SEC Contract Filing

Filing Date: 2021-10-13

Document Content:
<DOCUMENT>
<TYPE>EX-10.1
<SEQUENCE>2
<FILENAME>ex10_1.htm
<DESCRIPTION>EXHIBIT 10.1
<TEXT>
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 <p style="TEXT-ALIGN: right; margin: 0"><font style="FONT-WEIGHT: bold">&nbsp;</font></p>

<p style="margin: 0; text-align: right"><font style="font-weight: bold">Exhibit 10.1</font></p>

 <p style="margin: 0">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center"><b>OFFICE LEASE</b></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">THIS OFFICE LEASE (the &quot;lease&quot;)
made as of November 18, 2020, between <b>KELL PROPERTIES, LLC</b>, a Kentucky limited liability company (&quot;Landlord&quot;), and <b>VBH
FRANKFORT LLC</b>, a Nevada limited liability company (&quot;Tenant&quot;).</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center"><b>ARTICLE I</b></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center"><b>Term</b></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"><b>(A) Premises</b></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">Landlord hereby leases to
Tenant and Tenant hereby leases from Landlord that certain portions of the building known and designated as Units B, C &amp; D, 915 Leawood
Drive, Frankfort, Franklin County, Kentucky (the &quot;property&quot;), as more particularly shown on attached Exhibit A, subject to the
terms and conditions more particularly hereinafter set forth herein.</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"><b>(B) Term</b></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">The term (&quot;term&quot;)
of this lease shall commence on December 1, 2020 (&quot;commencement date&quot;) or such other date as determined by the parties as to
the substantial completion of the Tenant Improvements (TI) and twenty-four (24) months later (&quot;expiration date&quot;), unless sooner
terminated as provided herein. This lease is subject to acquiring the necessary licensing from the state and local jurisdictions within
three (3) months of initial occupancy. Should Tenant fail to obtain the necessary licenses within that timeframe, it shall have the option
to terminate the lease but shall reimburse Landlord for all non-reimbursed direct Tenant Improvement Costs (TI) that had not been previously
reimbursed.</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center"><b>ARTICLE II</b></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center"><b>Monthly Rent</b></p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">(A)&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;From
the rent commencement date until the expiration date, Tenant shall pay Landlord monthly rent of $2,365.00.</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">(B)&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All
monthly rent, or prorated rent in the case of a partial month, shall be paid in advance, on or before the first day of each calendar month
during the term. Tenant shall pay, as additional rent, a late fee charge of $100.00 if rent is not received within five (5) days of its
due date. In addition to such charge, any rent paid more than thirty (30) days after due shall accrue interest from the due date at the
rate of 12% per annum until payment is received by Landlord. Such charge and interest payments shall not be deemed consent by Landlord
to late payments, nor a waiver of Landlord's right to insist upon timely payments at any time, nor a waiver of any remedies to which Landlord
is entitled as a result of the late payment of rent. If the term commences on a day other than the first day of a calendar month, or ends
on a day other than the last day of a calendar month, then the rent for such fractional month shall be prorated on the basis of one-thirtieth
of the monthly rent for each day of such fractional month.</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify">&nbsp;</p>

<p style="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify"></p>

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