Document:

LEASE
AGREEMENT

 

THIS
LEASE AGREEMENT entered into in the City of
Guaynabo, Commonwealth of Puerto Rico, this 11 day of July, 2017.

 

OLYMPIC
PROPERTIES, INC. a corporation duly
organized and validly existing under the Laws of the Commonwealth of Puerto Rico, represented by its Auxiliar Secretary,
MARIA A. ORTIZ MATOS, of legal age, single, executive and resident of Bayamón, Puerto Rico (hereinafter
“Landlord”);

 

PROJECT
1493, LLC a limited liability company duly
organized and validly existing under the Laws of the Commonwealth of Puerto Rico, represented by its Authorized Representative,
David Mitchell, of legal age, married, entrepreneur, and resident of Dorado, Puerto Rico (hereinafter, “Tenant”)

 

WITNESSETH:

 

1.
PREMISES

 

1.1In
consideration of the rents and covenants hereinafter reserved and contained and other good and valuable consideration, subject
to the conditions hereinafter expressed, Landlord leases to Tenant, and Tenant leases from Landlord, the property detailed in
Exhibit A (hereinafter, the “Premises”):

 

COMMEMRCIAL
AREA consisting of approximately 1,500 square feet and 8 parking spaces located on the 1st floor of 509-511 Andalucìa
Street in San Juan, Puerto Rico. Tenant warrants, agrees and recognizes that as part of the leasing of the Premises it has the
non exclusive right to utilize the Common Area of the Property in conjunction with other tenants of Landlord.

 

1.2Landlord
hereby represents and warrants that it is the owner in fee simple (“pleno dominio”) of the real property (hereinafter
referred to as the “Property”) where the Premises are located, described in the Puerto Rico Property Registry, Third
(III) Section of San Juan (the “Registry”), as follows:

 

URBANA:
Solar de forma rectangular que mide veinticuatro punto cero cero (24.00) metros de frente y veintiuno punto cero cero (21.00)
metros de fondo marcada con el número cinco (5) y seis (6) de la manzana GE, Urbanización Puerto Nuevo, Propiedad Everlasting
Development Corporation, que radica en el barrio Monacillos de Río Piedras, Puerto Rico, con un área barrio Monacillos de Río
Piedras, Puerto Rico, con un área superficial de quinientos cuatro punto cero cero (504.00) metros cuadrados, en lindes por
el NORTE, SUR, ESTE y OESTE, con terrenos propiedad de Everlasting Corporation, y dando frente al Oeste, con la calle
denominada Puerto Nuevo Main Street, (ahora Avenida Andalucía) de la Urbanización.

 

    	 

    	-2-

    

 

(6,976)
an ol Rogistro do la Propiedad de Puerto Rico, Sección Tercera do San Juan, inscrita al tomo veintisiete (27) del sistema do folio
móvil de Monacillos.

 

1.3Landlord
hereby represents and warrants that there are no options, rights of first refusal or other agreements, verbal or written, with
respect to the purchase and sale of the Property, the Premises or any improvements thereon.

 

1.4Landlord
hereby represents and warrants that to the Landlord’s knowledge there are no violations of any laws, regulations, codes,
ordinances orders or requirements affecting the Property, the Premises or any improvements thereon, including without limitation,
applicable laws, regulations, codes, ordinances or requirements relating to ecology, the environment, pollution, health or safety.

 

1.5Landlord
hereby represents and warrants that the Property, the Premises or any improvements thereon are not in violation of any zoning
laws and ordinances.

 

2.
TERM

 

2.1The
initial term of the Lease shall be for a term of (72) months (the “Initial Term”), commencing on August
1st, 2017 (the “Commencement Date”), up to July 31st,
2023.

 

2.2Tenant
shall have the option to renew the Lease for on an additional one year period (the “Renewal Period”).

 

2.3
Tenant’s option to renew the Lease for the Renewal Period shall be exercised by Tenant giving written notice through
registered mail, return receipt requested, to Landlord no later than sixty (60) days prior to the expiration of the Initial
Term.

 

2.4Should
Tenant request the early termination of this Lease prior to the expiration of the Initial Term and/or a Renewal Period(s) tenant
shall pay an early termination penalty equivalent to four (4) months then current as to the date of the early termination monthly
rent. Should the early termination of this Agreement be on account of Tenant’s actions and/or omissions and/or default of
this Lease, then the penalties and remedies afforded to Landlord will be those detailed is Section 15 of this Lease.

 

    	 

    	-3-

    

 

3.
RENT

 

3.1(A)
During the first three (3) years of the Lease, commencing on August 1th, 2017, the monthly rent shall be $1,600.00 per month.
Thereafter, commencing on July 31 1th 2020 the monthly rent for the Rent of the Premises shall have a yearly increase of five
percent (5%) over the prior year and there after every subsequent anniversary of the Lease on every first (1st) day
of June (“the Rent”) . Rent for the Renewal Period, if exercised by Tenant, shall be negotiated at such time between Landlord
and Tenant. Throughout the Initial Term and/or the Renewal Period, Tenant covenants and agrees to pay the Landlord monthly rent,
payable in advance on the first day of each calendar month.

 

3.1(B)
The payment of Rent shall NOT include Tenant’s consumption of electricity, water, sewer, telephone services, internet
services, “wifi”, lamps and tubs, common area cleaning and maintenance and pest control.

 

3.2Provided
the Landlord shall not be in default of its obligations or covenants under the Lease which may impair Tenant’s use and operation
of the Premises, all payments of rent hereunder shall be made in advance and upon written demand by Landlord, without deduction,
abatement or set-off, by check, ACH, wire transfer or any other method of payment acceptable by Landlord and payable to Landlord
or to such other manner as may be designated by written notice from Landlord to Tenant, and if applied, shall be mailed to Landlord
at the address specified in the Notice section of this Lease or to such other place as may be designated by written notice from
Landlord to Tenant.

 

3.3No
payment by Tenant or receipt by Landlord of a lesser amount than the monthly rent and/or other charges herein stipulated shall
be deemed to be other than on account of the earliest stipulated rent, and/or other charges unpaid nor shall any endorsement or
statement on any check or letter accompanying any check or payment as rent and/or other charges be deemed and accord and satisfaction,
and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such rent
and/or other charges or pursue any other remedy; in this Lease or by law provided.

 

    	 

    	-4-

    

 

3.
4 Past Due Rents.

 

(A)
If Tenant shall fail to pay any rents, additional rents or other charges after the same become due and payable, such unpaid
amounts shall bear interest from the due date thereof to the date of payment at a eight percent (8%) annual interest
rate.

 

(B)In
addition thereto, if Tenant shall fail to pay any rents, additional rents, or other charges within ten (10) days after the same
become due and payable, then Tenant shall also pay to Landlord a late payment service charge (covering administrative and overhead
expense) equal to whichever is the greater of (i) One Hundred Dollars ($100.00), or (ii) one half percent (0.5%) of one percent
(1%) of such unpaid sum after the due date of such payment not been received by Landlord. The provisions herein for late payment
service charges shall not be construed to extend the date for payment of any sums required to be paid by Tenant hereunder or to
relieve Tenant of its obligation to pay all such sums at the time or times herein stipulated. Notwithstanding, the imposition
of such service charges pursuant to this subsection (B), Tenant shall be in default under this Lease of any or all payments required
to be made by Tenant are not made at the time herein stipulated, and neither the demand for, nor collection, by, Landlord of such
late payment service charges shall be construed as a cure of such default on the part of the Tenant.

 

3.5
Additional Rent: All other payments to be made by Tenant hereunder shall be deemed for the purpose of the enforcement of
this Contract and/or securing the collection thereof, to be Additional Rent hereunder, whether or not the same be designated as
such, and shall be due and payable on demand or together with the corresponding installment, whichever occurs first. Landlord,
at its election, shall have the right, (but not the obligation) to pay for or perform any act which requires the expenditure of
any sums of money by reason of the failure or neglect of Tenant to perform any of the provision of this Lease within the grace
period provided, if any, applicable thereto, and in the event Landlord shall at is election pay such sums or perform such acts
requiring the expenditure of monies, Tenant agrees to reimburse and pay Landlord, upon demand, all such sums, which shall be deemed
for the purpose of securing the collection thereof to be additional rent hereunder.

 

    	 

    	-5-

    

 

4.       USE
OF PREMISES

 

4.1
The Premises are to be used solely for Medical Cannabis Dispensatory duly licensed by the Department of Health of the Commonwealth
of Puerto Rico. Tenant agrees to use, occupy and operate, in a first class manner, under Tenant’s trade name, continuously
and uninterruptedly, all of the Premises only for the uses permitted under this Agreement. Tenant shall provide Landlord from
time to time evidence that it complies with all the legal requisits in order to operate its business. In no event shall any part
of the Premises be used for residential purposes, eating or drinking retail establishment or live entertainment with the exception
of the lounge area designated for the benefit of Tenants and other tenants employees. Tenant shall not permit knowingly any unlawful
business to be conducted upon the Premises. The permitted use of the Premises shall not be changed without the Landlord’s
prior written consent in Landlord’s sole discretion.

 

5.       UTILITIES
AND PRE-COMMENCEMENT OBLIGATIONS

 

5.1
The Landlord agrees to provide all necessary, normal and customary installations for utility services required by use in an
office space similar to the Premises. Tenant shall pay for any connection charges, hook-up and tap fees for utilities,
including but not limited to electricity, water, sewage, cable, computer, telephone and/or video or voice conference systems,
alarm system, access control system, internet, “wifi” and or any other utilities (the Tenant’s Utilities),
and shall keep in good condition and repair all plumbing and utility lines servicing the Premises. Except as otherwise
provided in this Section, Landlord shall not be responsible for providing any meters or other devices for the measurement of
utilities supplied to the Premises. Landlord shall deliver the Premises in broom clean, reasonable, commercial condition at
the commencement of the Lease.

 

5.2
Tenant shall make application for and arrange for all utility services not detailed in Section 3.1 (B) to the Premises, and
shall be solely responsible for their initial deposit, and as and when the same become due and payable pay prior to
delinquency, all charges for said utilities, and any other utility used or consumed in the Premises, as well as their
installation, maintenance and service charges and other costs and expenses directly related to Tenant’s use
of such utilities. All of Tenants Utilities serving the Premises shall be separately metered in Tenant’s name. Landlord
shall not be liable in the event of any interruption in the supply of any of Tenant’s Utilities to the
Premises.

 

    	 

    	-6-

    

 

5.3
Tenant agrees that it will not install any equipment which will exceed the capacity of the utility lines leading into the Premises,
or the Property where the Premises are located and that if any equipment so installed shall require additional utility facilities
to be brought into the Premises and/or the Property the same shall be installed at Tenant’s expense in accordance with plans
and specifications to be approved in writing by Landlord. Interruption or impairment of any such utility or related service caused
by or necessitated by repairs, improvements, or by any cause shall not give rise to an abatement or a right or cause of action
by Tenant against Landlord in damages or otherwise. Landlord may (but shall not be obligated to) pay for such utilities and treat
such amount (together with the interest accruing thereto) as additional rent if Tenant does not pay, within ten (10) days all
charges due and payable; furthermore, Landlord shall not be liable in the event of any interruption in the supply of any such
utilities of the Premises.

 

6.
ALTERATIONS

 

6.1
During the term of this Lease the Tenant shall have the right at any time, and from time to time, with Landlord’s prior
written consent, which consent shall not be unreasonably denied or withheld, to make non-structural changes or alterations to
the Premises, provided that any such non-structural change or alteration shall be made by Tenant at Tenant’s sole cost and
expense. It is further agreed, that Tenant at its sole expense, shall prepare and provide the Landlord with adequate blueprints
containing specifications for any such Improvements of the Premises for review and approval, and shall bear the cost of reasonable
fees of a architectural or engineer retained by Landlord, who will analyze and advise Landlord. Tenant shall also bear the cost
of the supervision and inspection of said interior construction. Tenant shall require all contractors performing work at the Premises
on Tenant’s behalf to carry general accident and public liability insurance covering such activities with coverage limit
at least equal to those of Tenant hereunder and workmen’s compensation insurance in statutorily required amounts. Both Landlord
and Tenant shall be named as an additional insured on such general liability policies. All changes and alterations shall be made
in accordance with applicable building codes and ordinances and pursuant to all required building permits or other governmental
approvals.

 

    	 

    	-7-

    

 

6.2
All fixtures, furnishing and equipment placed on the Premises at Tenant’s expense
shall be and remain the Tenant’s personal property, and, except as provided in the following sentence, all such fixtures,
furnishing and equipment may be removed by Tenant, at its expense, at any time prior to the expiration of this Lease. At Landlord’s
option, all permanently affixed modifications, alterations, or additions, including but not limited to plumbing, heating, ventilation,
conditioning and attached electrical fixtures and equipment in the Premises shall be and remain the property of the Landlord.
Any damage to the Premises in the course of removal of any such fixtures, furnishing and equipment shall be repaired by Tenant
at Tenant’s own cost and expense.

 

6.3
Except as provided in this clause, no improvements now or hereafter erected upon the Premises or any part thereof, shall be
demolished, altered, added to or changed without the prior written consent of Landlord.

 

6.4
In any alteration of any nature whatsoever, Landlord may impose upon Tenant, conditions for the restoration of the Premises
upon future removal of the alteration or change so that the Tenant in the last instance is responsible for leaving the
Premises in tenantable condition.

 

    	 

    	-8-

    

 

 7.
MAINTENANCE AND COMMON AREA CHARGES

 

7.1
Common Areas Defined: For the purpose of this Section and wherever else used
in this Lease, the term “Common Areas” (as initially constructed or as the same may at any time thereafter be enlarged
or reduced) shall mean all areas, space, facilities, equipment, signs and special services
from time to time made available by Landlord for the common and joint use and benefit of Landlord, Tenant and other
tenants and occupants of the Properties and duly detailed in Exhibit as Common Areas, and their respective employees, agents,
subtenants, concessionaires, licensees, customers and invitees, which may include (but shall not be deemed a representation as
to their availability. Furthermore, Landlord hereby expressly reserves the right, from time to time, to construct, maintain and
operate lighting and other facilities and equipment on all of said Common Areas; to change the area, location and arrangement
of the areas forming a part of said Common Areas; and their employees, agents, subtenants, concessionaires and licensees; to enforce
parking charges (by operation of meters or otherwise), but in such event the net proceeds from such charges, after deducting the
cost of enforcing the same be applied in reduction of the cost of maintaining the Common Areas; to close temporarily all or any
portion of the Common Areas for the purpose of making repairs or changes thereto and to establish, modify and enforce reasonable
rules and regulations with respect to the Common Areas and the use to be made thereof. Landlord shall operate, manage, equip,
light and maintain the common Areas in such manner as Landlord, in its reasonable discretion, may from time to time determine,
and Landlord shall have the right and exclusive authority to employ and discharge all personnel with respect thereto. Tenant is
hereby given a license (in common with all others to whom Landlord has or may hereafter grant rights) to use, during the term,
the Common Areas as they may now or at any time during the Term exist, provided, however, that if the size, location or arrangement
of such Common Areas or the type of diminished, Landlord shall not be subject to any liability therefor, nor shall be Tenant be
entitled to any compensation or diminution or abatement of rent therefor, nor shall such change or diminution of such areas be
deemed a constructive or actual eviction. Tenant hereby acknowledges, consents and agrees that any and/or all services, facilities
and access by the public to the Demised Premises may be suspended in whole
or in part on legal holidays, on such other days as may be declared by local, Commonwealth or Federal Authorities as days of observance,
and/or during any periods of actual or threatened civil commotion, insurrection or other circumstances beyond Landlord’s
control when Landlord, in Landlord’s reasonable judgment, shall deem the suspension of such services, facilities, and access
necessary for the protection and/or preservation of persons and/or property.

 

    	 

    	-9-

    

 

8.
REAL ESTATE TAXES

 

8.1
Landlord shall pay all Real Estate taxes imposed and/or assumed by the “Centro de Recaudacion de Ingresos Municipales (CRIM)
over the Real Property.

 

9.
LIENS

 

9.1
At all times Tenant shall keep the Premises free and clear of mechanics, material men’s and other items, and all
charges claims, liens and encumbrance caused by Tenant or anyone claiming through or under Tenant, with the exception of
machinery, equipment, inventory of other personal property belonging to Tenant. Upon reasonable notice to Tenant, Tenant
shall permit Landlord and its agents to enter into and upon the Premises at all reasonable times for the purpose of placing
upon the Premises notices of non-responsibility for the mechanics, material men, and/or contractors provided such entrance
not interfere with Tenant’s operations.

 

9.2
If any such mechanics or other lien shall at any time be filed against the Premises, Tenant shall either cause the same to be
discharged of record within thirty (30) days after the date of filing of the same or, if Tenant shall desire to contest any
such lien, Tenant shall furnish to Landlord a security deposit in the amount of the claim, plus costs and interest, or shall
procure a bond of a reputable bonding company in such amount. The judgment of any court of competent jurisdiction determining
the validity and/or amount of any such lien shall be conclusive of such fact as between Landlord and Tenant.

 

9.3
Landlord hereby represents and warrants that there are no outstanding or unsatisfied liens with respect to the Property, the
Premises or any improvements thereon.

 

    	 

    	-10-

    

 

10.
INSURANCE COVERAGE

 

10.1
Tenant shall not violate or permit the violation of, any insurance requirements, and shall not do (or permit to be done), or
knowingly keep (or permit to be kept), anything in the Premises that could: (i) increase the fire or other casualty or
property insurance rate on the Premises or the Property therein over the rate that would otherwise then be in effect; or (ii)
result in insurance companies of good standing refusing to insure the Premises or any of such Property in amounts reasonably
satisfactory to Landlord. If, by reason of a failure of Tenant to comply with the provisions of this Article 10, the rate of
fire or other casualty or property insurance on the Premises, Property or equipment or other property of Landlord shall be
higher than it otherwise would be, Tenant shall reimburse Landlord on demand, for that part of the premiums for such
insurance paid by Landlord because of such failure on the part of Tenant. A schedule or make up of rates for the Property or
the Premises, as the case may be, issued by a Commonwealth Insurance Rating Organization or other similar body making rates
for fire or other casualty or property insurance for the Property or the Premises shall be conclusive evidence of the facts
therein stated and of the several items and charges in the insurance rate then applicable to the Property or the
Premises.

 

10.2
Tenant agrees that, at all times during the Lease Term (as well as prior and subsequent thereto if Tenant or any of
Tenant’s Agents should then use and occupy any portion of the Premises), it will keep in full force and effect, with an
insurance company licensed to do business in the Commonwealth of Puerto Rico rated Best A+ or better, and reasonably
acceptable to Landlord, at Tenant’s Expenses;

 

	 	i)	Without deductible, comprehensive (or commercial)
    general liability insurance, including coverage for personal injury, bodily injury and death, property damage or destruction
    (including loss of use thereof) and contractual liability as referred to below, in an amount not less than the amount set
    forth in the BLI Rider and in no events less than One Million Dollars ($1,000,000.00), combined single limit per occurrence,

 

    	 

    	-11-

    

 

	 	ii)	All
    risks coverage, (including but not limited to glass breakage, sprinkler leakage and collapse) upon the execution of this Lease
    Agreement (whether or not in the course of construction) and Tenant’s property for one hundred percent (100%) of replacement
    cost including a stipulated (agreed) valuation endorsement;

 

	 	iii)	Business
    interruption or extra expense coverage, with a minimum of twelve (12) month indeminity period, on an “all risk”
    basis, in an amount sufficient to meet at least an eighty percent (80%) coinsurance requirement, reimbursing Tenant for direct
    and indirect loss of earnings and including coverage for Rent payable under this Lease;
	 	 	 
	 	iv)	If
    not included in the above mentioned policies, Blanket Broad Form Boiler and Machinery Insurance (including business interruption
    coverage) on all items commonly covered by such insurance and installed by Tenant in amounts reasonably set by Landlord and
    in no event less than One Million Dollars ($1,000,000.00);
	 	 	 
	 	v)	Workers
    Compensation Insurance and State Disability Benefits Insurance, as required by law; and
	 	 	 
	 	vi)	Such
    other insurance in such amounts as Landlord may reasonably require from time to time. Tenant shall have the right to insure
    and maintain the insurance coverage set forth in this Article under blanket or umbrella insurance policies covering other
    premises occupied by Tenant so long as such blanket or umbrella policies comply as to terms and amounts with the insurance
    provisions set forth in this Lease without the possibility of reduction or coinsurance by reason of, or damage to, any other
    premises named therein. If the insurance required by this Article shall be effected by any such blanket or umbrella certificates
    thereof, Tenant shall furnish to Landlord certified copies or duplicate originals of such policies or executed certificates
    thereof, with schedules thereto attached showing the insurance afforded by such policies applicable to the Premises.

 

    	 

    	-12-

    

 

10.3
During the process of any remodeling and/or change in the Premises, Tenant shall require all contractors to provide Workers
Compensation Insurance and State Disability Benefits Insurance including the coverage mentioned in (a) above, and completed
operations coverage which is to be kept in effect for two (2) years after the completion of the work. Contractor’s
policies shall comply with all applicable sections hereof.

 

10.4 Notwithstanding the fact that any liability of Tenant to Landlord may be covered by Tenant’s insurance, Tenant’s
liability shall in no way be limited by the amount of the insurance recovery.

 

10.5
Upon failure to procure, maintain and place such insurance and pay all premiums and charges therefor, Landlord may (but
shall not be obligated to) do so and in such event Tenant shall pay the amount thereof to Landlord within thirty (30)
business days after demand. All policies of insurance procured by Tenant shall contain endorsements providing that Tenant
shall be solely responsible for the payment of premium therefor notwithstanding that Landlord is named as an additional
insured as respects the general liability policy and loss payee as respects that all risks policy as our interest may appear.
Duly executed certificates of insurance (including evidence of the waivers of subrogation required pursuant to this Article)
or, if required by Landlord or a Lessor or Mortgagee of Landlord, original policies, together with reasonably satisfactory
evidence of payment of the premiums therefor, shall be delivered to Landlord on or before the Commencement Date. Any
endorsements to any such policies shall also be deposited upon issuance thereof and each renewal or replacement of a policy
shall be deposited at least twenty (20) days prior to the expiration of such policy. Tenant shall not carry any separate or
additional insurance concurrent in form or contributing in the event of any loss or damage with any insurance required to be
maintained by Tenant under this Lease. Further, all policies of insurance procured by Tenant shall be written as primary
policies not contributing with nor in excess of coverage that Landlord may carry.

 

    	 

    	-13-

    

 

11.
FIRE INSURANCE AND CASUALTY INSURANCE

 

11.1
Landlord shall obtain and maintain insurance against loss or damage by fire and other hazards within the meaning of “extended
coverage”, (“Commercial Package Policy”), such as but not limited to, fire and lightning, vandalism and malicious
mischief, hurricane, earthquake and flood, with respect to the Premises in an amount that will provide for payment of one hundred
percent (100%) of replacement cost, containing “inflation guard” endorsement and provision for compliance with requisites
of law in existence at the time of reconstruction which shall increase the reconstruction cost of the building and debris removal,
of the building and other improvements now or hereafter constructed upon the Premises.

 

12
.. INSURANCE REQUIREMENTS

 

[INTENTIONALLY
OMITTED]

 

13.       FIRE
AND CASUALTY DAMAGE

 

13.1
 If the building or other improvements on, comprising or encompassing the Premises should be damaged or destroyed by
fire or other casualty, including but not limited to, fire and lightning, vandalism and malicious mischief, hurricane,
earthquake and flood, Tenant shall give immediate written notice thereof to Landlord, and Landlord shall be required to
repair, rebuild or restore the Premises. If such rebuilding or repairs cannot be reasonable completed by Landlord within one
hundred and eighty (180) days from Tenant’s notice of such damage or destruction of the Premises, Tenant shall have the
right to terminate this Lease without any further liability to Landlord.

 

13.2
 Notwithstanding the above, Landlord shall not be required to repair, rebuild or restore the Premises if the damage or
destruction of the Premises occurs during the last year of the Lease Term then in force and may, at its sole and unrestricted
discretion terminate the contractual relationship.

 

    	 

    	-14-

    

 

14.       CONDEMNATION

 

14.1
In the event that all or a portion of the Premises and/or the Property are taken by condemnation or like proceeding or in the
event that such is imminent and in the Tenant’s reasonable judgment the remainder of the Premises shall not be suitable
for the Tenant to continue its business therein, the Tenant, at the Tenant’s option, may terminate this Lease as of the
day possession shall be taken by such authority, and Tenant shall pay rent up to that date, with an appropriate refund by Landlord
of such rent as shall have been paid in advance for a period subsequent to said date. Landlord shall be entitled to the entire
condemnation award payable with respect to the Premises except that Tenant will be entitled to receive from the condemnation award
the value of any unamortized improvement (depreciated over a 10 year basis) made by the Tenant to the Premises in accordance with
the terms hereof. To the extent that such claims are recognized by the condemnation authority, and provided that any such awards
do not diminish the award payable to the Landlord with respect to the Premises and/or the Property, Tenant, will be entitled to
make a separate application to reimburse Tenant, but not against the Landlord, for the value of the Tenant’s unexpired Lease
Term and the Tenant’s costs of moving to substitute Premises. Landlord shall not be liable to Tenant and/or Tenant’s
creditors, licensees, concessionaires, officers, employees, agents, customers and invites for any damages, loss of property or
loss of business which they may suffer as a consequence of Government or public authority expropriation or condemnation of any
and/or all parts of the Premises.

 

14.2
 In the event a portion of the Premises is taken by condemnation or like proceeding and in the Landlord’s
reasonable judgment the remainder of the Premises is suitable for the Tenant to continue its business therein, the Landlord
will restore the remainder of the Premises as promptly as practicable to a satisfactory condition so that the Tenant may
continue its operations as nearly as possible in the same manner as before such taking.

 

14.3
Landlord hereby represents and warrants that, as of the date hereof, there are no condemnation or eminent domain actions or
proceedings pending against the Property, the Premises or any improvements thereon, or, to the best of knowledge of Landlord,
the threat of any such actions or proceedings.

 

    	 

    	-15-

    

 

15.
DEFAULT

 

15.1
In addition to and notwithstanding any other cause or causes of Default which may have been specified within the provisions of
the present Lease Agreement any one or more of the following events, hereinafter referred to as “Event of Default”,
shall be a default hereunder by Tenant and a breach of this Lease:

 

(A)       If
the Tenant shall violate any covenant or agreement providing for the payment of rent and such violation shall continue for ten
(10) business days after written notice to Tenant from Landlord, except that no written notice is required in the case of a second
or subsequent failure of payment of rent during any twelve (12) month period; or if Tenant fails to cure, immediately after notice
from Landlord, any hazardous condition which Tenant has created or suffered in violation of law or this Lease.

 

(B)       If
Tenant shall be adjudicated bankrupt, whether voluntary or involuntary, or make any general assignment for the benefit of creditors
or taken or attempt to rake the benefit of any insolvency or bankruptcy act.

 

(C)       If
a receiver or trustee shall be appointed for a take possession of all or a substantial part of the Tenant’s assets.

 

(D)       The
attachment, execution or other judicial seizure of all or a substantial part of the Tenant’s assets, where such an attachment,
execution or seizure is not discharged or contested by Tenant within thirty (30) days.

 

(E)       If
Tenant shall be in default in fulfilling any of the other covenants and conditions of this Lease and such default shall continue
for twenty (20) days after written notice thereof from Landlord to Tenant, provided, however, such time period shall be extended
if Tenant is proceeding diligently and in good faith and evidence by competent evidence that is in fact proceeding diligently
to cure any such default.

 

(F)       If
Tenant shall, assign, mortgage or encumber the Lease or subject the whole or any part of the Premises without the prior specific
written consent of Landlord in violation of the terms of this Lease.

 

    	 

    	-16-

    

 

(G)       If
Tenant fails to take possession of the Premises when possession is tendered by Landlord.

 

(H)       If
the Premises shall have been abandoned; for the purposes hereof the Premises shall be deemed abandoned if Tenant transfers a substantial
part of Tenant’s operations, business and personnel from the Premises to another location or fails to carry on
its business at the Premises for a period of thirty (30) consecutive business days unless precluded from so doing by reason of
casualty or condemnation.

 

(I)       If
Tenant does, or permits to be done, any act which creates a mechanic’s lien or claim, against the Premises are
a part and Tenant.

 

15.2
Upon the occurrence of an Event of Default, Landlord shall have the option to pursue one or more of the following remedies at
Landlord’s option:

 

(A)
to terminate this Lease, as well as the rights, titles and interest of Tenant hereunder by giving Tenant a written ten (10) day
notice of such intention, and upon the expiration of the time fixed by such notice, the term hereof, as well as the rights, titles
and interest of Tenant hereunder shall wholly cease and expire in the same manner and with the same force and effect Landlord
may terminate this Lease, in which event unaltered until the expiration of the contract term then in force, as if the date fixed
by such notice were the expiration of the term herein originally granted; and Tenant shall immediately surrender the Premises
to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession
or arrearage in rent, reenter and take possession of the Premises and expel or remove Tenant. Tenant covenants that Landlord shall
be entitled to recover from Tenant, and Tenant shall pay to Landlord, as liquidated damages for such default and breach, in addition
to any unpaid rent or additional rent accrued to such date, an amount equal to the rent reserved in this Lease from the date of
such default and breach to the date of expiration of the contract term herein agreed. Nothing herein contained shall limit or
prejudice the right of Landlord to prove and obtain as termination resulting from Landlord inability to relet the Premise, liquidated
damages by reason of any such Event of Default or termination, an amount equal to the maximum amount of any unpaid rent or additional
rent accrued to the expiration date of the Lease Term or any extended Lease Term. Landlord shall use good faith and diligent effort
to relet the Premises and to mitigate potential damages due from Tenant in an event of Default.

 

    	 

    	-17-

    

 

(B)
Landlord may reenter and take possession of the Premises and expel or remove in compliance with requisites of law, Tenant and
after resurrender of the Premises to Landlord, relet the Premises and receive the rent therefrom. Tenant agrees to pay to the
Landlord on demand any deficiency that may arise by reason of such reletting. Landlord shall use good faith and diligent effort
to relet the Premises and to mitigate potential damages due from Tenant, Furthermore, Tenant will be liable to Landlord for, and
shall pay to Landlord, in addition to the liquidation damages above stated, all of Landlord’s expenses reasonably incurred
in connection with reletting, including without limitation, all repossession costs, brokerage and leasing commissions, legal expenses,
attorney’s fees, employee expenses, alteration costs and expenses of preparation for such reletting.

 

16.
COVENANT OF QUIET ENJOYMENT

 

16.1
 Landlord warrants that it has full right, authority, and power to execute and perform this Lease and to grant the
estate demised herein. Further, the Landlord covenants and warrants that the Tenant will have quiet and peaceable possession
and enjoyment of the Premises to the full term of this Lease without hindrance or molestation by Landlord or any third party,
including without limitation parties claiming by, through or under Landlord, provided the Tenant is not in default in the
performance of any of the covenants and terms of this Lease.

 

16.2
If Landlord is unable to give Tenant possession of the Premises as herein provided by reason of any cause beyond the control
of the Landlord, the Landlord shall not be liable for damages to the Tenant therefore. During the period that the Landlord is
unable to give possession, all rights and remedies of both parties hereunder shall be suspended. If Landlord is unable for
any reason to give possession of the Premises within one hundred and twenty (120) days of Tenant’s demand therefore
following the date provided herein for the Tenant’s occupancy, Tenant, at its sole option, may terminate this Lease by
written notice, certified receipt requested, to Landlord and receive a return of all sums paid to Landlord.

 

    	 

    	-18-

    

 

17.       SURRENDER
OF POSSESSION

 

17.1
Upon the expiration or earlier termination of this Lease, Tenant shall peaceably leave and surrender the Premises to Landlord.
Except for ordinary wear and tear and customary depreciation, Tenant shall return the Premises in the same condition in which
they were originally received at the Commencement Date, except as improved, repaired, rebuilt, restored, altered or added to as
authorized in or required by any provision of this Lease and further except as above provided in the sections herein titled “Fire
and Casualty Damage’’ and “Condemnation”, without any reimbursement
or additional payment to Tenant. Tenant shall repair any damage to the Premises caused by the removal of Tenant’s personal
property at any time before or at the expiration of this Lease. In the event Landlord has, at the time of approval, required removal
of any structural alteration or changes to the Premises as a condition to its approval for such alterations or changes, Tenant
shall remove such alterations or changes and restore the Premises to their original condition with respect to such alterations
or changes, normal wear and tear excepted and further except as above provided in the sections herein titled “Fire and Casualty
Damage” and Condemnation. Landlord shall have the option to request the retention of said structural work upon expiration
or earlier termination of this Lease, without any further consideration or additional pay to Tenant.

 

18.       LANDLORD’S
RIGHT OF ENTRY

 

18.1
Upon reasonable prior written notice to Tenant, Landlord and its authorized agents shall have the right to enter the Premises
during normal working hours, and all parking areas, walkways, access ways and other common areas of the Property, for the purpose
of inspecting the general conditions and state of repair of the Property and the Premises or the making of repairs required of
Landlord herein, and take onto the Premises all material that may be required therefor, without the same constituting an eviction
(actual or constructive) of Tenant in whole or in part; provided Landlord shall use all reasonable efforts not to interfere with
Tenant’s operation. Landlord and its authorized shall not take photographs inside the Premises.

 

    	 

    	-19-

    

 

18.2
Tenant shall permit Landlord during the Twelve (12) months prior to the termination of the Initial Term or any Renewal Period
or extension thereof to place upon the Premises the usual “For Rent” or “To Let” notices and provide access
to the Premises to prospective Tenants, provided Landlord shall use all reasonable efforts not to interfere with Tenant’s
operation. This right shall terminate upon Tenants notification to exercise its right to renewal, as herein provided.

 

19.       HOLDING
OVER

 

19.1
Unless otherwise agreed in writing, should Tenant, or any of its successors in interest, hold over the Premises or any part thereof
at the expiration or early termination of the Lease, such holding over shall constitute and be construed as tenancy from month
to month only, at a rental equal to Two Hundred percent (200%) of the rent payable, in addition to any additional rent and charges
that may apply, during the last month of the immediate preceding Lease term, subject to all other conditions, provisions and obligations
of this Lease insofar as the same are applicable to a month-to-month tenancy and Tenant shall indemnify Landlord against loss
or liability resulting from Tenant’s delay in so surrendering the Premises, including without limitation any claims made
by any succeeding Tenant founded on such delay. Tenant shall not interpose any counterclaim or counterclaims in an unlawful detailed
proceeding or other action based on holdover. Inclusion of this section shall not be construed as Landlord’s consent for
Tenant to hold over nor shall there be an extension of this Lease by operation of Law.

 

20.       SECURITY
DEPOSIT

 

20.1
Upon execution of this Lease, Tenant shall delivered to Landlord a check for the sum equal to $1,600.00
equal to one monthly rental, which sum Landlord may retain in its possession up to thirty (30) working days after Tenant
has completely vacated the Premises and Landlord has had an opportunity to inspect same and assure itself that the Premises have
been delivered fully and faithfully in strict accordance with the terms and conditions of this Lease Contract. No interest whatsoever
shall accrue on this and subsequent deposits delivered by Tenant to Landlord.

 

    	 

    	-20-

    

 

20.2
If Tenant shall default in performing any of the terms and conditions of this Lease Contract, Landlord may, apply, use, or
retain all or any part of the security deposit for the payment of any basic rental, to other charges in default or for any
other expenditures required to be made because of Tenant’s default. In the event that the Landlord shall so apply, use,
or retain all or any part of said deposit, Tenant shall, on demand, immediately deposit with Landlord an amount in cash equal
to the amount so applied, used or retained. On Tenant’s default in paying Landlord any amount required to restore the
security deposit after any application thereof, Landlord shall have the same remedies as for default in payment of
rent.

 

20.3
Tenant commits itself to remit to Landlord in the future additional amount (s) so that Landlord has at all times in its
possession the equivalent of $1,600.00 or the amount equal to one monthly rental of the then prevailing rent, as security
deposit, said additional sum (s) to be remitted subsequently and within the first thirty (30) days of each lease year and
computed on the basis of the rentals which shall apply for said lease year which is commencing forthwith.

 

21.
NOTICES AND DEMAND

 

21.1
All notices required or permitted herein shall be in writing and shall be sent by certified or registered mail, return receipt
requested or any other delivery service providing a delivery receipt. The first (1st) day following receipt of such notice shall
be the start date for all time periods stated herein. The giving of notice of termination as provided for herein shall terminate
this Lease with the same force and effect as though that date were the date originally specified herein for the expiration of
this Lease, unless otherwise provided herein. All notices shall be addressed to Landlord or Tenant, respectively, at the following
addresses, or to such other address as the parties may designate in writing from time to time:

 

    	 

    	-21-

    

 

LANDLORD

OLYMPIC
PROPERTIES, INC.

PMB
370-1353

Carretera
19

Guaynabo,
Puerto Rico 00966-2700

 

E-mail:
adelita@olympic-agency.com

 

TENANT

PROJECT
1493, LLC

1515
Granada Street

Torrimar

Guaynabo,
Puerto Rico 00966

 

E-Mail:
____________________________________

 

 

22.       RECORDING
OF LEASE

 

22.1
This Lease shall not be recordable in the Registry of Property, except if Landlord so requires it or with Landlord’s prior
consent and approval given at its sole and absolute discretion.

 

23.       SALE,
TRANSFER OR CONVEYANCE

 

23.1
Landlord covenants and agrees to make the purchaser in any sale of the Property were the Premises are located expressly aware
of this Lease and agrees that any sale, transfer or conveyance of the Premises shall be made subject to purchaser’s
acceptance and assumption of the leasehold estate created herein. It shall be deemed and construed without further agreement between
the parties to this Lease and the purchaser at any such sale, or the transferee or conveyee, as the case may be, that such purchaser,
transferee, or conveyee has assumed and agreed to carry out all of the Landlord’s covenants and obligations under this Lease.
Nothing in this section shall be construed to affect the Tenant’s rights hereunder provided Tenant performs and observes
the covenants and terms of this Lease and Landlord shall be completely released of all further obligations under this Lease accruing
from and after the date of such sale. Nevertheless, Tenant shall subordinate its leasehold right to present and future mortgage
creditors.

 

    	 

    	-22-

    

 

24.       COMPLIANCE
WITH LAW

 

24.1
Tenant shall comply with all laws, rules, orders, ordinances and regulations of the Federal Government and the city in which
the Premises are located and the Commonwealth of Puerto Rico, if such are peculiar to the Tenant’s specific occupancy
of the Premises or Tenant’s specific business conducted thereon, provided that the Tenant shall not be obligated or
required to modify or otherwise improve the Premises in compliance with this section except as required in connection with
any improvements to the Premises made by Tenant. Tenant shall comply with all laws, rules orders, ordinances and regulations
of the Federal Government and the city in which the Premises are located and the Commonwealth of Puerto Rico if such apply to
the Premises or require modification or improvements thereof.

 

24.2
Tenant shall obtain all governmental licenses, zoning, occupancy and related certificates, and permits necessary for
Tenant’s intended use and leasehold improvements. In the event that the Tenant cannot obtain such licenses,
certificates and permits, proceeding diligently and in good faith, at its option, Tenant may terminate this Lease by giving
written notice to the Landlord, provided such notice is given within ninety (90) days from the Commencement Date, except that
such period shall be extended if Tenant is proceeding diligently and in good faith to obtain such governmental
approval.

 

25.       PROHIBITION
AGAINST BUSINESS

 

25.1
Tenant, at its option, may terminate the Lease at any time prior to the expiration of the Lease term if there shall be enacted
a provision of any governmental body or agency that shall prohibit or purport to prohibit the ownership or operation of the Tenant’s
business by Tenant or on the Premises. Tenant may exercise such option by giving one hundred twenty (120) days written notice
to Landlord of Tenant’s intention to terminate this Lease and the reason therefore. All rent and other expenses required
hereunder shall be apportioned and paid to the date of the termination. Notwithstanding the above, Tenant shall remain liable
for the rents corresponding to one year or until Premises are relet, whichever occurs first.

 

    	 

    	-23-

    

 

2
6.INDEMNIFICATION

 

26.1
Each party (an “Indemnifying Party”) shall indemnify, defend and hold harmless the other party (an
“Indemnified Party”) against and in respect of any and all losses, claims, liabilities, of any nature whatsoever
(hereinafter, “Claims”), that the Indemnified Party shall incur or suffer, and which arise, result from or relate
to any breach of, or failure by the Indemnifying Party to perform, any of its representations, warranties, covenants or
agreements contained in this Lease.

 

26.2 Tenant shall defend, pay, indemnify and save and hold harmless the Landlord and Landlord’s agents and employees from
all injury, loss, claim or damage, cost, liability and/or expense (including reasonable attorney’s fees and expenses)
in respect to any injury, or death of, any person and/or damage to, or loss or destruction of any property, including
property of Landlord, while on the Premises, arising from, related to, or connected with this Lease or the conduct and
operation of Tenant’s business in the Premises, and any other damage or loss arising out of, or resulting from, injury
to the feelings or reputation of a person including trauma and mental anguish from any cause including as a result of false
eviction, false arrest, malicious prosecution, libel, slander, defamation of character, invasion of privacy or wrongful entry
by whomsoever and howsoever caused. Landlord shall be and remain solely liable, however, for its own negligent acts or
omissions and its willful misconduct and that of its agents, employees and servants, from all Claims arising out of any
injury to person or damage to property, resulting from any default by Tenant under this Lease or from the negligence or
willful misconduct of Tenant or any agent or employee of Tenant.

 

26.3
Landlord shall defend, indemnify and hold Tenant harmless from all Claims arising out of an injury to person or damage to
property resulting from any default by Landlord under this Lease or from the negligence or willful misconduct of Landlord or
any agent or employee of Landlord (including without limitation contractors, subcontractors or other parties employed in
connection with the construction, maintenance or operation of the Premises or the Building), and including, without
limitation, from and against any and all liability, loss, damage, claim, cost, or expense (including reasonable
attorneys’ fees and mechanic’s liens) which may have resulted or may result in connection with any entry upon or
inspection of the Premises by Landlord, its employees, agents, assigns, or contractors.

 

    	 

    	-24-

    

 

26.4
The Indemnified Party shall promptly notify the Indemnifying Party of the existence of any Claim to which the Indemnifying
Party’s indemnification obligations would apply; provided, that the failure to give such notice (other than notice of
the commencement of a legal proceeding) shall not adversely affect any right of indemnification under this
Agreement.

 

26.5
In the case of Claims asserted against an Indemnified Party by third-parties, the Indemnifying Party shall be entitled to
control the defense of any such legal proceedings, through legal counsel reasonably satisfactory to the Indemnified Party, at
the sole expense of the Indemnifying Party, and the Indemnified Party shall cooperate with the Indemnifying Party in the
defense of such Claim and shall have the right, but not the obligation, to participate in the defense at its own expense. If
the Indemnifying Party elects not to direct such defense, the Indemnified Party will have the right, at its own discretion,
to direct such defense at the Indemnifying Party’s sole expense. The Indemnifying Party shall have the right to
compromise or settle, with the Indemnified Party’s prior written approval, any third-party Claim or litigation with
respect to which the Indemnifying Party is required to indemnify the Indemnified Party. If the Indemnified Party refuses to
approve any compromise or settlement recommended by the Indemnifying Party which would have concluded such Claim or
litigation but for the Indemnified Party’s failure to give approval, the Indemnifying Party’s liability to the
Indemnified Party hereunder with respect to any such Claim or litigation shall not exceed the amount which the Indemnifying
Party would have paid pursuant to such proposed compromise or settlement.

 

26.6
The Indemnifying Party shall pay the full amount of any Claims for which it is liable pursuant to its indemnification
obligations under this Agreement as follows:

 

	 	a.	 with
    respect to any Claim made by the Indemnified Party (not involving any third party claim), such payment shall be made directly
    to the Indemnified Party not later than thirty (30) calendar days from the date on which the Indemnified Party shall have
    given notice to the Indemnifying Party of the claim for such indemnification; and

 

    	 

    	-25-

    

 

	 	b.	 with
    respect to any indemnification obligation arising with respect to a third party claim, such payment shall be made, at the
    option of the Indemnified Party, to the Indemnified Party or directly to the third-party with the right to receive any payment
    with respect thereto (with evidence of such payment provided to the Indemnified Party), within ten (10) calendar days from
    the date in which such third party claim shall have been finalized or resolved (whether by the entry of a final judgment or
    order, by settlement, adjustment, or compromise); provided, however, that if such payment is not timely made by the Indemnifying
    Party, the Indemnified Party shall have the right, but not the obligation, to advance such payment and thereupon to become
    subrogated in and to all the rights of the third- party receiving such payment, and the Indemnifying Party shall reimburse,
    upon demand, any amounts so advanced by the Indemnified Party (plus interest thereon at an annual rate equal to the maximum
    rate prevailing or allowed by any applicable law or regulation at the time for the payment of judgments entered into in the
    Commonwealth).

 

27.       HAZARDOUS
MATERIAL

 

27.1
Tenant commits itself to comply with all present and future Federal, Commonwealth of Puerto Rico and Municipality of San
Juan environmental statutes, ordinances, regulations and rules relating to the operation and conduct of Tenant’s
business at the Premises.

 

27.2
In the event that the Premises are contaminated by Hazardous material released by Tenant, its officers, employees, or agents
(hereinafter called “Tenant’s Release”), Tenant shall indemnify, defend and hold Landlord Harmless from any
and all claims, judgments, damages, penalties, fines, costs, liabilities, or losses (including without limitation,
attorneys’ fees, consultant fees and expert fees) which shall arise during or after the term of this Lease as a result
of such contamination. Without limiting the generality of the foregoing, the indemnification provided by this section shall
specifically cover costs incurred in connection with any clean-up, remedial, removal or restoration work required by any
federal, state or local government agency or political subdivision because of the presence of Hazardous Material in the soil
or groundwater on or under the Premises resulting from Tenant’s Release. The foregoing indemnity shall survive the
expiration or earlier termination of this Lease. Furthermore, at the expiration or earlier termination of this Lease, Tenant
shall provide Landlord an environmental study of the hazardous condition of the Premises if requested by Landlord.

 

    	 

    	-26-

    

 

27.3       Landlord
represents and warrants that, to the best of Landlord’s knowledge, after inquiry, that any handling, transportation, storage,
treatment or usage of Hazardous Material that has occurred on the Premises to date has been in compliance with all applicable
federal, state and local laws, regulations and ordinances, and that Landlord has been the sole owner and Landlord tenants have
been the sole occupants of the Property from the date of its acquisition by Landlord.

 

Landlord
further represents and warrants that no leak, spill, releases, discharge, emission or disposal of any Hazardous Material has occurred
on the Premises to date and that the soil or groundwater on or under the Premises is free of Hazardous Material as of the Commencement
Date of this Lease, unless expressly disclosed by Landlord to Tenant in writing and attached hereto as an exhibit in this Lease.

 

27.4       Landlord
hereby agrees to indemnify, defend and hold Tenant harmless from all claims, judgments, damages, penalties, fines, costs, liabilities
or losses (including, without limitation, attorneys’ fees, consultant fees, and expert fees) which arise from or in connection
with the presence or suspected presence of Hazardous Material in the soil or groundwater on or under the Premises unless such
Hazardous Material is present in the soil or groundwater on or under the Premises as a result in whole or in part of the Tenant’s
Release. Without limiting the generality of the foregoing, the indemnification provided by this section shall specifically cover
costs 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 government agency or political subdivision because of the presence or suspected presence
of Hazardous Material in the soil or groundwater on or under the Premises. The foregoing indemnity shall survive the expiration
or earlier termination of this Lease.

 

    	 

    	-27-

    

 

27.5
“Hazardous Materials” as used herein shall mean any pollutant, toxic substance, hazardous water, hazardous material,
hazardous substance, or oil as defined in or pursuant to the Resource Conservation and Recovery Act, as amended, the Comprehensive
Environmental Response, Compensation and Liability Act, as amended, the Federal Clean Water Act, as amended, or any other federal,
state or local environmental law, regulation, ordinance, rule or bylaw, whether existing as of the Commencement Date of this Lease,
previously enforced or subsequently enacted.

 

28.       BUSINESS
TAXES

 

28.1
Tenant shall be responsible for all taxes attributable to Tenant, its personal property and its operation of the Premises, and
for all taxes which may be imposed to Landlord as a result of Tenant’s operation of the Premises.

 

29.       SIGNS
AND FLAGPOLES

 

29.1
Subject to, and in compliance with, Federal laws, the laws of the Commonwealth of Puerto Rico and applicable ARPE’s Rules
and Regulations, Tenant shall have the right at its sole expense, to place its business name in the reception area of the Premises.

 

30.       WAIVER
OF TRIAL BY JURY

 

30.1
Landlord and Tenant hereby agree to and do hereby waive trial by jury in any action, proceeding or counterclaim brought by either
of the parties against the other on any matters whatsoever arising out of or in any way connected with this Lease, the relationship
of Landlord and Tenant.

 

31.       GOVERNING
LAW

 

31.1
The Lease shall be construed and governed by the Laws of the Commonwealth of Puerto Rico. The invalidity or unenforceability of
any provision of this Lease shall not affect or impair any other provision. All negotiations, considerations, representations,
and understandings between the parties are incorporated in the Lease, which may be modified or altered only by agreement in writing
between the parties. The heading of the several articles and section contained herein are for convenience only and do not define,
limit or construe the contents of such articles.

 

    	 

    	-28-

    

 

32. ATTORNEY’S FEES

 

32.1
In the event a suit is filed by either Landlord or Tenant in order to enforce the terms, conditions and covenants of the Lease,
the prevailing party in such litigation shall be entitled to reasonable attorney’s fees and other expenses incurred in connection
therewith at both the trial and appellate levels.

 

33.       ASSIGNMENT
AND SUBLETTING

 

33.1
Tenant may not assign the Lease or any interest therein or mortgage or encumber the Lease, or sublet the whole or any part of
the demised Premises or permit the use in whole or in part of the Premises by any party other than Tenant, or transfer any interest
therein including (without limitation) collateral assignments, concessions, licenses and security agreements without the prior
specific written consent of Landlord in each instance, which consent shall nor be unreasonably denied or withheld. Notwithstanding
the foregoing, Tenant shall have the right to assign this Lease without the consent of Landlord to any and all if its affiliates
and/or any successors in interest.

 

34.       CAPTION
AND PRONOUNS

 

34.1
The captions are inserted only as a matter of convenience and reference and in no way define, limit or describe the scope of the
Lease, or the intent of any provision hereof. The neutral singular pronoun shall be deemed to include the masculine, the feminine,
and the plural.

 

35.       SUCCESSORS
AND ASSIGNS

 

35.1
All the covenants, agreements, terms, conditions and undertakings in this Lease shall extend and inure to and be binding upon
successors in the interest, transferees, heirs, legal representatives, successors and assigns of the Landlord and Tenant. The
term “Landlord” shall mean the person at the time holding record legal or equitable title or interest to the Premises.
Nothing in this section shall be interpreted as permitting an assignment of this Lease or a subletting of the Premises, in whole
or in part, except as permitted in the above section entitled “Assignment and Subletting”.

 

    	 

    	-29-

    

 

36.       BROKERAGE
COMMISSIONS

 

37.1
Landlord and Tenant hereby represent and warrant that neither has engaged or employed any brokers, finders or any other person
or entity in connection with transactions contemplated herein who might be entitled to fees or commissions.

 

37.       SUBORDINATION
OF LEASE TO EXISTING OR FUTURE MORTGAGES

 

37.1
The Lease is entered into by the parties, and the Tenant accepts this Lease, with the understanding that it is subject and
subordinate to a mortgage that is now a lien of the Property of which the Premises are a part, and this Lease shall be
subject and subordinated to lien of any other mortgage or mortgages which at any time hereafter may be or become a lien or
liens on the said land and building.

 

37.2
The Tenant consents and agrees with the Landlord that the Tenant will execute, at any time hereafter, on demand, any
reasonable instruments, releases or other documents that may be required by any present or future mortgage creditor(s) for
the purpose of such mortgage or mortgages provided that such instruments include a non-disturbance clause providing for
Tenant’s continued occupancy of the Premises so long as Tenant is not in default of this Lease beyond any applicable
notice and core period, and that the Tenant’s failure to execute any such instrument, releases or documents shall
constitute a default on its part.

 

38.       INTEREST

 

38.1
     [INTENTIONALLY OMITTED]

 

    	 

    	-30-

    

 

39.
ADDITIONAL RENT

 

39.1
All payments that have to be made by Tenant to Landlord during the Lease term, including (but not limited to) reimbursement of
amounts paid by Landlord in cases of noncompliance by Tenant of its obligations hereunder, amount paid to third parties due to
Tenant’s acts or omissions in violation of this Lease, amount paid for damages or for claims related to environmental problems
caused by Tenant, damages suffered as a result of Tenant’s acts or omissions in violation of this Lease or due to Tenant’s
non-compliance of its contractual obligations hereunder and attorneys fees and costs in case of Landlord’s prevailing in
any judicial actions instituted hereunder, shall be considered as additional rent for all legal purposes thereof.

 

ENTIRE
AGREEMENT

 

15.1
This Lease constitutes the sole and only agreement of the Landlord and Tenant and supersedes any prior understandings or written
or oral agreement between the parties respecting the within subject matter. No amendment, modification, or alteration of the of
the covenants and terms of this Lease shall be binding unless the same are in writing, dated subsequent to the date hereof and
duly executed by the Landlord and Tenant. This Lease may be executed in one or more counterparts, each of which shall be deemed
an original, but all of which together shall constitute one and same Lease.

 

IN
WITNESS WHEREOF, Landlord and Tenant have hereunto caused their duly authorized officers to execute subscribed their names as
of the day and year first above written.

 

	LANDLORD:	 	TENANT:
	OLYMPIC
    PROPERTIES, INC.	 	PROJECT
    14 93, LLC
	 	 	 	 	 
	By:	 	 	By:	 
	Name:	MARIA  A. ORTIZ
    MATOS	 	Name:	David Mitchell
	Title:	Auxiliar Secretary	 	Title:	Authorized Representativetbmm_ex101.htm

EXHIBIT 10.1

 

T-BAMM

SUBSCRIPTION AGREEMENT 

 

This Subscription Agreement (this “Agreement”) is made and entered into as of the date specified on the signature page hereto by and among T-BAMM, a Nevada corporation (the “Company”), and the subscriber whose name appears on the signature page hereto (the “Investor”), and is delivered and executed in connection with the Company’s sale of its common stock.

 

RECITALS

 

Whereas, the Company is conducting a private offering (the “Offering”) of shares of its common stock (the “Shares”) at the price of U.S.$0.01 per Share to certain qualified purchasers.

 

Whereas, the Company desires to sell to the Investor, and the Investor desires to purchase from the Company, on the terms and in the manner specified in this Agreement, a certain number of the Shares.

 

Now, Therefore, for and in consideration of the mutual covenants, agreements, understandings, undertakings, representations, warranties and promises, and subject to the conditions hereinafter set forth, and with the intent to be obligated legally thereby, the parties do hereby covenant and agree that the recitals set forth above are true and accurate and are hereby incorporated in and made a part of this Agreement, and further covenant and agree as follows:

 

1. Purchase and Sale of The Shares

 

1.1 Purchase Price. Subject to the terms and conditions of this Agreement, the Investor hereby agrees to purchase from the Company, and the Company hereby agrees to sell to the Investor ________ Shares, at the price of U.S.$0.01 per Share, for a total purchase price of U.S. $_____________.

 

1.2 Payment. All funds payable by the Investor shall be by personal, certified, or cashier’s check made payable to “T-BAMM”

 

2. Use of Proceeds

 

The Company shall use the proceeds from the sales of the Shares to fund the Company’s operations and for working capital. The Company has significant flexibility regarding the use of those proceeds. 

 

3. Representations and Warranties of the Investor

 

The Investor hereby represents and warrants to the Company the following:

 

3.1 Non-U.S. Person Status. The Investor is not a “U.S. person” within the meaning of Rule 902(k) of Regulation S, promulgated by the U.S. Securities and Exchange Commission pursuant to the Securities Act of 1933, as amended (the “Act”). The Investor understands that the Shares are being offered and sold only to persons who are not “U.S. persons.” As such, the Investor is not:

 

	 
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	·	A natural person resident in the United States of America;
	
 
	
 
	
 

	
 
	·	A partnership or corporation organized or incorporated pursuant to the laws of the United States of America;
	
 
	
 
	
 

	
 
	·	An estate of which any executor or administrator is a U.S. person;
	
 
	
 
	
 

	
 
	·	A trust of which any trustee is a U.S. person;
	
 
	
 
	
 

	
 
	·	An agency or branch of a foreign entity located in the United States of America;
	
 
	
 
	
 

	
 
	·	A non-discretionary account or similar account (other than an estate or trust) held by a dealer or other fiduciary for the benefit or account of a U.S. person;
	
 
	
 
	
 

	
 
	·	A discretionary account or similar account (other than an estate or trust) held by a dealer or other fiduciary organized, incorporated, or (if an individual) resident in the United States of America; or
	
 
	
 
	
 

	
 
	·	A partnership or corporation if: (a) organized or incorporated under the laws of any foreign jurisdiction; and (b) formed by a U.S. person principally for the purpose of investing in securities not registered under the Act, unless it is organized or incorporated, and owned, by accredited investors (as defined by the Act) who are not natural persons, estates or trusts.

 

Further, the Investor is not a member of any identifiable group of United States citizens abroad, such as the United States armed forces serving overseas. The Investor understands that the Company is relying on the Investor with respect to the accuracy of this representation and understands the significance of the Investor’s representation to the Company that the Investor is not a U.S. person. In addition, the Investor agrees to notify the Company of any material changes affecting the Investor’s non-U.S. person status prior to the closing of any purchase made.

 

3.2 Location. At the time of the signing of this Agreement, and at all times relevant to the Investor’s purchase of the Shares, the Investor is and has been located outside of the United States of America.

 

3.3 Foreign Purpose. The Investor is not purchasing the Shares for the account or benefit of a U.S. person, as defined pursuant to Section 3.1 hereof.

 

3.4 Authorization. This Agreement constitutes valid and legally binding obligations of the Investor, enforceable in accordance with its terms. The Investor has full power and authority to enter into this Agreement. To the extent that the Investor is a trust, the undersigned trustee of the Investor is the duly authorized trustee and the Investor has all necessary powers and authority to acquire the Shares under the laws of the nation of its domicile and under the terms of the trust agreement, as amended, under which it was created. To the extent that the Investor is a corporation, limited liability company or partnership, the undersigned officer, manager or general partner of the Investor is the duly authorized officer, manager or general partner and the Investor has all necessary powers and authority to acquire the Shares under the laws of the nation of its organization and under the terms of the bylaws, operating agreement or partnership agreement, respectively.

 

3.5 Purchase for Own Account. The Investor’s Shares will be acquired for investment purposes only for the Investor’s own account, not as a nominee or agent, and not with an intent to resell or distribute of any part thereof, and the Investor has no present intention of selling, granting any participation in, or otherwise distributing the Shares. Further, the Investor is not, directly or indirectly, a party to any contract, undertaking, agreement, or arrangement with any person to sell, transfer, or grant participations to such person or to any third person, with respect to any of the Shares. 

 

	 
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3.6 Restricted Securities. The Investor understands that the Shares are “restricted securities” pursuant to the securities laws of the United States of America, inasmuch as the Shares are being acquired from the Company in a transaction exempt from registration pursuant to the Act, and the Shares may only be resold without registration pursuant to the Act in certain limited circumstances. In this regard, the Investor shall not make any disposition of all or any portion of the Investor’s Shares, unless in accordance with the provisions of Regulation S, pursuant to registration pursuant to the Act, or pursuant to an available exemption from such registration. Further, the Investor shall not engage in hedging transactions with regard to the Investor’s Shares, unless in compliance with the Act. The Investor understands that the Company is required by law to refuse to register any transfer of the Shares not made in accordance with the provisions of Regulation S, pursuant to registration pursuant to the Act, or pursuant to an available exemption from such registration.

 

3.7 No History of Company Operations. It has been called to the Investor’s attention, by those individuals with whom the Investor has dealt in connection with the Investor’s proposed purchase of Shares, that the Company is newly organized and has no history of operation and earnings and the Investor’s proposed investment in the Company involves significant risks, which may result in the loss of the total amount of that investment, and no assurances are or have been made regarding any advantages which may inure to the benefit of the Investor.

 

3.8 Lack of Determination Re: Fairness. No securities administrator or similar person of any jurisdiction has made any finding or determination relating to the fairness of any purchase of the Shares, and no securities administrator or similar person of any jurisdiction has or will recommend or endorse a purchase of the Shares.

 

3.9 Risk of Loss. The Investor (i) is able to accommodate the loss of the Investor’s entire investment without any material adverse effect on the Investor’s economic stability; (ii) understands that an investment in the Company involves substantial risks; and (iii) has such knowledge and experience in financial and business matters that the Investor is capable of evaluating the merits and risks of the investment to be made by the Investor pursuant to this Agreement.

 

3.10 No Solicitation. The Investor was not solicited to purchase the Shares by any means of general solicitation or advertising, including, but not limited to, (i) any advertisement, article, notice or other communication published in any newspaper, magazine, or similar media, or broadcast over television or radio; or (ii) any meeting where attendees were invited by any general solicitation or advertising. Further, no selling efforts were directed to the Investor in the United States of America.

 

3.11 Independent Investigation; Independent Advisors. The Investor has had a reasonable opportunity to review this Agreement, ask questions of and receive answers from the Company, and all such questions, if any, have been answered to the full and complete satisfaction of the Investor. The Investor has had the opportunity to review this Agreement with the Investor’s legal counsel or business or tax advisor. The Investor is relying solely on such counsel or business or tax advisor, if any, and not on any statements or representations of the Company or any of its agents for tax or legal advice with respect to the Investor’s purchase of Shares.

 

3.12 Finder’s Fee. No person has or will have, as a result of any act or omission by the Investor, any right, interest or valid claim against the Company for any commission, fee, or other compensation as a finder or broker, or in any similar capacity, in connection with the Investor’s purchase of Shares.

 

3.13 Legend. The Investor understands that the certificates evidencing the Shares shall have the legend specified below.

 

	 
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THE SECURITIES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (“ACT”), OR APPLICABLE STATE SECURITIES LAWS AND MAY NOT BE SOLD, PLEDGED, OR OTHERWISE TRANSFERRED WITHOUT AN EFFECTIVE REGISTRATION STATEMENT WITH RESPECT THERETO PURSUANT TO THE ACT, IN ACCORDANCE WITH REGULATION S OF THE ACT, OR PURSUANT TO AN EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE ACT AND COMPLIANCE WITH ANY APPLICABLE STATE SECURITIES LAW. 

 

4. Indemnification

 

The Investor shall and hereby does indemnify and hold harmless the Company and its officers, directors, employees, attorneys, agents and professional advisors from and against any and all loss, damage, liability, or expense, including costs and reasonable attorneys’ fees, that the foregoing, or any of them, may incur by reason of, or in connection with, any misrepresentation, inaccurate statement or material omission made by the Investor herein, any breach of any of the Investor’s representations and warranties, or any failure on the Investor’s part to fulfill any of the Investor’s covenants, agreements or obligations specified herein.

 

5. General Provisions

 

5.1 Attorneys’ Fees. If any legal action or any arbitration or other proceeding is brought for the enforcement of this Agreement, or because of an alleged dispute, breach, default, or misrepresentation in connection with any of the provisions of this Agreement, the successful or prevailing party or parties shall be entitled to recover reasonable attorneys’ fees and other costs incurred in that action or proceeding, in addition to any other relief to which it may be entitled.

 

5.2 Survival of Warranties. The warranties, representations, and covenants of the Investor contained in or made pursuant to this Agreement shall survive the execution and delivery of this Agreement and shall in no way be affected by any investigation of the subject matter thereof made by or on behalf of the Investor or the Company.

 

5.3 Successors and Assigns. Nothing in this Agreement, express or implied, is intended to confer upon any party other than the signatories hereto any rights, remedies, obligations, or liabilities pursuant to or because of this Agreement. The Investor may not assign any of the Investor’s rights or interests in and pursuant to this Agreement without the prior written consent of the Company, and any attempted assignment without such consent shall be null and void and without any force or effect whatsoever.

 

5.4 Governing Law; Venue. This Agreement shall be governed by and construed under the laws of the State of Nevada, United States of America, disregarding any principles of conflicts of law that would otherwise provide for the application of the substantive law of another jurisdiction. The Company and the Investor each (i) agrees that any legal suit, action or proceeding arising out of or relating to this Agreement shall be instituted exclusively in Nevada State Court, County of Clark, United States of America, or in the United States District Court for the District of Nevada; (ii) waives any objection to the venue of any such suit, action or proceeding and the right to assert that such forum is not a convenient forum; and (iii) irrevocably consents to the jurisdiction of the Nevada State Court, County of Clark, and the United States District Court for the District of Nevada in any such suit, action or proceeding. The Company and the Investor agree to accept and acknowledge service of any and all process which may be served in any such suit, action or proceeding in the Nevada State Court, County of Clark, or in the United States District Court for the District of Nevada and agree that service of process upon them mailed by certified mail to their addresses shall be deemed in every respect effective service of process upon them in any such suit, action or proceeding.

 

	 
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5.5 Counterparts. This Agreement may be executed at different times and in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

 

5.6 Titles and Subtitles. The titles and subtitles used in this Agreement are used for convenience only and are not to be considered in construing or interpreting this Agreement.

 

5.7 Notices. Unless otherwise provided, any notice required or permitted under this Agreement shall be given in writing and shall be sent by facsimile and mail to the party to be notified and shall be deemed effectively given seven days after being mailed, postage prepaid and addressed to the party to be notified. Any notice to the Company and the Investor shall be sent to their respective facsimile numbers and addresses specified on the signature page hereof, or at such other facsimile number or address as a party may designate by ten days’ advance written notice to the other parties.

 

5.8 Entire Agreement; Amendments and Waivers. This Agreement constitutes the full and entire understanding and agreement between the parties with regard to the subjects hereof. Any term of this Agreement may be amended and the observance of any term of this Agreement may be waived (either generally or in a particular instance and either retroactively or prospectively), only with the written consent of the Company and the Investor. 

 

5.9 Severability. If one or more provisions of this Agreement are held to be unenforceable under applicable law, such provision shall be excluded from this Agreement and the balance of the Agreement shall be interpreted as if such provision was so excluded and shall be enforceable in accordance with its terms. In addition, if any such provision, or any part thereof, is held to be unenforceable, the parties agree that the court, regulatory agency or other governmental body making such determination shall have the power to delete or add specific words or phrases, so that such provision shall then be enforceable to the fullest extent permitted by law.

 

5.10 Neutral Interpretation. This Agreement shall be construed in accordance with its intent and without regard to any presumption or any other rule requiring construction against the party causing the same to be drafted.

 

	 
	
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In Witness Whereof, the undersigned have executed this Agreement as of the _____ day of July_____, 2017. 

 

	
INVESTOR
	

	
ADDRESS
	

	
AMOUNT

	 				
				

	
U.S. $___________

	
(Print name)
				
				

	
NUMBER OF SHARES

	
By:
						
			

	
Telephone:
		

	
________________

	
 
	
 
	
 
	
 
	
 
	
 
	
 

	
Its:
				 		
	

	
(if applicable)
	

	
Facsimile:
			
				 	 		
			

	
Email:
			

   

	
T-BAMM

	 	 	
 

	
By:
		
		Jack Chen	
 

	
Its:
	
Director and President
	
	 	 	
 

	
Telephone:
		
	 	 	
 

	
Facsimile:
		
	 	 	
 

	
Email:
		

 

 

	
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