant, upon the termination
of the tenancy, shall deliver to Landlord all the keys or access devices for the Building, offices, rooms and toilet rooms which
shall have been furnished to the Tenant or which the Tenant shall have had made in the event of the loss of any keys or access
devices so furnished by Landlord, Tenant shall pay Landlord therefor.

 

12.         The
toilet rooms, toilets, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed
and no foreign substance of any kind whatsoever, including, but not limited to coffee grounds shall be thrown therein, and the
expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant, who, or whose
employees or invitees shall have caused it.

 

13.         No
Tenant  shall  use  or  keep  in  its  Premises  or  the  Building  any  kerosene,  gasoline  or inflammable or combustible fluid
or material other than limited quantities necessary for the operation or maintenance of office equipment.  No Tenant shall use
any method of heating or air-conditioning other than that supplied by Landlord.

 

14.         No
Tenant shall use, keep or permit to be used or kept in its Premises any foul or noxious gas or substance or permit or suffer such
Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason
of noise, odors and/or vibrations or interfere in any way with other Tenants or those having business thereto, nor shall any animals
or birds be brought or kept in or about any Premises of the Building.

 

15.         No
cooking shall be done or permitted by any Tenant on its Premises (except that use by the Tenant of Underwriters’ Laboratory
approved equipment for the preparation of coffee, tea, hot chocolate and similar beverages for Tenants and their employees shall
be permitted, provided that such equipment and  use is  in accordance with applicable  federal, state  and city laws, codes, ordinances,
 rules and regulations) nor shall Premises be used for lodging.

 

16.         Except
with the prior written consent of Landlord, no Tenant shall sell, permit the sale, at retail, of newspapers, magazines, periodicals,
theater tickets or any other goods or merchandise in or on any Premises, nor shall Tenant carry on, or permit or allow any employee
or other person to carry on, the business of stenography, typewriting or any similar business in or from any Premises for the
service or accommodation of occupants of any other portion of the Building, nor shall the Premises of any Tenant be used for the
storage of merchandise or for manufacturing of any kind, or the business of a public barber shop, beauty parlor, nor shall the
Premises of any Tenant be used for any improper, immoral or objectionable purpose, or any business activity other than that specifically
provided for in such Tenant’s Lease.

 

17.         If
Tenant requires telegraphic, telephonic, burglar alarm or similar services, it shall first obtain, and comply with Landlord’s
instructions in their installation.

 

18.         Landlord
will direct electricians as to where and how telephones, telegraph and electrical wires are to be introduced or installed.  No
boring or cutting for wires will be allowed without the prior written consent of Landlord.  The location of burglar alarms, telephones,
call boxes or other office equipment affixed to all Premises shall be subject to the written approval of Landlord.

 

19.         No
Tenant shall install any radio or television antenna, loudspeaker or any other device on the exterior walls or the roof of the
Building.  Tenant shall not interfere with radio or television broadcasting or reception from or in the Building or elsewhere.

 

20.         No
Tenant shall lay linoleum, tile, carpet or any other floor covering so that the same shall be affixed to the floor of its
Premises in any manner except as approved in writing by Landlord. The expense of repairing any damage resulting from a
violation of this rule or the removal of any floor covering shall be borne by the Tenant by whom, or by whose contractors,
employees or invitees, the damage shall have been caused.

 

    	 	30	 

     

    

 

21.         No
furniture, freight, equipment, materials, supplies, packages, merchandise or other property will be received in the Building or
carried up or down the elevators except between such hours and in such elevators as shall be designated by Landlord. Landlord
shall have the right to prescribe the weight, size and position of all safes, furniture, files, bookcases or other heavy equipment
brought into the Building. Safes or other heavy objects shall, if considered necessary by Landlord, stand on wood strips of such
thickness as determined by Landlord to be necessary to properly distribute the weight thereof. Landlord will not be responsible
for loss or damage to any such safe, equipment or property from any cause, and all damage done to the Building by moving or maintaining
any such safe, equipment or other property shall be repaired at the expense of Tenant.

 

Business
 machines  and  mechanical  equipment  belonging to Tenant  which  cause  noise  or vibration that may be transmitted to the structure
of the Building or to any space therein to such a degree as to be objectionable to Landlord or to any tenant in the Building shall
be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate
noise or vibration. The persons employed to move such equipment in or out of the Building must be acceptable by Landlord.

 

22.         No
Tenant shall place a load upon any floor of the Premises which exceeds the load per square foot which such floor was designed
to carry and which is allowed by law.  No Tenant shall mark, or drive nails, screws or drill into, the partitions, woodwork or
plaster or in any way deface such Premises or any part thereof.

 

23.         There
shall not be used in any space, or in the public areas of the Building, either by Tenant or others, any hand trucks except those
equipped with rubber tires and side guards or such other material- handling equipment as Landlord may approve.  No other vehicles
of any kind shall be brought by any Tenant into or kept in or about the Premises.

 

24.         Each
Tenant shall store all its trash and garbage within the interior of its Premises.  No material shall be placed in the trash boxes
or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing
and disposing of trash and garbage in this area without violation of any law or ordinance governing such disposal.  All trash,
garbage and refuse disposal shall be made only through entryways and elevators provided for such purposes and at such times as
Landlord may designate.

 

25.         Canvassing,
soliciting, distributing of handbills or any other written material and peddling in the Building are prohibited and each Tenant
shall cooperate to prevent the same.  No Tenant shall make room-to-room solicitation of business from other tenants in the Building.

 

26.         Landlord
reserves the right to exclude or expel from the Building any person who, in Landlord’s judgment, is intoxicated or under
the influence of liquor or drugs or who is in violation of any of the rules and regulations of the Building.

 

27.         Without
the prior written consent of Landlord, Tenant shall not use the name of the Building in connection with or in promoting or advertising
the business of Tenant except as Tenant’s address.

 

28.         Tenant
 shall  comply  with  all  energy  conservation,  safety,  fire  protection  and  evacuation procedures and regulations established
by Landlord or any governmental agency.

 

29.         Tenant
assumes any and all responsibility for protecting its Premises from theft, robbery and pilferage, which includes keeping doors
locked and other means of entry to the Premises closed.

 

30.         The
requirements of Tenants will be attended to only upon application at the office of the Building by an authorized individual.
Employees of Landlord shall not perform any work or do anything outside of their regular duties unless upon special instructions
from Landlord, and no employees will admit any person (Tenant or otherwise) to any office without specific instructions from Landlord.

 

31.         All
wallpaper or vinyl fabric materials which Tenant may install on painted walls shall be applied with a strippable adhesive. The
use of nonstrippable adhesives will cause damage to the walls when materials are removed, and repairs made necessary thereby shall
be made by Landlord at Tenant’s expense.

 

32.         Tenant
shall provide and maintain hard surface protective mats under all desk chairs which are equipped with casters to avoid excessive
wear and tear to carpeting.  If Tenant fails to provide such mats, the cost of carpet repair or replacement made necessary by
such wear and tear shall be charged to and paid for by Tenant.

 

    	 	31	 

     

    

 

33.         Tenant
will refer all contractors, contractor’s representatives and installation technicians, rendering any service to
Tenant, to Landlord for Landlord’s supervision, approval, and control before performance of any contractual service.
This provision shall apply to all work performed in the Building, including installations of telephones, telegraph equipment,
electrical devices and attachments and installations of any nature affecting floors, walls, woodwork, trim, windows,
ceilings, equipment or any other physical portion of the Building.

 

34.         Tenant
shall give prompt notice to Landlord of any accidents to or defects in plumbing, electrical fixtures, or heating apparatus so
that such accidents or defects may be attended to properly.

 

35.         Tenant
shall be responsible for the observance of all of the foregoing Rules and Regulations by

Tenant’s
employees, agents, clients, customers, invitees and guests.

 

36.         No
Tenant occupying offices abutting interior atriums within Premises shall place materials of any sort within three (3) feet of
glass walls without prior written consent of Landlord.  Landlord reserves the right to require the rearrangement, at Tenant’s
expense, of any furnishings which are inconsistent with the design standards of the Landlord, which are in view from the Building
public areas.

 

37.         These
Rules and Regulations are in addition to, and shall not be construed to in any way modify, alter or amend, in whole or in part,
the terms, covenants, agreements and conditions of any Lease of Premises in the Building.

 

38.         Landlord
may waive any one or more of these Rules and Regulations for the benefit of any particular Tenant or Tenants, but no such waiver
by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other Tenant or Tenants, nor prevent
Landlord from thereafter enforcing any such Rules and Regulations against any or all Tenants of the Building.

 

39.         Landlord
reserves the right to make such other and reasonable rules and regulations as in its judgment may from time to time be needed
for safety and security, for care and cleanliness of the Building and for the preservation of good order therein. Tenant agrees
to abide by all such Rules and Regulations hereinabove stated and any additional rules and regulations which are adopted.

 

 

32Exhibit 10.2

 

FIRST
AMENDMENT TO LEASE

 

THIS
AGREEMENT ("Agreement") is made as of the 3rd day of June, 2016, between 1515 Associates, Ltd., a lorida limited
partnership (hereinafter referred to as "Landlord") and Ominto, Inc., a Nevada corporation (hereinafter referred
to as "Tenant").

 

WITNESSETH:

 

WHEREAS,
Landlord and Tenant entered into a lease dated October 15, 2015 (the “Lease”) for space deemed by Landlord
and Tenant to contain Two Thousand Six Hundred Thirty (2,630) rentable square feet (the “Premises”) known as
suite 307 on the third (3rd) floor of the building commonly known as South City Plaza, located at 1515 South Federal Highway,
Boca Raton, Florida 33432 (the “Building”); and

 

WHEREAS,
Landlord and Tenant, by this First Amendment to Lease, desire to, among other things, accomplish the following:

 

(i)     Expand
the Premises; and (ii) extend the Lease Term.

 

NOW
THEREFORE, in consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties agree as follows:

 

1.     
Recitals/ Defined Terms. All of the recitals set forth above in the "WHEREAS" Clauses are hereby made an
integral part of this Agreement. All capitalized terms herein shall have the same meaning as defined in the Lease (as amended),
unless expressly provided to the contrary.

 

2.     
Effective Date . Unless otherwise expressly set forth herein, the effective date (the "Effective Date")
of the amendment set forth herein shall be the earlier of: (a) the date Tenant commences conducting its business in the Additional
Space (hereinafter defined); or (b) the date of Substantial Completion of all work to be performed by Landlord in the Additional
Space pursuant to Exhibit “B” attached hereto. If Landlord is unable to substantially complete the work to be performed
by it in the Additional Space pursuant to this Agreement because a contingency herein has not been satisfied, or for any reason
beyond Landlord's reasonable control, Landlord shall have no liability to Tenant for damages and Tenant’s sole remedy shall
be that the Effective Date shall be deferred until the date on which Landlord is able to substantially complete the work in the
Additional Space. Substantial Completion of the work to be performed by Landlord in the Current Premises (hereinafter defined)
shall have no effect on the Effective Date and all such work shall be performed by Landlord using commercially reasonable efforts
at a time mutually agreed to by the parties. Tenant shall continue to pay Rent and all other charges for the Current Premises
during Landlord’s work in the Current Premises. Landlord shall be deemed to have substantially completed all work to be
performed by it in the Current Premises and the Additional Space even though there may remain to be done punch list items which
will not materially interfere with Tenant's use of the subject space. Notwithstanding the foregoing, the Effective Date shall
not be deferred beyond the date on which Landlord would have been able to substantially complete such work in the Additional Space
but for any Tenant delay including without limitation: (a) changes made by Tenant or a delay caused by Tenant in the work to be
performed by Landlord in the Additional Space; or (b) any breach or failure of Tenant to fully perform its obligations under the
Lease as amended. Immediately after the Effective Date has been determined, the Effective Date shall be confirmed by Landlord
and Tenant in writing. Provided however, failure by Landlord and Tenant to execute a certificate confirming the Effective Date
shall not invalidate this Agreement.

 

3.     
Extension. Landlord and Tenant agree that the Lease Term shall be amended so that following the Effective Date hereof
there will be Sixty-Three (63) months remaining in the Lease Term (“First Extended Term”). It is the express
intention of Landlord and Tenant that the Additional Space and
the Current Premises (defined below) expire conterminously. During the First Extended Term all references in the Lease to the
Lease Term shall mean the Lease Term as amended and extended by this Agreement.

 

    	 		 

     

    

 

4.     
Expansion. (A) As of the Effective Date, the Premises which currently are deemed to contain Two Thousand Six Hundred
Thirty (2,630) rentable square feet (the "Current Premises") shall be increased by Two Thousand Nine Hundred
Thirty Seven (2,937) rentable square feet known as suite

308
(the "Additional Space") so that following said increase, the Premises shall be deemed to contain

Five
Thousand Five Hundred Sixty Seven (5,567) rentable square feet.

 

(B)
 Floor Plan. As of the Effective Date, the floor plan, showing the location of (i) the Additional Space, and (ii)
the Current Premises, attached hereto as Exhibit "A," and by this reference made a part hereof, shall replace
Exhibit "A" to the Lease.

 

5.     
Tenant's Proportionate Share (Expansion). As of the Effective Date, Section 2(f) of the Lease (and all other sections
of the Lease in which Tenant’s Proportionate Share of the Building is relevant) shall be calculated on the expanded Premises
consisting of Five Thousand Five Hundred Sixty Seven (5,567) rentable square feet and otherwise paid accordingly in accordance
with the terms and conditions of the Lease.

 

6.     
Base Rental. As of the Effective Date, the Base Rental payable for the Premises shall be as follows:

 

Beginning
on the Effective Date, the Base Rental to be paid by Tenant for the Premises shall remain as set forth in the original Lease currently
payable in the amount of Eighteen and 50/100 Dollars ($18.50) per rentable square foot per annum but applied to the expanded Premises
consisting of Five Thousand Five Hundred Sixty Seven (5,567) rentable square feet , plus all Florida state county and local sales,
use, transaction or comparable tax thereon, to be paid pursuant to the terms of the Lease on the first day of each calendar month
during the First Extended Term. If the Effective Date is a day other than the first day of a calendar month, the monthly Base
Rental for the fractional month shall be appropriately prorated. The Base Rental shall continue to be increased in accordance
with Section 2(e) of the Lease each Lease Year as defined in the Lease

 

7.     
Abatement . Notwithstanding the foregoing, as of the Effective Date and in consideration for Tenant’s performance
of all of its obligations under this First Amendment, Landlord conditionally excuses Tenant from payment of the first three (3)
months Base Rent on the Additional Space during the First Extended Term; provided, however, should Tenant at any time during the
Term of this First Amendment be in default of this First Amendment, the total sum conditionally abated shall become immediately
due and payable by Tenant to Landlord.

 

8.     
Leasehold Improvements . With the exception of the Leasehold Improvements to be performed by Landlord in the Premises
(“Leasehold Improvements”) as set forth in the Work Letter Agreement attached hereto and made an integral part
of this Agreement as Exhibit “B” and the Scope of Work attached hereto as Exhibit “B-1”,
Tenant accepts the Premises in “As-Is” condition without representation or warranty and Landlord shall not
make or pay for any other improvements or alterations to the Premises.

 

9.      Subject
to Payment of Additional Security Deposit, Prepaid Rent and Tenant’s Contribution. Landlord is currently
holding Thirteen Thousand Nine and 73/100 Dollars ($13,009.73) as a Security Deposit and Six Thousand Nine Hundred Three and
39/100 Dollars ($6,903.39) as last month’s Prepaid Rent in accordance with the Lease. This Agreement is strictly
subject to and contingent upon payment by Tenant to Landlord upon execution hereof, an additional (i) Fourteen Thousand Five
Hundred Twenty Eight and 38/100 Dollars ($14,528.38) to be held by Landlord as additional Security Deposit in accordance with
the Lease, (ii) Seven Thousand Two Hundred Sixty Four and 19/100 Dollars ($7,264.19) to be applied towards the first full
months’ Rent payable following the Effective Date and (iii) Eight Thousand Twenty Nine and 52/100 Dollars ($8,029.52)
to be held by Landlord and applied towards the last months Rent. Upon execution, Tenant shall also pay to Landlord the
Tenant’s Contribution in Exhibit “B” attached hereto.

 

10.     Landlord’s
Broker. Landlord and Tenant acknowledge that Penn-Florida Realty Corp. (the “Exclusive Listing Broker”)
represented Landlord in this transaction and has an exclusive listing agreement with Landlord for the Building and no other Broker
represented Tenant in this transaction. Landlord agrees to pay the Exclusive Listing Broker any commission that may be due pursuant
to a separate written agreement between Landlord and the Exclusive Listing Broker. Landlord and Tenant each represent and warrant
to each other that it has not had any dealing with any other real estate broker or finder with respect to this Lease and agree
to hold each other harmless from and against any and all damages, costs, expenses resulting from any claim(s) for a brokerage
commission or finder’s fee that may be asserted against either of them by any other broker or finder with whom the other
has dealt or with whom such other broker or finder claims to have dealt.

 

    	 	2	 

     

    

 

11.     Miscellaneous.

 

No
Release. Notwithstanding any provision of the foregoing to the contrary, this Agreement shall not in any way
(i) be deemed to excuse or release Tenant from any obligation or liability in the Lease (including, without limitation, any
obligation or liability under provisions of the Lease to indemnify, defend and hold harmless Landlord or other parties, or
with respect to any breach or breaches of the Lease), which obligation or liability first arises on or prior to the Effective
Date or arises out of or is incurred in connection with events or other matters which took place on or prior to such date; or
(ii) affect any obligation under the Lease which by its terms is to survive the expiration or sooner termination of the
Lease.  Counterparts/Construction. This Agreement may be executed in multiple counterparts, each of
which shall be deemed an original, but all of which, together, shall constitute but one and the same instrument. If Tenant
signs as a corporation, each of the persons executing this Lease on behalf of Tenant does hereby covenant and warrant that
Tenant is a duly authorized and existing corporation, that Tenant has and is qualified to do business in Florida, that the
corporation has full right and authority to enter into this Lease and that each and both of the persons signing on behalf of
the corporation were authorized to do so. Upon Landlord’s request, Tenant shall provide Landlord with evidence
reasonably satisfactory to Landlord confirming the foregoing covenants and warranties. This Agreement shall be construed and
enforced in accordance with the laws of the State of Florida, and this Agreement shall not be construed more strictly against
one party than against the other merely by virtue of the fact that it may have been prepared by counsel for one of the
parties, it being recognized that both Landlord and Tenant have contributed substantially and materially to the preparation
of this Agreement. Confidentiality. Tenant and Tenant's representatives (including employees, real
estate brokers, officers, agents, etc.), hereby acknowledge that the terms and conditions of this Agreement are to be held in
the strictest of confidence and not to be conveyed to any other party without the permission of Landlord. Such
confidentiality is a material consideration for Landlord to enter into this Agreement, and breach of this confidentiality
shall be considered a default under the Lease. Additionally, in the event of such breach, Landlord shall incur damages which
are difficult to ascertain or predict at this time, however, such damages shall be assessed immediately following occurrence
of such breach at which time Landlord may pursue all available remedies.  Waiver of Jury Trial. Landlord and
Tenant hereby knowingly, voluntarily and intentionally waive the right either may have to a trial by jury in respect of any
litigation based hereon, or arising out of, under, or in connection with this Agreement. This provision is a material
inducement for Landlord entering into the Agreement and any agreement made or to be made in connection herewith to be
executed by the parties hereto. Entire Agreement. This Agreement, taken together with the Lease, together with
all exhibits, schedules, riders and addenda to each, constitutes the full and complete agreement and understanding between
the parties hereto and shall supersede all prior communications, representations, understandings or agreements, if any,
whether oral or written, concerning the subject matter contained in this Agreement and no provision of this Agreement may be
modified, amended, waived or discharged, in whole or in part, except by a written instrument executed by all of the parties
hereto.  Ratification of Lease/Conflicts. The parties hereto hereby ratify and confirm their respective
covenants and obligations under the Lease, as incorporated herein and as amended hereby. Except as specifically set forth
herein, all other terms and conditions of the Lease shall continue unmodified in full force and effect. This Agreement
shall modify the Lease as set forth herein. Any inconsistency or conflict between the Lease and this Agreement shall be
governed by the terms of this Agreement. Time of Essence. Time is of the essence, with respect to all the
obligations and covenants in this Agreement. No Option. The submission of this Agreement to Tenant for
examination does not constitute a reservation of or option for the amendments set forth herein. This Agreement shall be
effective and binding only upon execution and delivery thereof by both Landlord and Tenant.  Estoppel. Tenant
acknowledges that Landlord has performed fully all obligations of “Landlord” pursuant to the Lease in accordance
with the terms thereof, that there is no default by Landlord thereunder, and there is no circumstance which, but for the
giving of notice or the passage of any applicable cure period, will constitute a default by Landlord thereunder.  Severability. In
the event that any provisions or clauses of this Agreement conflict with or are contrary to applicable law, such conflicting
or contrary provisions shall not affect any other provisions which can be given effect without the conflicting provisions,
and to this end, the provisions of this Agreement are declared to be severable to allow the striking of any and all
provisions which conflict with or are contrary to law while all other provisions of this Agreement shall continue to be
effective and fully operable. Security. Tenant acknowledges that the rental payable to Landlord hereunder does
not include the cost of guard service or other security measures. Landlord has no obligations to provide same. Tenant assumes
all responsibility for the protection of the Demised Premises, Tenant, its agents and invitees and their property from the
acts of third parties. Consent. Without limiting other reasonable reasons for withholding consent, it shall be
reasonable for Landlord to withhold, condition or delay Landlord’s consent to the extent that Tenant’s request
(i) does not comply with laws (ii) affects the exterior appearance of the Building (iii) affects the structural integrity of
the Building (iv) adversely affects the mechanical, electrical, plumbing, HVAC, roof, safety, security or vertical
transportation systems of the Building (v) unreasonably interferes with Landlord’s ownership and use of the Building or
any other occupant’s normal and customary operations in the Building.  Tenant Parties. For
purposes of interpretation of the Lease Agreement, to the extent that Tenant is prohibited, excluded, limited or restricted
in any way by the terms of the Lease Agreement – such prohibition, exclusion, limitation or restriction shall also
apply to Tenant’s contractors, servants, agents, invitees, subtenants, assignees, employees, officers and directors
(“Tenant Parties”) and any other party that controls, is controlled by or under common control with any or
all Tenant Parties. Successors and Assigns. This Agreement shall be binding on the parties hereto, their
respective heirs, successors and permitted assigns.

 

[Signatures
appear on the following page]

 

    	 	3	 

     

    

 

IN
WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment.

 

	LANDLORD
    WITNESS 1:	 	LANDLORD:
	 	 	 
	 	 	1515
    ASSOCIATES, LTD., a Florida limited partnership
	Sign	 	
	 	 	 	 
	 	 	By:	1515
    Associates, LLC, a Florida limited
	Print
    Name	 	 	liability
    company, its General Partner
	 	 	 	 
	LANDLORD
    WITNESS 2:	 	By:	Gen
    mark 1515, Inc., a Florida corporation, its
	 	 	 	Managing
    Member
	 	 	 	
	Sign	 	 	 
	 	 	By:	 
	 	 	 	Mark
    A. Gensheimer, President
	Print
    Name	 	 	 
	 	 	 	 
	TENANT
    WITNESS 1:	 	TENANT:
	 	 	 	 
	/s/ ANDREAS KUSCHE

	 	Ominto, Inc.
	Sign	 	 	 
	 	 	By:
    	/s/ MICHEL HANSEN
	ANDREAS KUSCHE

	 	Name: 	MICHEL HANSEN
	Print
    Name	 	Title:
    	CEO
	 	 	 	 
	TENANT
    WITNESS 2:	 		
		 	 	 
	/s/
    BICKY CARLA	 	 	 
	Sign	 	 	 
	 	 	 	 
	BICKY CARLA	 	 	 
	Print
    Name	 	 	 

 

    	 	4	 

     

    

 

EXHIBIT
“A”

 

 

*Not
to scale, no warranty is made on the accuracy of this plan and is subject to errors.

 

    	 	5	 

     

    

 

EXHIBIT
“B”

 

WORK
LETTER AGREEMENT

 

THIS
AGREEMENT (this "Work Letter") is attached to and made a part of that certain First Amendment to Office
Lease (the "Amendment") dated the  _ day of __ ,
2016, by and between 1515 Associates, Ltd., a Florida limited partnership (“Landlord”) and Ominto, Inc., a
Nevada corporation (“Tenant”). The terms, definitions and other provisions of the Amendment and the Lease
are hereby incorporated in this Work Letter by reference. As an inducement to Tenant to enter into the Amendment, and in
consideration of the mutual covenants and conditions hereinafter set forth, Landlord and Tenant agree as follows:

 

1.     
LEASEHOLD IMPROVEMENTS. The Leasehold Improvements shall be completed by Landlord in accordance with the terms of this
Work Letter. The full scope of work anticipated hereunder (the “Leasehold Improvements”) shall be set forth
on Exhibit "B-1" to the Amendment, and if deemed necessary by Landlord such improvements shall be further specified
in greater detail in the Plans and Specifications as defined hereinafter. The Leasehold Improvements shall consist of the Existing
Improvements, Landlord's Work and Tenant's Additional Work. "Existing Improvements" shall mean all improvements
which exist in the Premises (inclusive of the Current Premises and the Additional Space) prior to any modifications required pursuant
to this Work Letter.

 

2.     
PLANS AND SPECIFICATIONS.

 

a)     
Landlord may, in Landlord's sole discretion, demand that all Leasehold Improvements, including modifications to the Existing Improvements
(if any) required pursuant to the Amendment, as set forth on Exhibit "B-1" to the Amendment , be specified in
a set of plans and specifications ("Plans and Specifications") in detail sufficient to comprehensively define
the construction work to be performed hereunder and to satisfy applicable permitting regulations which may be imposed by any governmental
authority or required pursuant to applicable building codes. The Plans and Specifications shall be prepared by an architect designated
by Landlord ("Landlord's Architect"), and Tenant shall be available to meet with Landlord's Architect so as to
assure that the Plans and Specifications can be submitted to Landlord following approval by Tenant within ten (10) days following
execution of the Amendment (or in the case of a modification to the original Plans and Specifications, within ten (10) days following
the date upon which the need or request for such modification is initiated) for Landlord's final review and approval, which approval
may be granted, withheld, or given conditionally subject to modification as determined by Landlord in Landlord's reasonable discretion
within ten (10) days thereafter. If the Plans and Specifications are not approved by Landlord, Tenant shall have a period of ten
(10) days in which to work with Landlord's Architect to make any modifications to the Plans and Specifications as required by
Landlord and then resubmit same to Landlord in final form. If Tenant fails to resubmit the Plans and Specifications in such form
as Landlord shall require within such ten (10) day period, Landlord may terminate the Amendment and retain all deposits and other
amounts paid by Tenant or, at Tenant's sole expense, Landlord may prepare Plans and Specifications in accordance with Landlord's
requirements, and the construction of the Leasehold Improvements shall proceed as if the final Plans and Specifications had been
resubmitted by Tenant and approved by Landlord.

 

b)     Once
accepted by Landlord in final form, the Plans and Specifications may be changed only with Landlord's approval, and Tenant
shall be liable for any additional costs incurred by Landlord as a result of any such change. An original set of the Plans
and Specifications and any modifications thereto, when accepted by Landlord, shall be initialed on each page by Landlord and
Tenant and retained in Landlord's file as the conclusive evidence of the final form of the Plans and
Specifications.

 

    	 	6	 

     

    

 

c)     
Notwithstanding anything to the contrary contained herein, Landlord shall have the sole right to determine architectural design
and the structural, mechanical and other standard details and specifications of the work to be performed pursuant to this Work
Letter, including, without limitation, the type of materials and the manufacturer and supplier thereof.

 

3.     
LANDLORD'S WORK. Landlord shall complete the items set forth on Exhibit "B-1" (and further specified
in the Plans and Specifications, if applicable) identified as "Landlord's Work”. Subject to the limitations
set forth below, all costs incurred by Landlord associated with the completion of Landlord's Work shall be considered "Landlord's
Contribution" with respect to the Leasehold Improvements referenced in the Amendment, including but not limited to actual
construction costs, the cost of preparation of Plans and Specifications for Landlord's Work, and a construction management fee
in the amount of five percent (5%) of the total construction cost of Landlord's Work provided, however, the cost of any non-standard
building materials or modifications to Landlord’s Work shall be considered a part of Tenant’s Costs hereunder. Notwithstanding
the foregoing, in no event shall Landlord’s Contribution exceed Twenty-Five Thousand and no/100 Dollars ($25,000.00) (“Landlord’s
Maximum Contribution”).

 

4.     
TENANT'S ADDITIONAL WORK.

 

a)     
Any modifications to the Existing Improvements and any additional improvements specified in Exhibit "B-1" as
Tenant's Additional Work, and costs associated with any modifications or changes required to the scope of work set forth in Exhibit
"B-1" or the Plans and Specifications following initial approval by Landlord and Tenant shall be collectively and
separately considered “Tenant's Additional Work”, and shall be completed by Landlord at Tenant's sole cost
and expense. All costs above Landlord’s Maximum Contribution and/or associated with the completion of Tenant's Additional
Work shall be considered "Tenant's Costs" with respect to the Leasehold Improvements referenced in this Amendment,
including but not limited to actual construction costs of Tenant's Additional Work, the cost of preparation of Plans and Specifications
for Tenant's Additional Work, and a construction management fee in the amount of five percent (5%) of the total construction cost
of Tenant's Additional Work.

 

b)     In
the event Tenant's Additional Work is set forth in Exhibit "B-1" Tenant shall pay, as an item of Tenant's Cost,
the cost of the preparation or modification, as the case may be of the Plans and Specifications by Landlord's Architect relative
to Tenant's Additional Work, and Tenant shall cooperate with Landlord's Architect in accordance with the time frames established
in Paragraph 2 of this Work Letter.

 

5.     
PAYMENT OF TENANT'S COSTS. Tenant's Costs shall be considered Additional Rent due and payable under the Lease and shall
be due as provided herein. Tenant's Costs shall be payable as follows:

 

a)     
Tenant shall pay to Landlord prior to commencement of initial construction of the Leasehold Improvements, or in the case of a
modification to the scope of work set forth in the initial Plans and Specifications prior to the commencement of the construction
of Tenant's Additional Work, an amount equal to 50% of Tenant's Costs, as estimated by Landlord at such time.

 

b)     Prior
to the Effective Date of the Amendment, Tenant shall pay to Landlord the unpaid balance of Tenant's Costs, as estimated by Landlord
at such time.

 

c)     
As soon as the final accounting can be prepared and submitted to Tenant, Tenant shall pay to Landlord the entire unpaid balance
of Tenant's Costs, or Landlord shall reimburse Tenant with any excess amounts paid, as the case may be.

 

    	 	7	 

     

    

 

Notwithstanding
anything to the contrary in the Amendment or any Exhibit thereto, Tenant, simultaneously with its execution of the Amendment shall,
in addition to all other sums which may be due, pay to Landlord Ten Thousand and no/100 Dollars ($10,000.00) towards the Leasehold
Improvements (“Tenant’s Contribution”). Notwithstanding the foregoing, provided Tenant has not been in
default of the Lease at any time up to and including the Twenty-Forth (24th) month of the Lease Term and Tenant’s Twenty-Forth
(24) payment of full Base Rental (excluding any abatement) during the Lease Term, Tenant’s Contribution shall be applied
toward Base Rental beginning with Tenant’s Twenty-Fifth (25th) payment of full Base Rental (excluding abatements) during
the Lease Term until fully utilized.

 

Tenant's
Costs and Tenant’s Contribution shall constitute Additional Rent due under the Lease and shall be due at the time hereinabove
specified. Tenant's failure to make such payments when due shall constitute a default under the Lease, entitling Landlord to all
of its remedies thereunder, at law and in equity.

 

6.     
DELAY IN COMPLETION. Landlord shall cause the Leasehold Improvements to be substantially completed in a commercially
reasonable time frame. If the Leasehold Improvements are not substantially completed for any of the following reasons:

 

a)     
Tenant's failure to submit the Plans and Specifications (or any necessary modifications or additions thereto) within the time
periods specified in this Work Letter; or

 

b)     Tenant's
specifications of special materials or finishes or specific vendors, or special installations other than those provided as Building
Standard which cannot be delivered or completed within Landlord's construction schedule; or

 

c)     
Any change in the Plans and Specifications once approved and accepted by Landlord; or

 

d)     
The performance of or the failure to perform any work or installation by any person or firm employed by Tenant to do any work
on the Premises; or

 

e)     
Any other delay which is attributable to Tenant's act or omission;

 

then,
Landlord shall have no liability for such failure to complete, and, as applicable, (i) the Effective Date shall not be postponed
as a result thereof, (ii) Substantial Completion of the Leasehold Improvements shall be deemed to have been achieved (iii) Tenant's
obligations under this Amendment (including, without limitation, the obligation to pay Rent) shall commence as of the date Landlord
would have substantially completed the Leasehold Improvements but for any of the above reasons and (iv) such date shall for all
purposes herein be deemed to be the Effective Date of the Amendment. Any material or item to be supplied by Tenant shall be provided
on site in order not to delay Landlord's construction.

 

7.     
CONTRACTOR(S) AND PERMITS. Landlord shall use its own contractor(s) and such contrators shall obtain all governmental
permits which are required to complete the Leasehold Improvements, with the exception of any improvements (whether or not shown
in the Plans and Specifications) which Landlord and Tenant agree in writing shall be constructed or installed by Tenant. If the
parties hereto agree that Tenant shall undertake to construct or install some portion of the improvements, then Tenant shall use
contractors which have been approved by Landlord, Tenant shall be responsible for obtaining all necessary permits and approvals
for such work, and Tenant shall comply with Paragraph 5 of the Lease (ALTERATIONS) and such other requirements as may be imposed
by Landlord. In such event, Landlord shall permit Tenant and Tenant's contractors to enter the Additional Space prior to the Effective
Date to perform such construction or installation. Landlord shall not be liable in any way for any injury, loss, damage or delay
which may be caused by or arise from Landlord’s Work in the Current Premises or Additional Space or such early entry into
the Additional Space by Tenant, its employees or contractors, and Tenant shall indemnify, defend and hold Landlord harmless from
any loss, damage or expense which may be incurred in connection with same.

 

    	 	8	 

     

    

 

8.     
BUILDING STANDARD IMPROVEMENTS. For the purposes of establishing a standard quality and quantity for materials and
finishes comprising the Leasehold Improvements, Landlord, in Landlord's sole discretion, has established the following "Building
Standard" items (also referred to as "Building Standards"):

 

a)     
Building Standard Shell Improvements:

 

	 	(i)	Heating, Ventilation and Air Conditioning: Installed
as per Landlord's engineering design of the Building.

 

	 	(ii)	Electrical: Main power and lighting distribution system
per applicable building code.

 

	 	(iii)	Fire Protection System: Automatic sprinkler system,
to the extent required per applicable building code.

 

b)     Building
Standard Allowance Items (“Allowance Items”)(to be provided using Building

Standard
materials):

 

	 	(i)	Interior Partitions: One layer of 1/2" drywall
mounted on each side of 3-5/8" metal studs extending 2" above the finished ceiling height. Taped, finished and painted
(two coats) partitioning to be provided with 4" high vinyl baseboard, 1 lineal foot per 12 square feet.

 

	 	(ii)	Demising Partitions: Constructed as needed from floor
to floor, taped, finished and painted (two (2) coats) consisting of one layer of 5/8" fire-rated drywall mounted on each
side of 3 -5/8" metal studs, with 3 - 1/2" layer of insulation.

 

	 	(iii)	Entry Doors; Self-closing 3'0" x 9'0" solid
core wood doors with lock set. One door per 2,500 square feet, with a maximum of two doors per suite.

 

	 	(iv)	Interior Doors: Solid core wood doors, 3'0" x 7'0".
One (1) per 250 square feet.

 

	 	(v)	Flooring: Building Standard 30 ounce cutpile carpet
through Premises.

 

	 	(vi)	Heating, ventilation and air conditioning: Flex duct
air distribution system with one diffuser per 150 square feet and one thermostat per every 2,500 usable square feet or fraction
thereof.

 

	 	(vii)	Electrical Outlets: Per Code.

 

	 	(viii)	Light Switches: Single pole, as required.

 

	 	(ix)	Lighting: Fluorescent 2' x 4' lay-in fixture with two
tubes and parabolic light fixture, one (1) per 85 square feet.

 

	 	(x)	Telephone Outlets: Wall-mounted outlet stubbed up to
above suspended ceiling height, one (1) per 150 square feet.

 

	 	(xi)	Ceiling: Suspended, acoustical tile, reveal edge, textured
surface lay in ceiling with 24" x 24" tiles, exposed metal grid system throughout.

 

    	 	9	 

     

    

 

The
quantity of materials included within the Allowance Items shall, when expressed above as a quantity per square foot, be
calculated on the basis of the net usable area within the demising walls of the area being improved as determined by
Landlord. Landlord may change the Building Standards at any time without notice. All Leasehold Improvements shall conform
with Landlord's Building Standards then in effect unless otherwise mutually agreed to in Exhibit "B-1" or
the Plans and Specifications. In the event improvements are required pursuant to Exhibit "B-1" or the Plans
and Specifications, and the type and quality of such items are not specified therein, such improvements shall be completed in
accordance with the Building Standards.

 

9.     
SUBSTITUTIONS AND CREDITS. With Landlord's prior written consent, Tenant may substitute items or materials for Building
Standard items or materials; however, no credit shall be due Tenant for any cost savings resulting from such substitution.

 

10.
WINDOW COVERINGS. Window coverings shall not be required by Landlord. If Tenant desires window coverings, Tenant shall
request Landlord to provide, at Tenant's sole expense, blinds specified by Landlord as the standard window treatment for the Building
("Standard Blinds"). No window treatment other than the Standard Blinds shall be permitted without the prior
written consent of Landlord.

 

11.
SUBSTANTIAL COMPLETION. The Leasehold Improvements shall be substantially completed at such time as such improvements
are sufficiently complete so, as applicable, to allow Tenant to occupy the Premises and/or to utilize same for the use and purpose
for which it is intended, and if applicable, as evidenced by the issuance of a certificate of occupancy (“Substantial
Completion of Leasehold Improvements”). Landlord, its employees, agents and contractors shall be allowed to enter upon
the Premises at any and all reasonable time following execution hereof and following the Effective Date as is necessary to complete
Landlord’s Work including any unfinished details, and such entry shall not constitute an actual or constructive eviction
of Tenant, in whole or part, nor shall it entitle Tenant to any abatement or diminution of rent or relieve Tenant from any of
its obligations under the Lease.

 

IN
WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter.

 

	LANDLORD
    WITNESS 1:	 	LANDLORD:
	 	 	 
	 	 	1515
    ASSOCIATES, LTD., a Florida limited partnership
	Sign	 	
	 	 	 	 
	 	 	By:	1515
    Associates, LLC, a Florida limited
	Print
    Name	 	 	liability
    company, its General Partner
	 	 	 	 
	LANDLORD
    WITNESS 2:	 	By:	Gen
    mark 1515, Inc., a Florida corporation, its
	 	 	 	Managing
    Member
	 	 	 	 
	Sign	 	 	 
	 	 	By:	 
	 	 	 	Mark
    A. Gensheimer, President
	Print
    Name	 	 	 
	 	 	 	 

 

	TENANT
    WITNESS 1:	 	TENANT:
	 	 	 	 
	/s/ ANDREAS KUSCHE

	 	Ominto, Inc.
	Sign	 	 	 
	 	 	By:
    	/s/ MICHEL HANSEN
	ANDREAS KUSCHE

	 	Name:
	MICHEL HANSEN
	Print
    Name	 	Title:
    	CEO
	 	 	 	 
	TENANT
    WITNESS 2:	 		
		 	 	 
	/s/
    BICKY CARLA	 	 	 
	Sign	 	 	 
	 	 	 	 
	BICKY CARLA	 	 	 
	Print
    Name	 	 	 

 

    	 	10	 

     

    

 

EXHIBIT"B-1"

 

Landlords
Work:

 

The
Landlord will build out the Premises in accordance with the Plan shown below using Building Standard finishes to include:

 

Suite
307 

 

	 	●	Extend
    the kitchen, match existing VCT as best as possible
	 	●	Relocate
    door for leftover office space (TBD)
	 	●	Extend
    cabinetry three (3) feet (lower cabinets) to match existing leaving a space for water cooler and door.
	 	●	Provide
    walkthrough in reception area into Suite 308

 

Suite
308

 

	 	●	Remove
    kitchen to provide opening between suites, leave header
	 	●	Relocate
    existing door to access kitchen from both Suites
	 	●	Enlarge
    existing Conference Room
	 	●	Add
    electrical on wall for video conferencing equipment
	 	●	Paint
    and carpet throughout to match Suite 307 as best as possible

 

 

 

Tenant's
Work:

 

None
(Subject to the terms of paragraph 4 of the Work Letter)

 

 

11

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