Master Lease. Sublessor is the tenant under that certain Lease dated August 16, 2013 as amended by First Amendment to Lease dated May 3, 2018 (as amended, the “Master Lease”), wherein Discovery Business Center LLC, a Delaware limited liability company (hereinafter “Master Lessor”) currently leases to Sublessor approximately 5,285 rentable square feet within the Building (as defined below). A copy of the Master Lease and any amendments thereto are attached herein as Exhibit “A” and made a part hereof. Sublessor represents and warrants to Sublessee that the Master Lease has not been amended or modified except as expressly set forth herein, that Sublessor has no knowledge of it being in default of the Master Lease and will not do anything to be in material default or breach of any of the provisions of the Master Lease beyond applicable notice and cure periods, and that Sublessor has no knowledge of any claim by Master Lessor that Sublessor is in default or breach of any of the provisions of the Master Lease. Sublessor shall use commercially reasonable efforts to cause Master Lessor to perform its obligations under the Master Lease as required under the Master Lease.

Premises. Sublessor hereby subleases to Sublessee, on the terms and conditions set forth in this Sublease, approximately 5,285 rentable square feet of space in the building located at 15440 Laguna Canyon Road, Irvine, CA 92618 (the “Building”) and identified as Suite 130 on the Floor Plan attached hereto as Exhibit “B” and made a part hereof (hereinafter “Premises”). Within thirty (30) days following delivery of the Premises to Sublessee, Sublessee, at its sole cost and expense, may cause the square footage of the Premises to be remeasured in compliance with BOMA 2010 measurement standards and verified by Stevenson Systems. In the event that Sublessor disputes such re-measurement, Sublessor may elect to re-measure the Premises, in which event a representative appointed jointly by Sublessor and Sublessee shall at a mutually agreed date and time, within twenty (20) days following Sublessee’s receipt of notice from Sublessor of its election to re-measure the Premises, jointly field measure the Premises to determine such exact square footage In the event such actual certified square footage shall differ from that set forth herein, all charges and other dollar amounts under this Sublease which are based on the square footage of the Premises shall be adjusted to reflect the actual, certified square footage.

Term. The term of this Sublease shall commence upon the later of (i) July 1, 2020 (the “Anticipated Delivery Date”), (ii) Possession of the Premises (as defined below), or (iii) the consent of the Master Lessor being obtained in accordance with Section 30 of the Lease (hereinafter “Commencement Date”). The Term shall end on January 31, 2024 (hereinafter “Termination Date”) unless otherwise sooner terminated in accordance with the provisions of this Sublease (hereinafter referred to as either the “Term”, “Lease Term” and/or the “Term of this Lease”). Notwithstanding the foregoing, in the event Sublessor requires additional time to restore and surrender the Premises to Master Lessor in accordance with the terms of the Master Lease, Sublessor shall be permitted to reduce the Term for up to fifteen (15) days by providing at least thirty (30) days prior written notice to Sublessee. Sublessee shall indemnify, protect and save harmless the Sublessor from and against any claims, liabilities, damages and losses asserted against Sublessor as a result of Sublessee’s failure to vacate the Premises as required under this Sublease at the end of the Term or earlier termination of the Sublease.

Commencement.

Rent. Minimum Rent. Sublessee shall pay to Sublessor minimum rent, without deduction, setoff, notice, or demand (except as set forth herein), according to the following schedule (“Minimum Rent”):

Sublease Period

Commencement Date –

Month 12*

Month 13 – Month 24

Sublease Period

Month 25 – Month 36

Month 37 – Termination Date

Late Charges. In the event Sublessee fails to pay Minimum Rent on or before the fifth day of the month during the Sublease Term, a late charge equal to the greater of five percent (5%) of the monthly Minimum Rent or One Hundred Dollars ($100.00) will be due as “Additional Rent”. In addition, all amounts of Minimum Rent and Additional Rent (collectively, “Rent”) which remain due and unpaid for more than ten (10) days after the same become due shall bear interest at a rate of one percent (1%) per month. Sublessee agrees to tender all late Rents by cashier’s check, certified check, or money order. In the event Sublessee’s rent check is dishonored by the bank, Sublessee agrees to pay Sublessor $25.00 as a handling charge and, if applicable, the late charge, and Sublessee shall deliver said monies to Sublessor as specified in Paragraph 5 above. Dishonored checks must be replaced by cashier’s check, certified check or money order. In the event more than one check is dishonored during the Sublease Term, Sublessee agrees to pay all future Rents and charges in the form of cashier’s check, certified check, or money order. Any other amounts payable to Sublessor under this Sublease, with the exception of Rent, shall be considered past due thirty (30) days from Sublessor’s billing date and Sublessee shall pay a monthly service charge of five percent (5%) of the amount past due for that and each subsequent month that the amount remains past due. The parties agree that such charges represent a fair and reasonable estimate of the costs the Sublessor will incur by reason of such late payment and/or returned check.

Security Deposit. On the date of execution of this Sublease by Sublessee, Sublessee will pay to Sublessor, a security deposit in the amount of Ten Thousand One Hundred Seventy-Three and 63/100 Dollars ($10,173.63) (the “Security Deposit”) as security for the full and faithful performance by Sublessee of each and every term, provision, covenant and condition of this Sublease. If Sublessee defaults beyond any notice and cure period in respect of any of the terms, provisions, covenants and conditions of this Sublease, Sublessor may, but shall not be required to, use, apply or retain the whole or any part of the Security Deposit for the payment of any Rent in default or for any other sum which Sublessor may expend by reason of Sublessee’s default, including any damages or deficiency in the re-letting of the Premises. If Sublessor shall so use, apply or retain the whole or any part of the Security Deposit, Sublessee shall upon demand immediately deposit with Sublessor a sum equal to the amount so used, applied or retained in

order to restore the Security Deposit to its original amount. The Security Deposit, less any amounts subtracted from the Security Deposit due to Sublessee’s default or other damage caused to the Premises, shall be returned to Sublessee within 30 days following the expiration or sooner termination of the Sublease.

Acceptance of Premises and Release of Claims. Sublessor, Broker and Co-Broker have made no representations or promises with respect to the Premises, or this Sublease except as herein expressly set forth. The taking of Early Occupancy or Possession, whichever is sooner, of the Premises by Sublessee shall be evidence that Sublessee accepts the Premises “as is” and that the Premises are suitable for the use intended by Sublessee and were in satisfactory condition at the time such possession was so taken. Sublessee further acknowledges that it has had the opportunity to adequately inspect the Premises prior to the execution of this Sublease and subject to the thirty (30) day warranty period contained in Section 4(a) above, Sublessee fully releases Sublessor, its employees, officers, directors, shareholders, representatives and agents from any and all costs, losses, liabilities, damages, expenses, demands, claims, counterclaims, actions or causes of action arising from or related to any defects or other conditions affecting the Premises (“Claims”) that Sublessee, its employees or agents now has or may in the future have against Sublessor, regardless of whether such Claims are known or unknown, latent or patent, existing now or in the future, and whether such Claims arise or may arise pursuant to any existing or future federal, state or local law, rule, regulation, ordinance, code, directive, or order under common law or statutory law.

Use of Premises. Sublessee shall use the Premises for general office purposes and other purposes permitted by the Master Lease only and for no other purpose. Sublessee shall be responsible to Sublessor and Master Lessor for all zoning compliance on the Premises or any claims, liabilities, damages and losses against Sublessor or Master Lessor as a result of Sublessee’s specific use of the Premises, and agrees to and shall indemnify, protect and save harmless the Sublessor from and against any claims, liabilities, damages and losses asserted against Sublessor as a result of Sublessee’s specific use of the Premises or any non-compliance with or violations of any zoning regulations.

Compliance with Master Lease.

Assignment and Subletting. Except for a Permitted Transfer (as defined in the Master Lease), Sublessee shall not assign this Sublease or further sublet all or any part of the Premises without the prior written consent of Sublessor (and without the prior written consent of Master Lessor, if such is required under the terms of the Master Lease), which Sublessor’s consent may be withheld in its reasonable discretion.

Indemnity & Insurance. Sublessee agrees to and hereby does indemnify and save Master Lessor and Sublessor harmless against all claims for damages to persons or property by reason of Sublessee’s use or occupancy of the Premises, and all expenses incurred by Master Lessor and Sublessor because thereof, including attorney’s fees and court costs. Supplementing the foregoing and in addition thereto, Sublessee shall during the Term of this Sublease, and at Sublessee’s expense, maintain in full force and effect comprehensive general liability insurance with the minimum amount of coverage required of “Tenant” in the Master Lease, which insurance shall contain a special endorsement recognizing and insuring any liability accruing to Sublessee under the first sentence of this Paragraph 12, and naming Master Lessor and Sublessor as additional insureds. Sublessee shall also maintain such other insurance required to be maintained by Sublessor under the Master Lease, naming Master Lessor and Sublessor as additional insureds. Sublessee shall provide evidence of such insurance to Sublessor prior to the Commencement Date. Sublessor and Sublessee each hereby release and relieve the other, and waive its right of recovery, for loss or damage arising out of or incident to the perils insured against which perils occur in, on or about the Premises, whether due to the negligence of Sublessor or Sublessee or their Brokers, employees, contractors and/or invitees to the extent that such loss or damage is within the policy limits of said comprehensive general liability insurance. Sublessor and Sublessee shall, upon obtaining the policies of insurance required, give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Sublease.

Access to Premises. Sublessor or its agents shall have the right upon at least 24 hours’ prior notice to enter upon the Premises at all reasonable hours for the purpose of inspecting same.

Sublessee’s Personal Property. Sublessor shall not be liable for any damages to fixtures, merchandise or other personal property or inventories of Sublessee found or located within the Premises caused by fire, theft, misappropriation, or any other cause whatsoever, whether similar or dissimilar to the foregoing. Any such personal property placed on the Premises shall be at Sublessee’ s sole risk.

Default and Remedies.

Sublessor’s Right to Cure Sublessee’s Default. Sublessee shall not do or suffer or permit anything to be done which would cause the Master Lease to be terminated, or forfeited by virtue of any rights of termination, or forfeiture reserved or vested in Lessor, or by law or in equity. If Sublessee shall default beyond any notice and cure period in the performance of any of its obligations under this Sublease or under the Master Lease, Sublessor, without being under any obligation to do so and without thereby waiving such default, may remedy such default for the account and at the expense of Sublessee upon prior notice. If Sublessor makes any expenditure or incurs any obligation for the payment of money in connection therewith, such sums paid or obligations incurred shall be deemed to be Additional Rent hereunder and shall be paid to Sublessor by Sublessee on demand.

Surrender of Premises. Upon the expiration or other termination of the Term, Sublessee covenants to quit and surrender to Sublessor or Lessor, as the case may be, the Premises, broom clean, in good order and condition, ordinary wear and tear and damage by fire or other casualty excepted, and at Sublessee’s expense to remove all property of Sublessee. Any property not so removed shall be deemed to have been abandoned by Sublessee and may be retained or disposed of at Sublessee’s expense by Sublessor or Lessor, as either may desire.

Holding Over. In the event Sublessee remains in possession of the Premises after the expiration of this Sublease, then in addition to the damages due and owing by Sublessee to Master Lessor under the Master Lease, Sublessee shall be required to pay directly to Master Lessor the Holdover Rent provided for in the Master Lease.

Notices. (a) Any notice by either party to the other required or permitted under this Sublease shall be valid only if in writing and shall be deemed to be duly given only if sent by (i) registered or certified mail return receipt requested; or (ii) by pre-paid nationally recognized overnight courier service, addressed (1) if to Sublessor, at:

Transmittal of Notice and Demands. Sublessor shall promptly transmit to the Master Lessor under the Master Lease any notice or demand received from Sublessee and shall promptly transmit to Sublessee any notice or demand received from Master Lessor. Sublessee shall promptly transmit to Sublessor any notice or demand received from Master Lessor or any other party relating to the Premises (other than in the ordinary course of Sublessee’s business).

Entire Agreement. This Sublease contains the entire agreement of the parties hereto, and no representations, inducements, promises or agreements, oral or otherwise, between the parties, not embodied herein, shall be of any force or effect. No subsequent alteration, amendment, change or addition to this Sublease, except as to changes or additions to the Rules and Regulations, if any, as described in the Master Lease, shall be binding upon Sublessor or Sublessee unless reduced to writing and signed by Sublessor and Sublessee and, if required under the Master Lease, consented to in writing by Master Lessor.

Attorney’s Fees. In the event that any action or proceeding is brought to enforce any term, covenant or condition of this Sublease on the part of the Sublessor or Sublessee, the prevailing party in such litigation shall be entitled to recover reasonable attorney’s fees actually incurred. Furthermore, Sublessor and Sublessee agree to pay the attorney’s fees and expenses of the other party to this Sublease (either Sublessor or Sublessee) if it is made a party to litigation because of its being a party to this Sublease and when it has not engaged in any wrongful conduct itself.

Time of Essence. Time is of the essence of this Sublease.

Commission. Sublessor agrees to pay to pay Catherine Giel and Sam Holmes of CBRE, Inc., representing Sublessor (“Broker”), and Ross Bourne of CBRE, Inc., representing Sublessee (“Sublessee’s Broker”) for negotiating this Sublease, a commission as agreed to in a separate agreement. Sublessee warrants and represents that it has had no dealings with any broker or broker(s) in connection with this Sublease, other than Sublessee’s Broker, and Sublessee covenants to pay, hold harmless and indemnify Sublessor from and against any and all cost, expense or liability for any compensation, commissions or charges claimed by any broker or broker(s) on behalf of the Sublessee with respect to this Sublease or negotiation thereof, other than Sublessee’s Broker.

Severability. The terms, conditions, covenants and provisions of this Sublease shall be deemed to be severable. If any clause or provision herein contained shall be adjudged to be invalid or unenforceable by a court of competent jurisdiction or by operation of any applicable law, it shall not affect the validity of any other clause or provision herein, but such other clauses or provisions shall remain in full force and effect.

Agency Disclosure. Sublessor and Sublessee hereby acknowledge that Broker has acted as an agent for Sublessee and Sublessor in this transaction and will be paid a commission by Sublessor.

Section Titles. The section titles in this Sublease are included for convenience only and shall not be taken into consideration in any construction or interpretation of this Sublease or any of its provisions.

Additional Rent. Sublessee shall be obligated to pay Sublessee’s Share (as hereinafter defined) of all Additional Rent, as required of Sublessor pursuant to the Master Lease, which Additional Rent shall include but not be limited to Sublessor’s Share of Operating Expenses (as defined in Exhibit B of the Master Lease) which includes the payment of Property Taxes and insurance premiums (as defined in Exhibit B of the Master Lease), and all utilities provided under Exhibit C

of the Master Lease; additionally, if Sublessee is furnished any additional services by Master Lessor and same are billed to Sublessor as “Additional Rent” or otherwise, Sublessee shall reimburse Sublessor within thirty (30) days of receipt of an invoice or statement forwarded by Sublessor for such charges. Additionally, Sublessee shall be responsible for the cost of excess electricity supplied to the Premises, and Sublessee shall reimburse Sublessor within thirty (30) days of after receipt of an invoice or statement forwarded by Sublessor for such charges. Sublessee shall also be responsible for the cost of maintenance and repairs by the Master Lessor to the Premises and Sublessee shall reimburse Sublessor promptly after receipt of an invoice or statement forwarded by Sublessor for such charges. “Sublessee’s Share” as used herein, shall be equivalent to Tenant’s Share (as defined in Exhibit B of the Master Lease). Notwithstanding the foregoing, Additional Rent shall not include any (i) rent or other amounts payable under the Master Lease prior to the Early Occupancy or (ii) any rent or amounts payable and resulting from Sublessor’s default under the Master Lease that is not caused by Sublessee, its agents, contractors, or employees or Sublessee’s default hereunder.

Special Stipulations. Special Stipulations shall control if in conflict with any of the foregoing provisions of this Sublease.

Consent of the Master Lessor. This Sublease shall be of no force or effect unless and until consented to, in writing, by Master Lessor. Any such said consent by Master Lessor shall be attached hereto as Exhibit “F”. If Master Lessor does not consent to this Sublease within thirty days after the date first written above, then Sublessee may terminate this Sublease. Sublessor shall be solely responsible to pay all costs, fees and consideration charged by Master Lessor in connection with consent to this Sublease.

The following are attached hereto and made a part hereof: