0001213900-22-077621.txt : 20221205 0001213900-22-077621.hdr.sgml : 20221205 20221205160624 ACCESSION NUMBER: 0001213900-22-077621 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 16 CONFORMED PERIOD OF REPORT: 20221129 ITEM INFORMATION: Entry into a Material Definitive Agreement ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20221205 DATE AS OF CHANGE: 20221205 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Zoned Properties, Inc. CENTRAL INDEX KEY: 0001279620 STANDARD INDUSTRIAL CLASSIFICATION: OPERATORS OF NONRESIDENTIAL BUILDINGS [6512] IRS NUMBER: 465198242 STATE OF INCORPORATION: NV FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-51640 FILM NUMBER: 221444986 BUSINESS ADDRESS: STREET 1: 8360 E. RAINTREE DRIVE, SUITE #230 CITY: SCOTTSDALE STATE: AZ ZIP: 85260 BUSINESS PHONE: 877-360-8839 MAIL ADDRESS: STREET 1: 8360 E. RAINTREE DRIVE, SUITE #230 CITY: SCOTTSDALE STATE: AZ ZIP: 85260 FORMER COMPANY: FORMER CONFORMED NAME: Vanguard Minerals Corp DATE OF NAME CHANGE: 20120820 FORMER COMPANY: FORMER CONFORMED NAME: Vanguard Minerals CORP DATE OF NAME CHANGE: 20071113 FORMER COMPANY: FORMER CONFORMED NAME: Knewtrino, Inc. DATE OF NAME CHANGE: 20060721 8-K 1 ea169621-8k_zonedpro.htm CURRENT REPORT

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 8-K

CURRENT REPORT PURSUANT TO

SECTION 13 OR 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

Date of Report (Date of earliest event reported): November 29, 2022

Zoned Properties, Inc.

(Exact Name of Registrant as Specified in its Charter)

Nevada

(State or Other Jurisdiction of Incorporation)

000-51640		46-5198242
(Commission File Number)		(IRS Employer Identification No.)

8360 E. Raintree Drive, #230 Scottsdale, AZ		85260
(Address of Principal Executive Offices)		(Zip Code)

(Registrant’s telephone number, including area code): (877) 360-8839

N/A

(Former name, former address and former fiscal year, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2.)

☐	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class		Trading Symbol(s)		Name of each exchange on which registered
N/A		N/A		N/A

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 1.01. Entry into a Material Definitive Agreement.

Option Agreement

On December 1, 2022, ZP RE MI Woodward, LLC (“ZP Woodward”), a wholly owned subsidiary of ZP RE Holdings, LLC, which is a wholly owned subsidiary of Zoned Properties, Inc. (the “Company”), entered into an Exclusive Option Agreement for the Purchase of Real Property (the “Option Agreement”), dated December 1, 2022 between ZP Woodward and FL MI RE 22, LLC (the “Woodward Seller”).

Pursuant to the terms of the Option Agreement and subject to the conditions therein, ZP Woodward was granted the exclusive option (the “Option”) to assume all of the Woodward Seller’s rights and obligations under certain purchase agreements and other definitive documents as described in the Option Agreement (collectively, “Assigned Rights”), all related to real property located in Pleasant Ridge, Michigan and as more particularly described in the Option Agreement (the “Woodward Property”).

In exchange for the Option, ZP Woodward paid the Woodward Seller the sum of $437,154 (the “Option Payment”). If ZP Woodward were to exercise the Option, the purchase price payable to the Woodward Seller for the Assigned Rights is $1,020,000 (the “Option Closing Payment”). Following Option exercise, the closing of the purchase and sale of the Assigned Rights must occur within 15 days following the date of exercise.

The foregoing description of the Option Agreement is not a complete description of all of the parties’ rights and obligations under the Option Agreement, and is qualified in its entirety by reference to the Option Agreement, a copy of which is filed as Exhibit 10.1, to this current report on Form 8-K and incorporated herein by reference.

Master Agreement

On November 29, 2022, ZP Woodward, the Woodward Seller, Ammar Kattoula and Thomas Nafso entered into a Master Agreement for Purchase and Sale (the “Master Agreement”). To the extent not superseded by the Option Agreement, the Master Agreement sets forth the terms and conditions upon which ZP Woodward will acquire the Woodward Property from the Woodward Seller.

The Master Agreement provides for the discretionary and mandatory purchase by the Woodward Seller of a minority interest in ZP Woodward, where (i) for a period of 1 year following the closing of the Master Agreement, the Woodward Seller or an entity controlled by its principals may acquire 25% membership interest in ZP Woodward for the price, in cash, of $600,000 plus interest at a rate of 12% per annum starting on the closing date of the Master Agreement and ending on the date of closing of the discretionary purchase; and (ii) if at any time following the closing date of the Master Agreement, ZP RE Holdings, LLC or another entity controlled by the Company acquires certain real property located in Grand Rapids, Michigan owned by the Woodward Seller’s affiliate, more particularly described in the Master Agreement, for a purchase price of not more than $1,160,000, then following such closing ZP Woodward will grant the Woodward Seller (or its permitted designee) 25% membership interest in ZP Woodward. In either case of clause (i) or (ii) above, the monthly rent required to be paid pursuant to the Woodward Lease (defined below) will be reduced to $417,822 for the first year of the Woodward Lease, subject to increase thereafter as provided therein.

The foregoing description of the Master Agreement is not a complete description of all of the parties’ rights and obligations under the Master Agreement, and is qualified in its entirety by reference to the Master Agreement, a copy of which is filed as Exhibit 10.2, to this current report on Form 8-K and incorporated herein by reference.

Lease

On November 29, 2022, ZP Woodward, as landlord, entered into a Licensed Cannabis Facility Absolute Net Lease Agreement (the “Woodward Lease”) with Rapid Fish 2 LLC, as tenant (“Woodward Tenant”), whereby ZP Woodward leased the Woodward Property to the Woodward Tenant. The Woodward Lease commenced on December 1, 2022 and has a term of 14 years, 4 months with two 5-year options to extend the term, exercisable by the Woodward Tenant pursuant to the terms and conditions of the Woodward Lease. The Woodward Lease contains customary obligations of the Woodward Tenant consistent with an absolute triple net lease agreement, including (i) the payment of real property taxes, personal property taxes, privilege, sales, rental, excise, use and/or other taxes (excluding income or estate taxes), (ii) payment of insurance premiums and operating costs of ZP Woodward related to the operation of the Woodward Property, and (iii) maintenance and repair obligations to maintain the Woodward Property in first-class retail condition. The Woodward Lease includes a Guaranty of Payment and Performance by Ammar Kattoula and Thomas Nafso.

The foregoing description of the Woodward Lease is not a complete description of all of the parties’ rights and obligations under the Woodward Lease, and is qualified in its entirety by reference to the Woodward Lease, a copy of which is filed as Exhibit 10.3, to this current report on Form 8-K and incorporated herein by reference.

Repurchase Agreement

On November 29, 2022, ZP Woodward, the Woodward Seller, Ammar Kattoula and Thomas Nafso (the Woodward Seller, Mr. Kattoula and Mr. Nafso collectively referred to as the “Repurchasers”) entered into a Real Estate Repurchase Agreement (the “Repurchase Agreement”). The Repurchase Agreement requires the Repurchasers to purchase the Woodward Property from ZP Woodward upon ZP Woodward’s election in its sole discretion for a period ending 30 days after the earlier of (i) the date (y) the applicable governmental authority rejects approval of the pending Marijuana Facility Application by the Woodward Tenant, or (z) ZP Woodward has actual notice of any breach of Woodward Seller’s representations, warranties or covenants under the Master Agreement, or (ii) March 15, 2023 or such later date mutually agreed upon by ZP Woodward and the Repurchasers.

If the repurchase of the Woodward Property is required by ZP Woodward, the purchase price will equal the total sum of the amount ZP Woodward has paid to the prior owners of the Woodward Property, plus $1,020,000, plus all of ZP Woodward’s costs, expenses and fees arising from November 29, 2022 through the closing date of the repurchase under the Repurchase Agreement, related to or in connection with ZP Woodward’s acquisition, ownership, holding, and transfer of the Woodward Property, including, without limitation, debt service and carrying costs related to the Woodward Property.

If ZP Woodward elects to require the Repurchasers to purchase the Woodward Property pursuant to the terms and conditions of the Repurchase Agreement and the Repurchasers refuse to do so, ZP Woodward may, among other customary rights and remedies, place in effect a promissory note in the principal amount of $4,300,000, executed by Ammar Kattoula and Thomas Nafso to the order of ZP Woodward, which promissory note has an effective date of January 12, 2023 and matures on April 1, 2023, accrues interest at 18% per annum and requires interest only payments each month from its effective date through the maturity date, at which time a balloon payment of all principal and unpaid but accrued interest must be repaid. If ZP Woodward elects to place in effect the promissory note referenced above, ZP Woodward will place the Woodward Property in escrow to be conveyed to the Woodward Seller on the condition that said promissory note is satisfied in full.

The foregoing description of the Repurchase Agreement is not a complete description of all of the parties’ rights and obligations under the Repurchase Agreement, and is qualified in its entirety by reference to the Repurchase Agreement, a copy of which is filed as Exhibit 10.4, to this current report on Form 8-K and incorporated herein by reference.

Item 9.01 Financial Statement and Exhibits.

(d) Exhibits

Exhibit No.		Description
10.1		Option Agreement, dated as of December 1, 2022, by and between ZP RE MI Woodward, LLC and FL MI RE 22, LLC.
10.2		Master Agreement for Purchase and Sale, dated as of November 29, 2022, by and among ZP RE MI Woodward, LLC, FL MI RE 22, LLC, Thomas Nafso and Ammar Kattoula.
10.3		Licensed Cannabis Facility Absolute Net Lease Agreement, dated as of November 29, 2022, by and between ZP RE MI Woodward, LLC and Rapid Fish 2 LLC.
10.4		Real Estate Repurchase Agreement, dated as of November 29, 2022, by and among ZP RE MI Woodward, LLC, FL MI RE 22, LLC, Thomas Nafso and Ammar Kattoula.
104		Cover Page Interactive Data File (embedded within the Inline XBRL document).

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	ZONED PROPERTIES, INC.

Dated: December 5, 2022	/s/ Bryan McLaren
	Bryan McLaren
	Chief Executive Officer & Chief Financial Officer

EX-10.1 2 ea169621ex10-1_zonedpro.htm OPTION AGREEMENT, DATED AS OF DECEMBER 1, 2022, BY AND BETWEEN ZP RE MI WOODWARD, LLC AND FL MI RE 22, LLC

Exhibit 10.1

EXCLUSIVE OPTION AGREEMENT FOR THE PURCHASE OF REAL PROPERTY

This EXCLUSIVE OPTION AGREEMENT FOR THE PURCHASE OF REAL PROPERTY (this “Agreement”) is entered into as of the Effective Date by and between FL MI RE 22, LLC, a Michigan limited liability company (“Optionor”) and ZP RE MI WOODWARD, LLC, a Michigan limited liability company (“Optionee”), with reference to the following background:

A. Woodward Avenue Ventures, LLC, a Michigan limited liability company (“23600 Seller”) owns certain real property and improvements located at 23600 Woodward Avenue, Ferndale, Michigan 48220 (Parcel No. 25-27-181-006), which is legally described on Exhibit A-1 attached hereto (the “23600 Property”). The 23600 Seller and Optionor previously entered into the following agreements with respect to the 23600 Property: (i) Buy and Sell Agreement dated on or about October 13, 2021 (the “First 23600 Purchase Agreement”), (ii) Buy and Sell Agreement dated on or about June 24, 2022 (the “Second 23600 Purchase Agreement”), (iii) Addendum #1 to that Buy and Sell Agreement dated on or about June 24, 2022 (the “Addendum 1 to Second 23600 Purchase Agreement”), and (iv) Buy and Sell Agreement dated on or about September 28, 2022 (the “Third 23600 Purchase Agreement”). Upon the 23600 Seller entering into the Third 23600 Purchase Agreement, the First 23600 Purchase Agreement, Second 23600 Purchase Agreement and Addendum 1 to Second 23600 Purchase Agreement terminated and of are no further force or effect.

B. Thomas A. Pearlman, as trustee of the Thomas A. Pearlman Revocable Trust (“23616 Seller”) owns certain real property and improvements located at 23616 and 23622 Woodward Avenue, Pleasant Ridge, Michigan 48069 (Parcel Nos. 25-27-181-004 and 005), which is legally described on Exhibit A-2 attached hereto (the “23616 Property”). The 23616 Seller and Assignor previously entered into the following agreements with respect to the 23616 Property: (i) Buy and Sell Agreement dated September 8, 2021 (the “23616 Initial Purchase Agreement”), (ii) Addendum #2 dated March 3, 2022 to that Buy and Sell Agreement dated September 8, 2021 (“Addendum 2 to 23616 Purchase Agreement”), (iii) Addendum #3 dated July 12, 2022 to that Buy and Sell Agreement dated September 8, 2021 (“Addendum 3 to 23616 Purchase Agreement”), (iv) Addendum #4 dated September 28, 2022 to that Buy and Sell Agreement dated September 8, 2021 (“Addendum 4 to 23616 Purchase Agreement”), and (v) Addendum #5 dated November 3, 2022 to that Buy and Sell Agreement dated September 8, 2021 (“Addendum 5 to 23616 Purchase Agreement” and collectively with 23616 Initial Purchase Agreement, Addendum 2 to 23616 Purchase Agreement, Addendum 3 to 23616 Purchase Agreement, Addendum 4 to 23616 Purchase Agreement and Addendum 5 to 23616 Purchase Agreement, the “23616 Purchase Agreement”).

C. Concurrently with the execution of this Agreement, Optionor is acquiring the 23616 Property and thereafter will own fee simple title to the 23616 Property, subject to the land contract between the 23616 Seller and Optionor.

D. Gangnier Investments, LLC, a Michigan limited liability company (“23634 Seller” and collectively with the 23600 Seller and the 23616 Seller, the “Sellers”) owns certain real property and improvements located at 23634 Woodward Avenue, Pleasant Ridge, Michigan 48069 (Parcel Nos. 25-27-181-003), which is legally described on Exhibit A-3 attached hereto (the “23634 Property” and collectively with the 23600 Property and the 23616 Property, the “Properties”). The 23634 Seller and Assignor previously entered into the following agreements with respect to the 23634 Property: (i) Buy and Sell Agreement dated March 17, 2022 (the “23634 Initial Purchase Agreement”), (ii) Addendum #1 dated October 17, 2022 to that Buy and Sell Agreement dated March 17, 2022 (“Addendum 2 to 23634 Purchase Agreement” and together with the 23634 Initial Purchase Agreement, the “23634 Purchase Agreement”).

E. Optionor has an equitable interest in the Properties and desires to grant Optionee the right to acquire the Properties, or take assignment of its equitable interest in the Properties, as applicable, pursuant to this Agreement.

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

basic Option provisions

EFFECTIVE DATE	December 1, 2022

OPTIONOR ADDRESS	PO Box 1927 Birmingham, MI 48012
OPTIONEE ADDRESS	8360 E. Raintree Dr., Ste. 230 Scottsdale, Arizona 85260
PROPERTIES	Defined above

OPTION PERIOD	The period commencing upon the Effective Date and expiring at 11:59 pm Arizona time on the 90th day following the Effective Date.
OPTION PAYMENT	$437,153.66
PURCHASE PRICE	$1,020,000.00

LIST OF EXHIBITS

EXHIBIT A-1, A-2, and A-3 – Legal Description of the Properties

EXHIBIT B – Promissory Note

AGREEMENT

1. Grant of Exclusive Option. Optionor hereby grants to Optionee the exclusive and irrevocable option (the “Option”) to purchase the Properties in accordance with this Agreement. The period during which the Option may be exercised shall commence on the Effective Date and continue until the expiration of the Option Period as described in the Basic Option Provisions.

2. Option Payments/Exercise. Optionee shall pay the first Option Payment to Optionor on the same date this Agreement is executed. If Optionee does not timely pay the Option Payment, this Agreement shall terminate and neither party shall have any further right or obligation hereunder. Optionee may exercise the Option at any time during the Option Period, by delivering to Optionor a written notice exercising the Option (the “Option Notice”).

3. 23600 Property. Optionor shall execute a purchase agreement with the 23600 Seller for a purchase price equal to $900,000.00 within ten (10) days following the Effective Date in substantially the same form as the Third 23600 Purchase Agreement, except the closing date thereunder shall be February 15, 2023 and shall permit assignment to Optionee (the “New 23600 Purchase Agreement”). Optionor shall give Optionee prompt notice and a copy of the executed New 23600 Purchase Agreement.

4. 23634 Property. Optionor shall cause the 23634 Seller to consent to the assignment of the 23634 Purchase Agreement from Optionor to Optionee within ten (10) days following the Effective Date. Optionor shall give Optionee prompt notice and a copy of the assignment document.

5. Acts Upon Exercise. If Optionee exercises its Option, Optionor agrees to sell and Optionee agrees to buy the Properties or Optionor’s rights therein and both parties agree to execute contracts acceptable to Optionee to: (i) sell Optionee the 23616 Property, (ii) assign to Optionee all its rights in the 23600 Property and 23600 Purchase Agreement, and (iii) assign to Optionee all its rights in the 23634 Property and 23634 Purchase Agreement, all in consideration of the Purchase Price. The “Closing” shall be the time and act of consummating the foregoing actions, which shall occur not more than fifteen (15) days following the exercise of the Option. At Closing, the Lease Agreement for the Properties between Rapid Fish 2 LLC, as tenant, and Optionee, as landlord, shall be in effect.

6. Assumption of Land Contracts. The parties acknowledge the 23616 Property, once acquired by Optionor, and the right of Optionor under the 23634 Purchase Agreement as to the 23634 Property, contain land contracts where the 23616 Seller and 23634 Seller have agreed to receive the purchase price for such properties over time. Optionor shall have the right to assume the rights and obligations of Optionee under said land contracts. If any of the Properties’ associated land contracts cannot be transferred to Optionee at the Closing, Optionor and Optionee shall use commercially reasonable efforts to enter into such arrangements (such as subleasing, sublicensing or subcontracting) to provide to the parties the economic and, to the extent permitted under applicable law, operational equivalent of the transfer of such Properties to Optionee as of the Closing and the performance of the obligations with respect thereto. Optionee shall, as applicable, as agent of Optionor pay, perform, and discharge fully the liabilities and obligations of Optionor thereunder from and after the Closing. To the extent permitted under applicable law, Optionor shall hold in trust for and pay to Optionee promptly upon receipt thereof, such Properties and all income, proceeds and other monies received by Seller to the extent related to such Properties, additionally, Optionor shall make all records associated with the foregoing, as possible, available to Optionee at any and all times.

7. Promissory Note. As a condition of agreeing to enter into this Agreement, Optionee has required the Optionor to cause the parties to that certain Promissory Note attached hereto as Exhibit B (the “Note”) to execute the Note in favor of Optionee. The parties acknowledge that execution and delivery of the Note by the parties thereto is material to Optionee’s willingness to enter into this Agreement and the other documents ancillary to the transactions referenced herein and therein (including all agreements related to the Properties), and Optionee would not have done so but for the execution and delivery of the Note. The Note shall be contingent and not effective unless and until Optionee elects to enforce the terms thereof, which may only occur in an event of default by Optionor under this Agreement.

8. Default. Each of the following events shall constitute an event of default by the applicable party and shall permit the non-defaulting party to terminate this Agreement and pursue the remedies described herein, which, as to Optionor, shall consist solely of the remedies described below, and, as to Optionee, shall consist of all other remedies at law or equity, including, but not limited to, specific performance of Optionor’s obligations under this Agreement, enforcement of the Note, or to terminate this Agreement and recover all Option Payments paid to Optionor.

(i) The failure of either party to perform any of the other terms, agreements or conditions set forth in this Agreement, where such failure continues for five (5) days after receipt of written notice from the other party; or

(ii) A party files for bankruptcy or has an involuntary petition in bankruptcy or a request for appointment of a receiver filed against it, where such involuntary petition or request is not dismissed within ninety (90) days after filing.

9. Miscellaneous.

(a) Attorneys’ Fees. In the event of any action between the parties hereto for enforcement or interpretation of any of the terms or conditions of this Agreement, the prevailing party in such action shall be entitled to recover its reasonable attorneys’ fees, together with its other reasonable out-of-pocket costs and expenses, including expert witness fees, accounting and other professional fees.

(b) Waiver of Jury Trial. EACH PARTY HERETO WAIVES, TO THE FULL EXTENT PERMITTED BY LAW, THE RIGHT TO A JURY TRIAL IN ANY LITIGATION CONCERNING THIS AGREEMENT OR ANY DEFENSE, CLAIM, COUNTERCLAIM, CLAIM OF SET-OFF OR SIMILAR CLAIM OF ANY NATURE.

(c) Counterparts. This Agreement may be executed in counterparts. All executed counterparts shall constitute one agreement, and each counterpart shall be deemed an original.

(d) No Waiver. The failure of either party to require strict performance by the other party of any provision of this Agreement will not be considered a waiver of any other provision, nor prevent any party from enforcing that or any other performance at any time thereafter.

(e) Further Assurances. The parties shall at their own cost and expense execute and deliver such further documents and instruments and shall take such other actions as may be reasonably required or appropriate to carry out the intent and purposes of this Agreement.

(f) Governing Law. This Agreement is made pursuant to, and shall be construed and enforced in accordance with, the laws of the state where the Property is located.

(g) Amendments; Entire Agreement. This Agreement contains the entire agreement between the parties and is intended by the parties to set forth their entire agreement with respect to the subject matter hereof, and any agreement hereafter made shall be ineffective to change, modify or discharge this Agreement, in whole or in part, unless such agreement is in writing and signed by the party against whom enforcement of the change, modification or discharge is sought. Optionor and Optionee agree that all prior or contemporaneous oral or written agreements between or amongst themselves or their agents are merged in or revoked by this Agreement.

(h) Partial Invalidity. If any term or provision of this Agreement is, to any extent, determined by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby, and each remaining term and provision of this Agreement shall be valid and enforceable to the fullest extent permitted by law.

(i) Successors and Assigns. This Agreement, and the rights and obligations of the parties hereto, shall be binding upon and inure to the benefit of the parties and their respective successors, heirs, executors, administrators and permitted assigns.

(j) Interpretation. Each party acknowledges that it has been represented by or had the opportunity to be represented by legal counsel in its review of this Agreement and that any rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement or any amendments or exhibits hereto.

(k) Survival of Terms. All covenants, representations and warranties contained in this Agreement shall survive Closing. Those provisions in this Agreement which by their terms are intended to be or must be performed in whole or in part after the Closing or after termination of this Agreement shall survive Closing and the termination of this Agreement.

(l) Time is of the Essence. Time is of the essence.

(m) Memorandum of Option. Within thirty (30) days of Optionee’s request, the parties shall execute and acknowledge a Memorandum of Option to Purchase Agreement to be recorded in the official records of the county where the Property is located (the “Memorandum”) in the form acceptable to Optionee.

(n) Notices. All notices, approvals, disapprovals or elections required or permitted to be given under this Agreement shall be in writing and shall be (i) delivered personally; (ii) mailed by certified or registered mail, return receipt requested; (iii) sent by email transmission; or (iv) sent by Federal Express or other professional carrier, to the parties at the addresses listed in the Basic Option Provisions or at such other addresses as designated by Optionee or Optionor in writing. Except as expressly set forth in this Agreement, notices shall be deemed given upon delivery or tender of delivery to the intended recipient; provided, however, that (x) notice sent by email shall only be deemed received when both (A) the sender has electronic confirmation that it was sent to all parties (and has retained a confirmation of the delivery) and (B) the sender did not receive any failure, rejection or similar message from the email server; and (y) if a post office box is provided as the notice address, notice shall be deemed to have been given or made five (5) days after being deposited in the United States mail with appropriate postage prepaid.

[SIGNATURE PAGE TO FOLLOW]

IN WITNESS WHEREOF, and intending to be bound hereby, the parties hereto have executed this Agreement on the date written above.

	“Optionor”

	FL MI RE 22, LLC, a Michigan limited liability company

	By:	/s/ Thomas Nafso
	Name:	Thomas Nafso
	Its:	Authorized Signatory

	“Optionee”

	ZP RE MI WOODWARD, LLC
	a Michigan limited liability company

	By:	/s/ Bryan McLaren
	Name:	Bryan McLaren
	Title:	Authorized signatory

Signature Page to Option to Purchase Agreement

Exhibit A-1

Legal Description of 23600 Property

Land situated in the City of Ferndale, County of Oakland, State of Michigan to wit:

Lots 57, 58, 59 and 60, WOODWARD HEIGHTS SUBDIVISION NO. 2, according to the recorded plat thereof as recorded in Liber 10 of Plats, Page 27, Oakland County Records.

Exhibit A-2

Legal Description of 23616 Property

Land situated in the City of Pleasant Ridge, County of Oakland, State of Michigan to wit:

Lots 61, 62, 63 and 64 of Woodland Heights Subdivision No. 2, according to the plat thereof as recorded in Liber 10 of Plats, Page 27, Oakland County Records

Exhibit A-3

Legal Description of 23634 Property

Land situated in the City of Pleasant Ridge, County of Oakland, State of Michigan

Lots 65 and 66, except the part of Lot 66 beginning at the Northwesterly corner of Lot 66, thence Easterly along the North line of said Lot 29.09 feet; thence Westerly along the South face of the building wall 29 feet more or less; thence Northerly along the Easterly line of Woodward Avenue 0.45 of a foot to the point of beginning of Woodward Heights Subdivision No.2, according to the plat thereof as recorded in Liber 10, Page 27 of Plats, Oakland County Records

Exhibit B

Promissory Note

[see attached pages]

Exhibit

EX-10.2 3 ea169621ex10-2_zonedpro.htm MASTER AGREEMENT FOR PURCHASE AND SALE, DATED AS OF NOVEMBER 29, 2022, BY AND AMONG ZP RE MI WOODWARD, LLC, FL MI RE 22, LLC, THOMAS NAFSO AND AMMAR KATTOULA

Exhibit 10.2

MASTER AGREEMENT FOR PURCHASE AND SALE

(23600, 23616, 23622 and 23634 Woodward Avenue, Pleasant Ridge, MI 48069)

This Master Agreement for Purchase and Sale (this “Agreement”) by and between FL MI RE 22, LLC, a Michigan limited liability company (“Assignor”), Thomas Nafso (“TN”), Ammar Kattoula (“AK”) and ZP RE MI WOODWARD, LLC, a Michigan limited liability company (“Assignee”) is effective as of November __, 2022 (the “Effective Date”).

RECITALS

A. Woodward Avenue Ventures, LLC, a Michigan limited liability company (“23600 Seller”) owns certain real property and improvements located at 23600 Woodward Avenue, Ferndale, Michigan 48220 (Parcel No. 25-27-181-006), which is legally described on Exhibit A-1 attached hereto (the “23600 Property”). The 23600 Seller and Assignor previously entered into the following agreements with respect to the 23600 Property: (i) Buy and Sell Agreement dated on or about October 13, 2021 (the “First 23600 Purchase Agreement”), (ii) Buy and Sell Agreement dated on or about June 24, 2022 (the “Second 23600 Purchase Agreement”), (iii) Addendum #1 to that Buy and Sell Agreement dated on or about June 24, 2022 (the “Addendum 1 to Second 23600 Purchase Agreement”), and (iv) Buy and Sell Agreement dated on or about September 28, 2022 (the “Third 23600 Purchase Agreement”). Upon the 23600 Seller entering into the Third 23600 Purchase Agreement, the First 23600 Purchase Agreement, Second 23600 Purchase Agreement and Addendum 1 to Second 23600 Purchase Agreement terminated and of are no further force or effect.

C. Gangnier Investments, LLC, a Michigan limited liability company (“23634 Seller” and collectively with the 23600 Seller and the 23616 Seller, the “Sellers”) owns certain real property and improvements located at 23634 Woodward Avenue, Pleasant Ridge, Michigan 48069 (Parcel Nos. 25-27-181-003), which is legally described on Exhibit A-3 attached hereto (the “23634 Property” and collectively with the 23600 Property and the 23616 Property, the “Properties”). The 23634 Seller and Assignor previously entered into the following agreements with respect to the 23634 Property: (i) Buy and Sell Agreement dated March 17, 2022 (the “23634 Initial Purchase Agreement”), (ii) Addendum #1 dated October 17, 2022 to that Buy and Sell Agreement dated March 17, 2022 (“Addendum 2 to 23634 Purchase Agreement” and together with the 23634 Initial Purchase Agreement, the “23634 Purchase Agreement”).

D. Pursuant to the terms of this Agreement, Assignor desires to sell, convey, assign, transfer and deliver to Assignee, and Assignee desires to acquire from Assignor, all of Assignor’s right, title and interest in and to the 23616 Purchase Agreement, the 23616 Property, the 23634 Purchase Agreement and the 23634 Property (collectively, the “Assigned Contract and Assigned Rights”) and Assignee desires to acquire the Assigned Contract and Assigned Rights from Assignor.

E. Concurrently with the Closing under this Agreement, Assignee will enter into that certain Buy and Sell Agreement with the 23600 Seller attached hereto as Exhibit B, for the purchase and sale of the 23600 Property for the sum of $850,000 (the “New 23600 Purchase Agreement”).

F. The First 23600 Purchase Agreement, Second 23600 Purchase Agreement, Addendum 1 to Second 23600 Purchase Agreement, Third 23600 Purchase Agreement, New 23600 Purchase Agreement, 23616 Purchase Agreement and 23634 Purchase Agreement are collectively referred to as the “Purchase Agreements”.

AGREEMENTS

In consideration of the recitals and the mutual covenants set forth below, the parties agree as follows:

1. Assignment Fee; Other Compensation. Provided that the Conditions Precedent (defined below) are satisfied, Assignee agrees to pay the applicable party, through the escrow, the following amounts at the time stated in Section 2 (and subject in all respects to the Conditions Precedent and other provisions of this Agreement):

(a) $420,000 to Assignor for the total amount of earnest money deposits Assignor has made under the Purchase Agreements (the “Deposits”);

(b) $200,000 to the 23600 Seller as a deposit toward the purchase of the 23600 Property pursuant to the New 23600 Purchase Agreement (the “Hertz Lot Fee”); and

(c) $600,000 to Assignor (the “Assignment Fee”) for the assignment of the Assigned Contract and Assigned Rights contemplated in this Agreement.

2. Timing of Payments. The deposits made by Assignee in accordance with the terms of Section 1 shall be paid to the respective person at the times and in the manner set forth below, subject in all respects to the Conditions Precedent and other provisions of this Agreement:

(a) The Deposits and the Hertz Lot Fee shall be due at Closing (defined below). The Deposits shall be paid to Assignor through Birmingham Title Agency, liz@birminghamtitle.net, 26000 West 12 Mile Rd, Southfield, MI 48034, (248) 633-2737 (“Escrow Agent”).

(b) The Hertz Lot Fee shall be paid to the 23600 Seller through Escrow Agent concurrently with the execution of the New 23600 Purchase Agreement, provided that the Hertz Lot Fee shall be paid no earlier than the Closing.

3. Closing Date. Unless this Agreement is sooner terminated, and subject to the Conditions Precedent and terms of this Agreement, the closing of the transactions contemplated by this Agreement (“Closing”) shall occur through escrow with Escrow Agent on November 30, 2022 (the “Closing Date”).

4. Closing Documents. On or before the Closing Date, subject to the Conditions Precedent and terms of this Agreement, the applicable parties shall deposit the referenced documents (all of the following documents, the “Closing Documents”) and funds into the escrow maintained by Escrow Agent:

(a) Assignee shall deposit the sum of $1,515,000 into the escrow maintained by Escrow Agent, comprised of the Deposits ($420,000), the Hertz Lot Fee ($200,000), the Assignment Fee ($600,000), and the funds required pursuant to the 23616 Purchase Agreement to consummate the closing thereunder ($295,000).

(b) Assignor and Assignee shall execute and deliver to Escrow Agent an Assignment and Assumption Agreement in the form attached hereto as Exhibit C (the “Assignment Agreement”), assigning Assignors right, title and interest in the Properties and the Purchase Agreements to Assignee.

(d) Assignee shall execute, and Assignor shall cause Tenant to execute, the Lease and TN and AK shall execute the Guaranty.

(e) Assignor, TN, AK (collectively, the “Repurchasers”) and Assignee shall execute that certain Real Estate Repurchase Agreement attached hereto as Exhibit D (the “Repurchase Agreement”), whereby the Repurchasers are required to repurchase the Properties from Assignee under certain conditions.

(f) TN and AK shall execute that certain Promissory Note attached hereto as Exhibit E (the “Note”), securing the Assignor’s, TN and AK’s obligation to repurchase the Properties pursuant to the Repurchase Agreement.

(g) Assignee shall execute those certain Parking Agreements for parking at the 23600, and 23634 Woodward Properties with Rapid Fish 2, LLC.

5. Closing Procedures and Disbursements. At Closing (or later date as specified below), subject to the Conditions Precedent and terms of this Agreement, Escrow Agent is instructed to take the following actions:

(a) Send the fully executed Assignment Agreement to Assignor and Assignee.

(b) Send the fully executed New 23600 Purchase Agreement to Assignee.

(d) Send the fully executed Repurchase Agreement and Note to the Repurchasers and Assignee.

(e) Send the fully executed Parking Agreements to the Assignee and Tenant.

(f) Disburse the Deposits to Assignor.

(g) Disburse the Hertz Lot Fee to the 23600 Seller.

(h) Disburse the Assignment Fee to Assignor.

6. Covenants, Representations and Warranties of Assignor. Assignor covenants, represents and warrants to Assignee that:

(a) The Purchase Agreements provided by Assignor to Assignee are true, correct and complete copy of the Purchase Agreements and that there are no other agreements or understandings of any kind in place between Assignor and Sellers with respect to the Assignor’s purchase of the Properties from Sellers.

(b) Prior to Closing, Assignor shall not amend or modify the Purchase Agreements without the express written consent of Assignee, which may be withheld in Assignee’s sole discretion.

(c) Assignor’s interest in the Assigned Contract and Assigned Rights is free and clear of any security interest, pledge, restriction, encumbrance, claim, lien or charge of any kind.

(d) Assignor is not a “foreign person,” “foreign partnership,” “foreign trust” or “foreign estate” as those terms are defined in Section 1445 of the Internal Revenue Code.

(e) Assignor has the requisite power and authority to enter into this Agreement and all documents and agreements contemplated herein. This Agreement and documents and agreements contemplated herein, when executed, will be duly authorized by all necessary action on the part of Assignor and have been or will be duly executed and delivered by Assignor. Assignor’s execution, delivery and performance of this Agreement and of the documents and agreements contemplated herein will not conflict with or result in violation of any agreement by which Assignor is bound, any judgment, order or decree of any court or arbiter.

(f) Assignor has not received written notice nor has knowledge of any action, litigation, condemnation or proceeding of any kind pending or threatened against Assignor or against any portion of the Properties. Assignor (A) has not applied for, or consented to, and is not is subject to the appointment of a receiver, trustee, custodian, liquidator or other similar official for itself or for all or a substantial part of its assets; (B) is not subject to a bankruptcy, insolvency, reorganization, liquidation, dissolution or similar proceeding, and has not admitted in writing its inability to pay its debts as they become due; (C) has not made an assignment for the benefit of creditors; (D) has not filed a petition or an answer seeking, consenting to, or acquiescing in a reorganization or an arrangement with creditors, or sought to take advantage of any bankruptcy law, insolvency law or other law for the benefit of debtors; or (E) has not filed an answer admitting the material obligations of a petition filed against it in any bankruptcy, insolvency, reorganization, liquidation, dissolution or similar proceeding. To the best of Assignor’s knowledge, no Seller has not received written notice nor has knowledge of any action, litigation, condemnation or proceeding of any kind pending or threatened against Seller or against any portion of the Property.

(g) Neither Assignor nor any Seller has received written notice from any governmental authority having jurisdiction over the Property of any violation of any applicable law, rule, regulation or code of any such governmental authority which has not been cured or remedied.

(h) Assignor has not received any notice from any Seller of an actual or alleged breach or default by Assignor under any of the Purchase Agreements, nor have any events arisen, acts committed, or omissions made which, now or with the passage of time, could cause Assignor to breach or default any Purchase Agreement.

(i) Assignor has no knowledge of Title to the Properties being subject to any liens or encumbrances other than those shown the title insurance commitments (such exceptions, the “Permitted Exceptions”) prepared by Birmingham Title Agency: with respect to the 23600 Property, Order No. BT-9874 with an effective date of December 1, 2021; with respect to the 23616 Property, Order No. BT-9432 with an effective date of August 27, 2021; and with respect to the 23634 Property, Order No. BT-9981 with an effective date of January 14, 2022 (collectively, the “Assignor Title Commitment”).

(j) At Closing, Assignor will execute and deliver such documentation as Escrow Agent may require to cause Escrow Agent to update the Assignor Title Commitment to show Assignee as the proposed insured and to remove any and all exceptions or requirements relating to Assignor’s interest in any of the Assigned Contract and Assigned Rights.

(k) The representations and warranties of Assignor in this Agreement will survive Closing.

7. Assignee Conditions. Assignee shall not be obligated to close and may terminate this Agreement by written notice to Assignor if any of the following conditions are not satisfied at Closing (collectively, the “Conditions Precedent”):

(a) Assignor or Sellers shall not have transferred, encumbered or restricted any of the Properties or any interest therein, or created or permitted to be created any easements on the Properties or any leasehold or other interests therein without the express written consent of Assignee.

(b) Sellers shall have consented in writing to the Assigned Contract and Assigned Rights from Assignor to Assignee.

(c) Assignee and Rapid Fish 2 LLC (“Tenant”) shall have executed an absolute triple net lease agreement (the “Lease”) for the Properties and any ancillary documents, in form and substance acceptable to Assignee. Tenant shall have caused TN and AK to guaranty the Lease in form and substance acceptable to Assignee (the “Guaranty”).

(d) All Closing Documents are fully executed and deposited into the escrow account maintained by the Escrow Agent.

(e) The representations and warranties made by Assignor in this Agreement shall be true in all material respects as of the Closing Date with the same effect as though such representations and warranties had been made or given at the Closing and Assignor shall have performed and complied in all respects with Assignor’s obligations under this Agreement which are to be performed or complied with by Assignor prior to or at the Closing, and no default or breach by Assignor shall have occurred and be continuing.

(f) Assignee shall have received from Escrow Agent an unconditional commitment to issue to Assignee, an owner’s title policy on ALTA form as approved by Assignee, insuring Assignee as the fee owner of the 23616 Property subject only to the Permitted Exceptions, in the total amount of the purchase price for the 23616 Property pursuant to the 23616 Purchase Agreement, which owner’s title policy shall include extended coverage and/or such endorsements as Assignee may request.

(g) There are no failed or unsatisfied conditions to closing under the Purchase Agreements, nor are there any breaches or defaults by the parties thereto. The physical condition of the Properties are in substantially the same on the Closing Date as on the Effective Date.

In the event that any of the foregoing conditions have not been satisfied or waived by Assignee as of the scheduled Closing Date and provided the failure to satisfy or waive any such condition is not attributable to a breach or default of this Agreement by Assignee, Assignee shall have the right to terminate this Agreement.

8. Brokers. Assignor represents and warrants to Assignee that in connection with the transaction between Assignor and Assignee contemplated hereby, no third-party broker or finder has been engaged or consulted by Assignor or is entitled to compensation or commission in connection herewith. Assignor will defend, indemnify and hold harmless Assignee from and against any and all claims of Assignor Broker or any other brokers, finders or any like third party claiming any right to commission or compensation by or through acts of Assignor in connection herewith. Assignee represents and warrants to Assignor that in connection with the transaction contemplated hereby, no third-party broker or finder has been engaged or consulted by Assignee or is entitled to compensation or commission in connection herewith. Assignee will defend, indemnify and hold harmless Assignor from and against any and all claims of any other brokers, finders or any like party claiming any right to commission or compensation by or through acts of Assignee in connection herewith. The indemnity obligations hereunder will include, without limitation, all damages, losses, risks, liabilities and expenses (including, without limitation, reasonable attorneys’ fees and costs) arising from and related to matters being indemnified hereunder. This section does not apply to the real estate broker commissions contained in the purchase agreements for the 23600 Property, 23616 Property, and 23634 Property.

9. Costs. Assignor and Assignee shall share equally the costs of the escrow maintained by Escrow Agent. Each party shall bear their own attorneys’ fees except as otherwise provided herein. All other costs shall be apportioned by Escrow Agent in accordance with customary practice in the locality where the Properties are located.

10. Default.

(a) Assignor Default. If Assignor shall (i) fail to consummate the transaction contemplated herein when required to do so pursuant to the provisions hereof and Assignee is ready, willing and able to perform, or (ii) otherwise breach or default under any of the provisions of this Agreement, Assignee shall be entitled to: (A) terminate this Agreement and seek actual damages against Assignor, including but not limited to Assignee’s actual out of pocket costs and expenses (including attorneys’ fees) relating to or arising out of this Agreement; (B) enforce specific performance of the terms, provisions and conditions of this Agreement; or (C) if such default relates to an indemnification obligation or a breach of a warranty or representation by Assignor that is discovered by Assignee after Closing, maintain a suit for actual damages incurred by Assignee as a result of such indemnification, breach or default. In no event will Assignor be liable for consequential or punitive damages.

(b) Assignee Default. If Assignee shall (i) fail to consummate the transaction contemplated herein when required to do so pursuant to the provisions hereof and Assignor is ready, willing and able to perform, or (ii) otherwise breach or default under any of the provisions of this Agreement, then Assignor’s sole and exclusive remedy shall be to terminate this Agreement and obtain the Deposits from Assignee as liquidated damages, in which event Assignee and Assignor shall be relieved of further obligations under this Agreement, at law or in equity. The parties acknowledge that the amount of actual damages which may be incurred by Assignor as a result of Assignee’s default would be impossible or extremely difficult to estimate, and the foregoing determination of liquidated damages is a reasonable estimate of said damages, in lieu of all of Assignor’s other rights and remedies at law or in equity. In no event will Assignee be liable for consequential or punitive damages.

11. Assignor Elected Buy-In. The terms of this section shall govern Assignor’s right to acquire a membership interest in Assignee following the Closing (the “Discretionary Buy-In”). This section survives the Closing.

(a) For the period of one (1) year after the Closing (the “Option Period”), provided the Lease remains in full force and effect and there exists no Event of Default (as defined in the Lease) under the Lease by Tenant, Assignor or an entity owned and controlled by TN and AK (the “Optionee”) shall have the option (the “Option”) to acquire twenty five percent (25%) membership interest in Assignee (the “Membership Interest”) in exchange for cash payment to ZP RE Holdings, LLC or its designee (the “Discretionary Buy-In Price”), calculated as follows: Six Hundred Thousand and 00/100 Dollars ($600,000) plus interest thereon at the rate of twelve percent (12%) per annum starting on the Closing Date and ending on the date of the closing of the Discretionary Buy-In.

(b) To exercise the Option, Optionee must give written notice to Assignee prior to the expiration of the Option Period together with payment of the Discretionary Buy-In Price in cash or immediately available funds and an executed joinder agreement stating Optionee agrees to be bound by the terms and provisions of the Operating Agreement (defined below). Following receipt of the Discretionary Buy-In Price and Optionee’s timely and proper exercise in accordance with subsection (a) above, Assignee agrees to issue Optionee the Membership Interest.

(c) Assignor and Assignee agree to reasonably negotiate the terms of an operating agreement of Assignee (the “Operating Agreement”) following the Closing Date, which Operating Agreement shall provide for (i) customary majority (on the part of ZPRE [defined below]) and minority (on the part of Optionee) terms, (ii) ZPRE shall receive a preferred distribution equal to 100% of the Base Rent (as defined in the Lease) for one (1) year following any rent deferment period as received by Assignee under the Lease, then ZPRE shall receive a preferred distribution of 90% the Base Rent (as defined in the Lease) for the three (3) years to follow, as received by Assignee under the Lease, with the remaining 10% to the other member of Assignee, (iii) in the event Assignee sells or transfers its interest in the Premises, Assignee shall receive a preferred liquidation distribution equal to $1,845,000, which preferred distribution shall be followed by a pro rata split of any remaining proceeds. (iv) mutual consent for the joint venture to borrow indebtedness.

(d) Following the proper issuance of the Membership Interest in accordance with this section to Optionee, the Base Rent (defined in the Lease) pursuant to the Lease for the First Lease Year (defined in the Lease) shall reduce to $34,818.49, and thereafter shall increase in accordance with the terms of the Lease.

(e) From the Effective Date of this Agreement, during the pendency of the Option, Assignee agrees and covenants not to encumber in any way or secure any other agreement or obligation using the Properties.

12. Assignor Required Buy-In. The terms of this section shall govern Assignor’s obligation to acquire a membership interest in Assignee following the Closing (the “Required Buy-In”). This section survives the Closing.

(a) If, at any time following the Closing, ZP RE Holdings, LLC or any entity owned or controlled by ZPRE (“ZPRE”) acquires certain real property owned by Assignor’s affiliate, FL MI RE 16, LLC, with an address of 650 Burton St. SW, Grand Rapids, Michigan (the “Burton Property” and the closing of ZPRE’s purchase of Burton Property, the “Burton Property Closing”), for a purchase price of not more than One Million One Hundred Sixty Thousand and 00/100 Dollars ($1,160,000), then:

(i) Concurrently with or as soon as reasonably possible following the Burton Property Closing, Assignee agrees to issue the Membership Interest to Optionee in consideration for ZPRE’s acquisition of the Burton Property;

(ii) The Base Rent (defined in the Lease) pursuant to the Lease for the First Lease Year (defined in the Lease) shall reduce to $34,818.49, and thereafter shall increase in accordance with the terms of the Lease; and

(iii) Assignor and Assignee agree to reasonably negotiate the terms of the Operating Agreement following the Closing Date, which Operating Agreement shall provide for the terms as stated in Section 11(c) above.

13. Miscellaneous Provisions.

(a) Notices. All notices or other communications required or provided to be sent by either Assignor, Assignee or Escrow Agent shall be in writing and shall be sent (i) by United States Postal Service, postage prepaid, certified, return receipt requested; or (ii) by any nationally known next business day delivery service; or (iii) by courier; or (iv) by email transmission; or (v) in person. All notices shall be deemed to have been given two business days following deposit in the United States Postal Service or upon delivery if sent by next business day delivery service, courier, or personally delivered and upon confirmed transmission if sent via email. All notices shall be addressed to the party at the address below:

If to Assignor, to:	PO Box 1927
	Birmingham, MI 48012
	Email:	Tommy@roundcube.org
		Akattoula@gmail.com

If to TN, to:	PO Box 1927
	Birmingham, MI 48012
	Email: Tommy@roundcube.org

If to AK, to:	255 South Old Woodward, Suite 320
	Birmingham, MI 48009
	Email: Akattoula@gmail.com

If to Buyer, to:	Zoned Properties, Inc.
	8360 E. Raintree Drive, Ste. 230
	Scottsdale, Arizona 85260
	Email: dan.gauthier@zonedproperties.com

If to Escrow Agent, to:	Birmingham Title Agency
	26000 West 12 Mile Rd
	Southfield, MI 48034
	Attn: Elizabeth Casselman
	(248) 633-2737
	liz@birminghamtitle.net

(b) Amendment and Modification. This Agreement may be amended, modified or supplemented only by written agreement of the parties.

(c) Waiver of Compliance. Any failure of one party to comply with any obligation, covenant, agreement or condition herein may be expressly waived in writing by the party benefiting from such obligation, covenant, agreement or condition, but such waiver or failure to insist upon strict compliance with such obligation, covenant, agreement or condition shall not operate as a waiver of, or estoppel with respect to, any subsequent or other failure.

(d) Entire Agreement. This Agreement, together with the other agreements referred to herein, sets forth the entire agreement and understanding of the parties in respect of the subject matter contained herein, and supersedes all prior agreements, promises, covenants, arrangements, communications, representations or warranties, whether oral or written, by any party.

(e) Attorneys’ Fees. In the event of any action or proceeding at law or in equity between Assignor and Assignee (including an action or proceeding between Assignee and the trustee or debtor in possession while Assignor is a debtor in a proceeding under the Bankruptcy Code (Title 11 of the United States Code) or any successor statute to such code and including in any appellate proceeding) to enforce or interpret any provision of this Agreement or to protect or establish any right or remedy of either Party, the unsuccessful Party to such action or proceeding shall pay to the prevailing Party all costs and expenses, including without limitation reasonable attorneys’ and paralegals’ fees and expenses (including without limitation fees, costs and expenses of experts and consultants), incurred in such action or proceeding, or in connection with any appeal related thereto, together with all costs of enforcement and/or collection of any judgment or other relief. If such prevailing Party shall recover judgment in any such action, proceeding or appeal, such costs, expenses and attorneys’ and paralegals’ and others’ fees shall be included in and as a part of such judgment. All such costs and expenses incurred in enforcing a judgment shall be recoverable separately from and in addition to such judgment. The right to recover attorneys fees, costs and expenses under this Section shall be in addition to, and subject to, any limitation of remedies set forth in this Agreement.

(f) Severability. The invalidity of any provision of this Agreement or portion of a provision shall not affect the validity of any other provision of this Agreement or the remaining portion of the applicable provision.

(g) Further Assurances. Upon reasonable request, from time to time, each party agrees that it shall execute and deliver all documents, make all rightful oaths, testify in any proceeding and do all other acts which may be necessary or desirable in the opinion of any other party to protect or record the rights of the other party arising under this Agreement, or to aid in the prosecution or defense of any rights arising therefrom, all without further consideration.

(h) Governing Law. This Agreement shall be governed by and construed in accordance with the internal laws of the state where the Property is located.

(i) Counterparts; E-mail Signatures. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original and both of which together will constitute one and the same document. This Agreement may be signed electronically in portable document format (“pdf”) and pdf signatures will be binding.

[SIGNATURE PAGE FOLLOWS]

In Witness Whereof, the parties hereto have caused this Agreement to have been executed and delivered as of the Effective Date.

	ASSIGNOR:

	FL MI RE 22, LLC,
	a Michigan limited liability company

	By:	/s/ Thomas Nafso
	Name:	Thomas Nafso
	Its:	Authorized Signatory

	TN:

	/s/ Thomas Nafso
	Thomas Nafso, individually

	AK:

	/s/ Ammar Kattoula
	Ammar Kattoula, individually

	ASSIGNEE:

	ZP RE MI WOODWARD, LLC
	a Michigan limited liability company

	By:	ZP RE HOLDINGS, LLC, an Arizona limited liability company
	Its:	Member

	By:	/s/ Bryan McLaren
	Name:	Bryan McLaren
	Its:	Authorized person

[Signature Page]

LIST OF EXHIBITS

Exhibit A-1 – Legal Description of 23600 Property

Exhibit A-2 – Legal Description of 23616 Property

Exhibit A-3 - Legal Description of 23636 Property

Exhibit B – Buy Sell Agreement for 23600 Property

Exhibit C – Assignment and Assumption Agreements

Exhibit D – Repurchase Agreement

Exhibit E – Promissory Note

[List of Exhibits]

Exhibit A-1

Legal Description of 23600 Property

Land situated in the City of Ferndale, County of Oakland, State of Michigan to wit:

Lots 57, 58, 59 and 60, WOODWARD HEIGHTS SUBDIVISION NO. 2, according to the recorded plat thereof as recorded in Liber 10 of Plats, Page 27, Oakland County Records.

[Exhibit A-1]

Exhibit A-2

Legal Description of 23616 Property

Land situated in the City of Pleasant Ridge, County of Oakland, State of Michigan to wit:

Lots 61, 62, 63 and 64 of Woodland Heights Subdivision No. 2, according to the plat thereof as recorded in Liber 10 of Plats, Page 27, Oakland County Records

[Exhibit A-2]

Exhibit A-3

Legal Description of 23634 Property

Land situated in the City of Pleasant Ridge, County of Oakland, State of Michigan

[Exhibit A-3]

Exhibit B

Buy Sell Agreement for 23600 Property

[SEE ATTACHED]

[Exhibit B]

Exhibit C

ASSIGNMENT AND ASSUMPTION AGREEMENTS

[SEE ATTACHED PAGES]

[Exhibit C]

Exhibit D

REPURCHASE AGREEMENT

[SEE ATTACHED PAGES]

[Exhibit D]

EXHIBIT E

PROMISSORY NOTE

[SEE ATTACHED PAGES]

[Exhibit E]

EX-10.3 4 ea169621ex10-3_zonedpro.htm LICENSED CANNABIS FACILITY ABSOLUTE NET LEASE AGREEMENT, DATED AS OF NOVEMBER 29, 2022, BY AND BETWEEN ZP RE MI WOODWARD, LLC AND RAPID FISH 2 LLC

Exhibit 10.3

LICENSED CANNABIS FACILITY

ABSOLUTE NET LEASE AGREEMENT

ZP RE MI WOODWARD, LLC

(Landlord or Lessor)

RAPID FISH 2 LLC

(Tenant or Lessee)

TABLE OF CONTENTS

LICENSED CANNABIS FACILITY		1

ARTICLE 1: FUNDAMENTAL LEASE PROVISIONS		1
1.01	Defined Lease Terms	1

ARTICLE 2: PREMISES AND COMMON AREAS LEASED		2
2.01	Premises	2

ARTICLE 3: COMPLIANCE WITH LAW; AS IS		3
3.01	Compliance with Law; AS IS	3

ARTICLE 4: LEASE TERM		3
4.01	Lease Commencement	3
4.02	Option to Extend	3
4.03	Lease Year Defined	3

ARTICLE 5: RENTAL PAYMENTS		4
5.01	Base Rent	4
5.02	Additional Rent	4
5.03	Late Payment	4
5.04	Prepaid Rent	4
5.05	Security Deposit	4

ARTICLE 6: ADDITIONAL RENT AND CHARGES		5
6.01	Real Property Taxes	5
6.02	Tenant’s Personal Property Taxes	5
6.03	Rental Taxes	5
6.04	Payment of Delinquent Taxes	5
6.04	Estimated Payment of Taxes	5

ARTICLE 7: INSURANCE		6
7.01	Tenant’s Insurance	6
7.02	Form of Insurance Certificates	6
7.03	Tenant’s Failure	6
7.04	Waiver of Subrogation	6
7.05	Tenant’s Properties and Fixtures	7
7.06	Indemnification	7
7.07	Damage to Tenant’s Property	7

ARTICLE 8: REPAIRS AND MAINTENANCE; OPERATING COSTS		7
8.01	Repairs and Maintenance	7
8.02	Utilities and Services	8
8.03	Operating Costs	8
8.04	Non-liability of Landlord	8
8.05	Inspection of Premises	9

ARTICLE 9: FIXTURES, PERSONAL PROPERTY ALTERATIONS		9
9.01	Fixtures and Personal Property	9
9.02	Alterations	9
9.03	Liens	10

ARTICLE 10: USE AND COMPLIANCE WITH APPLICABLE LAWS		10
10.01	Premises Use and Compliance with Applicable Laws.	10
10.02	Hazardous Materials	10
10.03	Signs	11
10.04	Absolute Net Lease	11

ARTICLE 11: DAMAGE AND DESTRUCTION		12
11.01	Reconstruction	12
11.02	Excessive Damage or Destruction	12
11.03	Uninsured Casualty	12
11.04	Waiver	12

ARTICLE 12: EMINENT DOMAIN		12
12.01	All of Premises Taken	12
12.02	Less Than All of Premises Taken	12
12.03	Ownership of Award	13

ARTICLE 13: DEFAULT		13
13.01	Events of Default	13
13.02	Remedies	13
13.03	Landlord’s Default	14
13.04	Landlord’s Lien	14
13.05	Tenant’s Property to Remain	15

ARTICLE 14: FILING OF PETITION		15
14.01	Tenant’s Bankruptcy	15

ARTICLE 15: ASSIGNMENT AND SUBLETTING		16
15.01	Prohibition	16
15.02	Excess Rental	16
15.03	Scope	16
15.04	Waiver	16
15.05	Change in Control	16

ARTICLE 16: ESTOPPEL CERTIFICATE, ATTORNMENT AND SUBORDINATION		17
16.01	Estoppel Certificate	17
16.02	Attornment	17
16.03	Subordination	18
16.04	Recording	18

ARTICLE 17: MISCELLANEOUS		18
17.01	Notices	18
17.02	Successors Bound	18
17.03	Waiver	18
17.04	Subdivision and Easements	18
17.05	Landlord’s Reserved Rights	19
17.06	Accord and Satisfaction	19
17.07	Limitation of Landlord’s and Tenant’s personal liabilities	19
17.08	Survival	19
17.09	Attorneys’ Fees	19

17.10	Captions and Article Numbers	19
17.11	Severability	20
17.12	Governing Law, Dispute Resolution and Venue	20
17.13	Submission of Lease	20
17.14	Surrender and Holding Over	20
17.15	Parking	21
17.16	Quiet Enjoyment	21
17.17	Broker; Agency Disclosure	21
17.18	Landlord’s Right to Perform	21
17.19	Assignment by Landlord	21
17.20	Entire Agreement	22
17.21	Guarantor	22
17.22	Exhibits	22
17.23	Time	22
17.24	Prior Agreement or Amendment	22
17.25	Excused Delays	22
17.26	Authority to Bind Tenant	22
17.27	Interpretation	22
17.28	Anti-Terrorism and AML Representation and Indemnification	23
17.29	Landlord’s Right to Terminate	23
17.30	Tenant’s Representations, Warranties and Covenants	23

EXHIBIT A: LEASE COMMENCEMENT		A-1
EXHIBIT B: RENTAL PAYMENT SCHEDULE		B-1
EXHIBIT C: SITE AND LEGAL DESCRIPTION		C-1
EXHIBIT D: GUARANTY OF PAYMENT AND PERFORMANCE		D-1

iii

LICENSED CANNABIS FACILITY

ABSOLUTE NET LEASE AGREEMENT

This LEASE (“Lease” or “Agreement”) dated as of the Effective Date, is made by and between ZP RE MI WOODWARD, LLC, a Michigan limited liability company (“Landlord” or “Lessor”), and RAPID FISH 2 LLC, a Michigan limited liability company (“Tenant” or “Lessee”).

In consideration of the obligations of Tenant to pay rent and other charges as provided in this Lease and in consideration of the other terms, covenants and conditions hereof, Landlord leases to Tenant and Tenant leases from Landlord the Premises for the Term and subject to the terms and conditions set forth herein.

ARTICLE 1: FUNDAMENTAL LEASE PROVISIONS

1.01 Defined Lease Terms

The following terms shall have the meanings specified in this Section, unless otherwise specifically provided. Other terms may be defined in other parts of this Lease.

(A) Landlord	ZP RE MI WOODWARD, LLC

(B) Landlord’s Address	c/o Zoned Properties, Inc. 8360 E. Raintree Dr., Ste. 230 Scottsdale, Arizona 85260

(C) Tenant	RAPID FISH 2 LLC

(D) Tenants Address	PO Box 1927 Birmingham, MI 48012

(E) Tenant Use	Licensed medical and adult use marijuana retail dispensary in accordance with the laws of the State of Michigan, Cannabis Regulatory Agency regulations and rules, and all other state, county and local laws, rules or and regulations from any governmental entity, applicable licensure requirements, and the regulations and uses incidental thereto (collectively, “Cannabis Laws”), and no other use without Landlord’s prior written consent.

(F) Building & Premises	That approximately 5,172 square foot building and other improvements located at 23600, 23616 and 23622, and 23634 Woodward Ave, Pleasant Ridge. MI 48069, as described in Exhibit C

(G) Property	Real Property described in Exhibit C

(H) Initial Term	Commencing as of the Commencement Date described in Section 5.01 and continuing Fourteen (14) years after Tenant starts paying the full Base Rent

(I) Renewal Terms	Two (2) five (5) year terms, subject to the provisions of Article 4
(J) Commencement Date	December 1, 2022
(K) Rent Commencement Date	April 1, 2023
(L) Deferred Rent	Months 1-2 100% deferred Months 3-4 50% deferred

(M) Base Rent	Exhibit B

(N) Prepaid Rent	N/A

(O) Security Deposit	$50,000

(P) Landlord Broker	None

(Q) Tenant Broker	None

ARTICLE 2: PREMISES AND COMMON AREAS LEASED

2.01 Premises

	(a)	Lease of Premises. Landlord hereby leases to Tenant, without any representation or warranty, express or implied, on the part of Landlord, and Tenant hereby leases from Landlord, subject to the provisions of this Lease, certain premises described in Exhibit C (the “Building” or the “Premises”) owned by Landlord. The Site Plan attached to this Lease, if any, is attached for general reference purposes only and shall not constitute a representation or warranty by Landlord to be the final plan of the Building, location of the Building, or to require Landlord to build any improvements, or to otherwise comply with the site plan or require Landlord to lease space to a particular tenant or type of tenant.

	(b)	Measurement of Premises. The terms “Rentable Area of the Premises,” “rentable square feet,” “actual square footage” and words of similar importance (whether or not spelled with initial capitals) as used in this Lease will be defined as the total floor area constituting the Premises as measured from the unfinished outside of the exterior Building walls to the opposite unfinished outside of like exterior Building walls. “Rentable Area of the Premises” shall also include any mezzanine space as measured from the outside of the exterior Building walls to like outside exterior Building walls and from outside exterior Building walls to the termination of the mezzanine deck, and all equipment closets. Tenant acknowledges that, except as otherwise expressly set forth in this Lease, neither Landlord nor any agent, property manager or broker of Landlord has made any representation or warranty with respect to the Premises or the Building or their suitability for the conduct of Tenants business.

(c)

Contingent Nature of Lease. The parties acknowledge that, as of the Commencement Date, Landlord has acquired a certain portion of the Premises known as 23616 and 23622 Woodward Avenue, Pleasant Ridge, MI 48069 (the “Acquired Premises”) and Landlord has an equitable interest in the remainder of the Premises that is not the Acquired Premises (the “Contingent Premises”). The Lease is effective, valid and binding as to the Acquired Premises on the Commencement Date. The Lease is contingent, solely with respect to Landlord’s obligations hereunder, as to the Contingent Premises, until Landlord acquires all the Contingent Premises. There shall be no abatement of rent based on Landlord’s acquisition of the Contingent Premises except as provided below; provided, Landlord agrees to give Tenant written notice following its acquisition of the Contingent Premises. If the Landlord does not acquire the Contingent Premises pursuant to the purchase agreements for such Contingent Premises, then the annual Base Rent for the First Lease Year shall be reduced by an amount equal to the product of (i) the outstanding purchase price for the Contingent Premises not acquired, and (ii) 11%. Notwithstanding the foregoing, the Landlord shall not be required to demise and lease that certain portion of the Contingent Premises known as 23600 Woodward Ave until it is acquired by Landlord and the current lease to Hertz expires on March 31, 2023.

ARTICLE 3: COMPLIANCE WITH LAW; AS IS

3.01 Compliance with Law; AS IS

	(a)	Tenant accepts the Premises strictly on an “AS IS” basis, without any representations or warranties from Landlord. Tenant agrees to comply with all applicable federal (to the extent not in conflict with the Cannabis Laws), state and local laws, statutes, rules, regulations, requirements, codes, and ordinances in effect, or subsequently passed into effect, as of and after the Commencement Date, including without limitation Cannabis Laws, Environmental Laws and the Americans With Disabilities Act (collectively, “Laws”).

(b)

Tenant, at its sole cost and expense, shall observe and comply with all Laws with respect to the Premises. Without limiting the generality of the foregoing, subject to Landlord’s prior written consent as provided herein, Tenant shall make any structural changes or additions to the Premises that are required, in order to comply with all Laws, including any requirements of Tenant’s business operations. Landlord makes no representations or warranties to Tenant, and hereby disclaims any and all representations or warranties to Tenant, concerning the Premises, including without limitation, that as of the Commencement Date, the Premises are (a) in compliance with Laws; or (b) free from hazardous materials, including without limitation asbestos, lead paint and polychlorinated biphenyl. “Environmental Laws” shall include, but not be limited to, the Resource, Conservation and Recovery Act of 1976, 42 U.S.C. Section 6901, et seq.; the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. Section 9601, et seq.; the Clean Water Act, 33 U.S.C. Section 1251, et seq.; the Toxic Substance Control Act, 15 U.S.C. Section 2601, et seq.; the Safe Drinking Water Act, 42 U.S.C. Section 201,300f to j-9 and any and all environmental laws of the State of Michigan and any and all amendments to such Environmental Laws. Tenant agrees to hold harmless Landlord, and hereby waives all rights and claims of contribution against Landlord, with respect to any violations or alleged violations of Environmental Laws or any other Laws concerning the Premises, including claims that relate to periods prior to the Commencement Date.

ARTICLE 4: LEASE TERM

4.01 Lease Commencement

The duration of the period of this Lease (as extended by Section 4.02 below, the “Term”) shall commence on the Commencement Date as confirmed or otherwise stated in Exhibit A and shall continue through the Initial Term stated in Section 1.01(H). Notwithstanding the foregoing, in the event Landlord is delayed in the delivery of the Premises to Tenant due to a delay caused by Tenant or for any other reason outside of Landlord’s control, the Commencement Date shall not be changed or modified.

4.02 Option to Extend

Tenant shall have the option, exercisable by written notice to Landlord given not later than one hundred eighty (180) days prior to the expiration of the then current Term, to extend the Term for two (2) further terms of five (5) years each on the same terms and conditions as provided in this Lease, except that:

(a)

Landlord shall have no obligation to make any improvements to the Premises.

(b)

For each Lease Year during the extended Term, Base Rent for such extended Term shall be increased by three percent (3%) each Lease Year.

(c)

There shall be no option to further extend the Term.

Notwithstanding the foregoing, any option to extend the Term shall be deemed null and void, without the requirement of any notice and at Landlord’s discretion, if one or more of the following has occurred:

Tenant has been late in the payment of Rent, beyond any applicable cure period, on more than two (2) occasions within any Lease Year and Landlord has provided Tenant notice of such. If Landlord fails to provide notice under this Paragraph 4.02(1), then Landlord waives the ability to enforce this against any Tenant extension hereunder.

Tenant is in default in the performance of any of its obligations under this Lease at the time Tenant exercises the option to extend or at the commencement of the extended Term.

Tenant has failed to give written notice to Landlord one hundred eighty (180) days prior to the expiration of the then current Term.

4.03 Lease Year Defined

The “First Lease Year” means the period beginning on the Rent Commencement Date and ending on the last day of the twelfth full calendar month thereafter; provided, however, if the Commencement Date is not the first day of a month, then the First Lease Year shall commence on the Commencement Date and shall continue for the balance of the month in which the Commencement Date occurs and for a period of twelve (12) full calendar months thereafter. “Lease Year” means each successive twelve (12) month period after the First Lease Year occurring during the Term. The First Lease Year shall also be considered a Lease Year.

ARTICLE 5: RENTAL PAYMENTS

5.01 Base Rent

The Base Rent shall be as set forth in Exhibit B and shall be adjusted annually on each anniversary of the Rent Commencement Date as set forth in Section 1.01. The Base Rent shall be paid in advance on the first day of each and every month during the Term to Landlord at the address set forth in Section 1.01 hereof or at such other place as Landlord may direct in writing, without any prior notice or demand therefor and without any abatement, deduction, offset or setoff whatsoever. If the Term commences on any day other than the first day of a calendar month and/or ends on any day other than the last day of a calendar month, Base Rent for the fraction(s) of a month at the commencement and/or upon the expiration of the Term shall be prorated based upon the actual number of days in such fractional month(s).

Notwithstanding the foregoing, so long as there is no Event of Default by Tenant under this Lease, Landlord agrees to defer Base Rent of Tenant for the time and in the amount stated in Section 1.01 hereof (the “Deferred Rent”). Deferred Rent shall be due and payable in lump sum on Landlord’s demand if Tenant commits an Event of Default hereunder.

5.02 Additional Rent

In addition to Base Rent, Tenant shall pay to Landlord all sums of money and other charges required to be paid by Tenant under this Lease, including but not limited to any amounts owing under any declaration or covenants, conditions and restrictions affecting the Premises (all such sums being herein deemed “Additional Rent’’), and whether or not the same are designated “Additional Rent” the same shall be payable in lawful money of the United States of America without deduction, set-off or abatement whatsoever. Any Additional Rent provided for in this Lease shall become due with the next monthly installment of Base Rent. The term “Rent” as used in this Lease, shall refer collectively to Base Rent and Additional Rent. If, at any time, there are amounts due hereunder by Tenant, Landlord may (but shall not be obligated to) invoice Tenant for such costs as Additional Rent, and Tenant shall pay such Additional Rent within the lesser of ten (10) days after the date of the invoice, or the period specified for such cost in this Lease.

5.03 Late Payment

Tenant acknowledges that late payment by Tenant of any Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Landlord by its lender. Accordingly, if any Rent is not received by Lessor within five (5) days after such amount is due, then, without any requirement for notice to Tenant, Tenant shall immediately pay to Landlord a late charge equal to $500. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment. Acceptance of such late charge by Landlord shall in no event constitute a waiver of any breach or default with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Landlord’s option, become due and payable quarterly in advance.

Any monetary payment due to Landlord hereunder, other than late charges, not received by Landlord when due shall bear interest from the 31st day after it was due. The interest (“Interest” or “Overdue Rate”) charged shall be computed at the rate of 12% per annum but shall not exceed the maximum rate allowed by law.

5.04 Prepaid Rent

None.

5.05 Security Deposit

As of the parties’ execution of this Lease, Tenant shall deliver the Security Deposit in the amount described in Section 1.01 to Landlord. Upon the occurrence of any Event of Default, Landlord shall have the right to apply all or any portion of the Security Deposit towards any amounts owing under this Lease and to compensate Landlord for all damages and costs sustained by Landlord resulting from or in connection with such Event of Default. In the event of any such application of the Security Deposit by Landlord, Tenant shall upon demand deliver to Landlord the sum required to restore the Security Deposit to the amount set forth in Section 1.01. Provided that no Event of Default shall exist (and no breach or default by Tenant exists) at the expiration or termination of this Lease, Landlord shall return any remaining unapplied portion of the Security Deposit to Tenant within thirty (30) days after the date of such expiration or termination. Landlord shall be entitled to commingle the Security Deposit with Landlord’s general funds and shall have no obligation to pay Tenant interest on the Security Deposit. In the event of a transfer of Landlord’s interest in this Lease during the Term hereof, provided Landlord transfers the then unapplied Security Deposit to the transferee, Landlord shall be discharged from any further liability with respect to the Security Deposit.

ARTICLE 6: ADDITIONAL RENT AND CHARGES

6.01 Real Property Taxes

From and after the Effective Date, subject to terms and conditions of this Section 6.01, Tenant shall be responsible for and shall pay prior to delinquency, any and all Real Property Taxes. Landlord and Tenant agree to use commercially reasonable efforts to cause the tax assessor having jurisdiction over the Property to issue duplicate (or, if duplicate is not feasible, then separate) property tax bills to Landlord and Tenant, provided that if duplicate or separate tax bills shall not be issued by the tax assessor, the property tax bills shall be sent to Tenant. If Tenant receives any real property tax bill less than ten (10) days prior to the delinquency date for such Real Property Taxes, Tenant shall exercise commercially reasonable efforts to pay such tax bill prior to the delinquency date. Tenant shall not be obligated to pay for the following (referred to as the “Excluded Taxes”): any income taxes imposed on Landlord (it being understood that any sales taxes or similar taxes on the Rent and other proceeds received by Landlord under this Lease shall be the responsibility of Tenant).

“Real Property Taxes” shall consist of all real estate taxes, leasehold excise taxes and all other taxes relating to the Building and the Premises, all other taxes which may be levied in lieu of real estate taxes, all assessments, local improvement districts, assessment bonds, levies, fees and other governmental charges, including, but not limited to, charges for traffic facilities and improvements, water service studies, and improvements or amounts necessary to be expended because of governmental orders, whether general or special, ordinary or extraordinary, unforeseen as well as foreseen, of any kind and nature for public improvements, services, benefits, or any other purpose, which are assessed, levied, confirmed, imposed or become a lien upon the Building or any portion of the Premises, or become payable during the Term (or which become payable after the expiration or earlier termination hereof and are attributable in whole or in part to any period during the Term hereof), together with all costs and expenses incurred by Landlord in contesting, resisting or appealing any such taxes, rates, duties, levies or assessments. Real Property Taxes exclude any franchise, estate, inheritance or succession transfer tax of Landlord, or any federal or state income, profits or revenue tax or charge upon the net income of Landlord from all sources; provided, however, if at any time during the Term there is levied or assessed against Landlord a federal, state or local tax or excise tax on rent, or any other tax however described on account of rent or gross receipts or any portion thereof, Tenant shall pay those taxes to Landlord as Additional Rent.

6.02 Tenant’s Personal Property Taxes

Tenant shall pay, prior to delinquency, any and all taxes and assessments levied upon all personal property of Tenant, including trade fixtures, inventories and other real or personal property placed or installed in and upon the Premises by Tenant (collectively, “Personal Property Taxes”). If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property or if the assessed value of the Building is increased by the inclusion therein of a value placed upon such real or personal property or trade fixtures of Tenant, and if Landlord pays the taxes based upon such increased assessment, Tenant shall, upon demand, repay to Landlord the taxes so levied or the portion of such taxes reusing from such increase in the assessment. Tenant shall deliver to Landlord reasonable documentation evidencing Tenant’s compliance with the foregoing payment obligations.

6.03 Rental Taxes

In addition to Base Rent, Tenant shall pay Landlord all transaction privilege, sales, rental, excise, use, and/or other taxes levied upon or assessed against Landlord by any governmental authority having jurisdiction, which are measured by the Rent or other charges in any form paid by Tenant to Landlord (collectively with the Real Property Taxes and Personal Property Taxes, the “Taxes”). The amount required to be paid by Tenant to Landlord pursuant to the immediately preceding sentence shall be paid at the time the applicable Rent is due or other charges are due. This section (6.03) shall not include any income related taxes.

6.04 Payment of Delinquent Taxes

If Tenant is delinquent in the payment of any Taxes it is obligated to pay prior to delinquency, Landlord may, in its sole discretion, pay such delinquent amounts, including any interest or penalties due thereon, on behalf of Tenant. To the extent that Landlord has paid such amounts on behalf of Tenant, the aggregate amount thereof plus interest thereon at the Overdue Rate, from the date of Landlord’s payment thereof to the date of Tenant’s payment to Landlord, shall be immediately due and payable to Landlord by Tenant and shall constitute Additional Rent.

6.04 Estimated Payment of Taxes

At Landlord’s option, exercisable upon written notice to Tenant, Tenant shall pay to Landlord each month one-twelfth (1/12^th) of the estimated Real Property Taxes with respect to the Premises for the ensuing year.

ARTICLE 7: INSURANCE

7.01 Tenant’s Insurance

Tenant shall, at its own cost and expense, keep and maintain in full force during the Term and any other period of occupancy of the Premises by Tenant, the following types of insurance with insurance companies approved to engage in business in the State of Michigan, and reasonably approved by Landlord, in the amounts specified and in the form hereinafter provided for:

	(a)	Property, fire, casualty and extended coverage, all risk, insurance on and for the entire Premises and on Tenant’s fixtures, improvements and other property for not less than the full replacement value, together with business interruption coverage, as Landlord may reasonably require. Such policy shall contain an agreed amount endorsement in lieu of a coinsurance clause. If Tenant’s coverage lapses or Tenant fails to maintain any required coverage, Landlord, at its option, may, from time to time, elect to maintain fire, casualty and extended coverage, all risk, insurance on the Premises for not less than the full replacement value, in which event Tenant shall reimburse Landlord for the costs and expenses of such Landlord insurance no later than five (5) days after Tenant’s receipt of Landlord’s invoice for such costs and expenses.

	(b)	Commercial liability insurance insuring Tenant against any liability arising out of the lease, use, occupancy or maintenance of the Premises and all areas appurtenant thereto or business operated by Tenant pursuant to the Lease, including that from personal injury or property damage in or about the Premises, insuring Landlord, and any designated mortgagee of Landlord, and Tenant, and naming Landlord and any designated mortgagee of Landlord as an additional insured therein. Such insurance shall be in the minimum amounts of not less than $2,000,000 per occurrence against liability for bodily injury including death and personal injury for any single (1) occurrence and not less than $2,000,000 per occurrence for property damage, or combined single limit insurance insuring for bodily injury, death and property damage in an amount of not less than $4,000,000. The policy shall insure the hazards of the Premises and Tenant’s operations therein, shall include independent contractor and contractual liability coverage (covering the indemnity contained in Section 7.06 hereof) and shall (a) name Landlord and Landlord’s mortgagee under a mortgage or beneficiary under a deed of trust either having a first lien against the Premises (the “Lender”) as an additional insured; (b) contain a cross-liability provision; and (c) contain a provision that the insurance provided hereunder shall be primary and non-contributing with any other insurance available to Landlord.

	(c)	Workers’ compensation insurance for the benefit of all employees entering upon the Premises as a result of or in connection with the employment by Tenant;

(d)

Such other forms of insurance as may be reasonably required by Landlord or Landlord’s mortgagee to cover future risks against which a reasonably prudent Landlord or Tenant would protect itself.

7.02 Form of Insurance Certificates

All policies shall be written in a form satisfactory to Landlord and authorized to do business in the state in which the Building is situated. Tenant shall furnish to Landlord, prior to Tenant’s entry into the Premises and thereafter within thirty (30) days prior to the expiration of each such policy (or renewal thereof), a certificate of insurance issued by the insurance carrier of each policy of insurance carried by Tenant pursuant hereto, together with a copy of the policy declaration page(s), certifying that such policy(ies) has been issued, provides coverage required by this Article 7 (including name of additional insured entities as required by this Article 7 and a statement that no deductible or self-insurance retention applies to such policy and upon request by Landlord, a copy of each such policy of insurance.

7.03 Tenant’s Failure

If Tenant fails to maintain any insurance required in this Lease, Tenant shall be liable for any loss or cost resulting from said failure, and Landlord shall have the right to obtain such insurance on Tenant’s behalf and at Tenant’s sole expense, the cost of which, plus a fifteen percent (15%) administrative fee, shall be deemed Additional Rent and shall be payable upon Landlord’s demand. This Section 7.03 shall not be deemed to be a waiver of any of Landlord’s rights and remedies under any other Section of this Lease. If Landlord obtains any insurance, which is the responsibility of Tenant to obtain under this Article 7, Landlord agrees to deliver to Tenant a written statement setting forth the cost of any such insurance and any administrative fee charged as provided for under this Section of this Lease.

7.04 Waiver of Subrogation

Each policy evidencing insurance required to be carried by Tenant pursuant to this Article 7 shall contain the following clauses and provisions: (i) that such policy and the coverage evidenced thereby shall be primary and non-contributing with respect to any policies carried by Landlord and that any coverage carried by Landlord be excess insurance; (ii) including Landlord and the parties set forth in Article 7 of this Lease and any other parties designated by Landlord from time to time as additional insured entities; (iii) a waiver by the insurer of any right to subrogation against Landlord and other additional insured entities, its or their agents, employees and representatives which arises or might arise by reason of any payment under such policy(ies) or by reason of any act or omission of Landlord, its agents, employees or representatives; (iv) a severability of interest clause or endorsement; and (v) that the insurer will not cancel or change the coverage provided by such policy without giving Landlord thirty (30) days’ prior written notice. Any policy of insurance required to be carried by Tenant that names the parties set forth in this Article 7 as additional insured entities shall not be subject to a deductible or self-insured retention, it being the intent of the parties that such insurance shall fully and completely insure such additional insured entitles for all loss or expense.

7.05 Tenant’s Properties and Fixtures

Tenant assumes the risk of damage, destruction, theft and loss to any furniture, equipment, machinery, goods, supplies or fixtures which are or remain the property of Tenant. Tenant shall not do or keep anything in or about the Premises, which will in any way tend to increase insurance rates, not including Tenants Use. In no event shall Tenant carry on any activities, which would invalidate any insurance coverage maintained by Landlord or Tenant. If Tenant’s occupancy or business in, or on, the Premises, whether or not Landlord has consented to the same, results in any increase in premiums for any insurance with respect to the Premises, Tenant shall pay any such increase in premiums as Additional Rent within ten (10) days after being billed by Landlord. Tenant shall promptly comply with all reasonable requirements of the insurance underwriters and/or any governmental authority having jurisdiction there over, necessary for the maintenance of reasonable fire and extended insurance for the Premises.

7.06 Indemnification

	(a)	Tenant agrees to indemnify, defend and save Landlord and Landlord’s officers, trustees, directors, partners, beneficiaries, mortgagees, joint venturers, members, or other principals or representatives, disclosed or undisclosed (and their respective successors and assigns) (collectively, “Landlord Parties”) harmless from all claims, actions, judgments, suits, losses, fines, penalties, demands, costs and expenses and liability whatsoever, including reasonable attorneys’ fees, expert fees and court costs (“Indemnified Claims”) on account of (i) any damage or liability occasioned in whole or in part by any use or occupancy of the Premises or by any act or omission of Tenant or any of Tenant’s agents, employees, subtenants, assignees, licensees, contractors or invitees (collectively, “Tenant Parties”); (ii) the use of the Premises by Tenant or any Tenant Parties and conduct of Tenant’s business by Tenant or any Tenant Parties, or any other activity, work or thing done, permitted or suffered by Tenant or any Tenant Parties, in or about the Premises; (iii) any breach by Tenant of any obligations on Tenant’s part to be performed under the terms of this Lease; or (iv) for, from and against all costs and charges, including reasonable attorneys’ and other reasonable professional fees, incurred in and about any of such matters and the defense of any action arising out of the same or in discharging the Building and/or Premises, or any part or any thereof, from any and all liens, charges or judgments which may accrue or be placed thereon by reason of any act or omission of Tenant or any Tenant Parties. In case any action or proceeding is brought against Landlord or any Landlord Parties by reason of any such Indemnified Claims, Tenant, upon notice from Landlord, shall defend the same at Tenant’s expense by counsel approved in writing by Landlord and Landlord’s insurance carrier, which approval shall not be unreasonably withheld. Tenant shall not be liable for damage or injury occasioned by the gross negligence or willful misconduct Landlord or its agents, contractors or employees. Tenant’s indemnification obligation under this Section 7.06(a) shall survive the expiration or earlier termination of this Lease. Tenant’s covenants, agreements and indemnification in in this Article 7 are not intended to and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease.

(b)

In no event shall Landlord, its agents, employees and/or contractors be liable for any personal injury or death or property damage caused by other lessees or their agents, as the case may be, or caused by public or quasi-public work, or for consequential damages arising out of any loss of the use of the Premises or any equipment or facilities therein by Tenant or any person claiming through or under Tenant.

7.07 Damage to Tenant’s Property

Notwithstanding the provisions of Section 7.06 to the contrary, except to the extent due to the gross negligence or willful misconduct of Landlord, Landlord, its agents, employees and/or contractors shall not be liable for (i) any damage to property entrusted to employees or security officers of the Premises, (ii) loss or damage to any property by theft or otherwise, or (iii) any injury or damage to persons or property resulting from fire, explosion, falling substances or materials, steam, gas, electricity, water or rain which may leak from any part of the Premises or from the pipes, appliances or plumbing work therein or from the roof, street, or subsurface or from any other place or resulting from dampness or any other cause. Neither Landlord nor its agents, employees or contractors shall be liable for interference with light. Tenant shall give prompt notice to Landlord and appropriate emergency response officials if Tenant is or becomes aware of fire or accidents in the Premises or of defects therein in the fixtures or equipment.

ARTICLE 8: REPAIRS AND MAINTENANCE; OPERATING COSTS

8.01 Repairs and Maintenance

Tenant shall, at its own cost and expense, maintain the structural and non-structural portions of the Premises in good and tenantable condition consistent with a first class retail premises and otherwise in compliance with all applicable federal, state and local laws, rules, regulations, orders and guidelines now or hereafter in force, and make all repairs to the Premises and every part thereof as needed. Tenant’s obligations under this Section shall include, but not be limited to, modifying, repairing, replacing, installing and maintaining, as applicable, the following: items as are required by any governmental agency having jurisdiction thereof (whether the same is ordinary or extraordinary, foreseen or unforeseen); the roof, exterior walls, structural columns and structural floor or floors of the Premises in good condition interior walls and glass; the interior portions of exterior walls; ceilings; utility meters exclusively serving the Premises (including those outside the Premises if they exclusively serve the Premises); pipes and conduits within the Premises exclusively serving the Premises; all pipes and conduits outside the Premises exclusively serving the Premises between the Premises and the service meter; all fixtures; heating, ventilating and air conditioning (“HVAC”) system exclusively serving the Premises (including all components thereof whether located inside or outside the Premises); sprinkler equipment and other equipment within the Premises exclusively serving the Premises; the storefront and all exterior glass; all of Tenant’s signs (both interior and exterior); locks and closing devices; all window sashes, casements or frames, doors and door frames; and any alterations, additions or changes performed by or on behalf of Tenant (whether structural or non-structural); provided that Tenant shall make no adjustment, alteration or repair of any part of any sprinkler or sprinkler alarm system in or serving the Premises without Landlord’s prior approval.

All broken glass, both exterior and interior, shall be promptly replaced by Tenant with glass of the same kind, size and quality. Tenant shall be responsible for providing all janitorial, cleaning and pest control services within the Premises. All such services shall be provided in accordance with standards customarily maintained for similar first class retail locations. Tenant shall permit no waste, damage or injury to the Premises and Tenant shall initiate and carry out a program of regular maintenance and repair of the Premises, including the painting or refinishing of all areas of the interior and the storefront, so as to impede, to the extent possible, deterioration by ordinary wear and tear and to keep the same in attractive condition. Tenant will not overload the electrical wiring serving the Premises and will install, at its expense, with Landlord’s written approval, any additional electrical wiring required in connection with Tenant’s apparatus. Landlord shall be under no obligation to make any repairs, replacements, reconstruction, alterations, or improvements to or upon the Premises or the mechanical equipment exclusively serving the Premises except as expressly provided for herein.

8.02 Utilities and Services

Tenant shall arrange for all utilities to be furnished to the Premises, including lines for water, electricity, sewage and telephone. Tenant shall pay before delinquency, at its sole cost and expense, all charges for water, heat, electricity, power, telephone service, sewer service charges and other utilities or services charged or attributable to the Premises; provided, however, that if any such services or utilities shall be billed to Landlord, Tenant shall pay to Landlord as Additional Rent, an amount equal to such costs.

8.03 Operating Costs

Tenant shall pay directly, or to Landlord as applicable, all Operating Costs (defined in this section 8.03 below) of the Property in a timely manner and prior to delinquency. In the event that Tenant fails to pay any Operating Cost within ten (10) days after written notice by Landlord to Tenant, and without being under any obligation to do so and without hereby waiving any default by Tenant, Landlord may pay any delinquent Operating Costs. Any Operating Cost paid by Landlord and any expenses reasonably incurred by Landlord in connection with the payment of the delinquent Operating Cost, together with interest thereon at the Overdue Rate from the date paid by Landlord until the date repaid by Tenant, may be billed immediately to Tenant, or at Landlord’s option and upon written notice to Tenant, may be deducted from the Security Deposit. “Operating Costs” means all costs and expenses relating to the ownership, maintenance and operation of the Property including, but not limited to: insurance, maintenance, repair and replacement of the foundation, roof, walls, heating, ventilation, air conditioning, plumbing, electrical, mechanical, utility and safety systems, paving and parking areas, roads and driveways; maintenance, repair and replacement of exterior areas such as gardening and landscaping, snow removal and signage; maintenance, repair and replacement of roof membrane, flashings, gutters, downspouts, roof drains, skylights and waterproofing; painting; lighting; cleaning; refuse removal; security; utilities for, or the maintenance of, outside areas; building personnel costs; asset, property or administrative management fees incurred or attributable to the management of the Property; rentals or lease payments paid by Landlord for rented or leased personal property used in the operation or maintenance of the Premises; and fees for required licenses and permits. Notwithstanding anything to the contrary in this Lease, from and after the ten (10) year anniversary of the Commencement Date, Landlord shall pay for all replacements, which are considered capital expenditures under Generally Accepted Accounting Principles (“GAAP”) (except if required due to the negligence or intentional misconduct of Tenant), and Tenant shall, on an annual basis, reimburse Landlord for the cost of such capital expenditure amortized over the useful life thereof determined under GAAP over the remaining term of this Lease (including extensions) together with interest on the balance of the unreimbursed expenditure at a rate equal to the floating commercial loan rate announced from time to time by J.P. Morgan Chase Bank, a national banking association, or its successor, as its prime rate, plus 3% per annum (the “Prime Rate”) which is in effect on the date the expenditure was incurred by Landlord. Prior to the ten (10) year anniversary of the Commencement Date, Tenant shall be required to pay all such capital expenditures.

8.04 Non-liability of Landlord

Notwithstanding anything to the contrary contained in this Lease, Landlord shall not be in default hereunder or be liable for any damages directly or indirectly resulting from, nor shall the Rent herein reserved be abated or rebated by reason of (a) the interruption or curtailment of the use of the Premises; or (b) any failure to furnish or delay in furnishing any services required to be provided by Landlord, unless and to the extent such failure or delay is caused by any condition created solely by Landlord’s negligence; or (c) the limitation, curtailment, rationing or restriction of the use of water or electricity, gas or any other form of energy or any other service or utility whatsoever serving the Premises or Project.

8.05 Inspection of Premises

Landlord may enter the Premises, in compliance with any and all regulation surrounding Tenant’s use, to inspect, clean, improve or repair the same, to inspect the performance by Tenant of the terms and conditions hereof, show the Premises to prospective purchasers, tenants and lenders and for all other purposes as Landlord shall reasonably deem necessary or appropriate; provided, that Landlord shall use reasonable efforts not to unreasonably interfere with Tenant’s business in exercise of Landlord’s rights hereunder. 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 in, upon or about the Premises, arising from exercise by Landlord of its rights hereunder.

ARTICLE 9: FIXTURES, PERSONAL PROPERTY ALTERATIONS

9.01 Fixtures and Personal Property

Tenant, at Tenant’s expense, may install any necessary trade fixtures, equipment and furniture in the Premises, provided that such items are installed and are removable without damage to the structure of the Premises, including, but not limited to, damage to drywall, doors, door frames and floors. Landlord reserves the right to approve or disapprove of any interior improvements. Such improvements must be submitted for Landlord’s written approval prior to installation, or Landlord may remove or replace such items at Tenant’s sole expense. Said trade fixtures, equipment, furniture, cabling and personal property shall remain Tenant’s property and shall be maintained in good condition while on the Premises and removed by Tenant upon the expiration or earlier termination of the Lease. As a covenant which shall survive the expiration or earlier termination of this Lease, Tenant shall repair, at Tenant’s sole expense, or at Landlord’s election, reimburse Landlord for the cost to repair all damage caused by the installation, use, or removal of said trade fixtures, equipment, cabling, furniture, personal property or temporary improvements. All installations and fixtures shall, at Landlord’s election at any time, become the property of Landlord. If Tenant fails to remove any items required by Landlord prior to or upon the expiration or earlier termination of this Lease, Landlord, at its option and without liability to Tenant, may keep and use them or remove any or all of them and cause them to be stored or sold in accordance with applicable Laws, and Tenant shall, upon demand of Landlord, pay to Landlord as Additional Rent hereunder all costs and expenses incurred by Landlord in so storing and/or selling said items. In the event any such fixtures, equipment, and/or furniture of Tenant are sold by Landlord, the proceeds of such sale shall be applied, first, to all expenses of Landlord incurred in connection with storage and sale; second, to any amounts owed by Tenant to Landlord under this Lease or otherwise, and, third, the remainder, if any, shall be paid to Tenant.

9.02 Alterations

Tenant shall not make or allow to be made any alterations, additions or improvements to the Premises, either at the inception of this Lease or subsequently during the Term, without obtaining the prior written consent of Landlord, in Landlord’s sole discretion. In no event may Tenant make any alteration, addition or improvement that (i) affects the structure or exterior of the Building or any building, mechanical, electrical or life safety systems or (ii) potentially causes the Premises or Building to fail to comply with Cannabis Laws or other Laws. Tenant shall deliver to Landlord the contractor’s name, state license number, a certificate of liability insurance naming Landlord and, at Landlord’s option, Landlord’s Lender(s) as an additional insured, as well as full and complete plans and specifications of all such alterations, additions or improvements, and any subsequent modifications or additions to such plans and specifications, and no proposed work shall be commenced or continued by Tenant until Landlord has received and given its written approval of each of the foregoing. Landlord shall either approve or disapprove any proposed alteration, addition or improvement within ten (10) business days following receipt of all of the foregoing items, and if Landlord fails to deliver notice of disapproval within ten (10) business days following receipt of all the foregoing items, Landlord’s consent is deemed withheld. Landlord’s consent or comments on any such plans shall not be deemed an express or implicit covenant or warrant that any plans or specifications submitted by Tenant are accurate, safe or sufficient or that the same comply with any applicable laws, ordinances, building codes, or the like. Tenant will indemnify, protect, defend and hold Landlord and the Landlord Parties, and the Premises harmless for, from and against any loss, damage, liability, claims, cost or expense, including attorneys’ fees and costs, incurred as a result of any defects in design, materials or workmanship resulting from Tenant’s alterations, additions or improvements to the Premises. All alterations, telephone or telecommunications lines, cables, conduits and equipment and all other additions or improvements to the Premises made by Tenant shall remain the property of Tenant until termination of this Lease, at which time they shall, unless otherwise elected by Landlord by written notice to Tenant, be and become the property of Landlord. Landlord may require Tenant to remove any partitions, counters, railings, telephone and telecommunications lines, cables, conduits and equipment and/or other improvements installed by Tenant, and Tenant shall repair all damage resulting from such removal or shall pay to Landlord all costs arising from such removal if Landlord shall demand the removal of such alterations, additions and improvements prior to lease expiration or earlier termination of this Lease and Tenant fails to remove and repair the Premises prior to Tenant’s vacation thereof. All repairs, alterations, additions and restorations by Tenant hereinafter required or permitted shall be done in a good and workmanlike manner and in compliance with the plans and specifications approved by Landlord and in compliance with all applicable Laws and rules of the insurers of the Premises and as-built plans and specifications shall be provided to Landlord by Tenant upon completion of the work. If required by Landlord, Tenant shall secure at Tenant’s own cost and expense a completion and lien indemnity bond or other adequate security, in form and substance reasonably satisfactory to Landlord. Notwithstanding anything to the contrary herein, Tenant may make those additions, alterations or improvements imposed by applicable Law in order to use the Premises for the purpose intended under this Lease without obtaining the consent of Landlord, but otherwise in strict accordance with the terms of this section.

9.03 Liens

Tenant shall promptly file and/or record, as applicable, all notices of completion provided for by law, and shall pay and discharge all claims for work or labor done, supplies furnished or services rendered at the request of Tenant or at the request of Landlord on behalf of Tenant, and shall keep the Premises free and clear of all contractor’s, mechanics’, materialmen’s and worker’s liens in connection therewith. Landlord shall have the right, and shall be given ten (10) business days written notice by Tenant prior to commencement of the work, to post or keep posted on the Premises, or in the immediate vicinity thereof, any notices of non-responsibility for any construction, alteration, or repair of the Premises by Tenant. If any such lien or notice preceding the filing of any lien is filed, Tenant shall cause same to be discharged of record within ten (10) days thereof. If said lien or potential encumbrance is not timely discharged by Tenant, Landlord may, but shall not be required to, take such action or pay such amount as may be necessary to remove such lien and Tenant shall pay to Landlord as Additional Rent any such amounts expended by Landlord, together with Interest thereon within ten (10) days after notice is received from Landlord of the amount expended by Landlord.

ARTICLE 10: USE AND COMPLIANCE WITH APPLICABLE LAWS

10.01 Premises Use and Compliance with Applicable Laws.

Tenant shall only use the Premises for the purposes described in Section 1.01 above, and uses customarily incidental thereto, and for no other use without the prior written consent of Landlord. Tenant shall, at Tenant’s sole cost and expense, comply with applicable Laws pertaining to Tenant’s business operations, alterations and/or specific use of the Premises. In connection with the immediately preceding sentence, Tenant and Landlord acknowledge their belief that this Lease of the Premises for the intended use relates to activities that they have been advised are lawful under the laws of the State of Michigan, yet not lawful under the laws of the United States.

10.02 Hazardous Materials

	(a)	Defined Terms. “Hazardous Materials” means, among other things, any of the following, in any amount: (a) any petroleum or petroleum derived or derivative product, asbestos in any form, urea formaldehyde and polychlorinated biphenyls and medical wastes; (b) any radioactive substance; (c) any toxic, infectious, reactive, corrosive, ignitable or flammable chemical or chemical compound; and (d) any chemicals, materials or substances, whether solid, liquid or gas, defined as or included in the definitions of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “extremely hazardous wastes,” “restricted hazardous wastes,” “toxic substances,” “toxic pollutants,” “solid waste,” or words of similar import in any federal, state or local statute, law, ordinance or regulation or court decisions now existing or hereafter existing as the same may be interpreted by government offices and agencies. “Hazardous Materials Laws” means any federal, state or local statutes, laws, ordinances or regulations or court decisions now existing or hereafter existing that control, classify, regulate, list or define Hazardous Materials or require remediation of Hazardous Materials contamination.

(b)

Compliance with Hazardous Materials Laws. Tenant will not cause any Hazardous Material to be brought upon, kept, generated or used on the Project in a manner or for a purpose prohibited by or that could result in liability under any Hazardous Materials Law; provided, however, in no event shall Tenant allow any Hazardous Material to be brought upon, kept, generated or used in the Premises or on the Project other than those Hazardous Materials for which Tenant has received Landlord’s prior written consent to bring on (other than small quantities of cleaning or other/industrial supplies as are customarily used by a Tenant in the ordinary course of business in a general industrial business park facility). Tenant, at its sole cost and expense, will comply with (and obtain all permits required under) all Hazardous Materials Laws, groundwater wellhead protection laws, storm water management laws, fire protection provisions, and prudent industry practice relating to the presence, storage, transportation, disposal, release or management of Hazardous Materials in, on, under or about the Premises or the Project that Tenant brings upon, keeps, generates or uses in the Premises or on the Project (including, without limitation, but subject to this Section 10.02, immediate remediation of any Hazardous Materials in, on, under or about the Project that Tenant brings upon, keeps, generates or uses on the Project in compliance with Hazardous Materials Laws) and in no event shall Tenant allow any liens or encumbrances pertaining to Tenant’s use of Hazardous Materials to attach to any portion of the Project. On or before the expiration or earlier termination of this Lease, Tenant, at its sole cost and expense, will completely remove from the Premises or, as applicable, the Project (regardless whether any Hazardous Materials Law requires removal), in compliance with all Hazardous Materials Laws, all Hazardous Materials Tenant causes to be present in, on, under or about the Premises or the Project. Tenant will not take any remedial action in response to the presence of any Hazardous Materials in on, under or about the Premises or the Project, nor enter into (or commence negotiations with respect to) any settlement agreement, consent decree or other compromise with respect to any claims relating to or in any way connected with Hazardous Materials in, on, under or about the Premises or the Project, without first notifying Landlord of Tenant’s intention to do so and affording Landlord reasonable opportunity to investigate, appear, intervene and otherwise assert and protect Landlord’s interest in the Premises and/or the Project. Landlord shall have the right from time to time to inspect the Premises to determine if Tenant is in compliance with this Section 10.02.

	(c)	Notice of Actions. Tenant will notify Landlord of any of the following actions affecting Landlord, Tenant or the Premises or the Project that result from or in any way relate to Tenant’s use of the Premises or the Project immediately after receiving notice of the same: (i) any enforcement, cleanup, removal or other governmental or regulatory action instituted, completed or threatened under any Hazardous Materials Law; (ii) any claim made or threatened by any person relating to damage, contribution, liability, cost recovery, compensation, loss or injury resulting from or claimed to result from any Hazardous Material; and (iii) any reports made by any person, including Tenant, to any environmental agency relating to any Hazardous Material, including any complaints, notices, warnings or asserted violations. Tenant will also deliver to Landlord, as promptly as possible and in any event within five (5) business days after Tenant first receives or sends the same, copies of all claims, reports, complaints, notices, warnings or asserted violations relating in any way to the Premises or the Project or Tenant’s use of the Premises or the Project. Upon Landlord’s written request, Tenant will promptly deliver to Landlord documentation acceptable to Landlord reflecting the legal and proper disposal of all Hazardous Materials removed or to be removed from the Premises. All such documentation will list Tenant or its agent as a responsible party and the generator of such Hazardous Materials and will not attribute responsibility for any such Hazardous Materials to Landlord or Landlord’s property manager.

	(d)	Disclosure and Warning Obligations. Tenant acknowledges and agrees that all reporting and warning obligations required under Hazardous Materials Laws resulting from or in any way relating to Tenant’s use of the Premises or Project are Tenant’s sole responsibility, regardless whether the Hazardous Materials Laws permit or require Landlord to report or warn.

	(e)	Indemnification. Tenant releases and will indemnify, defend (with counsel reasonably acceptable to Landlord), protect and hold harmless the Landlord and the Landlord Parties for, from and against any and all claims, liabilities, damages, losses, costs and expenses whatsoever arising or resulting, in whole or in part, directly or indirectly, from the presence, treatment, storage, transportation, disposal, release or management of Hazardous Materials in, on, under, upon or from the Premises or the Project (including water tables and atmosphere). Tenant’s obligations under this Section include, without limitation and whether foreseeable or unforeseeable, (i) the costs of any required or necessary repair, cleanup, detoxification or decontamination of the Premises or the Project; (ii) the costs of implementing any closure, remediation or other required action in connection therewith as stated above; (iii) the value of any loss of use and any diminution in value of the Premises or the Project, and (iv) consultants’ fees, experts’ fees and response costs. The Tenant’s obligations under this section survive the expiration or earlier termination of this Lease.

(f)

Environmental Site Assessments. Upon request by Landlord during the Term of this Lease, prior to the exercise of any renewal Term and/or prior to vacating the Premises, Tenant will obtain and submit to Landlord an environmental site assessment from an environmental consulting company reasonably acceptable to Landlord.

10.03 Signs

Tenant shall not paint, display, inscribe, place or affix any sign, picture, advertisement, notice, lettering, or direction on any part of the outside of the Building or visible from the outside of the Premises, except as first approved by Landlord in writing. All signage shall comply with Landlord’s sign criteria as adopted and promulgated by Landlord from time to time, and with any declaration or covenants, conditions and restrictions affecting the Premises, and with all Laws.

10.04 Absolute Net Lease

Tenant understands and agrees that this Lease is what is commonly referred to as an absolute net lease. Tenant acknowledges and agrees, without limiting the generality of any other terms or provisions of this Lease, that it is the intent of the parties hereto that any and all amounts paid in this Lease to be paid by Tenant to Landlord, shall be net to Landlord, and any and all costs, expenses, sums, and charges incurred in connection with any common areas associated with or relating to the Premises or in connection with the operations thereon, including any and all Taxes, management and administrative fees and costs of repair, maintenance and operation of the Premises shall be paid by Tenant.

ARTICLE 11: DAMAGE AND DESTRUCTION

11.01 Reconstruction

If any part of the Premises is damaged or destroyed during the Term, Tenant shall diligently repair or rebuild it to substantially the condition in which it existed immediately prior to such damage or destruction, provided that Landlord shall have the right (by written notice to Tenant) to repair or rebuild the Premises at Tenant’s sole cost and expense, in which event Tenant shall promptly provide Landlord with the funds necessary, including insurance proceeds, to repair and restore the Building/Premises, as such repairs and restoration progresses, including on a monthly basis, as Landlord may determine. In no event shall any Rent be abated as a result of any damage or destruction to the Premises.

11.02 Excessive Damage or Destruction

If the Premises is damaged or destroyed to the extent that at least fifty percent (50%) of the Premises cannot, within Landlord’s reasonable discretion, with reasonable diligence, be fully repaired or restored within the earlier of (i) one hundred twenty (120) days after the date of the damage or destruction, or (ii) the expiration of the Term, Landlord may terminate this Lease by written notice to Tenant within thirty (30) days of the date of the damage or destruction. Tenant may reject Landlords termination and either if Landlord does not terminate the Lease, or Tenant rejects Landlord’s termination, this Lease shall remain in full force and effect. If the Lease remains in effect following any damage or destruction pursuant to this paragraph, Tenant shall be responsible at its sole expense for the reconstruction or reimprovement of the Premises in accordance with Article 9. Notwithstanding the foregoing, if Tenant’s repairs will result in the reconstruction or repair of the building to substantially the same condition that the Premises was in prior to the damage or destruction, Tenant shall not be required to get Landlord’s consent pursuant to Section 9.02.

11.03 Uninsured Casualty

Notwithstanding anything herein to the contrary, in the event of damage to or destruction of all or any portion of the Building, which damage or destruction is not fully covered by the insurance proceeds received by Tenant under the insurance policies described in Article 7, Landlord may terminate this Lease by written notice to Tenant given within sixty (60) days after the date of notice to Landlord that said damage or destruction is not so covered. If Landlord does not elect to terminate this Lease, this Lease shall remain in full force and effect and the Premises shall be repaired and rebuilt in accordance with the provisions for repair set forth in Section 11.01.

11.04 Waiver

This Lease sets forth the terms and conditions upon which this Lease may be terminated in the event of any damage or destruction. Accordingly, except for Tenant’s termination rights specifically set forth in this Article and as expressly set forth elsewhere in this Lease, Tenant hereby waives any right to terminate this Lease by reason of damage or casualty loss pursuant to any present or future laws or case decisions to the same effect.

ARTICLE 12: EMINENT DOMAIN

12.01 All of Premises Taken

If the whole of the Premises shall be taken either permanently or temporarily by any right of eminent domain or conveyance in lieu thereof (each being hereinafter referred to as “condemnation”), this Lease shall terminate as of the day possession shall be taken by the condemning authority.

12.02 Less Than All of Premises Taken

If twenty percent (20%) or more of the square footage in the Premises is taken by condemnation or if the remainder of the Premises is divided in two (2) or more units, then Landlord shall have the right to terminate this Lease upon written notice to Tenant delivered no later than the day possession shall be taken by such condemning authority whereupon this Lease shall terminate as of the day possession shall be taken by such condemning authority. Tenant may reject Landlord’s termination, if in Tenant’s sole discretion, it is still viable for Tenant’s use. If there is a termination of the Lease under this Article, Tenant shall pay Rent and perform all of its other obligations under this Lease up to that date. If this Lease is not so terminated, the square footage of the Premises shall be accordingly adjusted as of the date of the taking, Rent shall be accordingly adjusted and any pre-paid Rent shall be proportionately credited or debited to Tenant. Thereafter, the Rent shall be based on the square footage of the Premises. Landlord agrees, at Landlord’s cost and expense, as soon as reasonably possible, to restore the Premises on the land remaining to a complete unit of like quality and character as existed prior to such appropriation or taking, provided that Landlord shall not be required to expend more on such restoration than the condemnation award received by Landlord (less all expenses, costs, legal fees and court costs incurred by Landlord in connection with such award).

12.03 Ownership of Award

All damages for any condemnation of all or any part of the Premises shall belong to Landlord without any deduction therefrom for any present or future estate of Tenant, and Tenant hereby assigns to Landlord all its right, title and interest to any such award. Although all damages in the event of any condemnation are to belong to Landlord, Tenant shall also have the right to claim and recover from the condemning authority, but not from Landlord, such compensation as may be separately awarded or recoverable by Tenant in Tenant’s own right on account of any and all damage to Tenant’s business by reason of the condemnation and for or on account of any cost or loss which Tenant might incur in removing Tenant’s merchandise, furniture, fixtures, leasehold improvements and equipment provided the same does not reduce Landlord’s award.

ARTICLE 13: DEFAULT

13.01 Events of Default

The occurrence of any of the following events shall constitute an “Event of Default” on the part of the Tenant under this Lease:

	(a)	Tenant fails to pay within five (5) days after the due date any installment of Rent or other payment required pursuant to this Lease without the requirement of any notice, provided that for the first instance each Lease Year of any late payment of Rent or other payment required pursuant to this Lease, Landlord will give written notice to Tenant of its failure and Tenant shall have five (5) business days thereafter to cure.

	(b)	Tenant vacates or abandons the Premises, whether or not Tenant is in default of the Rent payments due under this Lease;

	(c)	Tenant fails to comply with any term, provision, or covenant of this Lease, and such failure is not cured within ten (10) days after written notice thereof to Tenant (said notice being in lieu of, and not in addition to, any notice required as a prerequisite to a forcible entry and detainer or similar action for possession of the Premises); provided that if any such failure does not involve the payment of any monetary sum, is not willful or intentional, does not place any rights or property of Landlord in immediate jeopardy, and is within the reasonable power of Tenant to promptly cure after receipt of notice of such failure, all as determined by Landlord in its reasonable discretion, and if the nature of such cure is such that a longer cure period is necessary, Tenant shall only be in default if Tenant shall have failed to commence such cure within said ten (10) day period and thereafter to have diligently prosecuted such cure to completion within sixty (60) days after Landlord’s written notice of such failure to Tenant;

	(d)	Tenant shall file a petition or be adjudged a debtor or bankrupt or insolvent under the United States Bankruptcy Code, as amended, or any similar law or statute of the United States or any State; or a receiver or trustee shall be appointed for all or substantially all of the assets of Tenant and such appointment or petition, if involuntary, is not dismissed within sixty (60) days of filing;

	(e)	Tenant makes an assignment for the benefit of creditors;

	(f)	Any insurance required to be maintained by Tenant pursuant to this Lease is cancelled or terminated or shall expire or shall be reduced or materially changed, except, in each case, as permitted in this Lease and such default continues for more than ten (10) days after Landlord gives Tenant written notice of such default;

	(g)	Tenant shall attempt or there occurs any assignment, subleasing or other transfer of Tenant’s interest in or with respect to this Lease except as otherwise permitted in this Lease; and/or

(h)

Tenant fails to replenish or increase, as applicable, the Security Deposit in accordance with the provisions of this Lease and such failure continues for more than ten (10) days after Landlord gives Tenant written notice of the same.

13.02 Remedies

(a)

Upon the occurrence of any Event of Default set forth in this Lease, in addition to any other remedies available to Landlord at law or in equity, Landlord shall have the immediate option to terminate this Lease and all rights of Tenant, in the event that Landlord shall elect to so terminate this Lease, then Landlord may recover from Tenant: (i) any unpaid Rent which has been earned at the time of such termination plus Interest at the rates contemplated by this Lease; plus (ii) the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided plus interest at the rates contemplated by this Lease; plus (iii) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus (iv) the unamortized balance of the value of any free rent, tenant improvement costs, commissions and any other monetary concessions provided to Tenant pursuant to this Lease, as amortized over the initial Term of this Lease; plus (v) any other amount necessary to compensate Landlord for all the damages caused by Tenant’s failure to perform Tenant’s obligation under this Lease or which in the ordinary course of things would be likely to result therefrom, including, but not limited to, costs to restore the Premises to good condition, costs to remodel, renovate or otherwise prepare the Premises, or portions thereof, for a new tenant, leasing commissions, marketing expenses, reasonable attorneys’ fees, and free rent, moving allowances and other types of leasing concessions. As used in Subsections 13.02(a) (iii) above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).

	(b)	In the event of any Event of Default by Tenant, Landlord shall also have the right with or without terminating this Lease, to re-enter the Premises, in compliance with any and all applicable Laws or Rules surrounding Tenant’s Use, and remove all persons and property from the Premises if Tenant fails to comply within the ten (10) day period described above; such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Tenant. No re-entry or taking possession of the Premises by Landlord shall be construed as an acceptance of a surrender of the Premises or an election to terminate this Lease unless a written notice of such intention is given to Tenant or unless the termination thereof is decreed by a court of competent jurisdiction.

	(c)	In the event of the vacation or abandonment of the Premises by Tenant or in the event that Landlord elects to re-enter as provided above or takes possession of the Premises pursuant to legal proceedings or pursuant to any notice provided by Law, then if Landlord does not elect to terminate this Lease, Landlord may from time to time, without terminating this Lease, either recover all Rent as it becomes due or re-let the Premises or any part thereof for the Term on terms and conditions as Landlord determines in its sole discretion.

	(d)	In the event that Landlord elects to re-let, the rents received by Landlord from such relating shall be applied: first to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord; second to the payment of any costs of re-letting; third, to the payment of the cost of any alterations and repairs to the Premises; fourth, to the payment of Rent due and unpaid; and the residual, if any, shall be held by Landlord and applied to payment of future Rent as the same shall become due and payable hereunder. Should that portion of such rents received from such re-letting during the month, which is applied to the payment of Rent, be less than the Rent payable during that month by Tenant hereunder, then Tenant shall pay any such deficiency to Landlord immediately upon demand therefor by Landlord. Such deficiency shall be calculated and paid monthly. Tenant shall also pay to Landlord, as soon as is certain, any of the costs and expenses incurred by Landlord in such re-letting or in making such alterations and repairs not covered by the rents received from such re-letting.

(e)

All rights, options and remedies of Landlord contained in this Lease shall be construed and held to be cumulative, and no one of them shall be exclusive of the other, and Landlord shall have the right to pursue any one or all of such remedies or any other remedy or relief which may be provided by law, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified in said waiver. The consent or approval of Landlord to or of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent or approval to or of any subsequent similar acts by Tenant.

13.03 Landlord’s Default

Except as otherwise provided in this Lease, Landlord shall be in default under this Lease if Landlord fails to perform any of its obligations hereunder within a reasonable time after its receipt of written notice from Tenant notifying Landlord of any breach of its obligations under this Lease. If Landlord defaults under this Lease and if, as a consequence of such default, Tenant recovers a money judgment against Landlord, such judgment shall be satisfied against the right, title and interest of Landlord in the Premises including, but not limited to, the rents, proceeds and profits derived therefrom as the same may then be constituted and encumbered, and Landlord shall not be liable for any deficiency. In no event shall Tenant have the right to levy execution against any property of Landlord other than its right, title and interest in the Premises including, but not limited to, the rents, proceeds and profits derived therefrom. Upon any such uncured default by Landlord, Tenant may exercise any of its rights provided at law or in equity; provided, however: (a) Tenant shall have no right to offset or abate rent in the event of any default by Landlord under this Lease, except to the extent offset rights are specifically provided to Tenant in this Lease; (b) Tenant shall have no right to terminate this Lease; and (c) Tenant’s rights and remedies hereunder shall be limited to the extent (i) Tenant has expressly waived in this Lease any of such rights or remedies and/or (ii) this Lease otherwise expressly limits Tenant’s rights or remedies. Notwithstanding anything contained in this Lease to the contrary, the obligations of Landlord under this Lease (including any actual or alleged breach or default by Landlord) do not constitute personal obligations of the individual partners, directors, officers, members or shareholders of Landlord or Landlord’s partners, and Tenant shall not seek recourse against the individual partners, directors, officers, members or shareholders of Landlord or against Landlord’s partners or any other persons or entities having any interest in Landlord, or any of their personal assets for satisfaction of any liability with respect to this Lease. In no event shall Landlord or any Landlord Parties ever be liable pursuant to this Lease for lost profits or consequential, speculative or punitive damages.,.

13.04 Reserved

13.05 Tenant’s Property to Remain

If there is an Event of Default, all of Tenant’s furniture, fixtures, equipment, improvements, additions, alterations, and other personal property shall, that Landlord may lawfully possess, at the election of Landlord, remain on the Premises and, in that event and continuing during the length of said default, Landlord shall have the right to take exclusive possession of same and to use same, without cost, until all defaults are cured or, at its option, at any time during the Term to require Tenant to forthwith remove same.

ARTICLE 14: FILING OF PETITION

14.01 Tenant’s Bankruptcy

Landlord and Tenant (as either debtor or debtor-in-possession) agree that if a petition (“Petition”) is filed by or against Tenant under any Chapter of Title 11 of the United States Code (the “Bankruptcy Code”), the following provisions shall apply:

(a)

Adequate protection for Tenant’s obligations accruing after filing of the Petition and before this Lease is rejected or assumed shall be provided within 15 days after filing in the form of a security deposit equal to three months’ Base Rent and Additional Rent and other Lease charges, to be held by the court or an escrow agent approved by Landlord and the court.

(b)

The sum of all amounts payable by Tenant to Landlord under this Lease constitutes reasonable compensation for the occupancy of the Premises by Tenant.

(c)

Tenant or Trustee shall give Landlord at least 30 days written notice of any vacating or abandonment of the Premises or any proceeding relating to administrative claims. If Tenant vacates or abandons without notice, Tenant or Trustee shall stipulate to entry of an order for relief from stay to permit Landlord to reenter and re-let the Premises.

(d)

If Tenant failed to timely and fully perform any of its obligations under this Lease before the filing of the Petition, whether or not Landlord has given Tenant written notice of that failure and whether or not any time period for cure expired before the filing of the Petition, Tenant shall be deemed to have been in default on the date the Petition was filed for all purposes under the Bankruptcy Code.

(e)

For the purposes of Section 365(b)(1) of the Bankruptcy Code, prompt cure of defaults shall mean cure within 30 days after assumption.

(f)

For the purposes of Section 365(b)(1) and 365(f)(2) of the Bankruptcy Code, adequate assurance of future performance of this Lease by Tenant, Trustee or any proposed assignee will require that Tenant, Trustee or the proposed assignee deposit three months of Base Rent and Additional Rent into an escrow fund (to be held by the court or an escrow agent approved by Landlord and the court) as security for such future performance. In addition, if this Lease is to be assigned, adequate assurance of future performance by the proposed assignee shall require that: (i) the assignee have a tangible net worth not less than the net worth of Tenant as of the Commencement Date or that such assignee’s performance be unconditionally guaranteed by a person or entity that has a tangible net worth not less than the net worth of Tenant as of the Commencement Date; (ii) the assignee demonstrate that it possesses a history of success in operating a business of similar size and complexity in a similar market as Tenant’s business; and (iii) assignee assume in writing all of Tenant’s obligations relating to the Premises or this Lease.

(g)

If Tenant or Trustee intends to assume and/or assign this Lease, Tenant or Trustee shall provide Landlord with 30 days written notice of the proposed action, separate from and in addition to any notice provided to all creditors. Notice of a proposed assumption shall state the assurance of prompt cure, compensation for loss and assurance of future performance to be provided to Landlord. Notice of a proposed assignment shall state: (i) the name, address, and federal tax identification and registration numbers of the proposed assignee; (ii) all of the terms and conditions of the proposed assignment, and (iii) the assignee’s proposed adequate assurance of future performance to be provided to Landlord.

(h)

If Tenant is in default under this Lease when the Petition is filed, Landlord shall not be required to provide Tenant or Trustee with services or supplies under this Lease or otherwise before Tenant assumes this Lease, unless Tenant compensates Landlord for such services and supplies in advance.

ARTICLE 15: ASSIGNMENT AND SUBLETTING

15.01 Prohibition

Tenant shall not assign, mortgage, pledge or otherwise transfer or encumber this Lease, in whole or in part, nor sublet, license, assign, or permit occupancy by any party other than Tenant of all or any part of the Premises (all of the foregoing, a “Transfer”), without the prior written consent of Landlord, which may not be unreasonably withheld. Tenant shall at the time Tenant requests the consent of Landlord, deliver to Landlord such information in writing as Landlord may reasonably require respecting the proposed assignee or subtenant including, without limitation, the name, address, nature of business, ownership, financial responsibility and standing of such proposed assignee or subtenant and Landlord shall have not less than twenty (20) business days after receipt of all required information to elect one of the following: (a) consent to such proposed assignment, encumbrance or sublease, or (b) refuse such consent. In addition, as a condition to Landlord’s consent to any assignment, sublease or encumbrance of this Lease shall be the delivery to Landlord of a true copy of the fully executed instrument of assignment, transfer or encumbrance and an agreement executed by the assignee, sublessee or other transferee in form and substance satisfactory to Landlord and expressly enforceable by Landlord, whereby the assignee assumes and agrees to be bound by the terms and provisions of this Lease and perform all the obligations of Tenant hereunder with respect to the assigned or subleased portion of the Premises. No assignment or subletting by Tenant shall relieve Tenant or Guarantor of any obligation under this Lease, including Tenant’s obligation to pay Base Rent and Additional Rent hereunder except for an assignment or replacement guarantor described in Section 15.06. Any purported assignment or subletting contrary to the provisions hereof without consent shall be void. The consent by Landlord to any assignment or subletting shall not constitute a waiver of the necessity for such consent to any subsequent assignment of subletting.

15.02 Excess Rental

If pursuant to any sublease, Tenant receives rent, either initially or over the Term of the sublease, in excess of the Rent called for hereunder, or in the case of this sublease of a portion of the Premises in excess of such Rent fairly allocable to such portion, after appropriate adjustments to assure that all other payments called for hereunder are appropriately taken into account, Tenant shall pay to Landlord, as Additional Rent hereunder the following percentage of each such payment of rent received by Tenant promptly after its receipt: (i) fifteen (15%) for any portion of 23634 Woodward Ave, (ii) fifty percent (50%) for any portion of 23616 and 23622 Woodward Ave, and (iii) twenty-five percent (25%) for any portion of 23600 Woodward Ave.

15.03 Scope

The prohibition against assigning or subletting contained in this Article 15 shall be construed to include a prohibition against any assignment or subletting by operation of law. If this Lease be assigned, or if the underlying beneficial interest of Tenant is transferred, or if the Premises or any part thereof be sublet or occupied by anybody other than Tenant, Landlord may collect Rent from the assignee, subtenant or occupant and apply the net amount collected to the Rent herein reserved and apportion any excess Rent so collected in accordance with the terms of the immediately preceding paragraph, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of this covenant, or the acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant from the further performance by Tenant of covenants on the part of Tenant herein contained. No assignment or subletting shall affect the continuing primary liability of Tenant (which, following assignment, shall be joint and several with the assignee), and Tenant shall not be released from performing any of the terms, covenants and conditions of this Lease.

15.04 Waiver

Notwithstanding any assignment or sublease, or any indulgences, waivers or extensions of time granted by Landlord to any assignee or sublessee or failure of Landlord to take action against any assignee or sublease, Tenant hereby agrees that Landlord may, at its option, and upon not less than ten (10) days’ notice to Tenant, proceed against Tenant without having taken action against or joined such assignee or sublessee, except that Tenant shall have the benefit of any indulgences, waivers and extensions of time granted to any such assignee or sublessee.

15.05 Change in Control

If Tenant is a limited liability company or a partnership, a withdrawal of or change in general partners or members, in one or more transfers, owning more than a fifty one percent (51%) interest, shall constitute a prohibited transfer and shall be subject to the provisions of this Article 15. If Tenant is a corporation, a transfer of fifty one percent (51%) or more of the corporation’s stock or assets in one or more transfers, or a change in the control of such company pursuant to a merger, consolidation, sale of assets or otherwise of more than fifty one percent shall be deemed for the purposes hereof to be a prohibited transfer, and shall be subject to the provisions of this Article 15.

15.06 Permitted Transfers

Notwithstanding the foregoing, Tenant shall have the right to Transfer, without Landlord’s prior written consent, all of Tenant’s interest in this Lease and the Premises to: (i) any person that as of the date of determination and at all times thereafter directly or indirectly through one or more intermediaries, controls, is controlled by or is under common control with Tenant; (ii) any entity which is the surviving entity in connection with a merger, consolidation or reorganization; or (iii) any entity that purchases all or substantially all of Tenant’s assets (each, a “Permitted Transfer”), provided that (A) Tenant notifies Landlord in writing at least thirty (30) days prior to the effectiveness of such Permitted Transfer, (B) such Permitted Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease, (C) Tenant remains fully liable under this Lease, (D) the person that will be the tenant under this Lease after the Permitted Transfer has a net worth (as of both the day immediately prior to and the day immediately after the Permitted Transfer) that is equal to or greater than the net worth of the transferring Tenant, and (E) Tenant otherwise satisfies the requirements of this Article with respect to such Permitted Transfer. Tenant’s notice to Landlord of such Permitted Transfer shall include information and documentation showing that each of the above conditions has been satisfied, which documentation shall be reasonably acceptable to Landlord. In the event of a permitted transfer pursuant to this Section 15.06, Guarantors may provide replacement guarantor(s) with a combined tangible net worth of at least $25,000,000, then upon the effective date of such assignment or other transfer, Tenant and Guarantor shall be relieved of any further liability under this Lease and the Guaranty. Landlord shall have the right to request and review, and Tenant and Guarantor shall provide, commercially reasonable documentation to confirm that the net worth requirement for such transferee and guarantor(s) has been met as a condition precedent to the effectiveness of the foregoing release. Provided that the foregoing net worth requirement has been met, then if requested by Tenant or Guarantor, Landlord agrees to confirm such release in writing, in which case, upon the replacement guarantor(s) execution of a Guaranty in the form attached as Exhibit D, each of the Guarantors shall be released from their respective obligations as Guarantor hereunder.

In addition, in the event Tenant desires to sublet any portion of the Premises for a use other than Tenant’s Use (and provided Tenant continues to operate Tenant’s Use within the Premises), Tenant shall deliver to Landlord the sublease instrument and any associated documents as provided in Section 15.01, and Landlord agrees not to unreasonably withhold consent from any such sublease. It shall be deemed reasonable for Landlord to withhold consent on any requested sublease or Transfer which may affect the cannabis related entitlements issued for and on the Premises.

ARTICLE 16: ESTOPPEL CERTIFICATE, ATTORNMENT AND SUBORDINATION

16.01 Estoppel Certificate

Within ten (10) days after request by Landlord, or if on any sale, assignment or hypothecation by Landlord of Landlord’s interest in the Premises, or any part thereof, an estoppel certificate shall be required from Tenant, Tenant shall deliver to the requesting party a statement in writing: (a) certifying that this Lease is unmodified and in full force and effect or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect; (b) certifying the dates to which the Rent and other charges are paid in advance, if any; (c) acknowledging that there are not, to such party’s knowledge, any uncured defaults on the part of the requesting party hereunder, or specifying such defaults if they are claimed; and (d) certifying to such other matters, relative to the Premises, this Lease and Tenant, as Landlord may request. Any such statement may be relied upon by any prospective purchaser or lender of all or any portion of the Premises or any leasehold interest therein. The failure to deliver such statement within such time shall, at Landlord’s option be an Event of Default hereunder and shall be conclusive and binding upon the party upon whom the request is made that: (i) this Lease is in full force and effect, without modification except as may be represented by the requesting party; (ii) there are no uncured defaults on the requesting party’s performance; and (iii) no Rent has been paid in advance.

16.02 Attornment

Tenant shall, in the event any proceedings are brought for the foreclosure of, or in the event of exercise of the power of sale under, any mortgage or deed of trust made by Landlord, its successors or assigns, encumbering the Premises or the Building, or any part thereof or in the event of termination of a ground lease, if any, and if so requested, attorn to the purchaser upon such foreclosure or sale or upon any grant of a deed in lieu of foreclosure and recognize such purchaser as Landlord under this Lease; provided, that such purchaser recognizes Tenant’s rights under this Lease and agrees not to disturb Tenant’s quiet possession of the Premises for so long as Tenant is not in default hereunder.

16.03 Subordination

The rights of Tenant hereunder are and shall be, at the election of any mortgagee or the beneficiary of a deed of trust encumbering the Project (or the portion thereof on which the Building is located) and/or Building, subject and subordinate to the lien of such mortgage or deed of trust, or the lien resulting from any other method of financing or refinancing, now or hereafter in force against the Premises, and to all advances made or hereafter to be made upon the security thereof. If requested, Tenant agrees to execute such documentation as may be required by Landlord or its lender to further effect the provisions of this Article 16 in such form as reasonably requested by Landlord or its Lender. In return for such promises, Landlord, its successors, assigns, mortgagors and any other agrees not to disturb Tenant’s quiet possession of the Premises for so long as Tenant is not in default hereunder.

16.04 Recording

Tenant covenants and agrees with Landlord that Tenant shall not record this Lease or any memorandum thereof without Landlord’s prior written consent. Notwithstanding the provisions of Section 16.04, in the event that Landlord or its lender requires this Lease or a memorandum thereof to be recorded in priority to any mortgage, deed of trust or other encumbrance which may now or at any time hereafter affect in whole or in part the Premises, and whether or not any such mortgage, deed of trust or other encumbrance shall affect only the Premises, or shall be a blanket mortgage, deed of trust or encumbrance affecting other premises as well, Tenant covenants and agrees with Landlord that Tenant shall execute promptly upon request from Landlord any certificate, priority agreement or other instrument which may from time to time be requested to give effect thereto.

ARTICLE 17: MISCELLANEOUS

17.01 Notices

All notices or other communications required or provided to be sent by either party be in writing and shall be sent (i) by United States Postal Service, postage prepaid, certified, return receipt requested; or (ii) by any nationally known next business day delivery service; or (iii) by courier; or (iv) by email transmission; or (v) in person. All notices shall be deemed to have been given two business days following deposit in the United States Postal Service or upon delivery if sent by next business day delivery service, courier, or personally delivered and upon confirmed transmission if sent via email. All notices shall be addressed to the party at the address provided in Section 1.01.

17.02 Successors Bound

This Lease and each of its covenants and conditions shall be binding upon and shall inure to the benefit of the parties hereto and their respective assignees, subject to the provisions hereof. Whenever in this Lease a reference is made to Landlord, such reference shall be deemed to refer to the person in whom the interest of Landlord shall be vested, and Landlord shall have no obligation hereunder as to any claim arising after the transfer of its interest in the Building. Any successor or assignee of the Tenant who accepts an assignment of the benefit of this Lease and enters into possession or enjoyment hereunder shall thereby assume and agree to perform and be bound by the covenants and conditions thereof. Nothing herein contained shall be deemed in any manner to give a right of assignment without the prior written consent of Landlord pursuant to, or otherwise as provided in, Article 15 hereof.

17.03 Waiver

No waiver of any default or breach of any covenant by either party hereunder shall be implied from any omission by either party to take action on account of such default if such default persists or is repeated, and no express waiver shall affect any default other than the default specified in the waiver and said waiver shall be operative only for the time and to the extent therein stated. Waivers of any covenant, term or condition contained herein by either party shall not be construed as a waiver of any subsequent breach of the same covenant, term or condition. The consent or approval by either party to or of any act by either party requiring further consent or approval shall not be deemed to waive or render unnecessary their consent or approval to or of any subsequent similar acts.

17.04 Subdivision and Easements

Landlord reserves the right to: (a) subdivide the Premises; (b) alter the boundaries of the Premises; and (c) grant easements on the Premises and dedicate for public use portions thereof; provided, however, that no such grant or dedication shall materially interfere with Tenant’s use of the Premises. Tenant hereby consents to such subdivision, boundary revision, and/or grant or dedication of easements and agrees from time to time, at Landlord’s request, to execute, acknowledge and deliver to Landlord, in accordance with Landlord’s instructions, any and all documents, instruments, maps or plats necessary to effectuate Tenant’s consent thereto.

17.05 Landlord’s Reserved Rights

Landlord reserves the right from time to time, provided that Tenant’s use of the Premises is not materially and adversely affected thereby, to: (a) install, use, maintain, repair and replace pipes, ducts, conduits, wires and appurtenant meters and equipment for service to the Premises or other parts of the Premises above the ceiling surfaces, below the floor surfaces, within the walls and in the central core areas, and to relocate any pipes, ducts, conduit, wires and appurtenant meters in the Premises which are located or located elsewhere outside the Premises; (b) make changes to any Common Areas and/or the parking facilities located thereon, including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas and walkways, as long as such changes comply with, or Landlord seeks approval of the municipality for a modification of, the use granted on the Premises; (c) close temporarily all or any portion of Common Areas and/or the Premises in order to perform any of the foregoing or any of Landlord’s obligations under this Lease, so long as reasonable access to the Premises remains available during normal business hours, except in emergencies; and (d) alter, relocate or expand, and/or to add additional structures and improvements to, or remove same from, all or any portion of the Premises and/or the Common Areas as long as such changes comply with, or Landlord seeks approval of the municipality for a modification of, the use granted on the Premises.

17.06 Accord and Satisfaction

No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease unless agreed upon in writing or electronic writing between the parties.

17.07 Limitation of Landlord’s and Tenant’s personal liabilities

Except as stated in Exhibit D, the obligations of Landlord and Tenant under this Lease do not constitute personal obligations of the individual partners, directors, officers, members, employees or shareholders of each respective party or their partners, and each party shall look solely to the named entities on this Lease, and the rents and profits therefrom, for satisfaction of any liability in respect to this Lease and will not seek recourse against the individual partners, directors, officers, members, employees or shareholders of either party, or their partners or any of their personal assets for such satisfaction. Nothing herein shall abrogate the rights of any party to pursue any other party for a tort action committed that party him or herself.

17.08 Survival

The obligations and liabilities of each party which are incurred or accrue prior to the expiration or termination of this Lease or of Tenant’s right of possession shall survive such expiration or termination, as shall all provisions by which a party is to provide defense and indemnity to the other party, all provisions waiving or limiting the liability of Landlord, and all attorneys’ fees provisions.

17.09 Attorneys’ Fees

In the event either party requires the services of an attorney in connection with enforcing the terms of this Lease or in the event suit is brought for the recovery of any Rent due under this Lease or the breach of any covenant or condition of this Lease, or for the restitution of the Premises to Landlord and/or eviction of Tenant, the substantially prevailing party will be entitled to a reasonable sum for attorneys’ fees, witness fees and other court costs, both at trial and on appeal.

17.10 Captions and Article Numbers

The captions, article, paragraph and Section numbers and table of contents appearing in this Lease are inserted only as a matter of convenience and in no way define, limit, construe or describe the scope or intent or such Sections or articles of this Lease nor in any way affect this Lease.

17.11 Severability

If any Term, covenant, condition or provision of this Lease, or the application thereof to any person or circumstance, shall to any extent be held by a court of competent jurisdiction to be invalid, void or unenforceable, the remainder of the terms, covenants, conditions or provisions of this Lease, or the application thereof to any person or circumstance, shall remain in full force and effect and shall in no way be affected, impaired or invalidated.

17.12 Governing Law, Dispute Resolution and Venue

This Lease shall be construed in accordance with the laws of the State of Michigan without regard to conflicts of laws principles thereof and all questions concerning the validity and construction hereof shall be determined in accordance with the laws of said state. In the event of any dispute under this Lease, proper venue shall be the federal or state courts located in Oakland County, Michigan.

In the event a party is in breach of this Lease and the failure of a party to cure said breach in a timely manner, pursuant to this Lease, to the other party’s reasonable satisfaction within the period set forth herein, the other party or parties, in addition to and not in limitation of any other rights and remedies available to such other party or parties at law or in equity, shall have the right to seek injunctive relief and/or the appointment of a receiver.

The forgoing notwithstanding, the parties hereby agree to attempt to resolve all differences among themselves by non-binding mediation. In the event of a dispute, either party may demand mediation (a settlement conference). If the parties fail to agree upon a mediator within five (5) business days of demand for mediation, either party may petition the Oakland County Circuit Court in Michigan for the appointment of a mediator. If the dispute is not resolved by agreement of all parties within thirty (30) calendar days of the appointment of a mediator, or within forty-five (45) days after the written request for mediation is transmitted to the other party, either party may commence arbitration. The parties shall split the mediator’s fee.

If mediation is not timely commenced or fails, all disputes among the parties to this Lease shall be settled by binding arbitration, by one arbitrator, according to the then-current AAA rules. The parties to the arbitration shall split the arbitrator’s fees equally. The arbitrator’s decision shall be final and binding and may be enforced according to the Uniform Arbitration Act and/or enforced in any court of competent jurisdiction. The arbitrator may award injunctive relief and may award attorney fees and/or costs to the prevailing party or parties.

17.13 Submission of Lease

The submission of this document for examination and negotiation does not constitute an offer to lease, or a reservation of or option for leasing the Premises. This document shall become effective and binding only upon execution and delivery hereof by Landlord and Tenant. No act or omission of any officer, employee or agent of Landlord or Tenant shall alter, change or modify any of the provisions hereof.

17.14 Surrender and Holding Over

Upon the expiration or earlier termination of the Term, Tenant shall (i) deliver up and surrender to Landlord possession of the Premises broom clean, free of debris, in good order, condition and state of repair (except as may be Landlord’s obligation under this Lease and ordinary wear and tear), (ii) subject to any Landlord lien rights under this Lease or at law, remove all of Tenant’s movable furniture, trade fixtures or other personal property including interior and exterior signage, and repair any damage caused by such removal, and (iii) deliver the keys (and any combinations, as applicable) to the Premises to Landlord. For purposes of this Section, the term “trade fixtures” shall not include any permanently affixed items or equipment (such as without limitation plumbing fixtures, HVAC equipment, kitchen hoods and walk-in coolers), carpeting, floor coverings, attached shelving/cabinetry, lighting fixtures (other than freestanding lamps), wall coverings, or similar Tenant improvements which shall remain on the Premises at the expiration or earlier termination of this Lease unless otherwise requested by Landlord in writing. If not sooner terminated as herein provided, this Lease shall terminate at the end of the Term as provided for in Article 3 without the necessity of notice from either Landlord or Tenant to terminate same, Tenant hereby waiving notice to vacate the Premises and agreeing that Landlord shall be entitled to the benefit of all provisions of law respecting the summary recovery of possession of the Premises from a tenant holding over.

Should Tenant, or any of its successors in interest, hold over the Premises or any part thereof after the expiration or earlier termination of this Lease without Landlord’s prior written consent, such holding over shall constitute and be construed as tenancy at sufferance only, at a monthly rent equal to one hundred fifty percent (150%) of the Base Rent payable for the final month of the Term of this Lease and otherwise upon the terms and conditions in the Lease, so far as applicable. Should Tenant, or any of its successors in interest, hold over the Premises or any part thereof after the expiration or earlier termination of this Lease with Landlord’s prior written consent, such holding over shall constitute and be construed as a tenancy from month to month only, at a monthly rent equal to one hundred fifty percent (150%) of the Base Rent payable for the final month of the Term of this Lease and otherwise upon the terms and conditions in the Lease, except that Landlord may terminate the tenancy on 10 days prior written notice to Tenant. The acceptance by Landlord of Rent after such expiration or early termination shall not result in a renewal or extension of this Lease. The foregoing provisions of this Section 17.14 are in addition to and do not affect Landlord’s right of re-entry or any other rights of Landlord hereunder or as otherwise provided by law. If Tenant fails to surrender the Premises on the expiration of this Lease and/or to remove all Tenant’s fixture and/or personal property pursuant to this Lease, Tenant shall indemnify and hold Landlord harmless for, from and against all claims, damages, including consequential damages, loss and liability, including without limitation, any claim made by any succeeding tenant resulting from such failure to surrender by Tenant and any attorneys’ fees and costs incurred by Landlord with respect to any such claim.

17.15 Parking

Tenant and Landlord have entered into certain parking agreements related to parking on or adjacent to the Premises, such agreements attached hereto as Exhibit E (the “Parking Agreements”). If there is any conflict between a Parking Agreement and this Lease, this Lease governs and controls.

17.16 Quiet Enjoyment

Tenant, on performing the covenants and observing the conditions of this Lease, at all times during the Term shall have the peaceable enjoyment of the Premises without hindrance or disturbance by Landlord or any person claiming through or under it or any person having or claiming paramount title.

17.17 Broker; Agency Disclosure

Each of Tenant and Landlord warrant that it has had no discussions, negotiations and/or other dealings with any real estate broker or agent in connection with the negotiation of this Lease other than the Broker(s) identified in Section 1.01 (“Brokers”), and that it knows of no other real estate broker or agent who is or may be entitled to any commission or finder’s fee in connection with this Lease. Each of Tenant and Landlord agrees to indemnify the other and hold the other harmless for, from and against any and all demands, claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses (including without limitation, attorneys’ fees and costs) with respect to any leasing commission or equivalent compensation alleged to be owing on account of such party’s discussions, negotiations and/or dealings with any real estate broker or agent. This Section 17.17 is not intended to benefit any third parties and shall not be deemed to give any rights to brokers or finders. No commission(s) or finders fee(s) shall be paid to Tenant, employee(s) of Tenant or any unlicensed representative of Tenant.

17.18 Landlord’s Right to Perform

Upon Tenant’s failure to perform any obligation of Tenant hereunder after notice from Landlord pursuant to Article 13 above (if notice is required pursuant to Article 13 above), including without limitation, Tenant’s failure to pay Tenant’s insurance premiums, charges of contractors who have supplied materials or labor to the Premises, etc., Landlord shall have the right to perform such obligation of Tenant on behalf of Tenant and/or to make payment on behalf of Tenant to such parties. Tenant shall reimburse Landlord the reasonable cost of Landlord’s performing such obligation on Tenant’s behalf, including reimbursement of any amounts that may be expended by Landlord, plus interest at the Default Rate, as Additional Rent.

17.19 Assignment by Landlord

Landlord may freely sell, assign or otherwise transfer all or any portion of its interest under this Lease or in the Premises, and in the event of any such transfer, the party originally executing this Lease as Landlord, and any successor or affiliate of such party, shall be relieved of any and all of its obligations under this Lease from and after the date of such transfer.. Tenant shall thereafter be bound to the transferee with the same effect as though the latter had been the original Landlord, provided that the transferee assumes and agrees to carry out all the obligations of Landlord. If any Security Deposit is given by Tenant to secure performance of Tenant’s covenants hereunder, Landlord may transfer such Security Deposit to any purchaser and thereupon Landlord shall be discharged from any further liability in reference thereto. Notwithstanding anything in this Lease to the contrary, however, in no event shall Landlord’s lender, who may have succeeded to the interest of Landlord by foreclosure, deed in lieu of foreclosure, or any other means, have any liability for any obligation of Landlord to protect, defend, indemnify or hold harmless Tenant or any other person or entity except for those matters arising from the lender’s breach of the terms of this Lease after the date of such foreclosure, deed in lieu of foreclosure or any other means.

17.20 Entire Agreement

This Lease sets forth all covenants, promises, agreements, conditions and understandings between Landlord and Tenant concerning the Premises, and there are no covenants, promises, agreements, conditions or understandings, either oral or written, between Landlord and Tenant other than as are herein set forth, except as provided for herein with respect to the CASA. No subsequent alteration, amendment, change or addition to the Lease shall be binding upon Landlord or Tenant unless reduced to writing and signed by Landlord and Tenant.

17.21 Guarantor

Tenant’s obligations under this Lease shall be guaranteed by the Guarantor(s) in Exhibit D of this lease (“Guarantor”), to be evidenced by an instrument of guaranty. This Lease is not effective until such instrument has been executed and delivered by Guarantor(s) to Landlord, and Landlord shall have executed and delivered this Lease to Tenant.

17.22 Exhibits

Exhibits A through Exhibits E and any additional Exhibits added and attached to this Lease are by this reference incorporated herein.

17.23 Time

Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor.

17.24 Prior Agreement or Amendment

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

17.25 Excused Delays

Except as otherwise set forth in this Section 17.25, neither party shall have liability to the other on account of the following acts (each of which is an “Excused Delay” and jointly all of which are “Excused Delays”)” which shall include: (a) the inability to fulfill, or delay in fulfilling, any obligations under this Lease by reason of strike, lockout, other labor trouble, dispute or disturbance; (b) governmental regulation, moratorium, action, preemption or priorities or other controls of general application; (c) shortages of fuel, supplies or labor; (d) any failure or defect in the supply, quantity or character of electricity or water furnished to the Premises by reason of any requirement, act or omission of the public utility or others furnishing the Building with electricity or water; or (e) for any other reason, whether similar or dissimilar to the above, or for act of God beyond a party’s reasonable control. f this Lease specifies a time period for performance of an obligation of a party, that time period shall be extended by the period of any delay in the party’s performance caused by any of the events of Excused Delay described herein; provided, that notwithstanding anything to the contrary above, no payment of money (whether as Base Rent, Additional Rent, or any other payment due under this Lease) shall be postponed, delayed or forgiven by reason of any of the foregoing events of Excused Delays.

17.26 Authority to Bind Tenant

The individuals signing this Lease on behalf of Tenant hereby represent and warrant that they are empowered and duly authorized to bind Tenant to this Lease. If Tenant is a corporation, limited liability company or limited or general partnership, each individual executing this Lease on behalf of Tenant represents and warrants that he or she is duly authorized to execute and deliver this Lease on behalf of Tenant, in accordance with a duly adopted resolution or consents of all appropriate persons or entities required therefor and in accordance with the formation documents of tenant, and that this Lease is binding upon Tenant in accordance whit its terms. Simultaneously with execution of this Lease, Tenant shall deliver to Landlord a copy of the appropriate resolution or consent, certified by an appropriate officer, partner or manager of Tenant, authorizing or ratifying the execution of this Lease.

17.27 Interpretation

The parties hereto specifically acknowledge and agree that the terms of this Lease have been mutually negotiated and the parties hereby specifically waive the rule or principle of contract construction which provides that any ambiguity in any term or provision of a contract will be interpreted or resolved against the party which drafted such term or provision.

17.28 Anti-Terrorism and AML Representation and Indemnification

Tenant certifies that: (i) neither it nor its officers, directors or controlling owners are acting, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order, the United States Department of Justice, or the United States Treasury Department as a terrorist, “Specially Designated National or Blocked Person,” or other banned or blocked person, entity, nation, or transaction pursuant to any law, order, rule or regulation that is enforced or administered by the Office of Foreign Assets Control (“SDN”); (ii) neither it nor its officers, directors or controlling owners are engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity or nation; and (iii) neither it nor its officers, directors or controlling owners are in violation of Presidential Executive Order 13224, the USA Patriot Act, the Bank Secrecy Act, the Money Laundering Control Act or any regulations promulgated pursuant thereto. Tenant hereby agrees to defend, indemnify, and hold harmless Landlord from and against any and all claims, damages, losses, risks, liabilities and expenses (including reasonable attorneys’ fees and costs) arising from or related to any breach of the foregoing certification. Should Tenant, during the Term, be designated an SDN, Landlord may, at its sole option, terminate this Lease.

17.29 Landlord’s Right to Terminate

In the event that Landlord is advised in writing by any federal, state or local government or governmental authority that Landlord is subject to seizure of its property or other adverse civil or criminal liability, if it does not terminate Tenant’s right to cultivate and/or dispense and/or sell marijuana upon the Premises, or if the cultivation and/or dispensing or sale of cannabis is declared to be unenforceable or is modified to prohibit the dispensing, sale or cultivation of cannabis upon the Premises, or if any federal, state or local governmental authority enforces or threatens, with reasonably certainty of action, to enforce any laws that prohibit the dispensing, sale or cultivation of cannabis upon the Premises, or if any other zoning regulation, rule or regulation is modified to prohibit sale, cultivation or possession of cannabis upon the Premises, Landlord may terminate this Lease at its sole discretion, without liability to Tenant.

17.30 Tenant’s Representations, Warranties and Covenants

(a)

Organization, Authority and Status. Tenant is duly organized or formed, validly existing and in good standing under the laws of its state of incorporation or formation. Tenant is qualified as a foreign corporation, partnership or limited liability company, as the case may be, to do business in the state where the Premises are located. All necessary action has been taken to authorize the execution, delivery and performance by Tenant of this Lease. Tenant is not a “foreign corporation”, “foreign partnership”, “foreign trust”, “foreign limited liability company” or “foreign estate”, as those terms are defined in the Internal Revenue Code and the regulations promulgated pursuant to the Internal Revenue Code. The person(s) who have executed this Lease on behalf of Tenant are duly authorized to do so. Tenant shall, at all times during the Term, maintain itself in good standing under the laws of its state of incorporation or formation, and in the state where the Premises are located.

(b)

Enforceability. Upon execution by Tenant, this Lease shall constitute the legal, valid and binding obligation of Tenant, enforceable against Tenant in accordance with its terms.

(c)

Litigation. There are no suits, actions, proceedings or investigations pending, or, to the best of its knowledge, threatened against or involving Tenant or the Premises before any arbitrator or governmental authority.

(d)

Absence of Breaches or Defaults. Tenant is not, and the authorization, execution, delivery and performance of this Lease will not result in, any breach or default under any document, instrument or agreement to which Tenant is a party or by which any property of Tenant is subject or bound. The authorization, execution, delivery and performance of this Lease and the documents, instruments and agreements provided for in this Lease will not violate any applicable Laws.

(e)

Financial Information. Tenant has delivered to Landlord certain financial statements and other information concerning Tenant (the “Financial Information”). The Financial Information is true, correct and complete in all respects; there have been no amendments to the Financial Information since the date such Financial Information was prepared or delivered to Landlord. Tenant understands that Landlord is relying upon the Financial Information and Tenant represents that such reliance is reasonable. All financial statements included in the Financial Information were prepared in accordance with Generally Accepted Accounting Principles, and fairly present as of the date of such Financial Information the financial condition of each individual or entity to which they pertain. No change has occurred with respect to the financial condition of Tenant as reflected in the Financial Information.

(f)

Solvency. Both before and immediately after the consummation of the transaction contemplated by this Lease and after giving effect to such transactions, (i) the fair value of the assets of Tenant, at a fair valuation, will exceed the debts and liabilities, subordinated, contingent or otherwise, of Tenant; (ii) the present fair saleable value of the assets of Tenant will be greater than the amount that will be required to pay the probable liability of Tenant on its debts and other liabilities, subordinated, contingent or otherwise, as such debts and other liabilities become absolute and matured; (iii) Tenant will be able to pay its debts and liabilities, subordinated, contingent or otherwise, as such debts and liabilities become absolute and matured; and (iv) Tenant will not have unreasonably small capital with which to conduct the business in which it is engaged as such business is now conducted and as proposed to be conducted after the date of this Lease. Tenant does not intend to and does not believe that it will incur debts beyond its ability to pay such debts as they mature, taking into account the timing of and amounts of cash to be received by it and the timing of the amounts of cash to be payable on or in respect of its debts and other liabilities, subordinated, contingent, or otherwise.

(g)

No Reliance by Tenant. Tenant specifically acknowledges that neither Landlord, nor any agent, officer, employee or representative of Landlord, has made any representation or warranty regarding the projected profitability of the business to be conducted on the Premises and that Landlord did not prepare or assist in the preparation of any of the projected figures used by Tenant in analyzing the economic viability and feasibility of the business to be conducted by Tenant at the Premises. Tenant specifically acknowledges that neither Landlord, nor any agent, officer, employee or representative of Landlord, has made any representation or warranty regarding the treatment of this Lease for accounting purposes.

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IN WITNESS WHEREOF, the parties have executed this Lease as of the date first above written.

LANDLORD:

ZP RE MI WOODWARD, LLC

By	/s/ Bryan McLaren
Name:	Bryan McLaren
Its:	Authorized signatory

TENANT:

RAPID FISH 2 LLC

By	/s/ Thomas Nafso
Name:	Thomas Nafso
Its:	Member/manager

EXHIBIT A: LEASE COMMENCEMENT

Unless otherwise provided in the Lease, the Commencement Date shall be [________________].

A-1

EXHIBIT B: RENTAL PAYMENT SCHEDULE

Base Rent (NNN)
Year	Monthly Base Rent		Annual Base Rent
First Lease Year	$	40,318.82	$	483,825.84
Lease Year 2	$	41,528.38	$	498,340.62
Lease Year 3	$	42,774.24	$	513,290.83
Lease Year 4	$	44,057.46	$	528,689.56
Lease Year 5	$	45,379.19	$	544,550.25
Lease Year 6	$	46,740.56	$	560,886.75
Lease Year 7	$	48,142.78	$	577,713.36
Lease Year 8	$	49,587.06	$	595,044.76
Lease Year 9	$	51,074.67	$	612,896.10
Lease Year 10	$	52,606.92	$	631,282.98
Lease Year 11	$	54,185.12	$	650,221.47
Lease Year 12	$	55,810.68	$	669,728.12
Lease Year 13	$	57,485.00	$	689,820.00
Lease Year 14	$	59,209.55	$	710,514.60
Lease Year 15 (half year)	$	60,985.84	$	731,830.04

B-1

EXHIBIT C: SITE AND LEGAL DESCRIPTION

Property Address:	23600, 23616 and 23622, and 23634 Woodward Ave, Pleasant Ridge, MI

Premises:	Three buildings and adjacent parking area.

Legal Description:	To come

The parties acknowledge and agree that the 23600 and 23634 Woodward are in the process of being purchased by Landlord and that Tenant shall not have any rights to occupy or use either property until they are purchased by Landlord.

C-1

EXHIBIT D: GUARANTY OF PAYMENT AND PERFORMANCE

ABSOLUTE UNCONDITIONAL GUARANTY AGREEMENT

THIS ABSOLUTE UNCONDITIONAL GUARANTY AGREEMENT (this “Guaranty”) is made this ____ day of ____________________, 2020 by _____________________ (herein called “Guarantor”) in favor of ZP RE MI WOODWARD, LLC, a Michigan limited liability company (herein called “Landlord”).

R E C I T A L S:

RAPID FISH 2 LLC, a Michigan limited liability company (herein called “Tenant”) and Landlord are party to that certain Licensed Cannabis Facility Absolute Net Lease Agreement dated _________________ (for reference purposes only) (the “Agreement”).

In order to induce Landlord to enter into the Agreement, Guarantor agreed to execute and deliver to Landlord this Guaranty.

Guarantor acknowledges that Landlord would not have entered into the Agreement without the execution and delivery by Guarantor of this Guaranty.

NOW THEREFORE, in consideration of the premises and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by Guarantor, Guarantor hereby agrees in favor of Landlord (and Landlord’s successors and assigns) as follows:

1. Guarantor absolutely, unconditionally and irrevocably guarantees the prompt and complete payment and performance when due, whether by acceleration or otherwise, of all obligations, liabilities and covenants, whether now in existence or hereafter arising, of Tenant to Landlord, and arising under the Agreement, including without limitation all amounts due to Landlord as rent or otherwise under the Agreement (the “Obligations”). Guarantor hereby agrees to pay and/or perform punctually, upon written demand by Landlord, each such Obligation which is not paid or performed as and when due and payable by Tenant, in like manner as such amount is due from Tenant. For purposes hereof, the Obligations shall be performed and/or due and payable when due and payable under the terms of the Agreement notwithstanding the fact that the collection or enforcement thereof as against Tenant may be stayed or enjoined under Title 11 of the United States Code or similar applicable law. This Guaranty is one of payment and not of collection.

2. Guarantor’s obligations under this Guaranty are absolute and unconditional and shall not be affected by the genuineness, validity, regularity or enforceability of the Obligations or the Agreement, or by any other circumstance relating to the Obligations or the Agreement which might otherwise constitute a legal or equitable discharge of or defense of a guarantor or surety. Guarantor hereby irrevocably waives any and all suretyship defenses, defenses that could be asserted by Tenant (except payment) and all other defenses that would otherwise be available to Guarantor. All payments by Guarantor pursuant to this Guaranty shall be made without setoff. Landlord shall not be obligated to file any claim relating to the Obligations in the event that Tenant becomes subject to a bankruptcy, reorganization or similar proceeding, and the failure of Landlord so to file shall not affect Guarantor’s obligations under this Guaranty. Guarantor irrevocably waives any right to require Landlord to pursue any other remedy in Landlord’s power whatsoever, whether against Tenant or any other obligor principally or secondarily obligated with respect to the Obligations. Guarantor irrevocably waives any defense arising by reason of any disability, bankruptcy, reorganization or similar proceeding involving Tenant. In the event that any payment in respect of any Obligations is rescinded or must otherwise be returned for any reason whatsoever, Guarantor shall remain liable under this Guaranty in respect of such Obligations as if such payment had not been made.

3. Guarantor agrees that Landlord may at any time and from time to time, either before or after the maturity thereof, without notice to or further consent of Guarantor, extend the time of payment of, or performance of, or renew, any of the Obligations, and may also make any agreement with Tenant or with any other party to or person liable on any of the Obligations, or interested therein, for the extension, renewal, payment, compromise, waiver, discharge or release thereof, in whole or in part, or for any amendment or modification of the terms thereof or of the Agreement or any other agreement between Landlord and Tenant or any such other party or person, without in any way impairing, releasing or affecting the liabilities of Guarantor under this Guaranty.

4. Guarantor will not exercise any rights which it may acquire by way of subrogation until all of the Obligations to Landlord shall have been indefeasibly paid in full, or performed in its entirety. Any amount paid to Guarantor in violation of the preceding sentence shall be held in trust for the benefit of Landlord and shall forthwith be paid to Landlord to be credited and applied to the Obligations, whether matured or unmatured. Guarantor hereby subordinates any and all liabilities and indebtedness to Guarantor to the prior indefeasible payment in full of the Obligations.

5. This Guaranty shall remain in full force and effect and be binding upon Guarantor, its successors and assigns until all of the Obligations have been satisfied in full and the Agreement shall have been terminated or fully performed. This Guaranty may not be modified, discharged or terminated orally or in any manner other than by an agreement in writing signed by Landlord and Guarantor. This is a continuing Guaranty relating to all Obligations, including any arising during any holdover term or arising under transactions renewing or extending the term of the Agreement, changing the terms of any Obligations, or creating new or additional Obligations after prior Obligations have in whole or in part been satisfied, regardless of any lapse of time. If any of the present or future Obligations are guaranteed by persons, partnerships, corporations or other entities in addition to Guarantor, the death, release or discharge, in whole or in part, or the bankruptcy, liquidation or dissolution of one or more of them shall not discharge or affect the liabilities of Guarantor under this Guaranty. The obligations of Guarantor hereunder shall be additional to, and not in substitution for, any security or other guarantee or indemnity at any time existing in respect of Tenant’s obligations, liabilities and covenants under the Agreement.

D-1

6. Upon the occurrence of an uncured Event of Default under the Lease or this Guaranty, Guarantor shall at its sole expense (and cause its applicable affiliate to) take all steps necessary to name and appoint the requisite number of Landlord’s individual designee(s) (the “Designated Directors”) in order to establish a majority position on the Board of Directors or its equivalent (such as managers, board of managers, or other controlling body) of Tenant (the “Board”), or other entity recognized by the State where the Premises is located and other applicable governmental authorities as the owner or licensee of the commercial retailer adult use and medicinal license enabling Tenant to operate the Tenant Use within the Property pursuant to the Lease. In addition, the Board shall: (i) prepare, execute and submit for approval to the applicable governmental authority, Articles of Amendment to the Articles of Organization of Tenant (or its state-required equivalent), evidencing the appointment of the Designated Director(s); (ii) amend the Tenant’s operating agreement in a form approved by Landlord evidencing the addition of the Designated Director(s) and stipulate that all actions and decisions regarding the Property this Agreement and anything related to the operation, administration and management of the Property shall require Board Approval (as herein defined). For purposes herein “Board Approval” shall mean shall require the consent and approval of a majority of the Board, after the Designated Directors have been appointed (“Majority of the Board”); provided, however, in all circumstances, the Majority of the Board must also include the affirmative approval of the Designated Director(s). In the event the foregoing remedies and actions are impossible as a matter of law or governmental regulation, or in the event of Landlord’s election to invoke the provisions of this sentence, the Guarantor shall at its sole expense (and cause its applicable affiliate to) take all steps necessary or desirable to Landlord to effectuate the Landlord’s rights provided in this paragraph to the greatest extent permitted by applicable law, the intent being that this sentence is intended to provide an alternative option to Landlord’s rights herein to the extent the acts set forth in this paragraph are impossible as a matter of law (or as a result of Landlord’s election).

7. No failure on the part of Landlord to exercise, and no delay in exercising, any right, remedy or power under this Guaranty shall operate as a waiver thereof, nor shall any single or partial exercise by Landlord of any right, remedy or power under this Guaranty preclude any other or future exercise of any right, remedy or power under this Guaranty. Each and every right, remedy and power granted to Landlord under this Guaranty or allowed it by law or by the Agreement or any other agreement shall be cumulative and not exclusive of any other, and may be exercised by Landlord from time to time.

8. Guarantor hereby waives notice of acceptance of this Guaranty and notice of any obligation or liability to which it may apply, and waives presentment, demand for payment, protest, notice of dishonor or non-payment of any such obligation or liability, suit or the taking of other action by Landlord against, and all other notices whatsoever to, Tenant, Guarantor or others.

9. Landlord may at any time and from time to time without notice to or consent of Guarantor and without impairing or releasing the obligations of Guarantor hereunder: (a) take or fail to take any action of any kind in respect of any security for any obligation, covenant or liability of Tenant to Landlord, (b) exercise or refrain from exercising any rights against Tenant or others, (c) compromise or subordinate any obligation or liability of Tenant to Landlord including any security therefor, (d) consent to the assignment by Tenant of its interest in the Agreement, or (e) consent to any other matter or thing under or relating to the Agreement. Guarantor agrees to reimburse Landlord for the costs and reasonable attorneys’ fees incurred by reason of Landlord having to enforce this Guaranty.

10. Guarantor represents and warrants to Landlord that (a) the Agreement has been duly authorized, executed and delivered by Tenant and is a legal, valid and binding instrument enforceable against Tenant in accordance with its terms, and (b) this Guaranty has been duly authorized, executed and delivered by Guarantor and is a legal, valid and binding instrument enforceable against Guarantor in accordance with its terms.

11. Guarantor may not assign its rights nor delegate its obligations under this Guaranty, in whole or in part, without prior written consent of Landlord, and any purported assignment or delegation absent such consent is void. This Guaranty shall remain in full force and effect notwithstanding (a) any assignment or transfer by Tenant of its interest in the Agreement (in which case this Guaranty shall apply, from and after such assignment or transfer, to all of the obligations, liabilities and covenants of the assignee or transferee under the Agreement), or (b) any assignment or transfer by Landlord of its interest in the Agreement (in which case Guarantor’s obligations under this Guaranty shall inure to the benefit of Landlord’s assignee or transferee), in each case irrespective of whether Guarantor has notice of or consents to any such assignment or transfer.

12. GUARANTOR HEREBY WAIVES ITS RIGHTS TO A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING OUT OF THIS GUARANTY, OR THE SUBJECT MATTER HEREOF OR THEREOF. THE SCOPE OF THIS WAIVER IS INTENDED TO BE ALL-ENCOMPASSING OF ANY AND ALL DISPUTES THAT MAY BE FILED IN ANY COURT AND THAT RELATE TO THE SUBJECT MATTER OF THE AGREEMENT, INCLUDING, WITHOUT LIMITATION, CONTRACT CLAIMS, TORT CLAIMS, BREACH OF DUTY CLAIMS, AND ALL OTHER COMMON LAW AND STATUTORY CLAIMS. THIS SECTION HAS BEEN FULLY DISCUSSED AND THESE PROVISIONS WILL NOT BE SUBJECT TO ANY EXCEPTIONS. GUARANTOR FURTHER WARRANTS AND REPRESENTS THAT GUARANTOR HAS REVIEWED THIS WAIVER WITH ITS LEGAL COUNSEL, AND THAT GUARANTOR KNOWINGLY AND VOLUNTARILY WAIVES ITS JURY TRIAL RIGHTS FOLLOWING CONSULTATION WITH LEGAL COUNSEL.

13. THIS GUARANTY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS OF THE STATE OF MICHIGAN WITHOUT GIVING EFFECT TO PRINCIPLES OF CONFLICTS OF LAW. GUARANTOR AND LANDLORD JOINTLY AND SEVERALLY AGREE TO THE EXCLUSIVE JURISDICTION OF COURTS LOCATED IN THE STATE OF MICHIGAN, UNITED STATES OF AMERICA, OVER ANY DISPUTES ARISING OUT OF OR RELATING TO THIS GUARANTY.

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D-2

	GUARANTOR:

	By:
		Thomas Nafso

CERTIFICATE OF ACKNOWLEDGMENT

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of _________________________

County of ________________________

On ___________________ before me, ______________________________________ personally appeared _____________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of Michigan that the foregoing paragraph is true and correct

WITNESS my hand and official seal.

Signature

(Seal)

D-3

	GUARANTOR:

	By:
		Ammar Kattoula

CERTIFICATE OF ACKNOWLEDGMENT

State of _________________________

County of ________________________

I certify under PENALTY OF PERJURY under the laws of the State of Michigan that the foregoing paragraph is true and correct

WITNESS my hand and official seal.

Signature __________________________________

(Seal)

D-4

EXHIBIT E: PARKING AGREEMENTS

[SEE ATTACHED PAGES]

E-1

EX-10.4 5 ea169621ex10-4_zonedpro.htm REAL ESTATE REPURCHASE AGREEMENT, DATED AS OF NOVEMBER 29, 2022, BY AND AMONG ZP RE MI WOODWARD, LLC, FL MI RE 22, LLC, THOMAS NAFSO AND AMMAR KATTOULA

Exhibit 10.4

REAL ESTATE REPURCHASE AGREEMENT

THIS REAL ESTATE REPURCHASE AGREEMENT (this “Agreement”), dated November __, 2022, is by and between FL MI RE 22, LLC, a Michigan limited liability company (“FL MI RE”), THOMAS NAFSO, and AMMAR KATTOULA (collectively, “Purchaser”), ZP RE MI WOODWARD, LLC, a Michigan limited liability company (“Seller”).

RECITALS:

A. Seller is the owner of, or has an equitable interest in, improved real property located at 23600, 23616, 23622 and 23634 Woodward Ave, Pleasant Ridge, MI 48069, more particularity described on Exhibit A (the “Real Property”).

B. FL MI RE was the previous equitable interest holder in the Real Property, and by way of that certain Master Agreement for Purchase and Sale dated on or about November 28, 2022, by and among the Purchasers and Seller (the “Master Agreement”). The Master Agreement provides for the assignment of all of Purchasers rights in and to the Real Property to Seller, as more particularly described therein.

C. As a condition of entering into the Master Agreement, Seller has required Purchasers to enter into this Agreement, for the purpose of requiring Purchasers to re-purchase the Real Property from Seller upon Seller’s written notice to the Purchasers.

D. Seller desires to sell, and Purchaser desires to purchase, the Property (as defined below), all in accordance with the terms set forth herein.

NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is acknowledged, Seller and Purchaser agree as follows:

1. Sale. On the terms and subject to the conditions of this Agreement, Seller shall sell, convey and assign to Purchaser, on the Closing Date (as defined below), the Real Property, together with (collectively, the “Property”): (a) all tenements and appurtenant rights and privileges appertaining thereto; (b) all of Seller’s right, title and interest in, to and under: (i) all easements, rights-of-way, development rights, entitlements, air rights and appurtenances relating or appertaining to the Real Property; (ii) all sewer, septic and waste disposal rights and interests applicable or appurtenant to or used in connection with the Real Property; and (iii) all minerals, oil, gas and other hydrocarbons located in, on or under the Real Property, together with all rights to surface or subsurface entry; (c) all equipment, facilities, machinery, tools, appliances, fixtures, furnishings, furniture, supplies, computer equipment and systems, telephone equipment and systems, satellite dishes and related equipment and systems, security equipment and systems, fire prevention equipment and systems, and all other items of tangible personal property owned by Seller and located on or in the Real Property; (d) all intangible property owned by Seller relating in any way to the Property, including without limitation all transferrable warranties and guarantees from contractors, subcontractors, materialmen, suppliers, manufacturers, vendors and distributors covering the Property or any part of it; and (e) to the extent transferrable, all of Seller’s right, title and interest in, to and under any permits, licenses, certificates of occupancy, approvals, authorizations and orders obtained from any governmental authority and relating to the Property.

2. Purchase. In full consideration for the sale of the Property and the performance by Seller of its covenants and agreements contained in this Agreement, Purchaser shall, on the terms and subject to the conditions of this Agreement, purchase the Property from Seller and pay to Seller the Purchase Price. The Purchase Price shall be allocated among the Property for income tax purposes in a manner to be designated by Purchaser, unless Purchaser’s allocation shall be manifestly unreasonable.

3. Purchase Price. The purchase price (the “Purchase Price”) shall be an amount equal to the amount that Seller has paid to sellers of the Property, the Assignment Fee and the Deposits, each as defined by the Master Agreement and Seller’s Costs (defined below). In the event the land contracts associated with certain of the Properties cannot be assigned to Purchaser (Seller agreeing to use reasonable efforts to cause them to be assigned), the Purchase Price shall equal Four Million Three Hundred Thousand and 00/100 Dollars ($4,300,000) plus Seller’s Costs. If any of the Properties’ associated Land Contracts cannot be transferred to Purchaser at the Closing, Purchaser and Seller shall use commercially reasonable efforts to enter into such arrangements (such as subleasing, sublicensing or subcontracting) to provide to the parties the economic and, to the extent permitted under applicable Law, operational equivalent of the transfer of such Properties to Purchaser as of the Closing and the performance by Purchaser of its obligations with respect thereto. Purchaser shall, as applicable, as agent of Seller pay, perform, and discharge fully the liabilities and obligations of Seller thereunder from and after the Closing Date and Purchaser agrees to indemnify Seller for any losses, damages, claims, costs and expenses arising from the acts or omissions described in this paragraph. To the extent permitted under applicable law, Seller shall, at Purchaser’s expense, hold in trust for and pay to Purchaser promptly upon receipt thereof, such Properties and all income, proceeds and other monies received by Seller to the extent related to such Properties, additionally, Seller shall make all records associated with the foregoing, as possible, available to Purchaser at any and all times. “Seller’s Costs” means all of Seller’s and its affiliates costs, expenses and fees arising from the date the Master Agreement was signed until the Closing Date under this Agreement, related to or in connection with Seller’s acquisition, ownership, holding, and transfer of the Property, including, without limitation, debt service and carrying costs related to the Property. Seller’s Costs reimbursable by Purchaser shall be capped at One Hundred Fifty Thousand Dollars ($150,000) of actual expended third-party costs (without limiting the preceding definition of Seller’s Costs).

4. Payment of Purchase Price. The Purchase Price shall be payable as follows:

(a) Within three (3) business days after the Trigger Date, Purchaser shall deposit (the “Deposit”) One Hundred Thousand and 00/100 Dollars ($100,000.00) with Thomas Title & Escrow Agency, Bryan Selna, bselna@thomastitle.com, (480) 429-4314 (the “Title Company”), to be held in escrow an interest or non-interest bearing account (at the sole discretion of Purchaser) for the benefit of the parties and applied against the Purchase Price at Closing (defined below) or refunded or forfeited in accordance with the terms of this Agreement.

(b) The balance of the Purchase Price, plus or minus closing prorations and adjustments, shall be paid to Seller at the Closing by wire transfer of immediately available funds.

5. Conveyance. Conveyance of title to the Property shall be consummated by delivery at Closing of assigned land contracts associated with the Real Property, or if there are no land contracts, executed recordable warranty deeds conveying fee simple marketable title to the Property to Purchaser. The warranty deed shall not reflect the Purchase Price, but instead, an executed Real Estate Transfer Tax Valuation Affidavit in the form required by Oakland County and the State of Michigan shall be delivered to Purchaser at Closing. The personal property and intangibles contained in the definition of Property shall be conveyed by a bill of sale and assignment, free and clear of any and all liens, liabilities, encumbrances, exceptions and claims. At Closing, Seller shall assign all existing leases encumbering the Properties to Purchaser.

6. Contingency. Purchasers’ and Seller’s obligations under this Agreement shall be contingent upon Seller giving written notice to Purchaser (the “Trigger Notice” and the date of the Trigger Notice, the “Trigger Date”) stating that Seller has elected in its sole discretion to require Purchaser to purchase the Property from Seller. Seller may give the Trigger Notice in its sole discretion ending thirty (30) days following the earlier of (i) the date (y) the City of Pleasant Ridge rejects approval of the pending Rapid Fish 2, LLC Marijuana Facility Application, or (z) Seller has actual notice of any breach of FL MI RE’s representations, warranties or covenants under the Master Agreement (as Assignor therein), or (ii) March 15, 2023 or such later date mutually agreed upon by Purchaser and Seller. Upon Seller delivering the Trigger Notice, Seller and Purchaser shall deliver the fully executed copy of this Agreement, the Trigger Notice and any additional documents required by the Title Company to the Title Company and direct the Title Company to open escrow for the purchase and sale of the Property. Without limiting the foregoing and notwithstanding anything herein to the contrary, Seller may, in its sole discretion, deliver to Purchaser its election to terminate this Agreement, whereupon this Agreement shall terminate and no party shall have further obligation to the other as provided herein, except for any obligations which, by their terms, survive termination of this Agreement. If Seller elects to terminate this agreement any deposit paid by Purchaser shall be returned to Purchaser.

7. Conditions Precedent to Seller’s Obligation to Close. The obligations of Seller under this Agreement are subject to the occurrence at or prior to the Closing Date of the following condition, which may be waived in whole or in part by Seller in writing:

(a) The due performance by Purchaser of each and every covenant, undertaking and agreement to be performed by it hereunder.

If the condition set forth in subparagraph (a) is not satisfied, then Seller shall have the rights and remedies provided for under Paragraph 12 below.

8. Closing. The closing of the purchase and sale of the Property (the “Closing”) shall take place within thirty (30) days following the Trigger Date (the “Closing Date”), through a assignments of any land contracts associated with the Real Property, or if there are no land contracts, Warranty Deeds and money escrow at the offices of the Title Company, or at such other time, date and place as the parties may agree; provided, however, Seller may extend the Closing Date for such time as is required to acquire all of the Real Property (or in lieu of such acquisition, Seller may elect to assign its equitable right to acquire certain portions of the Property to the Purchaser, in which case the Purchase Price shall be adjusted downward dollar for dollar with the cost of such portion of the Property).

9. Possession. Seller shall deliver to Purchaser exclusive possession of the Property at the Closing.

10. Prorations; Closing Adjustments.

(a) Seller shall pay all delinquent taxes, assessments, liens and other charges which are a lien against the Property as of the Closing Date. Current real estate taxes and current installments of special assessments, if any, shall be prorated on a due date basis, payable in advance, as of the date of the Closing.

(b) All documentary stamp taxes imposed on or in connection with this transaction shall be paid by the Purchaser. Purchaser shall pay the the recording fees for the Deed. Purchaser shall pay all costs of the any title insurance premiums for an owner’s policy of title insurance issued in connection with Closing. Purchaser shall pay the closing fee charged by Title Company.

(c) Operating expenses of the Property, if any, shall be prorated as of the midnight before the Closing Date. Purchaser shall be responsible for operating expenses of the Property commencing with the Closing Date.

11. Closing Deliveries. At or prior to the Closing, Seller shall deliver to Purchaser, or cause to be delivered to Purchaser: (a) the instruments of conveyance described in Paragraph 5 above, (b) an owner’s affidavit in the form and content required by the Title Company, and (c) other documents as are required by the Title Company of Seller in order to consummate the transaction.

12. Default. If Purchaser defaults under or breaches this Agreement, and such default or breach is not cured within five (5) business days after Purchaser receives written notice from Seller describing in detail the basis for default or breach, then Seller may (i) terminate this Agreement by written notice to Purchaser and the Title Company, and the Deposit shall be released by the Title Company to Seller as liquidated damages and not as a penalty (it being understood that Seller’s actual damages may be extremely difficult to calculate), (ii) enforce specific performance of Purchaser’s obligations under this Agreement, the Master Agreement and any other agreements executed in connection therewith, (iii) demand and require Purchaser to reimburse Seller for all out of pocket expenses in connection with this Agreement and the Master Agreement, (iv) give Purchaser notice that Seller has elected to place in effect the terms of that certain Promissory Note attached hereto as Exhibit B dated on or about January 12, 2023 (the “Note”) executed by TN and AK in favor of Seller, and thereafter the Note shall be collectible and in full force and effect without any further action required by the parties hereto or thereto, in such event Seller agrees to place the Properties in escrow, to be conveyed to Seller on the condition that the Note is satisfied in full, and (v) pursue any other rights and remedies at law or in equity. If Seller defaults under or breaches this Agreement, Purchaser may, at its option: (a) terminate this Agreement by written notice to Seller and the Title Company, in which event the Deposit shall be returned to Purchaser and Seller; or (b) enforce specific performance of Seller’s obligations under this Agreement. In the event of litigation to enforce this Agreement, the substantially prevailing party shall be entitled to an award of reasonable attorneys’ fees and litigation costs.

13. Notices. All notices shall be in writing and delivered personally, by a nationally recognized overnight air courier service, by U.S. certified or registered mail, return receipt requested, postage prepaid, or by email to the parties at their respective addresses set forth below, and the same shall be effective upon receipt if delivered personally or by email, one (1) business day after depositing with an overnight air courier, or two (2) business days after depositing in the mail:

If to Purchasers:	FL MI RE 22, LLC
	PO Box 1927
	Birmingham, MI 48012
	Attention: Tommy Nafso and Ammar Kattoula
	Email: Tommy@roundcube.org
		Akattoula@gmail.com

If to Seller:	Zoned Properties, Inc.
	8360 E. Raintree Drive, Suite 230
	Scottsdale, AZ 85260
	Attention: Dan Gauthier
	Email: dan.gauthier@zonedproperties.com

14. Broker. Seller and Purchaser do hereby certify, represent and warrant, each to the other, that they have not engaged, enlisted, employed or otherwise made use of any other real estate broker or sales person in connection with this sale. Seller and Purchaser shall each indemnify, defend and hold the other harmless with respect to any claim by any real estate broker or sales person in connection with this transaction claiming by, through or under the acts or agreements of the indemnifying party.

15. Foreign Seller Affidavit. Seller represents and warrants to Purchaser that Seller is not “a foreign person” as defined in Section 1445 of the Internal Revenue Code and Seller is, therefore, exempt from the withholding requirements of such Section. Seller shall deliver to Purchaser at Closing the exemption certificate described in Section 1445.

16. Assignment. Purchaser may assign or transfer any of its interest in this Agreement without Seller’s prior written consent to any entity majority owned by Purchaser, or combinations of Purchaser. Notwithstanding the above, Purchaser may not assign or transfer any of its interest in this Agreement to any other entity, individual, etc., without Seller’s prior written consent. Seller may assign or transfer any of its interest in this Agreement without Purchaser’s prior written consent to any entity majority owned by Seller, or combinations of Seller. Notwithstanding the above, Seller may not assign or transfer any of its interest in this Agreement to any other entity, individual, etc., without Purchaser’s prior written consent.

17. Binding Agreement. This Agreement shall bind and benefit Seller and Purchaser and their respective personal representatives, successors and assigns.

18. Entire Agreement. This Agreement represents the full and final agreement of the parties with respect to the subject matter hereof. This Agreement may be amended only by a writing signed by both parties. Neither Seller nor its respective officers, directors, managers, employees, agents, brokers, attorneys or representatives will disclose the subject matter or terms of this Agreement or the possible transactions contemplated hereby without the prior written consent of Purchaser, which may be withheld in Purchaser’s sole discretion.

19. Counterparts. This Agreement may be executed in one or more counterparts, each of which, when so executed and delivered, shall be deemed an original, but all of which taken together shall constitute but one and the same instrument.

20. Interpretation; Governing Law. This Agreement shall be interpreted and enforced in accordance with the laws of the State of Michigan. If any provision of this Agreement shall be unenforceable or invalid, the same shall not affect the remaining provisions of this Agreement. Whenever under the terms of this Agreement the time for performance of a covenant or condition falls on a Saturday, Sunday or legal holiday, such time for performance shall be extended to the next business day. Time is of the essence of this Agreement.

21. Facsimile. For the purposes of this Agreement, a signature or signatures delivered via facsimile or e-mail (in portable document format) transmission shall be deemed to be an original signature or signatures when attached to this Agreement or to any other document or notice provided for in this Agreement.

22. Attorneys’ Fees. In the event of any action or proceeding at law or in equity between Purchaser and Seller or any successor statute to such code and including in any appellate proceeding) to enforce or interpret any provision of this Agreement or to protect or establish any right or remedy of either Party, the unsuccessful Party to such action or proceeding shall pay to the prevailing Party all costs and expenses, including without limitation reasonable attorneys’ and paralegals’ fees and expenses (including without limitation fees, costs and expenses of experts and consultants), incurred in such action or proceeding, or in connection with any appeal related thereto, together with all costs of enforcement and/or collection of any judgment or other relief. If such prevailing Party shall recover judgment in any such action, proceeding or appeal, such costs, expenses and attorneys’ and paralegals’ and others’ fees shall be included in and as a part of such judgment. All such costs and expenses incurred in enforcing a judgment shall be recoverable separately from and in addition to such judgment. The right to recover attorneys fees, costs and expenses under this Section shall be in addition to, and subject to, any limitation of remedies set forth in this Agreement.

23. Pocket Promissory Note. As a condition of agreeing to enter into this Agreement and the Master Agreement, Seller has required the Purchaser to cause the parties to the Note to execute the Note in favor of Seller. The parties acknowledge that execution and delivery of the Note by the parties thereto is material to Seller’s willingness to enter into this Agreement, the Master Agreement and the other documents ancillary to the transactions, and Seller would not have done so but for the execution and delivery of the Note. The Note shall be contingent and not effective unless and until Seller elects to enforce the terms thereof following Purchaser’s default hereunder. In the event the Closing occurs under this Agreement or there is no Trigger Notice given in accordance with Section 6 above, Seller agrees to void the Note.

Signature page follows

IN WITNESS WHEREOF, Seller and Purchaser have executed this Agreement as of the date first written above.

	PURCHASERS:

	FL MI RE 22, LLC, a Michigan limited liability company

	By:	/s/ Thomas Nafso
	Name:	Thomas Nafso
	Its:	Authorized Signatory

	By:	/s/ Thomas Nafso
	Name:	Thomas Nafso, individually

	By:	/s/ Ammar Kattoula
	Name:	Ammar Kattoula, individually

	SELLER:

	ZP RE MI WOODWARD, LLC, a Michigan limited liability company

	By:	/s/ Bryan McLaren
	Name:	Bryan McLaren
	Its:	Authorized Signatory

EXHIBIT A

LEGAL DESCRIPTION

PARCEL 1:

Land situated in the City of Pleasant Ridge, County of Oakland, State of Michigan to wit:

Lots 61, 62, 63 and 64 of Woodland Heights Subdivision No. 2, according to the plat thereof as recorded in Liber 10 of Plats, Page 27, Oakland County Records

PARCEL 2:

Land situated in the City of Ferndale, County of Oakland, State of Michigan to wit:

Lots 57, 58, 59 and 60, WOODWARD HEIGHTS SUBDIVISION NO. 2, according to the recorded plat thereof as recorded in Liber 10 of Plats, Page 27, Oakland County Records.

PARCEL 3:

Land situated in the City of Pleasant Ridge, County of Oakland, State of Michigan

Lots 65 and 66, except the part of Lot 66 beginning at the Northwesterly corner of Lot 66, thence

Easterly along the North line of said Lot 29.09 feet; thence Westerly along the South face of the building wall 29 feet more or less; thence Northerly along the Easterly line of Woodward Avenue 0.45 of a foot to the point of beginning of Woodward Heights Subdivision No.2, according to the plat thereof as recorded in Liber 10, Page 27 of Plats, Oakland County Records.

EXHIBIT B

PROMISSORY NOTE

[SEE ATTACHED PAGES]

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Cover	Nov. 29, 2022
Cover [Abstract]
Document Type	8-K
Amendment Flag	false
Document Period End Date	Nov. 29, 2022
Entity File Number	000-51640
Entity Registrant Name	Zoned Properties, Inc.
Entity Central Index Key	0001279620
Entity Tax Identification Number	46-5198242
Entity Incorporation, State or Country Code	NV
Entity Address, Address Line One	8360 E. Raintree Drive
Entity Address, Address Line Two	#230
Entity Address, City or Town	Scottsdale
Entity Address, State or Province	AZ
Entity Address, Postal Zip Code	85260
City Area Code	877
Local Phone Number	360-8839
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Entity Emerging Growth Company	false

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