OFFER TO LEASE COMMERCIAL PROPERTY

_______________________________

This Offer to Lease, with an effective offer date of ${input_49_3} and which shall expire on ${input_49_5} at ${input_49_7} ${input_49_8} , being made by and between ${input_49_119} , herein referred to as the "Lessor," located at ${input_49_12_1} , ${input_49_12_3} , ${input_49_12_4} ${input_49_12_4} and whose telephone number is ${input_49_117} and ${input_49_17} , herein referred to as the "Lessee," located at ${input_49_18_1} , ${input_49_18_3} , ${input_49_18_4} , ${input_49_18_5} , and whose telephone number is ${input_49_118} , herein consent and agree as to the following TERMS and CONDITIONS pertaining to the OFFER TO LEASE COMMERCIAL PROPERTY:

PROPERTY
The aforementioned "Lessee" does hereby offer to lease from the aforementioned Lessor," the premises located at ${input_49_22} , ${input_49_23_1} , located in the City of ${input_49_23_3} , within the County of , in the State of ${input_49_23_4} and with the zip code of ${input_49_23_5} . The commercial property offered to lease is herein described as:

, and will be herein referred to as the "Premises," of which encompasses approximately % of the total square footage of the available rental space comprising the entire property.

TERM OF LEASE
The term of the lease shall be for a duration of ${input_49_35} year(s), that will commence on ${input_49_38} , and shall terminate on ${input_49_41} or by written notice or as provided herein.

MONTHLY LEASE FEE
"Lessee" shall make a monthly rental payment in the amount of $ ${input_49_45} dollars, which shall be payable on the first (1^st) day of each month throughout the duration of this Commercial Property Lease. "Lessee" shall make all rental payments out to the aforementioned "Lessor," and either mailed or hand delivered to "Lessor" located at:

RENTAL ADJUSTMENTS (if applicable)
On each annual anniversary of the Lease Commencement Date, the base rent then in effect may be increased (or decreased) by a percentage equal to the percentage increase shown in the Consumer Price Index (CPI).

SECURITY DEPOSIT

(a) Upon the signing of the Commercial Property Lease, the "Lessee" shall pay to the "Lessor" the sum of $ dollars, of which ${input_49_51} shall be held in escrow by the "Lessor" as a security deposit for the performance of the "Lessee's" obligations under this lease, including without limitations the surrender of possession of the premises to the "Lessor" as herein provided.

(b) Should the "Lessee" default on his/her obligations to the "Lessor," the "Lessor" shall have the right to apply those monies held within the "Lessee's" security deposit as s/he deems appropriate and necessary to remedy said default, or to use the security deposit to pay any expenses that may have been incurred as a result of such default, or for any other loss or damages the "Lessor" may have suffered as a result of the "Lessee's" actions or default of his/her obligations to the "Lessor."

(c) Should the "Lessor" determine it necessary to make use of the "Lessees" security deposit as a result of default or damages caused by "Lessee," the "Lessee" shall deposit with the "Lessor," cash the amount sufficient to restore the Security Deposit back to the full amount required at the commencement of this lease.

(d) Return of the Security Deposit, plus any earned interest, shall be made to the "Lessee" from the "Lessor" within ${input_49_54} days after the termination or expiration of this Lease and vacating of the premises by the "Lessee" back to the "Lessor," as long as no default or event (damages, late fees etc.) exists.

"LESSORS" DEFAULT
In the event that the "Lessor" should fail to perform any of its responsibilities and/or obligations hereunder within thirty (30) days after written notice having been provided from the "Lessee" stating said failure, the "Lessees" exclusive remedy shall be an action for damages.

USE OF PREMISES
The "Lessee" shall have complete use and occupancy of the aforementioned premises, for the sole purpose of ${input_49_60} . Other than herein stipulated, the premises shall be used for no other purpose by the "Lessee," and "Lessor" consents and agrees to the aforementioned use of the Premises by the "Lessee."

LATE CHARGES/ OTHER FEES

(a) A late fee of ${input_49_63} , not to exceed ${input_49_66} % of the monthly rental fee, shall be billed and become due for "Lessee's" failure to make timely monthly lease payment in full within 10 days after payment is due.

(b) Any check returned for NSF or for a "stop payment," shall be treated as unpaid rent, and subject to a return check fee of ${input_49_69} .

(c) The "Lessee" acknowledges and attests that either a late payment of the monthly rent, issuance of a "non-sufficient funds" (NSF), or a check returned for "stop payment" may cause the "Lessor" to incur costs and/or expenses, which "Lessee" agrees to reimburse the "Lessor" for any such loss incurred.

POSSESSION

(a) If the "Lessor" is unable to turn over possession of the "Premises" to the "Lessee" at the commencement as a result of "Lessee's" inability to take possession, the "Lessor" shall not be held liable for any rent until possession is turned over to the "Lessee."

(b) If the "Lessor" is unable to turn over possession of the "Premises" to the "Lessee" within ${input_49_73} days of commencement of this lease, for any reason, the "Lessee" may terminate this lease without any monetary obligation, and any monies paid in advance in anticipation of obtaining said lease, shall be refunded immediately to the proposed "Lessee."

ALTERATIONS TO PREMISES
The "Lessee" may not make any alterations, improvements, or additions, in or about the "Premises" without the prior written consent from the "Lessor." Any alterations to the "Premises" must be done in accordance and in compliance with state laws and required permits.

CONDITION OF PREMISES AT COMMENCEMENT OF LEASE
At the commencement of this Lease, the "Lessee" acknowledges that the "Premises," located at the aforementioned address, are in good order and repair, unless otherwise herein stipulated below.

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ORDINANCES AND STATUTES
The "Lessee" hereby agrees to and shall comply with all state and/or local statutes, ordinances, and requirements with respect to any and all municipal, federal,and state authorities currently and hereafter in effect, pertaining to the "Premises," occasioned by or affecting the use thereof by "Lessee."

ASSIGNMENT AND SUBLETTING
The "Lessee" agrees and assets they shall not assign this lease or sublet any portion of "Premises" without prior written consent of the "Lessor," which shall not be unreasonably withheld. Any such assignment or subletting without consent shall be void and, at the option of the "Lessor," may terminate this lease.

PREMISE CARE AND MAINTENANCE
The "Lessee" agrees to and shall at all times, at his/her own expense, maintain the premises in good and safe condition, including but not limited to, if applicable, plate glass, electrical wiring, plumbing, heating, and any other system or equipment, which may be at the premises, and at the termination of this lease, shall surrender the same hereof, and that premises shall be in as good condition at time of commencement of this lease, allowing for normal wear and tear. The "Lessee" agrees to be held responsible for any and all repairs required, with the exception of roofing, exterior walls and structural foundations.

UTILITIES
Any and all applications and connections with regards to any necessary or required utility services for the "Premise" located at the aforementioned address, shall be maintained in the name of the "Lessee" only, and "Lessee" shall solely responsible and liable for any charges incurred for those application and/or connection and monthly fees associated with same applications and utilities, as they become due and payable, including such charges for sewer, water, gas, telephone and electricity.

COMMON AREA EXPENSES
The "Lessee" hereby agrees to pay his/her pro-rata share of maintenance, taxes, and insurance in the event that the aforementioned "Premises" should be located in a commercial building or shopping center containing common areas.

ENTRY AND MAINTENANCE OF PREMISES
With proper reasonable notice being given by the "Lessor," the "Lessee" shall permit the "Lessor" or his/her agent's access to into the "Premises" at a reasonable time, for the intended purpose of conducting an inspection of the property. In addition, the "Lessee" shall permit the "Lessor" to enter at any time within sixty (60) days prior to he expiration or termination of this lease, for the purpose of placing upon the premises notification to the general public that the space is available "For Lease," so as to permit interested individuals desirous to inspect and/or lease the premises thereafter.

REMIBURSEMENT AFTER LOSS
At no time shall the "Lessor" be held responsible or liable for any damage or injury to the "Lessee," any other individual, or to any property related to in contained within the premises or any part thereof. Furthermore, the "Lessee" consents and agrees to hold the "Lessor" innocent and/or harmless from any claim for damages, regardless of how said damages may have occurred.

INCREASE OF TAXES
In the event, that there should be any increase in real estate taxes for the "Premises" located at the aforementioned address, during any year during the term of this lease within the City, County or State, over and above the amount of such taxes that was assessed for the tax year, during which the term of this commenced, either due to an increase tax rate or valuation of the premises, it will be the responsibility of the "Lessee" to pay to the "Lessor," after being presented with a copy of the paid tax bill(s), an amount equal to ${input_49_84} % of the increase in taxes assessed upon the land and building in which the leased premises are located. Any taxes assessed for a tax year extending outside the term of this lease, the "Lessee" shall then be liable for that portion of taxes included in such year that the lease was still in effect.

INSURANCE
It is with the understanding and acknowledgment of the "Lessee" that s/he shall carry liability insurance in the amount of no less than $ ${input_49_87} . Furthermore, the "Lessee" shall provide to the "Lessor" a copy of the Certificate of Insurance, verifying the "Lessor" is thereby additionally insured. The Certificate of Insurance shall also contain a provision in which the "Lessor" shall be provided with a written notification ten (10) days prior to an anticipated event of cancellation or material change relating to the insurance coverage on the premises.

CLAIM OF EMINENT DOMAIN
Should the "Premises," or any part thereof, any estate therein or any part of the building that would materially affect the "Lessee's" use of said premises, fall under the claim of eminent domain, and as such, should the property be taken in accordance with eminent domain guidelines, then this lease shall terminate at such date and time as the title vets pursuant to such taking.

At such taking, the rent, and/or any additional rent, shall then be dispersed as of the termination date, and should any rent having been paid for a period beyond that date, then the rent paid shall be repaid immediately back to the "Lessee." While the "Lessee" shall not be entitled to any part of an award or any payment in lieu thereof for such taking under eminent domain, the "Lessee" however, may file a claim for compensation for any fixtures and/or improvements made and owned by the "Lessee," as well as for any moving expenses the "Lessee" may incur as a result of the taking.

DESTRUCTION or PARTIAL DESTRUCTION OF PREMISES
In the event that a partial destruction of the premises during "Lessee's" term of lease should occur, from any cause, then the "Lessor" shall immediately make repairs of the premises, provided that said repairs are able to be made with sixty (60) days under prevailing governmental laws and regulations. However, such partial destruction shall not cause the termination of the lease, but "Lessee" may be entitled to a comparable reduction in rent during such time as repairs are being made, based upon the extent to which said repairs would take longer than sixty (60) days to effect. A total destruction of the premises shall terminate this lease.

HEIRS, ASSIGNS, AND/OR SUCCESSORS
This lease is herein legally binding upon and passes on to the benefit of the heirs, assigns and successors in interest to the parties.

SUBORDINATION
This lease is and shall be deemed secondary to any and all existing and/or future liens and encumbrances against the property.

REMEDIES AVAILABLE TO LESSOR FOR DEFAULT
Should the "Lessee" default in his/her payment of rent, any additional rent, or be in default with respect to any obligations or performance of any of the other agreements or conditions hereof, "Lessor" may at that time give the "Lessee" written notice of said default, and should the "Lessee" not effect a cure of any said default within ${input_49_90} days, after "Lessor" providing said notice, or should a default be made of such a nature that it cannot be completely cured completely within a specified period of time,or should the "Lessee" not commence with said curing within ${input_49_93} days with reasonable diligence and in good faith to cure said default,then the "Lessor" may, at such time, terminate this lease with not less than ${input_49_96} days' notice to the "Lessee."

Upon arrival of the specified date provided in said notice, the term of this lease shall terminate, and the "Lessee" at that time shall leave and turn over the premises to the "Lessor," however the "Lessee" shall remain responsible and liable as hereinafter provided. At the termination of this lease by "Lessor," s/he at his or her discretion, may at any time thereafter resume possessions of the premises by any lawful means deemed necessary and remove the "Lessee" or other occupants and their effects. At no time, should any failure of the "Lessor" to enforce any term of this lease be deemed as a waiver of any right pertaining to this lease.

ATTORNEY'S FEES
Should it be necessary for the "Lessor" to bring suit to recover the premises or any sum of money due hereunder, or because of any act which may arise out of the possession of the aforementioned premises, by either party, the prevailing party to the suit shall then be entitled to any and all costs incurred with respect to said action, including any and all reasonable attorney's fees.

OPTION TO RENEW
Providing that the "Lessee" is not, and has never been, in default in the performance of the obligations of this lease, the "Lessee" shall be afforded the option and opportunity to renew the lease for an additional period of ${input_49_99} ${input_49_102} commencing with the expiration of the original lease. With the renewal of said lease, all of the terms and conditions of the original lease shall remain in-tact and in full effect, with the exception that the monthly rental fee shall now be for the increase sum in accordance with the CPI index, as previously discussed.

The option regarding the renewal of this lease must be exercised and done so in a written notice directly to the "Lessor," within a minimum of ${input_49_105} days prior to the expiration of the original lease. Should notice not be given in writing, within the specified time frame allocated, the then option to renew the lease shall expire.

NOTICES
All notices between both the "Lessor" and the "Lessee" shall be made in writing, and delivered to the other party by mailing, postage prepaid to the appropriate address contained within this lease, or at such other address as may be designated by the parties.

OTHER TERMS AND CONDITIONS
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ENTIRE AGREEMENT
The foregoing terms and conditions of this lease constitutes the entirety of this agreement between both parties, and may be modified only by mutual agreement contained in writing and signed by both parties.